§ 19.06.050. Off-street parking.

(a)

Purpose. Requirements and standards for off-street parking and loading facilities are established by the ordinance codified in this section in order to achieve the following purposes:

(1)

To alleviate or to prevent traffic congestion caused by a shortage of parking spaces in addition to the loading and unloading of trucks on public streets;

(2)

To ensure that off-street parking and loading facilities are provided incidental to new land uses and alterations/enlargements of existing land uses in proportion to the need for such facilities created by the particular type of land use;

(3)

To ensure that off-street parking and loading facilities are designed in a manner that will result in maximum efficiency, protect the public safety, provide for the special needs of the physically handicapped, and where appropriate, insulate surrounding land uses from their impact.

(b)

Generally. Where required, the number of off-street parking spaces shall be provided at the time of initial occupancy of a site or construction of a structure, or at the time that the use of a site or a structure is altered, enlarged, converted, or increased in capacity by adding uses, floor area, dwelling units, guestrooms, beds, or seats. All off-street parking and loading facilities required by the provisions of this section, or as otherwise provided, shall comply with all of the standards prescribed in this section and shall be maintained thereafter in good condition for the duration of the use or uses served by the facilities.

(1)

Reductions. No existing use of a site or structure shall be deemed to be nonconforming solely because of the lack of off-street parking and/or loading spaces as required by this section. Any new use of an existing vacant building shall not be deemed nonconforming solely because of the lack of off-street parking and/or loading spaces as required by this section. Any change of use which results in a more intensive occupancy classification under title 19 shall be considered individually and any additional parking spaces that may be added shall be added prior to occupancy of the building.

(2)

Alterations and enlargements. The number of parking and loading spaces required for an enlargement or alteration of an existing use or structure or for a change in occupancy shall be in addition to the number of spaces existing prior to the alteration, enlargement, or change of occupancy unless the pre-existing number is greater than the number prescribed in this section, in which case the number of spaces in excess of the prescribed minimum shall be counted in determining the number of spaces.

(3)

Fractional number. If in the application of the requirements of this section a fractional number is obtained on parking, loading, compact, R.V./semi or visitor space shall be required for a fraction of more than one-half but shall not be required for a fraction of one-half or less.

(4)

Outdoor storage. Areas designated for off-street parking and/or loading, required access drives, and maneuvering areas shall not be used for outdoor storage of materials or displays. Off-street parking may be used for outdoor displays in association with an approved temporary use permit.

(5)

Multiple/shared uses. If more than one use is located on a site, the number of off-street parking and loading spaces to be provided shall be equal to the sum of the requirements prescribed for each use. If individual uses on the same site have a floor area less than that for which parking or loading spaces would be required, the total gross floor area for all uses on the site shall be used in determining the number of parking and loading spaces. However, where adjoining uses on the same site have different hours of operation or different peak-demands, shared parking shall be permitted subject to subsection (j) of this section. All parking in the classification shall be subject to approval of a conditional use permit and the following conditions for joint use:

a.

Building locations. The building or use for which application is being made to utilize the existing off-street parking facilities provided by another building or use, shall be located within 100 feet of such parking facility;

b.

No conflict. The applicant shall show that there is no substantial conflict in the principal operating hours for the building or uses for which the joint use of off-street parking facilities is proposed.

c.

Agreement by parties. Parties concerned in the joint use of off-street parking facilities shall evidence agreement for such joint use by license, lease, easement or similar legal instrument approved by the city attorney as to form and content.

(c)

Parking spaces required. Off-street parking facilities shall be provided for each use utilizing the following schedule:

	Use	Requirement
(1)	Residential uses	As prescribed below
a.	Desert ranchette, desert living, single-family residential (includes manufactured housing on individual lots)	Each dwelling unit permitted in this district shall have on the same lot two enclosed parking spaces
b.	Multiple-family residential	Each studio unit permitted in this district shall have on the same lot one parking space. Each dwelling unit permitted with one or more bedrooms in this district shall have on the same lot two parking spaces. At least 50 percent of the required parking shall be enclosed. Carports in lieu of enclosed parking may be approved under a conditional use permit, or as an incentive for deed-restricted affordable housing, subject to placement and design approval by planning staff. An additional ten percent of the required parking shall be set aside for visitor parking
c.	Senior citizen housing designed exclusively for occupancy by persons 55 years of age or older	0.75 spaces per unit. A minimum of fifty percent of the total number of spaces provided shall be in a garage or carport. An additional ten percent of the required parking shall be set aside for visitor parking. A deed restriction shall be recorded on the property specifying that the project may only be used for senior citizen housing, and any change in use will require additional parking for the new use or occupancy
d.	Boardinghouses, fraternities, sororities, roominghouses, dormitories, and similar establishments providing sleeping accommodations	One space for each guestroom, suite, or other accommodation, or for each two beds, whichever is greater, plus one space for each dwelling unit
e.	Caretakers quarters associated with a commercial or industrial land use	Two hard-surfaced (i.e., asphaltic concrete or concrete) spaces shall be provided
f.	Mobile home parks	Two covered parking spaces shall be provided for each trailer space. An additional ten percent of the parking spaces required shall be set aside for visitor parking. Tandem parking is acceptable
g.	Accessory dwelling units	One covered parking space per unit
(2)	Office professional	As prescribed below
a.	Architects, engineers, draftsmen, attorneys-at-law, and incidental uses to professional building and occupying no more than 1,000 square feet of floor space; provided, that no stock be visible from, the street, insurance agencies, public accountants, bookkeepers, realtors, brokers, phone answering services, private security, investigative firms, data retrieval firms, prescription pharmacy/drugstore, professional offices, banks, financial institutions, general offices	At least one parking space for each 250 square feet of gross floor area
b.	Medical offices (including physicians, osteopaths, chiropractors, biological and medical labs)	At least one parking space for each 200 square feet of gross floor area
c.	Government offices (including judicial)	At least one parking space for each 200 square feet of gross floor area
(3)	Commercial	As prescribed below
a.	Shopping center, single-use commercial sites
1.	Retail and commercial services not identified below	Commercial development up to 50,000 square feet in total building area shall provide five automobile parking spaces per 1,000 square feet of gross floor area
		Commercial development over 50,000 square feet up to 100,000 square feet of total building area shall provide 4½ automobile parking spaces per 1,000 square feet of gross floor area
		Commercial development over 100,00 square feet of total building area shall provide four automobile parking spaces per 1,000 square feet of building area
		Refer to subsection (c)(7) of this section for truck and recreational vehicles
		Parking incentives may be provided for pursuant to subsection (d)(16) of this section
2.	Drive-in/through businesses
(i)	Bank	At least one parking space for each 250 square feet of gross floor area. Refer to subsection (c)(7) of this section for truck and recreational vehicles
(ii)	Fast food restaurant, coffee shop	There shall be a minimum of ten spaces or ten spaces for each 1,000 square feet, or fraction thereof, of floor area in the structure, whichever is greater. Refer to subsection (c)(7) of this section for truck and recreational vehicle spaces
(iii)	Bread/donut/bagel shop	There shall be a minimum of 4½ parking spaces for each 1,000 square feet of gross floor area, or fraction thereof. Refer to subsection (c)(7) of this section for truck and recreational vehicles
3.	Dry cleaners	At least one parking space for each 500 square feet of gross floor area
4.	Restaurants (no drive-through), cafe, bar or tavern	One parking space for each three seats in the building, plus one space for each employee on the maximum shift. In the case of no seating, there shall be provided one space for each 150 square feet of gross floor area. Refer to subsection (c)(7) of this section for truck and recreational vehicle spaces
5.	Building materials, paint and hardware/lumber stores, copy, print and express ship store, superstores (including but not limited to electronic, toy/children's, pet supply, office supply and sporting goods)	At least three parking spaces for each 1,000 square feet of gross floor area. Refer to subsection (c)(7) of this section for truck and recreational vehicles
b.	Nursery sales, display yards, building material and lumber sale yards and similar yards and uses	At least three parking spaces for each 1,000 square feet of gross floor area, or fraction thereof, and one parking space for each 1,000 square feet devoted to sales, display and yard storage. In addition there shall be one space for each employee on the maximum shift. Refer to subsection (c)(7) of this section for truck and recreational vehicle spaces
c.	New and used autos, farm machinery, truck or semitrailer, house trailer, camper, boats, mobile or manufactured homes	One space for each 2,500 square feet of display area, plus one space for each 300 square feet of gross floor area for offices. Any associated vehicle repair shall be considered separately
d.	Hotels and motels, auto courts, motor lodges and tourist courts	One space for each guestroom, plus two spaces for the manager's unit. Refer to subsection (c)(7) of this section for truck and recreational vehicle spaces
e.	Shared parking	For shared parking, see subsection (j) of this section
(4)	Manufacturing	As prescribed below
a.	Automobile dismantling and junk, rag, metal processing and recycling operations	One space for each 300 square feet of gross floor area and one space for each 7,000 square feet of gross yard area up to 42,000 square feet plus one space for each 20,000 square feet of gross yard area in excess of 42,000 square feet, but not less than six spaces. Refer to subsection (c)(7) of this section for truck and recreational vehicle spaces
b.	Blueprint and photocopy services, heating and ventilating shops, plumbing shops, wholesale business establishments, and similar establishments	One space for each 400 square feet of gross floor area, excluding floor area used exclusively for truck loading. Refer to subsection (c)(7) of this section for truck and recreational vehicle spaces
c.	Miniwarehouses and enclosed commercial storage facilities	One space for each 10,000 square feet of storage area, plus two covered spaces for on-site caretaker's unit. Refer to subsection (c)(7) for truck and recreational vehicle spaces
d.	Warehouses or other storage buildings	One space for each 500 square feet of gross floor area up to 20,000 square feet; plus one space for each 1,000 square feet of gross floor area over 20,000 square feet. Refer to subsection (c)(7) of this section for truck and recreational vehicle spaces
e.	Automated warehouses, automated distribution facilities, cold storage warehouses	One space for each 1,000 square feet of gross floor area, or one space for each employee on the maximum shift, whichever is less, but not less than six spaces. Any change in occupancy which results in a more intensive occupancy classification under the building code will require additional parking. Refer to subsection (c)(7) of this section for truck and recreational vehicle spaces
f.	Manufacturing plants; assembly plants, and other industrial establishments	One space for each 500 square feet of gross floor area, excluding floor area used exclusively for truck loading, or one space for each employee on the maximum shift, whichever is greater but not less than six spaces. Refer to subsection (c)(7) of this section for truck and recreational vehicle spaces
g.	Light industrial uses not identified above	0.75 space for each 1,000 square feet of gross floor area, plus 0.64 space per employee on the maximum shift. In no case shall less than six parking spaces be provided. Refer to subsection (c)(7) of this section for truck and recreational vehicle spaces
h.	Industrial park	1.27 spaces per 1,000 square feet of gross floor area and 0.89 space for each employee on the maximum shift. In no case shall less than six parking spaces be provided. Refer to subsection (c)(7) of this section for truck and recreational vehicle spaces
(5)	Commercial recreation	As prescribed below
a.	Bowling alleys	Four spaces per alley, plus spaces for additional use per this section
b.	Billiard and pool halls	Two spaces per table, plus one parking space for each 200 square feet of gross floor area, or fraction thereof, for ancillary lounge, video arcade, food services, etc.
c.	Commercial stables and riding clubs, dude or guest ranch	Not less than two spaces for every five horses kept on premises or if no horses are kept there shall be one space for each guestroom. Plus spaces for additional uses which may be located on the same premises
d.	Golf driving ranges	One space per 40 lineal feet of golf driving area, plus spaces for additional uses per this section
e.	Golf courses	Eight spaces per hole, plus spaces for additional uses per this section
f.	Miniature golf	Two spaces per hole, plus spaces for additional uses per this section
g.	Skating rinks/ice or roller	One space for each 170 square feet of gross floor area, or one space per 100 square feet of gross floor area, plus spaces for additional uses per this section
h.	Swimming pool (Commercial/public)	One space per 500 square feet of enclosed area, plus spaces for additional uses per this section
i.	Parks, playgrounds, amusement parks	One space per 500 square feet of park area, plus spaces for additional uses per this section. Refer to subsection (c)(7) of this section for truck and recreational vehicle spaces
j.	Handball/racquetball facility	1½ spaces for each court, plus spaces required for additional uses per this section
k.	Tennis facility	Three spaces per court, plus spaces for additional uses per this section
l.	Theaters (live or movie)	One space for every three seats
(6)	Institutional and Public Uses	As prescribed below
a.	Hospitals, nursing homes, rest homes, orphanages, sanitariums, group care facilities, convalescent homes	One space for each two beds, plus one for each employee on the maximum shift
b.	Veterinary hospitals and clinics	At least three spaces for each 1,000 square feet of gross floor area, or fraction thereof
c.	Health studios and spas	One space for each 150 square feet of gross floor area
d.	Places of public assembly such as churches and other religious institutions (including but not limited to synagogues, mosques, etc.), community centers, auditoriums, arenas, gymnasiums, public dancehalls or ballrooms, amphitheaters, cultural facilities, lodgehalls, clubs, labor camps, fraternal organizations, union headquarters, rescue missions, temporary revivals, grange halls	One space for each three fixed seats or one space for each 100 square feet of gross floor area, whichever is greater. Plus one space for each employee on the maximum shift. Refer to subsection (c)(7) of this section for truck and recreational vehicle spaces
e.	Commercial/private nursery schools, preschools, day care centers, child care facilities	One space for each employee on the maximum shift with a designated on-site loading/unloading area for students. An additional ten percent of the parking spaces required shall be set aside for visitor parking
f.	Public and private schools, elementary, middle and junior high	One space for each employee on the maximum shift, and an additional ten percent of the parking spaces required shall be set aside for visitor parking and shall be marked accordingly. Plus a designated on-site loading-unloading area for students
g.	Public and private schools, high school level	One space for each employee on the maximum shift, one space for each four students based on maximum enrollment capacity, and an additional ten percent of the parking spaces required shall be set aside for visitor parking. Plus a designated on-site loading/unloading area for students
h.	Colleges, junior colleges and universities	One space for each employee on the maximum shift, one space for each two students based on maximum enrollment capacity, and an additional ten percent of the parking spaces required shall be set aside for visitor parking. Additional parking may be required for ancillary uses such as auditoriums, theaters, etc., that may be open to the public while classes are in session
i.	Arts and crafts schools, music and dancing schools, professional and trade schools and all other school providing instruction, other than public education	One space for each employee on the maximum shift, one space for each two students based on maximum enrollment capacity, and an additional ten percent of the parking spaces required shall be set aside for visitor parking
j.	Nonprofit social service organizations involving office activities only, eleemosynary, philanthropic institutions	One space for each staff member on the maximum shift, but not less than ten spaces, plus one space for each 250 square feet of gross floor area
k.	Public and private libraries, museums and art galleries, exhibit halls	At least three spaces for each 1,000 square feet of gross floor area, or fraction thereof
l.	Public building or public facility, fire, police, ambulance, electrical distribution substation	One space for each employee on the maximum shift, and an additional ten percent of the parking spaces required shall be set aside for visitor parking. An additional space shall be provided for each vehicle in the company's fleet. When fleet expands, so shall the parking
m.	Public utility structure or installation, transportation terminal, transit station, truck stop, bus facilities, public transportation facilities	One space for each employee on the maximum shift, and an additional ten percent of the parking spaces required shall be set aside for visitor parking. An additional space shall be provided for each vehicle in the company's fleet. When fleet expands, so shall the parking. Refer to subsection (c)(7) of this section for truck and recreational vehicle spaces

 

(7)

Facilities which cater to truck and R.V. parking.

a.

Trucks only (i.e., repair facility, truck stop only). A minimum of eight, and a maximum of 15 spaces for each truck-oriented fuel pump provided for fueling facilities, and ten spaces for each service bay for repair facilities plus one automobile parking space for each employee on the maximum shift.

b.

Combination auto/truck facility (i.e., service stations which cater to cars and trucks includes all uses developed as part of the overall truck stop). One space per 250 square feet gross floor area for autos.

Plus eight spaces for each truck-oriented fuel pump for trucks and recreational vehicles.

c.

Restaurants within transportation oriented commercial areas. One space per three seats plus one per employee on maximum shift for autos.

Plus one space per 400 square feet gross floor area for trucks and recreational vehicles.

d.

Hotels/motels with more than 20 units within transportation-oriented commercial areas. One space for each guestroom, two spaces for managers unit for autos.

Plus one space per ten units for trucks and recreational vehicles.

or

Motel facility as part of a truck stop. Two spaces for managers unit for autos.

Plus one space for each guestroom for trucks and recreational vehicles.

e.

Grocery stores/supermarkets in excess of 10,000 square feet. One space per 250 square feet of gross floor area for autos.

Plus one space per 6,000 square feet for trucks and recreational vehicles.

f.

Any variation from the above truck and recreational vehicle parking requirements may be considered under a conditional use permit pursuant to chapter 19.30 of this title. A parking demand study may be necessary in order to determine the parking needs of the proposed project.

(8)

Special provisions.

a.

For a use not specified in this section, the same number of off-street parking spaces shall be provided as are required for the most similar specified use, or as approved by the planning commission. Additional off-street parking spaces may be required by the planning commission for any use upon a finding that the additional spaces are needed relative to a critical shortage of curb spaces, to facilitate the free flow of traffic on a street, or to reduce a hazard to public safety.

b.

Exceptions or modifications to the above requirements may be allowed on an individual project basis, upon approval of a conditional use permit by the planning commission. Criteria for approval of such a conditional use permit would be special circumstances (such as number of employees) that would not necessitate the number of parking stalls normally required for the use category. Any subsequent change in occupancy which results in a more intensive occupancy classification under the building code would invalidate the conditional use permit and require additional parking spaces in accordance with the applicable use category.

(d)

Improvements and maintenance. Every parcel of land hereafter used for parking, sales or display purposes for two or more automobiles or trailers shall be improved and maintained as follows:

(1)

All areas shall be surfaced or paved with a minimum of 2½ inches of asphalt concrete or three inches of concrete surfacing acceptable to the city engineer and shall thereafter be maintained in good condition. Areas that receive tractor-trailer (i.e., semi-trucks) or other heavy equipment activities (including, but not limited to deliveries) shall include heavy duty paving as acceptable by the city engineer based upon anticipated weights of the vehicles and soil type.

(2)

The maximum a vehicle may overhang into a planter area shall be two feet, provided this does not damage the landscaping or interfere with the irrigation system. In such cases, the planter width shall be a minimum of seven feet (retaining a five-foot clear landscape area). Vehicles may also overhang onto an on-site sidewalk provided the sidewalk is a minimum of seven feet in width.

(3)

Each automobile parking area shall be provided with marked entrances, exits and aisles and other safety devices to ensure safe movement of vehicles.

(4)

More than 50 spaces. Parking areas serving 50 cars or more shall not have parking located within 50 feet of the nearest curb cut, unless it is separated by a landscaped median.

(5)

Required landscape setback areas adjoining streets may be used only for landscaping, access drives, walkways, on-site retention basins, lighting standards and signs. Any areas behind the required landscape setback may be used for off-street parking.

(6)

No parking spaces or maneuvering areas for commercial or industrial uses shall occupy any part of the required landscape setback adjacent to a street right-of-way. Any areas behind the required landscape setback may be used for off-street parking. No parking spaces for residential uses shall occupy any part of a required front yard or any part of a required street side yard of a corner lot. No maneuvering areas for residential uses, excluding single-family residences, shall occupy any part of any setback requirements of a corner lot. The term "maneuvering area" does not include necessary access drives.

(7)

Ingress and egress for any automobile parking space or area shall be with the vehicle entering in a forward motion, maneuvering and exiting in a forward motion.

(8)

Any parking area providing automobile parking spaces for more than two vehicles shall have each parking space delineated by striping with paint to the standards as provided in the standard specifications for the city and shall thereafter be maintained so that the painted markings are clearly visible.

(9)

Parking areas shall have any lights arranged so that the lights shall be directed into the parking area and away from any adjacent property so as not to cause a public nuisance. All parking lot lighting shall comply with section 19.06.010.

(10)

All parking areas providing more than two parking spaces shall be subject to the requirements as listed in the landscape manual.

(11)

Vehicle storage areas (such as impound yards) may use a minimum of six inches of base material as approved by the city engineer or asphalt grindings provided that the grindings are a maximum of three-quarters-inch in size. Grindings shall be rolled or compacted in lieu of asphaltic concrete or concrete paving. Gravel, base material or grindings shall not be used for parking areas.

(12)

Parking space sizes shall be measured as a rectangle, and sized as follows:

a.

Automobile parking spaces shall be a minimum of nine feet in width and 19 feet in depth.

b.

Compact automobile/motorcycle parking spaces shall be a minimum of 8.5 feet in width and 15 feet in depth. All compact/motorcycle parking spaces shall be marked accordingly.

c.

Dedicated motorcycle parking spaces shall be a minimum of five feet in width by ten feet in depth and shall be marked accordingly. One dedicated motorcycle parking space shall be considered the equivalent to one automobile space, but shall not exceed one motorcycle space for each 25 automobile spaces. Motorcycle parking provided above this ratio will not be considered as part of the required parking.

d.

Recreational vehicle and bus parking spaces shall be a minimum of 12 feet in width and 50 feet in depth and shall be marked accordingly.

e.

Semi-truck tractor-trailers parking spaces shall be a minimum of 12 feet in width and 70 feet in depth and shall be marked accordingly.

(13)

Drive aisle widths shall be as follows:

a.

Ninety-degree automobile parking or two-way drive aisle shall be a minimum of 26 feet.

b.

Thirty-degree automobile parking drive aisle width shall be a minimum of 15 feet (one-way drive aisles only).

c.

Forty-five-degree automobile parking drive aisle width shall be a minimum of 11 feet (one-way drive aisles only).

d.

Sixty-degree automobile parking drive aisle width shall be a minimum of 14 feet (one-way drive aisles only).

e.

Drive aisle widths for recreational vehicles, bus and semi-truck parking shall be designed by a traffic engineer or based upon turning radius templates to reflect the turning radius necessary for entering and exiting the parking spaces, and turning movements on-site.

f.

Drive aisles that are designed to be one-way shall be marked accordingly. Drive aisles that have required directional movements (i.e., right turn only, left turn only) shall also be marked.

(14)

Striping and identification. Parking spaces shall be clearly outlined with four-inch wide lines painted on the surface of the parking facility. Circulation aisles, approach lanes, and turning areas shall be clearly marked with directional arrows and lines to ensure safe traffic movement. Striping and markings shall be painted with either alkyd (oil-based) or latex paint, or thermoplastic.

(15)

Lighting. Parking areas within nonresidential areas shall have lighting that provides adequate illumination for security and safety. Lighting standards shall be consistent with section 19.06.010. Lighting location shall take into account the location and expected mature characteristics of on-site landscape materials.

(16)

Parking incentives. Incentives for reduced parking may be provided for the placement of bicycle storage and electric vehicle charging stations in multiple-family, commercial and industrial sites, as approved by the city planner. The maximum allowable reduction is one space per 1,000 square feet.

(e)

On separate lot. Required off-street parking spaces may be provided on a separate lot not more than 300 feet from the main building if approved by the planning commission. When parking is proposed on a separate lot that is on the opposite side of the street, the distance shall apply to the length of legal pedestrian travel (i.e., crosswalks). In no case shall the parking be located on the opposite side of the street if the street is a collector or arterial street. There shall be recorded in the office of the county recorder and the department of community services a covenant by the owner of the lot for the benefit of the city to the effect that the owner will continue to maintain the parking space so long as the building is maintained.

(f)

Areas annexed to the city. All public, semipublic, or private parking areas shall be required to comply with the parking regulations upon any increase in the size of the structure(s) by 25 percent or more, any increase in intensity of use, or any reconstruction of any structures that are over 1,000 square feet in area.

(g)

Compact/motorcycle parking. Up to 20 percent of the required parking may be utilized for compact parking spaces. All compact/motorcycle parking spaces shall be evenly distributed throughout the parking area and as approved by the city planner or economic development and planning manager. The city planner or economic development and planning manager may also approve, depending on the site configuration, the clustering of compact/motorcycle parking. Each parking space shall be designated "COMPACT/MOTORCYCLE." (See standard drawings for details: S-16A.)

(h)

Recreational vehicle/semi parking . All recreational vehicle parking spaces shall be designed with drive-through capabilities (to avoid backup difficulties) and shall be situated to allow easy ingress and egress. Truck and recreational vehicle spaces shall be designed separately and designated accordingly. Said spaces shall be divided evenly between the two where appropriate. (See standard drawings for details: S-16B and S-16C.)

(i)

Visitor parking. All visitor parking shall be evenly distributed throughout the parking area and as approved by the city planner or economic development and planning manager. Each space shall be designated "VISITOR PARKING." Each space shall meet the requirements of a standard size parking space. (See standard drawings for details: 516-D.)

(j)

Shared parking.

(1)

Shared parking shall be described as a collective of parcels, with or without common ownership, with structures (businesses, residences, etc.) either existing or proposed as part of an overall mixed-use development (including mixed commercial uses), that share parking across the common property lines in order to achieve the parking demand of the project, recognizing that various uses have different peak operating hours. Shared parking is appropriate where:

a.

A specific problem exists;

b.

Land values and parking facility costs are high;

c.

Clustered development is desired;

d.

Traffic congestion or vehicle pollution are significant problems; and

e.

Adding pavement is undesirable.

(2)

Shared parking shall be subject to a conditional use permit and shall be evaluated based upon reference parking materials provided by the Urban Land Institute (ULI), Institute of Transportation Engineers (ITE), or other equivalent reference such as a parking analysis as provided by a parking consultant/engineer.

a.

A parking analysis may be required to justify any reduction in the quantity of parking. Should a parking analysis be required, the applicant shall be responsible for the full cost of said analysis.

b.

Reductions in shared parking shall be based upon the demands during operating hours of the various businesses within the center, in not less than one-hour increments. When considering reductions in parking, said parking shall not be less than 100 percent of the highest demand-hour for the entire center.

c.

In the case of multiple property ownership, all property owners shall submit acknowledgement and agreement to the submittal of a conditional use permit for the shared parking. Said acknowledgement shall be notarized. In the case of corporations or similar ownerships, notarized articles of incorporation or other documents indicating the signer has the authority to sign on behalf of the corporation/similar ownership shall be submitted. Upon approval of the conditional use permit, a deed shall be recorded against all properties involved, for a reciprocal access and parking agreement subject to the criteria identified under subsection (j)(3) of this section.

(3)

Prior to issuance of any business license (for an existing site) or construction permits, the applicant shall submit a reciprocal access and parking agreement for review and recordation in perpetuity against all affected properties. Said agreement shall include the following, or similar language:

"It is specifically understood that the covenants contained in this easement shall not be revoked or amended in any respect whatsoever without the written consent of the City of Barstow, duly recorded, and any attempt to revoke or amend, or actual revocation or amendment, not approved in writing by the City of Barstow shall be void and without force or effect."

(Ord. No. 934-2015, § 19.06.050, 7-20-2015)