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(A) (1) Off-street motor vehicle parking spaces shall be provided according to the following table. Each land use shall be provided with at least the number of off-street parking spaces stated in the table.
(2) The requirements of this chapter do not apply to development within one half-mile of a major transit stop, except as provided in Cal. Gov’t Code § 65863.2.
(B) When the table does not list a proposed use, the Zoning Administrator shall determine the most appropriate equivalent use and the number of parking and loading spaces required. In order to make this determination, the Zoning Administrator may require the submission of survey data from the applicant or direct a study to be conducted at the applicant’s expense. The Administrator’s determination may be based on the most recent data published by the Institute of Transportation Engineers or comparable analyses.
Use Classification | Off-Street Parking Spaces |
RESIDENTIAL | |
Multi-family residential | 1.5 spaces per unit up to 2 bedrooms; one space to be covered |
2 spaces per unit = 3 bedrooms; one space to be covered plus 1 space per 5 units for guest parking (Applies to all multi-family units) | |
Convalescent facilities | 1 per 2 residents |
Single-family residential (attached) | 2 spaces per unit, one of which must be covered, plus 1 space per 5 units for guest parking |
Single-family residential (detached) | 2 spaces per unit in a garage, plus one guest parking space on the street within close proximity to the unit served |
Elderly residential (Senior Housing Overlay)A | .75 covered space per unit, plus guest parking as determined during project review |
Accessory dwelling units and junior accessory dwelling units | See § 9-5.3805 |
Cottage communities | 1 space per unit. May be shared with religious assembly use |
PUBLIC AND SEMI-PUBLIC | |
Clubs and lodges | 1 per 100 sq. ft. of floor area which is used for assembly purposes |
Emergency shelters | 1 space per employee on the largest shift |
Day care, general and preschools | 1 per employee on the largest shift plus 1 per 8 children |
Government offices | 1 per 250 sq. ft. of gross floor area |
Hospitals | 1 per bed, plus 1 space per employee on the largest shift |
Maintenance and service facilities | 1 per 400 sq. ft. of gross floor area |
Park and Recreation Facilities | As specified by zoning permit or use permit for private facilities based upon I.T.E. studies |
Public Safety Facilities | As specified by use permit |
Religious assembly | 1 per 4 fixed seats, and/or 1 per 50 sq. ft. of seating area if there are no fixed seats |
Schools, public or private | As specified by use permit, as per I.T.E. studies |
Utilities, major | As specified by use permit, as per I.T.E. studies |
COMMERCIAL/RETAIL/OFFICE | |
Ambulance services | 1 per ambulance, plus 1 per employee on the largest shift |
Animal sales and services: | |
Animal boarding | 1 per 400 sq. ft. of gross floor area |
Animal grooming | 1 per 400 sq. ft. of gross floor area |
Animal hospitals (veterinary clinic) | 1 per 250 sq. ft. of gross floor area |
Artists’ studios | 1 per 1,000 sq. ft. of gross floor area |
Banks and savings and loans: | 1 per 250 sq. ft. of gross floor area |
Drive-up service | Queue space for 5 cars per teller |
Building materials and services; hardware | 1 per 300 sq. ft. of sales floor area; plus 1 per 1,000 sq. ft. of outdoor storage and/or interior warehouse area |
Chapels and mortuaries | 1 per 3 seats and/or; 1 per 50 sq. ft. of seating area if no fixed seats |
Commercial recreational and entertainment: | |
Bowling alleys | 6 per lane |
Electronic game centers | 1 per 2 machines |
Golf courses | 4 per each hole, plus 1 per 200 sq. ft. of floor area |
Gymnasium | 1 per 100 sq. ft. of floor area |
Skating rinks | 1 per 3 fixed seats, and/or 1 per 50 sq. ft. of seating area if there are no fixed seats; plus 1 per 75 sq. ft. of floor area for skating |
Swimming pools | 1 per 150 sq. ft. of pool area |
Tennis and racquetball clubs | 4 per court |
Theaters | 1 per 3 fixed seats, and/or 1 per 35 sq. ft. of seating area if there are no fixed seats |
Other commercial recreation and entertainment | As specified by the Zoning Administrator, as per I.T.E. studies |
Computer gaming and internet access business | As specified by use permit and required parking study (§ 9-5.3835) |
Eating and drinking establishments: | 1 per employee on the largest shift |
General restaurant | 1 per 3 seats |
Cocktail lounge/bar | 1 per 2.5 seats |
Fast food | 1 per 50 sq. ft. of gross floor area for public seating plus queue space for 6 cars if drive-up service provided |
With outdoor seating | 1 additional space per 3 seats |
Take-out only/no seating | 1 per employee on the largest shift plus additional spaces as determined by the Zoning Administrator |
Gas station/ service stationB | 2 per service bay plus 1 per employee on the largest shift; with no less than 4 parking spaces provided |
Gymnasium | 1 per 100 sq. ft. of floor space |
Health clubs | 1 per 200 sq. ft. of floor space |
Nurseries | 1 per 1,000 sq. ft. of outside display and/or interior warehouse area, plus 1 per 300 sq. ft. of sales floor area |
Offices, business, and professional | 1 per 250 sq. ft. of gross floor area |
Offices, medical and dental | 1 per 225 sq. ft. of gross floor area |
Music or dance studio, martial arts training or similar facility | 1 per 250 sq. ft. of gross floor area |
Mini-storage | 1 per 100 rental units plus 1 per caretaker |
Personal services (barber shop, beauty shop) | 2 spaces per chair |
Recycling facility: | |
Large collection | 6 spaces per facility minimum |
Processing facility | 10 spaces per facility minimum |
Research and community development | 1 per 250 sq. ft. of gross floor area |
Retail sales not listed under another use classification | 5 spaces/1000 sq. ft. of gross floor area |
Shopping center | 5 spaces/1000 sq. ft. of gross floor area |
Furniture and appliance stores, households equipment, and furniture repair and warehouse sale | 1 per 400 sq. ft. of gross floor area |
Automobile rentals | 1 per 4,000 sq. ft. of outdoor area plus 1 per rental vehicle |
Automobile washing: | |
Fully automated | 7 spaces outside washing area |
Coin-operated | 1 queuing space per bay |
Vehicle/equipment repair | 4 per service bay or 1 per 225 sq. ft. of gross floor area whichever is greater |
Vehicle/equipment sales and rentals, and other outdoor storage | 1 per 4,000 sq. ft. of outdoor display area |
Visitor accommodations: | |
Bed and breakfast inns | 1 per guest room; plus 2 spaces |
Hotels, motels and time share facilities | 1 per guest room; plus 1 per employee on the largest shift and one per 50 sq. ft. of banquet or conference seating area |
Warehousing, distribution, storage | 1 per 1,000 sq. ft. of gross floor area |
INDUSTRIAL | |
Light manufacturing | 1 per 400 sq. ft. of gross floor area |
Heavy manufacturing | 1 per employee on the largest shift |
A Parking for senior housing projects may be reduced during project review to less than 0.75 space per unit based upon residents’ ages and vehicle ownership patterns and must be documented by studies prepared by the project proponents, according to the procedure and findings in § 9-5.1704, Parking Reductions. | |
B For a service station combined with a food mart, one space per 250 square feet of retail sales area shall be provided (office and bathroom areas may be excluded from calculations) in addition to the required employee parking, and service bay parking, if any. In no case shall there be less than four spaces provided for a service station or six spaces provided for a service station combined with a food mart. If combined with a towing service, in addition to the above requirements, one additional space per towing vehicle shall be provided at the rear of the site. | |
(Ord. 897-C-S, passed 10-25-94; Am. Ord. 930-C-S, passed 7-29-97; Am. Ord. 1064-C-S, passed 12-13-05; Am. Ord. 2075-C-S, passed 11-26-13; Am. Ord. 2089-C-S, passed 6-24-14; Am. Ord. 2235-C-S, passed 11-28-2023; Am. Ord. 2237-C-S, passed 11-28-2023)
Penalty, see § 9-5.2904
(A) Purpose. The purpose of this section is to establish procedures and criteria for allowing reductions to the number of required automobile parking spaces for projects that are anticipated to generate lower-than-usual parking demand due to factors such as proximity to major transit stops and stations, the characteristics of the use, or implementation of transportation demand management measures, as well as for shared parking facilities serving uses with different peak demand times. These provisions are also intended to allow modifications to parking standards when necessary to preserve the architectural or historical character of a structure or property.
(B) Qualifying projects. Reduced parking requirements may be considered for the following types of projects:
(1) Senior housing. The required parking for a senior housing development may be reduced below the normally required 0.75 spaces per dwelling unit for projects anticipated to generate lower parking demand due to vehicle ownership patterns of the residents and/or characteristics of the project (e.g., proximity to commercial services, proximity to public transportation systems).
(2) (a) Shared (joint) parking facilities. Parking facilities that are cooperatively established and operated to serve multiple uses and these uses generate parking demands primarily during hours when the remaining uses are not in operation.
(b) The addition of residential units to religious assembly sites shall be deemed an appropriate use case for shared parking facilities.
(3) Transit-supportive development. Residential or mixed-use projects that contain no more than 50 dwelling units and are located within one-half mile of a major transit stop.
(4) Infill sites. Residential or mixed-use projects that contain no more than 30 dwelling units and are located on infill sites.
(5) Uses near public parking facilities. Uses located within one-quarter mile of a publicly accessible parking facility, the use of which is not limited to a specific business or activity during the use's peak parking demand. Such parking facilities shall meet the requirements of § 9-5.1705, Parking Location/Off-Site Parking Facilities.
(6) Projects incorporating TDM measures. Projects for which the developer proposes a set of transportation demand management (TDM) measures-such as rideshare programs, shuttle services, bicycle trip-end facilities, staggered work shifts, and telecommuting programs-projected to reduce parking demand generated by the use. Such projects shall be required to document the implementation and impacts of such programs, as described in division (E), Monitoring of TDM Programs, below.
(7) Historic structures. Projects for which allowing a reduction in the number of required spaces (and/or modifications to dimensional requirements for parking areas) will facilitate the re-use of an existing building that is an historic resource as defined by the State Public Resources Code or is a designated historic building.
(C) (1) Procedure. A request for a reduction to the number of parking spaces consistent with the requirements of this section shall be processed as a use permit, according to the procedures of Article 27, except for residential development on religious assembly sites, which is regulated according to division (F). Any parking reduction that is not in accordance with this section (i.e., is not a qualifying project pursuant to divisions (B) or (F) or cannot meet the findings for approval in division (D)) shall require a variance.
(2) Parking demand study. In addition to other application materials required for the consideration of the use permit, the Zoning Administrator may require submittal of a parking demand study prepared by an independent traffic engineering professional approved by the city that substantiates the basis for granting a reduced number of spaces. The parking demand study may include any of the following information:
(a) Total square footage of all uses within existing and proposed development and the square footage devoted to each type of use.
(b) A survey of existing on-street and on-site parking within 350 feet of the project site.
(c) Parking requirements for the net change in square footage and/or change in use, based on the requirements of § 9-5.1703.1, Off-Street Parking Requirements by Use.
(d) Estimated net change in parking demand between existing and proposed development, using any available existing parking generation studies from the Institute for Transportation Engineers (ITE) or other sources. If appropriate parking demand studies are not available, the city may require the applicant to conduct a parking demand survey of a development similar to the proposed project.
(e) Comparison of proposed parking supply with parking requirements and net change in parking demand.
(f) A shared parking analysis, as appropriate.
(g) A description of proposed transportation demand management measures, such as preferential carpool spaces, telecommuting or staggered work shifts, provision of transit passes or other transit incentives for residents or employees, incorporation of spaces for car share vehicles, bicycles, or other measures that will result in reduced parking demand.
(h) Other information as required by the city.
(D) Required findings for approval. Except as outlined in division (F), in addition to the required findings for approval of any use permit in § 9-5.2703, Required Findings, an application for a use permit for a parking reduction may only be approved if the Zoning Administrator or the Planning Commission makes all of the findings of this section that are applicable to the particular project, as stated.
(1) All projects. For any project for which a parking reduction is requested, the Zoning Administrator or the Planning Commission must make all of the following findings based on information in the record:
(a) The use will adequately be served by the proposed parking;
(b) Parking demand generated by the project will not exceed the capacity of or have a detrimental impact on the supply of on-street parking in the surrounding area; and
(c) If required, a parking demand study prepared by an independent traffic engineering professional approved by the city supports the proposed reduction.
(2) Shared (joint) parking. Where a shared parking facility serving more than one use is proposed, the Zoning Administrator or Planning Commission may only approve a parking reduction if it finds that:
(a) The peak hours of use will not overlap or coincide to the degree that peak demand for parking spaces from all uses will be greater than the total supply of spaces;
(b) The proposed shared parking to be provided will be adequate to serve each use;
(c) A written agreement between landowner(s) and the city, in a form satisfactory to the City Attorney, has been submitted to and approved by the Zoning Administrator. This agreement shall be in a form capable of and subject to being recorded to constitute a covenant running with the land and shall include:
1. A guarantee that there will be no substantial alteration in the uses that will create a greater demand for parking;
2. A guarantee among the landowner(s) for access to and use of the shared parking facilities;
3. A provision that the city may require parking facilities in addition to those originally approved upon a finding that adequate parking to serve the use(s) has not been provided; and
4. A provision stating that the agreement shall not be modified or terminated without the approval of the Community Development Director and City Attorney.
(3) Other parking reductions. For applications for a parking reduction that do not involve a shared parking facility, the Zoning Administrator or Planning Commission may only approve a use permit if it finds that special conditions-including, but not limited to, the nature of the proposed operation; proximity to frequent transit service; transportation characteristics of persons residing, working, or visiting the site; or because the applicant has undertaken a transportation demand management program-will reduce parking demand at the site below the level of the normal requirement.
(E) Monitoring of TDM programs. Any project that is granted a parking reduction on the basis of TDM measures that will be incorporated to reduce parking demand shall submit an Annual Status Report to the city. The report shall be in a manner prescribed by the Zoning Administrator, and shall describe the implementation and maintenance of TDM measures and the parking demand generated by the project. Annual Status Reports will be reviewed to determine if property owners have implemented and/or maintained the TDM program. City staff may request auditable documentation to determine compliance.
(1) Revocations. A use permit issued to allow a parking reduction may be revoked by the Planning Commission according to the procedure in § 9-5.2707.1, Violation, Revocation, Fine.
(2) After holding a hearing, the Planning Commission may revoke or modify the use permit for a parking reduction if any one (or more) of the following findings are made:
(a) The use permit was obtained by misrepresentation or fraud.
(b) The land use for which the permit was granted has ceased or has been suspended for six or more consecutive calendar months.
(c) The conditions of the permit have not been met, or the permit granted is being or has recently been exercised contrary to the terms of the approval or in violation of a specific statute, ordinance, law or regulation.
(F) Residential development on religious assembly sites. Notwithstanding divisions (C) and (D), parking reductions and shared parking arrangements are permitted for religious assembly sites to accommodate residential development of four or more units as outlined below.
(1) Qualification.
(a) The proposed housing development must be located on or adjacent to the religious-use parking.
(b) A religious institution must own the site (whether directly, through a wholly owned company or corporation, or through an affiliated or associated nonprofit public benefit corporation), or the religious institution must have entered into an agreement or transaction (including a land sale) with a housing developer.
(c) The housing development project must meet at least one of the following criteria:
1. Rent or sell at least 5% of units, excluding any density bonus, at amounts affordable to very low-income households for at least 20 years.
2. Rent or sell at least 10% of units, excluding any density bonus, at amounts affordable to low-income households for at least 20 years.
3. Meet one of the criteria in Cal. Gov’t Code §§ 65915(b)(1)(C) through 65915(b)(1)(G), inclusive, also known as State Density Bonus Law.
(d) Consistent with Cal. Gov’t Code § 65915(c)(3), the housing development project must replace eligible on-site rental housing units that are demolished or removed.
(2) Existing parking. The curing or correcting of nonconforming religious assembly parking is not required unless there is a threat to public health and safety.
(3) Parking reduction. The number of existing religious assembly parking spaces onsite may be eliminated by up to 50% to accommodate the construction of the residential development. The remaining parking may be shared by the religious assembly use and residential use. If the post-construction parking accommodates at least one onsite parking space per residential unit, no parking studies are required and the city shall ministerially approve the parking reduction and shared parking agreement.
(a) A parking ratio of less than one parking space per residential unit may apply in certain cases, such as for sites are within one-half mile walking distance of a major transit stop, consistent with Cal. Gov’t Code § 65913.6(f)(3).
(b) Development projects that remove more than 50% of the existing religious assembly parking are only permitted if the remaining parking meets the required off-street parking for religious assembly uses.
(4) Shared (joint) parking. Any shared parking agreements shall be shared in writing with the Zoning Administrator and shall include:
(a) A guarantee that there will be no substantial alteration beyond the approved uses that will create a greater demand for parking;
(b) A guarantee among the landowner(s) for access to and use of the shared parking facilities; and
(c) A provision stating that the agreement shall not be modified or terminated without the approval of the Community Development Director.
(5) Additional reductions. Eligible projects may request additional parking reductions to allow parking ratios less than one space per unit either:
(a) Pursuant to this section (e.g., senior housing, transit-supported development, projects incorporating TDM measures, and the like) and in adherence with the requirements and procedures of divisions (C) through (E); or
(b) Pursuant to state density bonus law and in adherence with the requirements and procedures of Article 35.
(Ord. 2089-C-S, passed 6-24-14; Am. Ord. 2235-C-S, passed 11-28-2023; Am. Ord. 2237-C-S, passed 11-28-2023)
Required parking spaces shall be located on the same lot as the use they serve. However, this requirement may be modified to allow a parking facility serving one or more non-residential uses located on a site other than the site of one or more such use(s) according to the requirements of this section. Such a modification shall be processed as a use permit pursuant to the procedures of Article 27, and a decision on the application shall be rendered by the Planning Commission.
(A) Standards.
(1) Uses served. An off-site parking facility may only serve non-residential uses.
(2) Location. Any off-site parking facility must be located within 400 feet, along a paved wheelchair-accessible walk, of the principal entrance containing the use(s) served.
(3) Parking agreement. A parking agreement subject to review and approval by the City Attorney shall be submitted. The parking agreement shall be in one of the two following forms and shall not be modified or terminated without the approval of the Community Development Director and City Attorney:
(a) A covenant running with the land or an easement, subject to the approval of the City Attorney, and recorded in the County Recorder's Office. The owner of record of the proposed off-site parking facility shall submit a title report for the parcel and a covenant running with the land, or an easement, that describes the parcel and obligates it for parking purposes free and clear of exceptions that would interfere with the use, describes the obligation of the party to maintain the parking facility, and describes the parking facility by a parking diagram; or
(b) A parking lease agreement for the proposed off-site parking facility that is signed by both the permittee and property owner or agent of the property owner authorized to bind the owner, subject to the approval of the City Attorney, and recorded in the County Recorder's Office. The parking lease agreement shall run with the use and state the number of spaces subject to the lease and the days and hours of operation when the parking will be leased, term/duration of the lease, and include a description of the facility, including a parking diagram.
(B) Findings for approval. The Planning Commission may only approve a use permit to allow an off-site parking facility to meet the parking requirements for a use if it finds that all of the following are true:
(1) The applicant has demonstrated that the off-site parking will be available to the use, and that no substantial conflict will exist in the principal hours or periods of peak parking demands of any uses which are proposed to share the parking.
(2) Access to the site is adequate to accommodate the proposed off-site parking and any resulting excess traffic to the facility.
(3) The design, location, size and operating characteristics of the proposed off-site parking facility are compatible with the existing and future land uses on-site and in the vicinity of the subject property.
(4) The establishment, maintenance, or operation of the proposed parking at the location proposed will not endanger, jeopardize, or otherwise constitute a nuisance for persons residing or working in the neighborhood of the proposed parking lot or structure.
(5) Any proposed valet parking use, if included, will not generate excessive traffic on surrounding public streets and will not utilize any residential street.
(6) The shared parking spaces will be available for as long as the uses requiring the spaces are in operation.
(7) The peak hours of parking demand for all of the uses sharing parking do not conflict so that peak demand is greater than the parking provided.
(8) A written agreement between land-owner(s) and the city, in a form satisfactory to the City Attorney as set forth in § 9-5.1705(A)(3) of the Zoning Ordinance. This agreement shall be in the form capable of and subject to being recorded to constitute a covenant running with the land.
(C) An applicant for a use permit for shared parking may be required to submit survey data substantiating a request for reduced parking requirements. A use permit for shared parking shall describe the limits of any area subject to reduced parking requirements and the reduction applicable to each use.
(Ord. 897-C-S, passed 10-25-94; Am. Ord. 2089-C-S, passed 6-24-14)
Tandem parking may be permitted to satisfy the off-street parking requirement in accordance with the following requirements:
(A) No more than two vehicles shall be placed one behind the other.
(B) Both spaces shall be assigned to a single dwelling unit or non-residential establishment.
(C) Tandem parking to meet required parking for non-residential uses may be used for employee parking; the maximum number of tandem parking spaces shall not exceed 50% of the total number of spaces. When tandem parking is used to meet retired parking for non-residential uses the applicant shall provide valet parking or establish a system to facilitate retrieval of parked vehicles.
(D) Tandem parking to meet required parking for multi-unit development shall be located within an enclosed structure; the maximum number of tandem parking spaces shall not exceed 50% of the total number of spaces.
(E) Tandem parking shall not be used to meet the guest parking requirement.
(Ord. 2089-C-S, passed 6-24-14)
All parking facilities shall comply with the requirements of the Cal. Admin. Code Title 24, Part 2, Chapter 2-71, and with the sign requirements of Cal. Veh. Code § 22507.8.
(Ord. 897-C-S, passed 10-25-94) Penalty, see § 9-5.2904
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