Chapter 17.36
Parking and Loading
Sections:
17.36.030 General Parking Regulations
17.36.040 Number of Parking Spaces Required
17.36.050 Disabled/Handicapped Parking Requirements
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
17.36.010 - Purpose
The requirements of this Chapter are intended to ensure that suitable off-street parking and loading facilities are provided for all uses and developments, and that the facilities are properly designed, attractive, and located to be unobtrusive while meeting the needs of the specific use.
17.36.020 - Applicability
A. Off-street parking and loading required. Each land use and structure, including a change or expansion of a land use or structure, shall provide suitable off-street parking and loading facilities in compliance with this Chapter.
B. Timing of improvements. A land use shall not be commenced and a structure shall not be occupied until the parking and loading improvements required by this Chapter are completed and approved by the Director.
17.36.030 - General Parking Regulations
A. 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; provided that the approval of a Limited Term Permit (Section 17.71.030) may allow the temporary use of a parking or loading space for other purposes.
B. Parking and loading to be unrestricted. A lessee, owner, tenant, or other person having control of the operation of 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.
C. Vehicles for sale. No vehicle, trailer, or other personal property shall be parked on private property for the purpose of displaying the vehicle, trailer, or other personal property for hire, rental, or sale, unless the applicable zoning district allows the use, and the person or business at that location is licensed to sell vehicles, trailers, or other personal property. However, one vehicle or trailer owned by the lessee, owner, or renter of the property may be displayed for the purpose of sale for a maximum of one month.
D. Recreational vehicle (RV) parking.
1. The storage (parking for any period longer than 72 hours) of a recreational vehicle (RV) and/or boat in a residential zoning district shall be allowed only when all portions of the vehicle or boat are located entirely within the property boundaries and do not extend into the public right-of-way.
2. Parking within setback areas shall also comply with Section 17.30.100.D. (Limitations on the Use of Setbacks).
17.36.040 - Number of Parking Spaces Required
Each land use shall be provided the number of off-street parking spaces required by this Section. See Sections 17.36.060, and 17.36.070 for off-street parking requirements for bicycles and motorcycles, respectively.
A. Parking requirements by land use.
1. Number of spaces. The number of off-street parking spaces required for each land use is determined as follows. Rules for the calculation of the required number of spaces are in Subsection A.2, below.
a. Basic space requirement. Each land use shall provide the number of off-street parking spaces required by Table 3-7, except where a greater or lesser number of spaces are required through Minor Use Permit or Use Permit approval in compliance with Section 17.71.060.
b. Use not listed. A land use not specifically listed in Table 3-7 shall provide parking as required by the Director. The Director shall use the requirements in Table 3-7 as a guide in determining the appropriate number of off-street parking spaces required for the use.
c. Use with accessory components. A single use with accessory components shall provide parking for each component. For example, a hotel with a gift shop shall provide the parking spaces required by Table 3-7 for a hotel (e.g., the guest rooms), and for a gift shop.
d. Multi-tenant site.
i) 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 shopping center with shared parking and no spaces reserved for a particular use. In this instance, the parking shall be provided as required by Table 3-7 for a shopping center.
ii) When a multi-tenant center includes one or more uses that will need more parking than retail uses (e.g., a health/fitness facility, restaurant, or theater) additional parking shall be required for the non-retail use unless a parking reduction is approved in compliance with 17.36.080 (Reduction of Parking Requirements), below.
e. 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. See also Chapter 17.90 (Nonconforming Uses, Structures, and Parcels). However, If required driveway access for one off-street space eliminates one on-street parking space, the off-street space shall not be required.
f. Excessive parking.
i) The City discourages a land use being provided more off-street parking spaces than required by this Chapter, in order to avoid the inefficient use of land, unnecessary pavement, and excessive storm water runoff from paved surfaces.
ii) The provision of off-street parking spaces in excess of the requirements in Table 3-7 is allowed only with Minor Use Permit approval in compliance with Section 17.71.060, and only when additional landscaping, pedestrian amenities and necessary storm drain improvements are provided to the satisfaction of the review authority.
2. Calculation of required parking.
a. Floor area. In any case where Table 3-7 expresses a parking requirement based on floor area in square feet (for example: 1 space for each 1,000 sf of floor area), the floor area shall be construed to mean gross interior floor area.
b. Rounding of calculations. If a fractional number is obtained in calculations performed in compliance with this Chapter, one additional parking space shall be required for a fractional unit of 0.50 or above, and no additional space shall be required for a fractional unit of less than 0.50.
c. Bench or bleacher seating. Where fixed seating is provided as benches, bleachers, pews, or similar seating, a seat shall be defined as 24 inches of bench space for the purpose of calculating the number of parking spaces required by Table 3-7.
d. Parking based on employees. Whenever parking requirements are based on the number of employees, calculations shall be based on the largest number of employees on duty at any one time.
B. Use of on-street parking - Exception. Available on-street parking spaces cannot be used to meet the parking requirements identified in this Chapter. An exception to this provision may be granted for a licensed day care facility or a pre-school, subject to Minor Use Permit approval in compliance with Section 17.71.060.
1. Criteria for approval. The Minor Use Permit may be issued if it meets all of the following criteria, in addition to the findings identified in Section 17.71.060:
a. The exception shall be granted only for uses in an existing structure. It shall not be granted for any expansion of gross floor area to a structure or for new construction.
b. The maximum amount of parking which is feasible shall be provided on-site.
c. The exception shall only be granted in situations where the City Engineer has determined that the exception will not result in potentially unsafe conditions for vehicles or pedestrians.
2. Annual review. Each Minor Use Permit that grants an exception to off-street parking requirements shall be reviewed annually, and, if the review authority finds that the use of on-street parking spaces is creating a nuisance, the City may initiate proceedings to revoke the Minor Use Permit.
C. Nonconforming parking. A use or structure with nonconforming off-street parking may be physically changed or undergo a change in use in compliance with the following provisions.
1. Residential uses. No additional parking spaces shall be required; provided, the change does not 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.
a. 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.
b. If the use of the structure is changed to one that requires more parking than the previous use, only the difference between the number of parking spaces required for the previous use and those required for the new use shall be added.
c. The change shall not eliminate the only portion of the site that can be used for the required or existing parking or access.
3. Waiver by Director. The Director may waive parking requirements when a nonconforming structure is proposed for rehabilitation if the Director determines that the existing structure location, parcel size, or topography renders the requirement unreasonable.
D. Recreational vehicle (RV) parking spaces. Off-street recreational vehicle (RV) parking spaces shall be provided as follows for retail uses, shopping centers, and visitor attractions that are required by this Chapter to provide 40 or more off-street parking spaces.
1. Number of RV spaces required. RV parking spaces shall provided at a minimum ratio of one RV space for each 40 off-street vehicle parking spaces, or fraction thereof, required by this Chapter.
2. RV stall dimensions. Each RV parking space shall be designed as a pull-through space with a minimum width of 12 feet and a minimum length of 40 feet, with 14 feet of vertical clearance.
3. Modifications by Director. The Director may modify the provisions of this Subsection through a Minor Use Permit granted in compliance with Section 17.71.060.
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Land Use Type: Manufacturing Processing and Warehousing |
Vehicle Spaces Required |
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All manufacturing, industrial, and processing uses, except the following. |
1 space for each 200 sf of office area; 1 space for each 500 sf of floor and/or ground area devoted to other than office use; 1 space for each 5,000 sf of open storage. |
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Media production |
1 space for each 300 sf of floor area. |
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Recycling facilities |
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Heavy or light processing facilities |
Determined by Use Permit. |
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Large collection facilities |
Determined by Use Permit. |
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Scrap/dismantling yards |
1 space for each 300 sf of gross floor area, plus 1 space for each 10,000 sf of gross yard area. |
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Small collection facilities |
Determined by Minor Use Permit. |
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Wholesaling and distribution |
1 space for each 500 sf of floor area. |
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Clubs, community centers, lodges, and meeting halls |
1 space for each 100 sf of floor area. |
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Commercial recreation facilities - Indoor, except for the following: |
1 space for each 400 sf of floor area. |
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Arcades |
1 space for each 200 sf of floor area. |
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Bowling alleys |
4 spaces for each alley. |
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Pool and billiard rooms |
2 spaces for each table. |
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Commercial recreation facilities - Outdoor |
Determined by Use Permit |
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Conference/convention and sports/entertainment facilities |
1 space for each 200 sf of floor area. |
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Equestrian facilities |
1 space for each 5 horses boarded. |
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Golf |
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Golf courses and country clubs |
4 spaces per hole, plus as required by this table for accessory uses (e.g., banquet room, bar, pro shop, restaurant, etc.) |
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Golf driving range |
1 space for each tee. |
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Health/fitness facilities |
1 space for each 200 sf of floor area. |
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Library, gallery, and museum |
1 space for each 300 sf of floor area. |
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Religious facilities |
1 space for each 4 seats or 1 space for each 75 sf of floor area, whichever would yield more spaces; plus 1 space for each classroom or office. |
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Schools (public and private) |
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Kindergarten and nursery schools |
1 space per employee plus 1 space for each 10 children. |
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(Middle) Elementary/junior highs |
1 space per employee plus 1 space for each 10 students. |
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(Secondary) High schools |
1 space per employee plus 1 space for each 5 students. |
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Colleges and universities (including trade, business, and art/music/dancing schools) |
1 space per employee plus 1 space for each 2 students. |
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Studios (art, dance, martial arts, music, etc.) |
1 space for each 200 sf of floor area. |
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Theaters, auditoriums, and places of assembly |
1 space for each 4 seats or 1 space for each 100 sf of floor area, whichever would yield more spaces. |
Notes:
(1) Recreational vehicle parking spaces may also be required. See Section 17.36.040.D (Recreational vehicle (RV) parking spaces).
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Land Use Type: Residential Uses |
Vehicle Spaces Required |
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Live/work unit |
2 spaces for each unit. |
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Mobile home |
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Outside of mobile home park |
1 space for each unit. |
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Within a mobile home park |
1 space for each unit, plus 0.5 guest parking space and 0.25 parking space for each unit for vehicle storage. |
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Multi-family housing |
Project of 4 or fewer units - 1 space for units less than 400 sf; 1.5 spaces for units between 400 and 960 sf; and 2 spaces per unit for units larger than 960 sf. Project of 5 or more units - 2 spaces for each unit, 3 spaces for units with 4 or more bedrooms, plus guest parking at a ratio of 1 uncovered space for each 3 units. Guest parking is not required for a project with 4 or fewer units. |
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Multi-family housing component within a mixed use project |
Studio or 1 bedroom unit - 1 space for each unit 2 or 3 bedroom unit - 2 spaces for each unit Guest parking - 1 space for each 4 units |
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Organizational house |
1 space for each bedroom. |
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Residential care facility |
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Six or fewer clients |
2 spaces. |
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Seven or more clients |
1 space for each 2 residential units, plus 1 space for each 4 units for guests and employees. |
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Rooming or boarding house |
1 space for each bedroom. |
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Second dwelling unit |
See Section 17.42.170.F |
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Single-family dwelling |
2 spaces; 3 spaces for dwellings with 4 or more bedrooms |
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Land Use Type: Retail Trade |
Vehicle Spaces Required (1) |
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All “Retail Trade” and general retail uses listed in Section 17.22.020, Table 2-6, except for the following: |
1 space for each 300 sf of floor area, plus 1 space for each 300 sf of outdoor sales area. |
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Auto and vehicle sales and rental |
1 space for each 400 sf of floor area for the showroom and offices, plus 1 space for each 2,000 sf of outdoor display area, plus spaces as required by this Section for parts sales (“retail trade,” above), and vehicle services. |
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Bar, cocktail lounge, night club, tavern |
1 space for each 4 seats; or 1 space for each 200 sf of floor area, whichever would yield more spaces |
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Building and landscape materials and furniture stores |
1 space for each 500 sf of indoor display area for the first 10,000 sf, 1 space for each 1,000 sf of indoor display area over 10,000; 1 space for each 1,000 sf of outdoor display area. |
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Convenience store |
1 space for each 250 sf of floor area. |
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Marine-related use (hardware, supplies, rentals, and sales) |
1 space for each 500 sf of floor area for the showroom and offices, plus 1 space for each 5,000 sf of outdoor display area, plus spaces as required by this Section for parts sales (“retail trade,” above), and services. |
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Restaurant, cafe, coffee shop |
1 space for each 60 sf of dining area. |
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Service station |
1 space for each 300 sf of floor area, plus 3 spaces for each service bay. |
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Shopping center |
1 space for each 300 sf of floor area |
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Warehouse retail center |
1 space for each 500 sf of indoor display area for the first 10,000 sf, 1 space for each 1,000 sf of indoor display area over 10,000; 1 space for each 1,000 sf of outdoor display area. |
Notes:
(1) Recreational vehicle parking spaces may also be required. See Section 17.36.040.D (Recreational vehicle (RV) parking spaces).
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Land Use Type: Service Uses |
Vehicle Spaces Required |
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Banks and financial services |
1 space for each 300 sf of floor area, plus 4 tandem stacking spaces for each drive-up teller or teller station. |
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Child day care |
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Large family day care home |
3 spaces minimum; may include spaces provided to fulfill residential parking requirements and on-street parking so long as it abuts the site. |
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Child/adult day care center |
1 space for each employee, plus 1 space for each 10 children. |
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Equipment rental |
1 space for each 300 sf of floor area; none required for outdoor storage and rental area; provided, sufficient area is provided within the yard to accommodate all customer vehicles entirely on-site. |
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Freight terminal |
1 space for each 1,000 sf of lot area, plus 1 space for each commercial vehicle. |
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Laundry - Dry cleaning pick-up facilities and Laundromats |
1 space for each 300 sf of floor area. |
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Laundry - Laundries and dry cleaning plants |
1 space for each 1,000 sf of floor area. |
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Lodging |
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Bed and breakfast inn |
1 space for each guest room, plus 2 spaces for the manager or owner. |
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Hotel or motel |
1 space for each unit, plus 2 spaces for the manager or owner, plus required spaces for accessory uses. |
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Medical Marijuana Dispensary |
1 space for each 300 sf of floor space. (Ord. 851 §2, 2005) |
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Medical services |
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Clinic, laboratory, urgent care, doctor office |
1 space for each 250 sf of floor area or 4 spaces for each doctor, whichever would yield more spaces. |
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Extended care |
1 space for each 3 beds or patients the facility is licensed to accommodate. |
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Hospitals |
1 space for each bed, plus 1 space for each 500 sf of floor area. |
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Mortuaries and funeral homes |
1 space for each 300 sf of floor area within the facility or 1 space for each 4 seats in the sanctuary, whichever would yield more spaces. |
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Land Use Type: Service Uses (Continued) |
Vehicle Spaces Required |
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Offices |
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Business, service, government |
1 space for each 300 sf of floor area. |
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Processing and corporate |
1 space for each 150 sf of floor area. |
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Professional/administrative |
1 space for each 300 sf of floor area |
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Personal services and personal services - restricted |
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All personal service uses except the following |
1 space for each 300 sf of floor area |
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Barber/beauty shops |
2 spaces for each barber or beautician, with a minimum of 4 spaces. |
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Storage |
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Cold storage facilities or ice plants |
1 space for each 500 sf of floor area. |
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Outdoor storage |
1 space for each 3,000 sf of lot area. |
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Personal storage facilities (mini-storage) |
4 spaces for the manager’s office. |
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Warehousing |
1 space for each 500 sf of floor area. |
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Vehicle services (major and minor repair) |
4 spaces for each service or wash bay, plus spaces for any office as required by this Section for offices. |
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Veterinary clinics, animal hospitals, boarding, or kennels |
1 space for each 300 sf of floor area. |
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Boarding or kennels separate from other veterinary facilities |
1 space per employee, plus 2 spaces. |
17.36.050 - Disabled Parking Requirements
A. Number of spaces required.
1. One parking space for the disabled shall be provided within a parking lot with less than 26 spaces. With a Minor Use Permit, a shared space may be provided on a nearby parking lot.
2. Larger parking lots shall include additional spaces for the disabled as required by State or Federal law whichever is more stringent at the time of application.
3. Parking spaces required for the disabled shall count toward compliance with the minimum number of off-street parking spaces required by this Chapter.
B. Minimum space width. Each parking space for the disabled shall have a minimum width of 17 feet.
17.36.060 - Bicycle Parking
Each multi-family project of five or more units and nonresidential land use shall provide bicycle parking in compliance with this Section.
A. Number of bicycle spaces required.
1. Multi-family project. A multi-family project of five or more units shall provide bicycle parking spaces equal to a minimum of 10 percent of the required vehicle spaces, unless separate secured garage space is provided for each unit. The bicycle spaces shall be distributed throughout the project.
2. Nonresidential project. A nonresidential project (e.g., retail, office, etc.) shall provide bicycle parking spaces equal to a minimum of five percent of the required vehicle spaces, distributed to serve customers and employees of the project.
B. 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, with a minimum of seven feet of overhead clearance, and shall be conveniently located and generally within proximity to the main entrance of a structure.
17.36.070 - Motorcycle Parking
A parking lot with 50 or more vehicle parking spaces shall provide motorcycle parking spaces conveniently located near the main entrance to the primary structure and accessed by the same access aisles that serve the vehicle parking spaces in the parking lot.
A. Number of spaces required. A minimum of one motorcycle parking space shall be provided for each 50 vehicle spaces or fraction thereof.
B. Space dimensions. Motorcycle spaces shall have minimum dimensions of four feet by seven feet.
17.36.080 - Reduction of Parking Requirements
A. Shared on-site parking.
1. Where two or more adjacent 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 Minor Use Permit approval granted in compliance with Section 17.71.060.
2. Approval shall also require 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 served for the duration of the use.
B. Reduction of required parking. The Director may reduce the number of parking spaces required by Section 17.36.040 (Number of Parking Spaces Required), through the granting of a Minor Use Permit in compliance with Section 17.71.060, 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. Central Business District (CBD) Special Parking Combining Zone. The following parking requirements shall apply to areas within the CBD shown on the CBD Special Parking Combining Zone Map, below. An applicant may either comply with the parking requirements identified in Section 17.36.040 (Number of Parking Spaces Required), above, meet the alternative CBD parking requirements identified in Subsection C.2, or pay the parking in lieu fee identified in Subsection C.3.
1. Exemptions from the off-street parking requirements. The following uses located within the CBD Special Parking Combining Zone are exempt from the off-street parking requirements identified in this Chapter:
a. Replacement of an existing use with a new use determined to be similar by the Director.
b. On the ground floor, any intensification of a commercial use except for bars, cocktail lounges, restaurants, and taverns.
c. Any use with hours of operation exclusively after 5:00 p.m.
d. Residential dwelling units located above ground floor commercial uses.
2. Number of parking spaces required for uses in the CBD Special Parking Combining Zone.
a. Off-street parking for uses in the CBD Special Parking Combining Zone shall comply with the requirements in Table 3-8.
b. A land use not specifically listed by Table 3-8 shall provide parking as required by the Director. The Director shall use the requirements in Table 3-8 as a guide in determining the appropriate number of off-street parking spaces required for the use.
c. In any case where Table 3-8 expresses a parking requirement based on floor area in square feet (for example: 1 space for each 400 sf of floor area), the floor area shall be construed to mean gross interior floor area.
d. A single use with accessory components shall provide parking for each component. For example, a hotel with a gift shop shall provide the parking spaces required by Table 3-8 for a hotel (e.g., the guest rooms), and for the gift shop.
e. If a fractional number is obtained in calculations performed in compliance with this Subsection, one additional parking space shall be required for a fractional unit of 0.50 or above, and no additional space shall be required for a fractional unit of less than 0.50.
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Land Use Type: |
Vehicle Spaces Required |
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Bars, cocktail lounges, restaurants, and taverns |
1 space for each eight seats or 1 space for each 400 sf of floor area, whichever would yield more spaces. |
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Lodging |
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Bed and breakfast inns |
1 space for each unit, plus 1 space for the manager or owner. |
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Hotels or motels |
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Residential dwelling units |
1 space for each dwelling unit. |
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Retail commercial and office uses |
1 space for each 600 sf of floor area. |
Figure 3-7 - CBD Special Parking Combining Zone
3. Parking in lieu fee. Parking requirements in the CBD Special Parking Combining Zone may be waived at the discretion of the approval authority, if the owner of the subject property pays a parking in lieu fee to the City in compliance with this Subparagraph.
a. In lieu of providing the off-street parking spaces required by this Subsection, these requirements may be satisfied by the payment to the City of an in lieu parking fee established by the Council and identified in the City’s Fee Schedule for both the use of existing structures and for new structures for each required off-street parking space which is not provided.
b. Parking in-lieu fees may be authorized in the CBD Special Parking Combining Zone for changes of use or projects for which provision of sufficient parking on site is not possible. Parking in-lieu fees are discouraged for changes of use or new development that can accommodate required parking on site. The funds shall be deposited with the City in a special fund and shall be used and expended for the purpose of acquiring and developing off-street parking facilities located insofar as reasonable in the general vicinity of the structures for which in lieu payments were made as well as for meeting parking needs through strategies to reduce parking demand or to improve access to parking.
D. Parking reduction for small recycling collection facilities.
1. A reduction in vehicle parking spaces as provided in Table 3-9 may be allowed within an established nonresidential parking facility to accommodate a small recycling collection facility, when developed in compliance with Section 17.42.150 (Recycling Facilities).
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Number of Available Vehicle Parking Spaces |
Maximum Reduction (in vehicle spaces) |
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0-25 |
0 |
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26-35 |
2 |
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36-49 |
3 |
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50-99 |
4 |
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100+ |
5 |
2. A maximum five-space reduction shall be allowed when not in conflict with parking needs of the host nonresidential use.
17.36.090 - Parking Design and Development Standards
Required parking areas shall be designed, constructed, and properly maintained in compliance with the following requirements. Except where noted, the Director may modify the requirements of this Section through Minor Use Permit approval (Section 17.71.060).
A. Location of parking. Parking areas shall be located as follows:
1. Residential. Residential parking shall be located on the same parcel as the uses served. Temporary (overnight) parking is allowed within required setback areas only on a paved driveway.
2. Nonresidential. Nonresidential parking shall be located on the same parcel as the uses served or within 300 feet of the parcel if shared parking or public parking facilities are used to meet parking requirements.
a. Nonresidential parking shall not be located within a required front setback.
b. Parking may be located within a required side or rear setback; provided that it is separated from the side or rear property line by a minimum five-foot wide landscaped area.
3. Within the Downtown. Parking within the Downtown area identified by Subsection 17.36.080.C, Figure 3-7 (CBD Special Parking Combining Zone), shall not be located between a primary building and the fronting street.
B. Access to parking. Access to parking areas shall be provided as follows for all parking areas other than garages for individual dwelling units.
1. Parking areas shall provide suitable maneuvering area so that vehicles enter from and exit to a public street in a forward direction only.
a. Parking lots shall be designed to prevent access at any point other than at designated access drives.
b. Single- and multi-family dwellings units are exempt from this requirement, unless specifically required by conditions of a discretionary permit.
c. This requirement does not apply to alleys, unless so specified in a specific zoning district.
2. A nonresidential development that provides 50 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 20 feet from the street right-of-way, to provide a queuing or stacking area for vehicles entering and exiting the parking area. See Figure 3-8.
3. A minimum unobstructed clearance height of 14 feet shall be maintained above areas accessible to vehicles within nonresidential developments.
4. The design of parking lots on adjacent parcels may be required to provide for joint use and access, with cross parking easements, to limit access points to public rights-of-way, and encourage motorists to park once to complete multiple tasks.
C. Access to adjacent sites.
1. Nonresidential developments.
a. Applicants for nonresidential developments are encouraged to provide on-site vehicle access to parking areas on adjacent nonresidential properties to provide for convenience, safety, and efficient circulation.
b. A joint access agreement running with the land shall be recorded by the owners of the abutting properties, as approved by the Director, guaranteeing the continued availability of the shared access between the properties.
2. Residential developments. Shared pedestrian access between adjacent residential developments is also strongly encouraged.
D. Parking stall and lot dimensions.
1. Minimum parking space and driveway dimensions. Each parking stall, and other parking lot features shall comply with the minimum dimension requirements in Table 3-10, and as illustrated in Figures 3-8 and 3-9. The Director shall not reduce these requirements.
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Minimum Uni-Stall Requirements |
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Width |
Length |
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9 ft |
18 ft |
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Angle of Parking (in degrees) |
Space Width (in feet) |
Curb Length (per vehicle) |
Space Depth (from curb) |
Driveway Width (in feet) |
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Parallel |
9 ft |
23 ft 0 in |
9 ft 0 in |
12 ft |
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45 |
9 ft |
12 ft 9 in |
19 ft 2 in |
14 ft |
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60 |
9 ft |
10 ft 5 in |
20 ft 2 in |
19 ft |
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90 |
9 ft |
9 ft 0 in |
18 ft 0 in |
23 ft |
2. Space width abutting a fence or wall. When the length of a parking space abuts a fence or wall, the required width of the parking space shall be increased by a least one foot.
3. Space length for perpendicular parking abutting a planter. The front two feet of the required length of a parking space may overhang the planter.
4. Compact parking spaces prohibited. Compact parking spaces (a space smaller in size than that required by this Chapter) shall not be allowed. The Director may not modify this prohibition, except to accommodate the planting of trees within a parking lot.
Figure 3-9 - Parking Space Dimensions
E. Landscaping. Landscaping shall be provided in compliance with Section 17.34 (Landscaping Standards).
F. Lighting. Lighting shall be provided in compliance with Section 17.30.070 (Outdoor Lighting).
G. Striping and identification.
1. Parking spaces shall be clearly outlined with four-inch wide lines painted on the parking surface.
2. The striping shall be continuously maintained in a clear and visible manner in compliance with the approved plans.
3. The re-striping of any parking space or lot other than to maintain existing striping shall require the prior approval of a re-striping plan by the City Engineer.
H. Surfacing.
1. All parking spaces and maneuvering areas shall be surfaced with asphalt, concrete pavement, or comparable material as determined by the City Engineer and shall be graded to dispose of all surface water to the satisfaction of the City Engineer.
2. Required parking areas in the RR, RS, or RL zoning districts may be surfaced with gravel, decomposed granite, or other all-weather surface as determined to be appropriate by the City Engineer.
3. All grading plans relating to the parking facilities shall be reviewed and approved by the City Engineer before any work can commence.
I. Tandem parking. Use of tandem parking (when one space is located directly behind another) shall not be allowed, except for single-family dwellings and duplex units, and only when both spaces are assigned to the same dwelling unit. The Director may not modify this prohibition.
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.
2. Individual wheel stops may be provided in lieu of continuous curbing only when the parking is adjacent to a landscaped area, and the drainage is directed to the landscaped area.
3. When provided, wheel stops shall be placed to allow for two feet of vehicle overhang area within the dimension of the parking space.
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 properly maintained in compliance with the following. The Director may modify the requirements of this Section through Minor Use Permit approval (Section 17.71.060).
A. Number of driveways.
1. Single-family dwellings and duplexes. A single-family dwelling or duplex shall be allowed one driveway from the same street, except that:
a. A circular driveway may be allowed on a parcel with 200 feet or more of street frontage; and
b. A parcel within the RR, RS, or RL zoning districts with a frontage of 200 feet or more may have two separate driveways; provided that they are separated by a minimum of 100 feet, or lesser distance as approved by the City Engineer based on consideration of site topography and traffic safety.
2. Multi-family and nonresidential projects.
a. A multi-family or nonresidential development project on a parcel of two acres or less shall be limited to a maximum of two driveways, unless the City Engineer determines that more than two driveways are required to accommodate the traffic for the project.
b. 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.
3. Shared driveways. The review authority may require development on smaller parcels to be planned with access along one side property line, and consolidated with the access driveway on the adjacent parcel, where practical, to limit the total number of access points on a street segment, and minimize conflicts with traffic flow.
4. Driveways, and sidewalks. One of the General Plan Circulation Element’s main objectives is to “encourage public transportation, bicycle, and pedestrian movement, and other alternatives to the single-occupant vehicle.” Consistent with this, driveways shall connect to alleys instead of streets, when possible, in order to minimize the point of conflicts between motor vehicles and pedestrians walking on sidewalks. For this reason, the size of driveways and the number of driveways which cross sidewalks shall be kept to a minimum.
B. Distance from street corners. Each driveway shall be separated from the nearest street intersection as follows, except where the City Engineer allows less separation:
1. A minimum of 150 feet from the nearest intersection, as measured from the centerline of the driveway to the centerline of the nearest travel lane of the intersecting street; and
2. For parcels with frontages less than 150 feet, the minimum distance shall be 100 feet.
C. Driveway spacing. Driveways shall be separated along a street frontage as follows.
1. Single-family and duplex residential developments. Driveways shall be separated by at least six feet, unless a shared, single driveway is approved by the City Engineer. The six-foot separation shall not include the transition or wing sections on each side of the driveway.
2. Multi-family and nonresidential developments. Where two or more driveways serve the same or adjacent multi-family or nonresidential development, the centerline of the driveways shall be separated by a minimum of 50 feet. The City Engineer may approve exceptions to this standard.
D. Driveway dimensions.
1. Single-family dwelling. Each single-family dwelling shall be provided a driveway with a minimum width of 10 feet and a maximum of 20 feet, preferably from an alley. If the driveway connects a garage to an alley, it shall have a minimum length of 10 feet. If the driveway connects to a street, it shall have a minimum length of 23 feet from the back of the sidewalk, or the edge of the right-of-way where there is no sidewalk.
2. Multi-family and nonresidential development.
a. A driveway for a multi-family or nonresidential development which connects to a parking lot of nine or more spaces, shall have a minimum paved width of 11 feet for a one-way driveway and 22 feet for a two-way driveway.
b. A driveway for a multi-family or nonresidential development which connects to a parking lot of eight or fewer spaces shall have a paved width of 10 feet unless additional width is necessary to ensure public safety.
c. If the City anticipates the parking lot will generate higher than normal turnover of vehicles (such as generated by a take-out restaurant) or larger than normal vehicles (such as generated by a warehouse) then the City may require additional width for driveways.
3. Minimum paved length. Where unpaved driveways are otherwise allowed by this Development Code or the review authority, each driveway shall be paved with concrete or asphalt for a minimum length of 20 feet from the public right-of-way.
E. Clearance from obstructions.
1. 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.
2. Street trees shall be a minimum of 10 feet from the driveway access, measured at the trunk.
3. A driveway shall have an overhead clearance of 14 feet in height except within a parking structure, which may be reduced to seven feet, six inches.
F. Traffic safety visibility areas. Structures or landscaping over 42 inches in height shall not be allowed within a traffic safety visibility area, with the exception of trees with the canopy trimmed to a minimum of 6 feet in height. See Section 17.30.060.E.
G. Surfacing.
1. Within the multi-family and nonresidential zoning districts, driveways shall be paved and permanently maintained with asphalt, concrete, or approved paving units.
2. Within other zoning districts (e.g., RR, RS, and RL), driveways may be constructed with the use of other all-weather surfacing as determined to be appropriate by the City Engineer, where it is first determined that a surface other than asphalt or concrete is consistent with the driveways of similar properties in the vicinity, and that the alternate surface will not impair accessibility for emergency vehicles.
3. A driveway with a slope of 15 percent or more shall be paved with asphalt or concrete in all cases.
17.36.110 - Loading Space Requirements
Off-street loading spaces shall be provided as required by this Section. The Director may modify these requirements through Minor Use Permit approval (Section 17.71.060), where the Director first determines that the operating, shipping, and delivery characteristics of the use do not require the number or type of loading spaces required by this Section.
A. Number of loading spaces required. Nonresidential uses shall provide off-street loading spaces in compliance with Table 3-11. Requirements for uses not listed shall be determined by the Director based upon the requirements for comparable uses.
|
Type of Land Use |
Total Gross Floor Area |
Loading Spaces Required |
|---|---|---|
|
|
||
|
Industrial, manufacturing, research and development, institutional, and service uses |
5,000 to 10,000 sf. |
1 |
|
10,001 + sf. |
1 for each additional 10,000 sf plus additional as required by Director. |
|
|
Office uses |
5,000 to 25,000 sf. |
1 |
|
25,001 + sf. |
1 for each additional 25,000 sf plus additional as required by Director. |
|
|
Retail commercial and other allowed nonresidential uses |
5,000 to 10,000 sf. |
1 |
|
10,001 + sf |
1 for each additional 10,000 sf plus additional as required by Director. |
|
B. Standards for off-street loading areas. Off-street loading areas shall be provided in compliance with the following.
1. Dimensions. Loading spaces shall be a minimum of 12 feet in width, 40 feet in length, with 14 feet of vertical clearance.
2. Lighting. Loading areas shall have lighting capable of providing adequate illumination for security and safety; lighting shall also comply with the requirements of Section 17.30.070 (Outdoor Lighting).
3. Location. Loading spaces shall be:
a. As near as possible to the main structure and limited to the rear two-thirds of the parcel, if feasible;
b. Situated to ensure that the loading facility is screened from adjacent streets;
c. Situated to ensure that loading and unloading takes place on-site and in no case faces a public street, or is located within a required front setback, adjacent public right-of-way, or other on-site traffic circulation areas;
d. Situated to ensure that all vehicular maneuvers occur on-site. The loading areas shall allow vehicles to enter from and exit to a public street in a forward motion only; and
e. Situated to avoid adverse impacts upon neighboring residential properties and located no closer than 100 feet from a residential zoning district unless adequately screened, and authorized through Design Review approval in compliance with Section 17.71.050.
4. Loading ramps. Plans for loading ramps or truck wells shall be accompanied by a profile drawing showing the ramp, ramp transitions, and overhead clearances.
5. Screening. Loading areas shall be screened from abutting parcels and streets with a combination of dense landscaping and solid masonry walls with a minimum height of six feet.
6. Striping.
a. Loading spaces shall be striped, and identified for loading only.
b. The striping and “loading only” notations shall be continuously maintained in a clear and visible manner in compliance with the approved plans.
7. Surfacing.
a. All loading areas shall be surfaced with asphalt, concrete pavement, or comparable material as determined by the City Engineer and shall be graded to dispose of all surface water to the satisfaction of the City Engineer.
b. All grading plans relating to the loading facilities shall be reviewed and approved by the City Engineer before any work can commence.