A.
Minimum
requirements. This chapter provides the minimum requirements and standards
for the provision of off-street parking for all buildings, structures
and uses in the City of Santa Barbara.
B.
Existing
parking space. Where automobile parking space provided and maintained
on a lot in connection with a main building or structure at the time
this title becomes effective is insufficient to meet the requirements
for the use with which it is associated, or where no such parking
has been provided, said building or structure may be altered or enlarged,
provided additional automobile parking spaces are provided to meet
the standards for use in conformity with the requirements set forth
in this chapter for the enlargement, extension or addition proposed.
However, if an enlargement is more than 50% of the existing net floor
area (excluding the garage), then parking shall be brought up to the
current standards for the entire lot.
C.
Collective
use of space. Nothing in this title shall prohibit the collective
use of space for off street parking. The collective space shall remain
available to all occupants and users of structures for which said
permit is issued.
D.
Program for alternative transportation modes. A method for reducing the number of parking spaces required by this chapter for any land use is by granting a modification in accordance with Section 28.92.110 if the property owner files and obtains approval of a program of alternative transportation modes or other approved measures for employees working on the parcel and pays the City for any periodic verification procedures and expenses associated therewith.
E.
No building permit for any structure referred to in the preceding subsections C and D shall be issued without the written approval of the Community Development Director as to compliance with the provisions of this chapter. In connection with the issuance of any modification, building permit, variance or conditional use permit, the City of Santa Barbara shall have continuing jurisdiction over any such permit for the purpose of requiring, upon 30 days written notice given, off-street parking of like kind and quantity, whenever it appears to the Community Development Director that any collective parking rights or privileges of any permittee under any modification, variance, conditional use permit or building permit previously granted have expired or are about to do so. Any failure of any such permittee to provide such substitute off-street parking, effective as of the date of such expiration, together with the filing of documentary evidence of the right to the same with the Building and Safety Division, as herein provided, shall be deemed to be grounds for the revocation of any such permit, or in the alternative, the City of Santa Barbara may enforce such parking requirements by any legal remedy available to it.
F.
Loading
space. On the same premises with every building, structure or part
thereof erected or occupied for any use, truck loading space shall
be required if loading interferes with short-term or visitor parking.
The requirements for such loading space shall be determined and approved
in writing by the City's Transportation Engineer.
G.
Driveway
access. In any zone, for other than single- or two-family dwellings,
driveway access from a public street to the required off-street parking
area shall be as follows, provided that in no zone shall minimum access
to the premises be by paved driveway of lesser width than is required
by the California Fire Code as amended and adopted by ordinance of
this City.
1.
Where
such parking area contains less than 25 parking spaces, driveway access
shall be not less than 10 feet in width plus a minimum of three feet
in width of planting strip abutting any main building on the same
lot or served by such driveway.
2.
Where
such parking area contains 25 or more parking spaces, or a projected
total of 25 or more parking spaces, a two-way driveway shall be required
with a minimum paving surface width of at least 18 feet plus a three-foot
width of planting strip abutting any main building on the same lot
or served by such driveway. Two one-way driveways may be substituted
for one two-way driveway, in which event the requirements of paragraph
1 above shall be applicable to each such driveway.
The design review body that reviews the project may reduce or
waive the requirement regarding the three-foot planting strip where
alternative landscaping and designs are presented that result in landscaping
and designs that are equally effective.
H.
Parking
in setback prohibited. In any zone, there shall be no parking space
provided in any setback, except that uncovered parking or turnaround
areas may be allowed in interior setbacks in an R-3 or less restrictive
zone for lots containing three or more residential units, commercial
buildings, or office buildings if at least five percent of the total
area used for parking, turnaround and driveway is landscaped.
I.
Parking
in front setback prohibited. Parking is prohibited in the front setback
in any zone. Parking may be allowed in the remaining front yard, whether
covered or uncovered, if screened by a decorative wall or fence and
planting.
J.
Hard-surfaced
driveways required. All required off-street automobile parking areas
and driveways shall be fully hard surfaced with asphaltic concrete
of minimum thickness of two inches, or other techniques or materials
providing equivalent service. In order to comply with this subsection,
such alternative techniques and materials must be approved in writing
by the Fire Department and Transportation Engineer.
K.
Entrances
and exits - parking lots. Each entrance and exit to a parking lot
shall be constructed and maintained so that a pedestrian within 10
feet of the driveway is visible to the driver when the vehicle is
stopped at the property line.
L.
Design
review. All plans for improvement of parking areas shall be specifically
reviewed and approved in accordance with the provisions of Chapter
22.22, 22.68, or 22.69 where applicable.
M.
Motor
vehicles incapable of movement under their own power, unregistered
vehicles. All motor vehicles incapable of movement under their own
power, other than in cases of emergency, and vehicles not currently
registered for use on the street shall be stored in an entirely enclosed
space. This provision shall not apply in the case of auto wrecking
establishments.
N.
Change of use. Whenever the type of use of any existing building is changed to another type of use that requires more parking spaces under this chapter than were required for the prior use, there shall be provided additional permanently maintained parking spaces as required by this chapter for said building and any other existing buildings located on the parcel or parcels. The number of required additional parking spaces under this subsection shall be computed by determining if the number of parking spaces required for the new use is greater than that required for the previous use under this chapter. If there is an increased number of parking spaces required for the new use, that increased number of additional parking spaces shall be added to the number of parking spaces required for the prior legal conforming or nonconforming use and the total of these two numbers shall be the number of parking spaces required for the new use.
O.
Conversion
of garages. Where required off-street parking spaces for one-family
and/or two-family dwellings are provided in a garage or carport, and
where it is proposed by the owner to convert said garage or carport
to other use and to provide the required parking spaces elsewhere,
a building permit for such conversion shall not be issued until all
necessary clearing and grading of the new parking area has been accomplished
and access has been provided thereto from a public street and such
work has been approved by the Chief Building Official.
P.
Bicycle
parking. Bicycle parking spaces shall be provided for all commercial
and industrial uses as indicated herein.
Q.
Parking
of commercial vehicles. The parking of commercial vehicles off-street
in A, R, and E zones, that are developed with dwelling units, is not
permitted except for those times it is necessary in the course of
transacting business at the residence and then only for such time
as is necessary to complete deliveries or provide services. For the
purpose of this section, a commercial vehicle is defined as any truck,
bus, truck-tractor, cargo trailer, or other motorized or towed vehicle
which has a rated capacity of more than 15 passengers, a rated capacity
of more than one ton by the manufacturer, or which exceeds a length
of 20 feet or a height of 10 feet.
R.
Off
site parking. Required off street parking spaces shall be located
on the same lot as the use served, or for office, commercial, industrial
and mixed use developments only, on a lot within a walking distance
of 500 feet. Walking distance of up to 1,250 feet may be approved
by the Transportation and Parking Manager. Walking distance shall
mean the distance from an outside entrance of a structure or use or
part thereof to each off street parking space which serves such structure
or use or part thereof, along the shortest, most convenient public
pedestrian walkway available for such purpose. Whenever any off street
automobile parking spaces required by this chapter are provided on
a different lot from that on which the use they are to serve is located,
as a prerequisite to the issuance of any required building permit
or certificate of occupancy, the following shall occur:
1.
An
agreement, in a form satisfactory to the City Attorney, shall be executed
and recorded by each owner of the lot on which the parking is to be
provided and each owner of the lot on which the use the off site parking
spaces are to serve is located. The agreement may be in the form of
an easement, covenant running with the land, or other satisfactory
agreement, and shall provide that the off site parking spaces shall
be maintained so long as the use they are intended to serve is maintained.
The agreement shall not be amended, modified or rescinded without
the prior written consent of the City.
2.
The
certificate of occupancy for the use served by the off site parking
spaces shall bear a notation that it is valid only while each such
parking space is so maintained. The Community Development Director
shall keep a record of each lot on which the required automobile parking
spaces are provided for a use located on another lot, and whenever
it is found that each required automobile parking space is no longer
so maintained, the persons having ownership of the lot on which the
use served by the off site parking shall be notified of that fact.
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If at any time each automobile parking space required by this
code is not maintained, the certificate of occupancy shall automatically
be cancelled and the building or use served by the off site parking
spaces shall not there-after be occupied or used until each required
automobile parking space is again provided and a new certificate of
occupancy is issued.
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(Ord. 2585, 1957; Ord. 3341, 1969; Ord. 3556, 1972; Ord. 3705, 1974; Ord. 3947, 1978; Ord. 4063, 1980; Ord. 4427, 1986; Ord. 4851, 1994; Ord. 4912, 1995; Ord. 4946, 1996; Ord. 5380, 2005; Ord. 5416, 2007; Ord. 5459, 2008)
A.
Requirements.
All parking facilities must be designed and constructed pursuant to
the following:
1.
Backing
out onto a public street or sidewalk from a parking space shall be
permitted only for a one-family or two-family dwelling, where not
more than four spaces are provided.
2.
All
turnaround movements shall be accomplished in one maneuver. One maneuver
is considered to be one back up and one forward movement.
3.
The
required dimensions and criteria for parking plans and vehicle ramps
shall be as shown in the current City Standard for Parking Design
as prepared by the Transportation Engineer and on file with the Public
Works Department.
4.
It
shall be the duty of the Transportation Engineer to review and approve
all parking plans.
B.
Variation.
Any variation from the above requirements must be approved pursuant
to a waiver by the Public Works Director or his or her designee.
C.
Vehicle
ramps.
1.
A
vehicle ramp is defined to be a sloping connection between a street
level and a parking level or two parking levels.
2.
For
multiple-family dwellings or nonresidential uses, all parking plans
involving ramps shall be accompanied by a profile showing the ramp,
ramp transitions and overhead and adjacent wall clearances.
3.
The
length of a ramp is defined as that portion of the ramp from the beginning
of the transition at one end of the ramp to the end of the transition
at the opposite end thereof.
4.
For
ramps longer than 65 feet, the ramp grade shall not exceed 12% with
the first and last eight feet of the ramp not exceeding six percent.
5.
For
ramps 65 feet or less, the ramp grade shall not exceed 16% with the
first and last 10 feet of the ramp not exceeding eight percent.
6.
The
slopes of all parking areas shall not exceed five percent, excluding
ramps.
7.
The
maximum grade for the driveway (vehicle ramp) serving a one-family
dwelling shall not exceed 16%, except when the distance from the street
pavement to the rearmost portion of any structure on the subject parcel
is 150 feet or less in which case the maximum grade shall not exceed
20%.
D.
Tandem
parking. Notwithstanding any other provision in this title, parking
for mixed use developments may be provided in a tandem configuration
(one parking space behind the other) if each set of tandem parking
spaces is assigned to a single residential unit, and the tandem parking
spaces are provided either on the subject lot or on an immediately
adjacent lot. Vehicle movements necessary to move cars parked in a
tandem arrangement shall not take place on any public street or alley.
Guest parking spaces shall not be provided in a tandem configuration.
E.
Bicycle
parking. All bicycle parking facilities must be designed and constructed
pursuant to the following:
1.
All
facilities intended for permanent use shall provide a method for securing
or locking the bicycle. A rack or space shall be provided for locking
both the frame and the wheels.
2.
All
bicycle areas shall be accessible and lighted, on an all-weather surface.
3.
A
typical bicycle space shall be a minimum of two and one-half feet
in width and six feet in length or less, if a permanent device is
provided to stand the bicycle on end. A backout or maneuvering space
of approximately five feet shall be provided.
(Ord. 2585, 1957; Ord. 3113, 1966; Ord. 3710, 1974; Ord. 3834, 1976; Ord. 4063, 1980; Ord. 4945, 1996; Ord. 4946, 1996; Ord. 5459, 2008)
A.
General.
In an effort to encourage the development of more attractive parking
lots in commercial, industrial, and multiple-family use areas, to
provide for attractive and durable screening between such parking
lots and adjoining areas, and to lessen the effect of commercial and
industrial uses upon adjoining residential uses, the following requirements
shall be met. Landscape plans shall be prepared by an architect or
landscape architect registered in the State of California, unless
said requirement is waived by the Architectural Board of Review, or
the Historic Landmarks Commission if the property is located within
El Pueblo Viejo Landmark District or another landmark district or
if the structure is a designated City Landmark, in projects containing
fewer than 20 parking spaces. The landscaping standards set forth
below are required for all parking areas, parking lots, automobile
service stations and automobile service stations/mini-markets except
for one- or two-family dwellings.
B.
Fences
and walls. Where any parking area is for commercial, multiple-family
residential, or industrial use, and the parking area or driveway abuts
property used for residential purposes, it shall be separated therefrom
by an approved wall or fence at least six feet in height, except no
fence or wall shall exceed a height of three and one-half feet within
a triangular area on either side of a driveway as follows:
1.
When
a driveway directly abuts a portion of a street improved with a sidewalk
and a parkway, the triangle is measured on two sides by a distance
of 10 feet from the side of a driveway and 10 feet back from the front
lot line.
2.
When
a driveway directly abuts a portion of a street without a sidewalk
or parkway, the triangle is measured on two sides by a distance of
20 feet from the side of a driveway and 10 feet back from the front
lot line. The design of the wall or fence shall be subject to approval
by the Architectural Board of Review, or the Historic Landmarks Commission
if the property is located within El Pueblo Viejo Landmark District
or another landmark district, or if the structure is a designated
City Landmark, said walls or fences may be lowered or eliminated in
proportion to the degree of screening provided by differences in elevation,
mounding, existing planting, and other similar factors.
C.
Perimeter
planters. Where such parking areas and/or driveways abut a street,
a planting area at least five feet in depth shall be provided and
an ornamental wall or fence three-and-one-half feet in height shall
be provided, except if the planting area is eight feet or greater
in depth and suitable screen planting is provided, the ornamental
fence or wall may be omitted. Where parking areas or driveways abut
a neighboring building or a property line not adjoining a street,
a planting area at least five feet in depth shall be provided. The
Architectural Board of Review, or the Historic Landmarks Commission
if the property is located within El Pueblo Viejo Landmark District
or another landmark district or if the structure is a designated City
Landmark, may reduce or waive the requirement regarding the five foot
planting area where alternative landscaping and designs are presented
that result in landscaping and designs that are equally effective.
D.
Interior
planters. In addition to the perimeter planters, there shall be planting
areas to relieve the expanse of paving. Said interior planters shall
be at least four feet in width, and shall be located in such a way
that there will be not more than eight parking spaces without an intervening
planter. Said planters shall have trees and either shrubs or ground
cover. The Architectural Board of Review, or Historic Landmarks Commission
if the property is located within El Pueblo Viejo Landmark District
or another landmark district or if the structure is a designated City
Landmark, may reduce or waive the requirement regarding the four foot
interior planter where alternative landscaping and designs are presented
that result in landscaping and designs that are equally effective.
E.
Grading.
Grading should be utilized as much as possible to screen parking lots,
by lowering or raising the parking area or by providing earth mounds
or berms. If approved by the Architectural Board of Review, or the
Historic Landmarks Commission if the property is located within El
Pueblo Viejo Landmark District or another landmark district or if
the structure is a designated City Landmark, mounding or berms may
be substituted for an ornamental wall or fence.
F.
Ornamental
walls or fences. Ornamental walls or fences shall be subject to approval
by the Architectural Board of Review, or the Historic Landmarks Commission
if the property is located within El Pueblo Viejo Landmark District
or another landmark district or if the structure is a designated City
Landmark, and shall be constructed of materials compatible with adjacent
buildings and surroundings.
G.
Planting.
Planting shall consist of trees, shrubs and ground cover. The use
of drought tolerant plants is encouraged, as is the use of flowering
vines on fences and walls. Trees shall be planted on a minimum ratio
of one tree per five parking spaces, with at least two-thirds of the
trees 15 gallon size or larger, and the balance not less than five
gallon.
H.
Curb
protection. Planters adjoining vehicular traffic areas shall be protected
by concrete curbs or the equivalent, as approved by the Architectural
Board of Review, or the Historic Landmarks Commission if the property
is located within El Pueblo Viejo Landmark District or another landmark
district or if the structure is a designated City Landmark. The minimum
dimensions listed herein may include the protecting curb.
I.
Retaining
walls. Retaining walls shall be set back at least three feet from
parking areas and driveways and the footing design shall allow for
appropriate planting in such intervening spaces.
J.
Parking
lot lighting. Parking lot light fixtures placement shall be subject
to approval by the Architectural Board of Review, or the Historic
Landmarks Commission if the property is located within El Pueblo Viejo
Landmark District or another landmark district or if the structure
is a designated City Landmark. Excessive glare shall not be permitted
and the lights shall be arranged to reflect light away from adjoining
residential property and streets.
K.
Irrigation
plan. A sprinkler system or drip irrigation system designed to provide
complete coverage of all planted areas is required.
(Ord. 4063, 1980; Ord. 4192, 1983; Ord. 4851, 1994; Ord. 4912, 1995; Ord. 5650, 2014)
All required parking spaces and areas for maneuvering of vehicles
on all parking lots shall be available for parking and maneuvering
of motor vehicles and shall not be used for storage of any items inconsistent
with such availability.
(Ord. 4063, 1980)
A.
All
parking areas, for other than one- and two-family dwellings, shall
provide parking spaces which are accessible to handicapped persons
in accordance with the requirements of the Public Works Department
as set forth in the City Standard for Parking Design.
B.
The conversion of an existing parking space to an accessible parking space or access aisle for an accessible parking space does not require a modification of the parking requirement pursuant to Section 28.92.110, even if the conversion results in fewer parking spaces on the lot than required under Section 28.90.100, as long as the accessible parking requirement is not triggered by a change of use or an expansion of the existing use.
(Ord. 4063, 1980; Ord. 5459, 2008)
A.
General.
Parking shall be provided for any use in the City of Santa Barbara.
B.
Industrial Use.
Senior Housing.
Low Income Senior Housing.
Definitions.
As used in this section of the code, certain words and phrases have
the following meanings:
An industrial use is a use permitted in the C-M or M-1 zones,
but not permitted in more restrictive zones.
Senior Housing is housing that is restricted to residential
uses by elderly and senior persons, 62 years of age or older. In order
to qualify, such restrictions must be made by recorded instrument,
regulations of the United States Department of Housing and Urban Development
or by similar enforceable methods.
Low income Senior Housing is housing that is restricted to
residential uses by low income elderly and senior persons, 62 years
of age or older, and/or disabled or handicapped persons at affordable
low income rents or sale prices in conformance with the City's adopted
affordability criteria. In order to qualify, such restrictions must
be for at least 30 years, and be made by recorded instrument, regulations
of the United States Department of Housing and Urban Development or
by similar enforceable methods.
C.
Cumulative
requirements. All standards set forth herein are cumulative in nature.
For properties containing more than one use, the requirements for
each use shall be met.
D.
Buildings
in excess of 10,000 square feet. For industrial and office uses, a
reduction of the required parking will be allowed for those buildings
or building complexes containing in excess of 10,000 square feet of
net floor area at the following rate:
1.
Buildings
containing 10,000 to 30,000 square feet of net floor area shall provide
90% of the required parking.
2.
Buildings
containing 30,000 to 50,000 square feet of net floor area shall provide
80% of the required parking.
3.
Buildings
in excess of 50,000 square feet of net floor area shall provide 70%
of the required parking.
E.
Fractions.
Fractions of one-half or greater shall be considered to require one
space.
F.
Small
cars. Thirty percent of all required parking may be for small cars
for parking lots containing more than 10 spaces with the layout to
be approved by the City Transportation Engineer.
G.
Residential
parking requirements. In any zone, for every residential unit or units,
and every residential building or structure occupied or intended to
be occupied as sleeping quarters or dwellings, all of the required
parking spaces shall be made available for all occupants to use as
parking spaces on an assigned or unassigned basis. There shall be
provided on the same lot or parcel of land a minimum ratio of parking
space for each unit or occupant as follows:
1.
Single
Residential Unit or Group Home.
a.
General Rule. Two required. Both of the required spaces shall be
provided within a garage or carport located on the lot. If two or
more single family dwellings legally exist, or are proposed on a single
lot in any zone except the A, E, or R-1 zones, one covered space and
one uncovered space may be provided for each single family dwelling.
b.
Exception for One Uncovered Space. Any lot developed with less than 85% of the maximum net floor area for the lot (as calculated pursuant to Section 28.15.083), whether or not the maximum net floor area specified in Section 28.15.083 applies to the lot as a standard, may provide the required parking in one covered space and one uncovered space under the following conditions:
i.
The uncovered space shall not be located in any front yard on the
lot, and
ii.
If new pavement is proposed for the uncovered space and the site
has an appropriate slope for permeable paving, then the new pavement
shall be permeable.
iii.
If the lot is located in the A, E, or R-1 zones and has less
than 15,000 square feet of net lot area, the uncovered space may encroach
up to three feet into a required interior yard if a landscaped buffer
is provided between the uncovered space and the adjacent interior
lot line.
iv.
All other provisions of this title shall apply to the required parking.
c.
Exception for Two Uncovered Spaces. Any lot developed with less than 80% of the maximum net floor area for the lot (as calculated pursuant to Section 28.15.083), whether or not the maximum net floor area specified in Section 28.15.083 applies to the lot as a standard, may provide the required parking in two uncovered spaces under the following conditions:
i.
The uncovered spaces shall not be located in any front yard on the
lot,
ii.
The uncovered spaces shall be screened from public view,
iii.
If new pavement is proposed for any of the uncovered spaces
and the site has an appropriate slope for permeable paving, then the
new pavement shall be permeable,
iv.
Storage space with exterior access of at least 150 square feet of
net floor area shall be provided on the lot, and
v.
The location of the parking and the design of the screening shall
be reviewed and approved by the Single Family Design Board or Historic
Landmarks Commission, as applicable.
vi.
If the lot is located in the A, E, or R-1 zones and has less than
15,000 square feet of net lot area, the uncovered spaces may encroach
up to three feet into a required interior yard if a landscaped buffer
is provided between the uncovered spaces and the adjacent interior
lot line.
vii.
All other provisions of this title shall apply to the required
parking.
2.
Two-Residential
Unit. Four required. Two of the required spaces shall be provided
within a garage or carport located on the lot. A development in which
100% of the units are rental units which are affordable to very low
or low income households may reduce the number of parking spaces to
one uncovered parking space per unit if the following conditions are
met:
a.
Each unit shall have at least 200 cubic feet of enclosed weatherproofed
and lockable private storage space in addition to guest, linen, pantry,
and clothes closets customarily provided. Such space shall be for
the sole use of the unit tenant. Such space shall be accessible from
the exterior of the unit it serves;
b.
A covenant is recorded in the County Land Records against the title,
which states that all of the dwelling units on the Real Property shall
be rented to very low or low income households; the maximum rent and
the maximum household income of tenants shall be determined as set
forth in the Affordable Housing Policies and Procedures Manual of
the City of Santa Barbara, which is adopted by City Council Resolution
from time to time. The rents shall be controlled through recorded
documents to assure continued affordability for at least 30 years
from the initial occupancy of the dwelling unit. The City shall be
a party to the covenant; and
c.
A covenant is recorded in the County Land Records against the title which states that the development has received a reduction in the amount of parking required because it is a 100% affordable project. In the event that the Real Property, or any portion thereof, is not or cannot be used solely for very low or low income rental housing, either (i) the structure(s) shall be redesigned and possibly reconstructed and the number of dwelling units shall be reduced so that the maximum number of dwelling units on the Real Property does not exceed the number of dwelling units that would be allowed if there is compliance with the City's parking requirements then in effect, or (ii) the owner shall provide the number of spaces required by the Zoning Ordinance for the new use pursuant to Chapter 28.90. The City shall be a party to the covenant.
3.
Multiple
Residential Unit.
a.
Studio: one and one quarter spaces per residential unit.
b.
One bedroom: one and one-half spaces per residential unit.
c.
Two or more bedrooms: two spaces per residential unit.
d.
When there are six or more residential units on a lot or parcel,
one space for every four residential units shall be provided for guests.
e.
When the parking referred to in paragraphs (a) through (d) above
is provided for a condominium, community apartment or stock cooperative,
at least one parking space that is in a garage or carport shall be
allocated to each residential unit.
f.
A development in which 100% of the units are rental units which are
affordable to very low or low income households: one uncovered parking
space per unit if the following conditions are met:
i.
A covenant is recorded in the County Land Records against the title,
which states that all of the residential units on the Real Property
shall be rented to very low or low income households; the maximum
rent and the maximum household income of tenants shall be determined
as set forth in the Affordable Housing Policies and Procedures Manual
of the City of Santa Barbara, which is adopted by City Council Resolution
from time to time. The rent shall be controlled through recorded documents
to assure continued affordability for at least 30 years from the initial
occupancy of the residential unit. The City shall be a party to the
covenant; and
ii.
A covenant is recorded in the County Land Records against the title which states that the development has received a reduction in the amount of parking required because it is a project with 100% affordable units. In the event that the Real Property, or any portion thereof, is not or cannot be used solely for very low or low income rental housing, either (a) the structure(s) shall be redesigned and possibly reconstructed and the number of residential units shall be reduced so that the maximum number of residential units on the Real Property does not exceed the number of residential units that would be allowed if there is compliance with the City's parking requirements then in effect, or (b) the owner shall provide the number of spaces required by the Zoning Ordinance for the new use pursuant to Chapter 28.90. The City shall be a party to the covenant.
4.
Planned
Unit Developments for Residential Uses. For each residential unit,
not less than two parking spaces, either in a garage or a carport
and one-half uncovered space.
5.
Senior
Housing: one uncovered space per residential unit.
6.
Low
Income Senior Housing: one-half uncovered space per residential unit.
7.
Mobilehomes
and Recreational Vehicles.
a.
Mobilehome on a permanent foundation: two covered spaces for each
mobilehome.
b.
Mobilehome or permanent recreational vehicle park: two parking spaces
on each mobilehome and recreational vehicle space. Tandem parking
is acceptable. Guest parking shall be provided at the ratio of one
parking space per four mobilehome and recreational vehicle spaces.
Each mobilehome and recreational vehicle space shall be within 100
feet of at least one guest parking space. On-street parking on internal
roadways may be counted toward meeting the guest parking requirement.
8.
Boarding
House, club, fraternity house, sorority house, and dormitory: one
space for each bedroom.
9.
Community
care facility: one space for each two bedrooms.
H.
Mixed
use developments.
1.
Residential Uses. Parking spaces shall be provided in accordance with subsection G above, subject to the following exceptions:
a.
In any mixed use development, where residential uses occupy up to
50% of the development, residential parking requirements may be reduced
by 50% and covered parking will not be required, although it will
be encouraged. If the residential use is changed to a nonresidential
use, the full number of parking spaces as required in this chapter
shall be added.
b.
In the delineated areas of the Central Business District (CBD) shown
on the map (Figure A) which is part of this code, the residential
parking requirement for mixed use developments is one uncovered parking
space per dwelling unit, and guest parking is not required. If the
residential use is changed to a nonresidential use, the full number
of parking spaces as required in this chapter shall be added.
I.
Office, commercial and industrial uses. In any zone, except as provided in subsections J and K of this section, for all office and commercial buildings, one parking space shall be provided for each 250 square feet of net floor area or fraction thereof. For all general industrial uses, one parking space shall be provided for each 500 square feet of net floor area or fraction thereof.
J.
Parking
requirements for specific uses. In any zone, for the following uses
parking spaces shall be in the following ratios for specific types
of use:
1.
Central
business district. Any nonresidential use in the delineated areas
of the Central Business District (CBD) shown on the map (Figure A)
which is a part of this code: one space per 500 square feet of net
floor area. However, any property located in whole or in part in the
Central Business District (CBD) and which has a designated "zone of
benefit" as shown on Figure A shall also be exempt from the requirements
of this chapter (as to the number of parking spaces required) to the
extent of the percentage of the zone of benefit shown for such property
on Figure A.
In other words, in applying this subsection, the parking space
requirement for the property shall be computed on the basis of floor
area ratios as initially required herein. The resulting number of
required spaces shall then be reduced by the percentage applicable
to the zone of benefit designated for that property, rounded to the
nearest whole number. Bicycle parking shall also be required as necessary.
2.
Automobile
service stations: three parking spaces for each grease rack. Grease
racks, pump blocks and other service areas shall not be considered
as parking spaces. Bicycle parking not required.
3.
Auto
repair: as much paved area for outside storage and parking of vehicles
as there is area used for servicing of vehicles. Bicycle parking not
required.
4.
Car
wash: four spaces per washer unit. Bicycle parking not required.
5.
Churches,
theaters, auditoriums, funeral parlors, stadiums, arenas and similar
places of assembly: One parking space shall be provided for every
four seats provided in such building. A seat shall mean 18 lineal
inches of seating space when seats are arranged in rows or pews. For
auditoriums with no permanent seats, a seat shall mean seven square
feet of net floor area. Bicycle parking required.
6.
Amusements.
a.
Dance halls and clubs: one parking space shall be provided for each
200 square feet of net floor area or fraction thereof. Bicycle parking
required.
b.
Bowling alleys, tennis courts and similar recreation facilities:
Two parking spaces shall be provided for each alley, tennis court
or similar activity unit. For any restaurant, retail or assembly use
within the building, the requirements for that use shall apply in
addition to the requirements for each activity unit. Bicycle parking
required.
c.
Spas and skating rinks: three spaces per 1,000 square feet. Bicycle
parking required.
7.
Fast
food restaurant: one space per 100 square feet. Bicycle parking required.
8.
Furniture
and antique stores: one space per 1000 square feet. Bicycle parking
not required.
9.
Hospitals:
At least one parking space shall be provided for each bed in the total
capacity of such institution. Bicycle parking required.
10.
Hotels, motels, and resort hotels: one space per sleeping unit. Bicycle
parking required.
11.
Liquor store: three spaces per 1,000 square feet. Bicycle parking
required.
12.
Lumber yard: one space per 250 square feet of retail and office space
only. Bicycle parking not required.
13.
Manufacturing: one space per 500 square feet. Bicycle parking required.
14.
Mini-warehouse: one space per 5,000 square feet, except that any
office space associated therewith must meet the standard office requirement.
Bicycle parking not required.
15.
Landscape nursery: one space per 2,000 square feet of lot area. Bicycle
parking not required.
16.
Restaurant: the greater of four spaces per 1,000 square feet or one
space per three seats. Bicycle parking required.
17.
Skilled nursing facilities, hospices serving more than six individuals,
and similar institutions: one-half space per bed. Bicycle parking
required.
18.
Schools, both public and private:
a.
Child Care Centers: one space for each member of the faculty and
employee, plus one additional space for every 10 children enrolled.
In the case of part-time personnel, the requirement shall be equal
to the maximum number of personnel present at the facility at any
one time. Bicycle parking required, but at a rate determined by the
school.
b.
Elementary and junior high schools: one space for each member of
the faculty and employee, plus one additional space for each 100 students
regularly enrolled. Bicycle parking required, but at a rate determined
by the school.
c.
High schools: One space for each member of the faculty and employee,
plus one additional space for each 10 students regularly enrolled.
Bicycle parking required, but at a rate determined by the school.
d.
Colleges, universities and similar institutions: one space for every
two employees, plus one space for every two full-time or equivalent
regularly enrolled students in graduate or undergraduate courses.
For places of assembly, the requirements of subsection J.5 shall apply.
Where a university or college presents a development plan which conforms
in general with the general parking requirements for employees, students
and places of assembly, said plan may be approved by the Zoning Administrator
as satisfying the requirements of this chapter. Consideration shall
be given to parking spaces that can be utilized by the users of two
or more buildings. Bicycle parking required, but at a rate determined
by the governing body of the educational institution.
19.
Warehousing: one space per 5,000 square feet. Any office or retail
space associated therewith must meet the standard office or retail
requirements. Bicycle parking required.
20.
Overnight Recreational Vehicle Parks. There shall be at least one
parking space on each recreational vehicle space. Guest parking shall
be provided at the ratio of one parking space per 10 recreational
vehicle spaces. Each recreational vehicle space shall be within 150
feet of at least one guest parking space. On-street parking on internal
roadways may be counted toward meeting the guest parking requirement.
K.
Parking requirements for specific zones. For the following zones, parking spaces shall be on the same lot with the main building or on lots contiguous thereto, and shall be provided in the following ratios unless otherwise provided in subsection J above.
1.
C-P
Zone: One parking space for each 200 square feet of net floor area.
2.
C-X
Zone: One parking space for each 250 square feet of net floor area.
No parking area shall be constructed or used within 25 feet of any
street adjacent to the premises and there shall be no loading or delivery
facilities in a front yard on such premises.
3.
S-H
Zone: For units restricted to Low Income Senior Housing, one parking
space for each two residential units. For other units, one space per
unit.
4.
S-D-2
Zone: One parking space for each 250 square feet of net floor area.
In the event the property is located in a zone or has a use with a
requirement for more parking, the greater requirement shall apply.
5.
HWMF
Overlay Zone: Parking space requirements for Offsite Hazardous Waste
Management Facilities shall be determined by the City Transportation
and Parking Manager.
6.
PR
Zone: Except as otherwise provided in Section 28.90.100.J, parking
space requirements for park and recreation facilities shall be determined
by the City Transportation and Parking Manager in consultation with
the Community Development Director.
L.
Bicycle parking. In addition to the vehicle parking spaces required under subsections I through K above, one bicycle parking space shall be required for each seven vehicle parking spaces required therein.
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(Ord. 2585, 1957; Ord. 3519, 1972; Ord. 3546, 1972; Ord. 3552, 1972; Ord. 3602, 1972; Ord. 3710, 1974; Ord. 3989, 1979; Ord. 4063, 1980; Ord. 4085, 1980; Ord. 4121, 1981; Ord. 4269, 1984; Ord. 4427, 1986; Ord. 4750, 1992; Ord. 4825, 1993; Ord. 4858, 1994; Ord. 4912, 1995; Ord. 4919, 1995; Ord. 4924, 1995; Ord. 4946, 1996; Ord. 5416, 2007; Ord. 5459, 2008; Ord. 5518, 2010)
