City of Fountain Valley, CA PARKING AND LOADING

Parking and Loading Spaces to Be Permanent. Parking and loading spaces shall be permanently available, marked and maintained for parking or loading purposes for the use they are intended to serve. The director may approve the temporary reduction of parking or loading spaces in conjunction with a seasonal or intermittent use with the approval of a temporary use permit (Chapter 21.48 of this title).

Parking and Loading to Be Unrestricted. Owners, lessees, tenants or persons having control of the operation of a premises for which parking or loading spaces are required by this chapter shall not prevent, prohibit or restrict authorized persons from using these spaces without prior approval of the director.

Restriction of Parking Area Use for NonResidential and Multi-Family Uses. Required off-street parking, circulation and access areas shall be used exclusively for the temporary parking and maneuvering of vehicles and shall not be used for the sale, lease, display, repair or storage of vehicles, trailers, boats, campers, mobile homes, merchandise or equipment, or for any other use not authorized by the provisions of this code.

Single-Family Uses. Refer to subsection (b)(1), Single-family uses, of Section 21.22.080, for driveway requirements for single-family uses.

(Ord. 1308 § 5, 2000; Ord. 1515 § 4, 2016)

§ 21.22.040 Number of parking spaces required.

Each use shall provide at least the minimum number of parking spaces required by this chapter.

Parking Requirements by Land Use. Each land use shall be provided the number of parking spaces required in Table 3-3, except where a greater number of spaces is required through land use entitlement approval, where an exception has been granted through approval of a variance in compliance with Chapter 21.50, or where an adjustment to the parking requirements has been approved by the planning commission through a conditional use permit as provided for in Section 21.22.050.

Multi-Tenant Sites. A site with multiple tenants shall provide the aggregate number of parking spaces required for each separate use, unless an adjustment to the parking requirements has been approved by the planning commission through variance in compliance with Chapter 21.50, or where an adjustment to the parking requirements has been approved by the planning commissions through a conditional use permit as provided for in Section 21.22.050.

Uses Not Listed. Land uses not specifically listed in Table 3-3 (Parking Requirements by Land Use) of this section shall provide parking as required by the director. The director shall use the requirements of Table 3-3 as a guide in determining the minimum number of parking spaces to be provided, and shall make the following findings:

That field investigations disclose that the subject use and its operations are compatible to one or more uses under which the parking area is designated;

That the proposed parking area requirements will adequately serve the intended use and be located in a manner to protect the public health, peace, safety and general welfare.

Bench or Bleacher Seating. Where fixed seating is provided in the form of benches or bleachers, a seat shall be construed to be not less than eighteen inches of continuous bench space for the purpose of calculating the number of required parking spaces.

TABLE 3-3
PARKING REQUIREMENTS BY LAND USE
Land Use Type: Manufacturing Processing and Warehousing	Vehicle Spaces Required
General manufacturing, processing uses, and research and development, laboratories	2 spaces for each 1,000 sq. ft. of gross floor area for the first 25,000 sq. ft.; and 1 space for each 1,000 sq. ft. thereafter. The gross floor area may include incidental office space comprising up to 20% of the total gross floor area. The parking requirements for additional office space shall be calculated separately as provided by this table for offices.
Recycling facilities	Determined by conditional use permit.
Warehouses, storage, and distribution facilities (not including mini-storage for personal use)	1 space for each 1,000 sq. ft. of gross floor area. The gross floor area may include incidental office space comprising up to 10% of the total gross floor area. The parking requirements for additional office space shall be calculated separately as provided by this table for offices.

Land Use Type: Recreation, Education, Public Assembly	Vehicle Spaces Required
Child day care and adult day care centers	1 space for each employee and 1 space per vehicle used directly by the business
Indoor recreation/fitness centers Arcades	1 space for each 250 sq. ft. of gross floor area.
Bowling alleys	1 space for each employee plus 4 spaces for each alley, plus required spaces for ancillary uses.
Health/fitness clubs	1 space for each 250 sq. ft. of gross floor area.
Pool and billiard rooms	2 spaces for each table, plus required space for ancillary uses.
Skating rinks	1 space for each 400 sq. ft. of gross floor area for public use, plus required spaces for ancillary uses.
Libraries, museums, art galleries	1 space for each 300 sq. ft. of gross floor area, plus 1 space for each official vehicle.
Outdoor commercial recreation	Determined by conditional use permit.
Religious institutions, cinemas, performance theaters, meeting halls, and membership organizations	1 space for each 3 fixed seats, or 1 space for every 50 sq. ft. of gross assembly or viewing area, plus ancillary uses (e.g., restaurant).
Schools (private) Elementary/junior high	1.5 spaces for each classroom, plus 1 space for every 75 sq. ft. of assembly area in an auditorium, plus 1 bus loading space for each 100 students or portion thereof.
High school	5 spaces for each classroom, plus 1 space for each 75 sq. ft. in assembly rooms and auditoriums, plus 1 bus loading space for each 100 students or portion thereof.
Trade and business schools	1 space for each student.
Studios for dance and art	1 space for each 200 sq. ft. of gross floor area.
Tennis/racquetball/handball or other courts	2 spaces for each court, plus 1 space for each 300 sq. ft. of floor area for ancillary uses.

Land Use Type: Residential Uses	Vehicle Spaces Required
Group quarters (including boarding houses, rooming houses, dormitories and organizational houses)	1 space for each sleeping room or 1 space for each 2 beds, whichever is greater.
Mobile home parks	2 covered spaces in conjunction with each mobile home plus 1 space for each 5 mobile homes, the latter to be provided in the mobile park separate from the mobile home spaces.
Multi-family dwellings, duplex units, condominiums and other attached dwellings	Studio, bachelor or 1 bedroom unit: 1.5 spaces for each unit with 1 space per unit in a garage/carport.
	2 or more bedroom units: 2 spaces for each unit plus 0.5 additional spaces for each bedroom over 2, 1 enclosed space per 2 bedroom unit and 2 enclosed spaces for 3 or more bedroom units.
	Guest parking: 25% of total required spaces. ⁽¹⁾
Mixed-use developments	Determined by conditional use permit.
Accessory dwelling units	1 space per unit or per bedroom, whichever is less. See Section 21.08.055 for more information.
Senior housing projects	1 space for each unit with half the spaces enclosed, plus 1 guest parking space for each 10 units.
Senior congregate care facilities	0.5 space for each residential unit, plus 1 space for each 4 units for guests.
Single-family 1 to 4 bedrooms	2 enclosed spaces. 450 sq. ft. maximum. ⁽²⁾
5 bedrooms and more, or more than 4,000 sq. ft. gross	3 enclosed spaces. 650 sq. ft. maximum. ⁽²⁾

Land Use Type: Retail Trade	Vehicle Spaces Required
Automobile, mobile home, vehicle, machinery and parts sales	1 space for each 800 sq. ft. of gross floor area.
Banks and financial services	1 space for each 300 sq. ft. of gross floor area.
Building materials, furniture stores, hardware stores and plant nurseries	1 space for each 300 sq. ft. of gross floor area, plus 1 space for each 1,000 sq. ft. of outdoor sales area.
Convenience stores	1 space for each 200 sq. ft. of gross floor area.
Restaurants such as fast food, cafés, cafeterias, nightclubs, taverns, lounges or similar establishments with or without a drive-through for the consumption of food and beverages on the premises:
Small format	1 space for each 250 sq. ft. of gross floor area.
Large format	1 space for each 200 sq. ft. of gross floor area.
Exclusively controlled outdoor dining	1 space for each 300 sq. ft. of private outdoor dining area.
Common, shared outdoor dining	No parking required.
Dance floors	1 space for each 35 sq. ft. of dance floor area.
Restaurants with a drive-through when located in a shopping center	In addition to restaurant parking requirements noted above, 50% of the automobiles provided in the drive-through may be credited toward meeting restaurant parking requirements at a rate of 1 space/20 ft. length.
Retail sales and services	1 space for each 250 sq. ft. of gross floor area.

Land Use Type: Service Uses	Vehicle Spaces Required
Consumer products: repair and maintenance	1 space for each 250 sq. ft. of gross floor area.
Copy and reproduction centers	1 space for each 400 sq. ft. of gross floor area.
Depots: bus, freight or rail	Determined by conditional use permit.
Emergency shelter	An emergency shelter shall provide off-street parking at a ratio of 1 space per 4 beds and/or 0.5 spaces per bedroom designed as a family unit with children, plus 1 per staff member.
Equipment rental	1 space for each 300 sq. ft. of floor area, plus 1 space for each 1,000 sq. ft. of outdoor use area.
Hotels	1 space for each guest room up to 40 guest rooms, plus 1 additional space for each 2 rooms over the first 40 rooms plus one-half of the required spaces for publicly accessible accessory uses, such as restaurants, spas, and event centers, as dictated in Chapter 21.22 of this code.
Kennels, animal boarding and veterinary clinics	1 space for each 500 sq. ft. of gross floor area, plus 1 space for each 800 sq. ft. of boarding area.
Laundries and dry cleaning plants	1 space for each 1,000 sq. ft. of gross floor area.
Motels	1 space for each sleeping or living unit, and 1 cargo trailer space for each 5 guest rooms.
Medical services Clinics, medical/dental offices	1 space for each 200 sq. ft. of gross floor area.
Board and care homes, group home care facilities, and in-patient drug treatment facilities	1 space for each 5 beds.
Convalescent hospital	1 space for each patient bed the facility is licensed to accommodate, plus 1 space for each 400 sq. ft. of office area.
Hospitals	1 space for each 3 patient beds the facility is licensed to accommodate plus required spaces for ancillary uses as determined by the director.
Medical/dental labs	1 space for each 300 sq. ft. of gross floor area.
Mortuaries and funeral homes	1 space for each employee, plus 1 space for each 50 sq. ft. of assembly area or 1 space for each 3 fixed seats, whichever amount is greater.
Offices, administrative, corporate	1 space for each 300 sq. ft. of gross floor area.
Offices, not providing on-premises customer service	1 space for each 400 sq. ft. of gross floor area.
Personal services Barber/beauty shops (and other personal services: tattoo studios, massage therapy)	1 space for each 250 sq. ft. of gross floor area.
Pet grooming	1 space for each 400 sq. ft. of gross floor area.
Service stations (including multi-use stations)	1 space for each 250 sq. ft. of gross floor area; plus 3 spaces for each service bay. For ancillary uses (convenience stores, restaurants, car washes) 50% of the parking provided at pump islands may be credited toward meeting parking requirements.
Single room occupancy	Single occupancy rooms shall be parked at 0.5 spaces per room. Double occupancy rooms shall be parked at 1 space per room, plus 1 per staff member.
Vehicle repair and maintenance Repair garage	1 space for each 350 sq. ft. of gross floor area.
Self-service vehicle washing	2 spaces for each washing stall, for queuing and drying.
Full-service vehicle washing	1 space for each 250 sq. ft. of gross floor area, plus 10 spaces for each wash lane for drying area.

Notes:
(1)	Guest parking spaces shall be clearly marked for guest parking only and shall be dispersed throughout the development site. Signs shall be provided at appropriate locations to direct visitors to guest parking locations.
(2)	See Section 21.08.040, Table 2-3 for exceptions.

(Ord. 1308 § 5, 2000; Ord. 1350 § 3, 2003; Ord. 1428 § 6, 2009; Ord. 1460 § 6, 2011; Ord. 1515 § 4, 2016; Ord. 1527 § 4, 2017; Ord. 1548 § 6, 2019; Ord. 1562 § 6, 2020; Ord. 1574 § 9, 2021; Ord. 1579 § 6, 2022; Ord. 1587 § 5, 2022; Ord. 1589 § 7, 2022)

§ 21.22.050 Adjustments to parking requirements.

Shared Parking Reduction. Required off-street parking requirements may be reduced with approval of a conditional use permit by the planning commission where two or more nonresidential uses on the same site or immediately adjacent sites have distinct and differing peak parking demands (e.g., a theater and a bank).

Requests for a conditional use permit for shared parking shall meet all of the following requirements:

A parking study prepared by a California licensed traffic engineer or civil engineer experienced in the preparation of such study shall be submitted by the applicant demonstrating that no substantial conflict will exist in the peak hours of parking demand for the uses for which joint use is proposed. The parking study shall provide findings, recommendations, and a summary table of all existing and proposed uses with square footages and hours of operation, in the shared parking arrangement. The methodology to be used in preparing the study shall be that promulgated by the Institute of Transportation Engineers (ITE);

The number of parking spaces shall not be reduced below the number of spaces required during the peak hour demands for the combined total of the structures or uses involved;

The most remote parking space shall be located within three hundred feet of the use it is intended to serve or as approved by the planning commission; and

(D)

When applicable, a written and recorded agreement shall be drawn to the satisfaction of the city attorney and director and executed by all parties concerned assuring the continued availability of the number of parking spaces designated for shared use and availability of reciprocal access easements.

A shared parking reduction may be approved provided the planning commission makes the following findings, in addition to the findings requirements of Chapter 21.36:

That the applicable parking requirements are excessive or inappropriate due to either the nature of the specific uses involved or because of special circumstances applicable to the site;

That the proposed parking facilities, as conditioned, comply with the intent and purpose of the parking regulations; and

That the provisions of the proposed shared parking program are reasonable, accountable and enforceable.

ADA Compliance. The director may administratively reduce parking requirements due to a loss of parking spaces because of ADA requirements associated with tenant improvements.

Reduction in the Number of Parking Stalls. With the exception of achieving ADA compliance, the number of required off-street parking stalls may only be reduced with the approval of a variance, in compliance with Chapter 21.50. A variance for a reduction in the number of parking stalls may be approved by the planning commission based on the findings required for a variance, and the findings and recommendations of a parking study prepared by a qualified parking or traffic consultant.

(Ord. 1308 § 5, 2000; Ord. 1515 § 4, 2016)

§ 21.22.060 Disabled and handicapped parking requirements.

Parking areas shall include parking spaces accessible to the disabled in the following manner:

Fulfilling of Requirements. Disabled accessible parking spaces required by this chapter shall count toward fulfilling the parking requirements of this chapter.

Number of Spaces—Design Standards. Parking spaces for the disabled shall be provided in compliance with the Uniform Building Code and the Federal Accessibility Guidelines.

Reservation of Spaces Required. Disabled access spaces shall be reserved for use by the disabled throughout the life of the use.

Residential Multi-Family Uses. For each dwelling unit required to be designed to accommodate the physically handicapped or required to be made adaptable for the physically handicapped, the required covered parking shall be designed as required by Part 2, Title 24, California Administrative Code.

(e)

Upgrading of Markings Required. If amendments to state law change standards for the marking, striping and signing of disabled parking spaces, disabled accessible spaces shall be upgraded in compliance with the new state standards. Upgrading shall be completed by affected property owners within sixty days of being notified of new state-approved standards.

(Ord. 1308 § 5, 2000; Ord. 1515 § 4, 2016)

§ 21.22.070 Development standards for parking.

Access. Access to parking areas shall be provided in the following manner:

Parking areas shall provide suitable maneuvering room so that vehicles enter an abutting street in a forward direction. Parking lots shall be designed so as to prevent access at any point other than at designated access drives. The director may approve exceptions for single-family homes and duplexes.

A minimum unobstructed clearance height of fourteen feet shall be maintained above areas accessible to vehicles.

Access to Adjacent Sites. Applicants for nonresidential developments are encouraged to provide shared vehicle and pedestrian access between adjacent nonresidential properties for convenience, safety and efficient circulation. A joint access agreement guaranteeing the continued availability of the shared access between the properties and running with the land shall be recorded by the owners of the abutting properties, as approved by the director.

Location. Parking areas shall be located in the following manner:

Required parking shall be located on the same parcel as the uses served, except that parking may be located on a parcel adjacent to the parcel served subject to a recorded covenant running with the land and recorded by the owner of the parking lot guaranteeing that the required parking will be maintained exclusively for the use or activity served.

For residential uses, parking shall be located within two hundred feet of the unit it is intended to serve. For nonresidential uses, parking shall be located within three hundred fifty feet of the use it is intended to serve, or as approved by the planning commission in a shared parking arrangement.

Parking areas shall not be developed in a required front or side yard fronting on a public street.

Parking Space and Lot Dimensions.

Residential Uses. Minimum clearance inside dimensions for carports and garages shall be twenty feet in length by ten feet in width for each car. The minimum inside dimension shall be twenty feet in length by twenty feet in width for two-car garages and twenty feet in length by thirty feet in width for three-car garages.

Nonresidential Uses. Minimum parking dimensions shall be as follows:

Standard parking space dimensions shall be nine feet by nineteen feet.

A maximum of two feet of the parking stall depth may be landscaped with low-growth, hearty materials in lieu of paving, allowing a two-foot bumper overhang while maintaining the required parking dimensions. The additional landscaped area is considered part of the parking space and shall not be counted towards satisfying parking lot landscaping requirements.

Off-Street Parking Diagrams. Minimum parking dimensions for off-street parking are as follows:

Figure 3-2

Drive Aisle and Parking Space Dimensions for Nonresidential Uses

(e)

Directional Arrows and Signs.

In parking facilities, parking spaces, aisles, approach lanes and maneuvering areas shall be clearly marked with directional arrows and lines to ensure the safe and efficient flow of vehicles.

The director may require the installation of traffic signs in addition to directional arrows to ensure the safe and efficient flow of vehicles in a parking facility.

The exit from a parking area which provides parking for forty or more vehicles shall be clearly marked with a vehicle "STOP" sign in conformance with the State Highway Manual for uniform traffic control devices.

(f)

Drainage.

Surface water from parking lots shall not drain over sidewalks or adjacent parcels.

Parking lot grades shall be designed to slow stormwater flow and direct storm water toward landscaping, bio-retention areas, or other water collection/treatment areas.

(g)

Grades of Entrances, Spaces and Driveways.

Entrance Driveways. Driveways shall not exceed a maximum grade of plus fifteen percent or minus six percent measured along the driveway centerline. Where there is a change in the slope of the driveway, it shall be demonstrated that vehicles will be able to pass over the change in slope without interference with the vehicle's undercarriage.

Interior Driveways. Ramps or driveways within the interior of a parking area (beyond twenty feet from ultimate right-of-way line) shall have a maximum grade of twenty percent. If a ramp or driveway exceeds ten percent, the design shall include transitions (at each end of the ramp) not less than eight feet in length, having a slope equal to one-half the ramp or driveway slope.

Parking Spaces. Parking spaces and abutting access aisles shall have a maximum grade of seven percent, measured in any direction.

(h)

Lighting. Parking areas shall have lighting capable of providing adequate illumination for security and safety. Lighting standards shall be energy-efficient and in scale with the height and use of the on-site structure(s). All illumination, including security lighting, shall be directed downward, away from adjacent properties and public rights-of-way in compliance with Section 21.18.060 (Exterior lighting) of this title.

(i)

Residential Guest Parking. Guest parking for multi-family residential uses shall be designated and restricted for the exclusive use of the guests with appropriate signs/pavement markings.

(j)

Striping and Identification.

Vehicular. 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. Carpool spaces shall be clearly identified for vehicle carpool usage respectively.

Disabled. Parking spaces for the disabled shall be striped and marked according to the applicable state standards.

(k)

Surfacing. Parking spaces, including motorcycle parking areas, and maneuvering areas shall be paved and permanently maintained in compliance with city standards and subject to approval by the city engineer.

(l)

Wheel Stops/Curbing. Continuous concrete curbing at least six inches high and six inches wide shall be provided for parking spaces located adjacent to fences, walls, property lines, landscaped areas and structures. Individual wheel stops may be provided in lieu of continuous curbing when the parking is adjacent to a landscaped area, and the drainage is directed to the landscaped area subject to the approval of the director. Wheel stops or curbing shall be placed to allow for two feet of vehicle overhang area within the dimension of the parking space.

(m)

Barriers to Channel Traffic. Appropriate barriers (e.g., landscape planters, bumper guards or wheel stops) to traffic movement shall be provided to channelize traffic into travel lanes and prevent unrestricted movement through parking stalls.

(n)

Pedestrian Walkways. Commercial developments shall provide grade-separated walkways that connect parking lots to on-site buildings and public sidewalks. Pedestrian walkways shall be properly illuminated for nighttime safety and visibility and shall be adequately landscaped for shade, comfort and aesthetics.

(o)

Rear Parking Areas. Rear parking shall be provided with access into the rear of the building(s) served. Rear building access shall be designed as secondary points of egress and ingress.

(Ord. 1308 § 5, 2000; Ord. 1515 § 4, 2016; Ord. 1587 § 6, 2022)

§ 21.22.080 Driveways.

Number and Location of Driveways. The number and location of driveways shall be subject to the requirements of the city engineer.

Driveway Width and Length.

Single-Family Uses.

Each single-family dwelling shall provide a paved driveway continuous from the street or other public right-of-way via a curb cut and driveway apron providing access to the interior of a garage or carport. Driveways shall be kept free and clear of stored materials (e.g., trash, debris, construction material), including inoperable vehicles, at all times.

Driveways that provide access to garages or carports having a setback less than twenty-four feet from the street property line shall have a minimum width of twenty-two feet. Driveways that provide access to garages or carports having a setback greater than twenty-four feet from the street property line may have a minimum width of twelve feet at the street property line.

When a garage is perpendicular (ninety degrees) to the driveway, a minimum twenty-five-foot deep unobstructed back-out area shall be provided.

(D)

For single-family uses in residential zoning districts, paved driveways may be used only for the parking/storage of operable automobiles, trucks under two-ton capacity, recreational vehicles, trailers and watercraft. Automobiles, trucks, trailers, recreational vehicles, watercraft or similar items shall not be used for habitation.

(E)

The maximum width of an expanded driveway shall not exceed fifty percent of the lot width for lots with widths greater than fifty feet, and sixty percent of the lot width for lots with widths of fifty feet or less.

Multi-Family Uses.

The minimum width of driveways shall be as follows:

1—15 dwelling units	20 feet
16 or more dwelling units	25 feet

Driveways that provide direct access to garages or carports shall have minimum widths as follows:

Garages, carports or parking on one side	25 feet
Garages or carports on both sides	30 feet

Garages and carports shall provide a minimum overhead clearance of eight feet.

Nonresidential Uses. Drive aisles for nonresidential uses shall be provided in compliance with Figure 3-2 (Drive Aisle and Parking Space Dimensions for Nonresidential Uses). The maximum driveway width shall be thirty feet, exclusive of the area provided for a median divider.

Clearance from Obstruction. The nearest edge of a driveway apron or curb return shall be at least five feet from the nearest property line, centerline of a fire hydrant, utility pole, traffic signal, light standards or other similar facilities. Driveways shall have an overhead clearance of ten feet in height except within a parking structure which may be reduced to seven feet, six inches.

Internal Circulation. Internal circulation patterns and the location and traffic direction of all access drives shall be designed and maintained in compliance with accepted principles of traffic engineering and traffic safety.

(e)

Visibility. Visibility of pedestrians, bicyclists and motorists shall be assured when entering individual parking spaces, circulating within a parking facility and entering or leaving a parking facility.

(f)

Coordination with Medians. Driveway locations shall be located to coordinate with future median openings in compliance with the design standards established in the Division of Highways Design Manual.

(Ord. 1308 § 5, 2000; Ord. 1427 § 2, 2009; Ord. 1515 § 4, 2016)

§ 21.22.090 Loading space requirements.

Number of Loading Spaces Required. Nonresidential uses shall provide the number of loading spaces required to meet the needs of the proposed use as determined by the director.

Standards for Loading Areas. Loading areas shall be provided in the following manner:

Dimensions. Loading spaces shall be not less than fifteen feet in width, twenty-five feet in length, with fourteen feet of vertical clearance.

Lighting. Loading areas shall have lighting capable of providing adequate illumination for security and safety. Lighting standards shall be energy-efficient and in scale with the height and use of adjacent structure(s).

Loading Doors and Gates. Loading bays and roll-up doors shall be painted to blend with the exterior structure wall(s) and be located on the rear of the structure only. Bays and doors may be located on the side of a structure, away from a street frontage, where the director determines that the bays, doors and related trucks will be adequately screened from view from adjacent streets.

(4)

Loading Ramps. Plans for loading ramps or truck wells shall be accompanied by a profile drawing showing the ramp, ramp transitions and overhead clearances.

(5)

Location. Loading spaces shall be located and designed as follows:

Adjacent to the main structure and limited to the rear two-thirds of the parcel, except where approved by the director;

Situated to ensure that the loading facility is screened from adjacent streets as much as possible;