Ordinance 3030CITY OF ALAMEDA ORDINANCE No. 3030
New Series
AMENDING SECTION 30-7 OF THE ALAMEDA MUNICIPAL CODE RELATED
TO THE OFF-STREET PARKING AND LOADING SPACE REGULATIONS
tit E BE IT ORDAINED by the City Council of the City of Alameda:
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Section 1. Findings.
In enacting this Ordinance, the City Council finds as follows:
1. The amendments maintain the integrity of the General Plan. The proposed
zoning text amendments are necessary to ensure that the off street parking
regulations support General Plan policies related to economic development,
sustainability, and the use of alternative modes of transportation. The proposed
amendments will support the vital mixed use, pedestrian oriented shopping
districts that are envisioned in the General Plan.
2. The amendments will support the general welfare of the community. The
proposed zoning text amendment will not negatively affect the general welfare
of the community. The amendments ensure that new, small businesses will be
able to invest in Alameda and that uses that have a low parking demand will not
be unfairly penalized by excessive parking requirements.
3. The amendments are equitable. The proposed zoning amendment is equitable
in that it supports small businesses and property owners that are interested in
investing in Alameda and provides processes for unnecessary parking
requirements to be waived or reduced.
Section 2. Sections 30-7.1 and 30-7.2 of the Alameda Municipal Code are hereby
amended to read as follows:
30-7.1 Intent.
The following off-street parking and loading requirements are established in order
to achieve, among others, the following purposes:
a. To relieve congestion on streets, and to provide more fully for the flow
movement of traffic, including improving maneuvering of transit and emergency
vehicles or street maintenance equipment;
b. To protect neighborhoods from parking and vehicular traffic congestion
generated by the adjacent nonresidential districts;
c. To promote the general welfare and convenience and prosperity of residential,
commercial and manufacturing developments which depend upon the availability
of off - street parking facilities.
d. To support and promote the economic viability and rehabilitation of Alameda's
historic, pedestrian- oriented commercial districts; and
e. To ensure consistency between the City of Alameda's parking policies and
regulations, pedestrian, bicycle, and transit policies, historic preservation policies,
and environmental and green house pas reduction policies.
30 -7.2 Accessory Parking Spaces Required.
Accessory off - street parking spaces (including access driveways) shall be provided
in accordance with the schedule in subsection 30 -7.6 and in conformance with
other provisions of this article as a condition precedent to the occupancy of: any
use, and in conformance with other provisions of the article
a. For all nNew buildings;
b. For all New dwelling units and floor arca added to cxisting buildings;
c. For aAny expansion of existing nonresidential buildings, which in any ten (10)
year period would either, (i) be more than twenty -five (25 %) percent of the
existing gross floor area, (ii) require five (5) or more additional parking spaces
as determined by the provisions of subsections 30 -7.5, 30 -7.6, or (iii) remove
any existing on -site parking spaces required by this article.
d. For any change of use, number of employees, or seating capacity of an existing
spaces as determined by the provisions of subsections 30 7.5 and 30 7.6;
d. Any change in use requiring a conditional use permit. When making a finding
for the approval of a use permit for a use in an existing building, the Planning
Board may require that additional newly created parking be provided on or off -
site or that measures be imposed to reduce parking demand in accordance with
Section 30 -7.13. Any additional parking proposed in the public right of way shall
be subject to the review of the Public Works Director.
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When changes of use
or building expansions require additional parking, the total amount of parking
required for the site shall be reduced by the amount of parking required by
subsections 30 -7.5 and 30 -7.6, but legally not previously provided, for the prior
use.
Section 3. Sections 30 -7.6, 30 -7.7, and 30 -7.8 of the Alameda Municipal Code are
hereby amended to read as follows:
30 -7.6 Schedule of Required Minimum and Maximum Off - Street Parking Space.
Residential Uses.
1. Dwelling Units with three thousand (3,000) sq. ft. or less, of conditioned space two (2)
spaces per unit
2. Dwelling Units with over three thousand (3,000) sq. ft. of conditioned space three (3)
spaces per unit.
Uses," additional parking spar , at the rate of one (1) per five hundred (500) sq. ft. of
the parking spaces required by paragraphs l. or 2. is to be enlarged.
compliance with paragraphs 1. or 2. is achieved.
(b) Notwithstanding the requirements for perimeter landscaping prescribed by subsection
30 7.10a.2., existing driveways may be considered as parking spac
the dimensional requirements of subsection 30 7.9.
5. Rooming house /bed and breakfast—One (1) space per guest room plus one (1) space
for resident family.
6. Hotel /Motel- -One and one quarter (1 111) spaces per guest room plus space for resident
manage:
7. Residential care facility One (1) space per throe (3) beds plus one (1) space for
resident manager.
b. Institutions and Places of Assembly.
1. Libraries, museums, art galleries One (1) space per five hundred (500) square feet of
floor area.
{a) Assembly areas- -One (1) space per fifty (50) square feet
(b) Administrative Office areas - -One (1) space per four hundred ('00) square feet.
3. Bowling alley One and one half (1 1/2) spaces per lane.
I. Night clubs, dance halls O-rne (1) space per one hundred (100) square feet.
square feet, plus adequate space fer visitors as determieed by the Planning Director.
6. Child care facilities, including family day care One (1) space per six hundred (600)
square feet.
water area.
c. Commercial Office Uses.
upper floor space including mezzanines;
Professional office, doctor and dentist offices (including hospital outpatient services), Ono
(1) space per two hundred fifty (250) square feet.
four thousand (4,000) square feet.
feet subject to compliance with ail other applicable requirements. The provided parking
waived or modified subject to the requirements of Section 30 15.4(d).
d. Manufacturing and Industrial Uscs.
1. Warehouse, storage One (1) space per ono thousand five hundred (1500) quare feet.
2. Manufacturing, major One (1) space per eight hundred (800) square foot.
0. Similar Uses. Uses not specified above shall utilize the same rates as the most similar
uses specified above. Uses not specified above and distinctly different from the above
uses shall utilize a rate determined by the Planning Director based on demonstrated
project, the parking requirement for each use shall be calculated separately, then
shall utilize the same rate as the primary use.
Use
Measurement
Min.
Max.
Residential
Dwelling units 3,000 sq. ft. or less in size
Per unit
2
-
Dwelling units more than 3,000 sq. ft. in size
Per unit
3
-
Dwelling units located above ground floor commercial or
retail uses within the Community Commercial district
Per unit
1
2
Dwelling Unit Additions — Notwithstanding the requirements of subsection 30- 20.4(a), when a
dwelling unit is enlarged on a property that is not in compliance with the minimum required
parking, an additional parking space shall be added for each 750 square feet of added floor area
until compliance is achieved. An existing driveway may be considered as parking space(s) if the
proposed space(s) conform to the requirements of subsections 30 -7.8, and 30 -7.9. Conformance
with subsection 30- 7.10.a is not required.
Senior housing
(The Planning Board may approve a lower number of
spaces if a lower parking demand can be demonstrated for
the proposal.)
Per unit
3/a
-
Rooming house /bed and breakfast
Per room
1
-
For Resident Family
1
-
Hotel /Motel
Per room
1 '/a
-
For Resident
managers
1
-
Hotel/Motel within Community Commercial district
Per room
1
1 1/4
For Resident
managers
1
-
Residential care facility of more than six persons
Per 3 beds
1
For Resident
managers
1
-
Institutions and Places of Assembly
Libraries, museums, art galleries
Per 1,000 sq. ft.
2
-
Churches, theaters, auditoriums, lodge halls and mortuaries:
Assembly areas
Administrative Office areas
Per 1,000 sq. ft.
20
-
Per 1,000 sq. ft.
2.5
-
Bowling alley
Per lane
1.5
-
Night clubs, dance halls
Per 1,000 sq. ft.
10
-
Public buildings, municipal and educational:
All areas
Visitor parking
Per 1,000 sq. ft.
3.3
-
As determined by the Planning
Director
Child care facilities
Per 1,000 sq. ft.
1.7
-
Family day care with State license
Same as dwelling unit
Skating rinks and swimming pools
Per 1,000 sq. ft. of
skating /water area
20
-
Commercial Uses
Marinas:
Per boat berth
0.5
-
Per live aboard
berth
1.0
-
General retail, banks, minor repair services
Ground floor
Upper floor space including mezzanines
Per 1,000 sq. ft.
5
-
Per 1,000 sq. ft.
2.5
General retail, banks, minor repair services within the
Community Commercial District
Ground floor
Upper floor space including mezzanines
Per 1,000 sq. ft.
2.9
5
Per 1,000 sq. ft.
2.5
5
Professional office, doctor and dentist offices (including
hospital outpatient services)
Per 1,000 sq. ft.
4
-
Professional office, doctor and dentist offices (including
hospital outpatient services) within the Community
Commercial District
Per 1,000 sq. ft.
2.5
4
Restaurants less than 4,000 sq. ft. or less in size
Per 1,000 sq. ft.
10
-
Restaurants more than 4,000 sq.ft. in size
Seating area > 4,000 sq. ft.
General seating
Per 1,000 sq. ft.
20
-
Per restaurant
40
-
Restaurants within the C -C Community Commercial District
Per 1,000 sq. ft.
6.25
10
Work/live studios Floor area beyond the 1St 1,000 sq. ft.
(Parking requirement may be waived or modified subject to
the requirements of Section 30- 15.4(d).)
Per Studio
1.5
-
Per 1,000 sq. ft.
1
-
Manufacturing and Industrial Uses
Warehouse, storage
Per 1,000 sq. ft.
0.67
-
Manufacturing, major _
Per 1,000 sq. ft.
1.25
-
Similar Uses
Uses not specified above shall utilize the same rates as the most similar uses specified above.
Uses not specified above and distinctly different from the above uses shall utilize a rate
determined by the Planning Director based on demonstrated demand for comparable facilities
Mixed Uses
Where distinctly different uses are combined in a single project, the parking requirement for each
use shall be calculated separately, then combined for a total parking requirement for the project.
Uses ancillary to a primary use shall utilize the same rate as the primary use
All square footage measurements in the table are for gross floor area unless
otherwise specified.
30 -7.7 Separate or Combined Use of Facilities.
Required parking may be shared between two (2) or more uses on the same or
separate parcels subject to the following standard conditions:
a. The shared parking facilities shall have sufficient spaces to meet the
accumulated peak demand, as determined by the Planning and Building Director.
b. The shared parking facilities shall include signs informing users that the facilities
be permanently that the facilities are available to all affected uses.
c. The shared parking facilities shall be within four hundred (i100'one thousand
(1,000) feet, by the shortest walking route, of the parcels with uses which generate
the parking demand.
d. A joint access and parking n- agreement with a term of at least seven (7) years
between the affected parties, including the City of Alameda, in a form approved by
the City Attorney, shall be entered into and recorded to constitute a covenant
running with all affected parcels of land, specifying the terms of use of the shared
parking facilities.
30 -7.8 Location of Parking Spaces and Prohibited Parking Areas.
All parking spaces whether required or in excess of l this section; shall be
provided on the same parcel as the use which is generating the parking demand.
the parking demand. Parking spaces provided in compliance with this section are
subject to the following additional requirements:
a. Residential Zones, and Residential Uses in Non - Residential Zones:
No required parking space may be located in any minimum required front
yard, or in any minimum required side yard on the street side of any
corner lot. Parking spaces may be located within minimum required side
and rear yards, subject to the requirements of subsection 30- 7.10.a:
Perimeter Landscaping Required.
2. The parking of vehicles within any minimum required front yard, or in any
the parking is not located in the rewired front yard or the street side yard of
maximum permitted widths as prescribed by su-b-section 30 7.9.f.1(a). Such
ancillary parking shall not be considered toward meeting the requirements of
subsection 30 7.6: Schedule of Requi-red Minimum Off Street Parking
Spaces,
3. See subsection 30 5.7f for additional provisions related to the location of
garages.
b. Non residential Uses in Non-residential Zones. Parking spaces may bo
located between the main building(s) and the street frontagc(s), subjcct to tho
requirements of sub-section 30 7.10.a: Perimeter Landscaping Required.
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in a residential zone shall not be located in that
et` C
csidcntial zone.
2. See subsection 30-5.7.f for additional provisions related to the location
of garages.
b. Non residential Uses in Non-residential Zones. Parking spaces may-shall not
be located between the main building(s) and the street frontage(s),, subject to
The Planning Board may upon request approve parking located between the
main building(s) and the street frontage(s) through Design Review approval if it
can be demonstrated that (i) to locate the parking in conformance with
subsection 30-7.8 b would not constitute a change in the existing conditions on
the site, or (ii) the nature of the proposed use or the configuration of the
property requires that some or all of the parking be located in front of the
building, and Op the design of the parking area and driveways will not
adversely impact pedestrian, bicycle, vehicular, or transit visibility, as defined
by Section 30-5.14(b)10 or access in the vicinity of the site as determined by
the Public Works Director.
c. Non-residential Parking in Residential Zones. Parking for uses not allowed in a
residential zone shall not be located in that residential zone.
Section 4. Section 30-7.9.f.2 of the Alameda Municipal Code is hereby amended
to read as follows:
2. Curb Cuts.
(a) No more than one (1) curb cut per lot shall be allowed, except for service
stations where access shall be limited to a maximum of two (2) curb cuts, unless
otherwise approved by the Planning and Building and Public Works Directors.
These service station access points may be directionalized (e.g. one way, no left
turn etc.) at the discretion of the Public Works Director. Existing service stations
snail be brought into compliance whenever modifications requiring a permit are
approved.
(b) Notwithstanding subsection (a) above, new curb cuts for automobile access
to new, expanded, or existing off - street parking lots are prohibited on Park Street
and Webster Street frontage within the CC zoning district. Existing curb cuts may
be relocated, or access may be provided from a side street, provided that the
property does not already include one curb cut on the side street or has sufficient
frontage on the side street to safely accommodate the additional curb cut, as
determined by the Public Works Director. If access cannot be provided from an
existing, relocated, or side street curb cut, then the project applicant may request a
waiver of this requirement or reduction in parking requirements in accordance with
subsection 30 -7.7, or 30 -7.13 as approved by the Planning and Building and Public
Works Directors.
(c) Whenever possible, applicants should consider combining driveways with
existing adjacent developments or locate the driveway to allow for future joint
access and parking agreements with redevelopment of adjacent properties.
Section 5. Section 30 -7.11 of the Alameda Municipal Code is hereby amended to
read as follows:
30 -7.11 Design Review.
All parking lot improvements c • e •- _ • . e _ - '_ : - e _ . , including parking
lot fencing and landscaping, shall require Design Review under Section 30 -37 et
seq.
Section 6. Section 30 -7.13 of the Alameda Municipal Code is hereby amended to
read as follows:
30 -7.13 Reductions in Parking Requirements.
(1) The schedule of required minimum off- street parking provided by subsection
30 -7.6 may be reduced, upon approval of the Planning Board, if the applicant can
demonstrate that parking demand will be reduced for the life of the project through
one (1) or more of the following methods:
a Transportation systems management techniques such as employees subsidies
by the Planning Board.
feet -value of the land, multiplied by the difference between the number of required
and provided parking spaces, multiplied by two hundred fifty (250). In lieu foes
reasonably relatod to the project Appropriate uses shall include but not be limited
landscaping, installation of bicycle lanes and paths, and installation of bicycle racko
maintenancc.
a. Transportation Demand Management (TDM) Program: TDM Program measures
include programs, plans, and/or improvements designed to change individual travel
behavior to encourage greater use of alternative modes of transportation, reduce
single occupancy vehicles, and reduce parking demand. The program shall
include proposed performance targets, and justifications for single occupancy
vehicle trips and parking reductions, and shall designate a single entity, such as
the property owner, business owner, or homeowners association to implement and
monitor the required measures. The program shall also include a monitoring and
reporting procedure and a list of supplementary measures that will be implemented
if the initial performance targets are not met, as determined by the monitoring
procedures. The monitoring reports shall be required and submitted two years after
building occupancy and on a yearly basis thereafter for an additional '5 years. If
the monitoring reports indicate that performance measures are not met, the
responsible entity must implement the supplemental measures identified in the
TDM Plan. The TDM Plan and monitoring and reporting procedure shall be
prepared by a licensed transportation professional and approved by the Public
Works Director. Failure to submit reports or meet performance targets after
implementation of supplemental measures may result in the revocation of the
project's use permit or approvals.
b. Parking Demand Study: A Parking Demand Study demonstrates that the
demand for parking from the use is less than the minimum required by subsection
30 -7.6. The parking demand study shall be prepared by a licensed transportation
professional and approved by the Public Works Director.
c. Employee Parking Passes sufficient to meet the TDM plan demand reductions
required under 30 -17.13 a: Purchase of long term parking passes for employees to
park at an existing public parking lot or structure within 1000 feet of actual walking
distance of the site may be provided in lieu of off - street parking on the site. The
long -term passes must be provided and maintained for as long as the business is
in operation. The proposal must include an annual reporting mechanism to confirm
that the employee parking passes are being purchased by the business requesting
the parking reduction.
d. Off - street Parking Improvements: Improvement of public parking facilities
including but not limited to provision or acquisition of land for public parking,
construction of new public parking facilities, improvements to existing off- street or
providing additional on- street parking facilities may be proposed in -lieu of providing
on -site parking. To approve the proposed improvements in lieu of on -site parking,
the Planning Board must find that the proposed improvements will result in
additional public off - street parking spaces equivalent in number to the number of
spaces that will not be provided on the site. The applicant shall agree to complete
the improvements prior to obtaining a permit to occupy the building, whether
permanently or temporarily.
e. Unbundled Pricing. Separating or "unbundling" the cost of parking from the cost
of the lease or the cost of a condominium unit in a multi -unit residential or
commercial condominium project may be proposed to reduce the off - street parking
requirement.
(2) When considering a request for a parking reduction pursuant to one or more of
the methods available pursuant to (1) above, the Planning Board may condition
approval of the reduction upon agreement that all or some of the existing parking
shall be made available for shared use with signs indicating that the parking may
be used by the public even if the user is visiting a nearby, off -site business.
Applicant may charge a fee for shared visitor parking to cover its costs to maintain
and operate the parking.
(3) If the Planning Board approves a parking reduction, the number of bicycle
parking required on site shall be determined by the original number of parking
spaces required by this code and shall not be reduced unless specifically reduced
by the Planning Board.
Section 7. Severability Clause. It is the declared intent of the City Council of
Alameda that if any section, subsection, sentence, clause, phrase, or provision of
this ordinance is held invalid or unconstitutional by a court of competent
jurisdiction, such invalidity or unconstitutionality shall not be so construed as to
render invalid or unconstitutional the remaining provision of this ordinance.
Section 8. This ordinance and the rules, regulations, provisions, requirements,
orders, and matters established and adopted hereby shall take effect and be in full
force and effect from and after the expiration of thirty (30) days from the date of its
final passage.
Section 9. California Environmental Quality Act (CEQA). The proposed
amendments are categorically exempt from CEQA pursuant to CEQA Guidelines
Section 15305 Minor Alterations in Land Use Limitations.
Attest:
Lara Weisiger, City C
City of Alameda
MetA4--
Presiding Officer of the Council
I, the undersigned, hereby certify that the foregoing Ordinance was duly
and regularly adopted and passed by Council of the City of Alameda in regular
meeting assembled on the 19th day of April, 2011, by the following vote to wit:
AYES: Councilmembers deHaan, Johnson, Tam
and Mayor Gilmore — 4
NOES: None.
ABSENT: Councilmember Bonta - 1.
ABSTENTIONS: None.
IN WITNESS, WHEREOF, I have hereunto set my hand and affixed the
official seal of said City this 20th day of April, 2011.
Lara Weisiger, City
City of Alameda