Chapter 17.36
PARKING AND LOADING

Sections:

17.36.010    Purpose.

17.36.020    Applicability.

17.36.040    General parking regulations.

17.36.050    Number of parking spaces required.

17.36.060    Disabled parking requirements.

17.36.070    Bicycle and motorcycle parking.

17.36.080    Reduction of parking requirements.

17.36.090    Parking design and development standards.

17.36.100    Driveways and site access.

17.36.110    Loading space requirements.

17.36.120    Designation of off-site parking and loading spaces.

17.36.130    Commercial vehicles on private property.

17.36.010 Purpose.

The requirements of this chapter are intended to ensure that sufficient off-street parking is provided for all uses and structures, and that parking facilities are properly designed, attractive, and located to be unobtrusive, generally to the rear of the site, while meeting the needs of the specific use or structure. (Ord. 766 § 2 Exh. A (part), 2004).

17.36.020 Applicability.

Each land use and structure, including a change or expansion of a land use or structure shall be provided continuously maintained off-street parking and loading areas in compliance with this chapter. A land use shall not be commenced and a structure shall not be occupied until the improvements required by this chapter are satisfactorily completed. (Ord. 766 § 2 Exh. A (part), 2004).

17.36.040 General parking regulations.

A. Location of Parking on a Site. Parking and loading spaces shall be located as required in Section 17.36.090(A) of this chapter.

B. Timing of Installation. A new or altered structure shall not be occupied, and a new land use not requiring a structure shall not be established, until all off-street parking and loading facilities required by this chapter are in place and approved by the city.

C. Parking and Loading Spaces to be Permanent. Each parking and loading space shall be permanently available, marked, and maintained for parking or loading purposes for the use it is intended to serve. The approval of a limited term permit (Section 17.62.030) may allow the temporary use of a parking or loading space for other purposes.

D. Parking and Loading to be Unrestricted. An owner, lessee, tenant, or other person having control of the operation of a premises for which parking or loading spaces are required by this chapter, shall not prevent, prohibit, or restrict authorized persons from using the spaces without the prior approval of the director.

E. Vehicles for Sale. See Section 17.42.045 (Auto and vehicle sales) of this title. (Ord. 766 § 2 Exh. A (part), 2004).

17.36.050 Number of parking spaces required.

Each land use shall be provided the number of off-street parking spaces required by this section. See Section 17.36.070 of this chapter for off-street parking requirements for bicycles and motorcycles.

A. Parking Requirements by Land Use.

1. Each land use shall provide the number of off-street parking spaces required by Table 3-7, except where a greater number of spaces is required through discretionary permit review, or where a reduction of parking is granted in compliance with Section 17.36.080 (Reduction of parking requirements) of this chapter.

2. A land use not specifically listed by Table 3-7 shall provide parking as required by the review authority. The review authority shall use the requirements in Table 3-7 as a guide in determining the number of off-street parking spaces required.

3. In any case where Table 3-7 establishes a parking requirement based on floor area in square feet (for example: one space per one thousand square feet of gross floor area), the floor area shall be construed to mean gross interior floor area.

4. A single use with accessory components shall provide parking for primary use, and each component. For example, a hotel with a meeting room shall provide the parking spaces required by Table 3-7 for a hotel (e.g., the guest rooms), and for a meeting room.

B. Expansion of Structure, Change in Use. When a structure is enlarged, or when a change in its use requires more off-street parking than the previous use, additional parking spaces shall be provided in compliance with this chapter except where the number of additional spaces required is ten percent or less of the number of existing spaces. See also Chapter 17.82 (Nonconforming Uses, Structures, and Parcels) of this title.

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 is developed as an integrated center with shared parking and no spaces reserved for a particular use, parking shall be provided as required by Table 3-7 for a retail complex. When a multi-tenant center includes one or more uses that will need more parking than retail uses (for example, a fitness center, restaurant, or theater), additional parking shall be required for the nonretail use unless a parking reduction is approved in compliance with Section 17.36.080 (Reduction of parking requirements) of this chapter.

D. Excessive Parking. The city discourages a land use being provided more off-street parking spaces than required by this chapter, to avoid the inefficient use of land, unnecessary pavement, and excessive storm water runoff from paved surfaces. The provision of off-street parking spaces in excess of the requirements in Table 3-7 is allowed only with use permit approval, and only when additional landscaping and pedestrian amenities are also provided to the satisfaction of the review authority.

E. Bench or Bleacher Seating. Where fixed seating (e.g., benches, bleachers, pews, or similar seating) is provided, a seat shall be defined as eighteen inches of bench space for the purpose of calculating the number of required parking spaces as provided in Table 3-7.

F. Nonconforming Parking. A structure with nonconforming off-street parking may be physically changed or undergo a change in use subject to the following provisions:

1. Residential Uses. No additional parking spaces shall be required; provided, the change does not increase the floor area, nor increase the number of dwelling units, nor eliminate the only portion of the site that can be used for the required or existing parking or access.

2. Nonresidential Uses. The number of existing parking spaces shall be maintained on the site and additional parking shall be provided in compliance with this chapter for any additional floor area. If the use of the structure is changed to one that requires more parking than the previous use, the difference between the parking spaces required for the previous use and the new use shall be provided.

3. Waiver by Commission. The commission may waive covered parking requirements when a nonconforming structure is proposed for rehabilitation if the commission determines, in compliance with Section 17.62.050 (Use permit and minor use permit) of this title, that the existing structure location, lot size, or topography renders the requirement infeasible.

Table 3-7

Parking Requirements by Land Use 

Land Use Type:

Vehicle Spaces Required

Manufacturing Processing and Warehousing

All manufacturing, industrial, and processing uses, except as follows:

1 space for each 250 sq. ft. of office area;

1 space for each 1,000 sq. ft. of ground and/or building area devoted to other than office;

1 space for each company vehicle.

Industrial research and development, laboratories

1 space for each 400 sq. ft. of floor area, plus 1 space for each company vehicle.

Recycling facilities

 

 

Medium collection facilities

Determined by minor use permit.

 

Small collection facilities

Determined by minor use permit.

Recreation, Education, Public Assembly

Bar/tavern, night club (not within a retail complex)

1 space for each 50 sq. ft. of seating area and waiting/lounge area exclusive of dance floor, and 1 space for each 30 sq. ft. of dance floor.

Commercial recreation facilities – Indoor

 

 

Arcade

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

 

Bowling alley

5 spaces for each lane.

 

Pool and billiard room

2 spaces for each table.

 

Skating rink

1 space for each 100 sq. ft. of rink area.

 

Commercial recreation facilities – Outdoor

Determined by use permit.

Equestrian facilities – Commercial stables

1 space for each 5 horses boarded.

Golf

 

 

Golf courses and country clubs

4 spaces for each hole, plus as required by this table for accessory uses (e.g., pro shop, bar, restaurant, etc.)

 

Golf driving ranges

1 space for each tee.

 

Miniature golf courses

3 spaces for each hole, plus as required by this table for accessory uses (e.g., game room, food service, etc.)

Health/fitness facilities

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

Library, museum

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

Meeting facility, public or private

1 space for each 4 seats, or 1 space for each 40 sq. ft. of floor area if no seats are provided, whichever is greater, plus 1 space for each classroom or office.

Schools (public and private)

 

 

Kindergarten and nursery schools

1 space for each 3 employees (including administrators and teachers) and 1 space for each 10 children.

 

Elementary/middle schools

1 space for each employee plus 1 space for each 8 students.

 

Secondary (high) schools

1 space for each employee plus 1 space for each 4 students.

 

Colleges and universities (including trade and business schools)

1 space for each 1.5 students.

Studios (art, dance, martial arts, music, etc.)

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

Swimming pools (public, private and commercial)

1 space for each 100 sq. ft. of pool deck area.

Tennis/racquet/handball or other courts

2 spaces for each court, plus 1 space for each 300 sq. ft. of floor area for accessory uses.

Theaters, auditoriums

1 space for each 3 seats.

Residential

Accessory dwelling unit or junior accessory dwelling unit

See Section 17.42.170 (Accessory dwelling units/junior accessory dwelling units).

Condominium dwelling units

2 covered spaces within a garage or carport for each unit.

 

Guest parking

1 space for each 4 units.

Live/work units

2 spaces for each unit for the residential use; and additional spaces as required by this section for the nonresidential use.

Mobilehomes

 

 

Individual mobilehomes

2 spaces for each unit; at least 1 within a garage or carport.

 

Mobilehome parks

2 spaces for each mobilehome, plus 1 additional space for each 4 mobilehomes shall be provided for guest parking, which shall be dispensed throughout the park.

Multifamily dwellings

 

 

Studio units and one-bedroom units

2 spaces for each unit; at least 1 within a garage or carport.

 

Two- and three-bedroom units

2 spaces for each unit; at least 1 within a garage or carport.

 

Four-bedroom units and above

2 spaces for each unit, or less as required by the review authority. At least 1 space shall be within a garage or carport.

 

Guest parking

1 space for each 4 units.

Organizational house

1 space for each bedroom.

Residential care homes

 

 

Six or fewer clients

2 covered spaces within a garage or carport.

 

Seven or more clients

1 space for each 2 beds, plus 1 space for each 4 beds for guests and employees.

Residential development with density bonus

See Section 17.32.050 (Parking requirements in density bonus projects).

Rooming or boarding houses

1 covered or uncovered space for each bedroom.

Senior housing projects

1 space for each two units, with half the spaces covered, plus 1 guest parking space for each 10 units. Reduced parking may be provided in compliance with Section 17.36.080(C). (Reduced parking for senior housing projects).

Single-family dwellings

2 covered spaces within a garage or carport.

Retail Trade

All “Retail Trade” uses listed under “Retail Trade” in Tables 2-2 or 2-3, except the following:

1 space for each 200 sq. ft. of floor area, and 1 space for each 200 sq. ft. of outdoor sales area.

 

Auto and vehicle sales and rental

1 space for each 400 sq. ft. of floor area for showroom and office, 1 space per 600 sq. ft. of area used for repairs and services, and 1 space for each 2,000 sq. ft. of outdoor display area.

All customer parking shall be clearly marked and not to be used for parking of unregistered vehicles. No damaged, inoperative, wrecked, or abandoned vehicles shall be stored in any exterior area for more than five days.

 

Building and landscape materials, and furniture, furnishing, and appliance stores

1 space for each 500 sq. ft. of indoor display area for first 10,000 sq. ft., 1 space for each 1,000 sq. ft. of indoor display area over 10,000, and 1 space for each 1,000 sq. ft. of outdoor display area.

 

Convenience stores

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

 

Grocery stores, delicatessens, supermarkets (not within a retail complex)

1 space for each 150 sq. ft. of floor area used for display and sales, and 1 space for each 800 sq. ft. of floor area used exclusively for warehousing.

 

Plant nursery, garden supply stores

1 space for each 2,000 sq. ft. of site area, and 1 loading space, 15 ft. x 30 ft., for each acre.

 

Produce stands or other outdoor vendors

3 spaces minimum or 1 space for each 150 sq. ft., whichever results in a greater number of spaces. The spaces shall be located at least 20 feet off the public right-of-way or 20 feet from the front property line with no vehicle maneuvering allowed in the public right-of-way. The use permit may require additional parking, depending on the nature of the sales proposed.

 

Restaurants (not within a retail complex)

1 space for each 50 sq. ft. of dining, indoor/outdoor seating, waiting, and lounge areas.

 

Retail complexes

1 space for each 250 sq. ft. of floor area for complexes of less than 30,000 sq. ft., and 1 space for each 300 sq. ft. for complexes of 30,000 sq. ft. or more.

Services

Banks, financial services (not within a retail complex)

1 space for each 180 sq. ft. of floor area, plus 4 tandem stacking spaces for each outdoor teller or teller station.

Child day care

See Section 17.42.060.

Equipment rental

1 space for each 300 sq. ft. of floor area, plus 1 space for each 1,000 sq. ft. of outdoor storage and rental area.

Laundry – Dry cleaning pick-up facilities and laundromats

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

Laundry – Laundries and dry cleaning plants

1 space for each 1,000 sq. ft. of floor area.

Lodging

 

 

Bed and breakfast inns

1 space for each guest room, plus 2 covered spaces for the resident family.

 

Hotels or motels

1 space for each guest room or rental unit, or 1 space for each two beds, whichever is greater, plus required spaces for accessory uses.

Medical services

 

 

Clinics and laboratories

1 space for each 225 sq. ft. of floor area, or 4 spaces for each doctor, whichever is greater.

 

Doctor offices

1 space for each 225 sq. ft. of floor area, or 4 spaces for each doctor, whichever is greater.

 

Extended care, urgent care

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

 

Hospitals

1 space for each 2 patient beds the facility is licensed to accommodate.

Mortuaries, funeral homes

1 space for each 4 seats in main sanctuary.

Offices

 

 

Business and service

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

 

Processing

1 space for each 150 sq. ft. of floor area.

 

Professional

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

Personal services – All except the following:

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

 

Pet grooming

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

Public utility structure or installation, bus depot, or transit station

1 space for each 3 employees, plus additional spaces required by the commission.

Service (gas) stations

1 space for each 250 sq. ft. of floor area, plus 3 spaces for each service bay.

Storage (Personal storage/mini-storage facilities)

 

 

Indoor storage units

1 space for each 1,500 sq. ft. of floor area, plus 2 spaces for manager’s office.

 

Separately accessible storage units

4 spaces for manager’s office.

Vehicle services – All except the following:

(All customer parking shall be clearly marked and not to be used for parking of unregistered vehicles. No damaged, inoperative, wrecked, or abandoned vehicles shall be stored in any exterior area for more than five days.)

4 spaces for each service bay, plus spaces for any office as required by this section for offices.

 

Car wash – Self service

1 drying space for each stall.

 

Car wash – Full service

10 spaces, plus 6 spaces for each wash lane for queuing and drying area.

Veterinary clinics, animal hospitals, kennels

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

 

Kennels separate from other facilities

1 space for each employee, plus 2 spaces.

(Ord. 893 § 8, 2020; Ord. 766 § 2 Exh. A (part), 2004).

17.36.060 Disabled parking requirements.

A. Accessibility Requirements. Parking facilities shall be designed to provide for access by the physically disabled from public rights-of-way, across intervening parking spaces, and into structures, including parking spaces specifically designed and located for the use of the disabled/handicapped, shall be required. Standards for the facilities shall be based on the standards of the American Standards Association and/or other applicable guidelines.

B. Number of Spaces Required. Parking spaces for the disabled shall be provided in compliance with the Uniform Building Code (UBC), the Federal Accessibility Guidelines, and/or California Code of Regulations Title 24, as applicable. Parking spaces required for the disabled shall count toward compliance with the number of off-street parking spaces required by Section 17.36.050 (Number of parking spaces required) of this chapter. (Ord. 766 § 2 Exh. A (part), 2004).

17.36.070 Bicycle and motorcycle parking.

A. Bicycle Parking. Each multifamily project and nonresidential land use shall provide bicycle parking in compliance with this section.

1. Number of Bicycle Spaces Required. Multifamily, retail commercial, and office uses shall provide bicycle parking spaces equal to a minimum of one bicycle space for every ten motor vehicle spaces, with a minimum of two bicycle spaces.

2. Bicycle Parking Space Location. Bicycle spaces shall be conveniently located near the primary entrance of each structure they are intended to serve.

3. Bicycle Parking Design and Devices. Each bicycle parking space shall include a stationary parking device to adequately secure the bicycle, shall be a minimum of two feet in width and six feet in length, installed and maintained in compliance with city standards. Overhead clearance shall be a minimum of seven feet.

B. Motorcycle Parking. Each parking lot with fifty or more motor vehicle parking spaces shall provide motorcycle parking spaces conveniently located near the primary entrance of a structure, accessed by the same aisles that provide access to the motor vehicle parking spaces in the parking lot.

1. Number of Spaces Required. A minimum of one motorcycle parking space shall be provided for each fifty motor vehicle spaces or fraction thereof.

2. Space Dimensions. A motorcycle parking space shall have minimum dimensions of four feet by seven feet. (Ord. 766 § 2 Exh. A (part), 2004).

17.36.080 Reduction of parking requirements.

A. Shared On-Site Parking. Where two 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 allowed through use permit approval. Approval shall also require a recorded covenant running with the land, recorded by the owner of the parking facility, guaranteeing that the required parking will be maintained exclusively for the use or activity served for the duration of the use or activity, in compliance with Section 17.36.120 (Designation of off-site parking and loading spaces) of this chapter.

B. Reduction of Parking. The review authority may reduce the number of parking spaces required by Section 17.36.050 (Number of parking spaces required) of this chapter by up to fifteen percent through use permit approval, based on quantitative information provided by the applicant that documents the need for fewer spaces (e.g., sales receipts, documentation of customer frequency, information on parking standards required for the proposed land use by other cities, etc.).

C. Reduced Parking for Restricted Senior Housing Projects. The review authority may reduce the number of parking spaces required by Section 17.36.050 (Number of parking spaces required) for senior housing projects, for persons aged fifty-five and over, based on quantitative information provided by the applicant that documents the need for fewer spaces for these types of residential development projects.

D. Waiver of Covered Parking Requirement for Affordable Housing Units. The review authority may waive the requirement that parking be covered for affordable housing units in compliance with Section 17.32.040(B) of this title.

E. Reduced Parking for Mixed Use Projects. Horizontal mixed use provides the parking for each use required by Table 3-7, with the residential component providing the parking required by Table 3-7 for multifamily dwellings, minus the guest spaces required by Table 3-7. A vertical mixed use project shall require the same number of spaces as a horizontal mixed use project, reduced by thirty percent.

F. Alternative Parking Arrangements for the CD Zoning District. Alternative parking may be approved by the review authority for projects located in the CD zoning district where the applicant executes an agreement with the city to:

1. Pay a parking in-lieu fee, if an in-lieu fee program is established by the council;

2. Waive the right to protest the formation of a parking assessment district, if a parking district is formed by the council; or

3. Provide some other fair share contribution acceptable to the review authority, where authorized by the council.

The agreement shall be recorded before the issuance of a building permit for the project.

G. Off-Site Parking and Loading in the CD Zoning District. Where approved by the review authority, parking and loading spaces required for a use proposed within the CD zoning district may be located in a common or shared parking facility away from the site of the proposed use.

1. Evaluation of Proposal. In considering a request for shared off-site parking, the review authority shall consider how the distance between the parking area and the proposed use may affect whether the off-site facility will satisfy the parking needs of the proposed use.

2. Guarantee of Continued Availability. Required parking and loading spaces that are approved off-site shall be committed by a recordable covenant, lease, or other agreement, acceptable to the city attorney, in compliance with Section 17.36.120 (Designation of off-site parking and loading spaces) of this chapter. (Ord. 766 § 2 Exh. A (part), 2004).

17.36.090 Parking design and development standards.

Required parking areas shall be designed and constructed in compliance with the following standards:

A. Location of Parking. Off-street parking areas shall be located as follows:

1. Residential Parking. Parking for a residential use shall be located on the same parcel as each residential unit served; except for mixed use projects developed in compliance with Section 17.42.100 of this title. Garage parking shall be located in compliance with the garage setback requirements of the applicable zoning district in Article 2 (Community and Project Design), and Section 17.42.160(F)(2) of this title. The location of parking shall also comply with the requirements of subsections (A)(3) of this section.

2. Nonresidential Parking. Parking for a nonresidential use shall be located on the same parcel as the use served, or within three hundred feet of the parcel, where the review authority determines that there is reasonable access to and from the use served. The location of parking shall also comply with the requirements of subsection (A)(3) of this section.

3. Parking Adjacent to Streets. No parking space shall be located between a building, and a public or private street, except for:

a. Parking for a building on a corner lot, where the building is located at the front property line with the parking behind, and the parking is separated from the street side property line by a twenty-foot landscape buffer and street wall approved by the review authority (see Figure 3-9); and

b. The “auto and vehicle sales and rental,” “building and landscape materials sales,” “construction and heavy equipment sales and rental,” and “mobilehome, boat, and RV sales” land use types in the CI and IG zoning districts, and the “building and landscape materials sales” land use type in the CG zoning district.

4. Parking Within Required Setbacks. No parking space or aisle providing access to individual parking spaces shall occupy a required front setback, or a street side setback of a corner lot. No residential parking space shall occupy a required side or rear setback, except within an enclosed garage that complies with the garage setback requirements of Section 17.42.160(F)(2) of this title. See also Section 17.30.020(E)(3) of this title.

B. Access to Parking. Access to parking shall be provided as follows for all parking areas other than for individual single-family residences. Site design shall minimize the amount of paved surfaces and driveway lengths while providing for safe and suitable access for vehicular circulation.

1. Parking areas shall provide suitable maneuvering area so that vehicles exit to a street in a forward direction. Parking lots shall be designed to prevent access at any point other than at designated access drives. Single-family residences are exempt from this requirement.

2. A commercial or industrial use with twenty or more parking spaces shall have access driveways that are not intersected by a parking aisle, parking space, or another access driveway for a minimum distance of twenty feet from the street right-of-way, to provide a stacking area for vehicles entering and exiting the parking area. See Figure 3-9.

Figure 3-9. Queuing Area

3. A minimum unobstructed clearance height of fourteen feet shall be maintained above areas accessible to vehicles within nonresidential uses.

C. Access to Adjacent Sites. The city may require the design of a parking area to provide vehicle and pedestrian connections to parking areas on adjacent properties, to provide for convenience, safety, and efficient circulation. Where provided, a joint access agreement running with the land shall be recorded by the owners of the abutting properties, as approved by the director, to guarantee the continued availability of the shared access between the properties. See Figure 3-10.

Figure 3-10. Access to Adjacent Sites

D. Parking Stall and Aisle Dimensions. Each parking stall and parking lot aisle shall comply with the minimum dimension requirements in Tables 3-8 and 3-9, and as illustrated in Figure 3-11. Residential garages shall comply with the “Minimum Parking Stall Dimensions” in Table 3-8.

Table 3-8

Minimum Parking Stall Dimensions 

Length

Width

18 feet including bumper overhang. See Section 17.36.090(I)

9 feet

Table 3-9

Parking Aisle Width 

Type of Drive or Parking Aisle

Minimum Aisle Width

Where the number of parking spaces to be served is less than four, or where vehicle movement is one-way.

12 feet

Where parking spaces for four or more cars are accessed by a two-way aisle.

 

Where the spaces are at an angle of 45 degrees to the aisle.

15 feet

Where the spaces are at an angle of greater than 45 degrees, but less than 60 degrees to the aisle.

18 feet

Where the spaces are at an angle of greater than 60 degrees, but less than 90 degrees to the aisle.

20 feet

Where the spaces are at an angle of 90 degrees or greater to the aisle.

24 feet

Figure 3-11. Parking Lot Dimensions

E. Landscaping. Landscaping shall be provided in compliance with Section 17.34.050(D) of this title.

F. Lighting. The lighting of parking spaces and driveway aisles shall comply with Section 17.30.060 (Outdoor lighting) of this title.

G. Screening of Parking. Where the edge of an outdoor parking area with four or more parking spaces is less than ten feet from an RVL, NL, or NM zoning districts, the review authority may require the screening of the parking area as follows:

1. A berm with a minimum height of forty-eight inches, topped with screening landscaping materials that will extend to a minimum height of eight feet within two years of planting; or

2. A masonry wall of the maximum height allowed by this land use code.

H. Striping and Identification. Parking spaces shall be clearly outlined with four-inch wide lines painted on the parking surface. Car pool spaces shall be clearly identified for car pool use only. The striping and identification shall be continuously maintained in a clear and visible manner. Changes to any parking space or lot shall require the prior approval of a re-striping plan by the director.

I. Surfacing.

1. All-Weather Surfacing Required. All parking spaces and maneuvering areas required by this section, and as shown on the approved plans, shall be graded and well-drained, shall be permanently maintained with dust-free surfacing, and in all zoning districts shall be paved with two inches of asphaltic concrete, or other all-weather surfacing as required by the city engineer (e.g., turf block or other permeable surfacing materials that provide for water infiltration into the ground).

2. Exceptions to All-Weather Surfacing. An exception to the paving requirement may be granted made in the case of a single parcel in the RR or RVL zoning district with at least seventy-five feet of frontage on a public street, where the director may waive the driveway paving requirements due to the rural character of the area which makes the waiver desirable, with a requirement that a dust-free surface be provided (e.g., gravel, turf block, etc., where appropriate).

J. Wheel Stops/Curbing.

1. Continuous concrete curbing at least six inches high and six inches wide shall be provided for parking spaces located adjacent to fences, walls, property lines, landscaped areas, and structures. Individual wheel stops may be provided in lieu of continuous curbing when the parking is adjacent to a landscaped area, and the drainage is directed to the landscaped area, subject to the approval of the review authority.

2. When provided, wheel stops shall be placed to allow for two feet of vehicle overhang area within the dimension of the parking space.

K. Residential Garage Design. See Section 17.42.160(F)(2) of this title. (Ord. 766 § 2 Exh. A (part), 2004).

17.36.100 Driveways and site access.

Each driveway providing site access from a street, alley, or other public right-of-way shall be designed, constructed, and permanently maintained as follows:

A. Number of Driveways.

1. Single-Family Dwellings.

a. A parcel with a single-family dwelling shall be allowed only one driveway, except as allowed by following subsection (A)(1)(b) of this section.

b. A parcel within the RR or RVL zoning districts with a frontage of two hundred feet or more may have two separate driveways, or one circular driveway, provided that the resulting curb cuts are separated by a minimum distance of one hundred feet, or a lesser distance approved by the city engineer based on consideration of site topography and traffic safety.

2. Multifamily and Nonresidential Projects.

a. A multifamily or nonresidential project shall have no more than two driveways, unless the review authority determines that more than two driveways are required to accommodate anticipated project traffic, based on a traffic study.

b. Whenever a property has access to more than one street, access shall be generally limited to the lowest volume street, to minimize the traffic impacts of the project.

B. Location of Driveways. No driveway shall provide access to a site across a front property line in the CE, CG, and CD zoning districts unless no access to parking at the rear of the parcel can be obtained from an alley, street side property line, or across adjacent parcels.

1. Distance from Street Corner. No driveway shall be located less than one hundred fifty feet from the nearest street intersection, as measured from the centerline of the driveway to the centerline of the nearest travel lane of the intersecting street. A lesser distance may be approved by the city engineer for parcels with street frontages of less than one hundred fifty feet.

2. Driveway Spacing. Driveways shall be separated along the street frontage as follows:

a. Single-Family Residential Development. Driveways shall be separated by at least six feet, unless a shared, single driveway is approved by the review authority. The six-foot separation does not include the transition or wing sections on each side of the driveway; and

b. Multifamily and Nonresidential Development. Where two or more driveways serve the same or adjacent multifamily or nonresidential development, the centerline of the driveways shall be separated by a minimum of fifty feet. Exceptions to this standard shall be subject to the approval of the city engineer.

C. Driveway Width and Length.

1. Single-Family Dwellings. Each parcel with a single-family dwelling shall have a driveway with a minimum length of thirty feet measured from the back of the sidewalk, or the edge of the right-of-way where there is no sidewalk. The minimum width shall be twelve feet and the maximum width shall be twenty feet.

2. Multifamily and Nonresidential Projects. The minimum width of driveways providing access to multifamily and nonresidential parking spaces shall comply with the requirements for parking lot aisle widths in Table 3-9. The maximum driveway width shall be thirty feet, exclusive of the width of a median divider.

D. Clearance from Obstruction. The nearest edge of a driveway curb cut shall be at least three feet from the nearest property line, the centerline of a fire hydrant, light standard, traffic signal, utility pole, or other similar facility. Driveways shall have a minimum overhead clearance of fourteen feet in height, except within a parking structure, where clearance may be reduced to seven feet, six inches.

E. Surfacing. All access driveways required by this section, and as shown on the approved plans, shall be graded and properly drained, shall be permanently maintained with dust-free surfacing, and shall be paved with two inches of asphalt, concrete, paving units, or high volume fly ash concrete.

1. The review authority may authorize the use of other all-weather surfacing, where the review authority determines, in consultation with the city engineer, that the driveway is not needed for pedestrian access, and that the alternative surfacing will not impair accessibility for emergency vehicles. For the purposes of this section, alternative all-weather surfacing includes turf block, Hollywood driveway, and/or other surfacing materials that provide for water infiltration into the ground while providing adequate support for vehicles.

2. A driveway with a slope of ten percent or greater shall be paved with asphalt or concrete, or other material determined by the city engineer to be equally resistant to erosion. (Ord. 766 § 2 Exh. A (part), 2004).

17.36.110 Loading space requirements.

A. Number of Loading Spaces Required. Nonresidential uses shall provide off-street loading spaces in compliance with Table 3-10. Requirements for uses not listed shall be determined by the director based upon the requirements for comparable uses.

Table 3-10

Required Loading Spaces 

Type of Land Use

Loading Spaces Required

Commercial services, eating and drinking establishments, personal service establishments, retail store, repair shop, and wholesale establishments

 

5,000 – 30,000 sq. ft.

1 space

31,000 – 60,000 sq. ft.

2 spaces

60,001 – 90,000 sq. ft.

3 spaces

90,001 – 120,000 sq. ft.

4 spaces

120,001 sq. ft. and above

As required by the review authority

Hotel or motel

 

5,000 – 50,000 sq. ft.

1 space

50,001 – 100,000 sq. ft. and above

2 spaces

Manufacturing, storage facility, warehouse, or other industrial use

 

5,000 – 30,000 sq. ft.

1 space

31,000 – 60,000 sq. ft.

2 spaces

60,001 – 90,000 sq. ft.

3 spaces

90,001 – 120,000 sq. ft.

4 spaces

120,001 sq. ft. and above

As required by the review authority

Office, philanthropic, public, religious, and club uses

 

5,000 – 50,000 sq. ft.

1 space

50,001 – 100,000 sq. ft. and above

2 spaces

Public building, installation service structure, or utility; art gallery, auditorium, bus depot, college, library, museum, school, theater, transit station, or other place of public assembly or use which requires recurring delivery of goods by truck

1 space, plus as required by the review authority

B. Standards for Loading Areas. Off-street loading areas shall comply with the building code specifications and requirements for off-street loading facilities, and shall comply with the following requirements. The review authority may reduce these standards and the requirements of subsection A, Table 3-10 of this section, where the review authority first determines that the delivery, operating, and shipping characteristics of the use do not require the number or type of loading spaces required by this section.

1. Location. Loading spaces shall be on the same site for which the loading spaces are required, or an abutting parcel, and shall be located:

a. Outside of all required setbacks and not facing a public street;

b. As near as possible to the primary structure and within the rear two-thirds of the parcel;

c. To ensure that loading, unloading, and vehicle maneuvers take place on-site; and

d. To avoid adverse impacts upon neighboring residential properties.

2. Dimensions. Loading spaces shall be a minimum of twelve feet in width, forty feet in length, with fourteen feet of vertical clearance.

3. Lighting. Loading areas shall have lighting adequate for security and safety. Lighting shall be installed and maintained in compliance with Section 17.30.060 (Outdoor lighting) of this title.

4. Screening and Landscaping.

a. Loading areas shall be screened from abutting properties and streets with dense landscaping or solid decorative masonry walls with a height subject to the approval of the review authority.

b. Where a loading area abuts a street or another site, a landscaped strip of at least eight feet in width shall be planted, and permanently maintained with plant materials subject to the approval of the review authority; except that within fifty feet of a street intersection, the height of plant materials other than trees shall not exceed thirty-six inches.

c. The review authority may require additional screening and/or landscaping.

5. Surfacing. All loading spaces, access driveways, and maneuvering areas required by this chapter, and as shown on the approved plans, shall be graded and properly drained, shall be permanently maintained with dust-free surfacing, and shall be paved with two inches of asphaltic concrete, or other all-weather surfacing approved by the city engineer.

6. Striping. Loading spaces shall be striped, and identified for “loading only.” The striping and “loading only” notations shall be continuously maintained to be visible and clear.

7. Loading Ramps. Plans for loading ramps and truck wells shall be accompanied by a profile drawing showing the ramp, ramp transitions, and overhead clearances, and shall require city engineer approval.

8. Vehicle Repair Prohibited. Off-street loading facilities and areas required by this section shall be maintained for the duration of the use requiring the area, and no repair work or servicing of vehicles shall be allowed in the loading areas. (Ord. 766 § 2 Exh. A (part), 2004).

17.36.120 Designation of off-site parking and loading spaces.

If off-site parking or loading facilities are approved by the city in compliance with Section 17.36.080(G) of this chapter, a recordable covenant, easement, or other agreement (hereafter referred to as “agreement”), acceptable to the city attorney, shall be recorded in the county recorder’s office to ensure the continued availability of the parking or loading facilities.

A. Parties to Agreement. The parties to the agreement shall include the owner of the off-site parking spaces and the owner of the site requiring the parking.

B. Contents. The agreement shall include:

1. Covenants reflecting the city’s conditions of approval for the use requiring the parking or loading, and the off-site parking or loading plan approved by the city;

2. A requirement that the off-street parking or loading facilities shall not be used for any other purpose unless the restriction is removed by resolution of the commission, in compliance with subsection E of this section.

C. Certificate of Occupancy. No certificate of occupancy shall be issued until an attested copy of the recorded agreement has been filed with the director.

D. Loss of Off-Site Spaces.

1. Notification of City. The owner or operator of a business that uses approved off-site spaces to satisfy the parking requirements of this chapter shall immediately notify the director of any change of ownership or use of the property where the spaces are located, or of the property for which the spaces are required, and of any termination or default of the agreement between the parties.

2. Effect of Termination of Agreement. Upon notification that the agreement for the required off-site parking has terminated, the director shall establish a reasonable time in which one of the following shall occur:

a. Substitute parking is provided that is acceptable to the director; or

b. The size or capacity of the use is reduced in proportion to the parking spaces lost.

E. Commission’s Action to Remove Restriction. Upon submission of satisfactory evidence that other off-street parking or loading facilities have been provided in compliance with the requirements of this chapter, or that the use has ceased, or the structure has been removed or altered so as to no longer require the off-site parking or loading facilities, the commission shall remove the restriction. (Ord. 766 § 2 Exh. A (part), 2004).

17.36.130 Commercial vehicles on private property.

A. Parking Limit in Residential Zoning Districts. No “heavy duty” commercial vehicle shall be parked for more than three hours on private property in a residential zoning district except:

1. While loading or unloading goods or materials and the time required to complete the work exceeds the three-hour period; or

2. When the vehicle is parked in connection with and in aid of providing a service to or on a property in the block in which the vehicle is parked and time in addition to the three-hour period is necessary to complete the service.

B. Parking Limits in Nonresidential Zoning Districts. A “heavy duty” commercial vehicle may only be parked on private property within a nonresidential zoning district when the vehicle is:

1. Parked in an approved off-street parking space or an approved outdoor storage or activity area; and

2. Used in connection with and is owned or leased by an approved business located in a nonresidential zoning district; or

3. The vehicle is loading or unloading goods in connection with a business and is parked for not more than forty-eight hours.

C. Heavy Duty Defined. For the purposes of this section, a “heavy duty” commercial vehicle means a single vehicle or combination of vehicles having more than two axles, a single vehicle or combination of vehicles twenty feet or more in length, or a single vehicle or combination of vehicles having a manufacturer’s gross vehicle weight rating of six thousand pounds (three tons) or more. (Ord. 766 § 2 Exh. A (part), 2004).