Chapter 9.35 ACCESS, PARKING AND LOADING

The minimum standards of this section shall apply to all proposed land uses, buildings, and structures.

§ 9.35.030 Site Plan and Building Permit Required.

The minimum standards of this section shall also apply to all proposed additions, enhancements and changed modifications to existing land use structures. At the time a building or structure is added onto, enlarged, or modified, parking and loading spaces shall be provided for both the existing units and the modified or enlarged portions so as to conform to provisions of this Chapter.

(Added by Ord. 93-16, 11/23/93)

A site plan shall be submitted for all required parking facilities. The plan shall consist of a detailed layout of the existing and proposed parking facilities, including the site, grades, drainage, utilities, all structures, landscaping, parking stalls, drive aisles, and ingress and egress drives. The plan shall be accurately and thoroughly dimensioned. The site plan shall be submitted and reviewed in conjunction with any application for a permit required by Chapters 9.65, 9.67, 9.69, or 9.71, subdivisions of land pursuant to Title 7 or building permits pursuant to Title 8.

Permits in accordance with the applicable provisions of the Dana Point Municipal Code shall be obtained prior to the development of any access, parking, or loading facilities.

(Added by Ord. 93-16, 11/23/93)

§ 9.35.040 General Provisions.

Accessibility/Useability.

Required access, parking and loading facilities shall be made available and permanently maintained for access, parking and loading for the permitted and intended use(s).

Required off-street parking stalls shall be designed, located, constructed and maintained so as to be fully and independently usable and accessible at all times.

Required off-street parking facilities, and driveways providing access to such facilities, shall not be used for any purpose which at any time would preclude the use of the area for the temporary storage of motor vehicles, except as may be permitted through approval of a temporary site development permit.

Inoperable motor vehicles shall not be parked in driveways or carports.

Exclusivity of Facilities. Unless otherwise provided through an approved discretionary permit, no owner or tenant shall lease, rent or otherwise make the required off-street parking stalls unavailable to the intended users. The joint use of parking and loading stalls may be permitted subject to the approval of a Site Development Permit pursuant to Chapter 9.71., and as provided for by Section 9.35.060(c)(3).

Encroachment into Right-of-Way Prohibited. Land within the right-of-way of a proposed street or highway, or within the planned ultimate right-of-way on a street or highway proposed to be widened, shall not be used to provide required off-street parking and loading facilities.

Parking Facility Development Standards.

Paving Materials. All required access, parking, and loading spaces shall be paved with:

Decorative paving, concrete, or asphalt-type surfacing as per City standards and requirements for all non-residential parking facilities.

Decorative paving or concrete for all driveways, parking areas, parking maneuvering areas, and parking stalls providing access and parking for all newly constructed single family detached and attached residential projects.

Lighting. Lighting of outdoor parking areas shall be designed and maintained in a manner to prevent glare or direct illumination from intruding into any off-site areas. Lighting fixtures shall be provided in accordance with the following specifications for:

Uncovered access, parking and loading areas: The following minimum lighting requirements shall apply to all common uncovered parking facilities.

General Use Areas		High Use Areas
Footcandles (Minimum on Pavement)	Footcandles Uniformity Ratio (Average/Min)	Footcandles (Average on Pavement)	Footcandles Uniformity Ratio (Average/Min)
.4	4:1	1	3:1

As determined by the Director of Community Development, high use areas include: vehicular entries and exits, parking accessways, pedestrian areas, passenger loading areas, areas of higher intensity vehicular movement; areas of concentrated pedestrian and vehicular movement, and where added security is desired.

Covered access, parking and loading areas: The following minimum lighting requirements shall apply to all parking structures:

Parking Structure Lighting Standards (in Footcandles)
Area	Day	Night
General and pedestrian areas	5	5
Ramps, aisles, and corridors	10	7
Parking storage areas	4	4
Entrance areas	60	7
Elevator areas, walkways and cashiers booths	20	20
Stairwells	30	20

Landscaping Requirements. Parking lot landscaping should be designed and installed to comply with the applicable provisions contained in the Urban Design Guidelines.

Garage Setbacks. The vehicular entry to a garage must be located at least 20 feet from:

The back edge of the existing or ultimate sidewalk, whichever is further from the centerline of the street; or

Five feet from the back edge of the existing or ultimate curb line, whichever is further from the centerline of the street, where there is no sidewalk; or

The property line if it is less than five feet from the existing or ultimate curb line where there are no sidewalks, whichever is closest to the garage.

(Added by Ord. 93-16, 11/23/93; Ord. 94-09, 5/24/94; Ord. 94-21, 12/13/94; Ord. 03-07, 4/9/03)

§ 9.35.050 Access.

Roadways.

Access to Circulation Element Roadways.

Wherever access to parking is from a secondary arterial of two lanes, or higher rated roadway designated on the Circulation Element of the General Plan, parking stalls and parking maneuvering areas shall be designed so that vehicles enter the roadway traveling in a forward direction.

Vehicular access to roadways designated on the Circulation Element of the General Plan will be permitted only in accordance with the driveway locations and access design specifically approved by the Director of Public Works.

The width of roadways providing access to parking facilities for all residential projects, including attached or detached single family or multiple family dwellings, shall be in accordance with the following standards, unless otherwise approved by the Director of Public Works:

Number of Dwelling Units Accessed by Roadway	Curb-to-Curb Roadway Width for Access on Streets With:
Number of Dwelling Units Accessed by Roadway	No Parking	Parking on One Side	Parking on Two Sides
1 — 20 units	less than 28 feet	28 feet	36 feet
21 — 50 units	28 feet	28 feet	36 feet
51 — 120 units	28 feet	30 feet	40 feet
121 + units	28 feet	30 feet	40 feet

Access to residential and commercial property can be provided from an alley.

Access to on-street parking stalls is direct from the traffic lanes of the public right-of-way. The inclusion of on-street parking is restricted in accordance with the following street width standards:

Curb-to-Curb Street Width	Parking Allowed
Less than 28'	None, unless in bays outside the curb-to-curb width. Bays may include either perpendicular or parallel stalls.
> 28' but < 36'	Parallel stalls on one side only
36' or more	Parallel stalls on both sides

A five foot sidewalk along at least one side of the roadway is required.

On private roadways, sidewalks may be deleted if alternative pedestrian circulation is provided and approved subject to a Site Development Permit. In approving a Site Development Permit that includes the deletion of required sidewalks, the Planning Commission must make the following finding: that a safe and adequate alternative pedestrian circulation system has been provided.

Driveways. Driveways are intended to provide access from public roadways to private, off-street parking facilities. Entry driveways provide direct ingress or egress from a street, alley or public right-of-way to a parking aisle, internal driveway or parking maneuvering area. Internal driveways provide interior circulation between parking aisles. Except as is customary in single-family residential districts, no parking is permitted in an entry driveway and no parking stall shall take direct access from any driveway. In multiple family residential and non-residential districts, neither entry driveways or internal driveways may provide direct access to any parking stall.

Location of Driveway on a Corner Lot. When a building site abuts two intersecting streets and a driveway or multiple driveways are proposed, the driveway shall be located on the street frontage that allows the driveway to be farthest from the intersection of the two streets, and on the street that carries the least volume of traffic. If one of the intersecting streets is a Circulation Element roadway, the driveway shall be located on the other street subject to approval by the Director of Public Works.

Driveway Spacing.

All Driveways. Driveways shall be located a minimum of four feet apart. In addition, the space between driveways shall not exceed eight feet unless the space is at least 22 feet. This standard shall apply only to the development of new subdivisions and, where feasible, to the installation of new driveways in areas of existing development.

Driveway spacing standards for non-residential land uses and residential land uses with five or more dwellings shall be as follows:

The centerline of a driveway shall be a minimum of 110 feet away from the centerline of any other driveway as measured along the ultimate right-of-way lines of an abutting street; and

The centerline of a driveway shall be a minimum of 200 feet away from the centerline of any other street opening. In the Neighborhood Commercial and Residential Districts, the minimum distance between the centerline of a driveway and the centerline of any other street opening may be reduced to 150 feet subject to approval of the Director of Public Works.

If the standards of Subsections (b)(2)(A) and (b)(2)(B) of this Section cannot be achieved, a minimum distance of 22 feet, as measured along the ultimate property line, may be provided subject to the approval of the Director of Public Works.

Driveway Grades, Unless Otherwise Approved By the Director of Public Works.

Entry Driveways.

Four or Less Residential Dwellings. Whenever access is taken from a street, alley, or driveway to off-street parking serving four or less dwelling units, the driveway shall have a maximum grade of 10%, measured along the driveway centerline, for a distance of not less than 10 feet from the ultimate street, alley, or driveway right-of-way line and 15% thereafter. Exhibit 9.35-1 illustrates these specifications.

Non-Residential Land Use or Five or More Residential Dwellings. Whenever access is taken from a street, alley or driveway to an off-street parking area serving non-residential land use or five or more dwelling units, the driveway shall have a maximum grade of plus 15% or minus 2%, measured from the street, alley or driveway grade along the driveway centerline for a distance of not less than 18 feet from the ultimate street, alley, or driveway right-of-way line. If the driveway is constructed below the street elevation, adequate drainage facilities to avoid flooding shall be provided. Exhibit 9.35-1 illustrates these specifications.

EXHIBIT 9.35-1 MAXIMUM ENTRY DRIVEWAY GRADES

If any entry drive exceeds 50 feet in length, the first 18 feet of the access may not exceed an 8% grade.

Internal Driveways. Driveways located beyond 18 feet from the ultimate right-of-way line of a street, alley, or driveway which provides vehicular access within the interior of a parking area are internal driveways and shall have a maximum slope of plus 20% or minus 20%. When the slope of an internal driveway exceeds plus or minus 10%, the internal driveway design shall include transitions on each end, no less than eight feet in length, which have gradients equal to 1/2 the slope of the ramp. If the driveway is constructed below the street elevation, adequate drainage facilities to avoid flooding shall be provided. Exhibit 9.35-2 illustrates these specifications.

EXHIBIT 9.35-2 INTERNAL DRIVEWAY GRADES

Driveway Widths.

Residential Driveways.

The minimum driveway width between the public right-of-way and parking stall maneuvering area shall be as follows, unless otherwise approved by the Director of Public Works:

Number of Dwelling Units	One-Way Circulation	Two-Way Circulation
1⁽¹⁾	10 feet	10 feet
2 - 4⁽²⁾	12 feet	20 feet
5 - 19 ⁽³⁾⁽⁴⁾	14 feet	24 feet
20 +	14 feet	28 feet

Notes:
(1)	A single family residence driveway shall be paved to a minimum of 10 feet in width from access street or alley to the parking stall maneuvering area.
(2)	Except when a wider width is required for parking stall maneuvering area according to this Chapter or as required by the Director of Public Works for a transition to a driveway approach.
(3)	Where a one stall garage has an interior width in excess of 10 feet and a garage door wider than eight feet, the driveway width may be reduced by up to two feet.
(4)	Where a two stall garage has a garage door at least 16 feet wide, the parking stall maneuvering area width may be reduced by up to two feet.

Limit on Residential Driveways. For all residential uses, the driveway must lead directly to a garage, carport, or other approved parking facility. The number of permitted driveways shall be one per 50 feet of lot frontage, or fraction thereof, not to exceed a total of two driveways.

Non-Residential Driveways.

A one-way driveway shall have a minimum width of 15 feet unless it is a fire lane which requires a minimum width of 20 feet. Where one-way driveways exist, pavement graphics and directional signage and arrows shall be provided. If the driveway is more than 150 feet long, a fire apparatus turning radii may be required.

The width of a two-way driveway from any roadway shall be designed in accordance with the following standards, unless otherwise approved by the Director of Public Works:

Project Size (by Number of Parking Stalls)	Minimum Driveway Width
1 — 100 parking stalls	28 feet
101 — 350 parking stalls	32 feet
351 + parking stalls	35 feet
	(with curb returns)

Driveway Lengths.

Residential Uses.

Providing Access to a Garage.

Single Family Detached and Attached. A driveway with a minimum length of 20 feet, as measured from the back of sidewalk, five feet from the back of the existing or ultimate curb where there is no sidewalk, or property line if it is less than five feet from the existing or ultimate curb line where there are no sidewalks to the parking stall or parking stall maneuvering area, whichever is closest. Exhibit 9.35-3 illustrates this requirement.

EXHIBIT 9.35-3 RESIDENTIAL DRIVEWAY TO A GARAGE

Single Family Detached on Lots Which Are Both Shallow and Narrow (Less than Fifty Feet Wide and One hundred Feet Deep). A driveway with a minimum length of five feet and a maximum length of nine feet, measured from the back of sidewalk or back of curb where there is no sidewalk to the parking stall or parking maneuvering area, whichever is further. An automatic garage door opener and roll-up garage door, kept in operating condition, shall be used on garages located on such lots.

Providing Access to a Parking Structure or Uncovered Parking. The length of driveways providing access to a parking structure or to any area of uncovered parking shall be in accordance with the following standards:

Number of Dwelling Units Served	Minimum Driveway Length
1 — 19 dwelling units	20 feet
20 — 49 dwelling units	30 feet
50 + dwelling units	40 feet

Non-Residential Uses or Five or More Residential Dwellings.

The length of a driveway from any roadway shall be designed in accordance with the following standards as measured from the ultimate right-of-way to the first intersecting parking aisle, internal driveway or parking stall:

Project Size	Minimum Internal Driveway Length
Project Size	Primary Driveway	Secondary Driveway
1 — 50 parking stalls	Subject to Director of Public Works	Subject to Director of Public Works
51 — 100 parking stalls	20 feet	20 feet
101 — 200 parking stalls	30 feet	20 feet
201 — 350 parking stalls	50 feet	40 feet
351 — 450 parking stalls	70 feet	50 feet
451 + parking stalls	90 feet	60 feet

Driveways from non-Circulation Element roadways shall be not less than 20 feet in length as measured from the ultimate public right-of-way.

(6)

Driveway Widths. The width of any driveway from any roadway shall be designed in accordance with the following standards, unless otherwise approved by the Director of Public Works:

Project Size	Minimum Driveway Width
0 — 100 parking stalls	28 feet
101 — 350 parking stalls	32 feet
351 + parking stalls	35 feet with curb returns

(Added by Ord. 93-16, 11/23/93; amended by 94-09, 5/24/94; Ord. 03-07, 4/9/03; Ord. 06-02, 4/12/06; Ord. 11-02, 2/28/11)

§ 9.35.060 Parking Requirements.

Parking Facilities.

Parking Aisles. A parking aisle is a paved area designed to provide access to parking stalls.

Parking Stall Maneuvering Area. A parking stall maneuvering area is the paved area behind a parking stall that allows a vehicle to back out and enter a parking aisle or driveway. Parking stall maneuvering areas many times are also parking aisles of public rights-of-way. For example, a parking stall maneuvering area for the garage of a typical single family detached home is the driveway and public street.

Parking Stall. An area intended for the temporary parking of motor vehicles.

Parking Structure. A parking structure is either an above-ground, below-ground, or at-grade parking facility which is partially enclosed and which contains structural elements, such as columns or other supports, to create a multi-level parking facility.

Access to Parking Facilities. Vehicular access to off-street parking facilities shall be provided in accordance with the following provisions:

Fully accessible, adequate, and safe ingress and egress shall be provided between a parking area and a street, highway, alley or driveway as determined by the Director of Public Works.

Where feasible, required parking facilities shall be designed so as to allow vehicular access to other areas of the parking facility or adjacent parking facilities without entering the public right-of-way.

Except for single family detached or attached projects of four units or less, access facilities shall be arranged so that any vehicle can leave the parking area and enter into an adjoining vehicular right-of-way traveling in a forward direction.

When a parking aisle containing seven or more stalls dead ends, a turnaround area shall be provided which allows a vehicle entering the dead end parking aisle to exit the dead end parking aisle in a forward direction to the satisfaction of the Director of Public Works. The insertion or positioning of a landscape finger in a dead end parking aisle with more than seven parking stalls in it will not eliminate the requirement for a turnaround. For 90a parking from a dead end parking aisle, the last parking stall for the aisle shall be deleted and designated as a turnaround area. Any required garage, covered parking stall, or parking stall located more than 100 feet from the street or highway from which access is taken, and served by a driveway or parking aisle less than 20 feet wide, shall have an adjacent vehicle turnaround area with a minimum size equal to a standard nine foot by 18 foot parking stall. The turnaround area shall be located so that it can physically accommodate a vehicular turnaround without excessive vehicular movements, subject to approval by the Director of Public Works. Larger turnaround areas may be required to accommodate larger vehicles as deemed necessary by the Director of Public Works.

Tandem parking is prohibited, except as indicated below, subject to the approval of a minor conditional use permit:

For duplexes, pursuant to Section 9.35.080(e)(4) and Exhibit 9.35-10; or

For "employee only" parking areas of existing commercial structures; or

For valet parking areas of existing commercial structures.

Minor Conditional Use Permits may only be issued under subsections (B) and (C) above, when the Director of Community Development can make the following findings:

That the proposed type of tandem parking (employee or valet) is appropriate for the proposed use; and

That surrounding properties will not be adversely affected by the proposed tandem parking facilities; and

That adequate off-street (or acceptable on-street) parking for the patrons of the business will be available for the proposed use; and

That appropriate conditions have been imposed to address the maintenance and safety of the tandem parking area.

That the proposed use demonstrates unusually high quality, character and/or exhibits characteristics which are highly consistent with community objectives as stated in a specific General Plan goal(s) or policy(ies).

That the tandem parking program includes provisions for periodic monitoring and reporting to identify any issues associated with the program and to adjust the program as necessary to address any such issues.

Pedestrian access through off-street parking facilities shall be provided in accordance with the following provisions:

(6)

Parking lots with 80 or more uncovered parking stalls shall be designed to incorporate a safe and identifiable pedestrian circulation system which links the on-site parking lot and the off-site pedestrian circulation to the on-site structure(s)/uses. The system shall be provided in accordance with the following criteria:

The pedestrian linkage should be designed so as to be readily evident to the pedestrian as the safest pathway to the on-site use or structure. Vertical elements such as lighting, trees, arbors, or porticos may be used to enhance identification of the linkage.

The pedestrian linkage should be routed and designed so as to provide maximum integration with the required parking lot landscaping and the maximum degree of separation between pedestrian and vehicular circulation.

The pedestrian linkage shall be physically separated from vehicular circulation aisles except as necessary to provide a perpendicular crossing of such an aisle. Where the linkage crosses any vehicular circulation aisle, special treatments, including lights, signage, or enhanced pavement treatments such as pavers or brickwork, shall be provided to identify the crosswalk.

Location of Parking and Loading Facilities.

Location of Residential Parking Stalls.

Required parking facilities for residential districts shall be located on the same lot or parcel of land as the use the parking facilities are intended to serve. The facilities shall be conveniently and safely located on the site, required parking to be within 150 feet of the primary entrance to a dwelling unit. Required parking facilities provided by a given project shall be used exclusively for parking purposes by that project or residence, and shall not be leased, sold, or utilized by other projects or entities.

By approval of a Variance pursuant to Chapter 9.67, the Planning Commission may approve alternate parking facilities when it finds vehicular access to a garage, carport, or other required automobile storage space on the same lot or parcel of land is not possible from any street, highway, or alley. Such restrictions to access may be due to topographical or other physical conditions. Access may be so difficult to achieve that to require such access may be determined unreasonable in the opinion of the Planning Commission.

Covered and Assigned Stalls.

Covered and assigned stalls within a garage shall be located on-site and at least 20 feet from the ultimate right-of-way, except for lots which are both shallow and narrow (less than 50 feet wide and 100 feet deep) and duplexes on narrow lots which may be set back in accordance with Section 9.05.190 or Section 9.35.080(e).

Covered and assigned stalls within a parking structure shall be located on-site and within 100 feet of the dwelling unit they serve.

Covered and assigned stalls shall be designated as to the dwelling unit to which they are assigned on all plans submitted for permits. The plans shall show how the assigned stalls are designated.

Uncovered and Unassigned Stalls. Uncovered and unassigned stalls shall be located on-site and within 200 feet of the dwelling units they serve, and shall be marked "visitor parking."

Location of Non-Residential Parking Stalls. Required parking for non-residential uses shall be located:

On the same lot or parcel of land as the use which the facilities serve; or

On an adjoining lot or parcel of land under the same ownership as the lot supporting the use the parking facilities serve, provided that the adjoining lot is merged with the property containing the primary use for which the parking is required; or

On a lot or parcel of land separated only by an alley (20 feet wide or less) from the lot or parcel supporting the use the parking facilities serve, provided:

That said lots or parcels are under the same ownership; and

That said lots or parcels would be contiguous if not separated by the alley; and

That direct vehicular and pedestrian passage between said lots or parcels would be possible if the alley were vacated; and

That the parking is located not more than 200 feet from the property it is intended to serve; or

That the parking and vehicular access on said lots or parcels can be designed to ensure safe pedestrian movement between the parking and the property containing the primary use it is intended to serve.

That the lots or parcels are bound for the purpose of development by a covenant for easement pursuant to Chapter 9.45.

On a non-adjacent lot on the same block as the lot supporting the use the parking facilities serve, provided that the non-adjacent lot is under the same ownership.

(E)

Required parking for non-residential uses may be located on residentially designated lots or parcels subject to the requirements described above through approval of a Conditional Use Permit pursuant to Chapter 9.65.

Joint Use of Parking Facilities. Multiple uses on multiple building sites may establish joint use parking facilities within one or more parking areas located within such multiple building sites, provided the following requirements are met:

A detailed joint use parking plan shall be approved by a Minor Site Development Permit issued by the Director of Community Development pursuant to Chapter 9.71. The plan shall show and explain all parking facilities, uses and structures that will use the parking and the pedestrian access from the parking facilities to the uses and structures.

The boundary of the parking facilities shall be within one-quarter (1/4) mile of the uses they serve and connected to the site by an adequate pedestrian path or sidewalk to the satisfaction of the Director of Community Development.

Adequate assurance, to the satisfaction of the Director of Community Development, shall be provided to guarantee that required parking will continue to be maintained in compliance with applicable provisions of this Chapter. This assurance shall be recorded in the office of the Orange County Recorder on all properties utilizing the joint use parking facilities.

Shared Parking Program. A shared parking program is the shared use of an on-site common parking facility between various land uses according to a program that assures adequate parking is continually provided.

Approval of a shared parking program shall be by:

A Minor Conditional Use Permit approved by the Director of Community Development pursuant to Chapter 9.65 if the shared parking program meets City parking requirements according to the standards of subsection 3 below; or

A Conditional Use Permit approved by the Planning Commission pursuant to Chapter 9.65 for all other proposed shared parking programs.

Findings for approval of a shared parking program shall be that the shared parking program provides a reasonable, accountable, and enforceable means for all uses to share common parking and that the City's minimum requirements assure parking demand is continually met.

The property owner shall submit the shared parking program to the Director of Community Development for review and approval. The shared parking program shall include:

Written verification from property owner and tenants and all future property owners know of and will comply with the requirements of the shared parking program; and making known the shared parking program to all future property owners, tenants, and government agencies.

A site plan showing all parking spaces, building square footage and tenant spaces.

A shared parking matrix(s) with the following information:

The number of parking stalls available on-site (parking supply).

Project building and tenant addresses.

Gross square footage of all building and tenant spaces.

The name, type of use, and the days and hours of operation for each tenant.

The number of parking stalls required by this Chapter for each tenant based on each tenant's gross square footage and type of use.

The hourly parking demand for all tenants on: Weekdays (M—F), Saturday, Sunday.

The comparison between hourly parking demand and the parking supply which shows hourly parking demand will not exceed hourly parking supply according to this Chapter.

Written acknowledgement from the property owner and tenants that shared parking is contingent upon the efficient implementation of the shared parking program by the property owner and the tenant, and that if the shared parking program is not implemented efficiently as determined by the Director of Community Development, the City shall have the right to deny issuance of tenant improvements or other permits for use or development on the site.

After signing any lease agreement with future tenants, or purchase agreement with a future owner, the owner shall submit an updated shared parking program to the Director of Community Development for review and approval. The submittal shall indicate the new tenant or property owner, the tenant's required parking, and agreement with the Shared Parking Program as evidenced through a signed letter. The submittal shall be accompanied with a services fee in an amount equal to the hourly billing rate of a Planning Technician for one hour, according to the most current "City of Dana Point — Schedule of Service Fees." The City of Dana Point may withhold permits of any kind for the site until such documentation and fee is provided, reviewed, and approved.

§ 9.35.070 Dimensions of Parking Facilities.

Required Grades. Parking stalls, loading spaces, parking aisles, and parking stall maneuvering areas shall have a minimum grade of one-half (0.5) percent for concrete and 1% for all other types of pavement; and a maximum grade of 2% for retail commercial and 5% for all other uses. Said grade may be measured across the parking space and the abutting parking aisle in any direction. Exhibit 9.35-4, illustrates these requirements.

EXHIBIT 9.35-4 REQUIRED PARKING FACILITY GRADES

(Added by Ord. 93-16, 11/23/93; amended by Ord. 94-09, 5/24/94; Ord. 95-14, 7/25/95; Ord. 21-05, 8/23/21)

Parking Aisles. Parking aisles, interior circulation drives, and other maneuvering areas shall have minimum dimensions, as specified in the following table.

	Minimum Parking Aisle Width
Parking Stall Orientation to Parking Aisle	One-Way Circulation	Two-Way Circulation
Parallel	14 feet	24 feet
45°	14.5 feet	24 feet
60°	17 feet	24 feet
90°	24 feet	24 feet

Parking Stall Maneuvering Areas. Parking stall maneuvering areas for access into and out of parking stalls shall be as wide as the parking stall or parking stalls and as long as follows:

Garages — 24 feet of unobstructed pavement measured from the garage door.

Parking structures — 24 feet of unobstructed pavement measured from the open end of the parking stall.

Uncovered parking — 24 feet of unobstructed pavement measured from the open end of the parking space.

Parking Stalls.

General Design Provisions.

Parking Stall Delineation. Each parking stall, except for a parking stall within a single family garage, shall be clearly marked with double striping having a minimum width of four inches centered around the minimum parking stall width. The outside dimension of the double striping shall not exceed 16 inches. Exhibit 9.35-5 illustrates this provision.

EXHIBIT 9.35-5 REQUIRED PARKING STALL DELINEATION

Parking Stall Curbing and Wheel Stops. A continuous six foot by six foot concrete curb shall be provided for any uncovered parking stall adjacent to a pedestrian walkway, accessway or driveway, landscape planter, street or alley, as illustrated in Exhibit 9.35-6, to ensure that vehicles will not encroach into these areas. Limited encroachment of a parking stall into landscape planters or pedestrian walkways is permitted pursuant to Section 9.35.070(c)(2)(C).

Wheel stops are discouraged in favor of concrete curbing with landscaping or sidewalk extending two feet into the parking stall. Wheel stops should only be used to protect buildings, walls, pedestrians, or landscaping from contact by motor vehicles when there is no alternative measure of protection.

EXHIBIT 9.35-6 CURBING AND WHEEL STOPS

Minimum Parking Stall Dimensions.

General Stall Dimensions. All parking stalls shall be designed to meet the following minimum dimensional standards, as illustrated in Exhibit 9.35-7:

	Standard Parking Stalls (1)	Handicapped Parking Stalls (1)
Uncovered Stalls In a Parking Lot -
Parallel:	8' x 22'	14' x 22' (2)
45, 60 or 90 degree:	9' x 18'	14' x 18' (2)
Covered Stalls Inside a Garage or Carport -	10' x 20'	14' X 20' (2)
Covered Stalls Inside a Parking Structure -
Parallel:	8' x 22'	14' x 22' (2)
45, 60 or 90 degree:	9' x 18'	14' x 18' (2)

Notes:
(1)	Excepting stalls in the garage of a single family residence, when a parking stall abuts a building, fence, support column or other vertical obstruction which would interfere in any way with access to a motor vehicle, the required width of the stall shall be increased by two feet.
(2)	One in every eight handicapped parking stalls, and always at least one handicapped stall, shall have a minimum dimension of 17 feet by 18 feet (nine foot wide parking stall and eight foot wide access area by 18 feet deep) and shall have appropriate signage designating the stall "van accessible."

All parking stalls shall maintain unobstructed vertical clearance in accordance with the provisions of Section 9.35.070(c)(2)(B).

EXHIBIT 9.35-7 PARKING AISLE AND PARKING STALL DIMENSIONS

Unobstructed Vertical Clearance. Unobstructed vertical clearance means the area above the parking stall that is clear of any overhead intrusions such as structural supports, conduits, pipelines, signage or lighting fixtures. Such intrusions and overhead storage compartments may be permitted within the required unobstructed vertical clearance area along the wall, within the first three feet at the head of the stall subject to the approval of the Director of Community Development. Exhibit 9.35-8 illustrates the requirements and exceptions for unobstructed vertical clearance.

EXHIBIT 9.35-8 UNOBSTRUCTED VERTICAL CLEARANCE

§ 9.35.080 Minimum Number of Required Parking Stalls.

Parking Stall Encroachment. When the head of a parking stall abuts a landscape planter or pedestrian walkway, the depth of the stall may be reduced by up to two feet subject to the following provisions:

In either condition, the parking stall shall be provided with curbing that will limit vehicle encroachment to a maximum of two feet.

For encroachment into landscaped areas, planting material in the encroachment area shall be of a type that does not normally grow above six inches tall with routine maintenance. The depth of encroachment should be limited so that the remaining portion of landscaped area will satisfy the minimum required planter width referenced in Section 9.35.040(d)(3). The portion of the landscaped area that is encroached upon shall not be included in the calculation for minimum parking lot landscaping requirements.

For encroachment into pedestrian walkways, the amount of encroachment shall be limited so that the remaining portion of the walkway will be of an appropriate width to provide adequate pedestrian circulation.

Exhibit 9.35-9 illustrates the requirements and limitation for parking stall encroachments.

EXHIBIT 9.35-9 PARKING STALL ENCROACHMENTS

(Added by Ord. 93-16, 11/23/93; Ord. 94-21, 12/13/94; Ord. 03-07, 4/9/03)

Calculation of Minimum Parking Requirements. The requirement for a use not specifically mentioned in subsection (e) shall be the same as for a specified use which has the most similar traffic or parking generation characteristics. The Director of Community Development shall determine what constitutes similar traffic or parking generation characteristics. When the calculation of required parking stalls results in a fractional number, the number of required stalls shall be rounded up to the next whole number when the fraction is equal to or greater than .5 and may be rounded down to the next whole number when the fraction is less than .5. The number of required stalls shall be adequate to service the proposed use. Notwithstanding the table in subsection (e) below, the Director of Community Development may require additional parking stalls. Subsection (e) specifies the number of off-street parking stalls required for specific uses.

Calculation of Gross Floor Area. Where required parking calculations are based on gross floor area, gross floor area shall be calculated by measuring to the exterior of the building walls. The following areas shall be included in the calculation:

Restrooms, closets and storage or mechanical rooms;

Exterior patios which are intended to be occupied;

Elevator shafts and stairwells (may be counted once);

The following areas may be excluded from the calculation:

Interior building floor space which is devoted to parking, circulation, access driveways to subgrade parking or landscaping;

Exterior breezeways, hallways and balconies.

Handicapped Parking. The following table establishes the number of handicapped parking stalls required:

Total Number of Parking Stalls in Parking Lot or Garage	Minimum Number of Required Handicapped Parking Stalls
1 — 25	1
26 — 50	2
51 — 75	3
76 — 100	4
101 — 150	5
151 — 200	6
201 — 300	7
301 — 400	8
401 — 500	9
501 — 1000	2% of total stalls
1001 and over	20, plus 1 for each 100 or fraction thereof over 1001 stalls

Allowance for Bicycle Stalls. For projects with a minimum parking requirement of 50 or more parking stalls, up to 8% of the required stalls may be provided as bicycle stalls in a properly secured and located rack.

Minimum Number of Required Stalls by Use. The minimum amount of parking provided for each use in a project shall be in accordance with the following ratios:

SECTION 9.35.080(E)
MINIMUM NUMBER OF REQUIRED PARKING STALLS BY USE
Use	Required Number of Stalls
Residential Uses
(1) Age Restricted Single or Multiple Family Project	Same as single-family and multiple family listed above
(2) Convalescent Hospital	1 stall for every 4 beds plus parking for on-site employee housing
(3) Duplex	4-car garage (with minimum 40′ x 20′ interior floor space) and one additional stall per duplex. The requirement for the additional stall may be waived with the approval of a minor Site Development Permit provided the project satisfies the required findings detailed in Section 9.71.050.
(4) Duplex on lot less than 50′ wide	Two covered and assigned parking stalls within a garage per dwelling units; or Two covered and assigned parking stalls within a garage for one dwelling unit; and one covered and assigned parking stall within a garage and one uncovered tandem stall for the second dwelling unit, subject to the approval of a minor Conditional Use Permit by the Planning Commission and in accordance with the following standards: a. Prior to issuance of building permits, the recordation of a tandem parking agreement and management plan with the title for the property shall be provided to the satisfaction of the Director of Community Development. b. Prior to issuance of Certification of Occupancy, at least one 24-inch box tree shall be planted in the front yard setback or other alternative decorative paving and landscaping to screen the street views. c. The setback and design of the garage and the driveway shall provide adequate articulation and structural details to the garages and front elevation. This design could incorporate dimensions specified in Exhibit 9.35.10.
(5) Fraternity, Sorority or Rooming House	1 unassigned stall per bedroom, plus 2 covered and assigned stalls for the resident manager
(6) Granny Flat	1 covered (non-tandem)
(7) Mobilehome Park	1 covered and assigned stall, plus 1/2 visitor stall per d.u.
(8) Multiple family units (including Timeshares):	Stalls per Unit:
	Covered⁽¹⁾	Uncovered⁽¹⁾	Visitor
1 bedroom or less	1.0	0.5	0.2
2 bedrooms	1.0	1.0	0.2
3 bedrooms	2.0	0.5	0.2
more than 3 bedrooms	2.0	0.5 (2)	0.2
	⁽¹⁾ Covered stalls shall be assigned; uncovered stalls shall not be assigned.
	⁽²⁾ Plus 0.5 uncovered stall per additional bedroom in excess of 3.
(9) Senior Citizen Housing Complex	1 covered and assigned stall, plus 1/2 guest stall per dwelling unit, plus 1 stall for the resident manager
(10) Senior Congregate Care Facilities	1.25 stalls per unit (may be reduced to .67 stall per unit subject to Conditional Use Permit to reflect presence of special transportation services or other unique characteristics)
(11) Single-family, attached	Two assigned and covered parking stalls within a garage or parking structure, plus .3 stalls unassigned per dwelling unit.
(12) Single-family, detached:
up to 5 bedrooms	2 stalls in a garage
6 bedrooms and more	2 stalls in a garage + 1 covered for every two bedrooms over 4 bedrooms
(13) Single-family, detached on shallow or narrow lots	Two assigned and covered stalls within a garage per dwelling; or
(less than 50 feet wide and 100 feet deep)	Two assigned and covered stalls within a garage (setback 5 to 9 feet) per dwelling. The garage must be equipped with a garage door opener and a roll-up garage door.
Community Uses
(14) Church, chapel, religious facility, cemetery, mortuary, public assembly	1 stall/3 fixed seats (or 72/ of bench seating), or 1 stall/25 SF-GFA where there are no fixed seats
(14)(a) Emergency Shelters	1 stall/staff person during break hours
(15) College or University	1 stall/employee, plus 1 stall/2 students based on maximum student capacity
(16) Convalescent Hospital, Rest Homes or Sanitariums	1 stall/3 beds, plus if employee residence facilities are provided onsite, additional parking in accordance with applicable residential requirements
(17) Day Care and Nursery Schools	1 stall/2 employees, plus 1 stall/5 children, based on facility capacity
(18) Elementary Schools and Junior High Schools	1.5 stalls/classroom, plus 1 stall/5 fixed seats in auditorium, gymnasium or similar public assembly facility (35 SF = 5 fixed seats)
(19) High Schools	1.5 stalls/classroom, plus 1 stall/3 students based on maximum student capacity
(20) Hospitals and Medical Centers (providing acute care, clinical, surgical, teaching, research and office services)	2 stalls/patient bed or 1 stall/300 SF-GFA, whichever is greater
(21) Libraries	1 stall/200 SF-GFA
(22) Museums, Art Galleries	1 stall/250 SF-GFA
(23) Public Utility Facilities	1 stall/2 employees in the largest shift, plus 1 stall for each vehicle used in connection with the use
(24) Theaters:
Movie — Multiple Screen	1 stall/4 seats, plus 10 stalls for employees
Movie — Single Screen	1 stall/4 seats, plus 6 stalls for employees
Live Performance	1 stall/4 fixed seats
(25) Trade School, Business School or Adult Education	1 stall/1.5 people based on maximum number of students and staff, or 1 stall/35 SF of GFA
(26) Union Halls, Lodges and Clubs	1 stall/50 sq. ft. of gross floor area
Industrial Uses
(27) General Manufacturing and Processing Uses (not including buildings used exclusively for warehouse purposes)	1 stall/400 SF of industrial/manufacturing area, plus 1 stall/250 SF of office use, plus 1 stall/1,000 SF of warehouse area
(28) Mini-Storage Warehouse	1 stall/2,000 SF-GFA
(29) Recreational Vehicle and Boat Storage	5 stalls or, 1 stall/10,000 SF of storage area, whichever is greater
(30) Research and Development	1 stall/250 SF-GFA
(31) Warehouses (used exclusively for storage)	1 stall/1,500 SF of warehouse area, plus 1 stall/250 SF of office use
Office Uses
(32) Business and Professional Office (except medical)	1 stall/300 SF-GFA
(33) Financial Services (banks, savings and loans, credit unions)	1 stall/250 SF-GFA
(34) Medical and Dental Office	1 stall/150 SF-GFA
(35) Veterinary Office	1 stall/200 SF-GFA
Commercial Uses — Retail and Service
(36) Art Galleries	1 stall/500 SF-GFA
(37) Automobile/Truck/RV Sales	1 stall/400 SF indoor GFA plus 1 stall/4,000 sf outdoor retail area
(38) Automotive Service and Repair	2 stalls, plus 3 stalls/service bay (service bays do not count as stalls)
(39) Bed and Breakfast	2 covered and assigned stalls, plus 1 stall/guest room
(40) Car Wash	6 stalls per tunnel (plus additional stacking and drying areas as necessary to match capacity)
(41) Furniture Stores	1 stall/500 SF-GFA
(42) General Retail:
Individual use on a separate lot	1 stall/300 SF-GFA
Multi-tenant with less than 25,000 SF-GFA	1 stall/220 SF-GFA¹
Multi-tenant with more than 25,000 SF-GFA	1 stall/250 SF-GFA¹
	¹ If restaurant space occupies more than 20% of the total GFA, or if an individual restaurant contains more than 2,000 SF, then additional parking stalls shall be provided for all restaurant space above the 20% or the 2,000 SF, whichever is greater. The additional parking shall be calculated at the applicable restaurant rate.
(43) Laundromat	1 stall/3 washing machines
(44) Outdoor Sales, including Lumber Yards, and Salvage Yards	1 stall/1,000 SF gross outdoor retail area, plus additional parking as required for indoor sales area, service facilities and other uses
(45) Plant Nurseries	1 stall/1,000 SF indoor GFA, plus 1 stall/2,000 SF gross outdoor retail areas
(46) Resorts, Hotels and Motels	1 stall/guest room plus additional parking as required for accessory use
(47) Restaurants:
Dine-in (< 4,000 SF-GFA):	1 stall/100 SF-GFA
4,000 SF-GFA+:	40 stalls, plus 1 stall/50 SF-GFA above 4,000 sf-GFA
Fast Food:	10 stalls, or 1 stall/50 SF-GFA, whichever is greater
Take-Out:	1 stall/250 SF-GFA
Outdoor dining areas in excess of 16 seats:	1 stall for 150 SF of entire outdoor dining area
	(Note: Outdoor seating areas with 16 or less seats need not provide additional parking)
Commercial Recreation Uses
(48) Self Service Car Wash	2.5 stalls/wash bay (wash bays do not count as stalls)
(49) Arcades, Pool Halls and Bingo Halls	1 stall/150 SF-GFA
(50) Bowling Alley	4 stalls/lane, plus other uses calculated separately
(51) Dance Halls	1 stall/7 SF dance floor
(52) Driving Range	1 stall/tee, plus other uses calculated separately
(53) Golf Courses (Regulation and Pitch and Putt)	9 stalls/hole, plus other uses calculated separately
(54) Gyms, Spas and Health Clubs	1 stall/100 SF-GFA
(55) Handball and Racquetball Courts	3 stalls/court, plus other uses calculated separately
(56) Miniature Golf	1.5 stalls/hole, plus other uses calculated separately
(57) Skating Rink - Ice or Roller	1 stall/100 SF of rink, plus other uses calculated separately
(58) Swimming Pool - Commercial	10 stalls, or 1 stall/1,000 SF of lot area, plus 1 stall/2 employees, whichever is greater
(59) Tennis Courts	3 stalls/court plus other uses calculated separately

Footnotes for Section 9.35.080(e):
d.u. = dwelling unit	SF = square feet	GFA = gross floor area

EXHIBIT 9.35-10 OPTIONAL DUPLEX PARKING ARRANGEMENT

(Added by Ord. 93-16, 11/23/93; amended by Ord. 94-09, 5/24/94; Ord. 94-21, 12/13/94; Ord. 96-10, 8/13/96; Ord. 03-07, 4/9/03; Ord. 10-06, 5/24/10; Ord. 23-08, 12/5/2023; Ord. 25-02, 2/4/2025)

§ 9.35.090 Loading Facility Standards.

Off-street loading facilities shall be provided for all commercial, office, industrial, mixed use and warehousing land uses. The following provisions shall apply to all required loading facilities.

Location. Loading facilities shall be located on the same site as the use or building served; or within 100 feet of the use or building served, as approved by a Site Development Permit approved by the Director of Community Development according to Chapter 9.71. Such off-site loading facilities shall provide a covenant for easement in accordance with Chapter 9.45. Loading facilities shall not in any way block vehicular movement to or from a street, driveway, drive aisle, or parking stall. Loading facilities shall be located so that they may be accessed and utilized without maneuvering in the public right-of-way.

Minimum Dimensions. The minimum dimensions for any required loading space shall be 10 feet wide and 25 feet long, with 14 feet of unobstructed vertical clearance.

Number of Loading Spaces Required. A minimum number of loading spaces shall be required for all commercial, industrial, office and warehouse uses as follows:

Building Size (SF-GFA)	Minimum Number of Loading Spaces
Less than 10,000 sf	None Required
10,001 — 20,000 sf	1 space
20,001 — 50,000 sf	2 spaces
50,001 sf or more	3 spaces

Turning Radius. Access to all loading areas shall have an adequate turning radius to enable vehicles to maneuver without backing into a Circulation Element roadway or to access the loading area without backing into the area from a Circulation Element roadway.

§ 9.35.100 Combined Parking and Loading Facilities.

Screening. All loading spaces shall be screened from adjacent residential zoning districts and uses by landscaping no less than six feet in height.

(Added by Ord. 93-16, 11/23/93)

For Uses on Separate Lots or Parcels. Required parking facilities may be provided collectively for two or more buildings or uses located on separate contiguous lots or parcels of land, provided that the combined parking and loading facilities meet or exceed all minimum requirements for the buildings or uses. Combined parking and loading facilities shall provide a covenant for easement in accordance with Chapter 9.45.

§ 9.35.110 Alternatives to Parking and Loading Standards.

For Separate Uses on the Same Lot or Parcel. In instances where two or more uses are located on the same parcel of land, all parking and loading facilities, shall equal the sum total requirements for all the various individual uses calculated separately.

(Added by Ord. 93-16, 11/23/93)

The City recognizes that many uses and sites are unique and that certain components of parking and loading may be tailored to better comply with these standards based on factors such as awkward site shape and unique types or combinations of uses. As such, the City may consider modifications to certain provisions of the parking and loading standards to achieve safe and adequate parking and loading facilities, subject to the review and approval by the Planning Commission.

Procedures for Alternative Standards. Alternative standards for certain elements of parking and loading standards may be permitted subject to the approval of the appropriate application as follows:

A minor Conditional Use Permit shall be required for a shared parking program utilizing the City's model program, as outlined in Section 9.35.060(c)(4).

A major Conditional Use Permit shall be required for a shared parking program not utilizing the City's model program.

A Site Development Permit shall be required for any modification to:

The location, height and/or amount of landscaping in the parking area; or

The setback of a parking area from property lines; or

The required driveway "throat" length, drive aisle width and accessway width; or

Number of loading spaces required; or

(E)

Lighting standards.

A Variance shall be required for any modification to the number of parking stalls. Per Government Code Section 65906.5, Variances for reduced parking may be granted in order that some or all parking spaces be located off-site, or that in-lieu fees or facilities be provided.

Alternative Parking Standard Findings. Alternative parking and loading standards may be approved provided the Planning Commission makes the following findings:

Conditional Use Permits:

That the applicable parking and loading requirements are excessive or inappropriate due to either the nature of the specific use(s) involved or because of special circumstances applicable to the site; and

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

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

Site Development Permits:

That the proposed modifications to the parking and loading standards result in a project which is of a superior design quality and functionality as compared to the project which could have been built under the existing regulations; and

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

Variances:

That there are special circumstances applicable to the subject property which, when the applicable parking and loading regulations are strictly applied, deprive the subject property of privileges enjoyed by other property in the vicinity and subject to the same parking and loading regulations; and

That approval of a Variance for the subject property will not constitute a grant of special privileges which are inconsistent with the limitations placed upon other properties in the vicinity and subject to the same parking and loading regulations, when the specified conditions are complied with.

That approval of the Variance will be an incentive to, and a benefit for, the nonresidential development (Government Code Section 65906.5).

§ 9.35.120 Parking Structure Design Standards.

That approval of the Variance will facilitate access to the nonresidential development by patrons of public transit facilities, particularly guideway facilities (Government Code Section 65906.5).

(Added by Ord. 93-16, 11/23/93; amended by Ord. 03-07, 4/9/03)

Parking structures, including underground or subterranean structures, shall require a Site Development Permit and shall be designed to meet the following standards and guidelines:

Minimum Driveway Width. Any driveway providing access to a parking structure shall have a minimum width of 28 feet. If a toll or fee booth is located in the driveway area, the driveways on either side of the booth shall have a minimum width of 14 feet. A sidewalk with a minimum width of six feet shall be provided adjacent to the entrance driveway.

Maximum Parking Aisle Length. Three hundred feet shall be the maximum length of a parking aisle without being intersected by another parking aisle or driveway.

Location of Support Columns. The edge of structure support columns shall be located a minimum of two feet and a maximum of four feet from the parking aisle and shall not be located within the area of a parking stall.

Increase in Parking Stall Width. When the side of any parking stall abuts a building, fence, wall, support column or other obstruction which would interfere in any way with access to a motor vehicle, the width of the stall shall be increased to at least 11 feet.

Internal Circulation. Where possible, the internal circulation of vehicles in a parking structure shall be designed to flow in a counter-clockwise direction.

(f)

Minimum Floor Heights. The minimum height from the floor to the lowest ceiling structure, support beam, or overhead fixture, such as a conduit, pipeline, signage, lighting, or any other obstruction mounted on the ceiling shall be:

Eight feet two inches for areas providing access to handicap parking; or

Eight feet for all other parking areas; or