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A. The minimum number of off-street parking spaces may be reduced as part of an entitlement approval or through subsequent approval of an administrative use permit. Applicants proposing a parking reduction shall provide documentation, including quantitative analysis, that justifies the proposed number of parking spaces based on the site and proposed land use(s). A reduction of off-street parking pursuant to this section may be allowed only if both of the following findings can be made:
1. The project site meets one of the following:
a. The site is zoned RMU or has a -COS overlay zone;
b. The site is located within an area of mixed-use development;
c. The project will implement sufficient vehicle trip reduction measures (such as vehicles loan programs and transit passes) to offset the reduction; or
d. The area is served by public transit, bicycle facilities, or has other features which encourage pedestrian access.
2. The proposed parking reduction is not likely to overburden public parking supplies in the project vicinity.
B. Non-Residential Shared Parking Reduction. Non-residential parking facilities may be shared if multiple uses on the same site cooperatively operate the facilities and if some uses generate parking demands primarily when other uses are not in operation. For example, where one use operates during evenings or weekdays only, or where patrons are likely to visit more than one use on a single trip. The applicant shall provide documentation, including a shared parking use analysis, to the satisfaction of the Director, justifying the requested shared parking reduction. Shared parking may be approved only if:
1. The number of spaces provided will meet the greatest parking demand of any participating use; and
2. Evidence, as deemed satisfactory by the Director, has been submitted by the parties operating the shared parking facility. The evidence shall describe the nature of the uses and the times when the uses operate so as to demonstrate the lack of potential conflict between them; and
3. Additional documents, covenants, deed restrictions, or other agreements as may be deemed necessary by the Director and approved by the City Attorney, are executed to ensure that the parking spaces provided are maintained and used as approved for the life of the non-residential development.
(Ord. 2442, Ord. 2494 §42, Ord. 2519 §27, Ord. 2600)
Off-street parking areas shall generally be provided outside of any public right-of-way in the following manner:
A. Access. Access to off-street parking areas shall be provided in the following manner:
1. Parking areas shall provide suitable maneuvering room so that all vehicles may enter an abutting street in a forward direction. Single-family homes and duplexes which gain access from local streets are exempt from this requirement and the Director may approve exceptions for other residential projects; and
2. A minimum unobstructed clearance height of 7 feet 6 inches shall be maintained above all areas accessible to vehicles.
B. Location. Off-street parking areas shall be located in the following manner:
1. In order to minimize the visual impact of vehicles, the parking areas other than single-family residential shall be located to the rear or side of the parcel, or appropriately screened from public views if located along the street frontages. The parking areas shall not be located within a sight distance area.
2. Uncovered off-street parking for single-family and duplex uses in residential zoning districts may be located in the setback areas only on an approved all-weather surface and not within front or street side yard landscaped areas.
3. Off-street parking for all uses outside the downtown area, except for single-family dwellings and duplexes, shall be located at least 10 feet behind the front and street-side property lines. The area between the parking area and the property line(s) shall be fully landscaped, except for point of access, and this landscaped area shall not be counted as meeting the minimum 5 percent interior landscape requirement.
4. Off-street parking in the DN, DS, RMU, and -COS zoning districts shall be located at least 5 feet behind the front and street-side property lines. The area between the parking area and the property lines shall be fully landscaped, except for point of access, and this landscaped area shall be counted as meeting the minimum 5 percent interior landscape requirement.
C. Parking Lot and Space Dimensions:
1. General Requirements. Minimum parking dimensions shall be as indicated in the following Table 5-5 and as illustrated by Figure 5-10.
Minimum Parking Stall Dimensions | |||||
Standard Stall | Compact Stall | Parallel Parking | |||
Length | Width | Length | Width | Length | Width |
20 feet, or 18 feet (1) | 9 feet | 16 feet, or 14 feet (1) | 8 feet | 22 feet | 9 feet |
Notes:
(1) A maximum of 2 feet of the parking stall depth may coincide with sidewalk that is a minimum of six feet wide or landscape planters with low-growth, hearty materials.
One-Way Traffic and Single-Loaded Aisles
| |||
Parking angle (degrees)
| Stall depth, with bumper overhang
| Aisle width (travel lane)
| Total bay depth
|
30 | 17 feet | 13 feet (1) | 30 feet |
45 | 19 feet | 13 feet (1) | 32 feet |
60 | 20 feet | 16 feet (1) | 36 feet |
75 | 20 feet | 20 feet (1) | 40 feet |
90 | 20 feet | 24 feet (1) | 44 feet
|
Notes:
(1) Aisle width may be 12 feet, where no adjacent angled parking exists.
One-Way Traffic and Double-Loaded Aisles
| |||
Parking angle (degrees)
| Stall depth, with bumper overhang
| Aisle width (travel lane)
| Total bay depth
|
30 | 18 feet | 13 feet (1) | 49 feet |
45 | 19 feet | 13 feet (1) | 51 feet |
60 | 20 feet | 16 feet (1) | 56 feet |
75 | 20 feet | 20 feet (1) | 60 feet |
90 | 20 feet | 24 feet (1) | 64 feet
|
Notes:
(1) Aisle width may be 12 feet, where no adjacent angled parking exists.
Two-Way Traffic and Double-Loaded Aisles
| |||
Parking angle (degrees)
| Stall depth, with bumper overhang
| Aisle width (travel lane)
| Total bay depth
|
30 | 18 feet | 24 feet (1) | 60 feet |
45 | 19 feet | 24 feet (1) | 62 feet |
60 | 20 feet | 24 feet (1) | 64 feet |
75 | 20 feet | 24 feet (1) | 64 feet |
90 | 20 feet | 24 feet (1) | 64 feet
|
Notes:
(1) Aisle width may be 20 feet, where no adjacent angled parking exists.
2. Compact Parking Spaces. When two or more off-street parking spaces are required by this chapter, up to one-half of the parking spaces proposed for a residential project may be compact spaces. Up to one-third of the spaces proposed for a non-residential project may be compact spaces. Each compact space shall be clearly marked as “compact.”
3. Dimensions for Private Garages. A minimum unobstructed inside dimension of 10 feet by 20 feet shall be maintained for a private one-car garage. A minimum unobstructed inside dimension of 20 feet by 20 feet shall be maintained for a private two-car garage, except that when one of the two spaces may be a compact space, water heaters, laundry facilities, shelves, and other fixtures commonly located in garages may project up to four feet into one of the two spaces so as to reduce its length to a minimum of 16 feet.
D. Drainage. All off-street parking/loading areas shall be designed and constructed:
1. So that surface water will not drain over any sidewalk or adjacent parcels. Drainage from a site to a street across a driveway may be approved; and
2. In compliance with the stormwater quality and quantity standards and the City’s Best Management Practices.
E. Landscaping. Landscaping shall be provided for all parking areas, as follows and as shown on Figure 5-11, unless otherwise specified in this chapter:
1. Area of Landscaping Required. Landscaping shall be provided in all buffer areas between property lines and the off-street parking areas, to properly screen vehicles from view and minimize the expansive appearance of these areas. A minimum of 5 percent of the total interior off-street parking area shall be landscaped, unless the review authority finds that a lesser or greater percentage would be compatible with the surrounding area.
Any landscaped buffer area required by these Regulations, along the perimeter of the parking areas, shall not be counted as meeting the minimum 5 percent interior landscape requirement. The total interior off-street parking area shall be computed by adding all areas used for access drives, aisles, stalls, and maneuvering within that portion of the site that is devoted to parking and circulation, excluding entrance drives.
2. Area of Shading Required. Trees shall be planted and maintained in planters or landscaped areas so that at tree maturity, 15 years, at least 50 percent of the total paving area, not including the entrance drives as depicted in Figure 5-11, parking areas under carports, or multi-story parking structures, shall be shaded at solar noon on June 21. This shading requirement shall not apply to the development of single family residences. On sites with compacted or poor soils and/or drainage, additional installation measures such as, but not limited to, soil amendments and over-excavation of planting holes, shall be required to ensure that the shading standard can be reached. Active solar arrays may be used in part to meet the shading requirement if approved in conformance with Chapter 19.18 (Site Design and Architectural Review).
a. Calculations. Shaded parking lot area is determined by using an appropriate percentage of crown square footages as indicated in the Sunset Western Garden Book. Overlapping canopies shall not count towards the calculation number.
b. Calculation Table. Landscape shading plans shall include a table that includes the following information:
(1) Botanical name and common names of trees;
(2) Total square feet of shade assumed for each tree;
(3) Total parking lot area to be shaded; and
(4) Total shade provided.
c. Shade Square Foot Bonuses: Trees planted on the western perimeter of parking lots and in linear planters with a minimum width of six feet and a minimum length of 36 feet shall receive a 10 percent square foot shade bonus for each tree canopy.
d. Exceptions. Exceptions from the fifty percent shading requirement may be made under extraordinary circumstances where project design or site conditions preclude attainment of the standard. Such a deviation from the standard shall be supported by a finding that the project has been demonstrated to be of greater quality or community benefit than might occur with a conventional development proposal.
3. Perimeter Landscaping:
a. Adjacent to Streets. Parking areas, for other than single family residential and residential duplex uses, adjoining a public right-of-way shall be designed to provide a landscaped planting strip between the right-of way and parking area a minimum of 5 feet in depth in the DN, DS, RMU and -COS zoning districts, and a minimum of 10 feet in all other zoning districts. Any planting, sign, or other structure within a sight distance area of a driveway shall not exceed 36 inches in height, with the exception of street trees.
b. Adjacent to Residential Use. When a parcel is developed with three or more dwelling units, parking located in a rear or interior side yard adjoining any parcel in the RS or R1 zoning district shall be set back at least 6 feet from the common property line, with a landscaped planter as a buffer. Parking areas for non-residential uses adjoining residential uses shall be designed to provide a landscaped planter with a minimum 10-foot width between the parking area and the common property line bordering the residential use. A fence or wall shall be constructed along the property line, in compliance with Subsection J (Screening), below. These requirements shall not apply to a property line in common with an alley.
4. Interior Landscaping:
a. Planter Strips Between Parking Aisles. Planter strips and islands shall be, at a minimum, 6 feet wide, measured inside the curbing, in an amount to fulfill the 50 percent shading and parking landscaping requirement. Adequate pedestrian paths shall be provided throughout the landscaped areas. Clustering of trees may be approved by the Director or review authority.
b. Areas Not Used for Parking. Areas in a parking lot not used for driveways, maneuvering areas, parking spaces, or walks shall be landscaped and permanently maintained.
5. Curbing, Irrigation. All areas containing plant materials shall be bordered by a concrete curb at least 6 inches high and 6 inches wide and provided with an approved automatic irrigation system. An alternative barrier design to protect landscaped from vehicle damage may be approved by the Director.
F. Lighting. Multi-family residential, commercial, and industrial parking areas shall have lighting capable of providing adequate illumination for security and safety. Lighting standards shall be energy-efficient and in scale with the height and use of the on-site structures. Any illumination, including security lighting, shall be shielded and directed downward, away from adjacent properties and public rights-of-way in compliance with Section 19.60.050 (Exterior lighting). See Figure 5-12.
G. On-Site Location Required. On-Site Location Required. All parking spaces shall be located on the same parcel as the main use or structure unless granted an administrative use permit in compliance with Chapter 19.25 (Administrative Use Permits) and Subsection H (Off-Site Location Requirements), below.
H. Off-Site Location Requirements. The following requirements shall apply to providing off-street parking at an off-site location:
1. A portion or all of the required off-street spaces, including required access, may be located on any parcel within 500 feet of the site;
2. The approval shall be based on accessibility to the main use or structure, and the use and development of the neighboring parcel(s);
3. The applicant shall provide evidence, as deemed satisfactory by the Zoning Administrator, that a suitable long-term lease or other binding agreement can be executed and recorded which would guarantee that the parcel containing the main use or structure has an irrevocable right to utilize the identified parcel for parking; and
4. This provision shall not apply where joint use parking and/or access are included as part of a subdivision approval.
I. Residential Guest Parking. Guest parking in residential zoning districts shall be so designated and restricted, with appropriate signs/pavement markings, for the exclusive use of the guests.
J. Screening. Multi-family, commercial, manufacturing, and public parking areas abutting residentially zoned parcels shall have a wood fence or decorative masonry wall, not less than 6 feet high, to properly screen the parking areas, subject to approval by the Director. The Director may waive or modify this requirement to protect the views of adjacent residences. Wall treatments shall occur on both sides.
K. Striping and Marking. Parking stalls shall be identified by stripes of paint, or other durable striping material specified and approved by the Director, on the parking lot surface. Double stripes may be used. Parallel spaces shall be marked with single lines.
L. Surfacing. All off-street parking areas, including driveways and maneuvering areas, shall be paved with all-weather surfacing and provided with storm drainage facilities subject to the approval of the public works director. All-weather surfacing shall be portland cement concrete, asphaltic concrete, or double chip seal. Porous surface materials which may reduce stormwater runoff may be used subject to review and approval of the public works director.
M. Tandem Parking. Tandem parking may be allowed to satisfy off-street parking requirements for single-family dwellings or duplexes located on local residential streets or private streets. Tandem parking may be allowed to satisfy off-street parking requirements for multi-family dwellings only when the required maneuvering area is entirely on-site and vehicles are able to exit the property in a forward direction, subject to review authority approval.
N. Wheel Stops/Curbing. Continuous concrete curbing at least 6 inches high and 6 inches wide shall be provided for all parking spaces located adjacent to fences, walls, property lines, and structures. All parking lots shall have curbing around all parking areas and aisle planters in compliance with Subsection E (Landscaping), above. Individual wheel stops may be used in lieu of continuous curbing when the parking stall is adjacent to a landscaped area and the drainage is directed to the landscaped area. Wheel stops shall be maintained to provide protection of landscaped areas and structures.
(Ord. 2442, Ord. 2494 §43, Ord. 2519 §28)
Driveways providing access to off-street parking spaces shall be from an improved street, alley or other right-of-way, and shall be designed, constructed, and maintained as follows:
A. Number of Access Points. One driveway access for each ownership shall be allowed unless the public works director determines that more than one access is required to handle traffic volumes or specific designs, including residential circular driveways. Additional access shall not be allowed if it is determined to be detrimental to traffic flow and the safety of adjacent public streets. Whenever a property has access to more than one road, access shall be generally limited to the lowest volume road where the impact of a new access will be minimized. Construction of access from private property to a public street shall require an encroachment permit in compliance with Chapter 14.08 of the Municipal Code.
B. Adjacent Site Access. Applicants for non-residential developments should be encouraged to provide cross-access to adjacent non-residential properties for convenience, safety, and efficient circulation of motor vehicles.
C. Location of Access.
1. Distance From Street Intersections. No portion of a driveway access shall be allowed within curb returns. The edge of the access shall be more than 10 feet from the end of curb return for single-family residential developments. For all other developments, this distance shall be more than 100 feet. Where the parcel size does not permit the access to be located 100 feet from the end of curb return, the access shall be located the maximum distance possible from the end of the curb return, subject to the approval of the public works director. This distance does not include the 3-foot transition or wing sections on each side of the driveway. Access in proximity to a controlled intersection shall be subject to the approval of the public works director.
2. Driveway Spacing. Driveways shall be separated at the street frontage as follows:
a. Single-Family and Duplex Residential Development. Where two or more driveways serve adjacent single-family or duplex residential parcels, the nearest points of the two driveways shall be separated by at least 6 feet, unless a shared, single driveway is approved by the Director. The 6-foot separation does not include the 3-foot transition or wing sections on each side of the driveway.
b. Multi-Family and Non-Residential Development. Where two or more driveways serve the same or adjacent multi-family or non-residential development, the centerlines of accesses shall be separated by at least 200 feet on streets with design speeds at or below 30 mph and 300 feet on streets with design speeds above 30 mph. Any exception to these standards shall be subject to the approval of the public works director.
c. Corner and Double Frontage Parcels. For corner and double frontage residential parcels, other than single-family and duplex residential, one access on each frontage may be allowed if it is determined by the public works director that two driveways are needed to provide safe access for traffic entering and leaving the parcel because of sight distance and geometric design considerations.
3. Driveway Alignments - Commercial Development. Where commercial parcels are not large enough to allow accesses on opposite sides of the street to be aligned, the center of driveways not in alignment shall be offset a minimum of 150 feet on all collector roads, and 300 feet on all major and arterial roads. Greater distances may be required, if needed, for left-turn storage lanes. Exceptions to these standards shall be subject to the approval of the public works director.
D. Driveway Width and Length.
1. Residential zoning districts. Driveway dimensions in the residential zoning districts shall be consistent with Title 18R (Design Criteria and Improvement Standards). The minimum length of a single-family driveway shall be 20 feet to permit a vehicle to park in the driveway without blocking the sidewalk. Where access to a garage, carport, or open parking space is perpendicular (90 degrees) to the driveway, a minimum 24-foot deep unobstructed back-out area shall be provided.
2. Commercial and Manufacturing Zoning Districts. Driveway dimensions shall be consistent with Title 18R (Design Criteria and Improvement Standards).
E. Clearance from Appurtenances. The nearest edge of any driveway curb cut shall be at least 3 feet from the nearest property line, except where the review authority has approved a shared driveway between two parcels, the centerline of a fire hydrant, utility pole, drop inlet, and/or appurtenances, traffic signal installations, light standards, or other facilities. The nearest edge of any driveway shall also be at least 5 feet from the nearest projection of this type of installation.
F. Sight Distance at Driveways. At least 150 feet of clear sight distance shall be provided for all access onto local streets, 250 feet for collector streets, and 450 feet for arterial streets, or as approved by the public works director.
G. Fire Department Access. For multi-family residential and non-residential development, minimum clear turning radii shall be provided within parking lot and access aisles for Fire Department vehicles.
H. Signs. All exits from parking lots shall be provided with adequate traffic control as approved by the public works director.
(Ord. 2442, Ord. 2494 §44, Ord. 2519 §29)
Bicycle parking facilities, showers, and lockers shall be provided in the following manner:
A. Applicability. Bicycle parking shall be provided for all residential uses, except for single family residences which are detached and/or do not share common open space areas, as well as all commercial, service, manufacturing and industrial uses. These include structures owned by the City and used for governmental purposes. The minimum number of bicycle spaces required is determined by Table 5-4 (Parking Requirements). Associated bicycle facilities, including showers and lockers, are addressed in Subsection C (Shower and Locker Facilities), below.
B. Bicycle Parking Design and Devices. Bicycle parking areas shall be designed and provided in the following manner:
1. Parking Equipment. Each bicycle parking space shall include a stationary parking device to adequately support and secure the bicycle. Covered bicycle parking shall be provided for at least one-half of the minimum number of required bicycle spaces for multi-family, commercial and industrial uses where 10 or more bicycle parking spaces are required. The method of covering the bicycle spaces shall be subject to review pursuant to Chapter 19.18 (Site Design and Architectural Review).
2. Parking Layout:
a. Aisles. Aisles providing access to bicycle parking spaces shall be at least 5 feet in width and of sufficient height to provide reasonable access.
b. Spaces. Each bicycle space shall be a minimum of 2 feet in width and 6 feet in length.
c. Relationship to Structure Entrances. Bicycle spaces shall be conveniently located and generally within proximity to the main entrance of a structure.
d. Relationship to Motor Vehicle Parking. Bicycle spaces shall be separated from motor vehicle parking spaces or aisles by a fence, wall, or curb, or by at least 5 feet of open area, marked to prohibit motor vehicle parking.
C. Shower and Locker Facilities. The minimum number of required vehicle parking spaces may be reduced by 5 percent if shower and locker facilities are provided.
1. Required Shower Facilities. Shower facilities shall be provided as required in Table 5-6.
2. Required Locker Facilities. Lockers for personal effects shall be located near required showers and dressing areas.
(Ord. 2442)
Type of Land Use | Number of Showers for Specified Building Floor Area | |
1 Shower for Each Gender | 1 Additional Shower for Each Gender | |
Office Uses (government, business, professional) | 50,000 to 150,000 sq.ft. | Each 100,000 sq.ft. over 150,000 |
Retail Trade, Service Uses | 100,000 to 300,000 sq.ft. | Each 200,000 sq.ft. over 300,000 |
Manufacturing Uses | 50,000 sq.ft. to 150,000 sq.ft. | Each 100,000 sq.ft. over 150,000 |
A. Number of Loading Spaces Required. Unless modified by a use permit, off-street freight and equipment loading spaces shall be provided for all non-residential uses, except hotels and motels, as shown in Table 5-7.
Type of Land Use | Total Gross Floor Area | Loading Spaces Required |
Commercial, manufacturing, institutional, and service uses | 10,000 to 35,000 sq.ft. | 1 |
35,001+ sq.ft. | 1 for each 35,000 sq.ft., plus additional as required by Director | |
Funeral homes and mortuaries | A suitable facility for loading and unloading, subject to the approval of the Director. | |
Office uses | 10,000 to 35,000 sq.ft. | 1 |
35,001+ sq.ft. | 1 for each 35,000 sq.ft., plus additional as required by Director | |
B. Development Standards for Off-Street Loading. All new off-street loading areas shall be provided in the following manner:
1. Dimensions. Required freight and equipment loading spaces shall be not less than 15 feet in width for side loading and unloading applications, or 12 feet in width for rear-only loading and unloading applications.
2. Lighting. Loading areas shall have lighting capable of providing adequate illumination for security and safety. Lighting standards shall be energy-efficient and in scale with the height and use of the structures. Any illumination, including security lighting, shall be shielded and directed away from adjacent parcels and public rights-of-way in compliance with Section 19.60.050 (Exterior lighting).
3. Loading Doors and Gates. Loading bays and roll-up doors shall be painted to coordinate with the exterior structure walls and be located on the rear of the structure only. Bays and doors may be located on the side of a structure, away from a street frontage, where the Director determines that the bays, doors, and related trucks will be adequately screened from public view from any street or public right-of-way.
4. Loading Ramps. All plans for loading ramps or truck wells shall be accompanied by a profile drawing showing the ramp, ramp transitions, and overhead and adjacent wall clearances, and designed for adequate drainage.
5. Location. Loading spaces shall be located and designed as follows:
a. Next to, or as close as possible to, the main structure, and limited to the rear two-thirds of the parcel, if feasible;
b. Situated to ensure that the loading facility is adequately screened and not visible from any major public rights-of-way;
c. Situated to ensure that all loading and unloading takes place on-site, and in no case within adjacent public rights-of-way, or other traffic areas on-site;
d. Situated to ensure that all vehicular maneuvers occur on-site; and
e. Situated to avoid adverse noise impacts upon neighboring residential properties, in compliance with City noise regulations contained in Section 19.60.080 (Noise).
6. Screening. All loading areas abutting residentially zoned parcels shall have at least a 6-foot-high solid, architecturally treated, decorative masonry wall and landscaping, subject to architectural review or entitlement approval, to properly screen the loading areas. All wall treatments shall occur on both sides.
7. Striping. Loading areas shall be striped indicating the loading spaces and identifying the spaces for “loading only.” The striping shall be permanently maintained in a clear and visible manner at all times.
(Ord. 2442, Ord. 2494 §45)