Chapter 11-11
PARKING
Sections:
Article 1. Standards
11-11-020 Establishment of or expansion of an existing parking lot.
11-11-030 Continuing character of obligation.
11-11-100 Screening and lighting.
11-11-110 Number required – Generally.
11-11-150 Number required – Dwellings.
11-11-160 Number required – Other uses.
Article 1. Standards
11-11-010 Intent.
The intent of this Section is to:
(A) Provide standards and requirements for off-street automobile parking spaces for every building and use. No building or structure shall be erected or altered unless there is already in existence, or unless provision therefor is made concurrently with such erection or structural alteration or new use, the number of parking spaces necessary to meet the minimum requirements set forth; and
(B) Provide off-street spaces for parking of the automobiles of tenants of the premises, and for visitors, clients, customers, employees and callers.
11-11-020 Establishment of or expansion of an existing parking lot.
Establishment of or expansion of an existing parking lot shall require design review approval.
11-11-030 Continuing character of obligation.
The continuance and maintenance of the parking spaces required by this Chapter shall be the continuing obligation of the owner of the property upon which the building or structure is located as long as the building or structure exists and the use requiring such spaces continues.
11-11-040 Conditional uses.
Nothing in this Chapter shall be deemed to limit the power of the City to require adequate provision of parking spaces as a condition of approval of a conditional use when, under the circumstances of the particular case, a greater number of spaces than specified is found to be necessary.
11-11-050 Size and location.
(A) Every required parking space shall have a width not less than nine feet (9') and a length not less than eighteen feet (18'), exclusive of maneuvering space and driveways which shall be provided as required herein, to make each parking space independently accessible from the street at all times.
(B) The City Manager or designee may allow reduction of up to ten percent (10%) of the required parking spaces to eight (8) by sixteen feet (16') in size for accommodation of compact-sized cars. Backup and maneuvering space may be reduced proportionately, subject to approval of the City Manager or designee.
(C) No parking space shall occupy any front yard, or any required street side yard of a corner lot, or in a required rear yard on a double-frontage lot.
(D) Except in the mixed use district and when SJBMC 11-11-120 applies, off-street parking facilities shall be located on the same site, or shall be located no more than one hundred fifty feet (150') and with reasonable access from the use for which the spaces are required.
(E) Parking areas shall be designed so that vehicles enter public streets in a forward direction.
(F) All required parking shall be kept accessible at all times for required parking, and the use of any such required space or spaces, or of any driveway or maneuvering space necessary to provide access thereto, for the storage of boats, vehicle trailers or goods of any kind shall constitute discontinuance of the intended use and a violation of this Chapter.
11-11-060 Driveways – Aisles.
The width of the driveway providing access to parking spaces shall be not less than fifteen feet (15'), unless:
(A) Where the number of spaces is less than four (4), or where the movement of vehicles is limited to a single direction, the access aisle width shall not be less than twelve feet (12').
(B) Where parking spaces for four (4) or more cars are designed to lie on either side or on both sides of an access aisle, the width thereof shall be:
(1) Not less than fifteen feet (15') where the spaces are at an angle of forty-five (45) degrees to the aisle;
(2) Not less than eighteen feet (18') where the spaces are at a greater angle but not more than sixty (60) degrees to the aisle; and
(3) Not less than twenty-five feet (25') where the spaces are at any angle to the aisle greater than sixty (60) degrees.
11-11-070 Other standards.
(A) Bicycle racks shall be provided in any parking area in a commercial or mixed use district. Individual bicycle parking spaces shall be provided at a ratio of one (1) bike space for every ten (10) vehicle spaces, with a minimum of one (1) space.
(B) As required by the building code, special provisions for access by the physically handicapped from public rights-of-way, across intervening spaces and into structures, including parking facilities specifically designed and located for the use of the handicapped, shall be required. Standards for such facilities shall be based on the standards of the American Standards Association and/or other applicable guidelines.
(C) All off-street parking areas shall be provided with a minimum of ten percent (10%) of the area of the lot planted with live plant material. Trees not less than five feet (5') in height and fifteen (15) gallon container in size shall be planted throughout the lot and along any street frontage.
(D) Curbs, wheel stops, and markings for parking lots and spaces shall be provided as follows:
(1) Except for spaces that serve single or two (2) family dwellings, all off-street parking spaces shall have wheel stops. Wheel stops must be continuous curbing and shall not be separate blocks.
(2) Opposing ranks of parking stalls shall be separated by a raised curbed island.
(3) All off-street parking areas shall be provided with entrance, exit, and traffic flow markings so arranged and marked as to provide for orderly and safe parking of automobiles, subject to the approval of the City Engineer.
11-11-080 Plan approval.
Whenever four (4) or more parking spaces are required, a site plan of the premises, showing the location of the building or buildings and other improvements, the location and dimensions of all parking spaces, and the provisions for maneuvering space and access driveways thereto from a public thoroughfare, including proposed curb cuts, shall be submitted to the City Manager or designee to review for consistency with the standards of this Chapter as well as the San Juan Bautista Design Guidelines prior to issuance of the building permit. No approval of occupancy shall be issued upon completion of a building, or the structural alteration of a building, unless and until all such spaces as required by this Chapter and shown upon the approved plans and made a part of the building permit are in place and ready to use.
11-11-090 Paving and marking.
All parking spaces, access driveways and maneuvering areas required, and as shown on the approved site plan, shall be graded and well-drained, and shall be maintained with dust-free surfacing, and in all districts shall be paved with two inches (2") of asphaltic concrete, or an equivalent approved by the City Manager or designee, and shall be clearly marked on the ground. Exceptions to the paving requirement may be made in the case of private streets or, in the case of a single lot in a low-density residential zone with at least fifty feet (50') of frontage on a public street, the City Manager or designee may waive the requirement where the rural character of the area makes this desirable and an oiled, dust-free surface is provided.
11-11-100 Screening and lighting.
(A) Wherever the exterior boundary of an open parking area providing space for four (4) or more automobiles is less than ten feet (10') from any lot in an R district, such area shall be screened by a solid masonry wall having the maximum height permitted by this Title; provided, however, that where a lot is used for a parking facility required for a use or building on an abutting lot in the same ownership, no separating wall shall be required.
(B) Lighting of parking spaces shall conform to Chapter 11-13 SJBMC.
(C) Pavement Edge and Planter Protection. Landscaped areas and pavement edges in all mixed use, multiple-family, commercial, and industrial zones shall be protected from damage and deterioration by the placement of six-inch (6") high, securely anchored, continuous curbs or similar barriers, which have a minimum width of six inches (6").
11-11-110 Number required – Generally.
The number of parking spaces required shall be as specified in SJBMC 11-11-150 and 11-11-160. When the calculation results in a fractional number, any fraction of one-half (1/2) or greater shall be rounded up and any fraction less than one-half (1/2) shall be rounded down. In the case of any use not specifically mentioned in these regulations, the minimum number of parking spaces required shall be the same as for a specified use having similar characteristics in relation to the need for parking spaces. When two (2) or more buildings or uses occupy the same lot, the required number of parking spaces shall be the sum of the requirements of the various buildings or uses computed separately. The Planning Commission may allow a reduction of up to fifteen percent (15%) of the spaces required where several uses have a common parking area, and the timing or sporadic nature of anticipated parking makes the full requirement unnecessary.
11-11-120 Mixed use district.
Within the mixed use district, the following standards shall apply:
(A) On-Street Parking. Existing or required paved parking spaces for standard-sized vehicles in a public street or alley that abuts a parcel are eligible to meet part or all of the parking requirements for the development on that parcel. For parcels with mixed use development within the MU district, the number of on-street parking spaces for standard-sized vehicles within one hundred fifty feet (150') of a parcel, or the number that will be within one hundred fifty feet (150') upon completion of planned street/parking improvements, whichever is greater, may be counted toward the required number of parking spaces for commercial or mixed uses.
(B) Off-Street Parking Reduction. For parcels with mixed use development within the MU district, the number of off-street parking spaces required by this Section shall be reduced by ten (10) spaces or twenty-five percent (25%) of the otherwise required number of spaces, whichever is greater, if the parcel is within four hundred feet (400') of a public parking lot or garage. To be eligible for the parking space reduction, the property owner shall pay an in-lieu parking fee in accordance with subsection (F) of this Section.
(C) Residential. For each residential unit, one and one-half (1-1/2) parking spaces shall be provided. Exceptions to this standard include:
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(1) Emergency shelter: |
One (1) space per five (5) beds |
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(2) Transitional housing: |
One (1) space per unit |
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(3) Affordable housing: |
One (1) space per unit |
(D) Location. Required parking spaces for commercial or mixed uses shall be located on the same parcel or another parcel not further than five hundred feet (500') from the parcel they are intended to serve. Reciprocal or egress easements shall be required for the off-site parking prior to establishing the use for which parking is required. For areas bounded by Second Street, Muckelemi Street, Fourth Street, and Franklin Street, off-site or street parking is preferred.
(E) Joint-Use Parking. Joint-use parking shall be permitted upon Planning Commission approval of a use permit. Joint-use parking standards are based on the assumption that patrons will use a single parking space for more than one (1) destination in the MU district and that one (1) parking space will be open and available for short-term parking to serve many different uses which may have different peak hours. The applicant shall submit an agreement in a form as prescribed by the City Attorney that ensures that the required number of joint-use parking spaces required shall be provided. Said agreement shall run with the land and be recorded on each parcel contributing to joint-use parking, regardless of whether the parcel is owned by the applicant.
(F) In-Lieu Fee. The Planning Commission may determine that strict compliance with the off-street parking standard set forth in this Chapter is contrary to the goal of preserving and enhancing the historical character and pedestrian nature of the MU district. Upon making such a determination, an in-lieu parking fee shall be imposed in the manner and amount set by City Council. The funds shall be retained by the City and shall be used exclusively for the purpose of acquiring and developing public off-street parking facilities to serve the MU district.
11-11-130 Findings.
In order to allow a use to meet its parking requirements in a location other than on the same parcel on which the use is located, the City Manager or designee must make the finding that said parcel is unable to accommodate the required parking due to its size, shape, location, or the presence of existing buildings.
11-11-140 Condition.
All applicants for uses which fall under this policy will be required to sign a copy of the policy indicating that they have received, read, understood, and agreed to the following condition:
At such time that a parking impact fee is established by the City Council, the permittee shall be required to pay all fees that would be applicable to this use for the number of parking spaces required for this use. The number of parking spaces required by this Section for the existing use at the time of the implementation of the parking impact fee shall provide the basis by which the total amount of parking spaces, and thereby the parking impact fee, will be determined.
11-11-150 Number required – Dwellings.
(A) Single-Family Dwellings. Every single-family dwelling shall be provided with at least two (2) parking spaces. At least one (1) space shall be covered by garage or carport.
(B) Multifamily Dwellings. Required parking spaces for multifamily dwellings shall be:
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(1) Studio: |
One (1) covered space |
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(2) One (1) Bedroom: |
One (1) covered space |
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(3) Two (2) Bedroom: |
One (1) covered/ |
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(4) Three (3) Bedroom: |
One (1) covered/ |
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(5) Four (4) Bedroom: |
One (1) covered/ |
(6) Covered Parking. The Planning Commission may waive the requirement for covered parking for multiple-family dwellings when such requirement is found not to be in the best interest of good design or the public health, safety or welfare, based on one (1) or more of the following:
(a) The project will be better suited to unusual lot shape or topography;
(b) Design or appearance of the project will be improved; or
(c) The housing costs will be made affordable to low and moderate-income residents. All uncovered parking must be screened by means of an earth berm and/or landscaping;
(7) Guest Parking. In multifamily dwellings, guest parking shall be provided at the ratio of one-half (1/2) space per unit.
11-11-160 Number required – Other uses.
(A) The number of parking spaces required to be provided for uses other than dwellings shall be not less than specified in the following table:
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Hotel, motel, lodging house, apartment, or private club providing sleeping accommodations |
One (1) space for each guest room or rental unit, or for each two (2) beds, whichever is greater plus one (1) space for each employee on a given shift |
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Mobile home parks |
There shall be two (2) parking spaces for every mobile home; one (1) additional parking space per two (2) mobile homes shall be provided for guest parking, and shall be dispersed throughout the park |
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Place of public assembly, including church, community center, private club or lodge, auditorium (including principal assembly, school or college auditorium), or gymnasium |
One (1) space for each four (4) seats in the area or room or one (1) space for each forty (40) square feet in the principal assembly area or room if fixed seats are not provided |
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Theater |
One (1) space for each three (3) seats or fraction thereof |
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Nursing home or other institution providing sleeping accommodations |
One (1) space for each five (5) beds or fraction thereof |
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Hospital |
One (1) space for each two (2) patient beds or fraction thereof |
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Convalescent hospital, rest home or sanitarium |
One (1) space for each three (3) patient beds or fraction thereof |
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Library, museum, art gallery, or similar use |
One (1) space for each three (3) employees, plus such additional spaces as may be prescribed by the Planning Commission |
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College, art, craft, music or dancing school; business, professional or trade including teachers and administrators |
One (1) space for each three (3) employees, and one (1) space for each four (4) students, plus such additional spaces as may be prescribed by the Planning Commission |
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Day school or nursery school |
One (1) space for each three (3) employees, plus one (1) space for each ten (10) children |
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Medical or dental office |
One (1) space for each two hundred twenty-five (225) square feet of gross floor area |
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Other business – office, technical service, professional office, or administrative office |
One (1) space for each office two hundred fifty (250) square feet of gross floor area |
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Restaurant, soda fountain, bar, cocktail lounge, or similar establishment for the sale and consumption of food or beverage on the premises not in a shopping center |
One (1) space for each sixty (60) square feet of dining area, plus one (1) additional space for each three (3) employees or fraction thereof |
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Bowling alley, billiard parlor |
Five (5) spaces for each lane; two (2) spaces per table plus one (1) space for each two (2) employees on the largest shift |
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Game arcade |
One (1) space for each three (3) game machines and one (1) parking space for bicycles for each machine |
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Bank, financial institution, public or private utility office not in a shopping center |
One (1) space for each one hundred eighty (180) square feet of gross floor area |
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Personal service establishment, including barber or beauty shop, cleaning or laundry agency, or similar use not in a shopping center |
One (1) space for each two hundred fifty (250) square feet of gross floor area |
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Food store, grocery store, delicatessen, supermarket, or similar use not in a shopping center |
One (1) space for each one hundred fifty (150) square feet of gross floor area |
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Plant nursery or similar outdoor sales and display establishment |
Five (5) spaces, plus one (1) additional space for each five hundred (500) square feet of outdoor sales, display, or service area |
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Schools, elementary and middle |
One (1) space per employee |
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Schools, secondary |
One (1) space per employee, plus one (1) space per ten (10) students |
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Shopping center, retail store, or service establishment |
One (1) space for each two hundred fifty (250) square feet of gross floor area, except for floor area used exclusively for truck loading; City Manager or designee has discretion to allow up to ten percent (10%) reduction if proof of joint use |
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Shopping center, retail store or retail service establishment in the MU district |
One (1) space for each two hundred twenty (220) square feet of gross floor area, except for floor area used exclusively for truck loading |
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Service stations |
Two (2) spaces for each working bay plus one (1) space for each employee on the largest shift |
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Manufacturing, storage, warehouse wholesale stores, heavy industrial uses, heavy commercial uses |
One (1) space for each one thousand (1,000) square feet of gross area |
11-11-170 Loading spaces.
(A) Required. Any structure having a floor space of ten thousand (10,000) square feet or more, which is to be occupied by a manufacturing plant, storage facilities, warehouse facilities, goods display, retail store, wholesale store, markets, hotels, hospital, mortuary, laundry, dry cleaning establishment, or other uses similarly requiring the receipt or distribution by vehicles or trucks of materials or merchandise, shall provide on the same lot or parcel at least one (1) off-street loading space, plus one (1) additional such loading space for each twenty thousand (20,000) square feet of floor area. Such off-street loading spaces shall be maintained during the existence of the building or use they are required to serve. A required loading space may occupy a required rear yard or any part thereof.
(B) Improvement Standards. Loading spaces required by subsection (A) of this Section shall be developed pursuant to the following standards, to the extent other more restrictive standards prescribed elsewhere in this Chapter do not apply:
(1) Size of Off-Street Loading Spaces. Each off-street loading space required by subsection (A) of this Section shall be not less than ten feet (10') wide, thirty feet (30') long, and not more than fifteen feet (15') high, exclusive of driveways for ingress and egress and maneuvering areas.
(2) Driveways for Ingress and Egress and Maneuvering Areas. Each off-street loading space required by subsection (A) of this Section shall be provided with driveways for ingress and egress and maneuvering space of the same type which is required for off-street parking spaces.
(3) Location of Off-Street Loading Spaces. No off-street loading space required by subsection (A) of this Section shall be located closer than forty feet (40') to any street.
Legislative History: Ord. 2007-03 (2/20/07).