Chapter 11
OFF STREET PARKING AND LOADINGlinklink

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11-11-1: PURPOSE AND INTENT:
11-11-2: APPLICABILITY:
11-11-3: PARKING SPACE REGULATIONS:
11-11-4: PARKING SPACE SIZE, LOCATION AND DESIGN:
11-11-5: LANDSCAPE/SCREENING OF PARKING AREAS:
11-11-6: DRIVEWAYS:
11-11-7: REQUIRED NUMBER OF PARKING SPACES:
11-11-8: OFF STREET LOADING FACILITIES:
11-11-9: IN LIEU PARKING FEES:

11-11-1: PURPOSE AND INTENT:linklink


The purpose of this chapter is to assure the provision and maintenance of safe, adequate, well designed off street parking facilities in conjunction with any use or development. The intent is to reduce street congestion and traffic hazards and to promote an attractive environment through design and landscaping standards for parking areas. The standards set forth in this chapter shall be considered minimums, and more extensive parking provisions may be required by the planning commission as a condition of project approval. (Ord. 90-112, 7-23-1990)
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11-11-2: APPLICABILITY:linklink

Unless otherwise provided in the specific, applicable district, the provisions of this chapter shall apply to all appropriate uses and development. (Ord. 90-112, 7-23-1990)
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11-11-3: PARKING SPACE REGULATIONS:linklink


A. Maintenance: No parking area or parking space provided for the purpose of complying with the provisions of this chapter shall thereafter be eliminated, reduced or converted in any manner unless equivalent facilities approved by the city are provided elsewhere in conformity with this chapter. The permit for the use for which the parking was provided shall immediately become void upon the failure to comply with the requirements of this chapter.


B. Recalculation On Change Of Use: Upon the change of any use, the number of parking spaces to be provided shall be calculated according to the requirements of this chapter only for the new use. Any previous parking modifications granted by the planning commission or the planning/community development director shall be null and void. (Ord. 90-112, 7-23-1990)

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11-11-4: PARKING SPACE SIZE, LOCATION AND DESIGN:linklink


A. Size:

1. Residential parking spaces shall be eight and one-half feet (81/2') wide by sixteen and one-half feet (161/2') long.

2. Nonresidential parking spaces shall be nine feet (9') wide by sixteen and one-half feet (161/2') long.

3. Compact car spaces: Thirty percent (30%) of the required parking for nonresidential uses may be provided as compact car spaces. Compact car spaces shall have a size of eight feet by fourteen and one-half feet (8' x 141/2'). Every stall designed to accommodate compact cars shall be clearly marked as a compact car stall.


B. Location:

1. Off street parking spaces shall not be located in the required front or side yard setback area unless specifically permitted in the applicable district regulations. Provisions shall be made for direct access from the street to each parking space. Such access shall be adequate for standard size automobiles unless the parking area is restricted to compact cars.

2. For all types of dwellings, the required parking spaces shall be provided on the same site on which the dwelling(s) is located. (Ord. 90-112, 7-23-1990)

3. For nonresidential structures or uses, the required parking spaces shall be provided within five hundred feet (500') of the main building or site, if there is no main building, as measured along streets not including alleys. Off site parking shall be secured by a recorded document approved by the city attorney. (Ord. 04-242, 8-9-2004)


C. Construction And Design:

1. All parking areas shall be graded and have drainage provided so as to dispose of all surface water without erosion, flooding and other inconveniences or hazards.

2. Uncovered parking areas and driveways shall be paved with a minimum of two inches (2") of asphalt, concrete or equivalent on a suitable base.

3. Parking spaces shall be marked and access lanes clearly defined. Bumpers and wheel stops shall be installed as necessary. (Ord. 90-112, 7-23-1990)

4. For nonresidential uses, parking areas shall be so designed that no vehicle shall be required to encroach into a street, alley or sidewalk when backing out of a parking space. (Ord. 06-261, 7-10-2006)

5. The design of parking areas shall not require the moving of any car to gain access to a required parking space unless the applicable district regulations specifically permit tandem parking.

6. All parking areas serving uses operating at night shall be adequately lighted. Such lighting shall be so arranged as to direct the light away from adjoining residences.

7. The design of parking spaces and the maneuvering space in connection therewith shall be in accordance with the requirements illustrated in the parking diagram, figures 1, 2 and 3, and the parking table on file with the city. (Ord. 90-112, 7-23-1990)

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11-11-5: LANDSCAPE/SCREENING OF PARKING AREAS:linklink

Parking area includes the parking spaces and the maneuvering space necessary for use of such spaces.


A. Where nonresidential parking areas abut residentially zoned or developed property, a wall of not less than five feet (5') in height shall be erected and maintained between the parking area and the adjoining residentially zoned or developed property.


B. Where trees already exist on the property, the design of the parking area should make the best use of this growth and shade.


C. Screening shall be provided along each property line consisting of a five foot (5') wide strip, planted with sufficient shrubbery to effectively screen the parking area, or a solid fence or wall not less than four feet (4') in height. Such fences or walls abutting streets shall be ornamental in texture, pattern or shadow relief. Plantings, fences or walls abutting streets shall not exceed thirty inches (30") in height for a distance of twenty five feet (25') on either side of entrances or exits to the property. This requirement for screening may be waived or modified by the planning/community development director if adjacent property already has provided a solid wall not less than four feet (4') high.


D. When the total uncovered parking area on the property (including adjoining parcels over which the property has parking privileges) exceeds three thousand six hundred (3,600) square feet, the following shall be required, in addition to other provisions of this section, as part of a landscape plan:

1. Trees, shrubbery and ground cover shall be provided at suitable intervals in order to break up the continuity of the parking area. Planting islands for such trees and shrubs shall be protected from automobile traffic by either asphalt or concrete curbs.

2. All ends of parking lanes shall have landscaped islands.

3. Prior to the issuance of a land use permit, performance securities, in amounts to be determined by the planning/community development director, to guarantee the installation of plantings, walls and fences in accordance with the approved plan, and adequate maintenance of the planting for two (2) years shall be filed with the city clerk. The performance security portion for installation will be released at the time the planning/community development director approves the installation. The remaining maintenance performance security portion shall be released at the end of the two (2) year period provided the planting has been adequately maintained. (Ord. 90-112, 7-23-1990)

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11-11-6: DRIVEWAYS:linklink


A. Width, Number And Location: Unless otherwise provided in the specific, applicable districts, the width and number of driveways, in relation to intersections, obstructions, other driveways and property lines, shall be as prescribed by the county resolution on road standards until amended by any subsequent resolution of the city council regulating road standards.


B. Driveway To Side Or Rear Parking Areas: A driveway used for access to a parking area on the side or rear of a building shall not be less than ten feet (10') wide in clear distance between any obstruction to vehicular traffic.


C. Special Requirements: Upon recommendation of the city engineer or the planning/community development director or upon their own initiative when considering any project, the planning commission may place special requirements on an individual building site that will have the effect of reducing or increasing the number or width of driveways or prescribing their location on the building site when the commission determines that such special requirements either reduce or do not create traffic hazards or street parking problems. Such special requirements shall be final subject to appeal to the city council as provided in section 11-17-5 of this title. (Ord. 90-112, 7-23-1990)

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11-11-7: REQUIRED NUMBER OF PARKING SPACES:linklink


A. General Requirements:

1. The minimum number of parking spaces as required in the specific applicable district or specified in this chapter shall be provided and continuously maintained in conjunction with the related use or development.

2. For all development (other than single-family residential) which is subject to the requirements of a development plan, the planning commission shall determine if there is a need to provide for bicycle parking. If such a need exists, the planning commission shall then determine the required number of parking spaces, bike racks and locking devices that shall be provided.

3. For additions to existing developments, the parking requirement shall be based on the total floor area and/or number of employees of all proposed new buildings or structures on the property.

4. For the purposes of this chapter, gross floor area shall be the measure of total square footage for a project; however, stairways, open, unenclosed corridors, required exit corridors, permanent storage areas, bearing walls and common restrooms shall be excluded.

5. Where the standards require any fractional space, the next larger whole number shall be the number of spaces required.

6. In the case of mixed uses the total requirement shall be the sum of the number of spaces required for the individual uses computed separately except at the discretion of the planning commission. The planning commission may consider conjunctive uses to determine the number of parking spaces for a multi or mixed use project.

7. Where the parking requirement for a use is not specifically defined in the applicable district or this chapter, the parking requirement shall be determined by the planning/community development director based upon the requirement for the most comparable use specified herein.

8. All parking areas shall provide handicap parking spaces as required under state law.

9. Modifications to the parking requirements may be granted pursuant to subsection 11-16-4G of this title. (Ord. 90-112, 7-23-1990)


B. Residential: Parking spaces to be permanently maintained on the same building site on which the dwelling(s) is located:

Single-family dwellings     2 spaces per dwelling unit, both of which shall be located in a private garage  
Two-family dwellings     2 spaces per dwelling unit  
Multiple dwelling units:      
  Mixed use developments with housing units reserved for senior citizens located in TRC, C-2 and PO zone districts     0.33 space per unit  
  Mixed use developments with affordable housing units for low and very low income households     0.5 space per unit  
  Single bedroom or studio
dwelling unit  
  1 space per dwelling unit  
  2 bedroom dwellings     2 spaces per dwelling unit. Such spaces shall be located within 200 feet from the building served by such spaces  
  3 or more bedroom dwellings     2.5 spaces per dwelling unit, located as required for 2 bedroom dwellings above  
  Visitor parking     1 space per 5 dwelling units  
Guesthouses     1 space per guesthouse  
Mobile homes in mobile parks     2 spaces per site which may be tandem, and 1 space for every 3 sites for guest parking  
Boarding and lodging houses     1 space per 4 bed spaces and 1 space per 2 employees  
Retirement and special care homes     1 space per guestroom and 1 space per 2 employees  
Second residential units     1 uncovered off street parking space shall be provided on the same lot that the residential second unit is located on for:

   1. Each bedroom in the second residential unit

   2. Each studio unit  

Emergency shelters     1 space per 7 beds and 1 space per employee  

(Ord. 90-112, 7-23-1990; amd. Ord. 04-242, 8-9-2004; Ord. 06-261, 7-10-2006; Ord. 07-272, 11-13-2007, eff. 12-13-2007; Ord. 10-287, 6-14-2010)


C. Miscellaneous Nonresidential:

Churches, school auditoriums, theaters, general auditoriums, stadiums, mortuaries, lodges, halls and other places of general assembly:    
  With fixed seats   1 space per 4 fixed seats  
  Without fixed seats   1 space per 30 square feet of auditorium floor space  
Places of amusement without fixed seats such as halls, skating rinks, etc.   1 space per 300 square feet of assembly area  
Schools:    
  Day school or nursery   1 space for each 2 employees and 1 space for each 10 students  
  Elementary and junior high   1.5 spaces for each teaching section  
  High   6 spaces for each teaching section  
Colleges; art, crafts, music or dancing schools; business, professional or trade school   1 space for each 3 employees and 1 space for each 5 students  
Library, museum, similar use   1 space for each 2 employees and 1 space per 300 square feet of gross floor space  


(Ord. 90-112, 7-23-1990)


D. Commercial: Parking under the following provisions is the minimum required; however, additional parking may be required for retail developments in the TRC District based upon projected demand. An optional in lieu fee may be paid as provided in section 11-11-9 of this chapter for the construction of parking facilities. (Ord. 17-327, 3-13-2017)

Hotels/motels   1 space per guestroom and 1 space per 5 employees  
Restaurants, cafes, taverns, etc.   1 space per 300 square feet of space devoted to patrons and 1 space per 2 employees  
Business and professional offices such as banks, lawyers' offices, etc.   1 space per 300 square feet of gross floor area  
Retail business and general commercial   1 space per 500 square feet of gross floor area except as provided in section 11-11-9 of this chapter  
Furniture and appliance stores, ventilating, building supply, hardware, motor vehicle and machinery sales and service   1 space per 1,000 square feet of gross floor area  
Hospitals   1 space per 3 beds and 1 space per 3 employees  
Convalescent hospitals, sanitariums and rest homes   1 space per 2 beds and 1 space per 3 employees  
Medical clinics, medical and dental offices   1 space per 200 square feet of gross floor area  


E. Industrial:

Research and development
manufacturing and processing  
1 space per 1.5 employees, but in no case less than 1 space per 500 square feet of gross floor area  
Wholesale, warehousing and
storage facility  
1 space per 1,000 square feet and 1 space per 4 employees  
Other industrial uses   1 space per 4 employees  


F. Recreational Facilities:

Tennis facility   1.5 spaces per court  
Racquetball facility   1.5 spaces per court  
Spectator seating   1 space per 5 seats and 1 space per 35 square feet of seating area  
Facilities such as spas, health
facilities, gyms  
1 space per 300 square feet of gross floor area  
Public swimming pool   1 space per 200 square feet of pool area and 1 space per 500 square feet of area related to the pool and facilities  
Bowling alley   3 spaces per lane  


G. Agriculture:

Commercial greenhouse, hothouse
or other plant protecting structure  
2 spaces per acre of land in such use  

(Ord. 90-112, 7-23-1990)

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11-11-8: OFF-STREET LOADING FACILITIES:linklink


A. For every building hereafter erected, which is to be occupied by manufacturing, storage, warehouse, retail store, wholesale store, market, hotel, hospital, mortuary, laundry, dry cleaning, or other uses similarly requiring the receipt or distribution by vehicles of materials and merchandise, off-street loading spaces shall be provided as follows:

Commercial uses    
  3,000 or more square feet
gross floor area  
1 loading space  
Industrial uses    
  10,000 to 24,999 square
feet gross floor area  
1 loading space  
  25,000 to 49,999 square
feet gross floor area  
2 loading spaces  
  Each additional 50,000
square feet or major
fraction thereof  
1 loading space  


B. Each loading space shall not be less than ten feet (10') in width, thirty feet (30') in length, and with an overhead clearance of fourteen feet (14').


C. Such space may not be located in any part of any required front or side yard.


D. Such space shall be so designed that it will not interfere with vehicular circulation or parking nor with pedestrian circulation. (Ord. 90-112, 7-23-1990)

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11-11-9: IN-LIEU PARKING FEES:linklink


A. Purpose: To implement the objectives of the city's general plan and to mitigate the adverse parking impacts caused by new retail and commercial development in the city, applicants for retail and general commercial development projects (as such projects are defined in this chapter) must: 1) provide three and six-tenths (3.6) on-site parking spaces per one thousand (1,000) square feet of gross floor area in accordance with the specifications set forth in this chapter; or 2) provide two (2) parking spaces per one thousand (1,000) square feet of gross floor area on-site and in accordance with the parking section of this code and pay a parking development fee (the "in-lieu parking fee") in lieu of providing one and six-tenths (1.6) additional parking spaces per one thousand (1,000) square feet of gross floor area; or 3) if the project involves the conversion of gross floor area which has been used for storage purposes to retail and/or commercial uses, pay a parking development fee in lieu of providing any parking on-site. The city council has determined that, for those developers who choose not to provide three and six-tenths (3.6) on-site parking spaces per one thousand (1,000) square feet gross floor area, such a parking development fee is necessary to: 1) finance the construction of alternative parking facilities within the city; and 2) pay for each such development's fair share of the construction costs of those parking facilities. In establishing the in-lieu parking fee, the city council has found such a fee to be consistent with its general plan.


B. Establishment Of In-Lieu Parking Fee: The city council hereby creates and establishes an in-lieu parking fee to be paid by those developers of retail and general commercial projects (the electing developers) who elect to: 1) provide two (2) on-site parking spaces per one thousand (1,000) square feet of gross floor area; and 2) pay such a fee in lieu of providing an additional one and six-tenths (1.6) parking spaces per one thousand (1,000) square feet of gross floor area; or 3) pay a fee in lieu of providing any on-site parking required by this chapter upon the conversion of gross floor area which has been used for storage purposes to retail and/or commercial uses. The in-lieu parking fee shall be paid prior to the issuance of a building permit. The in-lieu parking fee shall be used to pay for the construction of one or more parking facilities to accommodate additional parking demands generated by such new development. The city council shall, in a city council resolution: 1) set forth the specific amount of the fee; 2) describe the benefit and impact area on which the fee is imposed; 3) describe the specific parking facilities to be financed; 4) describe the estimated cost of such parking facilities; 5) describe the reasonable relationship between the fee and the various types of new retail and general commercial developments; and 6) set forth the time for payment of the fee. Each electing developer shall pay the in-lieu parking fee prior to the issuance of a building permit for the retail or general commercial project. The city council shall review the in-lieu parking fee from time to time, but at least on an annual basis to: 1) identify the purpose to which the in-lieu parking fee is to be put; and 2) determine whether there is a reasonable relationship between the fee and the purpose for which it was charged.


C. Accounting Of Funds; Use Of Fees: Pursuant to Government Code section 66006, the city council directs that all in-lieu parking fees collected shall be maintained in a specific capital facilities account. The city shall use the fees in such account, along with any interest earnings, only to:

1. Pay for the city's future construction of the parking facilities described in the resolution enacted pursuant to subsection B of this section; or

2. To reimburse the city for those parking facilities constructed by the city with funds advanced by the city from other sources.


D. Fee Adjustments: An electing developer may apply to the city council for a reduction or adjustment to, or a waiver of, the in-lieu parking fee, based upon the absence of any reasonable relationship or nexus between the parking impacts of the development and either: 1) the amount of the fee charged; or 2) the type of parking facilities to be financed. The application shall be made in writing and filed with the city clerk not later than: 1) ten (10) days prior to the public hearing on the development permit application for the project; or 2) if no development permit is required, at the time of the filing of the request for a building permit. The application shall state in detail the factual basis for the claim of reduction, adjustment or waiver. The city council shall consider the application at the later of: 1) the public hearing on the permit application; or 2) a separate hearing held within sixty (60) days after the filing of the fee adjustment application. The city council's decision shall be final. If the city council grants a reduction, adjustment or waiver, any change in use within the project shall invalidate such reduction, adjustment or waiver. (Ord. 90-112, 7-23-1990)

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