These regulations are established in order to assure that parking facilities are properly designed and located in order to meet the parking needs created by specific uses, and ensure their usefulness, protect the public safety, and, where appropriate, buffer and transition surrounding land uses from their impact.
(Ord. 566 § 3, 2019)
A. 
Off-street parking shall be provided subject to the provisions of this chapter for:
1. 
Any new building constructed;
2. 
Any addition or enlargement of an existing building or use; and
3. 
Any change in the occupancy of any building or the manner in which any use is conducted that would result in additional parking spaces being required.
B. 
For additions or enlargements of any existing building or use, or any change of occupancy or manner of operation that would increase the number of parking spaces required, the additional parking spaces shall be required only for such addition, enlargement, or change of occupancy or manner of operation, and not for the entire building or use, unless required as a condition of approval of a minor conditional use permit, conditional use permit or development review permit.
C. 
The required parking spaces or garages shall be located on the same building site or development.
D. 
All off-street parking spaces and areas required by this Municipal Code shall be designed and maintained to be fully usable during the hours of operation of the business or businesses unless otherwise allowed pursuant to this code.
E. 
On-street parking within public or private streets, driveways, or drives shall not be used to satisfy the off-street parking requirements, except where allowed by this chapter.
F. 
Whenever the computation of the number of off-street parking spaces required by this section results in a fractional parking space, one additional parking space shall be required for one-half or more fractional parking space and any fractional space less than one-half of a parking space shall not be counted.
G. 
Temporary use of off-street parking spaces for nonparking purposes will not violate this title if such use is specifically approved by the Director.
H. 
Parking facilities constructed or substantially reconstructed subsequent to the effective date of this chapter, whether or not required, shall conform to the design standards set forth in this chapter.
I. 
Mezzanines that are accessory to a business shall not be included in the gross floor area when calculating parking requirements.
(Ord. 566 § 3, 2019)
Design standards are established by this section to set basic minimum dimensions and guidelines for design, construction and maintenance of parking within both the residential, commercial and industrial districts.
A. 
General. The following standards shall apply to the residential, commercial and industrial districts.
1. 
Stall Size. Each parking space shall consist of a rectangular area not less than nine feet wide by 19 feet long. Parallel spaces shall be a minimum of nine feet wide by 25 feet long. All parking spaces should have a vertical clearance of not less than seven and one-half feet. Parking spaces may overhang adjacent landscape areas up to a maximum of two and one-half feet, provided the overhang does not extend into any required landscape setback area.
2. 
All provisions for accessible parking spaces for persons with disabilities shall conform to State law.
3. 
Paving. Parking and loading facilities shall be surfaced and maintained with asphalt concrete, concrete, or other permanent surface material sufficient to prevent mud, dust, loose material, and other nuisances from the parking or loading facility to the MS4. Where feasible, permeable surfaces, such as permeable concrete or permeable pavers, shall be used for parking lots. Crushed aggregate, rock, dirt or similar types of surfacing shall not be used as a parking or loading facility surface.
4. 
Drainage. All parking and loading facilities shall be graded and provided with permanent storm drainage facilities. Surfacing, curbing, and drainage improvements shall be sufficient to preclude free flow of water onto adjacent properties or public streets or alleys, and to preclude standing pools of water within the parking facility. Where feasible, infiltration BMPs shall be integrated into the drainage design to reduce the quantity and velocity of stormwater discharging to the MS4 from the parking or loading facility.
5. 
Safety Features. Parking and loading facilities shall meet the following standards:
a. 
Safety barriers, protective bumpers or curbing, and directional markers shall be provided to assure pedestrian/vehicular safety, efficient utilization, protection to landscaping, and to prevent encroachment onto adjoining public or private property.
b. 
Visibility of pedestrians, bicyclists and motorists shall be assured when entering individual parking spaces, when circulating within a parking facility, and when entering and exiting a parking facility.
c. 
Internal circulation patterns, and the location and traffic direction of all access drives, shall be designed and maintained in accord with accepted principles of traffic engineering and traffic safety.
6. 
Lighting. Lights provided to illuminate any parking facility or paved area shall be designed to reflect away from residential uses and motorists. It is the intent to maintain light standards in a low-profile design and to be compatible with the architectural design. Light standards shall not exceed 15 feet in overall height from the finished grade of the parking facility except that light standards up to 25 feet in height may be permitted if it is determined by the Director that the size of the parking area and site design warrant a taller light standard. Illumination onto adjacent properties shall comply with the performance standards contained in Chapter 13.30 of this title.
7. 
Noise. Areas used for primary circulation for frequent idling of vehicle engines, or for loading activities shall be designed and located to minimize impacts on adjoining properties, including provisions for screening or sound baffling.
8. 
Screening. Unenclosed off-street parking areas shall be screened from view from public streets and adjacent more restrictive land uses. Screening may consist of one or any combination of the following methods, upon the approval of the Director:
a. 
Walls. Low profile walls, three and one-half feet in height, shall consist of stone, brick or similar types of decorative solid masonry materials.
b. 
Planting. Plant materials, when used as a screen, shall consist of compact evergreen plants. They shall be of a kind, or used in such a manner, so as to provide screening, have a minimum height of three and one-half feet, within 18 months after initial installation, or screening as per subdivision (a), (b) or (c) shall be installed.
c. 
Berms. Earthen berm at least three and one-half feet above grade.
d. 
In order to allow police surveillance into parking lots, the screening requirements in subdivisions (a), (b) and (c) above shall be designed to provide for view corridors into the site from adjacent streets and properties to the satisfaction of the Director.
9. 
Striping. All parking stalls shall be clearly outlined with single lines on the surface of the parking facility or any other permanent space designator (trees, shrubs, etc.) approved by the Director. In all parking facilities all aisles, approach lanes, and maneuvering areas shall be clearly marked with directional arrows and lines to expedite traffic movement.
10. 
Maneuvering. Parking and maneuvering areas shall be arranged so that any vehicle entering a public right-of-way can do so traveling in a forward direction, except for single-family residential districts.
11. 
Dead end drive aisles shall provide a minimum three-foot indentation in the perimeter landscaping to facilitate the backing up of vehicles from the last parking stalls.
B. 
Residential.
1. 
The following design standards shall apply to the residential districts and developments:
a. 
Each covered off-street parking space in a carport or multi-space common garage shall be a minimum of nine feet in width and 19 feet in depth of unobstructed area provided for parking purposes. The required minimum measurements may not include the exterior walls or supports of the structure.
b. 
One car garages for single-family or multifamily dwellings shall have a minimum interior dimension of 12 feet in width and 20 feet in depth of unobstructed area provided for parking purposes. In the high density residential (R-22 and R-30 zones), an enclosed single-car garage shall be a minimum of 10 feet in width, and 20 feet in length. Each enclosed garage shall provide a minimum vertical clearance of seven feet.
c. 
Parking in the urban residential (R-30) zone shall be integrated with the building design such that surface parking is minimized. On-site parking may be provided in private garages, in common parking garages where parking is either at grade or partially below grade with the building's use above (example, podium parking), or in separate parking structures on site. Unenclosed surface parking for delivery and visitor parking would be allowed. See subsection (B)(8) for common parking garage standards.
d. 
Two-car garages for single-family or multifamily dwellings shall have a minimum interior dimension of 20 feet in width and 20 feet in depth of unobstructed area provided for parking purposes.
e. 
Below grade or partially below grade podium style parking is also an acceptable design alternative in the R-14 and R-22 zones.
f. 
The parking of two vehicles in-line may be counted towards the parking requirements when: (i) both vehicles have independent access to a public or private street or drive aisle; (ii) the development site is located within 0.25 mile of a transit stop; or (iii) when used as a density bonus incentive or concession. This provision does not apply on mobile home park (MHP) overlay zone districts, or to accessory dwelling units or junior accessory dwelling units.
2. 
Driveways providing access to garages, carports and parking areas serving four or less dwelling units shall be a minimum width of 20 feet. Exceptions may be approved by the Director for individual single-family homes. Where feasible, shared driveways shall be used to reduce impermeable area, and, where feasible, permeable surfaces, such as permeable concrete or permeable pavers, shall be used.
3. 
Driveways providing access to garages, carports and parking areas serving five or more dwelling units shall be a minimum of 26 feet in width. Where feasible, shared driveways shall be used to reduce impermeable area, and, where feasible, permeable surfaces, such as permeable concrete or permeable pavers, shall be used.
4. 
When a driveway is provided to a dwelling unit's garage, the driveway shall be a minimum length of 20 feet.
5. 
Notwithstanding subdivisions 2 and 3 of this subsection, all driveways and access way widths and designs must be approved by the Santee Fire Department for purposes of emergency accessibility.
6. 
No property owner shall sublease, sublet or otherwise make available to residents of other properties, the off-street parking spaces required by this section.
7. 
All required covered off-street parking spaces shall be located conveniently accessible to the dwelling unit served by such parking space.
8. 
Residential developments which provide private streets shall be planned, designed and constructed to meet minimum City engineering and Santee Fire Department requirements for private streets.
9. 
The following design standards shall apply to parking garages:
a. 
All parking stalls shall be minimum nine feet in width and 19 feet in depth.
b. 
Storage lockers, when provided, shall not encroach into a parking stall.
c. 
A storage/maintenance room shall be included in the facility.
d. 
High efficiency lighting shall be used in conjunction with daylighting for above grade structures.
e. 
Elevators and stairwells shall be designed to allow complete visibility for persons entering and exiting.
f. 
Floor surfaces shall be nonslip surfaces.
g. 
Security devices shall be installed such as surveillance cameras, audio and emergency call buttons.
h. 
When mechanical ventilation systems are required, they shall be high efficiency systems and back-up power systems shall be installed.
i. 
Emerging technologies to meet the needs of users, such as electrical charging stations, shall be installed when appropriate.
j. 
Points of intersection between pedestrians and vehicles shall be designed for adequate safety of movement; separate paths for the pedestrian from their cars to specific points of destination shall be integrated in the facility.
k. 
Wayfinding signs shall be installed.
C. 
Commercial, Industrial, Institutional, Community Facilities. The following design standards shall apply to commercial, institutional, and community facility use:
1. 
Those areas designated for use by motorcycles shall consist of a minimum usable area of 54 square feet.
2. 
Access Driveways. Where feasible, shared driveways shall be used to reduce impermeable area, and, where feasible, permeable surfaces, such as permeable concrete or permeable pavers, shall be used. Access driveways shall provide the minimum widths below unless otherwise approved by the Director.
a. 
Two-way access driveways shall have a minimum width of 26 feet.
b. 
One-way access driveways shall have a minimum width of 16 feet.
3. 
Notwithstanding subsection (C)(2) of this section, all driveway and access way widths and designs must be approved by the Santee Fire Department for purposes of emergency accessibility.
D. 
Parking Lot Striping and Markings. Parking stall striping directional arrows and parking stall identification shall meet the following standards:
1. 
All parking stalls shall be painted with a single four-inch wide continuous line.
2. 
All aisles, entrances and exits shall be clearly marked with directional arrows painted on the parking surface.
3. 
All accessible parking stalls for persons with disabilities shall be individually labeled and signed in accordance with California Code of Regulations Title 24, Part 2 and California Vehicle Code standards.
(Ord. 566 § 3, 2019; Ord. 572 § 5, 2020; Ord. 599 § 2, 2022; Ord. 611 § 2, 2023; Ord. 615, 6/26/2024)
The following sections list the minimum amount of parking for each category of uses, special requirements and optional requirements.
A. 
Residential.
1. 
Single-Family Detached Dwellings (Conventional). Two parking spaces within a garage.
2. 
Multifamily development and mobilehome parks:
a. 
Studio, one bedroom: one and one-half off-street parking spaces per unit of which one space shall be in a garage or carport. In the R-30 urban residential zone one parking space is required per studio and one-bedroom unit.
b. 
Two or more bedrooms: two off-street parking spaces per unit of which one space shall be in a garage or carport.
c. 
In addition to the required number of parking spaces for each unit, one off-street uncovered parking space shall be provided for each four units for visitor parking. For Planned Residential Developments, private on-street parking may be substituted for visitor parking, where sufficient street pavement width and distance between driveways has been provided. In the R-30 zone, urban residential projects shall provide visitor parking at a ratio of one space for each 10 units, and may be unenclosed.
3. 
Congregate care facilities: as determined by a parking demand study approved by the Director.
B. 
Nonresidential.
1. 
Commercial, Retail and Service Uses.
a. 
Commercial uses in conjunction with the R-30 mixed use overlay shall provide one off-street parking space for each 400 square feet of leasable floor space, and may be unenclosed.
b. 
Neighborhood and general commercial shopping centers shall provide one off-street parking stall for each 250 square feet of gross floor area for all buildings and/or uses in the center. This shall apply to all commercial centers in the City, unless the delineation of independent uses is provided pursuant to Section 13.24.020. If the delineation of independent uses is known, then the standards listed below shall apply.
c. 
Retail uses: one off-street parking space for each 250 square feet of gross floor area.
d. 
For new or redeveloped shopping centers within one-quarter mile of the Santee Light Rail Transit station, parking space requirements shall be reduced by 10% from the current parking requirements.
e. 
Automobile service and gas station: three spaces plus two for each service bay.
f. 
Caretaker's residence: two-car garage with a minimum interior dimension of 20 feet in width and 20 feet in depth of unobstructed area provided for parking purposes.
g. 
Other uses not listed: as determined by a parking demand study approved by the Director of Planning and Building.
2. 
Automobile Uses:
a. 
Washing and detailing including full service carwash, self-service carwash, and/or express carwash: As determined by a parking demand study approved by the Director.
b. 
Automobile service and gas station: three spaces plus two for each service bay.
c. 
Motor vehicle sales or rentals, recreational vehicle sales or rentals, automotive repair, painting, body work or service: one per 400 square feet of building gross floor area.
3. 
Commercial Recreation Uses.
a. 
Bowling alleys: five for each alley.
b. 
Commercial stables: one accessible space for each five horses boarded on the premises.
c. 
Driving ranges (golf): one per tee, plus the spaces required for additional uses on the site.
d. 
Golf courses (regulation course): six per hole plus the spaces required for additional uses on the site.
e. 
"Pitch and putt" and miniature golf courses: three per hole, plus requirements for auxiliary uses.
f. 
Skating rinks, ice or roller: one for each 100 square feet of gross floor area, plus the spaces required for additional uses on the site.
g. 
Swimming pool (commercial): one for each 100 square feet of water surface, plus one stall for each employee, but not less than 10 stalls for any such use.
h. 
Tennis, handball and racquetball facilities: three for each court plus the spaces required for additional uses on the site.
4. 
Educational Uses.
a. 
Elementary and junior high schools: two for each classroom.
b. 
Senior high schools: one for each member of the faculty and each employee, plus one for each six students regularly enrolled.
c. 
Colleges, universities and institutions of higher learning: one for each three students plus one for each two members of the faculty and employees.
d. 
Trade schools, business colleges and commercial schools: one for each three student-capacity of each classroom plus one for each faculty member or employee.
5. 
Health Uses.
a. 
Convalescent and nursing homes, homes of aged, rest homes, children's homes and sanitariums: one for every four beds in accordance with the resident capacity of the home as listed on the required license or permit.
b. 
Hospitals: 1.75 for each patient bed.
c. 
Athletic and health clubs: one for each 250 square feet of gross floor area. (For the purpose of this subsection, swimming pool area shall be counted as floor area.)
d. 
Congregate care facilities: as determined by a parking demand study approved by the Director.
6. 
Industrial.
a. 
Self-storage: one for each 5,000 square feet of gross floor area.
b. 
Warehousing and distribution: one for 1,000 square feet of gross floor area.
c. 
For industrial uses not listed above: one for 500 square feet of gross floor area.
7. 
Places of Assembly.
a. 
Restaurants, taverns, cocktail lounges and other establishments for the sale and consumption on the premises of food and beverages: one space for every 100 square feet of gross floor area. Up to a total of 16 fixed seats are permitted in an accessory outdoor dining area and will not be counted toward the parking requirement.
b. 
Auditoriums, sports arenas, stadiums or similar uses: one for each three seats or one for each 35 square feet of gross floor area where there are no fixed seats.
c. 
Theaters, movies:
i. 
Single screen: one space per three seats, plus five for employees.
ii. 
Multi-screen: one space per four seats, plus five for employees.
d. 
Libraries: one for each 300 square feet of gross floor area.
e. 
Museums or art galleries: one space for each 500 square feet of gross floor area.
f. 
Private clubs, lodge halls, dance halls, nightclubs, teenage nightclubs, cabarets, or union headquarters: one for each 75 square feet of gross floor area.
g. 
Churches and other places of assembly not specified above: one for each four fixed seats within the main auditorium or one for each 35 square feet of seating area within the main auditorium or one for each 35 square feet of seating area within the main auditorium where there are no fixed seats; 18 linear inches of bench shall be considered a fixed seat.
8. 
Other uses:
a. 
Day care centers not accessory to an existing business, including preschools and nursery schools: As determined by a parking demand study approved by the Director.
b. 
Lumber yards: one for each 250 square feet of gross floor area for retail sales, plus one for each 1,000 square feet of open area devoted to display (partially covered by roof, awning, etc.) or sales.
c. 
Cemeteries: as specified by conditional use permit.
d. 
Mortuaries and funeral homes: one parking stall for every 25 square feet or fraction thereof of assembly room or floor area.
e. 
Motels and hotels: one parking space for each guest unit and two spaces for resident manager or owner, plus one space per 50 square feet of banquet seating area.
9. 
Public parks and recreation facilities: as specified by conditional use permit.
C. 
Special Requirements. The following parking requirements are applicable to all commercial, industrial and office land uses. These special stalls shall be closest to the facility for which they are designated in order to encourage their use.
1. 
Motorcycles. Facilities with 25 or more parking spaces shall provide at least one designated parking area for use by motorcycles. Developments with over 100 spaces shall provide motorcycle parking at the rate of one percent. Areas delineated for use by motorcycles shall meet standards set forth in Section 13.24.030(C)(1).
2. 
Bicycles. All commercial and office areas shall provide adequate locking facilities for bicycle parking at any location convenient to the facility for which they are designated. Whenever possible, weatherproofing or facility covering should be used.
a. 
Short-Term Bicycle Parking. If the project is anticipated to generate visitor traffic, provide permanently anchored bicycle racks within 200 feet of the visitors' entrance, readily visible to passers-by, for five percent of visitor motorized vehicle parking capacity, with a minimum of one two-bike capacity rack.
b. 
Long-Term Bicycle Parking. For buildings with over 10 tenant-occupants, provide secure bicycle parking for five percent of motorized vehicle parking capacity, with a minimum of one space. Acceptable parking facilities shall be convenient from the street and may include:
i. 
Covered, lockable enclosures with permanently anchored racks for bicycles;
ii. 
Lockable bicycle rooms with permanently anchored racks; and
iii. 
Lockable, permanently anchored bicycle lockers.
3. 
Clean Air Vehicles. Provide designated parking for any combination of low-emitting, fuel-efficient and carpool/vanpool vehicles, as follows:
Table 13.24.040A
Clean Air Vehicle Parking Requirements
Total Number of Parking Spaces Required
Number of Clean Air Spaces Required
0-9
0
10-25
1
26-50
3
51-75
6
76-100
8
101-150
11
151-200
16
200 and over
At least 8% of total
a. 
Parking Stall Marking. Paint, in the same paint used for stall striping, the following characters such that the lower edge of the last word aligns with the end of the stall striping and is visible beneath a parked vehicle: CLEAN AIR VEHICLE
b. 
Low-emitting, fuel-efficient, and vanpool vehicles shall have the meaning set forth in the Green Building Standards Code.
c. 
Parking designated for "clean air vehicles," including spaces associated with electric charging stations, shall count toward meeting the minimum on-site parking space requirements set forth in this chapter.
4. 
Drive-through facilities: drive-through facilities require special consideration as their design can significantly impact the vehicular circulation on a site. The following requirements apply to any use with drive-through facilities.
a. 
Each drive-through lane shall be separated from the circulation routes necessary for ingress or egress from the property, or access to any parking space.
b. 
Each drive-through lane shall be striped, marked, or otherwise distinctly delineated.
c. 
The vehicle stacking capacity of the drive-through facility and the design and location of the ordering and pick-up facilities will be determined by the Director and City Engineer based on appropriate traffic engineering and planning data. The applicant shall submit to the City a traffic study addressing the following issues:
i. 
Nature of the product or service being offered.
ii. 
Method by which the order is processed.
iii. 
Time required to serve a typical customer.
iv. 
Arrival rate of customers.
v. 
Peak demand hours.
vi. 
Anticipated vehicular stacking required.
5. 
Spaces provided for the specific uses as listed above, shall be clearly designated through signs, colored lines, etc.
D. 
Shared Parking. Shared parking may be provided for required commercial, residential, or office off-street parking. Parking facilities may be used jointly with parking facilities for other uses when operations are not normally conducted during the same hours, or when hours of peak use vary. Requests for the use of shared parking are subject to the approval of the Director and must meet the following conditions:
1. 
A parking study shall be presented to the Director demonstrating that substantial conflict will not exist in the principal hours or periods of peak demand for the uses which the joint use is proposed.
2. 
The number of parking stalls which may be credited against the requirements for the structures or uses involved shall not exceed the number of parking stalls reasonably anticipated to be available during differing hours of operation.
3. 
Parking facilities designated for joint use should not be located further than 300 feet from any structure or use served.
4. 
A written agreement shall be drawn to the satisfaction of the City Attorney and executed by all parties concerned assuring the continued availability of the number of stalls designated for joint use.
E. 
Electric Vehicles.
1. 
The garage of a new single-family home shall be installed with complete 40 amp electrical service and minimum AC Level 2 electrical vehicle charging station.
2. 
The garage or carport of each multi-family residential unit shall be installed with complete 40 amp electrical service and minimum AC Level 2 electrical vehicle charging station. In addition, an electrical vehicle charging station shall be installed for 13% of the total guest parking spaces.
3. 
New office space, regional shopping centers, and movie theaters parking areas shall be installed with minimum Level 2 electrical vehicle charging station for five percent of the total number of parking spaces provided.
4. 
Parking areas of new industrial and other land uses employing 200 or more employees shall be installed with minimum Level 2 electrical vehicle charging stations for five percent of the total number of parking spaces provided.
5. 
Parking Stall Marking. Paint, in the same paint used for stall striping, the following characters such that the lower edge of the last word aligns with the end of the stall striping and is visible beneath a parked vehicle: ELECTRIC VEHICLE
6. 
Parking designated for "electric vehicles," including spaces associated with clean air vehicles, shall count toward meeting the minimum on-site parking space requirements set forth in this chapter.
7. 
If an electric vehicle charging station and any associated equipment interfere with, reduce, eliminate, or in any way impact the required parking spaces for existing uses, the number of required parking spaces for the existing uses shall be reduced by the amount necessary to accommodate the electric vehicle charging station and any associated equipment.
(Ord. 566 § 3, 2019; Ord. 591 § 2, 2021; Ord. 599 § 2, 2022; Ord. 611 § 2, 2023; Ord. 615, 6/26/2024)