Chapter 9.32
PARKING AND LOADING STANDARDS

Sections:

9.32.010    Purpose of chapter.

9.32.020    Applicability.

9.32.030    General parking regulations.

9.32.040    Number of parking spaces required.

9.32.050    Adjustments to parking requirements.

9.32.060    Disabled/handicapped parking requirements.

9.32.070    Development standards for off-street parking.

9.32.080    Driveways and site access: Nonresidential and multifamily developments.

9.32.090    Bicycle storage requirements.

9.32.100    Loading space requirements.

9.32.010 Purpose of chapter.

The purpose of this chapter is to provide off-street parking and loading standards to:

A.    Provide for the general welfare and convenience of persons within the City by ensuring sufficient off-street parking facilities to meet the needs generated by specific uses;

B.    Provide accessible, attractive, secure, and well-maintained parking and loading facilities;

C.    Increase public safety by reducing congestion on public streets;

D.    Ensure access and maneuverability for emergency vehicles; and

E.    Provide loading and delivery facilities in proportion to the needs of allowed uses. (§ 2, Ord. 14-13, eff. October 8, 2014)

9.32.020 Applicability.

Every use, including a change or expansion of a use or structure, shall have appropriately maintained off-street parking and loading areas in compliance with the provisions of this chapter. A use shall not be commenced and structures shall not be occupied until improvements required by this chapter are satisfactorily completed, as determined by the Director. (§ 2, Ord. 14-13, eff. October 8, 2014)

9.32.030 General parking regulations.

A.    Parking and loading spaces to be permanent. Off-street parking and loading spaces shall be permanently available, marked, and maintained for parking or loading purposes for the use they are intended to serve.

B.    Parking and loading to be unrestricted. Owners, lessees, tenants, or persons having control of the operation of the premises for which parking or loading spaces are required by this chapter shall not prevent, prohibit, or restrict authorized persons from using these spaces without prior review and approval of the Director.

C.    Vehicles for sale. Vehicles, trailers, or other personal property shall not be parked upon a public or private street, parking lot, or public or private property for the purpose of displaying the vehicle, trailer, or other personal property for sale, hire, or rental, unless the property is appropriately zoned, the vendor is licensed to transact the applicable business at that location, and has obtained all appropriate land use entitlements and other required approvals.

D.    Restriction of parking and loading areas used for multifamily and nonresidential. Required off-street parking, loading, circulation, and access areas shall be used exclusively for the temporary parking and maneuvering of vehicles and shall not be used for the display, repair, or storage of vehicles, trailers, boats, campers, mobile homes, merchandise, or equipment, or for any other use not authorized by the provisions of this Development Code.

E.    Nonconforming status. Existing uses or structures shall not be deemed to be nonconforming solely because of the lack of off-street parking or loading spaces or parking lot improvements; provided, that facilities being used for off-street parking or loading shall not be further reduced in number. Structures with parking or loading space deficiencies shall be allowed to be occupied by new uses allowed in the zoning district; provided, that:

1.    The new use has the same or lesser parking or loading space requirement as the existing or previous use; or

2.    The new use has a greater parking or loading requirement than the existing or previous use, and a sufficient number of additional parking or loading spaces have been provided to accommodate the increased amount of spaces required for the new use. (§ 2, Ord. 14-13, eff. October 8, 2014)

9.32.040 Number of parking spaces required.

Each land use shall provide at least the minimum number of off-street parking spaces required by this chapter, except where a greater number of spaces is required through land use entitlement approval or where an exception has been granted through approval of a discretionary permit.

A.    Parking requirements by land use. Each land use shall be provided the number of parking spaces required by Table 3-12. Additional spaces may be required through discretionary entitlement approval. All sites shall provide adequate off-street parking for the subject use in compliance with this chapter.

B.    Expansion of structure, change in use. When a structure is enlarged or increased in capacity or intensity, or when a change in use requires more off-street parking, additional parking spaces shall be provided in compliance with this section. Also see Section 9.32.030(E) (Nonconforming status).

C.    Multi-tenant sites. A site with multiple tenants shall provide the aggregate number of parking spaces required for each separate use; except where the site was developed comprehensively as an integrated center, the parking ratio shall be that required for the center as determined through land use entitlement approval.

D.    Parking required by entitlements and/or development agreements. Parking requirements established by conditional use permits, development agreements, or similar entitlements supersede the provisions of this chapter.

E.    Uses not listed. Land uses not specifically listed by subsection A of this section (Parking requirements by land use) shall provide parking as required by the Director. The Director shall use the requirements of Table 3-12 as a guide in determining the minimum number of parking spaces to be provided.

F.    Rounding of quantities. When calculating the number of parking spaces required, fractional spaces 0.5 or greater shall be rounded up to the nearest whole number.

G.    Company-owned vehicles. The number of parking spaces required by this section does not generally include spaces needed for the parking of company-owned vehicles. Parking spaces for company-owned vehicles shall be provided in addition to the requirements for a particular land use.

H.    Bicycle storage requirements. All nonresidential land uses shall provide bicycle parking/storage facilities in compliance with Section 9.32.090 (Bicycle storage requirements).

I.    Vehicle charging stations. Vehicle charging stations shall be allowed in commercial and industrial land uses through the site plan review (SPR) process. Charging stations (stalls) shall not be counted against the required parking spaces for a commercial or industrial use. Advertising signage shall be limited to one square foot per parking space. The location of vehicle charging stations shall be approved by the City Planner.

TABLE 3-12
PARKING REQUIREMENTS BY LAND USE

Land Use Type:
Manufacturing, Processing and Warehousing*

Vehicle Spaces Required

Manufacturing facilities

2 spaces for each 1,000 sq. ft. of gross floor area for the first 25,000 sq. ft. and 1 space for each 1,000 sq. ft. thereafter. The gross floor area shall include incidental office space comprising less than 20% of the total gross floor area. The parking requirements for additional office space shall be calculated separately as provided by this table for “Offices.”

Recycling facilities

Determined by conditional use permit.

Research and development facilities

1 space for each 350 sq. ft. of gross floor area. The gross floor area shall include incidental office space comprising less than 20% of the total gross floor area. The parking requirements for additional office space shall be calculated separately as provided by this table for “Offices.”

Warehouse facilities

1 space for each 1,000 sq. ft. of gross floor area for the first 20,000 sq. ft. and 1 space for each 2,000 sq. ft. thereafter.

Note:

*    All nonresidential land uses shall provide bicycle parking/storage facilities in compliance with Section 9.32.090 (Bicycle storage requirements).

 

TABLE 3-12
PARKING REQUIREMENTS BY LAND USE (Continued)

Land Use Type:
Recreation, Education, and Public Assembly*

Vehicle Spaces Required

Assembly and meeting facilities

 

Banquet halls

1 space for each 45 sq. ft. of seating area.

Religious institutions, cinemas, churches, performance theaters, meeting halls, and membership organizations

1 space for each 5 fixed seats or 1 space for every 40 sq. ft. of gross assembly or viewing area, plus ancillary uses (e.g., restaurant).

Theaters

1 space for each 4 fixed seats; where no fixed seats are provided, 1 space for every 35 sq. ft. of gross viewing area.

Child day care

 

Centers

1 space for each 6 children, plus permanent drop-off area as approved by the Director employee.

Large family day care homes

1 space for each 6 children, plus permanent drop-off area as approved by the Director employee.

Indoor recreation/fitness centers

 

Dance halls

1 space for each 50 sq. ft. of gross dance floor area.

Arcades

1 space for each 250 sq. ft. of gross floor area.

Bowling alleys

1 space for each employee plus 5 spaces for each alley, plus required spaces for ancillary uses.

Health/fitness facilities

1 space for each 100 sq. ft. of gross floor area.

Pool and billiard rooms

2 spaces for each table, plus required space for ancillary uses.

Skating rinks

1 space for each 50 sq. ft. of gross floor area of skating area, plus required spaces for ancillary uses.

Libraries, museums, art galleries

1 space for each 300 sq. ft. of gross floor area.

Outdoor commercial recreation

Determined by conditional use permit.

Park/recreational

1 space for each 5,000 sq. ft. of active gross recreation area.

Swimming pools

1 space for each 500 sq. ft. of pool area, plus 1 space for each employee.

Water slides

4 spaces for each slide lane.

Schools (public/private)

 

Preschool

1 space for each faculty and employee member.

Elementary/junior high

1 space for each faculty and employee member.

High school

1 space for each faculty and employee member, plus 1 space for each 8 students regularly enrolled.

Colleges, universities, trade and business schools

1 space for each 2 faculty and employee members, plus 1 space for each 2 full-time (or equivalent) enrolled students.

Technical or trade schools

1 space for each 2 faculty and employee members, plus 1 space for each 2 full-time (or equivalent) enrolled students. Calculation of student enrollment shall be based on fire occupancy loads.

Note:

*    All nonresidential land uses shall provide bicycle parking/storage facilities in compliance with Section 9.32.090 (Bicycle storage requirements).

TABLE 3-12
PARKING REQUIREMENTS BY LAND USE (Continued)

Land Use Type:
Residential Uses

Vehicle Spaces Required

Accessory residential dwelling units

1 space in addition to that required for a single-family unit.

Condominiums

2 covered spaces for each unit, plus 1 covered or uncovered guest space for each dwelling unit.

Domestic violence shelters

Determined by conditional use permit or Director.

Group quarters (including boardinghouses, rooming houses, dormitories, and organizational houses)

1 space for each sleeping room.

Mixed use developments

Determined by conditional use permit or Mixed Use zoning.

Mobile home parks

1 covered space in conjunction with each mobile home, plus 1 space for each 10 mobile homes or sites for guest parking. The latter to be provided in the mobile park separate from the mobile home spaces.

Multifamily dwellings, duplex units, and other attached dwellings

Studio, 1 and 2 bedroom units – 2 spaces for each dwelling unit, of which at least 1 shall be covered.

3 or more bedroom units – 3 spaces for each dwelling unit, of which at least 1 shall be covered.

Residential planned unit developments

2 covered (garage or carport**, ***) spaces, plus 1 covered or uncovered guest space for each dwelling unit

Senior housing projects, semi-independent/dependent units

0.5 space for each unit with half the spaces enclosed, plus 1 guest parking space for each 10 units.

Senior housing projects, independent

1.25 spaces for each unit, plus 1 space for each employee or as established by conditional use permit.

Senior assisted living facility

1 space for each 400 sq. ft. of gross floor area, plus 1 space for each 3 employees.

Single-family dwellings

2 covered (garage or carport**, ***) spaces for each dwelling unit.

Notes:

**    Each two (2) car garage or carport shall have and maintain a clear inside dimension of at least twenty feet (20') by twenty-two feet (22'). If a third car bay is provided, it shall have and maintain a clear inside dimension of at least ten feet (10') by twenty feet (20').

***    Tandem parking shall not be allowed to satisfy this garage requirement. The Director of Planning and Development Services may approve offset garages through the administrative use permit (AUP) approval process.

TABLE 3-12
PARKING REQUIREMENTS BY LAND USE (Continued)

Land Use Type:
Retail Trade*

Vehicle Spaces Required

The following retail trade uses shall provide the identified number of vehicle spaces for the type of use, except when the use is located within a shopping center. If located within a shopping center, the use (except for “big-box”) shall provide the number of spaces identified for shopping centers. (See shopping centers, below.)

Automobile, mobile home, recreational vehicle sales

5 stalls per acre shall be designated customer/employee parking, with a minimum of 5 customer/employee parking stalls provided.

Machinery and parts sales

1 space for each 800 sq. ft. of gross floor area.

Bookstores

1 space for each 200 sq. ft. of gross sales area, plus 1 space for each 600 sq. ft. of storage area.

Building materials, hardware stores, and plant nurseries

1 space for each 300 square feet of gross floor area, plus 1 space for each 1,000 square feet of gross land area.

Building material/hardware stores with plant nurseries housed in a “big-box” environment (e.g., Home Depot, Lowe’s, etc.)

4.7 spaces for each 1,000 square feet of gross floor area.

Office supply stores

See commercial/service uses parking standard.

Plant nurseries/garden centers in conjunction with retail uses

1 space for each 1,500 sq. ft. of outdoor display area, plus 1 space for each 300 sq. ft. of gross floor area.

Restaurants, taverns, lounges, or similar establishments for the consumption of food and beverages on the premises

1 space for each 100 sq. ft., plus 1 space for each 100 sq. ft. of outdoor dining area.

Drive-through (no seating)

1 per employee.

Fast food (freestanding) eating establishments

1 per 75 sq. ft.

Restaurants, delicatessens, takeout only – no customer seating

1 space for each 250 sq. ft. of gross floor area.

Retail stores, general merchandise

See commercial/service uses parking standard.

Shopping centers (commercial multi-tenant) (neighborhood, community, and regional)

See commercial/service uses parking standard.

Note:

*    All nonresidential land uses shall provide bicycle parking/storage facilities in compliance with Section 9.32.090 (Bicycle storage requirements).

 

TABLE 3-12
PARKING REQUIREMENTS BY LAND USE (Continued)

Land Use Type:
Services*

Vehicle Spaces Required

The following service uses shall provide the identified number of vehicle spaces for the type of use, except when the use is located within a shopping center. If located within a shopping center, the use shall provide the number of spaces identified for shopping centers. (See “shopping centers” in previous table.)

Child day care centers

1 space for each 6 children, plus permanent drop-off area as approved by the Director.

Commercial/service uses, including commercial multi-tenant users

 

0 to 20,000 sq. ft.

5.4 spaces for each 1,000 sq. ft. of gross floor area.

20,001 to 70,000 sq. ft.

5.0 spaces for each 1,000 sq. ft. of gross floor area.

70,001 sq. ft. and over

4.7 spaces for each 1,000 sq. ft. of gross floor area.

Depots: bus, freight

Determined by conditional use permit.

Equipment rentals

1 space for each 300 sq. ft. of floor area, plus 1 space for each 1,000 sq. ft. of outdoor use area.

Fuel sales (standalone)

2 spaces minimum, plus any additional as may be determined by conditional use permit.

Health and fitness facilities

1 space for each 100 sq. ft. of gross floor area.

Hotels and motels

1.2 spaces for each guest room, plus required spaces for accessory uses.

Kennels, animal boarding, and veterinary clinics

1 space for each 500 sq. ft. of gross floor area, plus one space for each 800 sq. ft. of boarding area.

Laundry and dry cleaning

1 space for each 350 sq. ft. of activity area, plus 1 space for each 1,000 sq. ft. of storage area.

Laundry, self-serving

1 space for each 3 machines.

Medical services

 

Board and care homes, group home care facilities, and in-patient drug treatment facilities

1 space for each 5 beds.

Clinics, medical/dental offices

8 spaces for first doctor, plus 5 spaces for each additional doctor.

Convalescent hospitals

1 space for each 3 beds the facility is licensed to accommodate.

Hospitals

To be determined by conditional use permit.

Medical/dental labs

1 space for each 250 sq. ft. of gross floor area.

Mixed use

Established with the Master Plan or Mixed Use zoning for the site.

Mortuaries and funeral homes

1 space for each 5 fixed seats or 1 space for each 40 square feet, whichever amount is greater.

Offices, business professional

1 space for each 250 sq. ft. of gross floor area.

Personal services – barber/beauty shops (and other personal services)

1 space for each 200 sq. ft. of gross floor area.

Pet grooming

1 space for each 400 sq. ft. of gross floor area.

Public facilities

As established with the authorizing approval.

Service stations

1 space for each 200 sq. ft. of gross floor area, plus 3 spaces for each service bay.

Storage, personal storage facilities

2 spaces minimum, plus 1 space for each 250 sq. ft. of gross office floor area.

Veterinary hospitals/clinics

1 space for each 250 sq. ft. If boarding is offered, kennel standards will be used.

Vehicle repair and maintenance

 

Repair garages**

1 space for each 300 sq. ft. of gross floor area, or 3 spaces for each bay, whichever is greater, plus 1 space for a company vehicle.

Self-service vehicle washing

2 spaces for each washing stall, for queuing and drying.

Full-service vehicle washing

1 space for each 250 sq. ft. of gross floor area, plus 10 spaces for each wash lane for drying area.

Notes:

*    All nonresidential land uses shall provide bicycle parking/storage facilities in compliance with Section 9.32.090 (Bicycle storage requirements).

**    All employee parking shall take place on site. Employee parking in the public street shall be prohibited. If employee parking in the public street occurs, it shall constitute grounds for revocation of the conditional use permit in compliance with Section 9.92.060 (Revocation and modifications).

TABLE 3-12
PARKING REQUIREMENTS BY LAND USE (Continued)

Land Use Type:
Transportation and Communication

Vehicle Spaces Required

Broadcast studios

1 space for each 400 sq. ft. of gross floor area.

Recording studios

1 space for each 250 sq. ft. of gross floor area.

Transportation facilities

To be determined by Commission.

(§ 2, Ord. 14-13, eff. October 8, 2014; § 1 (Att. 3), Ord. 18-19, eff. September 5, 2018)

9.32.050 Adjustments to parking requirements.

A.    Shared parking reduction. Where two (2) or more adjacent nonresidential uses have distinct and differing peak parking usage periods, (e.g., a theater and a bank), a reduction in the required number of parking spaces may be approved by the Director; provided, that the most remote parking space shall be located within three hundred feet (300') of the use it is intended to serve or as reviewed and approved by the Director.

B.    Parking study may be required. The Director may require the applicant to submit a parking study, prepared by a person/firm experienced in preparing parking plans, to assist the Director in determining the appropriate shared parking reduction.

C.    Reciprocal access agreement required. The property owners involved in the joint use of parking facilities shall record a reciprocal access agreement, approved by the City Attorney, with the County Recorder. A copy of the agreement shall be filed with the Director. (§ 2, Ord. 14-13, eff. October 8, 2014)

9.32.060 Disabled/handicapped parking requirements.

Parking areas shall include parking spaces accessible to the disabled in the following manner and in accordance with State and Federal law:

A.    Number of spaces, design standards. Parking spaces for the disabled shall be provided in compliance with the California Building Code (CBC);

B.    Reservation of spaces required. Disabled access spaces required by this section shall be reserved by the property owner/tenant for use by the disabled throughout the life of the use;

C.    Upgrading of markings required. If amendments to State law change standards for the marking, striping, and signing of disabled parking spaces, disabled accessible spaces shall be upgraded in compliance with the new State standards. Upgrading shall be completed by affected property owners within sixty (60) days of being notified in writing by the Department of new State standards; and

D.    Fulfilling of requirements. Disabled accessible parking spaces required by this section shall count toward fulfilling off-street parking requirements.

FIGURE 3-6
DISABLED/HANDICAPPED PARKING REQUIREMENTS

(§ 2, Ord. 14-13, eff. October 8, 2014)

9.32.070 Development standards for off-street parking.

A.    Access. Access to off-street parking areas shall be provided in the following manner:

1.    Suitable maneuvering room. Parking areas shall provide suitable maneuvering room so that vehicles enter an abutting street in a forward direction. Parking lots shall be designed so as to prevent access at any point other than at designated access drives. The Director may approve exceptions for single-family homes and duplexes;

2.    Distance from driveways on local streets. Parking spaces shall not be located within twenty feet (20') of an access driveway, measured from the property line;

3.    Distance from driveways on major streets. Parking spaces and drive aisles shall be configured in such a way as to promote smooth flow of traffic onto the site from adjacent streets. The length of driveways or “throat length” shall be designed to prevent vehicles from backing into the flow of traffic on the public street or causing unsafe conflicts with on-site circulation. Entrance designs shall be subject to approval by the City Engineer; and

4.    Minimum clearance. A minimum unobstructed clearance height of fourteen feet (14') shall be maintained above areas accessible to vehicles.

B.    Access to adjacent sites. Applicants are encouraged to provide shared vehicle and pedestrian access between adjacent properties for convenience, safety, and efficient circulation. A joint access agreement guaranteeing the continued availability of the shared access between the properties and running with the land shall be recorded by the owners of the abutting properties, as reviewed and approved by the Director.

C.    Location. Off-street parking areas shall be located in the following manner:

1.    Front and street side setbacks: Not allowed. No parking spaces shall be located within the front and street side setback areas within multifamily and nonresidential developments.

2.    Accessibility of spaces. All parking spaces shall be accessible by drives and aisles in compliance with Section 9.32.080 (Driveways and site access: Nonresidential and multifamily developments).

3.    Located on same parcel. All required parking shall be located on the same parcel as the uses served, except that parking may be located on a parcel adjacent to the parcel served, subject to the review and approval of Director, and further subject to a recorded covenant running with the land recorded by the owner of the parking lot guaranteeing that the required parking will be maintained exclusively for the use or activity served.

4.    Bicycle spaces. Bicycle spaces shall be located as close as is practical to the entrance(s) to the use they are intended to serve. Spaces shall be situated so that they do not obstruct the flow of pedestrians at entrances or sidewalks.

D.    Parking space and lot dimensions.

1.    Minimum dimensions. The minimum standard parking space dimensions shall be ten feet (10') wide by twenty feet (20') long with up to a two-foot (2') overhang, in compliance with subsection (H)(5) of this section (Bumper overhang areas). (See Figure 3-8.)

2.    Parallel space dimensions. Parallel parking spaces shall be a minimum of eight feet (8'), six inches (6") wide by twenty-two feet (22') long.

3.    Minimum vertical clearance. Every parking space shall maintain a vertical height clearance of at least seven feet (7').

4.    Diagonal space dimensions. These shall be in accordance with Figure 3-8.

5.    Special parking standards. Through a publicly noticed hearing, the Planning Commission may adopt special parking standards which the Commission deems necessary or desirable to provide for the safe and commodious parking of vehicles. Such standards may include, but are not limited to, the width and length of parking spaces, the location and arrangement of parking, striping and marking, wheel stops, pavement standards, landscaping, ingress and egress, lighting and loading space requirements. Reduced parking stall dimensions shall not be less than nine and one-half feet (9.5') wide by eighteen feet (18') deep and only permitted in areas furthest from the main entrance, and only for those stalls in addition to the parking spaces required under Table 3-12.

6.    Parking structures. The minimum standards for parking spaces and aisle dimensions in a parking structure shall be established through a conditional use permit.

7.    Single-family residential garages. Each single-family residential garage spaces shall have a minimum inside dimension of ten feet (10') by twenty-two feet (22') or twenty feet (20') by twenty-two feet (22') in the case of a two (2) car garage.

8.    Single-family residential and residential PD garages. Each single-family residential planned development garage space shall have a minimum inside dimension of ten feet (10') by twenty feet (20').

FIGURE 3-7
PARKING SPACE AND LOT DIMENSIONS, RESIDENTIAL

FIGURE 3-8
PARKING SPACE AND LOT DIMENSIONS, COMMERCIAL

E.    Directional arrows and signs.

1.    Directional arrows required. In parking facilities, parking spaces, aisles, approach lanes, and maneuvering areas shall be clearly marked with directional arrows and lines to ensure the safe and efficient flow of vehicles.

2.    Traffic signs. The Director may require the installation of the traffic signs in addition to directional arrows to ensure the safe and efficient flow of vehicles within a parking facility.

F.    Drainage.

1.    Not allowed over sidewalks. Surface water from parking lots shall not drain over sidewalks or adjacent parcels.

2.    Design of drainage improvements. Parking lots shall be designed in compliance with the storm water quality and quantity standards of the City’s best management practices (e.g., National Pollutant Discharge Elimination System (NPDES)).

G.    Grades of entrances, spaces, and driveways.

1.    Entrance driveways. Driveways shall not exceed a maximum grade of fifteen percent (15%) or six percent (6%) measured along the driveway centerline. Where there is a change in the slope of the driveway, it shall be demonstrated that vehicles will be able to pass over the change in slope without interference with the vehicle’s undercarriage.

2.    Interior driveways. Ramps or driveways within the interior of a parking area shall have a maximum grade of twenty percent (20%). If a ramp or driveway exceeds ten percent (10%), the design shall include transitions (at each end of the ramp) not less than eight feet (8') in length, having a slope equal to one-half the ramp or driveway slope.

3.    Parking spaces. Parking spaces and abutting access aisles shall have a maximum grade of six percent (6%), measured in any direction.

H.    Landscaping. Landscaping shall be provided in compliance with the following requirements.

1.    Landscape plan required. A comprehensive landscape and irrigation plan shall be submitted for review and approval by the applicable review authority in compliance with Chapter 28 of this title (Landscaping Standards).

2.    Landscape materials. Landscaping materials shall be provided throughout the parking lot area using an appropriate combination of trees, shrubs, and groundcover. Drought-tolerant landscape materials shall be emphasized in compliance with Chapter 28 of this title (Landscaping Standards).

3.    Curbing, irrigation. Areas containing plant materials shall be bordered by a concrete curb at least six inches (6") high and six inches (6") wide, and provided with an automatic irrigation system. Alternative barrier designs may be approved by the Director.

4.    Location of landscaping. Parking lot landscaping shall be located so that pedestrians are not required to cross landscaped areas to reach building entrances from parked cars. This should be achieved through proper orientation of the landscaped fingers and islands.

5.    Bumper overhang areas. To increase the parking lot landscaped area, a maximum of three feet (3') of the parking stall depth may be landscaped with low-growth, hearty materials in lieu of paving, allowing a three-foot (3') bumper overhang while maintaining the required parking dimensions. Utilization of the bumper overhang concept shall not allow a vehicle to extend into or over a pedestrian walkway, vehicle access driveway, or required landscape setback. The additional landscaped area is considered part of the parking space and shall not be counted towards satisfying parking lot landscaping requirements.

6.    Perimeter parking lot landscaping.

a.    Adjacent to streets. Parking areas adjoining a public street shall be designed to provide a landscaped planting strip equivalent to the required setback for the subject zoning district.

(1)    The landscaping shall be designed and maintained to screen cars from view from the street to a height of between thirty-six inches (36") and forty-two inches (42").

(2)    Screening materials may include a combination of plant materials, earth berms, solid masonry walls, raised planters, or other screening devices that meet the intent of this requirement.

(3)    Trees shall be provided at a rate of at least one for every twenty (20) lineal feet of landscaped area. A lower ratio of tree planting may be approved by the Director when larger species of trees are used.

(4)    Plant materials, signs, or structures within a traffic safety sight area of a driveway shall not exceed thirty-six inches (36") in height.

b.    Adjacent to side or rear property lines. Parking areas shall provide a perimeter landscaped strip where the facility adjoins a side or rear property line. The width of the perimeter landscaped strip shall be equivalent to the required setback for the subject zoning district, or five feet (5'), whichever would result in a wider landscaped strip. Trees shall be provided at a minimum rate of one tree for each twenty (20) lineal feet of landscaped area. A lower ratio of tree planting may be approved by the Director when larger species of trees are used.

7.    Interior parking lot landscaping.

a.    Landscaped islands required. All parking lots shall include appropriately designed, installed, and maintained landscaped islands, subject to the review and approval of the Director.

b.    Shading required. Fifty percent (50%) of paved parking lot surfaces shall be shaded by tree canopies within fifteen (15) years of planting. A “paved parking lot” shall include parking stalls, driveways, and maneuvering areas. Trees planted to satisfy the requirements of these guidelines are landscaping as defined by Municipal Code and are subject to established landscaping requirements. Parking lot shading shall be in compliance with the following standards and requirements:

(1)    Site plan required. A landscape plan which details the degree of compliance with these requirements is required.

(a)    The landscape plan shall show all of the following:

(i)    All landscaped areas;

(ii)    Tree canopies drawn to scale representing the estimated canopy at a fifteen (15) year growth period;

(iii)    The total area in square feet of the paved parking lot, driveways, and maneuver areas; and the area shared by tree canopies.

(iv)    A schedule listing total parking area, shaded areas, and the percentage of parking area shaded shall be included.

(v)    A schedule of the specific names of all proposed trees and their sizes.

(b)    The landscape plan shall be reviewed and approved or denied by the Department before the issuance of building permits. However, the landscape plan is encouraged to be submitted at the time the site plan review is conducted in compliance with Chapter 56 of this title.

(2)    Methodology.

(a)    In order to simplify the process of determining compliance, the true angle of deflection of natural sunlight shall not be considered. Shaded areas shall be presumed to be only those portions of a paved parking lot located directly beneath the shading canopy or drip line.

(b)    Shading shall be provided by tree canopies, except that any portion of a paved parking lot located directly beneath and shaded by a manmade structure (e.g., covered parking and overhangs) shall be deleted from the requirements of these performance standards and shall be subtracted from the area of the parking lot to be shaded.

(c)    Credit shall be given only for surface area shaded. Multiple canopies shading the same surface area shall not be counted as multiple credits.

(d)    Landscape planters located beneath the canopy may be considered as shaded parking areas for the purpose of determining compliance with these performance standards.

(e)    When more than ten (10) trees are to be planted, mixing of tree species shall be required.

(f)    Trees planted along the perimeter of a parking lot may be counted as providing shade for the full areas of their canopy.

(g)    If the degree of overlap between trees is less than fifteen percent (15%), all trees may be counted as shading one hundred percent (100%) of their canopy. If the degree of overlap between trees is fifteen percent (15%) or greater, then it will be necessary to perform individual calculations in order to determine the area of shading.

(h)    A ten percent (10%) minor deviation of the shading standard may be approved by the Director in compliance with the granting of a minor deviation, if it is found that the normal standards of this subsection would impose an undue hardship. (See Chapter 68 of this title.)

(3)    Minimum tree requirement.

(a)    Provide one medium size tree for every five (5) required parking spaces. (This requirement may be modified by the Director if the standards for shading and perimeter planting have been met.)

(b)    Disperse trees over the parking lot to provide fifty percent (50%) shading of the parking area surface within fifteen (15) years. This requirement may be reduced to forty percent (40%) for an existing development if it can be demonstrated, to the satisfaction of the Director, that the constraints of the existing site would make it impossible to meet the normal standard. Trees shall also be planted in the required landscaped areas along the periphery of the development in order to shade and enhance adjacent property and the public right(s)-of-way.

(c)    Trees shall be maintained in good health. However, trees may not be trimmed or pruned to reduce the natural height or overall crown of the tree, except as necessary for the health of the tree and public safety; or as may otherwise be approved by the Department.

(4)    Minimum planter size (to be located between tiers of parking).

(a)    Continuous planter.

(i)    Parking stall: minimum of six feet (6').

(ii)    Tree planters: minimum of six feet (6') by six feet (6').

(b)    Along periphery: minimum of ten feet (10') except as may be approved by the Department.

c.    Planters required. Trees shall be in planters located throughout the parking area. In order to be considered within the parking area, trees shall be located in planters that are bounded on at least three sides by parking area paving. Planters shall have a minimum interior dimension of five feet (5') and be of sufficient size to accommodate tree growth. All ends of parking lanes shall have landscaped islands.

d.    Larger projects. Parking lots with more than one hundred (100) spaces shall provide a concentration of landscape elements at main entrances, including specimen trees (e.g., twenty-four-inch (24"), thirty-six-inch (36"), and forty-eight-inch (48") box), flowering plants, enhanced paving, and project identification.

I.    Lighting. Parking areas shall have lighting capable of providing adequate illumination for security and safety. Lighting standards shall be energy efficient and in scale with the height and use of the on-site structure(s). All illumination, including security lighting, shall be directed downward, away from adjacent properties and public rights-of-way in compliance with Section 9.22.050 (Exterior light and glare).

J.    Recreational and commercial vehicles.

a.    All motor vehicles incapable of movement under their own power, other than in cases of emergency, shall be stored in an entirely enclosed space or carport. An entirely enclosed space shall include an area surrounded by a solid wood fence or masonry wall of not less than five feet (5') in height.

b.    No recreational vehicle (motor home, mini-motor home, camper/truck, house trailer, camper (not mounted on a truck), boat, boat trailer, or other similar vehicle) shall be stored or parked on any lot in any single-family residential district, except as provided in subsections (J)(b)(1) and (2) of section.

(1)    Side and rear yards when screened by a solid five-foot (5') to six-foot (6') fence or hedge.

(a)    No such vehicle shall exceed the height specified for an accessory building.

(b)    No vehicle shall be parked or stored within five feet (5') of the rear property line unless the height of the vehicle is less than the height of the fence. This does not apply to properties with rear alleys.

(c)    There shall be a minimum clearance of two feet (2') between recreational vehicles or trailers and the side of the house or the fence when stored in the side yard.

(2)    Front yards.

(a)    Motor homes, mini-motor homes, and camper/trucks not exceeding twenty-five feet (25') in length (as per the manufacturer’s stated length) may be parked or stored upon a driveway subject to the limitations of this subsection.

(b)    The following shall not be parked or stored upon a driveway: any motor vehicle exceeding twenty-five feet (25') in length or any commercial vehicle prohibited by Section 4.5.1014, unless such vehicle is a passenger vehicle, any nonmotorized vehicle, and any equipment; provided, however, any vehicle and any equipment may be temporarily parked or stored upon a driveway for the purposes of loading or unloading persons or personal property or for the preparation of the vehicle or equipment in connection with the commencement of or return from a planned trip, outing, or vacation. No such parking or storage shall exceed twenty-four (24) hours.

(c)    Motor homes, mini-motor homes, or camper/trucks may be stored or parked in the front setback (driveway) only if it is physically impossible or impractical to park or store such vehicle in the side or rear yard, pursuant to subsection (J)(b)(1) of this section, or in a garage or carport. No such vehicle shall be parked or stored within any part of a front yard or street side yard (on a corner lot) which is not a surfaced parking area. No such vehicle or equipment shall be parked or stored in such a manner that any portion overhangs the property line of that lot. Wherever possible, such vehicles shall be parked outside of the required front yard. No such vehicle shall be parked or stored in any sidewalk or other area of the street at the entrance of the driveway to the lot, except to the extent that it is necessary to temporarily leave a vehicle standing in such area in order to open or close a door or other enclosure to a garage, carport, or parking area on the lot, or to accomplish other similar necessary actions incidental to the ingress or egress of the vehicle to or from the lot; provided, however, any such temporary standing of a vehicle in any such area of the street shall not be a hazard to pedestrians, motorists, or vehicles on the street and shall not be in violation of any traffic or street parking regulation imposed pursuant to this Code or the Vehicle Code of the State.

(d)    The front setback area shall be limited to a single motor home, mini-motor home, or camper.

(e)    All vehicles stored in the front yard setback shall be in an operable condition.

c.    The on-street parking and storage of recreational vehicles shall be subject to the regulations of parking established pursuant to subsections (J)(c)(1) through (4) of this section and the Vehicle Code of the State.

(1)    Any motor-driven recreational vehicle not exceeding twenty feet (20') in length, except a commercial vehicle or motor truck which is not a passenger vehicle, shall be exempt from the provisions of this subsection.

(2)    No equipment or other nonvehicular property and no nonmotorized vehicle unattached to a motor vehicle shall be parked or stored in any residential street, subject to subsection (J)(c)(4) of this section.

(3)    Any recreational vehicle (not otherwise exempt pursuant to subsection (J)(c)(1) or (2) of this section) may park on any street between the hours of 6:00 a.m. of one day to 6:00 a.m. of the next day (a twenty-four (24) hour period) without restriction pursuant to this subsection.

(4)    A bona fide guest of a resident may park a recreational vehicle or trailer on the street in front of the host’s residence for a period of seven (7) days upon notification of the Police Department.

d.    The keeping or maintaining of commercial vehicles, as set forth in Section 4.5.1014, shall be prohibited in all residential districts except the R-A District. In the R-A District, such vehicles shall be permitted as allowed by the district in the front yard provided they are behind the required front setback and are parked behind a solid five-foot (5') fence. Nonconforming status shall not be granted.

e.    Except as described in subsection (J)(g) of this section, no motor vehicle shall be parked in the front yard setback of any residential district unless on all-weather surface as described in subsection (J)(f) of this section, and then only in an area commonly recognized as normally and regularly set aside for motor vehicle parking in contemporary residential construction projects.

f.    All-weather surfaces shall not cover more than fifty percent (50%) of the front yard setback area and shall be comprised of one or more of the following materials:

(1)    Asphalt;

(2)    Concrete;

(3)    Concrete block/turf stone; or

(4)    Other material approved by the Director of Planning and Development Services.

g.    Properties zoned R-A and properties of a nonconforming status on January 1, 1988, located within the boundaries of the original City limits (Minnewawa, Sierra, Barstow, and Sunnyside Avenues) shall be allowed to continue to park upon and retain those dirt or oiled driveways or those parking areas which meet the criteria set forth in subsection (J)(e) of this section, unless improvements are made to the property exceeding fifty percent (50%) of the property’s value, at which time all-weather surface shall be constructed in accordance with subsection (J)(f) of this section.

K.    Striping and identification.

1.    Vehicle spaces. Parking spaces shall be clearly outlined with four-inch (4") wide lines painted on the surface of the parking facility.

2.    Disabled spaces. Parking spaces for the disabled shall be striped and marked in compliance with applicable State and ADA (Americans with Disabilities Act) standards.

L.    Surfacing.

1.    Vehicle spaces. Parking spaces and maneuvering areas shall be paved and permanently maintained with asphalt, concrete, or other all-weather surfacing approved by the Director.

2.    Motorcycle areas. Motorcycle parking areas shall be paved with concrete or equivalent all-weather surfacing, subject to the review and approval of the Director.

3.    Bicycle areas. Bicycle parking areas shall be surfaced so as to keep the area in a dust-free condition, subject to the review and approval of the Director.

M.    Wheel stops/curbing. Continuous concrete curbing at least six inches (6") high and six inches (6") wide shall be provided for parking spaces located adjacent to fences, walls, landscaped areas, property lines, and structures. The continuous curbing shall be placed to allow for a minimum two feet (2') of vehicle overhang area within the dimension of the parking space, subject to the review and approval of the Director. A parking overhang shall occur within a required landscape setback. Individual wheel stops are discouraged. (§ 2, Ord. 14-13, eff. October 8, 2014)

9.32.080 Driveways and site access: Nonresidential and multifamily developments.

Driveways providing site access shall be from an improved street, alley, or other public and/or private right-of-way, and shall be designed, constructed, and properly maintained as follows:

A.    Number of driveways.

1.    Up to two (2) driveways shall be allowed for each parcel two (2) acres or more in size unless the City Engineer determines that more than two (2) driveways are required to accommodate traffic volumes on specific projects. Additional driveways shall not be allowed if it is determined to be detrimental to traffic flow on the adjacent street(s).

2.    Whenever a property has access to more than one street, access shall be generally limited to the lowest volume street where the impact of a new access will be minimized, unless otherwise approved by the City Engineer.

3.    Access to arterials and collector streets shall be spaced to provide for reasonable access to properties while maximizing traffic safety and traffic flow. Emphasis should be placed on maximizing on-site reciprocal access and minimizing the number of street access points.

4.    All access spacing and control requirements shall be determined by the City Engineer.

B.    Distance from street corners.

1.    Driveways to parking areas shall be located a minimum of two hundred fifty feet (250') from the nearest intersection, as measured from the closest curb return to the closest side of the driveway approach, unless modified by the City Engineer.

2.    The required spacing on arterial, collector, expressway, local collector, and local streets shall be based on anticipated traffic volumes and the Circulation Element of the General Plan.

C.    Driveway width and length.

1.    Two (2) way aisles. Two (2) way drive aisles within parking areas shall be a minimum of twenty-six feet (26') in width for general circulation and aisles required for fire access, subject to the review and approval of the City’s Fire Marshal.

2.    One-way aisles. One-way aisles shall be a minimum of seventeen feet (17') in width unless required for fire access, in which case the minimum width shall be subject to the review and approval of the City’s Fire Marshal.

3.    Parking aisles. Aisles that provide access primarily to parking stalls, and are not required for fire access, may be twenty-six feet (26') in width.

4.    Maximum driveway width. The maximum driveway width shall be thirty-six feet (36') for residential and forty-one feet (41') for nonresidential, exclusive of the area provided for a median divider. However, in no case shall the driveway width exceed thirty percent (30%) of the total curb face of the subject parcel, except for cul-de-sac lots or lots of unusual configuration where the director may allow a greater percentage.

D.    Clearance from obstruction. The nearest edge of a driveway apron or curb return shall be at least three feet (3') from the nearest alley or adjacent property line and eight feet (8') from the nearest street right-of-way, and at least five feet (5') from the nearest centerline of a fire hydrant, light standard, traffic signal, utility pole, or other similar facilities. Driveways shall have a minimum overhead clearance of fourteen feet (14') in height, except within a parking structure which may be reduced to seven feet (7').

E.    Traffic safety visibility area. Structures or landscaping over thirty-six inches (36") in height shall not be allowed within a traffic safety sight distance area formed by the intersection of public rights-of-way, driveways, or alleys, as determined by the City Engineer.

FIGURE 3-9
TRAFFIC SAFETY VISIBILITY AREA (CORNER CUTOFF)
(See Figure 3-1)

(§ 2, Ord. 14-13, eff. October 8, 2014)

9.32.090 Bicycle storage requirements.

Bicycle storage facilities shall be provided for all nonresidential land uses in the following manner:

A.    Number of storage spaces required. Bicycle storage spaces shall be provided at a rate of two percent (2%) of the number of required off-street vehicle parking spaces. The Director may modify this requirement where it can be demonstrated that a lesser number of bicycle spaces can adequately serve the intended use(s). Bicycle storage spaces for uses located within the R-T District shall be provided at a rate of five percent (5%) of the number of required off-street vehicle parking spaces.

B.    Bicycle storage design and devices. Bicycle storage areas shall be designed and provided as follows:

1.    Storage equipment. Each bicycle storage space shall include a stationary parking device to adequately support the bicycle.

2.    Storage layout.

a.    Aisles. Access to bicycle storage spaces shall be at least five feet (5') in width.

b.    Unenclosed spaces. Each bicycle space shall be a minimum of two feet (2') in width and six feet (6') in length and have a minimum of seven feet (7') of overhead clearance.

c.    Relationship to structure entrances. Bicycle spaces shall be conveniently located and generally within close proximity to the main entrance of a structure and shall not conflict with pedestrian access.

d.    Relationship to motor vehicle parking. Bicycle storage spaces shall be separated from motor vehicle parking spaces or aisles by a fence, wall, curb, or by at least five feet (5') of open area, marked to prohibit motor vehicle parking.

e.    Bicycle parking amenities. Additional amenities, including enclosed bicycle parking, shower facilities, and bike and personal lockers should be provided, as determined to be appropriate by the applicable review authority and consistent with City standards and State and Federal requirements. (§ 2, Ord. 14-13, eff. October 8, 2014)

9.32.100 Loading space requirements.

A.    Number of loading spaces required. All nonresidential land uses with three thousand five hundred (3,500) square feet of floor area or more shall provide off-street loading space(s) in compliance with Table 3-13. Requirements for uses not specifically listed shall be determined by the Director based upon the requirements for comparable uses and upon the particular characteristics of the proposed use.

TABLE 3-13
REQUIRED NUMBER OF LOADING SPACES

Type of Land Use

Total Gross Floor Area

Loading Spaces Required

Manufacturing, research and development uses

3,500 to 40,000 sq. ft.

1

40,001 to 80,000 sq. ft.

2

80,001 to 120,000 sq. ft.

3

120,001 to 160,000 sq. ft.

4

160,001 sq. ft. and over

5

Retail commercial, hotel, and other allowed uses

3,500 to 15,000 sq. ft.

1

15,001 to 45,000 sq. ft.

2

45,001 to 75,000 sq. ft.

3

75,001 to 105,000 sq. ft.

4

105,001 sq. ft. and over

5

B.    Standards for off-street loading and unloading areas. Off-street loading and unloading areas shall be provided in the following manner:

1.    Dimensions. Loading spaces shall be not less than twelve feet (12') in width, forty feet (40') in length, with fourteen feet (14') of vertical clearance.

2.    Location. The location shall ensure that the vehicles would not be able to extend into or over a public right-of-way (e.g., pedestrian walkway or street) when using, or waiting to use, the loading and unloading areas.

3.    Lighting. Loading areas shall have lighting capable of providing adequate illumination for security and safety. Lighting standards shall be energy efficient and in scale with the height and use of adjacent structure(s) in compliance with Section 9.22.050 (Exterior light and glare).

4.    Loading bays.

a.    Loading bays and roll-up doors shall be painted to blend with the exterior structure wall(s) and generally located on the rear of the structure.

b.    Areas for loading and unloading shall be designed to avoid potential adverse noise, visual, and illumination impacts on neighboring residences. These areas shall be concealed from view of the public and adjoining land uses. Concealment and screening may be accomplished by use of any of the following, subject to the review and approval of the Director, and in compliance with Section 9.24.090 (Screening and buffering):

(1)    Design the structures to enclose the loading and unloading service areas thereby providing for their concealment;

(2)    Construct perimeter eight-foot (8') high solid grout walls for depressed loading areas, twelve-foot (12') for at-grade loading areas, to be architecturally coordinated with the main structures and on-site landscaping. Additional heights may be required to mitigate noise; or

(3)    Screen the loading and unloading areas with dense vegetative hedges, combined with the decorative eight-foot (8') to twelve-foot (12') high walls.

FIGURE 3-10
MASONRY WALLS CAN BE UTILIZED TO SCREEN LOADING AREAS

c.    When it is not possible or desirable to locate the loading/unloading facilities at the rear of the structures, the loading docks and loading doors shall be located on the side of the structures and shall be screened from the public street rights-of-way by a suitable combination of walls and landscaped berms, subject to the review and approval of the Director.

d.    The loading and unloading facilities shall be designed and placed on the site so that vehicles, whether rear loading or side loading, may be loaded or unloaded at any loading dock or door, or loading area, without extending beyond the property line.

e.    Special orientation or design treatment of the loading docks located in close proximity to neighboring residences shall be required in order to reduce the associated light and acoustical impacts to less-than-significant levels, subject to the review and approval of the Director. Within one hundred feet (100') of a residential district, an administrative use permit shall be required.

5.    Loading ramps. Plans for loading ramps or truck wells shall be accompanied by a profile drawing showing the ramp, ramp transitions, and overhead clearances.

6.    Striping. Loading areas shall be striped indicating the loading spaces and identifying the spaces for “loading only.” The striping shall be permanently maintained by the property owner/tenant in a clear and visible manner at all times.

7.    Compliance with applicable noise standards. For all uses that share a common property line with adjacent residential uses, outdoor loading and unloading activities shall comply with the City’s adopted noise standards, in compliance with Section 9.22.080 (Noise). (§ 2, Ord. 14-13, eff. October 8, 2014)