City of Downey, CA PARKING

General Standards. All parking areas shall be improved and maintained to the standards of the City with regard to:

Ease of access;

Grading and drainage;

Surfacing;

(4)

Parking stall layout and markings;

(5)

Curbs, barriers, and wheel stops;

(6)

Directional signs.

Parking Space Dimensions—Nonresidential. Unless otherwise noted in Table 9.7.1 the minimum size of regular required parking spaces shall be a width of nine feet and a length of 20 feet. Residential parking space dimensions are described in Section 9710.02 for R-1 and R-2 Zones, and Section 9710.04 for R-3 Zones.

Table 9.7.1. Parking Spaces
Angle of Parking (degrees)	Stall Width (feet/inches)	Stall Depth (feet/inches)	Driveway Width
Angle of Parking (degrees)	Stall Width (feet/inches)	Stall Depth (feet/inches)	One-Way (feet/inches)	Two-Way (feet/inches)
0	24'0"	10'0"	12'0"	25'0"
30	9'0"	20'0"	15'0"	25'0"
45	9'0"	20'0"	15'0"	25'0"
60	9'0"	21'10"	18'0"	25'0"
90	9'0"	20'0"	25'0"	25'0"

Parking Layout and Design.

The design standards identified in Table 9.7.1 shall apply to all off-street parking areas unless otherwise noted within this section.

The City may require additional depth of base material and thickness of surfacing in portions of parking areas or driveways intended for use by heavy vehicles, such as by trash trucks or large delivery trucks.

Parking areas having more than one aisle shall be designed so that a car need not enter the street to reach another aisle within the same parking area.

(4)

A suitable turnaround area shall be provided in all zones, including approved Second Unit Developments, so that vehicles shall enter the street in a forward manner, except on property in the R-1 Zone developed with a single-family dwelling and on property in the R-2 Zone developed with no more than two dwellings.

(5)

Attached or detached garages taking access from a side street or alley shall maintain a setback of at least 20 feet from the street property line or 26 feet from the opposite side of the alley.

(6)

In all zones, except the R-1 and R-2 Zones, all parking areas shall be landscaped in compliance with Section 9520.04.

(7)

Concrete curbs shall be provided along the perimeter of the parking area to ensure that no portion of the vehicles parked on the premises shall extend over the property line into the street right-of-way and to protect the required landscape areas, walls, and fences. A vehicle overhang of two feet into a landscape planter area may be allowed and included in satisfying the depth of a parking space if the landscape planter is expanded by two feet in depth to accommodate the overhang without negatively impacting the landscaping.

(8)

Except as hereinafter provided, required parking shall be located on the same site as building or use they are required to serve. Property within the ultimate right-of-way of a street or highway shall not be used to provide required parking or loading spaces.

(9)

Where a parking area of five or more spaces is established within or adjacent to a residential zone, a six-foot high solid fence or wall shall be constructed and maintained between said parking area and the rear and/or interior side property line which abuts the residentially zoned property. Said fence or wall is to be reduced to three feet in height within any corner cutback area and within the front yard area of the adjacent residential zones.

(10)

All outdoor lights within parking areas shall be hooded and arranged to reflect light away from adjacent property and streets.

(11)

All parking spaces shall be maintained free of debris and in good operating condition for the duration of the use requiring such parking, and shall be used exclusively for the parking of vehicles. Parking facilities shall not be used for the storage of merchandise, or for the storage or repair of vehicles or equipment.

(Amended by Ord. 1248, adopted 7-28-09)

§ 9708 RESIDENTIAL OFF-STREET PARKING REQUIREMENTS.

The following number of parking spaces shall be provided and thereafter maintained for all buildings and uses established within the City (Table 9.7.2). After computing the required number of parking spaces, any fraction shall be rounded up to the next whole number.

Table 9.7.2. Residential Parking Requirements
Land Use Type	Required Off-Street Parking	Notes and Comments
Apartments, condominiums, duplexes, lofts, townhouses, and other multi-family dwelling units	2.0 covered spaces within a garage; plus 0.5 guest parking space per unit
Conversion of buildings to multiple ownership	N/A	Subject to Section 9510
Emergency shelter	1 uncovered space per 4 beds plus 1 uncovered space per staff member
Mobile home/manufactured home parks	2 per dwelling unit (tandem allowed); plus 1 per 6 dwelling units used for guest parking; plus 1 per 10 dwelling units used for recreation center parking
Senior citizen housing development	1 per dwelling unit, plus 0.25 per unit for guest parking	Subject to Section 9418
Single-family dwellings (detached)	2.0 enclosed covered spaces within a garage for dwelling units with less than 3,375 square feet of habitable space 3.0 enclosed covered spaces within a garage for dwelling units equal to or above 3,375 square feet and equal to or below 4,500 square feet of habitable space 4.0 covered spaces within a garage for dwelling units with 5,000 or greater square feet of habitable space	For purposes of calculating required parking, the square footage of all enclosed areas, including accessory buildings, but not including garages, shall be included. An equivalent number of required parking spaces shall be provided in the driveway (may be tandem).
Single room occupancy	1 uncovered space for every 3 units plus 2 uncovered spaces for each on-site manager unit

(Amended by Ord. 1313, adopted 6-11-13; Ord. 1394, adopted 5-22-18; Ord. 21-1462, adopted 5-25-21)

§ 9710 RESIDENTIAL PARKING DESIGN STANDARDS.

§ 9710.02 R-1 AND R-2 ZONE DESIGN STANDARDS.

The minimum required dimension of a parking space shall be 10 feet wide by 20 feet in depth; with a two car garage having a minimum interior measurement of 20 feet wide and 20 feet in depth.

Tandem parking spaces within the enclosed garage may be allowed provided the tandem space is in excess of the two car garage minimum requirement.

Front facing garages shall be set back a minimum of five feet from the face of the front façade. An additional three foot (3′) setback is required for a front facing third garage space.

The exterior width of the front facing garage is limited to a maximum of 45% of the lot width, or 36 feet (whichever is less).

In no event shall the width of the garage exceed 55% of the overall façade width.

Side loaded garages shall be allowed when the existing block is characterized by side loaded garages for at least 30% of the houses on the block.

Side loaded garages may be built at the minimum setback requirement.

The street facing façade width of the garage shall be limited to a maximum 22 feet. In no event shall the width of the façade facing the street exceed 55% of the overall façade width.

Tandem parking:

Required covered parking can be provided in tandem form for lots less than 50 feet wide when a detached garage cannot be located in the rear yard due to inability to comply with the required back-up triangle and alley access is not provided.

Driveways shall lead directly from a public street to a required garage or other required parking area using the shortest and most direct route.

(g)

Driveways to required garages having a setback from the street property line greater than 40 feet shall have a minimum width of 10 feet and a maximum width of 12 feet in the front or street side setback area. Driveways located outside of the setback area, shall be a minimum of 10 feet wide.

(h)

Where required garage spaces are equal to or less than 40 feet to the property line, the maximum width of a driveway shall not exceed 18 feet or two feet wider than the opening of the garage door, whichever is greater, but in no event shall the maximum width exceed 30 feet at the front property line.

(i)

Driveways shall remain free from physical obstructions. Obstructions shall include, but are not limited to, covered patios, canopies, storage, temporary structures, trash bins, or furniture. This shall apply to all patio covers regardless of the positioning of post or other structural components. Architectural features may be attached to the front of a garage and extend a maximum of 24 inches. This section shall not apply to gates or porte-cocheres that are attached to the side or front of the main dwelling.

(j)

In the R-1 Zone, not more than three parking stalls shall be permitted which open onto the front setback area.

(k)

In the R-2 Zone, not more than two parking stalls shall be permitted which open onto the front setback area.

(l)

A driveway that serves as required access to a garage, in which the garage door is not parallel to the front property line, or side property line in the case of a corner lot, shall not exceed 12 feet in width at the property line, provide a maximum turn radius of 12 feet, and a minimum 24-foot back up.

Figure 9.7.1. Side Loaded Garage Driveway

(m)

Not more than one driveway shall be permitted for each lot or parcel of land, except as follows:

Parcels or lots having a street frontage of 70 feet or more may be permitted to have two driveway openings, both the primary and secondary driveway openings shall serve the same driveway, and such secondary driveway shall not exceed 12 feet in width in the setback area. The space between driveways on the same lot shall be at least 24 feet at the street property line. That portion of the connecting driveway parallel to the street property line shall have a setback of 18 feet. The space between the secondary driveway and building shall be separated by three feet of landscaping (see Figure 9.7.1).

Figure 9.7.2. Circular Driveways

A secondary driveway for access to a recreational vehicle storage pad may be approved by the Commission pursuant to Sections 9804 and 9814.08. The recreational vehicle storage pad shall be located outside all required front, side, and street side setbacks and shall be set back a minimum of five feet from any door and/or window of a habitable structure. The secondary driveway that is within the front or street side setback shall be a ribbon strip design or paved with turf block, and shall be permanently maintained to City standards.

(n)

A back up triangle on the garage side closest to the residence shall be required as depicted in Figure 9.7.3. The sight area shall be free from visual and physical obstructions.

Figure 9.7.3. Garage Back Up Triangle

(o)

The use of all driveways shall be limited to the temporary parking (not exceeding 72 hours) of motor vehicles only. The parking of recreational vehicles on the driveway shall be subject to Section 9312.08(b)(13).

(p)

A lot or parcel having a frontage less than 50 feet at the street property line shall not have a driveway exceeding the width of a two car garage or carport opening. In no event shall the driveway and walkway combined width exceed 18 feet at the street property line.

(q)

When a driveway and walkway are parallel to each other, there shall be a minimum two foot (2′) separation between the driveway and walkway. Said separation shall be landscaped.

(Amended by Ord. 1248, adopted 7-28-09; Ord. 21-1462, adopted 5-25-21)

§ 9710.04 R-3 ZONE DESIGN STANDARDS.

The minimum required dimension of a parking space shall be 10 feet wide by 20 feet in depth; with a two car garage or carport having a minimum interior measurement of 20 feet wide and 20 feet in depth.

Access to garages, carports, or automobile parking areas required by this section which serve four or less multiple dwelling units shall have an unobstructed paved driveway not less than 10 feet in width. Each required parking space, including garages, carports, or automobile parking areas, shall have a back up area as depicted in Figure 9.7.2.

Access to garages, carports, or automobile parking areas required by this section which serve five or more multiple dwelling units shall have an unobstructed paved driveway not less than 12 feet in width for one way only driveways and 20 feet in width for two way driveways. Each required parking space, including garages, carports, or automobile parking areas, shall be provided a minimum back up area of 30 feet.

All parking spaces in the R-3 Zone and condominium/townhouse developments shall be screened from street traffic by a decorative masonry wall not less than five feet in height nor more than seven feet in height above the finished grade, and such walls shall not be permitted directly adjacent to a required building setback area.

Any development in an R-3 Zone containing security gates must provide the security gate at sufficient distance from the public right-of-way such that cars entering and exiting the facility do not impede traffic flow. Security gates may not encroach into the setback area and the driveway design must allow for stacking of two vehicles (at least 40 feet) outside of the public right-of-way.

(g)

Tandem parking (cars lined up one behind the other) may be provided. Tandem parking spaces shall be a minimum of 10 feet in width by 35 feet feet in length, and a maximum of 12 feet in width and 42 feet feet in length. The tandem parking spaces shall be assigned to the same dwelling unit.

§ 9712 NONRESIDENTIAL PARKING REQUIREMENTS.

The following number of parking spaces shall be provided and thereafter maintained for all buildings and uses established within the City (Table 9.7.3). After computing the required number of parking spaces, any fraction shall be rounded up to the next whole number. In the event a business has multiple uses, or multiple businesses occupy the same building or lot, the total requirements for off-street parking and off-street loading spaces shall be the sum of the requirements of the various uses computed separately. Joint use parking may also be allowed subject to the provisions of Section 9724.

Table 9.7.3. Nonresidential Parking Requirements
Land Use Type	Required Off-Street Parking	Notes and Comments
Amusement/Recreational Facilities
Arcades and game centers	1 per every 400 square feet of gross floor area
Batting cages	3 per cage
Billiard/pool halls	2 per billiard table; plus additional spaces for the balance of the building, calculated according to use
Bowling alleys	5 per alley; plus 2 per billiard table; plus 1 per 5 seats in any gallery; plus Additional spaces for the balance of the building, calculated according to use
Golf course and/or driving range	6 per hole; plus 1 per tee for a driving range
Gymnasiums, health clubs	1 per 300 square feet of gross floor area
Laser tag	1 per 200 square feet of gross floor area
Miniature golf	3 per hole, plus established parking requirements for associated uses such as arcades, batting cages, and game centers where provided
Minor commercial recreation	1 per every 250 square feet of gross floor area
Parks, public or private	1 per 8,000 square feet of active recreation area; plus 1 per acre of passive recreation area
Recreational vehicle (RV) park or campground	1 per RV or camp space; plus 1 per 20 RV or camp spaces for guests or recreation center parking; plus 6 for registration parking which shall be a minimum of 10 feet by 30 feet in size; plus 1 per 250 square feet of office gross floor area
Skating rinks	1 per 250 square feet of gross floor area
Swimming pool, commercial/public	1 per each 100 square feet of pool surface areas, not including wading pools or spas
Tennis and other sports courts	3 per court
Automobile and Other Vehicle Sales, Services, and Equipment
Automobile repair	3 per bay; plus additional spaces for the balance of the building, calculated according to use
Automobile sales – used	One space for each 1,000 square feet of showroom area (indoor or outdoor); one space for each 350 square feet of office area, with a minimum of six parking spaces reserved exclusively for customers provided regardless of showroom area; and if auto repair is approved for the site, three spaces for each service bay shall be provided
Automobile sales – new	1 space per 400 square feet of floor area for showroom and office; plus 1 space per 2,000 square feet of exterior display area and requirements for automobile repair where applicable; plus 1 space per 300 square feet for the parts department.
Car wash, full service	1 per 200 square feet of car wash tunnel area; plus queue space of at least 160 (6 entry spaces, 2 exits) feet for each car wash tunnel, if provided
Car wash, self service	2 spaces per wash bay/stall; plus queue space of at least 60 (2 entry spaces; 1 exit) feet for each wash bay/stall
Service stations	1 per 300 square feet of gross floor area, plus queue space of at least 60 feet for each car wash tunnel (2 entry spaces, 1 exit), if provided; plus 1 per each air, water, vacuum, and telephone facility provided.	The space at each gasoline pump shall not count towards meeting these requirements.
Financial, Professional Services and Office Uses
Financial offices, banks, and other financial institutions	1 per 250 square feet of gross floor area, plus 1 per automatic teller machine (ATM) and queue space for 5 cars for drive-thru services
Medical, dental, and veterinary offices and clinics	1 per 200 square feet of gross floor area.	Minimum of three parking spaces shall be provided
Professional, business, and other offices not listed	1 per 300 square feet of gross floor area	Minimum of three parking spaces shall be provided
General Commercial Uses
Assembly uses not listed	1 per 5 persons based on a maximum occupancy load factor of 15
Dance halls, nightclubs	1 per 5 persons based on a maximum occupancy load factor of 15
Hotels	1 per each unit; plus 1 per each 5 units
Mini storage/self-storage	2 per office, plus 1 per 10,000 square feet of gross floor area of storage space
Mortuaries, funeral homes	1 per 20 square feet of gross floor area of assembly rooms, plus 1 per employee, plus 1 for each car owned by such establishments
Motels	1 per each unit; plus 1 per each 5 units; plus 2 covered spaces for an on-site manager	Recreational vehicle parking, in addition to required off-street parking, shall be provided at a ratio of one space for each 15 rooms. Recreational vehicle parking spaces shall be 10 feet wide and 25 feet long, with adequate turning radius and a minimum vertical clearance of 15 feet. All access to parking areas shall have a minimum vertical clearance of 15 feet.
Movie theaters	1 per each 4 seats. A seat shall mean 18 lineal inches of seating space when seats consist of benches or pews.
Personal services (nonfinancial)	1 per 300 square feet of gross floor area
Wholesale and bulk merchandise stores	1 per 500 square feet of gross floor area
Eating and Drinking Establishments
Restaurants/cafés/bars (less than 10 seats)	1 per 250 square feet of gross floor area.	Customer area shall not exceed 200 square feet
Restaurants/cafés/bars (more than 10 seats or customer area greater than 200 square feet)	1 per 100 square feet of gross floor area
Drive-thrus	1 per 100 square feet of gross floor area; plus additional standards required in Section 9406.
Public/Semi-Public Uses
Churches/religious facilities	For sanctuary with fixed seating - 1 per each 4 seats. A seat shall mean 18 lineal inches of seating space when seats consist of benches or pews, plus For sanctuary without fixed seating and for all other assembly areas - 1 per 5 persons based on a maximum occupancy load factor of 15, plus 1½ spaces per classroom
Clubs/lodges	1 per 5 persons based on a maximum occupancy load factor of 15
Convalescent hospitals, rest homes	1 per 1,000 square feet of gross floor area
Convention halls/auditoriums	1 per 5 persons based on a maximum occupancy load factor of 15
Galleries	1 per 350 square feet of gross floor area
Hospitals	1 per 1,000 square feet of gross floor area
Libraries	1 per 350 square feet of gross floor area
Museums	1 per 350 square feet of gross floor area
Public utility substations (unmanned)	None required
Public utility substations (manned)	1 per 500 square feet of gross floor area for a minimum of one parking space.
Retail Sales
Appliances and/or furniture stores	1 per 500 square feet of gross floor area
General retail shops and commercial uses	1 per 250 square feet of gross floor area
Nurseries, garden supply stores	1 per 300 square feet of gross floor area of indoor sales area; plus 1 per 1,000 square feet of outdoor display area
Manufacturing and Warehousing
Manufacturing and industrial uses (including open manufacturing or assembly areas)	1 per 500 square feet of gross floor area, except where located in a commercial zone which shall be 1 space per 250 square feet of gross floor area.
Warehousing	1 per 800 square feet of gross floor area, plus office space exceeding 30% of gross floor area must meet the parking requirements for office use
Schools (Public, Private, Trade, Vocational) and Day Care
Day care for less than 25 children	1 per 5 children based on maximum occupancy load; plus 1 per 500 square feet gross floor area	Shall not apply to family day care homes
Day care for 25 or more children	1 per 5 children based on maximum occupancy load; plus 1 per 500 square feet gross floor area	This ratio may be reduced to 1 per 8 children and 1 per 500 square feet of gross floor area if off-street drop-off facilities designed to accommodate a continuous forward flow of vehicles to safely load and unload children are provided.
Elementary and intermediate schools	1½ per classroom; plus 1 per 5 fixed seats in the auditorium, gymnasium, or similar place of public assembly and for each 45 square feet of area available for general assembly where there are no fixed seats, shall be provided
High schools	1½ per classroom; plus 1 per 4 students based on maximum capacity
Colleges	1½ per classroom; plus 1 per 3 students based on maximum capacity
Trade/vocational schools and business colleges	1 per every 150 square feet of gross floor area

(Amended by Ord. 1395, adopted 6-26-18)

§ 9714 NONRESIDENTIAL PARKING DESIGN STANDARDS.

Nonresidential parking spaces and drive aisles shall comply with the requirements set forth in Table 9.7.1.

All parking facilities shall comply with the handicapped parking requirements of the California Code of Regulations.

§ 9716 OFF-STREET LOADING SPACES.

§ 9716.02 GENERAL PROVISIONS.

Every hospital, institution, hotel, commercial, public assembly, or industrial building hereafter erected or established shall have and maintain loading spaces as provided in this section.

Loading spaces shall be not less than 12 feet in width, and 40 feet in length, and shall have 14 feet of vertical clearance.

When the lot upon which the loading spaces is located abuts upon an alley, such loading spaces shall have access to 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.

Loading spaces shall be so located and designed that trucks need not back into a street or alley.

No part of an alley, street, fire lane, or drive aisle shall constitute part of a loading area required by this section.

Loading spaces being maintained in connection with any main building existing on the effective date of this article shall thereafter be maintained so long as said building remains, unless an equivalent number of such spaces are provided on a contiguous lot in conformity with the requirements of this section. However, this regulation shall not require the maintenance of more loading space than is hereby required for a new building, nor the maintenance of such space for any type of main building other than those specified above.

No loading space that is provided for the purpose of complying with the provisions of this article shall hereafter be eliminated, reduced, or converted in any manner below the requirements established in this chapter, unless equivalent facilities are provided elsewhere in conformance with this chapter.

§ 9716.04 LOADING SPACE REQUIREMENTS.

The following off-street loading spaces shall be provided for all hospitals, institutions, places of public assembly, hotels, and commercial and industrial uses:

Commercial and Industrial Uses.

Gross Floor Area	Loading Spaces Required
< 10,001 square feet	0
10,001—20,000 square feet	1
20,001—40,000 square feet	2
> 40,000 square feet	3

Hospitals, Institutions, and Hotels.

Gross Floor Area	Loading Spaces Required
< 10,001 square feet	0
10,001—50,000 square feet	1
50,001—100,000 square feet	2
> 100,000 square feet	3

Places of Public Assembly, and Eating Establishments.

Gross Floor Area	Loading Spaces Required
All	1

Mixed Occupancies. In the case of mixed uses, the total number of required loading spaces shall equal the sum of the requirements for the various uses computed separately. Loading space facilities for one use shall not be considered as providing required loading space facilities for any other use.

§ 9718 IMPROVEMENT OF PARKING AREAS.

All parking and driveway areas shall be developed in accordance with Article VIII of this Code. All parking and driveway areas in all zones shall be covered using one or a combination of the following materials:

Portland cement concrete;

Stamped and/or colored concrete;

Brick;

(4)

Pavers;

(5)

Asphaltic concrete, except in the R-1 and R-2 Zones; and/or

(6)

Other comparable materials which may be approved by the City Planner.

Parking spaces shall be identified with paint or other approved striping materials on the surface of the parking area.

When parking areas abut landscaped planter areas, in lieu of wheel stops, a poured-in-place concrete curb style shall be required.

See Section 9520 (Landscaping, Lighting, and Walls) for additional standards.

§ 9720 PARKING ASSESSMENT DISTRICTS.

Notwithstanding other provisions of this chapter, all or a portion of the off-street parking required by this chapter may be waived when the lot or parcel of land involved is located within the boundaries of a Parking Assessment District, provided the owner or occupant of the property on which the waiver is to be applied pays to the City an amount to be determined by the Council for each automobile storage space waived, or to be waived, or dedicates land, or grants a perpetual parking easement for parking, and such land has an assumed value equivalent to the cash amount set forth in this section.

When the parking requirement is based on a lot area, each 500 square feet of lot area shall be deemed one space. Upon the payment of the required sum or upon the dedication of land or an easement, the Council, by resolution, shall waive the specified parking spaces. If the application of off-street parking requirements creates a fractional part of an automobile parking space, the amount paid will be computed for a full space. All money and land given to the City pursuant to the provisions of this section shall be used for the purpose of providing for, or facilitating the use of, public off-street parking within the boundaries of the respective Parking Assessment District. The minimum amount to be paid per space shall be determined by the Council if any of the following conditions are found to be present:

That the buildable area of the parcel for which the waiver is sought has been reduced by reason of an acquisition by the City for street purposes, as part of a general plan of development, of the property on both sides of such street and between intersecting streets;

That such street upon which such property fronts has been acquired or dedicated to its full width as shown on the General Plan of the City and has been fully improved with curb, gutter, sidewalks, and paveouts;

That the substitute property to be acquired for off-street parking in all probability will be more than 500 feet from the property on which the waiver is sought; and

That the development of parking on the property for which the waiver is sought, in accordance with the requirements of this article for off-street parking, would preclude the development or use of such property.

§ 9722 ATTENDANT/VALET PARKING.

Attendant/valet parking shall be permitted only when a Conditional Use Permit approval has been obtained in accordance with the provisions of Section 9824. Whenever attendant/valet parking is provided it shall be maintained at all times, subject to the following standards:

An automobile storage space shall be permitted not less than eight feet in width nor less than 15 feet in depth at any point, exclusive of driveways.

Driveway access to the attendant/valet parking spaces shall be developed in conformance with the following widths:

A driveway aisle width of 12 feet shall be required for parking spaces at a parking angle of 30 or 45 degrees.

A driveway aisle width of 16 feet shall be required for parking spaces at a parking angle of 60 degrees.

A driveway aisle width of 24 feet shall be required for parking spaces with a parking angle of 90 degrees.

Tandem parking may also be permitted.

§ 9724 JOINT USE PARKING.

Owners or lessees of property in the C-1, C-2, C-3, C-M and M-U Zones with a minimum of 40,000 square feet of gross leaseable area may provide parking facilities for their joint use in compliance with the provisions of this section.

Joint Use with Parking Reduction.

Parking facilities for adjoining uses whose peak hours of operation are substantially different may be provided jointly and may reduce the total number of parking spaces required subject to:

(i)

Sufficient evidence that no substantial conflict exists in the periods of peak demand for the uses for which the joint parking is proposed;

(ii)

The applicant shall submit a parking study that is prepared by a licensed traffic engineer and shall be reviewed and approved by the City Traffic Engineer and that demonstrates that there is sufficient parking for all uses;

(iii)

The number of parking spaces which may be credited against the requirements for each use involved shall not exceed the number of spaces reasonably anticipated to be available during the differing hours of operation;

(iv)

The parking facilities designated for joint use shall be on the same development site under common ownership within 500 feet of the structures and uses served; and

(v)

A written agreement, approved by the City Attorney may be required to be executed by all parties concerned and filed in the office of the County Recorder. The agreement shall be a covenant running with the land or other enforceable restriction and shall ensure the continued availability of the number of spaces designated for joint use at the periods of time indicated.

The Commission may approve the joint use parking, subject to adopting the following findings:

(i)

The information presented justifies the requested parking reduction based upon the presence of two or more adjacent land uses which, because of their substantially different operating hours or different peak parking characteristics, will allow joint use of the same parking facilities;

(ii)

The parking study report indicated that because of the clustering of different land uses, a reduced number of parking spaces can serve multiple trip purposes to the area in question.

Joint Use without Parking Reduction. If two or more adjoining uses are under common ownership, or separate ownership and the respective owners have acquired recordable easements for reciprocal access, the uses may jointly provide the required number of off-street parking spaces, in which case the required number of parking spaces shall not be less than the sum of the requirements for the individual uses computed separately.

§ 9726 OFF-SITE PARKING FACILITIES.

For nonresidential uses, the off-street parking facilities required by this section shall be located on the same lot or parcel of land as the use they are intended to serve, except the Commission may approve a conditional use permit to allow a substitute location within 660 feet from the principal use for which the parking is being provided and which meets the following conditions:

The total number of parking spaces shall not be less than the sum of the requirements for each of the individual uses on all of the parcels or lots, except in accordance with the provisions of Section 9724.

One of the following shall apply:

A reciprocal parking easement is recorded to all of the properties involved. Said easement shall be approved by the City Attorney and shall not be terminated without the approval of the City.

Such property shall be held in a perpetual lease and such perpetual lease shall remain in effect as long as the parking facilities are required. The owner or owners of such lot or parcel of land on which such parking is to be provided shall record an agreement in the office of the County Recorder as a covenant running with the land for the benefit of the City guaranteeing that such owner or owners, and their heirs, assigns, or successors in interest, will continue to maintain such parking facilities so long as the building or use they are intended to serve is maintained.

The Planning Commission may grant an exception to the 660 foot distance, provided the Planning Commission adopts a finding that a unique circumstance exists that supports the additional distance. In any case, the Planning Commission shall not approve a substitute location for the parking, which exceeds 1,320 feet from the principal use for which the parking is being provided.

(Amended by Ord. 1248, adopted 7-28-09)

§ 9728 MISCELLANEOUS REQUIREMENTS.

Assigned Parking Spaces.

The owner or their designee of a multiple tenant building may identify and assign one or more parking spaces for each tenant within their building.

The provisions of this section shall not prohibit the owner or their designee, to post the necessary signing, which would ensure the required off-street parking is available for their tenants, their tenants' patrons, and their employees.

Change or Expansion of Use or Occupancy Requirements. Whenever the existing use of a structure is expanded or enlarged or the existing use of land is changed to another use or another occupancy with a greater parking and/or loading requirement, the additional required parking and loading facilities shall be provided and thereafter permanently maintained in accordance with the provisions of this chapter.

Change to More Intensive Use. When the intensity of use of any land, building, structure, or premises is increased through the addition of dwelling units, the number of occupants, the number of employees, the floor area, the meeting capacity, or other units of measurement specified in this section, the additional required parking and loading facilities for such increase shall be provided and thereafter maintained in accordance with the provisions of this section.

Continuation of Required Parking. The required off-street parking and loading facilities shall be a continuing obligation of the property owner so long as the use requiring vehicle parking or vehicle loading facilities continues. It shall be unlawful for an owner of any building or use to discontinue or dispense with the required vehicle parking or loading facilities without providing other vehicle parking or loading areas which meet the requirements of this section.

Limitations on Use of Required Parking Areas. Required parking areas shall be used exclusively for vehicle parking in conjunction with a permitted use. In satisfying this requirement, the parking facilities shall be designed and maintained without being considered a nuisance at any time and shall be used in a manner that will not result in any hazard to persons or property, or unreasonable obstruction to traffic.