Chapter 11.34 OFF-STREET PARKING REQUIREMENTS--GENERAL PROVISIONS, CONDITIONS AND EXCEPTIONS

Chapter 11.34
OFF-STREET PARKING REQUIREMENTS--GENERAL PROVISIONS, CONDITIONS AND EXCEPTIONS

Sections:

11.34.010 Application of chapter.

11.34.020 Off-street parking required.

11.34.030 Number of parking spaces required.

11.34.040 Parking requirements for uses not specified.

11.34.050 Parking requirements for buildings with mixed occupancies.

11.34.060 Parking requirements for joint use.

11.34.070 Parking requirements for common facilities.

11.34.080 General requirements on size and location of parking spaces and design of parking areas.

11.34.090 Improvement and maintenance of vehicle sales area required.

11.34.095 Improvement and maintenance of parking areas required.

11.34.100 Comprehensive planned facilities.

11.34.110 Waiver of parking provisions.

11.34.010 Application of chapter.

The foregoing regulations pertaining to the several zones shall be subject to the general provisions, requirements, conditions and exceptions contained in this chapter.

(Ord. 824 § 1700, 2-8-60)

11.34.020 Off-street parking required.

A. The owner of every residential dwelling heretofore constructed or remodeled, and which residential dwelling now provides off-street parking spaces, shall permanently maintain such spaces exclusively for parking purposes.

B. Irrespective of any permits previously issued, all plumbing which encroaches into any parking space within a garage accessory to a residential unit shall be relocated or removed to the extent that such plumbing prevents or interferes with the use of any required parking space.

C. The owner of any residential dwelling which is constructed or remodeled shall be required to construct an enclosed two-car garage for any unit up to three bedrooms in size, an enclosed three-car garage for four or five bedrooms, and an additional paved open parking space for each bedroom beyond five.

D. The requirement for a two-car garage shall not be imposed under any of the following circumstances:

1. Where the proposed remodeling involves only the addition of a bathroom or utility room, such as a laundry room, and such addition does not exceed one hundred square feet;

2. Where the dimensions or configuration of the lot, or the location of existing structures on the lot, make it impossible or impractical to construct an enclosed two-car garage. In such instances, a one-car garage may be authorized by the director of community development. Where only a one-car garage is possible on the lot, the residential unit is limited to a maximum of three bedrooms;

3. Where an existing enclosed two-car garage has been constructed on the lot pursuant to a building permit, and the external dimensions of such enclosed garage are equal to, or in excess of, eighteen by eighteen feet.

(Ord. 2223 § 1, 10-24-06: Ord. 1881 § 13, 7-22-91: Ord. 1857 § 1, 12-17-90; Ord. 1611 § 1, 6-25-84: Ord. 1172 § 1, 6-26-72 (repealed); Ord. 1011 § 1, 7-11-66: Ord. 824 § 1701, 2-8-60)

11.34.030 Number of parking spaces required.

The number of off-street parking spaces required shall be no less than as set forth in the following table, and these requirements shall not be considered as providing for employee parking unless specifically set forth below:


Use		Parking Spaces Required
Automobile courts and motels.	1	for each sleeping unit or dwelling unit.
Banks.	1	for each 200 sq. ft. of gross floor area.
Business offices, such as public utility, commercial, insurance agencies, real estate sales.	1	for each 300 sq. ft. of gross floor area.
Bowling alleys.	4	for each alley.
Churches.	1	for each 6 fixed seats in all parking-generating areas used simultaneously for assembly purposes, or if there be no fixed seats, then 1 for each 150 sq. ft. of floor space used for assembly purposes.
Dwellings, single-family or two-family (attached or detached).	2	parking spaces for each dwelling unit.
Dwelling, multiple (more than two families).	2	enclosed spaces for each dwelling unit and 1/5 open space per unit for guest parking or major portion thereof. (Ord. 1689 § 8, 3-24-86: Ord. 1624 § 9, 8-13-84).
Establishment for the sale and consumption on the premises of food and beverages. --having less than 4,000 sq. ft. of floor area.	1	for each 100 sq. ft. of gross floor area
--having 4,000 sq. ft. of floor area or more.	40	plus 1 for each 50 sq. ft. of gross floor area in excess of 4,000 sq. ft.
Furniture and appliances, hardware, household equipment, service shops, clothing or shoe repair or personal services such as barber and beauty shops.	1	for each 300 sq. ft. of gross floor area.
Hospitals.	2	for each bed.
Hotels.	1	for each bedroom.
Industrial uses, except as otherwise specified herein.	1	for each 3 employees on the maximum working shift, or 1 for each 450 sq. ft. of floor area, whichever amount is greater.
Institutional.	1	for each 400 sq. ft. of gross floor area plus 1 for each 2 employees. (Ord. 1410 § 3, 6-25-79).
Laboratories, biochemical, X-ray, dental, research and testing.	1	for each 300 sq. ft. of gross floor area
Libraries.	1	for each 250 sq. ft. of gross floor area.
Library stations and museums.	1	for each 500 sq. ft. of gross floor area.
Manufacturing uses, such as creameries, bottling establishments, bakeries, canneries, printing and engraving shops.	1	for each 3 employees on the maximum working shift, or 1 for each 300 sq. ft. of gross floor area, whichever amount is the greater.
Mini-warehouse buildings.	1	for each twenty-five storage cubicles and distributed equally throughout the storage area within parking lanes serving storage cubicles as follows: one-way driveways, one eighteen-foot wide parking and travel lane; two-way driveways, one twenty-six-foot wide parking and travel lane. (Ord. 1344 § 4, 8-8-77).
Mortuaries.	1	for each 25 sq. ft. of floor area of assembly rooms used for service.
Motor vehicle sales, machinery sales or wholesale stores.	1	for each 400 sq. ft. of gross floor area.
Pharmacies, drugstores.	1	for each 150 sq. ft. of gross floor area.
Professional offices: --attorneys, accountants, engineers, architects.	1	for each 200 sq. ft. of gross floor area.
--medical, dental, optometrist, chiropractors, oculists, opticians.	1	for each 150 sq. ft. of gross floor area.
Public utilities facilities not having business offices on the premises	1	for each two employees on the maximum shift.
	1	for each vehicle operated or kept in connection with the use. In no event shall less than two parking spaces be provided for each use regardless of the number of employees or vehicles operated. (Ord. 1059, 1-22-68).
Retail stores, except as otherwise specified herein: --having not more than 5,000 sq. ft. of floor area.	1	for each 200 sq. ft. of gross floor area.
--having more than 5,000 sq. ft. of floor area.	25	plus 1 for each 150 sq. ft. of gross floor area in excess of 5,000 sq. ft.
Rooming houses, lodging houses, clubs, fraternity houses having sleeping rooms.	1	for each sleeping room.
Rest homes, and homes for the aged.	1	for each 4 beds.
Sanitariums, children’s homes, asylums, nursing homes.	1	for each bed.
Schools.	1	for each employee.
Stadiums, sports arenas, auditoriums (including school auditoriums) and other places of public assembly, and clubs and lodges having no sleeping quarters.	1	for each 3 fixed seats in (all parking-generating) areas used simultaneously for assembly purposes, or if there are no fixed seats, then 1 for each 100 sq. ft. of floor area used for assembly purposes.
Theaters.	1	for each 3 seats up to 800 seats, plus 1 for each 5 seats over 800 seats.
Trade and/or vocational schools.	3	plus one for each student is designed to accommodate- date or one sq. ft. of parking for every sq. ft. of building, whichever is greater.
Transportation and trucking terminal facilities.		Adequate number as determined by the planning commission.
Warehouse and storage building.	1	for each 1,000 sq. ft. of gross floor area provided that any portion devoted to office or sales area shall provide 1 space per 200 sq. ft. of floor area so used.

(Ord. 1689 § 8, 3-24-86; Ord. 1624 § 9, 8-13-84; Ord. 1410 § 3, 6-25-79; Ord. 1344 § 4, 8-8-77; Ord. 1059, 1-22-68; Ord. 1038; Ord. 1026; Ord. 874, 4-9-62; Ord. 851, 8-14-61; Ord. 824 § 1702, 2-8-60)

11.34.040 Parking requirements for uses not specified.

When the parking requirements for a use are not specifically set forth herein, the parking requirements for such use shall be determined by the planning commission in the manner set forth in Section 11.30.040, and such determination shall be based upon the requirements for the most comparable use specified herein.

(Ord. 824 § 1703, 2-8-60)

11.34.050 Parking requirements for buildings with mixed occupancies.

Uses in a building or on a lot, the total requirements for off-street parking facilities shall be the sum of the requirements for the various uses computed separately. Off-street parking facilities for one use shall not be considered as providing required parking facilities for any other use except as hereinafter specified for joint use.

(Ord. 824 § 1704, 2-8-60)

11.34.060 Parking requirements for joint use.

The planning commission may, upon application by the owner or lessee of any property, authorize the joint use of parking facilities by the following uses or activities under the conditions specified herein.

1. Up to fifty percent of the parking facilities required by this chapter for a use considered to be primarily a daytime use may be provided by the parking facilities of a use considered to be primarily a night-time use; up to fifty percent of the parking facilities required by this chapter for a use considered to be primarily a night-time use may be provided by the parking facilities of a use considered to be primarily a daytime use, provided such reciprocal parking arrangement shall be subject to conditions set forth in Paragraph (4) below.

2. Up to twenty-five percent of the parking facilities required by this chapter for an auditorium incidental to a public or parochial school may be supplied by parking facilities of a use considered to be primarily a daytime use, provided such reciprocal parking area shall be subject to conditions set forth in Paragraph (4) below.

3. The following uses are typical daytime uses: banks, business offices, retail stores, personal service shops, clothing stores, shoe repair or service shops, manufacturing or wholesale buildings and similar uses. The following uses are typical of night time and/or Sunday uses: auditoriums incidental to a public or parochial school, churches, dance halls, theaters and bars.

4. Conditions required for joint use:

(a) The building or use for which application is being made for authority to utilize the existing off-street parking facilities provided by another building or use, shall be located within one hundred fifty feet of such parking facility.

(b) The applicant shall show that there is no substantial conflict in the principal operating hours of the building or uses for which the joint use of off-street parking facilities is proposed.

(c) Parties concerned in the joint use of off-street parking facilities shall evidence agreement for such joint use by a proper legal instrument approved by the city attorney as to form and content. Such instrument, when approved as conforming to the provisions of this title, shall be recorded in the office of the county recorder and copies thereof filed with the building department and the planning commission.

(Ord. 824 § 1705; 2-8-60)

11.34.070 Parking requirements for common facilities.

Common parking facilities may be provided in lieu of the individual requirements contained herein provided:

(1) The total of such off-street parking spaces, when used together, shall not be less than the sum of the various uses computed separately, unless any such common facility is to occupy a site of five thousand square feet or more, then the parking requirements as specified herein for each of two or more participating buildings or uses may be reduced not more than fifteen percent;

(2) The plan of the proposed parking area clearly indicating the proposed development, including location, size, shape, design, relationship to business sites to be served, curb cuts, lighting, landscaping and other features and appurtenances of the proposed parking lot shall be approved by the planning commission in the manner prescribed for a conditional use permit as set forth in Chapter 11.38. All parking areas shall be subject to the same restrictions governing accessory buildings as defined in the zone in which said parking area is located.

(Ord. 824 § 1706, 2-8-60)

11.34.080 General requirements on size and location of parking spaces and design of parking areas.

(1) Size of Parking Spaces. Each off-street parking space shall have an area of not less than one hundred eighty square feet exclusive of drives or aisles and a clear width of not less than nine feet. Each such space shall be provided with adequate ingress and egress, and shall be improved as provided in Section 11.34.090.

(a) Compact auto parking spaces may be approved for assigned numbered employee parking spaces for an industrial use when the required number of spaces exceeds twenty-five spaces for a maximum of twenty percent of the total required spaces. A compact parking space shall be not less than seven and one-half feet wide by fifteen feet deep except next to instructions or walls where the width shall be increased to ten feet. (Ord. 1535 § 1 (part), 9-13-82).

(b) Tandem auto parking spaces may be approved for assigned numbered employee parking spaces for an industrial use when the required number of spaces exceeds twenty-five spaces for a maximum of twenty-five percent of the total required spaces. (Ord. 1535 § 1 (part), 9-13-82).

(2) Ingress and Egress.

(a) In all zones ingress and egress to off-street parking facilities shall comply with the Revised Standard Driveways Plan No. M-11.59, adopted by the city council.

(3) Driveway Width and Radius. The width of a driveway shall be not less than ten feet. In residential zones the maximum width shall not exceed twelve feet, provided, however, that when a garage or parking space is so located that it cannot be entered or exited by driving in a straight line from the street or alley, a centerline radius of not less than twenty-six feet shall be maintained.

Exception. The planning official may approve a residential driveway with a width of not less than eight feet in an area on the lot or parcel where it is found impractical due to the location of preexisting structures to require the full width of ten feet for the full length of the driveway. (Ord. 1266 § 1, 6-9-75).

(4) Location. Off-street parking facilities shall be located as hereinafter specified. Where a distance is specified, such distance shall be the walking distance measured from the nearest point of the parking facility to the nearest point of the building that such facility is required to serve:

(a) Parking facilities for single-family and two-family dwellings shall be in a covered building enclosed on all sides. All openings shall be provided with doors or windows.

(b) Parking facilities for multi-family dwellings shall be in a covered garage, enclosed on all sides. (Ord. 1624 § 10, 8-13-84).

(c) Residential parking facilities shall be located on the same property or site as the buildings they are required to serve.

(d) For hospitals, sanitariums, homes for the aged, asylums, orphanages, rooming houses, lodging houses and club rooms, not more than one hundred fifty feet.

(e) For uses other than those specified, not over three hundred feet.

(f) No motor vehicle or trailer of any kind may be parked or stored in any required building line setback area other than on a driveway (as defined in Section 11.04.142 and as hereinabove set forth in Section 11.34.080 (3)).

EXEMPTION: This subsection shall not apply to the parking of a motor vehicle or trailer on lawns while the motor vehicle and/or trailer so parked is being continuously attended and the exterior of the motor vehicle and/or trailer is being washed. (Ord. 1757 § 1, 10-26-87; Ord. 1266 § 1 6-9-75).

(5) Motor Vehicle Maneuvering and Parking Space Layout.

(a) A parking facility shall be divided into parking lanes.

(b) A parking lane shall be composed of an unobstructed driving aisle flanked on each side by a tier of parking stalls.

(d) Maneuvering areas adjacent to parking spaces shall be arranged in accordance with the standards chart and diagrams contained in Table A and Diagrams A through H.

(e) Vehicular driveway ramps shall be designed in accordance with ramp standards contained in Table B.

(f) Adjoining parallel parking lanes shall be designed for car movements in opposing directions. The parking lanes and connecting driveways shall be comprehensively designed so far as possible to permit circulation of cars from one parking lane to another without the necessity to emerge onto boundary streets to reach one parking lane from another.

(g) Where a multiple-lane parking lot fronts upon only one street, there may be only one entrance-exit to each one hundred twenty feet of frontage upon such street.

(h) Where parking lots occupy property located at the angle formed by intersecting streets, any exit from the parking lot by which cars will emerge from the parking lot into the traffic flow that is approaching the street intersection shall be located no closer to the intersection than seventy-five feet, or two-thirds of the length or width of the frontage of the parking lot upon the same street, whichever is the least.

(i) Any off-street parking facility shall be so designed that any vehicle emerging from the parking facility shall be able to enter the bounding street by moving in a forward direction. This provision need not apply to off-street parking facilities in the R-1 and R-2 zones and R-1 and R-2 uses in an R-3 zone.

TABLE A
STANDARDS CHART--9’ X 20’ SPACES
N	P	S	a	C	A+	P’	S’
Parking angle	Width of parking section	Depth of stall	Width of aisle	Curb length per car	Area per car* Sq.	Width of parking section	Depth of stall
Degrees	Lin. Ft.	Lin. Ft.	Lin. Ft.	Lin. Ft.	Lin. Ft.	Lin. Ft.	Lin. Ft.
0	32’0"	9’0"	14’	22’0"
30	49’8"	17’10"	14’	18’2"	324	41’10"	13’11"
35	51’8"	18’10"	14’	15’8"	297	44’4"	15’2"
40	53’4"	19’8"	14’	14’1"	276.3	46’8"	16’4"
45	55’0"	20’6"	14’	12’9"	261	48’8"	17’4"
50	60’2"	21’1"	18’**	11’8"	248.4	54’6"	18’3"
55	61’2"	21’7"	18’**	10’11"	236.8	56’0"	19’0"
60	61’8"	21’10"	18’**	10’5"	226.8	57’2"	19’7"
65	65’10"	21’11"	22’**	9’11"	217.8	62’2"	20’1"
70	65’10"	21’11"	22’**	9’7"	210.6	62’8"	20’4"
75	65’4"	21’8"	22’**	9’4"	201.6	63’0"	20’6"
80	68’6"	21’3"	26’**	9’1"	194.6	67’0"	20’6"
85	67’4"	20’8"	26’**	9’0"	188.5	66’8"	20’4"
90	66’0"	20’0"	26’**	9’0"	180	66’0"	20’0"

* Area includes waste area at ends of 9’x20’ space (aisle space not included).

** Width of aisle permits two-way circulation only when a turn-around is provided.

*** Width of aisle permits two-way circulation.

TABLE B
RAMP STANDARDS
Percent of Slope	Degree of Slope	One Transition length (1)	Factor (2)	Setback length (3)
5%	2.87	None	20.00	None
10%	5.72	None	10.00	None
13%	7.42	None	7.69	None
14%	7.98	10’	7.14	None
15%	8.53	10’	6.67	5’
16%	9.10	10’	6.25	5’
17%	9.65	10’	5.88	5’
18%	10.20	10’	5.56	5’
19%	10.75	10’	5.26	5’
20%	11.32	12’	5.00	5’
21%	11.87	12’	4.76	6’
22%	12.40	12’	4.55	7’
23%	12.98	12’	4.35	8’
24%	13.50	12’	4.17	9’
25%	14.05	12’	4.00	10’

(1) This column contains the transition length (rounded to the nearest foot) for only one end ramp. Actual transition lengths vary depending on slope (maximum variance .18 of a foot). To compute total ramp length requires including a transition length for both ends of the ramp. The transition grade is one-half the percentage or degree of slope of the straight ramp.

(2) The factor is used to compute straight ramp length. The formula is: (Ramp Depth x Factor)--One Transition Length = Straight Ramp Length.

(3) Setback length applies to ramps existing from below grade parking areas.

(4) The formula to compute total ramp length is: Straight Ramp Length + (2 x Transition Length) + Setback Length = Total Ramp Length.

NOTES:

A] No part or ramp is to be located in future street rights-of-way.

B] No vehicles permitted to back up the ramp.

C] Only open guard rails are permitted above surface grade. Visibility through open guard rails must be provided to assure safe sight distances.

(Ord. 1757 § 1, 10-26-87; Ord. 1624 § 10, 8-13-84; Ord. 1535 § 1, 9-13-82; Ord. 1266 §§ 1, 2, 6-9-75; Ord. 1059 § 3, 1-22-68; Ord. 949, 12-14-64; Ord. 914; Ord. 874, 4-9-62; Ord. 851, 8-14-61: Ord. 824 § 1707, 2-8-60)

11.34.090 Improvement and maintenance of vehicle sales area required.

Every lot used as a vehicle sales area, trailer sales area, boat sales area, or similar use shall be developed and maintained in the following manner:

(1) SURFACING. Vehicle sales areas, trailer sales area, boat sales areas, or similar use shall be surfaced and maintained with cement concrete or asphaltic concrete, a minimum of three inches in thickness, so as to eliminate dust or mud, and shall be so graded and drained to dispose of all surface water. Drainage shall be taken to the curb or gutter and away from buildings and adjoining property.

(2) BORDER BARRICADES AND SCREENING.

(a) Every vehicle sales area, trailer sales area, boat sales area, or similar use that is not separated by a wall from any adjoining property, street, or alley property line upon which it abuts, shall be provided with a suitable concrete curb not less than six inches in height, located not less than three feet from such adjoining property, street, or alley property lines and such curb shall be securely installed and maintained, provided no such curb shall be required across any driveways or entrances to such vehicle sales area.

(b) Every vehicle sales area, trailer sales area, boat sales area, or similar use which abuts property located in one of the R zones shall be separated from such property by a solid masonry wall not less than five feet in height measured from the grade of the finished surface of such parking area closest to the contiguous R zoned property, provided that along a required front yard the wall shall be not less than twenty-four inches or more than thirty inches in height. No such wall need be provided where the elevation of that portion of the vehicle sales area, trailer sales area, boat sales area, or similar use immediately adjacent to an R zone is six feet or more below the elevation of such R zoned property along the common property line.

(c) Any lights provided to illuminate any vehicle sales area, trailer sales area, boat sales area or similar use permitted by this title shall be so arranged as to reflect the light away from any premises upon which a dwelling unit is located.

(Ord. 1059 § 4; January 22, 1968: prior Ord. 824 § 1708; February 8, 1960)

11.34.095 Improvement and maintenance of parking areas required.

Every lot used as a public or private parking area and the driveways thereto shall be developed and maintained in the following manner:

(1) SURFACING. Off-street parking areas shall be surfaced and maintained with cement concrete or asphaltic concrete, a minimum of three inches in thickness, so as to eliminate dust or mud, and shall be so graded and drained to dispose of all surface water. Drainage shall be taken to the curb or gutter and away from buildings and adjoining property.

(2) BORDER BARRICADES AND SCREENING.

(a) Every parking area shall be separated by a solid masonry wall, at least twenty-four inches in height, from any street frontage upon which it abuts, and shall be provided with a suitable concrete curb or bumpers not less than six inches in height, located not less than three feet from such adjacent street property line and such curb or bumpers shall be securely installed and maintained.

(b) Every parking area which abuts property located in one of the R zones shall be separated from such property by a solid masonry wall not less than five feet in height measured from the grade of the finished surface of such parking area closest to the contiguous R zoned property, provided that along a required front yard the wall shall be not less than twenty-four inches or more than thirty inches in height. No such wall need be provided where the elevation of that portion of the parking area immediately adjacent to an R zone is six feet or more below the elevation of such R zoned property along the common property line.

(c) Any lights provided to illuminate any parking area permitted by this title shall be so arranged as to reflect the light away from any premises upon which a dwelling unit is located.

(Ord. 1059 § 5, 1-22-68; Ord. No. 1960 § 2, 10-12-93)

11.34.100 Comprehensive planned facilities.

Areas may be exempted entirely or in part from the parking requirements as otherwise established in this chapter and such exemption shall be subject to conditions as defined by the planning commission; provided:

(1) Such area shall be accurately defined as a district by the planning commission after processing in the same manner required for an amendment to the zoning ordinance. The planning commission may from time to time modify, alter, increase or decrease the area defined in the same manner hereinabove set forth.

(Ord. 824 § 1709, 2-8-60; Ord. 875 § 1, 4-9-62)

11.34.110 Waiver of parking provisions.

The commission may by resolution waive or modify the requirements set forth herein establishing the amount of required parking area for uses such as follows:

(a) Electrical power generating plants, electrical transmission station, utility storage yards, or other uses of similar or like nature involving very limited number of persons, or which do not require personnel in daily attendance for operating or maintenance.

(b) Industrial uses where parking requirements exceed five hundred spaces.

(Ord. 824 § 1710, 2-8-60; Ord. 874 § 14, 4-9-62)