Chapter 14.09.230
Parking and Loading
Sections:
14.09.230.030 General Provisions.
14.09.230.040 Required Parking Spaces.
14.09.230.050 Parking Reductions.
14.09.230.060 Bicycle Parking.
14.09.230.080 Parking Area Design Standards.
14.09.230.010 Purpose.
The purpose of this chapter is to:
A. Encourage a diversity of transportation modes and a reflect a general shift away from solely automobile-oriented travel;
B. Require parking spaces and loading spaces for all land uses that are sufficient but not excessive in number, size, and arrangement;
C. Minimize the negative environmental and urban design impacts that can result from parking lots, driveways, and drive aisles within parking lots, including the urban runoff and heat island effect;
D. Ensure the provision of adequate bicycle parking facilities, in order to increase bicycle trips and reduce motor vehicle trips;
E. Establish standards and regulations for safe and well-designed parking, unloading, and vehicle circulation areas that minimize conflicts within parking lots and, where appropriate, create buffers from surrounding land uses; and
F. Offer flexible means of minimizing the amount of area devoted to parking by allowing reductions in the number of required spaces in transit-served locations, locations with shared parking facilities, and other situations expected to have lower vehicle parking demand.
(Ord. 1972, Repealed and Replaced, 02/22/2022)
14.09.230.020 Applicability.
The requirements of this chapter apply to the establishment, alteration, expansion, or change in any use or structure, as provided in this section.
A. New Buildings and Land Uses. Parking and loading in accordance with this chapter shall be provided at the time any new building or structure is erected or any new land use is established on a site.
B. Existing Buildings and Land Uses. Existing buildings and land uses may be changed, altered, or enlarged as follows:
1. Existing Residential Buildings and Land Uses. Parking and loading in accordance with this chapter shall be provided where additional dwelling units are created through the alteration of an existing building or construction of new structures.
2. Existing Nonresidential Buildings and Land Uses. When a change or expansion of use or occupancy results in an increase of floor area of at least 10 percent or 1,000 square feet, whichever is smaller, additional on-site parking and loading shall be provided for such addition or enlargement, and not for the entire building or site. A change or expansion of use or occupancy that does not result in an increase of floor area shall not require additional parking or loading, as long as it remains within the same use category (e.g., a commercial use to another commercial use), but shall require additional parking or loading if changing use categories (e.g., a commercial use to an industrial use).
a. Parking and loading in excess of minimum requirements may be removed.
b. A change in occupancy is not considered a change in use unless the new occupant proposes a different use classification listed in Chapter 14.02.060 of this code, Use Classifications, than the former occupant.
c. Additional parking and loading spaces are not required for the reconstruction of an existing building when there is no increase in floor area.
C. When Constructed. Parking and loading facilities required by this chapter shall be constructed or installed prior to final inspection or the issuance of a certificate of occupancy for the uses that they serve.
D. Design Review. All parking and loading facilities required by this chapter shall be subject to the provisions of Chapter 14.09.290 of this code, Design Review.
E. Downtown Parking Assessment District. Parking and loading facilities located in the 1967 Downtown Parking Assessment District, shown in Figure 14.09.230.A, shall not be subject to the requirements of this chapter, except as follows:
1. Existing Parking and Loading to Be Maintained. Parcels which have received credit for existing parking in the assessment of the 1967 Downtown Parking Assessment District shall retain the number of parking spaces for which the credit was received.
2. New Development Above the First Story. Parking and loading in accordance with this chapter shall be provided at the time any new development is erected or new land use is established above the first story. The provided parking shall be required to meet the standards of Section 14.09.230.040, Required Parking Spaces, for the floor area above the first story only.
3. Waiver. The requirements of this subsection may be waived by City Council in its sound discretion as to any number of parking spaces as provided below:
a. Removal of Parking Spaces. Pursuant to such a waiver, prior to the removal of any existing parking spaces, the property owner shall pay to the City an amount set by resolution of the City Council for each space to be removed from parking use;
b. Reduction in Parking. Pursuant to such a waiver, prior to the reduction of parking spaces otherwise required to be provided for new development above the first story, the property owner shall pay to the City an amount for each parking space reduced below the required number of parking spaces as set by resolution of the City Council.
FIGURE 14.09.230.A: 1967 DOWNTOWN PARKING ASSESSMENT DISTRICT
(Ord. 1972, Repealed and Replaced, 02/22/2022)
14.09.230.030 General Provisions.
A. Existing Parking and Loading to Be Maintained. No existing parking and/or loading facilities serving any use may be reduced in amount or changed in design, location or maintenance below the requirements for such use, unless equivalent substitute facilities are provided.
B. Nonconforming Parking or Loading. An existing use of land or structure shall not be nonconforming solely because of a lack of on-site parking and/or loading facilities required by this chapter; provided, that facilities used for on-site parking and/or loading as of the date of adoption of this title are not reduced in number to less than what this chapter requires.
C. Required Location of Parking.
1. Residential Uses. Required parking for residential uses shall be located on the same lot as the dwelling unit or use it serves, or in an off-site facility as provided in Section 14.09.230.050.B, Off-Site Parking. Required parking may be located within a required front or street-side setback.
2. Nonresidential Uses. Required parking for nonresidential uses shall be located on the same lot as the use it serves, or in an off-site facility as provided in Section 14.09.230.050.B, Off-Site Parking. Required parking shall not be located within a required front or street-side setback.
D. Valet Parking. Valet parking is allowed if an attendant is present or an automated system is in place to move vehicles. If parking managed by an attendant is used for required parking spaces, an acceptable form of guarantee shall be filed with the Director of Community Development ensuring that an attendant will be present while the lot is in operation.
E. Vehicle Storage Prohibited. No required parking and/or loading facilities provided in accordance with the requirements of this chapter shall be used for the storage of inoperable vehicles for any period of time.
F. Repairs Prohibited. Repair work and servicing of vehicles is prohibited within required parking and/or loading facilities.
G. Required Accessible Parking. Accessible parking shall be provided and located in accordance with Title 15, Building, Construction and Fire Code, the California Building Code, and the Americans with Disabilities Act.
(Ord. 1972, Repealed and Replaced, 02/22/2022)
14.09.230.040 Required Parking Spaces.
Each land use defined by Chapter 14.02.060 of this code, Use Classifications, is subject to the following minimum parking and loading requirements, unless otherwise provided elsewhere by this title.
A. Minimum Number of Parking Spaces. The required number of parking spaces for any use not listed in Table 14.09.230.A, Required Number of Parking Spaces, or defined by Chapter 14.02.060 of this code, Use Classifications, shall be determined by the Director of Community Development based upon the requirements for the most similar comparable use, the characteristics of the proposed use, and any other relevant information regarding parking demand, such as hours of operation or the particular nature of visitors or clientele.
|
Land Use Classification |
Required Parking Spaces |
|---|---|
|
Residential Uses |
The required number of parking spaces for residential uses will be that required for the residential housing type, unless otherwise specified below |
|
Residential Housing Types |
Studio unit or 1-bedroom unit: 1 space |
|
2-bedroom unit: 2 spaces Plus 1 guest space per every 3 dwelling units |
|
|
3-bedroom unit: 1.5 spaces |
|
|
4-bedroom unit: 2.5 spaces |
|
|
Accessory Dwelling Unit |
See Section 14.09.270.040, Accessory Dwelling Units |
|
Group Residential |
1 space per sleeping room, or 1 space per every 2 guest beds whichever is greater |
|
Manufactured Home Park |
1 space per dwelling unit, plus 1 guest space per every 7 dwelling units |
|
Residential Facility, Assisted Living |
1 space per every 3 beds |
|
Single Room Occupancy Units |
See Section 14.09.270.220, Single Room Occupancy Units |
|
Public/Semi-Public Uses |
1 space per 250 square feet, or as determined by the Director of Community Development, unless otherwise specified below |
|
Campgrounds and Recreational Vehicle Parks |
1 space per campsite |
|
Community Assembly |
1 space per every 100 square feet of assembly seating area |
|
Day Care Centers |
1 space per classroom or office, plus a pick-up/drop-off area for children of a size determined by the decision maker |
|
Emergency Shelters |
1 space per employee and 1 space per every 5 beds, or as based upon demonstrated need but not to exceed parking requirements for other residential or commercial uses within the same zone |
|
Hospitals and Clinics |
|
|
Hospitals |
1 space per 1,000 square feet floor area |
|
Clinic |
1 space per 300 square feet |
|
Skilled Nursing Facility |
1 space per every 3 beds |
|
Instructional Services |
1 space per 300 square feet |
|
Commercial Uses (including Commercial Centers) |
1 space per 300 square feet, or as determined by the Director of Community Development, unless otherwise specified below |
|
Automobile/Vehicle Sales and Services |
1 space per 1,000 square feet of showroom, storage, and retail areas, plus 1 space per 300 square feet of office, plus 1 space per vehicle service bay |
|
Commercial Entertainment and Recreation |
|
|
Cinema/Theater |
1 space per 100 square feet of assembly area |
|
Eating and Drinking Establishments |
1 space per 100 square feet of dining area |
|
Funeral Parlors and Interment Services |
1 space per 100 square feet of assembly area |
|
Lodging |
1 space per guest room/unit |
|
Industrial Uses |
1 space per 1,000 square feet, or as determined by the Director of Community Development, unless otherwise specified below |
|
Contractor Shops |
1 space per 1,000 square feet of outdoor display/storage, plus 1 space per 400 square feet of other area |
|
Research and Development |
1 space per 750 square feet of equipment and storage area, plus 1 space per 300 square feet of other area |
|
Storage, Warehousing, and Wholesaling |
|
|
Personal Storage |
4 spaces, plus 1 space per 300 square feet of office area |
|
Transportation, Communication, and Utility Uses |
1 space per 300 square feet of office area, or as determined by the Director of Community Development |
B. Calculation of Required Spaces. The number of required parking spaces shall be calculated according to the following rules:
1. Sites with Multiple Uses. If more than one use is located on a site, the number of required parking and loading spaces shall be equal to the sum of the requirements calculated separately for each use, unless a reduction is approved pursuant to Section 14.09.230.050, Parking Reductions.
2. Fractions. When the number of parking spaces required result in a fraction of a space, fractions of one-half or greater shall be rounded up to the nearest whole number. Fractions of less than one-half shall be rounded down.
3. Parking Ratios.
a. Floor Area. Where an on-site parking or loading requirement is stated as a ratio of parking spaces to floor area, the floor area is assumed to be gross floor area.
b. Bedrooms. Where a parking requirement is stated as a ratio of parking spaces to bedrooms, any rooms having the potential of being a bedroom and meeting the standards of the Building Code as a sleeping room shall be counted as a bedroom.
c. Seats. Where parking requirements are stated as a ratio of parking spaces to seats, each 80 inches of bench-type seating at maximum seating capacity is counted as one seat.
C. Additional Spaces Required. Additional off-street parking spaces may be required if the decision maker determines that the use will generate more parking than is set forth in the schedule because of increased density, intensity of use, or other factors. The determination of spaces to be provided shall be based on appropriate parking generation studies conducted by the City or by a consultant.
(Ord. 1996, Amended, 07/23/2024; Ord. 1972, Repealed and Replaced, 02/22/2022)
14.09.230.050 Parking Reductions.
The number of parking spaces required by Section 14.09.230.040, Required Parking Spaces, may be reduced as follows if the decision maker determines any of the following criteria have been met. Parking reductions are cumulative for parking facilities meeting more than one of the following criteria:
A. Joint Use of Parking Facilities. Where a parking facility is provided that serves multiple uses, the total number of required parking spaces may be reduced by up to 25 percent if the following findings are made:
1. The peak hours of use will not substantially overlap or coincide to the degree that peak demand for parking spaces from all uses will be greater than the total supply of spaces;
2. The proposed shared parking provided will be adequate to serve each use;
3. Parking spaces in the shared parking facility will not be reserved for individual tenants, owners, or their visitors without approval of an overall parking management plan; and
4. A shared parking agreement or easement will be recorded prior to the issuance of a building permit.
B. Off-Site Parking. For uses other than single-unit dwellings and duplexes, off-site parking may be counted towards the required number of parking spaces, in accordance with the standards below.
1. On-Street Parking Spaces. On-street parking spaces along a site’s corresponding frontage lines on a public or private street may be counted towards the required number of parking spaces. Where an on-street parking space is adjacent to multiple lots, the parking space shall be counted towards the use on the lot whose frontage contains more than 50 percent of the parking space length. Where on-street parking is not marked and is not otherwise painted or dedicated for another purpose, 18 lineal feet of curb space shall constitute an on-street parking space.
2. Off-Site Parking Facilities. Parking spaces provided in off-site parking lots or structures may count towards the required number of parking spaces, as provided below.
a. Located Within 1,000 Feet. Off-site parking facilities shall be located within 1,000 feet of an entrance to the use for which the spaces are required, measured by the shortest route of pedestrian access.
b. Parking Agreement or Easement Required. A parking agreement or easement between the property owner and the City shall be executed and recorded prior to the start of parking activities. The agreement shall include:
i. A guarantee among the property owner for access to and use of the parking facility; and
ii. A guarantee that the spaces to be provided will be maintained and reserved for the uses served for as long as such uses are in operation.
C. Transit Accessibility. The total number of required parking spaces may be reduced by up to 10 percent if any portion of the lot is located within 1,000 feet of a transit stop with regular scheduled service (every 30 minutes) during the weekday hours of seven a.m. to nine a.m. and five p.m. to seven p.m.
D. Passenger Loading Areas. If a use provides a designated passenger loading area, the total number of required parking spaces may be reduced by five parking spaces for every passenger loading area, up to a total reduction of 10 parking spaces. Additional reductions are not granted for provision of more than one space.
1. Passenger loading areas shall be marked and designated in accordance with Chapter 10.28 of this code, Loading and Unloading.
2. Passenger loading areas shall provide sufficient space for safe maneuvering.
3. Passenger loading areas shall not block any mode of travel in the public right-of-way.
E. Motorcycle Parking. Motorcycle parking may substitute for up to five percent of the required number of parking spaces. Each motorcycle space shall be at least four feet wide and seven feet deep to accommodate two-wheeled motorized vehicles, including scooters, mopeds, and similar vehicles.
F. Other Parking Reductions. In addition to the individual parking reduction allowed in Section 14.09.230.040, Required Parking, for any use may be reduced as follows:
1. Criteria for Approval. The decision maker may approve reduced parking if it finds that:
a. Special conditions exist that will reduce parking demand at the site. Conditions may include the nature of the proposed operation; transportation characteristics of persons residing, working, or visiting the site;
b. The use will be adequately served by the proposed on-site parking; and
c. Parking demand generated by the project will not exceed the capacity of or have a significant impact on the supply of on-street parking in the surrounding area.
2. Parking Demand Study. Based on the completion and submittal of a parking demand study, the decision maker may approve a reduction in the amount of parking from that otherwise required by this chapter. The parking demand study shall be developed in accordance with established professional practices, and may combine the reductions permitted by this section with additional reductions identified by the parking demand study for a maximum reduction of 90 percent.
3. Parking Management Plan Parking Reduction. The decision maker is authorized to reduce the parking requirements for office and other uses in this section. A parking management plan shall be submitted with an application for development approval. A reduction may be granted if the following standards are met:
a. The amount of reduction shall be no more than 90 percent of the parking required by this section.
b. The project shall have a single user/owner/management authority who is obligated to effectively exercise control over compliance with the plan.
c. The parking management plan shall be prepared and submitted by a registered traffic engineer and shall include data on the effectiveness of similar plans elsewhere.
d. The traffic management plan shall contain information on the strategies, designated parking, incentives, company vehicles, staggered work hours, and other information indicating the
owner’s ability and agreement to provide and enforce these elements over time.
e. The decision maker may impose conditions that are needed to ensure the long-term compliance with the plan, including but not limited to a reserve parking area, phasing, or contributions to transit or other alternative means of transportation.
(Ord. 1972, Repealed and Replaced, 02/22/2022)
14.09.230.060 Bicycle Parking.
A. Short-Term Bicycle Parking. Short-term bicycle parking shall be provided in order to serve guests, customers, messengers, and other visitors to a site who generally stay for short periods of time.
1. Short-Term Bicycle Parking Required. For the following uses, the number of short-term bicycle parking spaces shall be a minimum of two parking spaces provided per use:
a. Multi-unit dwellings and group residential.
b. All public/semi-public uses.
c. All commercial uses unless the decision maker determines that no short-term bicycle parking is appropriate based on the use, such as automobile/vehicle repair; major.
2. Location. Short-term bicycle parking shall be conveniently located within 100 feet of the main entrance to the building or buildings and shall not interfere with parking or pedestrian areas.
3. Anchoring and Security. Bicycle parking shall require a stationary, securely anchored object to be provided to which a bicycle frame and one wheel (two points of contact) can be secured with a high-security U-shaped shackle lock if both wheels are left on the bicycle. One such object may serve multiple bicycle parking spaces.
4. Size and Accessibility. Each short-term bicycle parking space shall be a minimum of two feet in width and six feet in length and shall be accessible without moving another bicycle. Two feet of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian ways and at least five feet from any vehicle parking spaces.
FIGURE 14.09.230.B: SHORT-TERM BICYCLE PARKING
B. Long-Term Bicycle Parking. Long-term bicycle parking shall be provided in order to serve residents, employees, students, commuters, and other visitors to a site who generally stay at a site for four hours or longer at a time.
1. Long-Term Bicycle Parking Required. Long-term bicycle parking shall be provided for the following uses:
a. Multi-Unit Dwellings and Group Residential. Long-term bicycle parking shall be provided at a minimum of one space per every five dwelling units.
b. Parking Lots and Structures. Long-term bicycle parking shall be provided at a minimum ratio of one space per 25 vehicle parking spaces.
c. Other Uses. Any establishment with 25 or more full time equivalent employees shall provide long-term bicycle parking equivalent to at least five percent of the number of required automobile parking spaces.
2. Location. Long-term bicycle parking shall be conveniently located on the same lot as the use it serves in a private or common bicycle parking area. Where a common bicycle parking area is not visible from the entrance of the building, signs located at the entrance or in an entry lobby of the building shall identify the location of common bicycle parking.
3. Security. Long-term bicycle parking shall be located in one of the following locations:
a. A private garage for an individual dwelling unit;
b. An enclosed bicycle locker;
c. A fenced, covered, and locked or guarded bicycle storage area;
d. A rack or stand inside a building visible from employee work areas, or within a secure/restricted bicycle storage room; or
e. Other secure areas approved by the Director of Community Development.
4. Size and Accessibility. Each long-term bicycle parking space shall be a minimum of two feet in width and six feet in length and shall be accessible without moving another bicycle. Two feet of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian ways and at least five feet from any vehicle parking spaces.
(Ord. 1972, Repealed and Replaced, 02/22/2022)
14.09.230.070 Loading.
All uses requiring the receipt or distribution of material or merchandise by vehicles and trucks shall provide off-street loading and unloading areas to handle the traffic volume and loading requirements.
A. Location. Loading areas shall not be located in a required front, side, or rear yard, or adjacent to a residential zoning district or a residential property. An exception may be made where the decision maker finds that:
1. The proposed or anticipated hours of loading and unloading do not conflict with the enjoyment or use of the adjacent property;
2. Street-facing loading areas will exhibit architectural treatment, or will be enhanced with landscaping, in such a way as to minimize visual and noise impacts; and
3. There are specific features of the site and design of the building, and/or existing development such that warrant a modification.
B. Design Standards.
1. Size and Dimensions. Each on-site loading space shall not be less than 10 feet wide, 35 feet long, and 14 feet high, exclusive of driveways for ingress and egress, maneuvering areas and setbacks. The Director of Community Development may waive the size requirements if the applicant has satisfactorily demonstrated that due to the nature of the proposed use, such size will not be necessary.
2. Circulation and Accessibility. Loading areas and truck parking facilities shall be accessible from a street or alley, with entrances and exits at locations approved by the City Engineer.
3. Screening. All loading areas and truck parking facilities shall require screening a minimum of six feet in height, consisting of one or any combination of the methods listed below:
a. Masonry Walls. Solid, decorative walls consisting of brick, stone, stucco, or other quality durable material approved by the Director of Community Development.
b. Fences. Open fences of wrought iron or similar material combined with plant materials to form an opaque screen.
c. Plantings. Plant materials consisting of compact evergreen plants that form an opaque screen.
4. Bumper Rails. Bumper rails shall be provided adjacent to loading areas and truck parking facilities, where necessary for safety or to protect private property.
(Ord. 1972, Repealed and Replaced, 02/22/2022)
14.09.230.080 Parking Area Design Standards.
All parking areas, except those used exclusively for stacked or valet parking, shall be designed and developed consistent with the following standards. Parking areas used exclusively for stacked or valet parking are subject only to this section.
A. Tandem Parking. Tandem parking may be permitted to satisfy parking requirements in accordance with the following:
1. No more than two vehicles shall be parked in a tandem configuration.
2. Tandem spaces shall be assigned to a single dwelling unit or a nonresidential use.
3. Residential Uses. Tandem parking spaces shall not exceed 25 percent of the total number of required parking spaces. Tandem parking shall not be used to meet the guest parking requirement.
4. Nonresidential Uses. Tandem parking to meet parking requirements may be used for employee parking. Tandem parking spaces shall not exceed 50 percent of the total number of required parking spaces.
B. Circulation and Safety.
1. Pedestrian Access.
a. Connection to Public Sidewalk. An on-site walkway shall connect the main building entry to a public sidewalk on each street frontage. Such walkway shall be the shortest practical distance between the main building entry and sidewalk.
b. Nonresidential projects shall provide shared vehicle and pedestrian access to adjacent nonresidential properties for convenience, safety, and efficient circulation.
c. Walkways shall be at least four feet in width, with shading and lighting as required by the decision maker.
d. A joint access agreement guaranteeing the continued availability of the shared access between the properties approved by the Director of Community Development shall be executed and recorded in a form satisfactory to the City Attorney.
FIGURE 14.09.230.C: PEDESTRIAN CIRCULATION
2. Public Service Vehicles. Parking lots shall be designed so that sanitation, emergency, and other public service vehicles can provide service without backing up unreasonable distances or making other dangerous turns or maneuvers.
3. Forward Entry. Parking facilities of four or more spaces shall be provided with suitable maneuvering room so that all vehicles accessing the facility may enter an abutting street in a forward direction. Parking facilities which require vehicles to back out into the street right-of-way, including alleys, are prohibited except for single-unit dwellings and duplexes.
4. Driveway Dimensions.
a. One-Way Driveways. One-way driveways serving two garage or parking spaces or less shall have a minimum width of 12 feet. One-way driveways serving three or more garage or parking spaces shall have a minimum width of 24 feet.
b. Two-Way Driveways. Two-way driveways shall have a minimum width of 25 feet.
c. Fire Access. The minimum width of driveways providing required access for Fire Department vehicles shall be 26 feet.
C. Size and Dimensions of Parking Spaces and Maneuvering Aisles.
1. Parking Space Minimum Dimensions. Parking spaces shall meet the minimum dimensions established in Table 14.09.230.B, Parking Space Minimum Dimensions. For parking facilities with less than 20 spaces, a maximum of 40 percent of required spaces may be compact spaces. For parking facilities with 20 spaces or more, a maximum of 50 percent of required spaces may be compact spaces.
|
Type of Parking Space |
Width (feet) |
Stall Depth/Length (feet) |
|---|---|---|
|
Standard |
9 |
18 |
|
Compact |
9 |
16 |
|
Parallel |
10 |
24 |
|
Accessible |
Compliant with the California Building Code |
|
2. Maneuvering Aisle Minimum Dimensions. Maneuvering aisles shall meet the minimum dimensions established in Table 14.09.230.C, Drive Aisle Minimum Dimensions. Screening walls, roof support posts, columns, or other structural members shall not intrude into the required dimensions for parking spaces.
|
Angle of Parking |
One-Way Aisle Width (feet) |
Two-Way Aisle Width (feet) |
|---|---|---|
|
0 degrees (Parallel) |
12 |
18 |
|
1 – 30 degrees |
14 |
18 |
|
31 – 45 degrees |
14 |
18 |
|
46 – 60 degrees |
16 |
18 |
|
61 – 75 degrees |
18 |
25 |
|
76 – 90 degrees |
25 |
25 |
FIGURE 14.09.230.D: DIMENSIONS OF PARKING SPACES AND DRIVE AISLES
D. Striping, Marking, and Painting. Parking and loading areas, drive aisles, approach lanes, etc., shall be striped, marked, signed, and maintained in conformance with City standards. The decision maker may require the installation of additional striping and marking to facilitate safe and efficient traffic movement on and off site.
E. Curbing. A continuous, permanent curb at least six inches high and six inches wide shall be provided at least three feet from any wall, fence, property line, walkway, or structure.
F. Heat Island Reduction. In order to reduce ambient surface temperatures in parking areas, at least 50 percent of the areas not landscaped shall be shaded, of light-colored materials with a solar reflectance index of at least 29, or a combination of shading and light-colored materials.
1. Shade may be provided by canopies, shade structures, trees, or other equivalent mechanisms. If shade is provided by trees, the amount of required shading is to be reached within 15 years.
2. Trees shall be selected from a list provided by the Director of Community Development.
G. Lighting. Parking and loading areas shall provide sufficient illumination for security and safety, in accordance with Chapter 14.09.240 of this code, Performance Standards. In addition, parking areas shall comply with the following:
1. Parking areas designed to accommodate 10 or more vehicles shall be provided with a minimum of one-half foot-candle and a maximum of 3.0 foot-candles of light over the parking surface during the hours of use from one-half hour before dusk until one hour till dawn.
2. Lighting shall be designed to direct light and glare away from any adjoining lots, residential areas, and public streets.
3. Lighting design shall be coordinated with the landscape plan to ensure that vegetation growth will not substantially impair the intended illumination.
H. Landscaping. Parking areas designed to accommodate five or more parking spaces shall be landscaped according to the general standards of Section 14.09.200.070, Landscaping, as well as the following standards. The decision maker may approve an adjustment to the below requirements upon finding that providing the required landscaping would block access to driveways, walkways, or joint access aisles; or that significant or unusual site constraints such as site configuration, natural features, or dedications of right-of-way prevent a project from being feasible.
1. Residential Uses.
a. Perimeter Landscaping. A minimum width of five feet of landscaping shall be provided between the parking area and any property line.
b. Interior Landscaping. In addition to the required perimeter landscaping, an additional five percent of the gross parking lot area shall be landscaped.
2. Nonresidential Uses.
a. Perimeter Landscaping.
i. Adjacent to Residential Zoning District. A minimum width of 10 feet of perimeter landscaping shall be provided when adjacent to a residential zoning district.
ii. Other. A minimum width of five feet of perimeter landscaping shall be provided when adjacent to any other zoning district.
b. Interior Landscaping. In addition to the required perimeter landscaping, an additional five percent of the gross parking area shall be landscaped.
I. Fencing and Screening. Parking facilities for nonresidential uses established adjacent to a residential zoning district or residential property shall require screening a maximum of eight feet in height consisting of one or any combination of the methods listed below:
1. Masonry Walls. Solid, decorative walls consisting of brick, stone, stucco, or other quality durable material approved by the Director of Community Development.
2. Fences. Open fences of wrought iron or similar material combined with plant materials to form an opaque screen.
3. Plantings. Plant materials consisting of compact evergreen plants that form an opaque screen.
J. Drive-Through Facilities. Drive-through facilities shall be designed to be integrated with the surrounding parking areas. Queue lines shall contain stacking between the order board and pickup window for a minimum of four vehicles, with an additional minimum four vehicle stacking area in advance of the menu board. The decision maker may grant an exception to this requirement if the project proponent can demonstrate that the drive-through as proposed would not adversely affect the public health, safety, or welfare. Drive-through queue lines shall be screened from public streets with landscaped planter areas a minimum of 15 feet wide, or 10 feet wide if provided with a low wall.
K. Sight Distance. All parking and loading facilities shall be designed and constructed to provide adequate visibility at driveway and street intersections, in accordance with the provisions of Section 14.02.030.140, Measuring Intersection and Sight Distance Visibility.
L. Maintenance. Parking and loading facilities, including landscaped areas, shall be maintained free of refuse, debris, or other accumulated matter and shall always be kept in good repair.
(Ord. 1972, Repealed and Replaced, 02/22/2022)