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A. Parking Required. All uses within the City of Sebastopol shall provide off-street parking as prescribed in these regulations, and any amendments thereto, except that all uses within a parking assessment district can apply parking credits to meet the parking demand requirements set forth in this chapter. Standards of design shall conform to the requirements of these regulations. All uses allowed in their respective zoning districts are subject to approval of the design of building(s) and location of parking area(s). Off-street parking shall be required and provided in all districts as specified by these regulations. Required parking must be made available for use by building users.

B. Floor Area Tabulation. All applications for use permits, design review, or building permits shall be accompanied by a detailed tabulation of the proposed use, gross floor area, and a calculation of the number of off-street parking spaces required, as well as the number of spaces provided, as specified in SMC 17.110.030. For purposes of calculating the required number of parking spaces, net floor area shall be used. Net floor area shall be the exterior gross floor area of the building minus 15 percent of the total area.

C. Basic Requirement.

1. At the time of initial occupancy, alteration or enlargement of a site or structure, or completion of construction of a structure, there shall be provided off-street parking facilities for vehicles in accordance with the schedule of off-street parking space requirements as prescribed in SMC 17.110.030.

2. If, in the application of the requirements of these regulations, a fractional space requirement is obtained, one parking space shall be provided for a fraction of one-half or more, and no parking space shall be required for a fraction of less than one-half.

3. For a use not specified in SMC 17.110.030, the same number of off-street parking spaces will be provided as required of the most similar specified use as determined by City staff.

4. Standard Car Spaces. Standard parking spaces shall meet the dimensions in Table 17.110-1:

Table 17.110-1. Off-Street Parking Chart

5. Compact Car Spaces. Off-street parking facilities may include parking spaces for compact vehicles provided not more than 40 percent of the total number of spaces provided shall be designated for compact parking purposes. Such spaces shall be clearly identified and dispersed throughout the entire parking lot. Each compact parking space shall be not less than eight feet wide and 16 feet long.

6. Accessible Spaces. Parking spaces specifically reserved for vehicles licensed by the State for use by the disabled shall be provided in each parking facility according to the California Building Standards Code.

7. Parking lots with 10 or more spaces for multifamily, commercial, industrial and mixed uses shall be designed so as not to necessitate backing onto a public street.

8. Parking Proposed to Be Accessed from an Alley. Parking spaces proposed to be constructed in conjunction with new development, and accessed by an alley only, shall be located a minimum of five feet from the edge of the alley and shall meet the dimensions set forth in Table 17.110-1.

9. Mechanical Parking. Mechanical parking lifts may be used to satisfy parking requirements at the discretion of the decision-making authority. Application submittals shall include any information deemed necessary by the Planning Director to determine parking can adequately and feasibly be provided and that the following findings can be made:

a. The use of mechanical lift parking results in appropriate design and implementation of City goals and policies for infill development and efficient use of land.

b. The mechanical lift parking system complies with the building code and provides emergency override systems in the event of a power outage.

c. The mechanical lift parking will be adequately screened and compatible with the character of surrounding development; and compatible and appropriately considered with the overall building and site design.

d. The mechanical lift parking system complies with all development standards including, but not limited to, height and setback requirement, and applicable parking and driveway standards with the exception of minimum parking stall sizes which are established by lift specifications.

e. There exists adequate assurances and operational plans that mechanical parking systems will be safely operated and maintained in continual operation with the exception of limited periods of maintenance. A deed restriction may be required.

f. There are no circumstances of the site or development or of the particular model or type of mechanical lift system which could result in substantial adverse impacts to those living or working on the site or in the vicinity.

D. Increase or Decrease in Parking Requirement – Conditional Use Permit. Where an applicant requests or where the Planning Director determines that, due to special circumstances:

1. Any particular use requires a parking capacity significantly greater or less than required, the Planning Director shall refer the matter to the Planning Commission for the imposition of an appropriate parking requirement. The Planning Commission may, by conditional use permit, require a number of parking spaces up to 20 percent more than required. The Planning Commission may, by conditional use permit, require fewer spaces than required if developer demonstrates a reduced parking need through a trip reduction or parking reduction program.

2. A project proposes use of valet parking, or other managed parking arrangement in conjunction with either a reduction in the number of parking spaces from Zoning Ordinance requirements, use of tandem parking, or modification of dimensional or other Zoning Ordinance physical development requirements. The Planning Commission may, by conditional use permit approve such modifications.

E. Prior to approving such conditional use permit, and as applicable, the Commission must determine that:

1. In the case of a reduction in the number of parking spaces required, due to special circumstances associated with the nature or operation of the use or combinations of uses at its location, the proposed project will generate a parking demand significantly different from the standards specified;

2. The number of parking spaces conveniently available to the use will be sufficient for its safe, convenient and efficient operation;

3. A greater number of parking spaces than required by the Commission will not be necessary to mitigate adverse parking or traffic impacts of the use on surrounding properties;

4. For use of valet parking, the Commission determines that use of valet parking is appropriate due to the type of use, scale of use, or other factors;

5. For use of valet parking, tandem parking, a higher proportion of compact parking spaces, or other changes to dimensional parking space requirements, the configuration of parking spaces and operation of the parking facility will ensure that the use has adequate parking availability;

6. In addition, prior to approving a decrease in the parking capacity required, the Commission must determine that adequate provisions have been made to accommodate any possible subsequent change in the use or occupancy which may require a greater parking capacity or other modifications to the parking operations or dimensional standards than that allowed by the Commission. Such provisions include, but are not limited to, restriping of parking spaces, elimination of tandem parking, reduction in the proportion of compact parking spaces, provision of additional bicycle or transit facilities, provision of additional off-site parking, or similar measures;

7. The location of several types of uses or occupancies in the same building or on the same site may constitute a special circumstance warranting the modification of parking requirements;

8. Any substantial change in use or occupancy or any substantial change in the special circumstances described above shall constitute grounds for amendment, or potential revocation of the conditional use permit issued pursuant to this section; and

9. The Commission finds that any modifications under these provisions will not create an impairment to public safety, impede safe and efficient pedestrian or vehicle traffic flow, or otherwise interfere with the operation of area uses or functions. (Ord. 1111, 2018)