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Ordinance 2375that: CITY OF ALAMEDA ORDINANCE NO. 2375 New Series AMENDING ARTICLE 4C AND RELATED SECTIONS OF CHAPTER 1, TITLE XI (ZONING) OF THE MUNICIPAL CODE RELATING TO OFF-STREET PARKING REGULATIONS BE IT ORDAINED by the Council of the City of Alameda SECTION 1. The Alameda Municipal Code is hereby amended by amending Sections 11-14C1 through 11-14C14 to read: Article 4-C. Off-Street Parking and Loading Space Regulations Sec. 11-14C1. INTENT. The following off-street parking and loading requirements are established in order to achieve, among others, the following purposes: To relieve congestion on streets, and to provide more fully for movement of traffic, maneuvering of emergency vehicles or street maintenance equipment; To protect neighborhoods from parking and vehicular traffic congestion generated by the adjacent non-residential districts; To promote the general welfare and convenience and pros- perity of residential, commercial and manufacturing developments which depend upon the availability of off-street parking facilities. Sec. 11-14C2. ACCESSORY PARKING SPACES REQUIRED. Accessory off-street parking spaces (including access driveways) shall be provided in accordance with the schedule in Section 11-14C5 as a condition precedent to the occupancy of any use, and in conformance with other provisions of the Chapter: (a) For all new buildings; (b) For all dwelling units added to existing buildings; (c) For any expansion of existing non-residential buildings, which in any 10 year period would either, (i) be more than 25% of the existing gross floor area, or (ii) require 5 or more additional parking spaces as determined by the provisions of Sections 11-14C4 and 11-14C5; Revised 5/20/88 -1- (d) For any change of use, number of employees, or seating capacity of any existing building less than 10 years old which is changed in a manner that would require 20%, or 5 or more, additional off-street parking spaces as determined by the provisions of Sections 11-14C4 and 11-14C5; (e) For any change from residential to non-residential use. 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 Sections 11-14C4 and 11-14C5, but legally not previously provided, for the prior use. Sec. 11-14C3. CONTINUATION OF OFF-STREET PARKING SPACES. All off-street parking spaces and associated improvements required by Article 4-C shall continue unobstructed in operation, in good condition, for functioning vehicles and shall not be reduced below the required size or number, as long as the main use remains, unless an equivalent number of spaces and landscaping is provided for said use in another location which complies with all of the requirements of this chapter, or except as provided by Section 11-14c14. Sec. 11-14C3.1. INCREASING NONCONFORMING OFF-STREET PARKING. When the number of existing off-street parking spaces is less than that required by Section 11-14C5, new spaces may be added even if the sum of existing parking plus proposed parking is less than that required by Section 11-14C5, provided the new parking meets all other requirements of the Municipal Code. Sec. 11-14C4. MEASUREMENT STANDARDS. For the purpose of determining accessory off-street parking requirements, defi- nitions and standards shall be as follows: (a) Floor Area. The total area of all the floors measured from the exterior faces of the building, including hallways, interior and exterior stairways, storage rooms, etc. Unless otherwise specified by this chapter, unroofed storage and/or sales areas shall for the purposes of calculating parking requirements be converted to floor area at a ratio of 5 square feet of unenclosed area to 1 square foot of floor area. Roofed storage and/or sales areas shall be treated as buildings for the purpose of calculating floor area. (b) Fractional Measurements. When units or measurements determining the number of required off-street parking and -2- off - street loading spaces result in a requirement of a fractional space, any fraction up to and including one -half (1/2) shall be disregarded, and fractions over one -half (1/2) shall require one off - street parking or loading space. Sec. 11 -14C5. SCHEDULE OF REQUIRED MINIMUM OFF - STREET PARKING SPACE. (a) Residential Uses: (1) Studio unit (2) One and two bedroom units (3) Three or more bedroom units (4) Senior housing (see definition for restrictions) (5) Rooming house /bed & breakfast (6) Hotel /Motel (7) Residential care facility 1 1/2 spaces per dwelling unit 1 3/4 spaces per dwelling unit 2 spaces per dwelling unit 3/4 space per dwelling unit; A lower requirement may be approved by the Planning Board by the Permit if lower parking demand can be demonstrated. 1 space per guest room plus 1 space for resident family 1.25 spaces per guest room plus one space for resident manager 1 space per 3 beds plus one space for resident manager (b) Institutions and Places of Assembly (1) (2) Libraries, museums, art galleries Churches, theaters, auditoriums, lodge halls and mortuaries (3) Bowling alley (4) Night clubs, dance halls (5) Public buildings, municipal and educational (6) Child care facilities, including family day care (7) Skating rinks and swimming pools -3- 1 space per 500 square feet of floor area 1 space per 200 square feet of floor area in residential zones; 1 space per 300 square feet of floor area in the C -1 and C -2 zones; 1 space per 350 square feet in the C -M, M -1 and M -2 zones. 1 1/2 spaces per lane 1 space per 100 square feet 1 space per 300 square feet, plus adequate space for visitors as determined by the Planning Director 1 space per 600 square feet 1 space per 50 square feet of skating or water area. (c) Commercial /Office Uses (1) Marinas (2) General retail, office, restaurant, minor repair & service, doctor and dentist offices 1 space per 2 boat berths, except that live- aboard berths shall require 1 space per 1 boat berth. 1 space per 200 square feet of ground floor area; 1 space per 400 square feet of upper floor space including mezzanines. (d) Manufacturing and Industrial Uses (1) Warehouse, storage 1 space per 1500 sq. ft. (2) Manufacturing, major 1 space per 800 square feet (e) 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. 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. Sec. 11 -14C6. SEPARATE OR COMBINED USE OF FACILITIES. Required parking may be shared between two or more uses subject to the following standard conditions: (1) The shared parking facilities shall have sufficient spaces to meet the accumulated peak demand, as determined by the Planning Director. (2) The shared parking facilities shall be permanently available to all affected uses. (3) The shared parking facilities shall be within 400 feet, by the shortest walking route, of the parcels with uses which generate the parking demand. (4) An agreement 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 -4- (a) affected parcels of land, specifying the terms of use of the shared parking facilities. Sec. 11 -14C7. LOCATION OF PARKING SPACES. All parking, whether required or in excess of that required by Article 4 -6, shall be provided on the same parcel as the use which is generating the parking demand, except as provided by Section 11-14C6, and subject to the following additional requirements. Residential Zones: 1. No parking space is permitted in any required front yard, or in any required side yard on the street side of any corner lot. 2. Unenclosed parking spaces are only permitted upon the front one -half (1/2) of a lot when: (a) a landscape area of at least five (5) feet in width is provided between parking areas and any main or accessory building(s); and (b) a wall or fence of not less than three (3) feet in height is provided along the sides and front of such parking facility excluding any driveway entrances of not greater than 12 feet in width. 3. See Section 11- 14A6(b) for additional provisions related to the location of garages. (b) Non - residential Zones. Parking spaces may be located between the main building(s) and the street frontage(s). Any parking which is adjacent to a public street or sidewalk shall be separated from the public street or sidewalk by an adequately landscaped area of not less than 5 feet. (c) Non - residential Parking in Residential Zones. Parking for uses not allowed in a residential zone shall not be located in that residential zone. Sec. 11 -14C8. PARKING DIMENSIONS AND ACCESS. (a) Regular Space. At least 50% of the required parking spaces shall be not less than 8 1/2 feet wide by 18 feet long exclusive of access driveways and backup areas. The parking space length shall be increased to 21 feet for parallel spaces. Trees, bollards, poles or other obstruction shall not encroach into these dimensions. (b) Compact Spaces. A maximum of 50% of the required parking -5- spaces may be compact car spaces, at least 7 1/2 feet wide by 15 feet long. All compact spaces shall be clearly marked "COMPACT." The parking space length shall be increased to 18 feet for parallel spaces. Trees, bollards, poles, or other obstructions shall not encroach into these dimensions. (c) Vertical Clearance. All required parking backup and driveway access areas shall have a minimum vertical clearance of 7 feet, except handicap parking and access areas, which shall have 8 foot, 2 inch clearance. (d) Landscaping. (1) Unenclosed parking next to walls of adjacent buildings, fences, buildings or property lines shall be separated from such structures or property lines by a minimum of 3 feet of landscaped area, except for areas needed for automobile and pedestrian circulation. Backup areas and driveways shall have a minimum of 1 foot of landscaped separation from walls, fences, buildings or property lines. Any unenclosed parking adjacent to a public street or sidewalk shall be separated from the public street or sidewalk by a minimum of 5 feet of landscaped area. (2) There shall be a minimum average of 1 tree for every 4 parking spaces, except in parking structures, with the exact locations and extent to which trees are clustered determined through Design Review. The intent is to create a tree canopy throughout the parking lot, not just at the periphery. (3) All landscaped areas shall have an adequate irrigation system. (4) The parking space lengths specified in subsection (a) and (b) above may for non - parallel spaces be reduced by up to 1 1 \2 feet if a curb or bumper stop and additional landscaping under 6 inches high is installed in the area so reduced. (5) Open parking in the front one -half of a residential lot shall be screened as required by Section 11- 14C7(a). (e) Tandem Parking. Tandem parking is only permitted to satisfy parking requirements for residential uses in which the tandem spaces serve the same unit. (f) Driveways. -6- (g) (1) Driveway widths for new driveways shall be based on the number of parking spaces served: (a) Less than 25 spaces: 8 1/2 feet minimum; (b) 25 or more spaces: 20 feet minimum, and 25 feet maximum, using one or two driveways (2) The centerline of an access driveway where it connects to a street shall be at least 35 feet from the nearest street right-of-way line of an intersection, unless otherwise permitted by the Engineering and Planning Departments. (3) New developments may utilize existing driveways of non-conforming width with approval of the Planning Director. (4) Residential developments shall have only one driveway per parcel per frontage, unless otherwise permitted by the Public Works and Planning Directors. Handicapped Parking. Handicapped parking spaces shall be 14 feet wide x 18 feet for single spaces, or 23 feet wide x 18 feet deep for two spaces with a common loading area. (h) Ingress and Egress. Parking areas with 5 or fewer spaces may be designed for vehicles to back out onto the street. All other parking areas shall be designed for vehicles to enter and exit in a forward direction, except that the Engineering Department may waive this requirement based on street traffic volumes. (i) (j) Design Review. All parking lot improvements visible from any public right-of-way, including parking lot fencing and landscaping, shall require Design Review under Section 11-231, et. seq. Backup Area. Minimum backup areas for required parking spaces shall be as listed below. When standard and compact spaces share the same backup area, the backup depth for standard spaces shall be utilized. Backup Area Depth Angle of Parking Standard Compact Residential 90 24' 23' 21' 70 19' 18' 16' 60 18' 17' 16' 50 15° 14' 13' 45 13' 12' 11' 40 12' 11' 11' 30 12° 11' 11' Parallel 11' 11' 11' (a) SEC. 11-14C9. SURFACE IMPROVEMENTS OF PARKING AREAS. All required parking areas and access driveways shall have a smoothly graded, stabilized, all weather and dustless surface with adequate drainage so that injury will not be caused to adjacent properties, nor will such water drain across a public walk. Appropriate bumper guards or curbs shall be provided, where needed, in order to define parking spaces or limits of paved areas. Sec. 11-14C10. ILLUMINATION OF PARKING AREAS. Parking areas shall be adequately illuminated whenever necessary to protect the public safety. Such illumination shall be so designed and located that light sources are shielded from adjoining properties and shall not be of excessive brightness or cause a glare hazardous to pedestrians or auto drivers. Sec. 11-14C11. OFF-STREET LOADING SPACE. Every non-residential building hereafter erected, except office buildings, shall have one (1) permanently maintained loading space of not less than ten (10) feet width, forty (40) feet length and fourteen (14) feet vertical clearance for each such building in excess of 12,500 square feet, unless exempted by the Planning Director. Sec. 11-14C12. REDUCTIONS IN PARKING REQUIREMENTS. The schedule of required minimum off-street parking provided by Section 11-14C5 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 or more of the -8- following methods: (a) Transportation Systems Management techniques such as employees subsidies for public transit, employee subsidies for car and van pools, employer sponsored and organized car and van pools, free transit passes for shoppers in retail project, etc. To qualify for a parking reduction, the applicant must enter into an Agreement with the City which includes monitoring and enforcement provisions as approved by the Planning Board. Improvement of bus stops, including providing bus shelters, benches, turnout areas, etc. Payment to the City of in-lieu fees, equal to the current estimated per square foot value of the land, multiplied by the difference between the number of required and provided parking spaces, multiplied by 250. In lieu fees shall only be allowed where the City can identify appropriate uses for the funds reasonably related to the project. Appropriate uses shall include but not be limited to acquisition of land for parking, construction of new parking facilities, improvements to existing off-street or on-street parking facilities including landscaping, installation of bicycle lanes and paths, and installation of bicycle racks and lockers. Funds raised by in-lieu payments shall not be used for routine maintenance. Sec. 11-14C13. BICYCLE, MOTORCYCLE AND PEDESTRIAN FACILITIES. (a) Secure bicycle racks and/or storage lockers shall be provided wherever parking is required, at the rate of one space for every ten parking spaces. (b) Pedestrian walkways which cross non-residential parking or driveway areas shall be clearly marked through the use of enhanced paving materials such as brick, baumanite, or interlocking pavers. (c) Parking lots shall have substantially separate pedestrian and automobile circulation systems, to the maximum extent feasible, as determined through Design Review. Sec. 11-14C14. REDUCTION IN PARKING REQUIREMENTS FOR EXISTING FACILITIES. One parking space per parcel serving existing facilities may be eliminated under the following circumstances: -.9- (a) The electrical service for the facility is converted from overhead to underground service, and both the planning Director and the Bureau of Electricity determine the best location for the required pedestal-mounted transformer requires the removal of a parking space; or (b) Recycling bins are proposed for existing facilities and the Planning Director determines the best location requires removal of a parking space. Sec. 11-1234. "PARKING LOT". An area of land which is accessible and usable for the off-street parking of motor vehicles. Sec. 11-1234.5 "PARKING, TANDEM". Any parking space which partially or wholly occupies the driveway or backup area for another parking space. Sec. 11-1235. "PARKING SPACE". An area designed for the parking of a single motor vehicle, conforming to the requirements of this chapter. Sec. 11-1235.5 "PARKING, UNENCLOSED". Any parking space with or without a roof which is less than 75 percent enclosed by walls. Sec. 11-1236(a). "SENIOR HOUSING". A residential unit reserved for households where at least one member of the household is over 62 years of age. A deed restriction permanently limiting occupancy to such senior households, in a form acceptable to the Planning Director and City Attorney, shall be recorded for the property with the County Assessor's office. SECTION 2. This Ordinance shall be in full force and effect from and after the expiration of thirty (30) days from the date of its final passage. Attest: ) - k ity scaerk Presiding Officer of the Council -10- I, the undersigned, hereby certify that the foregoing Ordinance was duly and regularly adopted and passed by the Council of the City of Alameda in regular meeting assembled on the 1st of March, 1988, by the following vote to wit: AYES: Councilmembers Camicia, Monsef and Thomas - 3. NOES: Councilmember Haugner - 1. ABSENT: None. ABSTENTIONS: Mayor Corica - 1. IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of said City this 2nd day of March, 1988. tIrk t-t" r-N \ /, City,Cilerk of the City of—Alameda fr!