§ 17.44.020. Parking facilities.

A.

Off-Street Parking—General Requirements.

1.

Facilities Required. For every structure erected or enlarged, and for all land devoted to a new use, and for any structure or land changed to a more intensive use that would require the provision of more parking spaces over what already exists, off-street parking spaces shall be provided in accordance with the requirements and standards of this chapter, a change, expansion or intensification of land use which would increase the number of parking spaces required as provided in this title shall be based only upon the number of spaces required for the change or expansion. Except in the North Main Street Commercial Parking Area as defined in Figure 17.44.020(3) as codified at the end of this chapter where all changes in commercial uses including more intense uses not including new construction or new additions will not be required to provide additional onsite parking.

2.

Requirements for Uses Not Listed. The director shall determine the parking requirement based on the parking required for the most similar use of equivalent intensity.

3.

Mixed Uses Sites. Where more than one use is located on a site or within a master-planned development with common parking areas, the parking requirements shall be determined by adding the requirements for the individual uses.

4.

Mixed Function Buildings. Where a building occupied by a single use contains several functions, the parking requirement is to be determined as that required for the principal use based on the total area of all internal functions.

5.

Joint Use Parking Facilities. The director may authorize the joint use of parking spaces where there is no conflict in the operating hours of the concerned uses or where the total number of spaces is not less than the sum of the individual parking requirements of the joint users, provided that the concerned parties submit an adequate executed agreement governing the joint parking.

6.

Off-Site Parking Facilities.

a.

Off-street parking requirements may be met partially or wholly upon a site other than the site on which the use and/or structure is located. Said site shall be located within six hundred feet of the use to be served and an adequate indenture shall be recorded designating the off-street parking facility and the use or structure to be served, providing legal description of the sites, and certifying that the parking facility shall not be used for any other purpose.

b.

Upon submission of satisfactory evidence that other off-street parking facilities that meet the requirements of this chapter have been provided, or that the use requiring off-site parking has ceased, been removed, or altered so as to no longer require the off-site parking facility, the planning commission shall remove the restriction.

7.

Parking In-Lieu Fees.

a.

Where it can be demonstrated that the reasonable and practical development of commercially zoned property precludes the provision of required off-street parking on the property located within or adjacent to the parking management plan area defined in Figure 17.44.020(1) codified at the end of this chapter and on file in the office of the city clerk. The planning commission upon recommendations of the director, may permit the applicant to satisfy parking requirements by payment of an in-lieu parking fee. The planning commission will determine the total parking requirements for each individual project at the time of permit review.

b.

Fees accepted under this provision will be used by the city to provide the additional required parking at another location in lieu of the applicant providing the required off-street parking. Such parking shall be provided within a reasonable distance from the contributing project or within close proximity to public transit providing access to the use. All such fees collected shall be used by the city for the planning, design, acquisition or lease of land, and development and redevelopment of public parking facilities within or adjacent to the parking management plan area and for public transit facilities providing access to said parking.

c.

Any off-street parking satisfied through this provision shall run with the land and any subsequent change of use that requires more parking shall require subsequent action to satisfy the additional parking requirement. No refund of such payment shall be made when there is a change to a use requiring less parking.

d.

The number of parking spaces required and used to calculate the in-lieu fee shall be determined according to the provisions of this chapter and any other applicable provisions of the zoning ordinance and this code.

e.

A change of ownership or the dividing or merging of properties shall not affect an obligation for parking in-lieu fees or a determination that parking requirements have been met according to fees paid for a particular use.

f.

The fee to be charged for each parking space required shall be set by resolution by the city council and may be modified from time to time, and shall be payable in accordance with administrative policies established in this chapter. In setting such fees, the city council shall consider all costs associated with the provision of the necessary parking including planning, design, land acquisition or lease costs and construction of improvements.

g.

The per space fee for new construction, additions or changes in occupancy shall be paid in a lump sum or in accordance with a payment plan approved by both the finance director and the city administrator, prior to the issuance of construction permits for the structure or occupancy for which the parking is required or prior to the issuance of a city business license for the activity for which the parking is required, if no construction permit is required.

h.

All fees collected and all interest earned thereon shall be placed in the parking facilities fund established by the city council and shall be used only for the purposes set forth in this section and for the benefit of the contributing project.

i.

Nothing in this section shall preclude the formation of a parking assessment district coterminous with the parking management plan area. Any property participating in the in-lieu fee program shall be required to participate in the assessment district if a parking assessment district is established. Funds derived from each property through a combination of the in-lieu fee and assessment payments shall equal the fair market value of the cost of converting the required parking into a municipal parking lot, as estimated by the public works director.

j.

In-lieu fees accepted by the city shall be credited against a project's full obligation established by an assessment district formula.

B.

Bicycle Facilities. Each nonresidential use for which ten or more parking spaces are required shall provide facilities where bicycles may be locked, at the rate of one bicycle space for each five vehicle parking spaces unless otherwise determined by the director. The location of such facilities shall be convenient to cyclists and shall be in an open location away from traffic flow near the front of the parking lot.

C.

Off-Street Parking—Requirements by Use. When determining the parking requirements for land uses, the following standards shall be used:

1.

Residential Uses.

a.

Boardinghouses, fraternities, sororities: one space for each one and one-half of occupants or one and one-half spaces for each bedroom, whichever is greater.

b.

Mobile homes: one space for each unit, to be located with the unit, plus one-half space for each unit, which may be located in common or guest parking areas.

c.

Single-family dwellings: two spaces for each dwelling, which shall be covered and enclosed except as provided below.

d.

Large-family day care homes: one additional off-street parking space for each employee of the proprietor.

e.

Exceptions:

i.

Overlay Zones. Lesser parking may be allowed if specified in an overlay zone, but in no case shall be less than two parking spaces for a residence of greater than one thousand square feet of living area.

ii.

Guest Houses. Greater parking may be required for guest houses.

iii.

Secondary Dwelling Unit. In accordance with the provisions of Section 17.48.320(F) of this title.

f.

Multifamily apartments: for studio apartments, one space per unit; for units with one or more bedrooms, one and one-half spaces for the first bedroom plus one-half space for each additional bedroom not to exceed two spaces per unit, plus one space for each five units in developments of five or more units for guest parking. All spaces except for those reserved for guest parking shall be covered.

g.

Community housing project: for studio units, one space per unit. For units with one or more bedrooms, one and one-half spaces for the first bedroom plus one-half space for each additional bedroom, not to exceed two spaces per unit, plus one guest parking space for each five units in developments with more than five units. All spaces except those reserved for guest parking shall be covered.

h.

Elderly housing: housing under six hundred square feet designed for the elderly, wherein individual units are specifically designed to be inhabited by residents at least one of whom must be aged sixty or older, may provide less parking than required above (pursuant to Section 17.44.050), but in no case fewer than one-half spaces for each dwelling unit.

i.

Very low, low or moderate-income housing: very low, low or moderate-income units that are reserved for this purpose for a minimum of thirty years, may be approved with only one covered space for each studio or one-bedroom unit, plus one uncovered space for any unit with two or more bedrooms. The guest parking requirement may be waived or reduced if the planning commission finds that such waiver or reduction will not have a significant adverse affect on the project or surrounding neighborhood.

j.

Motels, hotels: one space for each room or group of rooms intended to be occupied as a unit, plus one space for each ten rooms, plus two spaces for each resident manager's quarters.

k.

Bed and breakfast: two spaces, plus one for each room or group of room intended to be occupied as a unit.

2.

Public/Institutional Uses.

a.

Elementary and junior high schools: two spaces for each classroom plus one space for each three hundred square feet of office, assembly or common facility gross floor area.

b.

Secondary schools: four spaces for each classroom plus one space for each three hundred square feet of office, assembly, or common facility gross floor area.

c.

Adult, business and trade schools: one space for each fifty square feet of classroom assembly floor area.

d.

Nursery schools or day care facilities: one and one-half spaces for each four hundred twenty square feet net classroom floor area plus a minimum of one space for administration.

e.

Hospitals: one space for each bed.

f.

Rest homes, convalescent hospitals: one space for each three beds.

g.

Animal hospitals, veterinary clinics, small animal boarding: one space for each three hundred square feet of gross floor area plus one space for each one thousand five hundred square feet of kennel area.

h.

Mortuaries, funeral homes: one space for each forty square feet of floor area in the assembly room(s).

i.

Churches, lodges, clubs: one space for each forty square feet of floor area in the assembly room(s). For classroom requirements, see subsection (C)(2)(a) and (b) of this section.

j.

Libraries: one space per five hundred square feet of gross floor area plus one space per fifty square feet of assembly rooms.

k.

Conference facilities: one space for each fifty square feet in the assembly room(s).

3.

Commercial Recreation Uses.

a.

Assembly halls, auditoriums, theaters, stadiums: one space for each four permanently located seats or one space for each forty square feet of nonfixed seating space. For booth or bench seating, each two feet of length or fraction thereof shall count as one seat.

b.

Bowling alleys: two spaces for each lane plus one space for each three hundred square feet of floor area devoted to spectator or other customer use.

c.

Billiards: one space for each one hundred square feet of gross floor area.

d.

Golf courses: five spaces per hole plus that required for clubhouse uses.

e.

Golf driving ranges: two spaces per tee.

f.

Games, amusements, outdoor game areas: one space for each one hundred square feet of gross floor area.

g.

Gymnasiums: one space for each two hundred square feet of exercise space, plus one space for each one hundred square feet of floor area devoted to spectator or other customer use.

h.

Handball, racquetball, tennis: two spaces per court, plus one space for each three hundred square feet of shower, locker, or changing area.

i.

Skating rinks, dance halls: one space for each three hundred square feet of skating surface or dance floor plus one space for each one hundred square feet of floor area devoted to spectator or other customer use.

j.

Skateboard parks: one space per five hundred square feet of use area.

k.

Community swimming pool: one space per one hundred square feet of pool area, plus one space per three hundred square feet of deck area.

l.

Marinas and moorings: one space for each thirty-five lineal feet of boat tie-down area or two spaces for each thirty-five lineal feet of boat tie-down area to be used by live aboard boats. One space for each mooring location.

m.

Cruise ships or other passenger for hire vessels: one space for each six and one-half lineal feet of boat length.

n.

Studios—Art, music, dance, photography: one space for each three hundred square feet of floor area plus one space for each one hundred square feet of instruction area.

o.

R-V parks: one space per camping space plus one common space per each five camping spaces.

4.

Retail Commercial Uses.

a.

General (such as but not limited to food, clothing, books, hardware, automotive accessories): one space for each three hundred square feet of gross floor area. Outdoor sales (secondary to indoor sales) of up to one hundred twenty-five square feet in area requires zero spaces. Above one hundred twenty-five square feet of outdoor sales require one-half the parking ratio required for indoor sales.

b.

Restaurants, cafes, bars: one space for each sixty square feet of floor area to be occupied by customers, plus one space for each thirty square feet of dance floor. For restaurants in combination with a hotel, motel or R-V park, a minimum of one space per ninety square feet to be occupied by customers. Outdoor seating up to one hundred twenty-five square feet requires zero spaces. Above one hundred twenty-five square feet requires one-half the parking ratio for indoor seating.

c.

Furniture and appliance: one space for each five hundred square feet of gross floor area. Outdoor sales (secondary to indoor sales) of up to one hundred twenty-five square feet in area requires zero spaces. Above one hundred twenty-five square feet of outdoor sales require one-half the parking ratio required for indoor sales.

d.

Outdoor sales (such as but not limited to lumberyard, plant nurseries, sales of building materials, mobilehomes, farm implements and automobiles): one space for each two thousand square feet of outdoor or warehouse storage area plus one space for each three hundred square feet of indoor sales or accessory office area, plus one space for each five hundred square feet of enclosed processing or milling area.

5.

General Service Commercial Uses.

a.

Service commercial (such as but not limited to auto repair, welding, tire recapping, industrial laundries, wholesale or contractors' supply outlets): one space for each five hundred square feet gross floor area plus one space for each three hundred square feet gross floor area of accessory offices.

b.

Service stations: one space for each office or attendant booth plus two spaces for each service bay, plus one for each two fuel pumps, plus one space for each three hundred square feet of sales area.

c.

Personal services (such as but not limited to barbershops and beauty shops, small appliance repair, clothing alteration and shoe repair): one space for each three hundred square feet of gross floor area but not less than two spaces for each separate tenancy in a development or shopping center.

d.

Rental of appliances, furnishing, tools or equipment: one space for each three hundred square feet of indoor office, display or storage area plus one space for each five hundred square feet of outdoor storage/display.

e.

Laundromats—Self service laundries or dry cleaners: one space for each three washing machines.

f.

Car washes: one space plus tandem reservoir spaces equal to five times washing capacity.

g.

Printing, publishing, duplicating, blueprinting: one space for each five hundred square feet of gross floor area.

6.

Office Uses.

a.

General business and professional services: one space for each three hundred square feet of gross floor area but not fewer than two for each tenancy in an office complex.

b.

Banks, savings and loans: one space for each three hundred square feet of gross floor area.

c.

Title insurance companies: one space for each three hundred square feet of gross floor area but not fewer than two spaces for each tenancy in an office complex.

d.

Medical and dental: one space for each three hundred square feet of gross floor area, but not fewer than two spaces for each tenancy in an office complex or clinic.

7.

Industrial Uses.

a.

Manufacturing, industrial uses: one space for each five hundred square feet of gross floor area.

b.

Contractor's storage yard: one space for each one thousand five hundred square feet of yard area, plus one space for each five hundred square feet of building area.

c.

Truck stops: one space per six hundred square feet of land area used.

d.

Warehousing not associated with another use: one space for each one thousand square feet gross floor area plus one space for each three hundred square feet of accessory office area.

e.

Wrecking yards, junkyards: one space per one thousand square feet of use area.

D.

Parking Facility Standards.

1.

Permits.

a.

Parking Lots. For any new parking lot or lot which is proposed to be extended in area or capacity which is not proposed as part of a larger development, an administrative coastal permit shall be obtained from the planning and building department. To obtain such a permit, the applicant shall submit plans for improvements which conform to all city standards. In some zones, a conditional use permit may be required or a regular coastal development permit if located in a coastal appeal zone. When parking lot construction is proposed as part of other development on the property, permits for the development shall cover the construction of the parking lot.

b.

Parking Facilities. Plans for parking facilities shall show the design, arrangement, and landscaping of a parking lot as well as trash enclosures, light standards and other parking lot furniture. Permits shall be approved by the director except when approval of such facilities must be made by any pertinent boards or commissions as required in this title.

2.

Location and Number of Spaces (All Zones).

a.

Required Parking Location. Required parking spaces shall be on the same lot as the use served. However, off-site parking may be allowed under subsection (A)(6) of this section.

b.

Parking Space or Aisle in Setback Areas. No portion of any parking space or aisle, except entrance and exit driveways, shall be permitted in a required front yard area.

3.

Design and Layout.

a.

Size and Arrangement. Size and arrangement of spaces shall be as shown in Figure 17.44.020(2) codified at the end of this chapter or as otherwise stated in the subsections below.

b.

Vehicle Entry. Except for individual residences, parking must be designed to allow vehicles to enter all parking spaces with one continuous movement and exit with no more than two movements. This provision does not apply to parallel parking spaces. A vehicle in one space shall not block another space.

c.

Walls and Entrances. Parking spaces facing a wall containing entrances and abutting a walkway to those entrances must be at least four feet clear of such wall.

d.

Slope. Parking spaces shall slope no more than six percent in any direction and no less than one-half percent in the direction of drainage. A maximum of ten percent slope in aisle and turnaround areas may be allowed by the city engineer.

e.

Minimum Parking Space Dimensions. In open parking lots, the minimum parking space dimensions shall be nine feet by twenty feet with two feet allowed for bumper overhang. Standard size parallel spaces shall be eight feet by twenty three feet.

f.

Parking Lots with Four or More Spaces. In residential and commercial parking lots with four or more spaces, twenty-five percent of the parking spaces may be compact-size spaces. For perpendicular or angled compact spaces, the minimum dimensions shall be eight and one-half feet by eighteen feet with two feet allowed for bumper overhang. The backup space and turn radius requirements shall be the same as the standard size spaces. For parallel compact spaces the minimum dimensions shall be eight feet by twenty-one feet. Compact size spaces shall be signed as such by either marking on the pavement or on the wheel stop.

g.

Parking Lots with Five or More Spaces. Parking lots with five or more spaces shall meet all criteria in Section 17.44.020(D)(3)(f) and be designed so that automobiles will exit onto a public street moving forward. No space may be allowed that requires a vehicle to be maneuvered on the public sidewalk in order to exit. No vehicles may be allowed to back onto an arterial street.

h.

Handicap Parking Spaces. For handicap parking spaces, the minimum dimensions shall be fourteen feet by twenty feet and such spaces shall be so located so that the driver may exit the vehicle directly onto a curb ramp. Such spaces shall be designed, located and in the quantity consistent with state law.

i.

Open Parking Spaces that Back Directly Onto a Public Street. Open parking spaces which back directly onto a public street shall be set back a minimum of twenty feet from the back of the sidewalk, regardless of the zoning of the property and shall not encroach into the street yard setback.

j.

Minimum Allowable Inside Turning Radius. The minimum allowable inside turning radius in parking and driveway areas shall be twenty feet. Where fire truck access is necessary, the minimum inside radius shall be twenty-eight feet, and the outside radius shall be forty-eight feet clear.

k.

Curb or Wheel Stops. Curb or wheel stops shall be required where parking spaces head into a wall, fence, building or the side of another parking space, or as determined necessary by the city engineer wherever conditions warrant.

l.

Exit and Entrance Directional Arrows. Exit and entrance directional arrows shall be marked on the pavement where one-way driveways are used. Pavement signing shall be marked and maintained as required by the city engineer. Entrance signing may be required by the city engineer wherever conditions warrant.

m.

Off-Street Parking Areas. Off-street parking areas and features constructed on them shall be perpetually maintained. The layout of parking lots shall be retained as originally approved by the city.

n.

Parking Lot and Driveway Construction. Parking lots and driveways shall be constructed in compliance with engineering and material standards available at the planning and building department, except for temporary uses, asphalt or concrete paving is required for the surface. Optional surfacing material such as brick or ecoblock, which meet design requirements for parking, may be approved by the city engineer.

o.

Parking Lots that Abut Residential Districts. Parking lots serving commercial or industrial land uses that abut an area of residential land uses shall not have their access through the area of residential districts.

p.

Residential Single-Family and Multifamily Parking.

i.

Garages and carports shall be set back twenty feet from street property line except as otherwise provided in this title. Any garage space located closer than twenty feet from property line shall have an automatic rolling type garage door opener.

ii.

Garage and carport parking spaces shall be a minimum of ten feet by twenty feet for two or more spaces and eleven feet by twenty feet for one space.

iii.

For individual residences, one tandem parking space may be allowed (see Section 17.44.050).

iv.

Where only one covered and enclosed space is required, one hundred fifty cubic feet of enclosed storage space shall be provided for each parking space serving a residential use that is required to be covered or enclosed residential unit.

v.

Where only one open or carport space is required, three hundred cubic feet per unit shall be required.

4.

Parking Lot Lighting. Parking lots shall have security lighting when required by the police chief. All parking lot light fixtures shall be designed so that they will not direct glare into the street or into adjacent residential uses. Lighting poles shall not exceed twenty feet in height unless a greater height is approved by the planning commission.

5.

Landscaping and Screening.

a.

Minimum Landscape Area. In order to prevent large, unbroken expanses of parking area, parking lots shall have at least five percent of their surface devoted to landscaping, exclusive of setbacks and street screening, arranged in an appropriate and effective manner.

b.

Planting Materials and Irrigation. Landscaping shall consist of combinations of trees, shrubs and ground covers with careful consideration given to eventual size and spread, susceptibility to disease and pests, durability and adaptability to existing soil, and climatic conditions. Utilization of native vegetation shall be encouraged. Landscaped areas shall have a permanent underground irrigation system wherever feasible and said system shall be consistent with Section 17.48.290(C)(4). All landscaped planting shall be watered and maintained and dead plants shall be replaced.

c.

Parking Lot Planter Spacing and Minimum Tree Requirements. Parking lot planter areas shall be provided after each five parking spaces in any row and at the ends of each row of parking spaces to encourage the use of trees in parking areas. An average of at least one tree of a minimum fifteen gallon size and of a species satisfactory to the director shall be planted for every five single-row parking stalls or every ten double-row parking stalls within the parking lot, with a minimum of two such trees being provided regardless of the number of parking stalls.

d.

At Risk Planting Areas. Planting areas which may be hit by automobiles or where drainage control is necessary shall be defined by a six-inch curb or berms of reinforced concrete, brick or block. A header board protected by parking bumpers or other suitable permanent material may be approved by the city engineer. Protection must also be provided between the back of a city sidewalk and a planting area to prevent material from washing onto the sidewalk; this may be done by a curb or header.

e.

Parking Lot Planting Areas. Parking lot planting areas shall have a minimum dimension of four feet by four feet. Landscape areas defining ends of rows shall extend to the minimum inside turn radius shall not conflict with an aisle or backup area, obstruct the driver's visibility, nor be less than four feet in width.

f.

Required Planting Areas. Areas between the parking area and the street and side and rear property lines, and unused spaces resulting from the design or layout of parking spaces or accessory structures, shall be landscaped.

g.

Parking Lots with Parking Spaces Adjoining a Street. Any parking lot with parking spaces adjoining a street shall have the street frontage and their outside perimeter screened by a three-foot-high decorative masonry wall, mature hedge, or landscaping berms, except at those points of vehicular or pedestrian access. However, parking lots next to a residential development or an office on an adjacent site shall be screened by a minimum six foot high decorative wall, fence or mature hedge.

h.

Screening Requirements. Landscaped earth berms may be used to meet the screening requirements only if the berm is to be at least two feet in height and is planted with appropriate shrubs and ground cover.

i.

Visibility Requirements. Landscaping, landscape berms, or other screening for parking facilities shall be so located as to not impair visibility at driveway areas or in other areas of the parking facility where maintaining visibility is necessary to the safe use of the facility.

6.

Parking Lot Maintenance. It shall be the duty of the property owner to maintain and repair the parking lot and related improvements in accordance with the above standards and any other conditions imposed at the time of approval. If the planning and building department finds that the lot is in need of maintenance or repair, the code enforcement official may cite the owner or use the nuisance abatement procedure for correcting violations of this code.

(Ord. 507 § 1 (part), 2005; Ord. 445 § 3 (part), 1995

(Ord. No. 578, § 1, 6-12-12)