Div. 9, Ch. 2, Art. 17 OFF-STREET PARKING AND LOADING

When the determination of the number of required off street parking and loading spaces results in the requirement of a fractional space, any fraction up to, but not including, one-half (1/2) shall be disregarded, and fractions over one-half (1/2) shall require one off street parking or off street loading space. (Ord. 793, §2, adopted 1982)

§9191 USE OF PARKING AND GARAGE FACILITIES

The only use of off street parking and garage facilities, required and/or accessory to residential uses, shall be the parking and storage of motor vehicles belonging to the occupants of the dwelling structure or the bona fide guests of such occupants. The term "vehicles", as used in this section, shall not include special construction equipment or commercial vehicles except as provided by section 7154 of this code. (Ord. 793, §2, adopted 1982; Ord. 888, adopted 1989)

§9192 SIZE OF PARKING SPACES

The minimum dimensions of parking spaces shall be nine feet (9’) in width by nineteen feet (19’) in length. The vertical clearance shall be not less than seven feet (7’) over the entire area.

In any parking area with more than ten (10) required off street parking spaces, thirty percent (30%) compact spaces may be allowed. The dimensions of a compact parking space shall be eight feet (8’) in width by sixteen feet (16’) in length. The vertical clearance shall be not less than seven feet (7’) over the entire area. (Ord. 793, §2, adopted 1982)

§9193 ACCESS TO PARKING FACILITIES

A. Each required off street parking space or garage space for residential uses shall open directly upon an aisle or driveway of such width and design as to provide safe and efficient means of vehicular access to such parking space. All off street parking facilities shall be designed in a manner which will least interfere with traffic movements. Tandem parking spaces for residential development must be approved by the director of planning. Tandem parking is not acceptable for commercial uses of property.

B. In multiple-family residential districts, street access to all parking spaces shall be limited to fifty percent (50%) of the total lot frontage, but in every case such access shall be less than fifty feet (50’).

C. Access to dwelling groups shall be provided from the street to all detached buildings in the group by means of a permanent, unobstructed passageway constructed to the following standards:

1. Driveways serving three (3) or less spaces shall be a minimum of twenty feet (20’) in width, or two (2) separate one-way twelve foot (12’) entrance and exit drives separated by a minimum of twenty feet (20’).

D. At the option of the property owners, a common driveway may be utilized to provide access to parking facilities on adjacent properties. Such common driveways shall be a minimum width of twenty four feet (24’), with a twelve foot (12’) easement on each parcel. Easements for the common use of the driveway shall be recorded in the office of the county recorder.

E. The maximum width for single-family and multiple-family residential driveways shall be twelve feet (12’) for single driveways and twenty feet (20’) for double driveways, measured at the face of the curb.

F. All driveways shall be located at least twenty feet (20’) from the curb return on corner lots.

G. Single-family residential driveways on lots with more than fifty foot (50’) frontages may exceed the requirement of a single driveway entrance if the purpose of the driveway is to create more off street parking. The driveway access shall be less than fifty percent (50%) of the total lot frontage or forty feet (40’), whichever is less. (Ord. 793, §2, adopted 1982; Ord. 888, adopted 1989)

§9194 SURFACING OF PARKING AREAS

All open off street parking areas or residential driveways shall be surfaced with asphaltic concrete (2 inch asphalt 6 inch aggregate base), concrete or other surfacing so as to provide a durable, dust free all weather surface which shall meet the requirement of all applicable laws and the approval of the director of public works. (Ord. 793, §2, adopted 1982)

§9195 SCREENING OF PARKING AREAS

All open parking areas for more than ten (10) parking spaces shall be aesthetically and effectively screened on such side adjoining or fronting on any property situated in any district by a wall, fence or densely planted, compact hedge not more than six feet (6’) in height which shall be maintained in good condition. (Ord. 793, §2, adopted 1982)

§9196 LIGHTING OF PARKING AREAS

Any lighting used to illuminate off street parking areas shall be directed internally and away from residential properties in such a way as not to create a nuisance. (Ord. 793, §2, adopted 1982)

§9197 DESIGN STANDARDS FOR PARKING AREAS

The standards for the design of parking areas shall be as follows:

A	B	C	D	E	F
45°	9’	19.8	13.0 (one-way)	12.7	52.5
60°	9’	21.0	18.0 (one-way)	10.4	60.0
90°	9’	19.0	24.0	9.0	62.0
Parallel	9’	9’	-	23’	-

Where parking stall angles vary from column A above, columns C through F shall be adjusted proportionally.

A. Stall angle	D. Aisle width
B. Stall width	E. Curb length per car
C. Vehicle projection for 19 feet	F. Wall to wall for double aisle

Where posts, columns, or other architectural appenditures, other than wheel stops, are located within parking areas, such posts, columns, or other appenditures shall not be permitted to be calculated within the required minimum parking dimensions set forth above. Further, such posts, columns, or other appenditures shall not interfere with vehicular movement and parking or the opening of vehicular doors. (Ord. 793, §2, adopted 1982; Ord. 888, adopted 1989; Ord. 1110, §1, adopted 2008)

§9198 NUMBER OF PARKING SPACES REQUIRED

The number of on site parking spaces required for the uses set forth in this section shall be as follows. The planning commission may require areas of more intensive use to provide a higher parking requirement if it is determined that the health, safety and general welfare of the area requires a higher standard.

A. Residential Uses:

1. Single-Family Dwellings: Two (2) on site parking spaces for each dwelling unit.

2. Duplexes: Two (2) on site parking spaces per unit.

3. Multiple-Family Dwellings And Condominiums: One parking space for one bedroom units; two (2) parking spaces for two (2) or more bedrooms per unit.

4. Hotels, Motels, Motor Hotels, Inns, Lodging And Boarding Houses: One parking space for each unit or lodging room, plus two (2) additional parking spaces for the office or manager’s quarters.

5. Mobile Home Parks: Two (2) parking spaces for each mobile home space.

6. Recreational Vehicle Parks: One parking space per recreational vehicle space plus one parking space per recreational vehicle space for visitor parking, boat storage and other uses.

7. Special Needs Housing: In any district, the planning director may approve a reduction in parking requirements not exceeding thirty percent (30%) for housing projects with at least four (4) living units reserved for seniors, disabled persons, emergency shelters, transitional housing, single room occupancies, or other special needs housing with reduced parking demand based on factors such as age of occupants, disabilities, household size, or other factors that support a finding of reduced parking demand. An agreement acceptable to the city restricting the use consistent with the reduction in parking may be required to be recorded in the office of the county recorder. For the purposes of this subsection "senior" means a person sixty two (62) years of age or older, or fifty five (55) years of age in a senior citizen housing development as defined in section 51.3 of the California Civil Code.

8. Affordable Housing Projects: In any district, the planning director may approve a reduction in parking requirements not exceeding twenty percent (20%) for housing projects with at least four (4) units affordable to persons of low, very low or extremely low income as defined by the California Health and Safety Code based on factors that support a finding of reduced parking demand. An agreement acceptable to the city ensuring the long term affordability of the housing units shall be required and shall be recorded in the office of the county recorder. The term "long term" shall mean the typical time frame required for affordable housing projects associated with HOME grants and other affordable housing funding sources.

9. Residential Mixed Use Projects: In any district, the sum of the separate parking requirements for each use in a mixed residential/commercial project may be reduced by not more than thirty five percent (35%) where day and night time uses offset parking demand based on documentation that supports a finding of reduced parking demand. An agreement acceptable to the city restricting the use consistent with the reduction in parking may be required to be recorded in the office of the county recorder.

B. Retail, Commercial And Service Uses:

1. Retail Stores, Offices, Commercial Banks, Savings And Loan Offices, Food Stores, Drugstores, Appliance Repair Shops, And Similar Uses: One parking space for each two hundred fifty (250) square feet of gross leasable space except within the city of Ukiah parking district no. 1 boundaries where the requirement is one parking space for each three hundred fifty (350) square feet of net leasable space. (Differential is result of available public parking provided within the district.) Similar uses having drive-up windows or drive-through facilities shall have a stacking area for five (5) vehicles.

2. Furniture And Appliance Stores: One space for every five hundred (500) square feet of gross floor area.

3. Barbershops And Beauty Parlors: Two (2) spaces for each barber chair or three (3) for each beautician station.

4. Coin Operated Laundromats Or Dry Cleaning: One for each three (3) washing machines.

5. Automobile Service Stations, Auto Repair: Three (3) parking spaces for each of the first five (5) bays and two (2) parking spaces for each additional bay. Anywhere repair work is done is counted as a bay. No work can be performed in designated parking spaces.

6. Automobile Cleaning Establishments:

a. Self-Service: Three (3) parking spaces per washing bay.

b. Automatic Car Wash: Eight (8) car stacking spaces, plus one space for each employee.

7. Small Engine Repair (Including Appliance Repair): One parking space for each two hundred fifty (250) square feet of gross leasable area.

8. Funeral Homes And Mortuaries: One parking space for each three (3) seats in each chapel or parlor room, plus one space for each funeral vehicle kept on the premises, plus two (2) spaces for office space.

9. Plant Nurseries: One parking space for each one thousand (1,000) square feet of outdoor service area plus one parking space for each two hundred fifty (250) square feet of gross indoor sales area. (Greenhouses will be considered an outdoor area.) There shall be provided a minimum of four (4) spaces.

10. Motor Vehicles Sales: One parking space for each five hundred (500) square feet of floor area plus one parking space for each two thousand (2,000) square feet of outdoor area.

C. Commercial Recreation Uses:

1. Bowling Alleys And/Or Billiard Halls: Four (4) parking spaces for each bowling lane, and two (2) per billiard table, plus such additional spaces as may be required for affiliated uses such as bars, restaurants, or offices.

2. Theaters:

a. Indoor: One parking space for each five (5) seats.

b. Drive-In Theaters: Reservoir parking spaces equal to ten percent (10%) of the vehicle capacity of such theater, which spaces shall be in the form of a driveway in front of the ticket booth.

3. Golf Driving Ranges: One parking space per tee, plus the spaces required for additional uses on the site.

4. Regulation Golf Courses: Six (6) parking spaces per hole plus the spaces required for accessory uses on the site.

5. Pitch And Putt And Miniature Golf Course: Three (3) parking spaces per hole plus the spaces required for accessory uses on the site.

6. Dance Halls, Ice Or Skating Rinks, Assembly Or Exhibition Halls (Without Fixed Seating): Parking spaces equal in number to thirty percent (30%) of the capacity in persons plus spaces required for additional uses on the site.

7. Swimming Pool (Commercial): One parking space for each one hundred (100) square feet of water surface.

8. Tennis, Handball And Racquetball Facilities: Three (3) parking spaces for each court plus the spaces required for additional uses on the site.

9. Recreation Buildings And Community Centers: Parking spaces equal in number to thirty five percent (35%) of the capacity in persons.

10. Game Rooms, Arcades: One parking space for each four (4) game machines.

D. Places Of Public Assembly:

1. Public Establishments, Bars, Restaurants, Taverns And Nightclubs: A minimum of four (4) parking spaces plus one parking space for each three (3) seats.

2. Drive-In, Drive-Through And Takeout Restaurants: Minimum of ten (10) parking spaces or one space for each one hundred (100) square feet of gross floor area, whichever is greater and stacking area for at least eight (8) vehicles for drive-up windows.

3. Libraries, Art Galleries, And Public Museums: One parking space for each four hundred (400) square feet of gross floor area.

4. Private Clubs, Lodge Halls, Union Headquarters: Parking spaces equal in number to thirty five percent (35%) of the capacity in persons.

5. Stadiums, Churches, School, College And Other Institutional Stadiums, Arenas Or Auditoriums And Other Places Of Assembly Not Specified Above: Parking spaces shall be provided equal in number to thirty three percent (33%) of the capacity in persons including related office space and classrooms plus a minimum of three (3) parking spaces for buses.

E. Educational Uses:

1. Daycare Centers, Including Preschools And Nursery Schools: A minimum of three (3) parking spaces plus one space for each ten (10) children.

2. Elementary And Junior High Schools: Minimum of three (3) parking spaces for each classroom. A minimum of one designated bus zone for loading and unloading on site; one per office and a minimum of three (3) on site designated drop off/pick up spaces.

3. Senior High Schools: One parking space for each member of the faculty and each employee, plus one space for each six (6) students regularly enrolled, plus a minimum of three (3) drop off/pick up spaces, plus one bus loading and unloading space.

4. Colleges, Universities And Institutions Of Higher Learning, Parochial, Private, Business, Adult Education, Professional And Trade Schools: One parking space for each three (3) students plus one space for each two (2) faculty members and employees.

F. Health Uses:

1. Medical Or Dental Offices: One parking space for each two hundred (200) square feet of gross leasable area.

2. Homes For Aged, Rest Homes, Children’s Homes And Other Uses Of Similar Service Not Providing Medical Services: One parking space for each three (3) beds.

3. Hospital, Convalescent, Nursing Homes And Sanitariums: Three (3) parking spaces for each permanent bed.

4. Veterinary Hospitals And Clinics: One parking space for each two hundred (200) square feet of gross leasable area.

5. Health Facilities And Spas: One parking space for each two hundred fifty (250) square feet of gross floor area. (For the purpose of this subsection, swimming pool area shall be counted as floor area.)

G. Manufacturing Plants, Warehousing And Kindred Uses:

1. Industrial Uses Of All Types Except A Building Used Exclusively For Warehouse Purposes: One parking space for each employee on the maximum shift, plus required space for any office area, plus a minimum of two (2) spaces for customer parking plus one space for each vehicle operated from or on the site. In no case shall the number of on site parking spaces be less than subsection G2 of this section.

2. Warehouse, Storage Buildings Including Ministorage: One parking space for each two thousand five hundred (2,500) square feet up to twenty five thousand (25,000) square feet; one for each additional ten thousand (10,000) square feet or one parking space for each two (2) employees on the maximum shift, whichever amount is greater, plus four (4) spaces for customers and one space for each vehicle operated from, or on the site. There shall be provided a minimum of three (3) spaces.

3. Wholesale Establishment: One parking space for each four hundred (400) square feet of gross leasable space.

4. Public Utility Facilities Including, But Not Limited To, Electric, Gas, Water, Telephone And Telegraph Facilities Not Having Business Offices On The Premises: One parking space for each employee on duty at any one time, and one space for each vehicle used in connection with the facility with a minimum of three (3) spaces. One space for each two hundred fifty (250) square feet of gross leasable area for any office use.

5. Contractor’s Storage Yards In Connection With Contractor’s Business: One space for each vehicle operated from, or on the site including employee vehicles.

6. Salvage Yards, Junkyards, Automobile Wrecking Yards: Six (6) on site parking spaces separated from enclosed storage area.

7. Mixed Uses: When two (2) or more uses under the same or different owners and/or managers are located in the same structure and/or in a common development, the sum of the separate requirements for each use shall be as set forth in this section. In the event of multiple uses, the commission may require areas of less intensive use to provide a higher parking requirement if it is determined that the health, safety, and general welfare of the area requires the higher standard. No parking space, or portion thereof, shall serve as a required space for more than one use unless otherwise authorized by the commission.

8. Other Uses: For uses not set forth in this section, parking spaces shall be provided on the same basis as required for the most similar listed use or as determined by the commission. (Ord. 793, §2, adopted 1982; Ord. 888, adopted 1989; Ord. 961, §1, adopted 1995; Ord. 1110, §1, adopted 2008)

§9199 EXEMPTIONS FROM OFF STREET PARKING REQUIREMENTS

A. Existing Commercial Structures:

1. All existing commercial structures as of January 1, 1979, within the area defined as the city of Ukiah parking district no. 1, shall be exempt from the required off street parking requirements prescribed in section 9198 of this article. This exemption applies to changes in the structure, a sale of the property or business or expansion into existing structure space. New commercial construction including demolition, reconstruction, structural additions and existing or new residential uses within said district are not exempt. The exemption provided in this section does not require variance approval by the planning commission or the city council.

B. Bicycle Parking Facility Exemption:

1. A parking space exemption may be granted to projects involving new construction at a rate of one vehicle space for every five (5) bicycle spaces provided. This exemption shall not exceed two (2) vehicle parking spaces per parcel. A bicycle parking space is a designated area with a facility designed for the parking and securing of bicycles.

C. In Lieu Fees:

1. Owners of property (a single parcel or combination of contiguous parcels) smaller than seven thousand (7,000) square feet in area may pay an in lieu parking fee rather than providing all the required on site parking spaces. The increased developable portion of the parcel that would have been used for vehicle parking spaces, shall not be solely used for structure(s) or building expansion. A reasonable amount of the area, as determined by the city design review board, shall be landscaped and/or developed as an outdoor component of the project.

2. Owners who propose to construct, demolish, reconstruct or make structural additions to a commercial structure on a parcel of land consisting of less than seven thousand (7,000) square feet may elect to pay a fee in lieu of providing on-site parking spaces as provided in section 9198 of this article. The actual amount of the fee per parking space shall be established pursuant to sections 9542 and 9544 of this division.

3. All in lieu fees for parking purposes shall be used by the city for the construction or improvement of automobile or bicycle parking facilities or alternative transportation facilities at an appropriate time which serves the employees and customers of the commercial area within parking district no. 1.

4. Prior to the issuance of a building permit, the property owner shall pay the required in lieu fee to the city. (Ord. 793, §2, adopted 1982; Ord. 961, §2, adopted 1995)

§9200 NUMBER OF NONMALL TYPE LOADING SPACES REQUIRED

There shall be provided and maintained in all districts on the same parcel with every building, or portion thereof, having a gross floor area of five thousand (5,000) square feet or more, which building is to be occupied for the manufacturing, display, storage, or warehousing of goods, for retail sales, or as a hotel, hospital, mortuary, laundry, dry cleaning establishment, or for other uses similarly requiring the receipt or distribution by vehicles of materials or merchandise, at lease one off street loading space, for each twenty thousand (20,000) square feet of floor area in the building. (Ord. 793, §2, adopted 1982)

§9201 NUMBER OF MALL TYPE LOADING SPACES REQUIRED

Off street loading spaces for mall type commercial or industrial developments shall be provided as required by the commission; provided, however, in no event shall the requirement be less than zero to five thousand (5,000) square feet, no off street loading space required; five thousand (5,000) to twenty thousand (20,000) square feet, one off street loading space; one additional off street loading space for each twenty thousand (20,000) square feet of gross floor area in the building may be required. (Ord. 793, §2, adopted 1982)

§9202 NUMBER OF UNSPECIFIED LOADING SPACES REQUIRED

Loading spaces adequate in number and size shall be provided as required by the commission for uses not otherwise provided for in this article. (Ord. 793, §2, adopted 1982)

§9203 LOCATION OF LOADING FACILITIES; SCREENING

All loading spaces shall be provided on the same side or in the rear of the building. No loading and unloading shall be permitted in front of premises. In districts abutting a residential district, all loading and unloading facilities shall be screened by a six foot (6’) high sight obscuring fence or hedge. (Ord. 793, §2, adopted 1982)

§9204 SIZE OF LOADING SPACE

Unless otherwise specified loading spaces shall measure twelve feet (12’) in width and twenty five feet (25’) in length, exclusive of aisles and maneuvering space, and shall have a vertical clearance of fourteen feet (14’). Additional length may be required depending upon vehicle size. (Ord. 793, §2, adopted 1982)

§9205 SURFACING OF LOADING SPACES

All open off street loading spaces shall be surfaced with asphaltic concrete, concrete or other surfacing so as to provide a durable, dust free, all weather surfacing which shall meet the requirements of all applicable laws and the approval of the city engineer. (Ord. 793, §2, adopted 1982)

§9206 USE OF LOADING SPACES FOR PARKING

Spaces allocated to any off street loading and unloading space shall not, while so allocated, be used to satisfy the space requirements for any off street parking facilities or portion thereof. (Ord. 793, §2, adopted 1982)

§9207 OFF STREET LOADING SPACES

The off street loading spaces required by the provisions of this article shall only be required where there is a public alley or driveway easement or where access can be provided from an adjacent off street parking area. Where only street access is available, loading spaces shall not be required. (Ord. 793, §2, adopted 1982)

§9208 SITE DEVELOPMENT PERMITS

(Ord. 793, §2, adopted 1982; Rep. by Ord. 996, §2, adopted 1997)

§9209 NONCONFORMING USES

A. The lawful use of land or buildings existing on or before January 21, 1950, and continuously since that time, although such use does not conform to the regulations herein specified for the district in which such land or buildings are located, may be continued provided that no such use shall be enlarged or increased, nor be extended to occupy a greater area than that occupied by such use as of January 21, 1950, except as provided in this section and that if any such use ceases, as defined herein, the subsequent use of such land or buildings shall be in conformity to the regulations specified by this chapter, for the district in which such land or buildings are located.

B. The nonconforming use of a portion of a building may be extended throughout the building, provided that in each case a use permit shall be first obtained.

C. The nonconforming use of a building may be changed to use of the same or of a more restrictive nature, provided that in each case a use permit shall be first obtained.

D. If the nonconforming use of land or buildings ceases for a continuous period of six (6) months, it shall be considered abandoned and shall thereafter be used only in accordance with the regulations for the district in which it is located.

E. A nonconforming building damaged or destroyed by fire, explosion, earthquake or other act to an extent of more than seventy five percent (75%) of the market value thereof, may be restored to the same land use density only if made to conform to all the site regulations of the district in which it is located, provided that such building shall be subject to site development permit by the planning commission in accordance with article 20 of this chapter.

F. Ordinary maintenance and repairs may be made to any nonconforming building, providing no structural alterations are made and providing that such work does not exceed fifteen percent (15%) of the appraised value in any one year. Other repairs, alterations and minor additions may be permitted provided that a use permit shall be first secured in each case. (Ord. 793, §2, adopted 1982)

§9210 OFFICE

(Ord. 793, §2, adopted 1982; Rep. by Ord. 996, §2, adopted 1997)

§9211 DESIGNATION

(Ord. 793, §2, adopted 1982; Rep. by Ord. 996, §2, adopted 1997)

§9212 FUNCTION

(Ord. 793, §2, adopted 1982; Rep. by Ord. 1110, §1, adopted 2008)

§9213 AUTHORITY

(Ord. 793, §2, adopted 1982; Rep. by Ord. 996, §2, adopted 1997)

§9214 REFERRAL TO THE PLANNING COMMISSION

(Ord. 793, §2, adopted 1982; Rep. by Ord. 996, §2, adopted 1997)

§9215 APPEALS

(Ord. 793, §2, adopted 1982; Rep. by Ord. 996, §2, adopted 1997)