Section 9.18.140 Parking

§ 9.18.140.010 Purpose.

Purpose. These regulations are established to define the regulations applicable to on-site parking and circulation, and to ensure that parking facilities are properly designated and located to meet the parking needs created by specific uses within the respective zones.

Intent. The intent of these regulations is to:

Ensure adequately designed parking areas with sufficient capacity and adequate circulation to minimize traffic congestion;

Ensure the usefulness of the facilities by providing on-site circulation patterns that facilitate client/business relationships;

Contribute to public safety and health;

Promote efficient use of land and, where appropriate, buffer and transition land uses from foreseeable impacts; and

Utilize landscaping as an effective buffer between different uses and to promote an aesthetic quality within the parking area and site.

(2814, 2012; 2939 § 3, 2022)

§ 9.18.140.020 General Provisions.

Applicability. In all districts, off-street parking shall be provided subject to the provisions of this chapter for:

Any new building or structure constructed;

Any new use established;

Any structural addition or enlargement of an existing building or use; however, additional parking spaces may be required for the entire building or use as a condition of approval of a conditional use permit, site plan or other discretionary permit granted by the City; or

Any change in the occupancy or use of any building that would result in a requirement for additional parking spaces pursuant to this section.

Restriction Within Reserved Right-of-Way. Property within the ultimate right-of-way of a street or highway shall not be used to provide required parking or loading or unloading facilities.

Restriction on Streets, Driveways, and Drives. On-street parking within public or private streets, driveways, or drives shall not be used to satisfy the off-street parking requirements.

Garages to Be Used for Parking Only. For developments required to provide garages, each such garage shall only be utilized for the parking of vehicles. No garage shall be used for storage, rental, or lease or for any use other than the parking of vehicles related to the unit or development for which the garage is required by this section and storage areas required by Section 9.18.110.030.H.2 (Storage Facilities).

Parking Must Remain Accessible. All off-street parking spaces and areas required by this section shall be designed and maintained to be fully usable for the duration of the use requiring such areas and spaces. All required off-street parking spaces shall be designated, located, constructed and maintained so as to be fully available for use by patrons and employees of commercial, industrial, public or semipublic premises during operating hours.

Compliance with Design Standards. Parking facilities constructed or substantially reconstructed subsequent to the effective date of the ordinance codified in this title, whether or not required, shall conform to the City's design standards set forth in Parking Design Standards, Section 9.18.140.070.

Requirements for Uses Not Listed. The parking requirement for uses not specifically listed in the parking schedule shall be determined by the Planning Commission for the proposed use on the basis of the requirements for similar uses and on any traffic engineering and planning data that is appropriate to the establishment of a minimum requirement.

Surfacing Required. All parking spaces, driveways, and maneuvering areas shall be fully paved and maintained with asphalt, concrete, or other City approved material.

Tandem Parking Restricted. Tandem parking is expressly prohibited, except in the following circumstances:

Valet Parking. Parking associated with valet services may be provided in tandem format through the discretionary permit review process. If an approved valet parking arrangement ceases, the use for which the valet parking was approved shall be considered in violation of the provisions of this title. Also, no new use shall be allowed to use the buildings with which the valet parking was provided unless that use meets the requirements of this title and this section in particular.

Work-Live Units. Parking provided for each unit may be provided in tandem format subject to conditional use permit approval.

Residential/Commercial Mixed Use Development. Parking for the residential component of a residential/commercial mixed use development may be provided in tandem format subject to conditional use permit approval.

Restriction on Commercial Vehicles in Residential Developments. Commercial vehicles shall not be parked or stored on properties used exclusively for residential purposes, except while the operator of the vehicle is making normal deliveries or providing services to the residential premises.

Restriction on Commercial Vehicle Parking in Residential/Commercial Mixed Use Developments. No commercial vehicle shall be parked on any property zoned Mixed Use except while the operator of the vehicle or trailer is patronizing or serving a business or residential use, or unless that vehicle is associated with the day-to-day operations of an on-site business.

Restrictions on Recreational Vehicle Parking. The parking or storing of trailers, vessels, campers, camper shells, motor homes, and similar recreational vehicles shall be prohibited in all Mixed Use zones, except for such vehicles associated with single-family dwellings established prior to the effective date of the ordinance codifying these provisions, in which case the applicable standards contained in Chapter 9.08 (Single-Family Residential Development Standards) shall apply.

Parking of Vehicles for Sale or Hire Prohibited. No person shall park a vehicle, camper, camper shell, or vessel upon a public or private street, parking lot, or any public or private property for the purpose of displaying such vehicle thereon for sale, hire or rental, unless the property is duly zoned and permitted by the City to transact that type of business at that location. However, this section shall not prohibit persons from parking vehicles displayed for sale on private residential property belonging to or resided on by the registered owner of the vehicle. For purposes of this section, a vehicle, camper, camper shell, or vessel shall be presumed to be for sale if there is a price, or phone number, or a contact person, or address displayed thereon. Any person violating the provisions of this section shall be guilty of an infraction.

Restriction of Vehicle Repair. No person shall repair, grease, or service, or cause to be repaired, greased, or serviced, any vehicle or any part thereof in a parking lot, or anywhere outside of a wholly enclosed building.

Camping in Parked Vehicles Prohibited. No person shall occupy or use any camp car, camper, mobile home, recreational vehicle, camper shell, trailer, vessel, or other vehicle or trailer as a dwelling or for living or sleeping quarters upon any public street, right-of-way, alley, private street or alley, or any private property except in an approved trailer, mobile home, or recreational vehicle park.

Parking in Required Yards. No above-grade or surface parking shall be allowed in required yards and setbacks. However, partially subterranean and fully subterranean parking shall be permitted beneath required yards.

Parking Prohibited in Rear Yards Abutting a Residentially Zoned Lot. No above-grade, surface, partially subterranean, or fully subterranean parking shall be located in rear yards abutting any "R" zoned lot.

Parking Height. Where any part of a building is over parking, the parking shall be considered a full story. Partially subterranean and fully subterranean parking shall not be considered a story.

Maintenance Required. Any development requiring parking lot improvements will be required to file with the City conditions, covenants, and restrictions requiring maintenance of the parking area. The conditions, covenants, and restrictions shall run with the land.

(2814, 2012; 2939 § 3, 2022)

§ 9.18.140.030 Parking Spaces Required.

General. The number of off-street parking spaces required shall be no less than as set forth in Table 9.18-11 (Required Parking Spaces). Parking shall be calculated by the maximum building occupancy and/or the gross floor area, as applicable. Where the application of these schedules results in a fractional space, then the resulting fraction shall be rounded up to the higher whole number.

Residential/Commercial Mixed Use Developments. The calculation of required parking spaces for residential/commercial mixed use developments shall be based upon the parking required for each individual use within the development. Through the site plan review process or review of any required discretionary permit, the hearing body may reduce the total number of spaces required by up to 10% of the total requirement in recognition of the shared nature of the parking facilities and in particular, by allowing parking spaces provided for a commercial component to satisfy the guest parking needs of the residential component. If an applicant seeks relief greater than 10%, the provisions regarding shared parking and the requirements for provision of a parking management plan pursuant to Section 9.18.140.060 (Joint Use and Parking Management) shall apply.

Table 9.18-11 Required Parking Spaces
Use	Required Minimum Parking Spaces
Residential Uses—Single Family
1—4 sleeping rooms	2 spaces in an enclosed garage plus 2 open spaces
5—7 sleeping rooms	3 spaces in an enclosed garage plus 3 open spaces
More than 7 sleeping rooms	4 spaces in an enclosed garage plus 4 open spaces
Residential Multiple Family—Stand Alone
Developments with fewer than 50 units, and adjacent to any principal, major, primary or secondary arterial street
Fewer than 3 sleeping rooms	2.75 spaces per dwelling unit within a parking structure or enclosed garage
3 or more sleeping rooms	3.5 spaces per dwelling unit within a parking structure or enclosed garage
Developments with fewer than 50 units and not adjacent to any principal, major, primary or secondary arterial street
Fewer than 3 sleeping rooms	2.5 spaces per dwelling unit within a parking structure or enclosed garage
3 or more sleeping rooms	3.25 spaces per dwelling unit within a parking structure or enclosed garage
Developments with 50 or more units, and adjacent to any principal, major, primary or secondary arterial street
Fewer than 3 sleeping rooms	2.75 spaces per dwelling unit within a parking structure or enclosed garage
3 or more sleeping rooms	3 spaces per dwelling unit within a parking structure or enclosed garage
Developments with more than 50 units and not adjacent to any principal, major, primary or secondary arterial street
Fewer than 3 sleeping rooms	2.5 spaces per dwelling unit within a parking structure or enclosed garage
3 or more sleeping rooms	2.75 spaces per dwelling unit within a parking structure or enclosed garage
Residential Multiple Family—Part of Mixed Use Development
Developments with fewer than 50 units Fewer than 1 sleeping room 1 sleeping room 2 sleeping rooms 3 or more sleeping rooms	Within a parking structure or enclosed garage: 2 spaces per dwelling unit 2.25 spaces per dwelling unit 2.75 spaces per dwelling unit 3.5 spaces per dwelling unit
Developments with 50 units or more Fewer than 1 sleeping room 1 sleeping room 2 sleeping rooms 3 or more sleeping rooms	Within a parking structure or enclosed garage: 2 spaces per dwelling unit 2.25 spaces per dwelling unit 2.75 spaces per dwelling unit 3 spaces per dwelling unit
Other Residential Uses and Uses Incidental to Residential
Community care facility, residential (6 persons or fewer and 7 persons or more)	0.5 spaces per bed
Day Care, Child or Adult	1 space per care provider and staff member, plus 1 space for each 6 children/patrons
Work-live	2 spaces per unit plus one additional space per unit
Intermediate care facility	0.5 spaces per bed
Skilled nursing facility	0.5 spaces per bed
Commercial Uses
Retail Under 40,000 square feet 40,000—100,000 square feet 100,000+ square feet	1 space per 200 square feet gross floor area 1 space per 225 square feet gross floor area 1 space per 250 square feet gross floor area
Restaurants, Eating, Drinking Establishments, Cafes, Coffeehouses, Bars
Attached 0—16 seats with less than 300 square feet of customer/dining area	1 space per 200 square feet of gross floor area
Attached 16+ seats	1 space per 100 square feet of gross floor area, with a minimum of 10 spaces
Freestanding	1 space per 100 square feet of gross floor area, with a minimum of 10 spaces
With entertainment	1 space per 100 square feet of gross floor area (seating and service), plus 1 space per 35 square feet of entertainment area, plus 1 space per 7 square feet of dance floor
Outdoor Dining (See Section 9.18.030.300 for Special Operating Conditions)	No additional parking required for the first 500 square feet of outdoor dining area. For any area in excess of 500 square feet, 1 parking space shall be provided per 100 sq. ft. of gross floor area.
Service Station With convenience store	1 space per pump, plus 1 space per 200 square feet of gross floor area of sales area, plus 3 spaces per service bay
Without convenience store	1 space per employee, plus 3 spaces per service bay
Financial institutions	1 space per 200 square feet of gross floor area if a drive-up window exists. If no window, 1 space per 150 square feet of gross floor area
Funeral home/mortuary with no crematorium Fixed seats in viewing room(s):	1 space per each 3 fixed seats in area(s) designated for assembly purposes
No fixed seats in viewing room(s):	1 space for each 21 sq. ft. of area designated for assembly purposes
	All usable ancillary area(s) shall provide 1 space for each 250 sq. ft. of gross floor area
Massage establishment	1 space per 200 sq. ft. of gross floor area
Nursery, home improvement center, building materials, furniture, general appliance stores (large display area)	1 space per 200 square feet gross floor area
Hotel, motel, bed and breakfast	1 space per room/unit plus 2 spaces for hotel manager unit, plus any parking required for restaurant, assembly, or other permitted ancillary use
Personal service	1 space per 200 square feet of gross floor area
Professional studios and galleries Art gallery/retail business with tattoo art studio	The art gallery portion of the business and service areas shall be parked at 1 space for every 500 square feet of gross floor area and the tattoo art studio shall be parked at 1 space for every 200 square feet of gross floor area
Art, music, dance, martial arts	1 space per employee, plus 1 space per 2 student capacity
Photography, portrait, radio, TV, recording	1 space per 200 square feet of gross floor area
Karaoke studios	1 space per 200 square feet of gross floor area
Art studios and galleries	1 space per 500 square feet of gross floor area
Automatic car wash	5 times the internal washing capacity for stacking and drying, plus 1 space per employee based on the maximum shift, not less than 3 (internal capacity is defined as conveyor length divided by 20 feet)
Auto rental Office only Vehicle storage	1 space per 250 square feet of gross floor area 1 space per 350 square feet of gross floor area of office, plus 1 space per vehicle
Auto and boat sales, leasing	1 space per 400 square feet of gross floor area of inside display, plus 1 space per 2,000 square feet of outside display, plus 1 space per 500 square feet of gross floor area of repair, plus 1 space per 300 square feet of gross floor area of parts storage and sales area
Auto repair and maintenance	1 space per 200 square feet of gross floor area including auto paint and body of office space, plus 3 spaces per service bay
Office Uses
General business offices	1 space per 250 square feet of gross floor area
Medical, dental and related service support facilities	1 space per 170 square feet of gross floor area
Small Animal Hospital/Veterinary/Dog Day Care	1 space per 170 square feet of gross floor area
Industrial Uses
Buildings with less than 20,000 sq. ft. of gross floor area Buildings 20,001 to 100,000 sq. ft. of gross floor area	2.25 spaces per 1,000 square feet of gross floor area 2 spaces per 1,000 square feet of gross floor area
Buildings with more than 100,000 sq. ft. of gross floor area	1 space per 1,000 square feet of gross floor area
Incidental Office: Under 30% of gross floor area 30 to 50% of gross floor area of a building	No additional requirements 1 space per 250 square feet of gross floor area
Public and Semi-Public Uses
Hospital	4 spaces per bed
Private school—elementary through high school	1 space per each employee, plus 1 space for each 6 student capacity
College or university	1 space per employee, plus 1 space per 3 student capacity
Trade school; adult education	1 space per employee, plus 1 space per 3 students capacity (based on maximum occupancy allowable by building code), or 1 space per 35 square feet of instructional area, plus 1 space per 250 square feet of office space
Churches/religious facilities Fixed seats: No fixed seats:	1 space per each 3 fixed seats 1 space for each 21 square feet of area designated for assembly purposes All ancillary area(s) shall provide 1 space for each 250 square feet of gross floor area
Commercial Recreation Uses
Golf driving range	1.5 spaces per tee
Bowling alley	3 spaces per alley plus spaces for other uses on site
Movie theaters Single screen Multi screen	0.5 space per seat 0.3 space per seat
Arcades, pool hall	1 space per 200 square feet of gross floor area
Night clubs	1 space per 7 square feet of dance floor, plus 1 space per 35 square feet of additional gross floor area
Assembly halls and dance floors	1 space per 7 square feet of dance floor or assembly area, plus 1 space per 35 square feet of additional gross floor area
Spa/health clubs/gyms	1 space per 200 square feet of gross floor area
Private clubs	1 space per each 15 square feet of assembly area
Skating rinks	1 space per 100 square feet of gross floor area, plus spaces required for other uses on site

(2814, 2012; 2850 § 7, 2014; 2861 § 16, 2015; 2883 § 10, 2017; 2939 § 3, 2022; 2967, 8/12/2025)

§ 9.18.140.040 Parking Requirements.

The following parking requirements are applicable to all land uses, unless stated otherwise in this chapter.

Parking Space Size. All parking spaces shall conform to the minimum dimensions:

Open Parking Spaces and Parking Spaces Within a Parking Structure.

Standard Space:	9 feet wide by 19 feet long
Compact Space:	8 feet wide by 15 feet long
Parallel Space:	8 feet wide by 22 feet long

Wherever a space is adjacent to a wall, fence, or hedge, an additional one foot of width shall be provided to that space.

Enclosed Parking Spaces. All enclosed parking spaces shall conform to the minimum interior dimensions of 10 feet wide by 20 feet long for each space. For example: A two-car garage shall maintain minimum interior dimensions of 20 feet wide by 20 feet long.

Compact Car Parking Spaces.

Up to 20% of the required commercial parking stalls may be compact parking spaces.

Compact stall size is subject to Public Works Department standards for compact car spaces.

Compact spaces, where provided, shall be consolidated into a specific area of a parking lot or structure. The area shall include signage designating the spaces by signs, colored lines, or other appropriate indicators for compact vehicles only.

Automated Parking Systems and Mechanical Parking Lifts. Parking spaces in automated parking systems and vertical parking lifts may be utilized to meet the required number of parking spaces pursuant to Section 9.18.140.030 (Parking Spaces Required), as well as additional/supplemental parking, provided that all of the following conditions can be met.

The use of automated parking systems and mechanical parking lifts does not increase the building bulk and mass, in that the area occupied by the automated parking system or mechanical parking lift is no greater in volume than a parking structure that would be configured exclusively with conventional structured parking.

The parking system shall be located entirely within the confines of a building and shall not be visible from the public right-of-way.

Systems may be self-service or fully automated.

Sufficient vehicle queuing distance for the area accessing the parking system shall be provided, as determined through the site plan review or discretionary permit review process.

Bicycle Parking. Short- and long-term bicycle parking shall be provided pursuant to the applicable requirements of the building code.

(2814, 2012; 2939 § 3, 2022; 2967, 8/12/2025)

§ 9.18.140.050 Location of Parking Spaces.

Located On-Site. All required open parking spaces and garages shall be located on the same building site or within the same development, except where allowed by subsection B (Off-Site Parking) or subsection C (Shared Parking Agreements for Underutilized Parking), below.

Off-Site Parking. Off-site parking for new uses or new construction may be permitted on either a privately owned property or public property through the site plan review process or other applicable discretionary review permit process for an individual use or development project.

Joint Use Off-Site Parking. Where more than one use is involved, joint use or shared parking shall require preparation of a parking management plan in accordance with Section 9.18.140.060 (Joint Use and Parking Management).

Location of Off-Site Parking. In no event shall any off-site parking facility be located more than 1,500 feet from the use it is intended to serve.

Deed Restriction Required. Where off-site parking for an individual use or development project is approved, a deed restriction, subject to the review and approval of the City Attorney, shall be recorded against all affected properties. Such deed restriction shall indicate the restrictions on the properties relative to future use and development due to the off-site parking arrangement.

Irrevocable Access and/or Parking Easement. If parking is provided on a site other than the subject site, an irrevocable access and/or parking easement shall be obtained on the other site for use and benefit of the site in issue. Such access and/or parking agreement, when fully exercised, shall not diminish the available parking capacity of the site subject to the easement to less than required by this section.

Shared Parking Agreements for Underutilized Parking. Notwithstanding subsection B, two or more legal entities may submit a shared parking agreement to the City pursuant to California Government Code Section 65863.1 to allow the sharing of underutilized parking spaces on different sites and/or for different uses pursuant to this subsection C.

For purposes of this subsection, "underutilized parking" means parking where 20% or more of a development's parking spaces are not occupied during the period that the parking is proposed to be shared by another user, group, development, or the public. The amount of underutilized parking on a site shall be determined through a parking study prepared by a qualified transportation engineer in accordance with applicable City standards and requirements and which is based on a survey of actual parking space occupancy rates on the subject site at different periods throughout the 12-month period preceding submittal of the proposed shared parking agreement.

Parking spaces identified in an approved shared parking agreement may count toward meeting the applicable on-site parking requirement for a new or existing development or use, including, but not limited to, shared parking in underutilized spaces and in parking lots and garages that will be constructed as part of the development or developments under any of the following conditions:

The entities that will share the parking are located on the same, or contiguous, parcels.

The sites of the entities that will share parking are separated by no more than 2,000 feet of travel by the shortest walking route.

The sites of the entities that will share parking are separated by more than 2,000 feet of travel by the shortest walking route, but the shared parking agreement incorporates a plan for shuttles or other accommodations to move between the parking and site and an enforceable commitment to sustain such transportation accommodations for the duration of the shared parking arrangement.

Entities proposing to share underutilized parking shall submit the following to the City:

A parking analysis using peer-reviewed methodologies developed by a professional planning association, such as the methodology established by the Urban Land Institute, National Parking Association, and the International Council of Shopping Centers, sufficient to determine the number of underutilized parking spaces can be reasonably shared between uses to fulfill parking requirements. The parking analysis shall be prepared by a qualified transportation engineer in accordance with applicable City standards and requirements.

A proposed shared parking agreement. The shared parking agreement shall be in a form approved by the City Attorney and shall: (i) incorporate the submitted parking analysis and any recommendations contained therein; (ii) either require that all shared parking spaces proposed to be used by a development or use to meet applicable parking requirements be provided for the life of such development or use, or afford the City an unconditional right to review and approve the shared parking arrangement annually, or such longer period approved by the review authority; (iii) provide that the agreement may not be terminated or amended without the written approval of the City; (iv) provide that the City is a third party beneficiary of the agreement and shall have the power to enforce the terms of the agreement against each entity that is a party; and (v) be an enforceable covenant running with the land.

Information identifying the benefits of the proposed shared parking agreement.

For development projects involving new construction, a shared parking agreement for underutilized spaces shall be considered by the appropriate review authority at the same time the project is considered. Where a shared parking agreement is proposed for the use of underutilized spaces by a new or existing use within an existing development, the shared parking agreement shall be subject to review by the Department Director. The review authority shall approve a shared parking agreement if: (a) all of the requirements set forth in subsection C.3 are satisfied and (b) the required number of parking spaces: (i) that are accessible to persons with disabilities; and (ii) the required percentage of parking spaces that are designated for electric vehicles that would have otherwise applied in the absence of the shared parking agreement will continue to be provided on all parcels subject to the shared parking agreement. Pursuant to California Government Code Section 65863.1, the review authority may neither: (a) condition approval of a shared parking agreement on the curing of a preexisting deficit in the number of parking spaces; or (b) withhold approval of a shared parking agreement solely on the basis that it will temporarily reduce or eliminate the availability of parking spaces for the original proposed uses.

A shared parking agreement approved by the City shall be recorded against each parcel on which parking spaces being shared with another use or site are located and each parcel on which a development or use that has the right to use the shared parking spaces from another use or site pursuant to the agreement. Proof of recordation of an approved shared parking agreement shall be provided to Department Director prior to implementation of the shared parking arrangement.

Accessibility. All off-street open and enclosed parking spaces shall be located and maintained so as to be accessible and usable for the parking of motor vehicles.

All motor vehicles must be parked or stored on a fully paved surface with approved entrances and exits to the street.

For projects approved and developed after April 25, 1991, where security gates are proposed to be provided, 10% of the guest parking spaces shall be located outside the secured area.

(2814, 2012; 2939 § 3, 2022; 2967, 8/12/2025)

§ 9.18.140.060 Joint Use and Parking Management.

Applicability and Where Allowed. These regulations apply in situations where two or more separate uses or developments look to share parking and/or loading facilities due to staggered hours of operation or other varying operational characteristics that would allow parking and loading facilities to provide for joint use. If an applicant seeks to provide for shared or joint use parking, preparation of a parking management plan shall be required to allow any deviation from parking requirement standards established by this section, as set forth below. When prepared, a parking management plan shall provide applicable parking standards that address current development trends and the benefits of parking alternatives.

Where off-site parking is requested, the provisions in Section 9.18.140.050.B (Off-Site Parking), above, shall also apply.

Parking Management Plan Required. A parking management plan shall be required as follows:

Where parking is to be shared or jointly used among the same or different developments or uses.

Where the number of parking spaces required is proposed to be reduced, except as provided in Section 9.18.140.030.B (Residential/Commercial Mixed Use Developments) regarding required parking for residential/commercial mixed use developments, where a 10% reduction shall be permitted as part of the site plan review or conditional use permit process for that development. However, any reduction beyond 10% shall require a parking management plan.

Limitation on Parking Space Reduction and Distance. No proposed reduction in parking spaces due to joint or shared use may exceed 25% of the parking required pursuant to this section. Also, no joint use or shared facility shall be located more than 1,500 feet from the use it is intended to serve.

Plan Contents. The parking management plan shall be prepared by a qualified transportation engineer, in accordance with Planning Commission policy, and shall include, at minimum, the following elements:

Breakdown and description of the proposed uses, including their functional and spatial components.

Statement of the functional area square footage based on the proposed plan.

Statement of parking demands by uses for morning, midday, and evening periods, and a statement of employee parking demands.

A peak-demand calculation by adding the various components together to determine the midday and evening demands with the higher figure representing the minimum number of spaces to be provided.

A 10% increase in the minimum number of spaces shall be added to the peak demand calculation to allow for future changes in the types of uses proposed in the original development plan, and

Use changes throughout the life of the project requiring more than the 10% figure shall require the submittal and approval of an amended parking management plan.

A cross-check analysis for functional and operational aspects.

Parking management plans shall include a copy of proposed easements or conditions, covenants, and restrictions tying the parking agreement to the project in perpetuity, prohibiting revision without City approval. Pre-existing, shared parking proposals shall be accompanied by a recorded off-site parking covenant running with the land. The City Attorney shall have the authority to review and dictate the contents of the CC&Rs and any deed restrictions or easement language proposed.

Shared Loading Spaces. Loading spaces may be shared in compliance with this section. However, the loading spaces shall only be shared if located on an adjoining lot.

Review Process. For development projects involving new construction, a parking management plan for joint or reduced parking shall be considered by the appropriate review authority at the same time the project is considered. Where a new use is proposed to occupy an existing building and where a parking management plan is required, the parking management plan shall be subject to Community Development Director's review.

Requirements for Approval. Where a shared parking facility serving more than one use will be provided, the total number of required parking spaces may be reduced only if the review authority finds that all of the following are met:

The peak hours of use will not overlap or coincide to the degree that peak demand for parking spaces from all uses will be greater than the total supply of spaces;

The adequacy of the quantity and efficiency of parking provided will equal or exceed the level that can be expected if parking for each use were provided separately;

A parking demand study prepared by an independent traffic engineering professional approved by the City supports the proposed reduction; and

The applicant has submitted, or is required as a condition of approval to submit, a signed contract between the applicant and the other property owner(s) providing the off-street parking spaces subject to the shared parking arrangement. The contract shall be subject to the approval of the review authority and shall also be subject to review by the City Attorney as to form and content.

Shared Parking Agreements for Underutilized Parking. Pursuant to California Government Code Section 65863.1, two or more separate legal entities may submit a shared parking agreement to the City to share underutilized parking spaces on different sites and/or for different uses. The provisions set forth in Section 9.18.140.050.C shall apply to any such shared parking agreements.

(2814, 2012; 2939 § 3, 2022; 2967, 8/12/2025)

§ 9.18.140.070 Parking Design Standards.

Parking Improvements.

Paving. Parking and loading facilities and pedestrian pathways shall be surfaced and maintained with asphalt concrete, concrete, or other permanent surfacing material acceptable to the Community Development Director or designee and sufficient to prevent loose surfacing materials and other nuisances.

Striping. Parking lot striping shall be maintained at all times consistent with City standards.

Drainage. All parking and loading facilities shall be graded and provided with permanent storm drainage facilities.

Surfacing, curbing and drainage improvements shall be sufficient to preclude free flow of water onto adjacent properties or public streets or alleys.

Measures listed above shall be taken to preclude standing pools of water within the parking facility.

Safety Features. Parking and loading facilities shall meet the following standards:

Safety barriers, protective bumpers, or curbing and directional markers shall be provided to assure pedestrian and vehicular safety, efficient utilization, protection to landscaping, and prevent encroachment onto adjoining public or private property.

Unobstructed visibility shall be maintained at all times while vehicles are circulating within the parking area.

Internal circulation patterns and the location and traffic direction of all access drives shall be designated and maintained in accordance with accepted principles of traffic engineering and traffic safety.

Striping of parking lots must at all times be clearly visible and maintained throughout the life of the facility.

Lighting. Lights provided to illuminate any parking facility or paved area shall be designed with automatic timers (photovoltaic cells) and maintained in accordance with the provisions of this title. Parking lot security lights shall be maintained and shall be operated during all hours of darkness.

All nonresidential parking area lighting shall be provided during the hours of darkness the establishment is open at a minimum of two footcandles of light on the parking surface.

A minimum of one footcandle of light shall be provided during all other hours of darkness.

Lighting in the parking area shall be directed, positioned, or shielded in such a manner so as not to unreasonably illuminate the window area of nearby residences.

Noise. Areas used for primary circulation, or for frequent idling of vehicular engines or for loading facilities, shall be designed and located to minimize impacts on adjoining properties, including sound attenuation to adjacent property and visibility screening from adjacent property.

Screening. Open off-street parking areas shall be screened from view of public streets and adjacent land uses that are more restrictive.

Walls. High walls shall not block or otherwise impair visual access from adjacent residential properties.

Surface Parking Lot Landscaping. In addition to the Site Design Standards of Section 9.18.100.030, the following landscaping standards shall apply to all surface parking lot areas:

Surface Parking Lots Visible from Streets. Surface parking lots that are visible from public and private streets, and in particular surface parking lots located between the public right-of-way and buildings and structures shall meet the following landscaping, paving, and tree requirements:

Landscaping. At least 10% of the total area of any surface parking lot shall be landscaped.

Paving Area. At least five percent of the total area of any surface parking lot shall be paved in materials consisting of either pavers, stone or cobblestone, patterned or scored concrete, or similar durable materials. Paving is encouraged at highly visible locations such as main drive aisles, parking areas adjacent to required front and corner side yard setbacks, enhanced stall demarcations throughout the parking lot, or pedestrian walkways.

Trees. One tree shall be provided for every four parking spaces. Trees shall be shadeproducing trees and shall be evenly distributed throughout the parking lot so as to shade the parking area. Trees shall be located in landscape planters. Trees shall conform to the matrix of plant materials established by the Planning Division. Minimum tree size at planting shall be 24-inch box.

Surface Parking Lots Not Visible from Streets. Surface parking lots that are not visible from public and private streets and are located towards the rear and interior of the site shall meet the following landscaping and tree requirements:

Landscaping. At least five percent of the total area of any surface parking lot shall be landscaped.

Trees. One tree shall be provided for every 10 parking spaces. Trees shall be shadeproducing trees and shall be evenly distributed throughout the parking lot so as to shade the parking area. Trees shall be located in landscape planters. Trees shall conform to the matrix of plant materials established by the Planning Division. Minimum tree size at planting shall be 24-inch box.

Landscape Buffer. Where a surface parking lot abuts a parking structure or is adjacent to a surface parking lot on another lot, a landscape buffer not less than 10 feet in depth shall be provided between the lots or structures. Where adjacent surface parking lots allow common parking to serve multiple businesses and pedestrian walkways provide access to all businesses served, no landscape buffer shall be required.

Wheel Stops at Landscaping. Concrete wheel stops shall be installed in parking areas to protect landscaping. Any broken or damaged wheel stops shall be replaced. Alternatively, parking may be designed to overhang landscaped areas. Parking shall overhang landscaping no more than two feet with a minimum planter dimension of five feet.

Landscape Planters. All landscape planters shall have a minimum width of four feet.

Screening Required. Storage areas, trash enclosures, public utilities, and other similar land uses or elements that do not contribute to the enhancement of the surrounding area shall be screened with landscaping. Landscape screening shall consist of evergreen shrubs, vines, or closely spaced trees.

Architectural Treatment of Parking Structures. All façades of a parking structure shall include architectural and landscaping treatment pursuant to the standards established in Sections 9.18.090 (Development Standards Specific to Individual Mixed Use Zones), 9.18.100 (Development and Design Standards Applicable to All Mixed Use Zones), and 9.18.120 (Landscaping) of this chapter. The intent is to ensure that parking structures have the same quality treatment as the buildings and uses they serve, that such structures are well integrated into a development project, and that their design contributes to the overall character and function of the area in which they are located. In particular, any façade that can be viewed from a public right-of-way shall include treatments that make the structure resemble a habitable building.

Photo 9.18-9: Example of Parking Structure Architectural Treatment

(2814, 2012; 2939 § 3, 2022)

§ 9.18.140.080 Loading Areas.

All nonresidential developments must provide loading berths in accordance with this section.

Retail Stores, Warehouses, Wholesaling, Manufacturing and Other Goods Handling Uses. Loading spaces shall be provided as set forth in Table 9.18-12 (Required Loading: General Commercial and Industrial).

Table 9.18-12 Required Loading: General Commercial and Industrial
Gross Floor Area of Building or Use	Number of Loading Berths Required
Less than 100,000 sf	0
100,001—200,000 sf	1
200,001—500,000 sf	2
More than 500,000 sf	3 plus 1 for each additional 400,000 sf

Offices and Hotels/Motels. Where loading facilities are provided, the standards in Table 9.18-13 (Required Loading: Offices and Lodging) shall apply.

Table 9.18-13 Required Loading: Offices and Lodging
Number of Berths	Width	Length	Height
1	10 feet	25 feet	12 feet
2 or more	10 feet	35 feet	14 feet

Minimum Size of Berths. All berths must be provided with an on-site maneuvering area to the loading berth that provides a turning radius of not less than 48 feet.

Screening. All loading areas shall be screened from view of adjacent streets.

Access.

Access to the loading docks shall be provided without the necessity of vehicle maneuvers in the public right-of-way.

The dock approach may not be encumbered by parking stalls or physical obstructions.

All loading must be conducted in loading berths when berths are provided. Loading and unloading operations shall not be conducted so as to be a nuisance to adjacent residential areas.

Loading areas shall not interfere with parking or with vehicle and pedestrian access.

(2814, 2012; 2939 § 3, 2022)