17.36.1.010 Legislative findings

The City Commission makes the following findings:

1. The design of parking areas is critically important to the economic viability of commercial areas, pedestrian and driver safety, the efficient and safe operation of adjoining streets, and community image and livability.
2. Standards are needed to establish the minimum and maximum number of parking spaces that are needed to serve various land uses.
3. Excessive parking lots reduce density, increase the cost of development, create an unhealthy built environment, contribute to the heat island effect associated with urban areas, and decrease the infiltration of stormwater into the ground.
4. Special standards are needed to accommodate the needs of the disabled.
5. A growing number of people use or would like to use bicycles for recreation, commuting, and general transportation.
6. Inadequate bicycle parking facilities and fear of theft are major deterrents to bicycle transportation.
7. Shared parking can reduce parking facility costs (including aesthetic and environmental impacts), allows greater flexibility in facility location and site design, and encourages more efficient land use.
8. Parking lots and their access represent a vital connection between the local transportation network and land development.
9. Incorrectly designed parking lots and site access have negative impacts on the site itself, the adjacent and nearby public roadways and the image of the business district, river corridor, and the City.

17.36.1.020 Purpose

This chapter is established to promote the public health, safety, and general welfare and is intended to accomplish the following purposes:

1. increase the safety and capacity of public streets by requiring off-street parking or off-street loading facilities
2. minimize adverse effects of off-street parking and off-street loading facilities on adjacent properties and surrounding neighborhoods through the requirement of design and maintenance standards
3. lessen congestion and prevent the overtaxing of public streets by regulating the location and capacity of accessory off-street parking or off-street loading facilities
4. maintain and enhance a safe and efficient transportation system
5. provide adequate and safe facilities for the storage of bicycles

17.36.1.030 Applicability

1. New construction/uses. For all buildings and structures erected and all uses of land established after the effective date of this chapter, facilities required in this chapter shall be provided as specified.
2. Same use with an increase in intensity of use. When a building, structure, or premises is increased through the addition of dwelling units, gross floor area, seating capacity, or other unit of measurement specified herein, facilities required in this chapter shall be provided for the amount being added.
3. Change in use. When an existing use is changed to a new use, facilities required in this chapter shall be provided as required for such new use. However, if the building or structure housing the new use was erected prior to the effective date of this chapter, facilities required in this chapter shall be provided in the amount to account for the difference between the new and old use.
4. Restriping. When a parking area is restriped, accessible parking spaces, as required by the federal Americans with Disabilities Act, shall be marked and designated consistent with this chapter.

17.36.1.040 Calculations

When a calculation results in a fraction, the minimum shall be rounded up to the next whole number.

17.36.2.010 General requirements

1. Location of parking. All parking spaces provided pursuant to this article shall be on the same lot or an adjoining lot with the building, except that the Director of Community Development may permit the parking spaces to be on a lot within 400 feet of the lot served by the parking lot if he/she determines that it is impractical to provide parking on the same or adjoining lot.
2. Off-site parking agreements. If required parking is to be provided off-site, the use of such a site for parking shall be secured with a long-term agreement acceptable to the City and recorded with the County Clerk and Recorder. The City shall be named in that agreement as one of the parties with rights of enforcement.
3. Change in use. Any area once designated as required parking shall not be changed to any other use unless and until equal facilities are provided elsewhere, in accordance with this article. (Ord. 2950, 2007)
4. Accessibility. All parking spaces shall be accessible at all times, from a street, alley, or driveway intended to serve such parking. (Ord. 2950, 2007)
5. Use of parking spaces. The required off-street parking shall be for occupants, employees, visitors, and patrons. The storage of merchandise, supplies, motor vehicles for sale, or the repair of vehicles on such parking area is prohibited. In addition, the use of a parking lot for overnight camping, including recreational vehicle camping, is prohibited. (Ord. 2950, 2007)

17.36.2.020 Minimum off-street parking requirements

1. Minimum number of spaces. The number of off-street parking spaces required shall be no less than as set forth in Exhibit 36-1, except as otherwise provided for in this chapter.
2. Maximum number of spaces. The number of parking spaces provided in a ground surface parking lot may not exceed the minimum number by more than 20 percent. However, there shall be no limitation on the number of parking spaces provided when the spaces exceeding the minimum are located in a parking garage or similar structure. Any additional ground parking spaces above 20 percent shall be allowed only as a conditional use and shall be granted upon a finding that additional spaces are needed for that particular use and/or location.
3. Unspecified uses. For uses not specifically listed in this table, parking requirements shall be based on the most comparable use.
4. Mixed use requirements. For mixed uses, the total requirements for off-street parking spaces shall be the sum of the requirements for the various uses. Off-street parking facilities for one use shall not be considered as providing parking facilities for any other use except when considered shared parking as herein provided.
5. Compact cars. Up to 10 percent of the required number of parking spaces may be sized for compact cars.

Exhibit 36-1. Non-accessible parking requirements

Residential	Minimum number of required spaces
Single-family dwelling	2 per dwelling
Two-family dwelling	2 per dwelling
Multi-family dwelling	1.5 per dwelling
Retirement home, housing projects for senior citizens	1 per 3 dwelling units, plus 1 per employee per shift
Motel, hotel	1 per guest unit, plus 1 per employee per shift
Fraternities, sororities, cooperatives, and dormitories	1 for each 3 occupants for which sleeping facilities are provided
Boarding houses, lodging homes, and similar	1 per guest unit
Institutional
Convalescent homes, nursing home, rest home	1 per 5 beds, plus 1 per employee per shift
Church, temple, club, lodge, funeral home, auditorium, and similar	1 per 5 seats or 1 per 50 square feet of assemblage area, whichever is greater
Hospitals	1 per bed plus 1 per employee per shift
Libraries, museums, art galleries, cultural institutions	1 per 50 square feet
Day care centers, preschools, nursery schools	1 per employee per shift plus 1 for each five children the facility is licensed by the State to accommodate
Schools, elementary and junior high	2 per classroom or 1 per 5 seats in the auditorium or gymnasium or 1 per 50 square feet of assemblage area, whichever is greater
Schools, senior high, colleges or universities	2 per classroom plus 1 for each 4 students the school is designed to accommodate or 1 per 5 seats in the auditorium or gymnasium or 1 per 50 square feet of assemblage area whichever is greater
Commercial
Amusement centers, arcades, dance studios, skating rinks	1 per 200 square feet of gross floor area
Banks, savings and finance companies	1 per 300 square feet of gross floor area
Bars, lounges, night clubs, taverns, casinos	1 per 2.5 seats plus 1 per employee per shift
Beauty and barber shops	2 per barber or beauty shop chair
Bowling alleys	5 per alley
Drive-in restaurants, fast-food restaurants	1 per 2.5 seats plus 1 per employee per shift
Exercise facilities, health spas	1 per 200 square feet of gross floor area
Furniture, home furnishing, appliances	1 per 800 square feet of gross floor area
Golf Courses	3 spaces per hole of main course
Household appliance, small engine, TV, radio and furniture repair	1 per 300 square feet of gross floor area
Medical and dental laboratories and clinics	1 per 250 square feet of gross floor area
Miniature golf courses	1 per hole
Motor vehicle maintenance and service shops	2 per service area or work bays plus 1 per employee per shift (Ord. 2950, 2007)
Movie theaters	1 per 4 seats
Newspaper and printing houses, advertising agencies	1 per 300 square feet of gross floor area
Office, business and professional and photography studio	1 per 250 square feet of gross floor area or 1.1 per employee whichever is greater
Restaurants, cafes	1 per 2.5 seats plus 1 per employee per shift
Retail home improvement center	1 per 300 square feet of gross floor area
Retail sales if less than 5,000 square feet of floor space	1 per 240 square feet of gross floor area
Retail sales if over 5,000 square feet of floor space	20 plus 1 per 300 square feet in excess of 5,000 square feet
Stadiums, sports arenas and similar open assemblies	1 per 5 seats plus 1 per 100 square feet of assemblage area without seats
Shoe, clothing and hat repair, laundry, dry cleaning, tailor shop, locksmith	1 per 300 square feet of gross floor areas
Veterinary clinics	1 per examination room plus 1 per employee per shift
Industrial
Warehouses, storage, fright terminals	1 per employee per shift
Wholesale business	1 per employee per shift plus 1 per 1,000 square feet of gross floor area
Manufacturing, production, assembling, research testing and processing	1 per employee per shift
Lumber yards and building supplies	1 per employee per shift plus 1 per 1,000 square feet of gross floor area
Heavy equipment, tractor and farm equipment sales and service	1 per employee per shift plus 1 per 1,000 square feet of gross floor area

17.36.2.030 Construction and maintenance requirements

1. Surfacing. All off-street parking areas shall be surfaced and maintained with cement or asphaltic concrete in accordance with standards prescribed by the City Engineer.
2. Border barricades. Every parking area located adjacent to a property line shall be provided with a suitable curb (asphalt or concrete) so as to protect the adjacent property. Such curb shall be placed at least 2 feet from the property line to prevent extension of vehicles beyond the property line.
3. Outdoor lighting. Outdoor lighting shall be provided consistent with chapter 40 of this Title.
4. Landscaping. Landscaping shall be provided consistent with chapter 44 of this Title.
5. Curb cuts and driveway access. Curb cuts and driveway accesses to parking areas shall be provided consistent with chapter 32 of this Title.

17.36.2.040 Design requirements

1. Parking space dimensions. Standard and compact parking spaces shall conform to the dimensions in Exhibit 36-2.
2. Service drive, when required. Groups of 3 or more parking spaces, except those in conjunction with single-family or two-family dwellings on a single lot, shall be served by a service drive so that no backward movement or other maneuvering of a vehicle within a public right of way, other than an alley, will be required.
3. Service drive, standards. Service drives shall be designated and constructed to facilitate the flow of traffic, provide maximum safety in traffic ingress and egress and maximum safety of pedestrian and vehicular traffic on the site, and meet the dimensional standards in Exhibit 36-2.
4. Drive-through stacking requirements. Drive-through facilities shall have stacking room for at least six vehicles, including one vehicle at the window (or call box, etc.). Stacked vehicles shall not extend into any public street, road, alley or right-of-way, or required service drive. (Ord. 2950, 2007)

Exhibit 36-2. Dimensional standards for standard and compact parking spaces

Angle (a)	Parking Type	Stall Width (b)	Curb Length (c)	1-Way aisle Width (d)	2-Way aisle Width (d)	Stall Depth (e)
0°	Standard	9 ft.	22 ft. 6 in.	12 ft.	24 ft.	9 ft.
	Compact	8 ft.	19 ft. 6 in.	12 ft.	24 ft.	8 ft.
30°	Standard	10 ft.	18 ft.	12 ft.	24 ft.	17 ft.
	Compact	8 ft.	15 ft.	12 ft.	24 ft.	14 ft.
45°	Standard	10 ft.	12 ft. 6 in.	12 ft.	24 ft.	19 ft.
	Compact	8 ft.	10 ft. 6 in.	12 ft.	24 ft.	16 ft.
60°	Standard	10 ft.	10 ft. 6 in.	18 ft.	24 ft.	20 ft.
	Compact	8 ft.	8 ft. 6 in.	15 ft.	24 ft.	16 ft. 6 in.
90°	Standard	10 ft.	9 ft. 6 in.	24 ft.	25 ft.	19 ft.
	Compact	8 ft.	7 ft. 6 in.	22 ft.	24 ft.	15 ft.

17.36.2.050 Payment in lieu of parking

1. Generally. In the central business core district the Director of Community Development may reduce the number of required parking spaces depending on the circumstances of the property and surrounding land uses.
2. Payment required. If the number of required parking spaces is reduced, the applicant shall pay the City $1,000 for each space reduced. These payments shall be used to provide, maintain, and improve parking areas that serve the central business core district as authorized by the City Commission.

17.36.2.060 Shared parking

There may be instances where 2 or more land uses could share the same parking facilities as shown in Exhibit 36-3. The Director of Community Development may, upon application, authorize the joint use of parking facilities required by said uses, provided that:

1. The applicant shows that there is no substantial conflict or overlap in the principal operating hours of the building or use for which the joint use of parking facilities is proposed; and,
2. The parking facility for which joint use is proposed shall be located within 400 feet of the building or use required to provide parking; and,
3. The parties concerned in the joint use of off-street parking facilities shall evidence their agreement for such joint use by a legal instrument approved by the City Attorney as to form and content. Such instrument, when approved as conforming to the provisions of this chapter, shall be recorded in the office of the County Clerk and Recorder and a copy filed with the Community Development Department; and,
4. directional signage is provided where appropriate; and,
5. pedestrian links are direct, clear, and safe; and,
6. Parking lots are located within the same zoning district as the use they serve.

Exhibit 36-3. Examples of uses that could potentially share a parking area

Land uses with typical Weekday peaks	Land uses with typical evening peaks	Land uses with typical weekend peaks
Banks Schools Distribution facilities Factories Medical clinics Offices Professional services	Auditoriums Bars and dance halls Meeting halls Restaurants (some types, but not all) Movie theaters	Religious institutions Parks Malls (some types, but not all)

17.36.2.070 Accessible parking and passenger loading

1. Generally. Accessible parking spaces shall be provided subject to this part, the Americans with Disabilities Act (ADA), “ADA Standards for Accessible Design” 28 CFR 36, revised as of July 1, 1994, and amendments thereto.

2. Exhibit 36-4. Minimum number of required accessible parking spaces

   Total number of required parking spaces	Minimum number of additional accessible spaces
   1 to 25	1
   26 to 50	2
   51 to 75	3
   76 to 100	4
   101 to 150	5
   151 to 200	6
   201 to 300	7
   301 to 400	8
   401 to 500	9
   501 to 1000	2 percent of total
   1,001 and over	20, plus 1 for each 100 over 1,000

   Number required. If parking spaces are required, then accessible spaces shall be provided, inclusive of the required number of regular spaces, in the quantity as shown in Exhibit 36-4. One of 8 accessible parking spaces, but always at least one, must be van-accessible. (Ord. 2950, 2007)
3. Location. Accessible spaces serving a particular building shall be located on the shortest accessible route of travel between the parking and the accessible entrance. When there are multiple entrances to a building of similar prominence (e.g., shopping mall) with near-by parking, accessible spaces shall be dispersed and provided at each location. In parking facilities that do not serve a particular building, accessible parking shall be located on the shortest accessible route of travel to an accessible pedestrian entrance of the parking facility.
4. Dimensions. Accessible parking spaces shall be at least 96 inches wide.
5. Vertical clearance. For van-accessible parking spaces, a 98-inch high clearance shall be maintained above the space, access aisle, and on the route to and from the van-accessible space.
6. Maximum slope. Accessible spaces and adjoining access aisles shall have a maximum slope of 1:50 in all directions. When accessible spaces are provided in an existing parking lot, the spaces shall be located on the most level surface close to the accessible building entrance.
7. Signage. Each accessible space shall be so designated with a sign identified by the international symbol of accessibility mounted on a vertical pole. In addition, van-accessible spaces shall be so designated with a sign indicating “Van Accessible”. Such signs shall be located so they cannot be obscured by a vehicle parked in the space (a minimum of 6 feet in height).
   
8. Pavement striping and markings. The boundary of the access aisle must be marked and the end of which may be squared or a semicircle. Additional pavement markings denoting the space are optional.
9. Accessible route. An accessible route must be provided from the accessible parking space to the accessible entrance of the building. It must be at least 36 inches wide, without steps or curbs. It shall be paved and not contain any feature that would restrict, inhibit, or unreasonably impeded the movement of a physically disabled individual. (See Exhibit 36-5)
10. Access aisle. An access aisle for an accessible space shall be the same length as the adjacent parking space it serves and be at least 60 inches wide for car access and 96 inches wide for van-accessibility. Two adjoining accessible parking spaces may share a common access isle. (See Exhibit 36-5) An access isle for a passenger loading zone shall be 60 inches wide and 20 feet long and adjacent and parallel to the space.

17.36.2.080 Passenger loading zone

If passenger loading zones are provided in the project, then at least one shall be accessible pursuant to this chapter.

17.36.3.010 Bicycle parking

1. Generally. Bicycle parking may be provided consistent with the recommended standards contained in Exhibit 36-6. When bicycle parking is provided, each such space may substitute for a vehicular parking space up to a maximum of 5 percent of the required number of vehicle parking spaces or 10 spaces, whichever is less. For example, if the standards as applied to a project call for 100 vehicle parking spaces, no more than 5 bicycle parking spaces may be provided if substituted for vehicle parking spaces (95 vehicle parking spaces and 5 bicycle parking spaces).

   Exhibit 36-6. Recommended number of bicycle parking spaces

   Land use	Number of recommended spaces
   Multi-family	1 space per 2 apartments
   Primary or secondary school	10% of the number of students, plus 3% of the number of employees
   College or university	6% of the number of students, plus 3% of the number of employees
   Dorms, fraternities, sororities	1 space per 3 students
   Shopping mall	5% of the number of vehicle parking spaces Office 5% of the number of vehicle parking spaces
   Governmental	10% of the number of vehicle parking spaces
   Movie theater	5% of the number of vehicle parking spaces
   Restaurant	5% of the number of vehicle parking spaces
   Manufacturing / industrial	3% of the number of vehicle parking spaces
   Other	5% to 10% of the number of vehicle parking spaces

2. Location. Bicycle parking shall be located in visible and prominent locations near the building entrance and shall be as close or closer to the entrance than the nearest parking space. Under no circumstance should bicycle parking be more than 100 feet from the entrance. Where there is more than one building on a site, or where a building has more than one main entrance, the parking must be distributed to serve all buildings or main entrances. If possible, racks should be protected from the elements by an awning, overhang, or similar covering. Racks should not be placed so they block the entrance or inhibit pedestrian flow in or out of the building.
3. Design. Bicycle parking areas should be incorporated into the overall building design, parking lot layout, and pedestrian circulation and coordinated with street furniture (e.g., benches, street lights, planters) when it is part of the overall project.
   
4. Accessibility. Each parking space shall be accessible without moving another bicycle - generally, allow for 2 feet by 6 feet for each bicycle parking space. Provide an aisle at least 5 feet wide behind all bicycle parking to allow room for maneuvering. (Exhibit 36-7)
5. Lighting. Bicycle parking spaces shall have adequate lighting to promote security and avoid vandalism and theft.
6. Rack design. Bicycle parking may be provided in floor, wall, or ceiling mounted racks. Racks shall meet the following requirements:
   1. Holds the bicycle frame, not just a wheel.
   2. Can be used with a U-shaped shackle lock.
   3. Accommodates a wide range of bicycle sizes, wheel sizes, and types.
   4. Is covered with material that will not chip the paint of a bicycle that leans against it.
   5. Does not have hazards, such as sharp edges.
   6. Is securely fastened to the ground.

17.36.4.010Loading areas

1. Exhibit 36-8. Required number of loading berths

   Aggregate floor area	Number of berths required
   Less than 24,999 square feet	0
   25,000 square feet to 50,000 square feet	1
   50,001 square feet to 100,000 square feet	2
   For each additional 75,000 square feet	1 additional

   Number required. The following and similar types of land uses shall provide loading berths as listed in Exhibit 36-8: museums, banks and other financial institutions, schools (e.g., colleges, universities, high schools, elementary schools, trade schools) hotels/motels, hospitals, health care clinics, department stores, professional offices, warehouses, wholesale facilities, industrial facilities, manufacturing facilities, and trucking terminals.
2. Use. A loading berth, when required, shall be available at all times.
3. Location. Loading facilities shall be located on the same site they are intended to serve. A loading berth may not be located within 75 feet of a residential zoning district.
4. Direct access. Each loading berth shall have direct access to a street or alley without traversing a residential zoning district.
5. Size. Exclusive of aisle and maneuvering space, a loading berth shall be at least 12 feet wide, at least 45 feet long, and have at least 14 feet of vertical clearance.
6. Surfacing. All loading areas shall be surfaced and maintained with cement or asphaltic concrete in accordance with standards prescribed by the City Engineer.