It is the intent of this chapter to assure the provision of
adequate on-site parking facilities in conjunction with any use or
development. These standards should be considered minimum and more
extensive parking provisions may be warranted.
(08-05)
The Planning Commission may permit the joint use of parking
facilities to meet the standards for certain uses under the following
conditions:
A. Up to one-half of the parking facilities required for a primarily daytime use may be used to meet the requirements of a primarily nighttime use and up to one-half of the parking facilities required for a primarily nighttime use may be used to meet the requirements of a primarily daytime use provided that such reciprocal parking arrangement shall comply with subsection
C below.
B. The parking facilities required for a primarily daytime use may be used to permit up to 80% of the requirements for a church or school auditorium subject to requirements set forth in subsection
C below.
C. The
parties concerned shall show that there is no substantial conflict
in the principal operating hours of the building or uses for which
the joint use is proposed and shall evidence agreement for such use
by a proper legal instrument, to which the City is a party.
(08-05)
No vehicles incapable of movement under their own power (including trailers, boats, camper shells and disabled motor vehicles) and no other materials or objects shall be stored or placed within any parking space; except that trailers and boats may be stored within residential spaces not within the required front or street-side setback areas, provided that the screening requirements of Chapter
16.154 are met, and except for vehicles being serviced in automobile service stations.
(08-05)
The following development standards shall apply to all parking
areas with six or more spaces:
A. Location
1. Required parking facilities shall be on the same lot with the structure
they are intended to serve, except if the Architectural Commission
approves parking on a separate lot. A reciprocal parking agreement
shall be required as determined appropriate by the Architectural Commission.
2. The required parking spaces may be located in interior-side or rear
setbacks. Except in the B/IP District, no parking space either required
or otherwise shall be located in any required front or street-side
setback area, unless otherwise specifically permitted by this Code.
3. In the CV District, an applicant may be permitted to pay an in-lieu fee pursuant to Section
16.060.030, in lieu of providing required off-street parking. When parking spaces are provided through the in-lieu fee program such parking spaces shall be located in the CV District or within 500 feet of the CV District.
B. Access
There shall be a minimum 10 foot wide, three inch thick asphaltic
or cement concrete paved vehicular accessway from a public street
or alley to off-street parking facilities.
C. Screening
1. Where a parking area abuts or is across the street from a residential
district it shall be separated therefrom by a solid masonry wall not
less than five feet in height, provided said wall shall be three feet
in height where it is in prolongation of the front setback area of
an abutting residential use or district. The Architectural Commission
may waive this wall requirement if additional setback and screening
planting, or landscaped berms are to be provided.
2. Where a parking area is across the street from a residential district,
there shall be a border of appropriate landscaping not less than 10
feet in depth, measured from the street right-of-way line, along the
street frontage.
D. Layout
and Paving
1. Parking spaces and garages shall be laid out according to City specifications
published by the Director, and shall provide a 29-foot minimum outside
turning radius and an 18-foot minimum inside turning radius into public
ways. Each required parking space shall be individually accessible.
2. Except in residential parking facilities with less than six spaces,
parking spaces shall be arranged so that vehicles need not back onto
or across any sidewalk.
3. All parking areas shall be surfaced with three inch minimum thickness
asphaltic or cement concrete paving, or with an alternative paving
material approved by the City Engineer.
4. Standard parking stalls shall have minimum dimensions of nine feet
by 20 feet. Parking stalls shall be marked with minimum three inch
wide lines, and the access lanes shall be clearly defined, including
directional arrows to guide internal movement
5. Up to 40 percent of the required parking spaces may be designed for
compact cars. In no case shall the number of compact parking spaces
reduce the number of standard parking spaces to less than 60 percent
of the total required parking. Compact parking stalls shall have minimum
dimensions of 8½ feet by 18 feet.
6. Parking spaces may include a two foot overhang into landscaped areas.
However, the overhang shall not encroach into the required minimum
five foot perimeter landscaped planter area and shall not be credited
towards the minimum 5% interior landscaping required for parking areas.
7. A six inch concrete curb shall be installed along the entire edge
of all landscaped areas, except where waived by the Director of Community
Development and concurred in by the Architectural Commission.
E. Landscaping
1. A five foot minimum width landscaped planter bed shall be installed
along the entire perimeter except for those areas devoted to perpendicular
accessways.
2. A minimum of 5% of the paved parking area shall be devoted to interior
planting areas. Extensive use of trees is encouraged. All planting
areas shall have a minimum width of three feet. Perimeter planting
shall not be considered part of this required interior planting. Generally,
the minimum 5% interior landscaping may be accommodated in a project
design by providing one landscape planter island per seven parking
spaces.
3. Where topography and grading permit, parking lots should be depressed
and/or screened from view by landscaped berms and hedges. Where this
is impossible or impractical, the use of decorative screening walls
and hedges should be provided. The 5% interior lot area landscaping
included in this section may be reduced when such berms or depressed
lots are provided.
4. Where trees already exist on the property, the design should make
the best use of this growth and shade. Such trees shall be protected
by a tree well with a diameter sufficient to ensure their continued
growth. The 5% interior lot area landscaping standard included in
this section may be reduced to compensate for the retention of such
trees.
5. Planting areas should be distributed throughout the lot as evenly
as possible, but variations from this pattern may be granted by the
staff when a different pattern would result in the overall aesthetic
improvement of the project. Innovation in design and materials is
encouraged.
6. Wherever a center divider separates parking stalls facing each other,
tree wells shall be established not more than 50 feet apart for large
trees, or more than 30 feet for small and medium sized trees.
7. An automatic, full-coverage, permanent irrigation system shall be
installed. Outside faucets (hose bibs) shall be provided at 100-foot
minimum intervals, to allow for hose watering reinforcement to the
system.
8. All planting shall be permanently and regularly maintained free of
debris and in conformity with plans approved by the City.
F. Drainage
All drainage from parking areas for six or more cars shall be
taken to a public street, alley, storm drain, or natural drainage
course and shall not pass over any public sidewalk.
G. Lighting
1. All parking lots shall be illuminated with a lighting system designed
to provide an average horizontal illumination of greater than one
footcandle of light and a minimum horizontal illumination of not less
than 0.25 footcandle of light on the parking surface. Applicants are
encouraged to meet these illumination levels with light fixtures mounted
on light standards placed in close proximity to each other rather
than with light fixtures on buildings, and with less powerful lamps
than what would otherwise be required if light standards were placed
farther apart.
2. Metal halide lighting or other high intensity discharge lighting
may be used in parking areas only if lamps have a color temperature
of less than 3,400 degrees Kelvin (K), except in commercial automobile
sales areas where lamps may have a higher color temperature. No new
mercury vapor lighting shall be permitted in parking areas. All lamps
shall be covered with prismatic diffusing lenses.
3. Light fixtures shall not be placed higher than 15 feet above grade
as measured from the bottom of the base of the light standard or the
adjacent grade of the building on which the light is mounted, to the
highest point of the light fixture, unless the Architectural Commission
approves a height of more than 15 feet, up to a maximum of 25 feet,
for safety reasons and determines that the height of the lights will
not adversely impact the surrounding development.
4. All light fixtures shall be arranged and controlled so as not to
cause a nuisance either to street traffic or to the living environment.
All light fixtures for parking areas including those placed on buildings
shall be designed, installed, and maintained so that lamps are fully
shielded and light rays emitted by the fixtures are projected below
a horizontal plane at a point below the lamp source (fully cut-off
fixture). Except, however, the Architectural Commission may allow
an alternative light fixture if the Commission makes all the following
findings:
a. The alternative fixture is more compatible with the historic character
of a specific area or the unique architecture of the surrounding development,
than is a fully cut-off fixture; and
b. The alternative light fixture will not create unwanted or excessive
glare or illumination; and
c. The alternative light fixture will not adversely impact neighboring
development or abutting residential areas.
5. All lenses for standard shoe-box light fixtures shall not extend
below the bottom of the light fixture (i.e., no drop-down lenses).
6. The Director of Community Development and the Architectural Commission
shall be notified upon the energizing of a lighting system, commencing
a 30-day review period during which time illumination levels shall
be evaluated and adjusted where necessary to meet the intent of this
subsection. No person shall fail to comply with a modification order
for parking lot illumination issued by the Architectural Commission.
H. Permissible
Alternatives in I Districts
Where the shape, size, and location of any parking lot used
primarily for employee parking in the Business/Industrial Park district
make the above regulations impractical, the following alternate set
of standards may be substituted for the standards established in this
section.
1. The landscaping requirements in subsection
E may be reduced by 50 percent, or
2. Perimeter landscaping only may be required where any parking lot
is less than two acres in area with an average depth of not more than
120 feet and is not adjacent to or visible from a street or thoroughfare
or residential premises. Perimeter landscaping shall meet the following
requirements:
a. All perimeter planters shall have a minimum depth of five feet with
a solid decorative masonry wall of five feet in height constructed
adjacent to the parking lot. Trees and suitable groundcover shall
be planted therein.
b. Planters with a minimum depth of 20 feet may be substituted for the
masonry wall required in this section.
(08-05; 12-01)
The following off-street loading spaces shall be provided and
continuously maintained for all hospitals, institutions, commercial
(not including office buildings), and industrial uses. The loading
spaces shall be not less than 10 feet in width, 20 feet in length,
and with 14 feet in vertical clearance.
A. Total
Square Feet of Building Space
Gross Floor Area
|
Loading Space Required
|
---|
Commercial Buildings
|
|
3,000—15,000
|
1
|
15,001—45,000
|
2
|
45,001—75,000
|
3
|
75,001—105,000
|
4
|
105,001 and over
|
5
|
Business/Industrial Park Buildings
|
|
3,500—40,000
|
1
|
40,001—80,000
|
2
|
80,001—120,000
|
3
|
120,001—160,000
|
4
|
160,001 and over
|
5
|
Hospitals and Institutions
|
|
3,000—20,000
|
1
|
20,001—50,000
|
2
|
50,001—80,000
|
3
|
80,001—110,000
|
4
|
110,001 and over
|
5
|
B. When
the lot upon which the loading spaces are located abuts upon an alley,
such loading spaces shall adjoin or have access from said alley. The
length of the loading space may be measured perpendicular to or parallel
with the alley. Where such loading area is parallel with the alley
and said lot is 50 feet or less in width, the loading area shall extend
across the full width of the lot. The length of a loading area need
not exceed 50 feet for any two spaces.
C. Loading
space required by this title may occupy a required rear or interior
side setback, but not a required front or street-side setback. Where
the loading is permitted in a setback, said setback may be used in
calculating the area required for loading provided that there be no
more than one entry or exit to 60 feet of lot frontage or fraction
thereof.
D. All
loading spaces shall be separate, striped spaces in addition to the
required parking spaces, and not within any required parking lot drive,
back-out space or aisle; except that for commercial buildings with
a gross floor area of less than 15,000 square feet or for industrial
sites, the loading space may be within a parking lot drive, back-out
space, or aisle.
(08-05)