The purpose of this chapter is to:
A.
Provide
objective parking and loading facility standards to guide design in
new development or major remodels;
B.
Provide
accessible, secure, and well-maintained off-street parking and loading
facilities;
C.
Increase
public safety by maintaining necessary clearances free of obstructions
on public and private property;
D.
Promote
well-planned and coordinated relationships between parking and loading
facilities, site services and building support needs, and surrounding
neighborhood conditions; and
E.
Ensure
access and maneuverability for emergency vehicles, first responders,
and service providers.
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To the extent that state law conflicts with the requirements
of this chapter, state law will control.
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(Ord. 01-594 § 2, 2001; Ord. 23-22 § 4, 2023)
A.
Off-Street Parking, Bicycle Parking, and Loading. To the
extent permitted by state law, all off-street parking and loading
areas shall comply with the provisions of this chapter. Adherence
to bicycle parking and support facility standards are required for:
(1) all new multi-family residential and mixed-use buildings or buildings
with 5,000 square feet of commercial space; (2) expansion of existing
non-residential structures by more than 5,000 square feet; and (3)
expansion of existing residential structures by two or more units,
not including ADUs/JADUs. No additional bicycle parking facilities
or shower facilities are required for a change of use.
B.
Timing of Improvements. A use shall not be commenced, and
structures shall not be occupied until improvements required by this
chapter are completed.
C.
Waivers to Specific Requirements. The review authority may
waive or reduce any of the parking design and landscaping requirements
of this chapter upon finding that the waiver or modification is in
the interest of the public health, safety, and welfare. The review
authority may not reduce the number of parking, bicycle, or loading
spaces required except through the variance, parking reduction, or
modification processes.
(Ord. 01-594 § 2, 2001; Ord. 19-1055 § 6, 2019; Ord. 19-1058 § 52, 2019; Ord. 23-22 § 4, 2023)
When parking is required or provided, the following requirements
shall apply unless otherwise noted in this chapter.
A.
Layout and Access Plan Required. All land use permit applications
and any request for new or modified parking areas or facilities shall
include a parking layout and access plan for review and approval of
parking design and layout, access, signage, driveways, landscaping,
and screening.
B.
Parking Operations Plan Required. Applicants for mechanical
lifts, automated parking structures, valet, underground solid waste,
loading, or delivery operations, non-residential uses with new parking
lots, or surface parking lots shall submit a parking operations plan
to the Planning and Development Services Director for review and approval
before issuance of building permits.
1.
The
plan shall include the type and location of access control that will
be used, rates charged for parking (if any), method of payment for
parking, number of transactions that can be accommodated throughout
the day, whether the development will offer validated parking, whether
parking for employees will be subsidized, and other information as
requested by the Planning and Development Services Director.
2.
If
using off-site parking, the plan shall address both on- and off-site
parking lots. The Planning and Development Services Director may require
a list of incentives that the applicant will provide to encourage
patrons to park in the off-site lot rather than driving to the project
site and having the valet drive to the off-site lot. The plan shall
specify when and to whom the incentives will be given.
C.
Location of Parking. Off-street parking shall be located
as follows.
1.
Parking shall be located on the same site as the activities or uses served unless a Parking Use Permit is obtained in compliance with Chapter 19.56 of this Code for non-residential use.
2.
Except for single-family dwellings and duplexes, all parking spaces shall be located either behind, adjacent to, or within a structure. The location of parking spaces for residential uses shall comply with Section 19.28.090(D)(1)(a) of this chapter (Residential Parking -Location).
3.
Required
parking, loading, and service and delivery areas shall not be allowed
in any required front setback, except in single-family dwellings and
duplexes, where excess parking is permitted upon a paved driveway
that provides access directly from the street to an allowed garage
or carport.
4.
In
mixed-use projects, residential parking shall be identified by signage
and/or markings, separated, and secured from commercial parking by
locating residential and commercial parking on separate floors, providing
individual access to distinct residential and commercial parking areas,
installing gated or otherwise physically separated areas for residential
and commercial parking. Signage alone is not permissible.
D.
Availability. Required parking and loading spaces shall
be available during permitted hours of operation and shall be marked
and maintained for parking or loading purposes for the use they are
intended to serve.
1.
The Planning and Development Services Director may approve the temporary reduction of parking or loading spaces in conjunction with a seasonal or intermittent use for a period of not more than 30 days subject to the approval of a temporary use permit (Chapter 19.54 of this Code).
2.
Persons
in control of the operation of a premises for which parking or loading
spaces are provided to occupants or service providers shall not prevent,
prohibit, or restrict other persons from using their assigned spaces.
4.
Parking
for residential uses shall be maintained for the exclusive use of
occupants and their guests, and shall not be rented, sold, or otherwise
made available to non-resident non-guests of the building.
E.
Maintenance. Parking spaces, driveways, maneuvering aisles,
turnaround areas, and landscaping areas shall be maintained free of
dust, graffiti, and litter; and striping, paving, walls, light standards,
and all other facilities shall be maintained in good condition.
F.
Vehicles for Sale. Vehicles or trailers shall not be parked upon a public street, parking lot, or public property for the purpose of displaying the vehicle or trailer for sale, hire, or rental. This type of business may be allowed if allowed in compliance with Section 19.36.380 of this Code (Vehicle Sales and Rentals).
G.
Vehicle Towing. Vehicle towing signs shall be posted on all non-residential parking lots in compliance with Section 10.24.080(A)(4) of this Code.
(Ord. 01-594 § 2, 2001; Ord. 05-720 § 5, 2005; Ord. 15-965 § 8, 2015; Ord. 19-1058 §§ 53 –
55, 2019; Ord. 23-22 § 4,
2023)
A.
Minimum Parking Requirements. Each land use shall provide
at least the minimum number of off-street parking spaces required
by Table 3-6, except where:
1.
A
greater number of spaces is required through approval of a discretionary
land use permit;
2.
A parking reduction has been granted in compliance with Section 19.28.060 of this chapter (Reduction of Off-Street Parking Requirements); or
3.
The
following provisions of this section adjust the requirements of Table
3-6; or
4.
Local
parking regulations are preempted by state law.
B.
Expansion or Remodeling of Structure or Change in Use.
1.
When
the use of a structure changes to a use that is required by Table
3-6 to have the same number of parking spaces as the immediately previous
use, no additional parking spaces shall be required for the new use,
regardless of the number of spaces actually provided by the previous
use; provided that the previous use was legally established, and the
number of spaces has not decreased.
2.
When
the floor area of an existing structure is increased, additional parking
spaces shall be provided on site as required by this chapter for the
additional floor area.
3.
Change
in Use.
a.
When a change in use requires more off-street parking than the previous
use, additional parking spaces shall be provided equivalent to the
difference between the number of spaces required by this Zoning Ordinance
for the immediately previous use and the total number of spaces required
by the new use.
b.
Additional parking spaces shall not be required for a change in use
that meets the following requirements.
4.
When
more than 50 percent of the floor area of a structure (other than
a single-family dwelling or duplex) is intentionally demolished, any
new use or structure shall provide the number of parking spaces required
by this chapter, except that if an unreinforced masonry building,
constructed before 1933, is demolished, a new structure of equivalent
size shall be required to provide only the number of parking spaces
that existed before the demolition, if construction is begun within
one year of demolition.
5.
Additional
parking spaces shall not be required for the following:
a.
An addition to a structure solely to improve access for disabled
persons.
b.
Additions or increases in the floor area within a structure that
was built before November 29, 1984, that are 10 percent or less of
the existing gross floor area or 250 square feet, whichever is less.
Larger additions shall provide additional parking for the entire addition.
This exemption shall not apply to a parcel more than one time for
additions other than for increasing access for disabled persons. This
exemption shall not apply to a bar, nightclub, or outdoor dining area.
c.
Floor area within non-residential uses that is used for an on-site
cafeteria, recreational facility, or a day care facility for exclusive
use of employees and their children, when the review authority determines
that the facilities will reduce or not increase traffic to and from
the site, and thereby reduce the need for parking.
d.
An accessory dwelling unit which is: (i) located within one-half
mile of public transit; (ii) located within an architecturally and
historically significant historic district; (iii) part of the existing
primary residence or an existing accessory structure; or (iv) located
within one block of a car share vehicle.
e.
A junior accessory dwelling unit, as defined by the city's Zoning
Ordinance.
f.
Live/work units in existing buildings. Major remodels are not eligible.
C.
Residential Additions.
1.
One
or Two Units. Additions to structures on sites with one or two dwelling
units are not required to provide additional parking, provided that
no additional units are proposed. For the purposes of parking requirements,
accessory dwelling units and junior accessory dwelling units shall
not count as an additional unit.
2.
Three
or More Units. Three or more dwelling units that do not conform to
the provision of this chapter shall be brought into compliance at
the time additions or alterations are made that cumulatively increase
the existing floor area by more than 25 percent, as measured over
a 10-year period preceding and including the proposed modification.
D.
Mixed Use Sites. A site with multiple tenants shall provide the aggregate number of parking spaces required by this chapter for each separate use, except where a reduction of parking is allowed by the review authority in compliance with Section 19.28.060 of this chapter (Reduction of Off-Street Parking Requirements), or where the site qualifies to be considered a shopping center and provides parking accordingly.
E.
Use of Table. Table 3-6 shall be interpreted as follows:
1.
Primary
Use is Basis for Requirements. The number of required parking spaces
shall be based on the primary land use of the site; all accessory
uses shall be provided parking based on the ratio required for the
primary use, except where otherwise provided by Table 3-6, and as
follows:
a.
Accessory Retail Sales Area. A restaurant, personal services business
(for example, a hair salon), or other business that does not primarily
involve the retail sale of products for off-site use may include an
accessory retail sales area with a parking requirement of three and
one-half spaces per 1,000 square feet of gross floor area, provided
that the retail sales area does not exceed 25 percent of the total
floor area. A larger sales area shall require parking at the same
ratio as the primary business use.
b.
Shared Facilities. If two or more non-residential uses share common
facilities (for example, bathrooms) the parking requirement calculations
for each use shall include the portion of the shared facility floor
area proportionate to the number of uses that share the facilities.
For example, if two uses share a facility, the parking requirement
calculations for each shall include 50 percent of the floor area of
the shared facility; if four uses share a facility, the parking requirements
of each shall include 25 percent of the shared facility floor area.
c.
Limitation. The provision of higher intensity uses (e.g., a bank,
coffee bar, or personal service) within a primarily retail establishment
shall not change the primary use for the purposes of calculating parking,
as long as the higher intensity uses do not exceed more than 25 percent
of the total floor area of the retail establishment or a maximum of
500 square feet, whichever is less.
2.
Floor
Area Calculations. In any case where this Zoning Ordinance establishes
a parking requirement based on the floor area of a use in a specified
number of square feet (for example: one space per 1,000 square feet),
the floor area shall be construed to mean gross floor area unless
otherwise specified.
3.
Uses
Not Listed. Parking for land uses not specifically listed by Table
3-6 shall be provided based on the most similar use in the table,
as determined by the Planning and Development Services Director.
4.
Rounding
of Quantities. When calculating the number of parking spaces required,
fractional spaces equal to or greater than one-half shall be rounded
up to the nearest whole number and fractions less than one-half shall
be eliminated.
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TABLE 3-6 PARKING REQUIREMENTS BY LAND USE
1. RESIDENTIAL LAND USES
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[Explanatory Notes Follow at the End of the Table]
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Residential Land Use 1
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Required Parking Spaces
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Accessory dwelling units and junior accessory dwelling units
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No parking spaces required.
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Projects with affordable housing
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See Section 19.22.050 of this Code.
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Duplexes, multi-family dwellings, condominiums, townhouses
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Studio units up to 500 sq. ft.: 1 space;
One bedroom units and studios larger than 500 sq. ft.: 1.5 spaces
for each unit;
In a courtyard building, 1 loft and 1 ancillary room may be
added to a unit without increasing the parking requirement;
2 to 3 bedrooms: 2 spaces;
4 or more bedrooms: 3 spaces;
Guest parking: 1 covered space for each 4 units for residential
projects of 5 or more units.
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Emergency shelters
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1 parking space for every 6 beds, plus a ½ parking space
for each bedroom designated for families with children.
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Live/work units
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1 space for each unit.
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Mixed-use projects
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As required for each residential and non-residential use. See
also Table 3-7.
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Organizational houses, residential hotels, room rental
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1 space for each sleeping room, or 1 space for each 100 sq.
ft. of net habitable area if separate sleeping rooms not provided.
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Residential care facilities
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1 space for each 5 beds the facility is licensed to accommodate.
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Second residential units
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1 space in addition to that required for the primary single-family
dwelling.
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Senior housing and congregate care projects
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0.5 space for each unit, plus 1 guest parking space for each
5 units.
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Single-family detached dwellings, mobile homes
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2 spaces per unit. See also Section 19.28.090(E) of this chapter.
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Single room occupancy housing
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0.5 space per unit, plus 1 guest space for each 5 units.
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Two-unit projects, and on resulting lots following an urban
lot split in the R1A and R1C Districts
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No parking required. See also Section 19.36.325 of this Code.
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Non-Residential Land Use
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Required Parking Spaces5
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Adult retail businesses
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2 spaces per 1,000 sq. ft.
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Adult day care facilities
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1 space for each 7 clients for which the facility is licensed
plus adequate drop-off area as approved by the Planning and Development
Services Director.
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Art galleries
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0.5 spaces per 1,000 sq. ft.
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Artisan/craft product manufacturing
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0.5 spaces per 1,000 sq. ft.
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Artisan shops
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2 spaces per 1,000 sq. ft.
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Auto and vehicle maintenance and repair
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4.5 spaces for each service bay, plus adequate queuing lanes
for each bay.
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Auto and vehicle sales/rental, auto parts sales
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2.5 spaces per 1,000 sq. ft.; plus 3 spaces per 1,000 sq. ft.
of parts department.
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Automated teller machines (ATMs), exterior; not associated with
an on-site financial institution
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2 spaces for 1 or 2 machines plus 0.5 spaces for each additional
machine over 2; no parking requirement within 1,000 feet of the intersection
of San Vicente Boulevard and Santa Monica Boulevard.
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Banks and financial services (see also ATM, above)
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2 spaces per 1,000 sq. ft.
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Exterior ATM machines
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0 space for each exterior ATM.
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Bed and breakfast (B&Bs) and urban inns
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In historic buildings: 0.5 spaces per guest unit. In non-historic
buildings: 1 space per guest unit. All projects: Plus owner/operator
parking as required for multi-family residential projects.
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Broadcasting studios
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2 spaces per 1,000 sq. ft., for the first 25,000 sq. ft., and
1 space for each 1,000 sq. ft. thereafter.
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Building material stores
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1 space per 1,000 sq. ft.
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Business support services
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2 spaces per 1,000 sq. ft.
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Cannabis uses — Adult use retail
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2 spaces per 1,000 sq. ft.
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Cannabis uses — Consumption areas
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2 spaces per 1,000 sq. ft.
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Cannabis uses — Medical-use dispensary
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2 spaces per 1,000 sq. ft.
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Cardrooms
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3.5 spaces per 1,000 sq. ft.
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Child day care centers
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1 space for each 10 children that the facility is licensed to
accommodate, plus adequate drop-off area as approved by the Planning
and Development Services Director.
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Clubs, lodges, and meeting halls
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1 space for each 5 fixed seats, or 8 spaces per 1,000 sq. ft.
of assembly or viewing area where there are no fixed seats.
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Community centers
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1 space for each 5 seats, or 8 spaces per 1,000 sq. ft. of assembly
areas where there are no fixed seats.
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Convention centers
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1 space for each 5 fixed seats, or 8 spaces per 1,000 sq. ft.
of assembly or viewing area where there are no fixed seats.
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General retail stores (see also the parking requirements for
shopping centers)
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2 spaces per 1,000 sq. ft.
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Grocery stores
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2 spaces per 1,000 sq. ft.
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Health/fitness facilities
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3 spaces per 1,000 sq. ft.
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Health/fitness facilities, personal training
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2 spaces per 1,000 sq. ft.
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Hotels
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0.5 space for each guest room; plus retail, restaurant, and
conference uses calculated at 50% of the requirements of this table,
and all other uses at 100% of the requirements of this table.
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Indoor amusement/entertainment facilities
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Determined by Conditional Use Permit.
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Kiosks
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No parking required. Outdoor dining related to kiosk must meet
requirements of this table.
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Laundries and dry cleaning plants
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0.5 spaces per 1,000 sq. ft., including incidental office area
comprising less than 20% of the total floor area. Parking requirements
for additional office area shall be calculated separately as required
by this table for offices.
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Laundromats
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0.5 space for each 3 washing machines.
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Libraries and museums
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2 spaces per 1,000 sq. ft.
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Media production
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2 spaces per 1,000 sq. ft. for the first 25,000 sq. ft., plus
1 space for each additional 1,000 sq. ft.
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Medical services
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Clinics, offices, labs, and other outpatient facilities
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3 spaces per 1,000 sq. ft.
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Extended care
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1 space for each 3 beds the facility is licensed to accommodate.
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Hospitals
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2 spaces for each patient bed the facility is licensed to accommodate,
plus spaces for ancillary uses as required by the Review Authority.
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Microbreweries in conjunction with on-site sales
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3.5 spaces per 1,000 sq. ft.
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Mortuaries and funeral homes
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1 space for each 5 seats, or 8 spaces per 1,000 sq. ft. for
areas without fixed seats.
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Newsstands and flower stands
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None required.
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Night clubs and bars
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5 spaces per 1,000 sq. ft
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Offices
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2 spaces per 1,000 sq. ft. for the first 25,000 sq. ft. plus
1 space for each additional 1,000 sq. ft.
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Outdoor commercial recreation
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Spectator seat areas: 1 space for each 5 seats. 3
Sport courts: 2 spaces per court, plus 4 spaces per 1,000 sq.
ft. of floor area other than courts.
Ancillary uses: as required by this table for the specific use.
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Outdoor Dining
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3.5 spaces per 1,000 sq. ft. if outdoor dining area is 1,001
sq. ft. or more; none required otherwise. 7
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Palm readers, fortune tellers, psychics
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2 spaces per 1,000 sq. ft.
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Pawn shops
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2 spaces per 1,000 sq. ft.
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Personal services
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2 spaces per 1,000 sq. ft.
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Pet shops
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2 spaces per 1,000 sq. ft.
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Pharmacies
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2 spaces per 1,000 sq. ft.
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Plant nurseries and garden supply stores
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2 spaces per 1,000 sq. ft. of indoor use area; 0.5 spaces per
1,000 sq. ft. of outdoor use area.
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Printing and publishing
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0.5 spaces per 1,000 sq. ft., including incidental office area
comprising less than 20% of the total floor area. Parking requirements
for additional office area shall be calculated separately as required
by this table for offices.
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Public safety facilities
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2 spaces per 1,000 sq. ft.
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Recycling facilities
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0 spaces; see Section 19.36.260(C)(5) of this Code.
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Religious facilities/places of worship
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1 space per 5 fixed seats or 8 spaces per 1,000 sq. ft. of assembly
or viewing area where there are no fixed seats. 3
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Research and development (R&D)
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2 spaces per 1,000 sq. ft.
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Restaurants
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3.5 spaces per 1,000 sq. ft.
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Schools — Public and private
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Grade 9 and lower
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1 space per classroom; plus 14 spaces per 1,000 sq. ft. of auditorium
assembly area. 3
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Grades 10 to 12
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10 spaces per classroom; plus 14 spaces per 1,000 sq. ft. of
auditorium assembly area. 3
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College/university
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3.5 spaces per 1,000 sq. ft.; plus 2 drop-off spaces per 1,000
sq. ft.
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Schools — Specialized education and training
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5 spaces per 1,000 sq. ft. and 2 drop-off spaces per 1,000 sq.
ft.
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Service stations
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1 space per pump island; plus 1 space per service bay.
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Shopping centers 4
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2 spaces per 1,000 sq. ft. for new centers.
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Smoking areas
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No parking required for smoking areas that do not have food
and/or alcoholic beverage service. Otherwise, 250 sq. ft. allowed
without parking; 251 sq. ft. or more shall be provided parking at
the ratio required for the underlying use.
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Studios — Art, dance, music, photography
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2 spaces per 1,000 sq. ft. for facilities with classes of up
to 10 students at a time or facilities that cater exclusively to children
under 17 years of age. 3 spaces per 1,000 sq. ft. for facilities with
more than 10 students per class excluding classes only for children
under 17 years of age.
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Supper clubs
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3.5 spaces per 1,000 sq. ft.
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Theaters
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Live performance facilities
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1 space per 5 fixed seats, or 8 spaces per 1,000 sq. ft. of
assembly or viewing area without fixed seats. 3
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Cinemas — Single-screen
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1 space per 5 seats
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Cinemas — Multi-screen
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1 space per 5 seats
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Utility facilities
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0.5 spaces per 1,000 sq. ft.
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Veterinarians, animal hospitals, kennels, boarding
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2 spaces per 1,000 sq. ft.
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Non-Residential Land Use
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Required Parking Spaces 5
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Warehousing, wholesaling and distribution, accessory
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0.5 spaces per 1,000 sq. ft., including incidental office area
comprising less than 20% of the total floor area. Parking requirements
for additional office area shall be calculated separately as required
by this table for offices.
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Wholesale design showrooms
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0.5 spaces per 1,000 sq. ft.
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Zero emission vehicle (ZEV) showroom
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1 space per 1,000 square feet
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Notes:
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|---|---|
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1.
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See Section 19.28.090(D)(2) of this chapter for parking space enclosure requirements.
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2.
|
Reserved.
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3.
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Where fixed seating is in benches or bleachers, a seat shall
be construed to be 18 inches of continuous bench space for the purpose
of calculating the number of required parking spaces.
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4.
|
Applies only when less than 50 percent of floor area in center is occupied by restaurants, medical offices, personal services, or medical facilities, provided that restaurants may comprise only 25 percent of the total shopping center area; otherwise parking shall be provided as required for each separate use, subject to any parking reduction granted in compliance with Section 19.28.060 of this chapter (Reduction of Off-Street Parking Requirements) or 19.28.070 of this chapter (Shared Use of Parking Facilities). Parking requirements for bars, nightclubs, health clubs, theaters and cinemas shall be calculated separately in all cases.
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5.
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Non-residential parking not required in the R3C-C and R4B-C zoning district. Refer to Section 19.36.190 of this Code (Neighborhood Serving Commercial) for additional requirements.
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6.
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7.
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See Section 19.28.060 of this chapter for the reduction of off-street parking requirements for outdoor dining which displaces required off-street parking spaces.
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(Ord. 01-594 § 2, 2001; Ord. 04-677 § 4, 2004; Ord. 06-741 § 6 [Att. A], 2006; Ord. 07-743 § 7, 2007; Ord. 07-754 § 4, 2007; Ord. 13-914 § 3, 2013; Ord. 14-940 § 18, 2014; Ord. 17-1016 § 11, 2017; Ord. 18-1021 §§ 9 –
11, 2018; Ord. 18-1022 § 13,
2018; Ord. 18-1027 § 5,
2018; Ord. 18-1041 §§ 9,
10, 2018; Ord. 18-1049 §§ 5,
6, 2018; Ord. 19-1058 § 56,
2019; Ord. 21-1137 § 11,
2021; Ord. 22-1181 § 8,
2022; Ord. 22-1188 § 7,
2022; Ord. 23-22 § 4,
2023; Ord. 23-27, 1/22/2024)
All parking areas shall include parking spaces accessible to
the disabled in compliance with this section. To the extent parking
spaces can be required under this chapter, accessible parking spaces
shall count toward compliance with the total number of off-street
spaces required.
A.
Number of Spaces, Design Standards. Parking spaces for the
disabled shall be provided in compliance with the Uniform Building
Code (UBC).
B.
Upgrading of Markings Required. If amendments to state law change standards for the marking, striping, and signing of disabled parking spaces, the disabled accessible spaces within the city shall be upgraded to comply with the new state standards. In the event that the required changes to space markings cause a reduction in the overall number of parking spaces and nonconformance with this Zoning Ordinance, a parking reduction may be requested in compliance with Section 19.28.060 of this chapter (Reduction of Off-Street Parking Requirements). Upgrading shall be completed by affected property owners within 60 days of their being notified in writing by the city of new state standards.
(Ord. 01-594 § 2, 2001; Ord. 04-677 § 4, 2004; Ord. 23-22 § 4, 2023)
To the extent off-street parking spaces can be lawfully required, this section provides procedures and criteria for the reduction of the off-street parking requirements of this chapter and Chapter 19.36 of this Code (Standards for Specific Land Uses).
A.
Allowable Reductions in Parking Space Requirements. The number of off-street parking spaces required by this chapter or Chapter 19.36 of this Code (Standards for Specific Land Uses) may be reduced as provided by Table 3-7, and in subsection (B) below, through the procedure described in subsection (C) below. To the extent that state law conflicts with the requirements of this section, state law will control.
|
TABLE 3-7 ALLOWABLE PARKING REDUCTIONS
| |||
|---|---|---|---|
|
[Explanatory Notes Follow at the End of the Table]
| |||
|
Qualifying Project Feature
|
Description and Criteria for Granting Reduction
|
Maximum Reduction
|
Required Process for Reduction
|
|
Compliance with disability requirements
|
In the event that a change of state regulations regarding disabilities
causes a decrease in the number of parking spaces, or if the number
of parking spaces is reduced due to an increased number of accessible
parking spaces in compliance with Title 24 of the California Government
Code.
|
As determined by the Review Authority
|
Review and decision by applicable Review Authority as part of
land use permit approval for project.
|
|
Emergency shelters
|
If the shelter is located within 1,000 feet of a public transit
stop.
|
25%
|
Review and decision by applicable Review Authority as part of
land use permit approval for project.
|
|
Mixed use projects
|
A project combining commercial and residential uses. May be
granted where the Review Authority determines that a reduction is
justified based on hourly parking demand studies published by the
Urban Land Institute, or other appropriate source as determined by
the Director.
|
As determined by the Review Authority
|
Review and decision by applicable Review Authority as part of
land use permit approval for project.
|
|
Second uses
|
A second use within a single project or building (e.g., a restaurant
within a hotel) with a greater parking requirement than the primary
use. May be granted where the Planning and Development Services Director
determines that a reduction is justified based on a parking demand
study.
|
50%
|
Review and decision by Planning and Development Services Director.
|
|
Use intensification near public parking
|
A proposed intensification of use within an existing building
that is determined by the Review Authority to be located within a
reasonable distance of a city parking facility. May be granted by
Review Authority, subject to the fee determined by the Council, based
on the type of use and its associated parking characteristics, including:
a. Peak hours of use and turnover rate;
b. The ability of the use to meet parking requirements through
other means;
c. The availability of spaces in the nearby city parking facility;
d. The relative distance to the use from the parking facility;
and
e. Measures proposed by the applicant to ensure employee and
patron use of the city parking facility.
|
50%
|
Review and decision by applicable Review Authority as part of
land use permit approval for project.
|
|
Uses adjacent to transit
|
A commercial use proposed adjacent to local or regional mass
transit lines or routes. May be granted when the Review Authority
determines that a study provided by the applicant, prepared by an
independent licensed traffic engineer, justifies the reduction based
on documented mass transportation use characteristics of the patrons
and employees of the use.
|
As determined by the Review Authority
|
Review and decision by applicable Review Authority as part of
land use permit approval for project.
|
|
All others
|
Any other circumstance where the applicant wishes to request a parking reduction. May be granted where the Commission can make the findings required in Section 19.28.060(C)(3).
|
As determined by the Commission
|
Review and decision by the Commission.
|
|
Car share vehicles in dedicated car share parking space(s)
|
When vehicular parking is provided either for construction of a hotel, or an 100% affordable housing project, or a structure with more than 10 dwelling units with required affordable housing on site, publicly available car share vehicles provided within the building in covered dedicated standard sized non-tandem parking spaces, located in close proximity to pedestrian access to the garage and accessible to car share program members 24 hours a day. Car share parking spaces shall be equipped with a minimum level 2 electric vehicle charger installed. Parking spaces shall have signage identifying the space as car share only. Exterior signage shall be permitted as authorized by Section 19.34.030 of this Code. Property owner, successors and/or assignees shall provide the city with an agreement between the property owner and a car share organization on an annual basis stating that car share vehicle(s) will be provided on that site. Should the property owner fail to maintain an agreement with a car share organization on an annual basis, the parking spaces shall be replaced through provisions for new parking spaces, parking credits, shared parking permits, provisions for car share memberships to tenants in the building, or other similar mechanism as approved by the Planning and Development Services Director.
|
For each car share parking space provided on site, 3 code-required
parking spaces may be eliminated. A maximum reduction of 6 code-required
parking spaces is permissible.
|
Review and decision by applicable Review Authority as part of
land use permit approval for project.
|
|
Ground-level vegetative space
|
Once required open space and/or green space have been provided,
in order to increase the amount of native soil on grade, ground-level
vegetative space, and a healthy tree canopy on a project site and
enhance the capacity for percolation of water through native soil
and on-site stormwater management, a project may provide 350 square
feet of vegetative space in lieu of each required standard parking
space. Such vegetative space must be designed to allow for water infiltration
into the soil below, may not be located above an underground structure,
and shall include at least one canopy tree with a minimum box size
of 36 inches. The vegetative area may include space that is part of
any required setback area.
|
As determined by the Review Authority. A maximum reduction of
3 code-required parking spaces is permissible
|
Review and decision by applicable Review Authority as part of
land use permit approval for project.
|
|
Notes:
| |
|---|---|
|
1.
|
A parking reduction may be granted in compliance with this section
only for projects which incorporate one or more of the features listed.
|
|
2.
|
The maximum reduction in the number of parking spaces required
by Table 3-6 that may be granted by the applicable Review Authority.
|
B.
Reductions in Parking Space Requirements Near Pacific Design Center. Required parking for commercial uses within commercial buildings
fronting on Santa Monica Boulevard, between La Peer Drive and Palm
Avenue, commercial buildings fronting on Robertson Boulevard, between
Melrose Avenue and Santa Monica Boulevard, and commercial buildings
fronting on La Peer Drive, between Melrose Avenue and Santa Monica
Boulevard, existing as of November 29, 1984 (the date of the city's
incorporation) may be reduced by the Commission in those instances
where shared parking facilities available at the Pacific Design Center
are located within a reasonable distance of the use, subject to the
following standards.
1.
The
parking facility shall be open during all hours of operation of the
use seeking the parking reduction.
2.
If
the parking facility is required parking for any other uses either
present on the property, or through a lease agreement, adequate parking
shall remain available for those uses during their hours of operation
to meet their needs. Use of the parking facility by the use seeking
a parking reduction shall not reduce the required parking availability
for other uses utilizing the facility during the same hours of operation.
3.
An
adequate number of non-dedicated parking spaces shall be available
to the use seeking the parking reduction to meet its parking needs,
as required by this chapter.
4.
The
operator/owner of the use for which the parking reduction is sought
shall conspicuously post his or her site with a notice informing clientele
that shared parking facilities are available at the approved location
and that the business will reimburse for the total cost of parking,
with a business transaction. The business operator shall reimburse
patrons for the total cost of the parking fee for use of the shared
parking facility. The amount of the reimbursement shall be determined
by the Commission at the time shared parking is approved for the use.
Failure of the operator to comply with this requirement shall be deemed
a violation of this section for which the city may require appropriate
remedies, including discontinuance of the use, approval of alternate
parking arrangements, and similar requirements to ensure that adequate
parking is provided.
5.
Approval
of shared parking in compliance with this subsection shall become
void upon discontinuation of the use for which shared parking was
approved by the Commission. Discontinuation shall mean closure of
operations for one year or more.
C.
Parking Reduction Procedure.
1.
Application
and Filing. A request for reduction shall be filed with the Planning
and Development Services Department as part of the project land use
permit application, and shall include:
a.
The information and materials required by the Planning and Development
Services Director;
b.
Where required by this section or otherwise determined to be necessary
by the Planning and Development Services Director, a parking demand
study which presents justification for the requested modification,
prepared by an independent licensed traffic engineer; and
c.
Any parking reduction fee required by the city's Fee Resolution.
2.
Review
and Decision. A request for reduction shall be reviewed and decided
by the applicable review authority as part of the decision on the
project land use permit application.
3.
Findings.
When approving a parking reduction based on Table 3-7, under "Qualifying
Project Feature – All Others," the Commission shall first find
that:
(Ord. 01-594 § 2, 2001; Ord. 02-643 § 24, 2003; Ord. 13-914 § 4, 2013; Ord. 18-1040 § 7, 2018; Ord. 19-1058 § 57, 2019; Ord. 19-1072 § 11, 2019; Ord. 22-1188 § 8, 2022; Ord. 23-22 § 4, 2023)
A.
Applicability. Separate commercial uses with overlapping hours of operation, on separate parcels not more than 400 feet from each other within any commercial zoning district, may jointly use parking facilities subject to the approval of a parking use permit in compliance with Chapter 19.56 when the review authority determines that either of the following conditions exist:
1.
Different
peak hour parking demands exist between the separate uses; or
2.
Single
vehicle trips are likely to be made to two or more of the businesses
proposed to share the parking.
|
The Planning and Development Services Director may also allow
consideration of joint use facilities for two uses that are more than
400 feet apart where the Director determines that the separation remains
reasonable for walking, and/or that pedestrian-oriented features of
the intervening distance will also make walking between the two sites
reasonable. For shared use of parking spaces by multiple commercial
uses on the same parcel, see "shopping centers," in Table 3-6.
|
B.
Procedure. The shared use of parking facilities may be granted through the parking use permit process (Chapter 19.56).
C.
Application Requirements. In addition to the information
and materials required for a parking use permit application, the owner
of the proposed shared parking spaces shall provide a parking demand
study prepared by a qualified, licensed traffic engineer, which:
1.
Is
in a form and includes data acceptable to the Planning and Development
Services Director;
2.
Includes
data documenting the actual usage of the proposed shared parking spaces
during all hours over a two-week period; and
3.
Otherwise
demonstrates that the proposed shared parking will actually be available
to the off-site use, and that no substantial conflict will exist in
the principal hours or periods of peak parking demands of the uses
for which the shared parking is proposed.
D.
Standards for Shared Parking. Shared parking facilities
shall comply with the following requirements:
1.
The
distance from the parking site to the applicant's site should not
exceed 400 feet. However, distances of up to 1,000 feet may be considered
if the Planning and Development Services Director determines that
there are no other feasible alternatives; and
2.
The
applicant shall provide evidence of a valid lease. A long-term lease
is preferable.
E.
Conditions of Approval. In granting a parking use permit
for shared parking, the Planning and Development Services Director
may require conditions of approval regarding:
F.
Terms of Shared Parking. The approval of shared parking shall require a guarantee of continued availability in compliance with Section 19.28.120(D) (Terms of Off-Site Parking).
(Ord. 01-594 § 2, 2001; Ord. 19-1058 §§ 58 –
61, 2019)
The number of parking spaces provided on-site that are required by Section 19.28.040 (Number of Parking Spaces Required) may be reduced if the review authority authorizes the use of parking credits as part of the Parking Credits Program as set forth in Chapter 10.28 of this Code. The program allows commercial uses to utilize existing off-site parking spaces in non-residential zones to meet on-site parking requirements.
A.
Applicability.
1.
The
commercial use must be located in a designated parking credits district
where the Parking Credits Program is operational. The Parking Credits
Program shall not be used to satisfy the residential parking requirements
for a mixed-use project.
2.
Commercial
users that are granted the allowable 50 percent parking reduction
for use intensification near public parking shall not be allowed to
participate in the Parking Credits Program.
3.
Projects
of less than 10,000 square feet of new or additional gross floor area
may utilize the Parking Credits Program for up to 100 percent of the
required parking. Projects of 10,000 square feet or more of new or
additional gross floor area shall not be allowed to participate in
the Parking Credits Program.
B.
Procedure. As part of an application for a new or intensified
use an applicant may apply to participate in the Parking Credits Program
to meet parking requirements as follows:
1.
Prior to completing a development application to the Planning and Development Services Department for a new or intensified use, the applicant shall apply to the Parking Division to participate in the Parking Credits Program. The requirements to participate in the Parking Credits Program shall be as set forth in this section and Chapter 10.28 of this Code. The development application shall not be deemed complete until the applicant has obtained written verification from the Parking Division that sufficient parking credits are available and the applicant has reserved the credits pursuant to the requirements in Chapter 10.28 of this Code.
2.
Execution
of the parking credits contract shall be a condition of approval on
all required permits. The contract shall be executed before issuance
of the business tax certificate to operate the business. If no new
business tax certificate is required, the contract shall be executed
before issuance of a new business license or final certificate of
occupancy.
(Ord. 01-594 § 2, 2001; Ord. 12-885 § 8, 2012; Ord. 19-1058 § 62, 2019)
All off-street parking areas, parking spaces, and related facilities
shall be designed and constructed in compliance with this section.
A.
Access. Access to off-street parking areas shall be designed
in compliance with the following standards.
1.
Maneuvering Area. Newly created parking areas shall provide sufficient maneuvering room so that vehicles enter an abutting street in a forward direction and do not back out into any public street or sidewalk, except for single-family dwellings and duplexes, and up to one space per unit in triplexes and fourplexes. For conditions that allow vehicles to back out into a public street or sidewalk, the following applies: (a) the driveway shall be located on a local street or alley as defined by the city's general plan; (b) vehicles must park in a garage, carport, or other permanent parking location; and (c) back-up visibility shall not be blocked by hedges in accordance with Section 19.28.130(F) of this chapter.
2.
Driveway Standards. Driveways providing access from streets to parking areas shall be designed in compliance with Section 19.28.130 of this Code (Driveway Standards).
3.
Gates.
Parking lot and parking garage gates shall not move in a direction
that interferes with on-street or pedestrian circulation. Gates shall
not open into any public right-of-way. To prevent vehicular queuing
in pedestrian areas, for driveways in residential multi-family and
commercial districts, gates not located along alleys shall be located
at least 17 feet from the property line as measured along the centerline
of the driveway. For developments with more than 50 parking spaces
and where ticketing or valet functions are present in the driveway,
gates shall be located for a minimum of 35 lineal feet of queuing
from the property line, as measured along the centerline of the inbound
drive aisle.
 Figure 3-11
REQUIRED GATE OPERATION
|
 Figure 3-12
GATE SETBACK
|
4.
Access
to Adjacent Sites. Applicants for non-residential development are
encouraged to provide shared vehicle and pedestrian access to adjacent
non-residential properties for convenience, safety, and efficient
circulation. A joint access agreement running with the land shall
be recorded by the owners of the abutting properties, as approved
and executed by the Planning and Development Services Director, guaranteeing
the continued availability of the shared access between the properties.
B.
Parking Space and Lot Dimensions.
1.
General
Parking Space Requirements and Parking Area Dimensions. Individual
parking spaces shall have the following minimum dimensions for stall
width, length, drive aisle width, and overall maneuvering width.
 Figure 3-13
PARKING STALL DIMENSIONS: 90 DEGREE
|
a.
Angled Parking. Angled parking shall be considered on a case-by-case
basis, subject to the approval of the Planning and Development Services
Director. For design standards for angled parking, refer to the current
handout published by the city.
b.
Vertical Obstructions. Where vertical obstructions are located adjacent
to a parking stall as indicated in Figure 3-14, the minimum parking
stall width shall be 10 feet. Columns and other vertical obstructions
may be permitted adjacent to parking stalls but may not impede into
the minimum required stall width.
|
TABLE 3-13 PARKING STALL DIMENSIONS: 90 DEGREE
| ||||
|---|---|---|---|---|
|
Stall Width (A)
|
Minimum Stall Length (B)
|
Minimum Drive Aisle Width (C)
|
Minimum Overall Maneuvering Width (D)
|
Minimum Total Overall Maneuvering Width for Double Loaded Aisle
(E)
|
|
8′-0″ (Compact)
|
16′-0″
|
27′-0′
|
43′-0″
|
Not Permitted
|
|
8′-6″
|
18′-0″
|
26′-0″
|
44′-0″
|
62′-0″
|
|
9′-0″
|
18′-0″
|
25′-0″
|
43′-0″
|
61′-0″
|
|
9′-3″
|
18′-0″
|
24′-6″
|
42′-6″
|
60′-5″
|
|
9′-6″
|
18′-0″
|
24′-0″
|
42′-0″
|
60′-0″
|
|
9′-9″
|
18′-0″
|
23′-6″
|
41′-6″
|
59′-6″
|
|
10′-0″
|
18′-0″
|
23′-0″
|
41′-0″
|
59′-0″
|
|
11′-0″
|
18′-0″
|
22′-6″
|
40′-6″
|
58′-6″
|
|
12′-0″
|
18′-0″
|
22′-0″
|
40′-0″
|
58′-0″
|
 Figure 3-14
VERTICAL OBSTRUCTIONS
|
|
TABLE 3-14 VERTICAL OBSTRUCTIONS
| ||
|---|---|---|
|
|
Name
|
Dimension
|
|
A
|
Minimum Parking Stall Width
|
Varies
|
|
B
|
Minimum Parking Stall Length
|
Varies
|
|
C
|
Maximum Length of Permissible Adjacent Vertical Obstruction
at Front of Stall
|
60″
|
|
D
|
No Adjacent Vertical Obstructions Permitted
|
Varies
|
|
E
|
Maximum Length of Permissible Adjacent Vertical Obstruction
at Rear of Stall
|
30″
|
|
F
|
Minimum Distance from to Permissible Adjacent Vertical Obstruction
at Rear of Stall
|
18″
|
c.
End Stall Conditions. For end stalls where a wall or vertical obstruction
is located adjacent to a parking stall as indicated in Figure 3-15,
the minimum parking stall width shall be 10 feet.
i.
For vehicular maneuverability while exiting end stalls, access aisles
shall extend a minimum of four feet beyond the extent of the end stall.
 Figure 3-15
END STALL CONDITIONS
|
|
TABLE 3-15 END STALL CONDITIONS
| ||
|---|---|---|
|
|
Name
|
Dimension
|
|
A
|
Minimum Extension of Access Aisle for Maneuvering
|
4′-0″
|
|
B
|
Minimum Stall Width
|
10′-0″
|
|
C
|
Maximum Obstruction Extension into Aisle at End Stalls
|
2′
|
2.
Compact
Car Parking Spaces. Compact car parking spaces may be used to satisfy
the parking requirements of this chapter as follows.
a.
Non-Residential Uses. Commercial projects may substitute compact stalls for up to 40 percent of the total number of required or proposed spaces. Parking spaces that are provided in excess of the requirements in Section 19.28.040 of this chapter may be compact or standard spaces.
b.
Residential Uses. Compact spaces may be used in mixed-use or multi-family
residential projects in which a minimum of 25 percent of the total
unit count is set aside as affordable housing. In these cases, projects
with 10 or more parking spaces may substitute compact stalls for up
to 40 percent of the total number of provided spaces, inclusive of
proposed guest spaces. This is an incentive and not a development
standard.
c.
Markings. Each compact space shall be clearly and distinctively marked
as a compact space by signs or other markings.
d.
When used, compact spaces may only be used on one side of a double-loaded
aisle.
3.
Vertical Clearance. A minimum height of 14 feet shall be maintained clear of obstructions from an exterior parking surface to any structure or landscape feature above that may interfere with the safe passage of vehicles, except within garages, carports, or parking structures. For vertical clearance standards for mechanical lift systems, refer to subsection H of this section.
a.
Vehicular circulation areas and aisles within garages, carports,
and parking structures shall have a minimum unobstructed clearance
of eight feet two inches from the high point of any walking or driving
surface to the bottom of any ceiling, beam, pipe, duct, or similar
obstruction.
b.
Parking stalls within garages, carports, and parking structures shall
have a minimum unobstructed clearance of seven feet six inches from
the high point of any walking or driving surface to the bottom of
any ceiling, beam, pipe, duct, equipment, signage, sprinkler, or similar
obstruction, except in the case of overhead storage above parking
spaces.
c.
All entrances to and exits from vehicular circulation within parking
structures shall have a minimum unobstructed vertical clearance of
eight feet two inches or the most current clearance determined for
accessible routes as defined by California state disability requirements,
whichever is the greater dimension, to maintain accessibility to parking
spaces for persons with disabilities.
d.
Overhead storage above parking spaces is permitted as long as it
does not encroach horizontally more than three feet three inches into
the space from the rear wall and must be located a minimum of five
feet above the high point of the walking or driving surface below.
This may include storage shelves, racks, cabinets, and EV charging
equipment, but not mechanical ducts, pipes, or sprinklers. Each parking
space with overhead storage must have clearly visible signage indicating
the presence of overhead obstructions and that only head-in parking
is permitted.
 Figure 3-16
VERTICAL CLEARANCES
|
|
TABLE 3-16 VERTICAL CLEARANCES
| ||
|---|---|---|
|
|
Name
|
Dimension
|
|
A
|
Minimum Vertical Clearance at Parking Stalls
|
7′-6″
|
|
B
|
Minimum Vertical Clearance at Circulation, Aisles, and Accessible
Aisles and Stalls
|
8′-2″
|
|
C
|
Additional Vertical Clearance to Any Ceiling, Beam, Pipe, Duct,
Equipment, Signage, Sprinkler, or Similar Obstruction
|
Varies
|
|
D
|
Minimum Height of Overhead Storage Above Finish Floor
|
5′-0″
|
|
E
|
Maximum Depth of Overhead Storage
|
3′-3″
|
C.
Preferential Parking.
1.
Preferential
parking for employees that is signed, striped, and reserved for use
by carpool or vanpool vehicles and located as close as is practical
to the employee entrances without displacing disabled access parking
needs, shall be provided on demand.
2.
When
located within a parking structure, a minimum vertical clearance of
eight feet two inches shall be provided for spaces and accessways
to be used by vanpool vehicles. Adequate turning radii and parking
space dimensions shall be provided for vanpool parking areas. Developments
of 100,000 square feet or more shall provide a safe and convenient
zone in which vanpool and carpool vehicles may deliver or board their
passengers.
D.
Residential Parking.
1.
Restrictions
Within Residential Districts. The parking of automobiles and recreational
vehicles in residential zoning districts shall comply with the following
standards:
a.
Location. Automobiles shall not be parked between the street property
line and the front of a residential unit except on a driveway leading
to a garage or carport, or on a semi-circular driveway on a lot that
has a minimum frontage width of 70 feet. For semi-circular driveways,
the driveway interior shall be landscaped.
b.
Recreational Vehicles. Recreational vehicles may be stored or parked
on private property within single-family residential districts only
as follows:
i.
Recreational vehicles may be stored only within the side or rear
yard behind the front line of the residential unit or, in the case
of a corner parcel, behind the front or street side line; and
ii.
Recreational vehicles may be temporarily parked on driveways in front
of residences for not more than 24 continuous hours.
2.
Enclosed
or Covered Parking Required. All residential parking spaces shall
be enclosed or covered, except for guest spaces and parking for single-family
dwellings (one unit per parcel) existing as of May 2, 2001, as follows:
a.
For a single-family dwelling one covered space, and one tandem, uncovered
space of at least 18 feet in length within the driveway and outside
of the front yard setback. The garage, carport, or other structure
covering the parking space may be demolished and replaced with one
covered parking space as long as the tandem uncovered space is retained.
b.
An existing two-car garage for a single-family dwelling may be demolished
and replaced in-kind or replaced with a new one-car garage or carport
and one tandem, uncovered space within the driveway, provided, that
this shall not be permitted where the existing garage is viable because:
3.
Carports.
Carport parking shall consist of a solid roof structure, lattice,
overhang, or combination of these, that completely covers a parking
stall unless in order to cover the vehicle, the carport projects to
within three feet of the property line.
4.
Garages. A two-car garage shall have minimum interior dimensions of 19 feet six inches in width by 18 feet six inches in length. In multi-family uses, parking spaces within garages shall comply with the minimum dimensional requirements and additional clearance requirements for vertical and overhead obstructions as described in subsection (B) of this section.
5.
Guest
Parking. Guest parking in residential zoning districts shall be designated
and restricted, with appropriate signs and pavement markings, for
the exclusive use of the guests, and if located within secured premises,
shall be served by a tenant and visitor communications system. Guest
parking may be uncovered.
E.
Tandem Parking.
1.
Tandem
Parking Space Requirements and Parking Area Dimensions
a.
Tandem parking is permitted in single-family residential projects,
and in multi-family residential and mixed-use projects in which a
minimum of 25 percent of the total unit count is set aside as affordable
housing, provided that both the independent and dependent spaces in
each pair shall be assigned to the same unit, and that at least one
space in each pair shall be a standard size. This is an incentive
and not a development standard.
b.
Tandem parking shall be arranged to be no more than two spaces in
depth, with a minimum total length of 34 feet.
c.
Aisles may not be considered stalls to satisfy parking stall requirements.
d.
Tandem parking shall not be double loaded.
e.
Where tandem parking is provided and valet operations or private
temporary staging occurs within a drive aisle, the aisle width shall
be increased to a minimum of 30 feet. In lieu of widening the aisles,
independent back-up and staging areas outside of drive aisles may
be provided at a ratio of one staging area for every six tandem stalls,
as illustrated in Figure 3-18.
2.
Non-Residential
Uses.
a.
The use of tandem parking for non-residential uses shall require
that the operator of the parking facility provide a valet or attendant
at all times that the parking is accessible to users, except where
the review authority determines that the nature of the use and its
operation will not require attended parking.
b.
Tandem parking may be arranged to be no more than two spaces in depth,
except in cases where a drive aisle is provided at both the front
and rear, tandem parking may be up to a maximum of three spaces in
depth.
F.
Non-Residential Parking in Residential Zones. Covered parking
spaces may be required at the discretion of the review authority to
mitigate impacts. Rooftop parking is prohibited.
G.
Existing Non-Residential Surface Parking in Residential Zones. Existing non-residential surface parking facilities as of February
19, 2016 shall comply with the following standards:
1.
Permits Required. Any existing non-residential surface parking facility located in a residential zone shall obtain an administrative permit (Chapter 19.44) of this Code and shall comply with the standards in this section. These facilities shall have 180 days from February 19, 2016 to file an application for an administrative permit. Upon review, the Planning and Development Services Director may decide to add conditions that are in addition to the standards in this section.
2.
Exemptions.
The following types of non-residential surface parking facilities
in residential zones are exempt from an administrative permit and
the standards below:
3.
Design
and Operations. Non-residential surface parking facilities in residential
zones shall comply with the following standards:
a.
Parking facilities shall install perimeter landscaping or other visual
screening, subject to approval by the review authority.
b.
When not in use, parking facilities shall be locked to prevent late
night and unauthorized use between the hours of 10:00 p.m. and 8:00
a.m. The Director of Public Works may authorize the city parking enforcement
officers to lock facilities that fail to comply with this condition
between the hours of 10:00 p.m. and 8:00 a.m.
H.
Mechanical Parking Lifts. Mechanical parking lifts may be used through the approval of the parking plan required by Section 19.28.030(A) of this chapter (General Parking Regulations -Layout and Access Plan Required), as follows.
1.
Permit
Requirements.
a.
Mechanical parking lift systems at an existing parking facility shall
be reviewed through an administrative permit process. The permit shall
condition screening, noise and/or landscaping requirements for mechanical
lift systems.
b.
Mechanical lifts installed as part of new development shall be permitted
through applicable project permits and must comply with the standards
below.
2.
Non-Residential
Uses.
a.
Mechanical parking lift systems may be used for non-residential uses.
b.
Mechanical parking lift systems shall not park more than two levels
of cars per individual lift unit and no additional vehicle(s) shall
park so as to limit access to the lift.
c.
Mechanical parking lift systems installed for non-residential uses shall be operated by a valet or attendant at all times such that the parking is accessible to users. In addition to these standards, a parking operations plan per Section 19.28.030(B) of this chapter shall be submitted and operation must comply with valet standards in Chapter 5.120 of this Code (Valet Parking).
d.
At least one parking lift level shall have a minimum unobstructed
clearance height of seven feet. All other levels shall have a minimum
unobstructed clearance height of six feet six inches.
e.
Mechanical lift systems installed on existing surface lots shall
be covered on top and screened on all sides.
3.
Residential
Uses and Mixed-Use Projects.
a.
Mechanical parking lift systems may be used in residential uses.
Lifts shall be covered, enclosed in, or underground in a structure.
Each space within a lift bay shall be assigned to the same dwelling
unit.
i.
In townhomes, row homes, or residential projects with four or less
dwelling units, mechanical lift systems may be used when attached
or otherwise integrated into each dwelling unit, if they allow for
a minimum ground floor habitable space of 240 square feet for each
dwelling unit.
b.
Mechanical parking lift systems shall be limited to two cars per
individual lift unit and access and clearances to such lifts shall
not be blocked or otherwise obstructed.
c.
Mechanical parking lift systems installed for residential uses and mixed-use projects shall be operated by a valet or attendant at all times such that the residential parking is accessible to users, except in townhomes, row homes, or projects with four or less dwelling units, where attached or otherwise integrated self-park lift systems may be used. In addition to these standards, a parking operations plan per Section 19.28.030(B) of this Code shall be submitted and operation must comply with valet standards in Chapter 5.120 of this Code (Valet Parking).
d.
For all mechanical parking lift systems, the lower lift level shall
have a minimum unobstructed clearance height of seven feet. The upper
level shall have a minimum unobstructed clearance height of six feet
six inches. Obstructions such as mechanical ducts, pipes, sprinklers,
or electrical equipment may not be located within this zone, and additional
vertical clearance shall be provided for these elements if present.
 Figure 3-20
MECHANICAL PARKING STALL VERTICAL CLEARANCE REQUIREMENTS
|
4.
Minimum Width and Length of Parking Space. Parking spaces in mechanical lift systems shall comply with subsection (B)(1) (Parking Space and Lot Dimensions – General Parking Space Requirements and Parking Area Dimensions) of this section.
a.
For all mechanical parking lift systems, minimum clear width between
vertical structural supports shall be eight feet.
 Figure 3-21
MECHANICAL PARKING STALL WIDTH AND LENGTH REQUIREMENTS
|
5.
Emergency
Override. Mechanical parking lifts shall provide a manual override
to access or remove vehicles from the parking lift in the event of
a power outage.
6.
Vehicle
Protection. Mechanical parking lifts shall be designed to prevent
vehicle liquids and/or debris from spilling onto other vehicles or
building surfaces.
I.
Automated Parking Structures. Automated parking structures may be used at the discretion of the review authority through the approval of the parking plan required by Section 19.28.030(A) of this chapter (General Parking Regulations -Layout and Access Plan Required).
1.
Development
Permit. A development permit is required for an automated parking
structure.
2.
Parking Operations Plan. The use of an automated parking structure for new residential and non-residential uses shall require a parking operations plan per Section 19.28.030(B) of this chapter.
3.
On-Site
Generator. Automated parking structures shall be equipped with a stand-by
generator with sufficient capacity to store and retrieve cars if or
when the electrical power is down.
4.
Design. Automated parking structures shall be properly designed per Section 19.28.110 of this chapter (Parking Structure and Rooftop Parking Standards). Automated parking structures in commercial zones shall have pedestrian-oriented uses on the ground floor and must comply with Section 19.10.060 of this Code (Commercial Building Façade Standards).
5.
Vehicle
Protection. Automated parking structures shall be designed with a
method to prevent vehicle liquids and/or debris from spilling onto
other vehicles or building surfaces.
6.
Car
elevators shall not be considered as automated parking structures
and shall not be permitted in multi-family residential, commercial,
or mixed-use development projects.
(Ord. 01-594 § 2, 2001; Ord. 02-643 § 25, 2003; Ord. 07-773 § 5, 2007; Ord. 14-940 § 19, 2014; Ord. 15-965 §§ 9 –
11, 2015; Ord. 16-973 §§ 7,
8, 2016; Ord. 18-1027 § 6,
2018; Ord. 19-1058 §§ 63
– 69, 2019; Ord. 23-22 § 4,
2023)
Surface parking lots for non-residential uses shall be constructed, landscaped, and maintained in compliance with the following regulations. For parking structures, see Section 19.28.110 (Parking Structure and Rooftop Parking Standards).
A.
Construction and Improvement Standards. Off-street parking
areas shall be constructed and improved as follows.
2.
Lighting.
Parking areas designed to accommodate three or more vehicles shall
have adequate illumination for security and safety with a minimum
of one foot candle for the period from one-half-hour after sunset
to one-half-hour before sunrise the following day, at every point
of the parking lot.
a.
Lighting fixtures shall be energy-efficient and in scale with the
height and use of the on-site structures, with standards and fixtures
(poles, vertical supports) not exceeding a height of 12 feet.
3.
Shopping
Cart Storage. Parking facilities for commercial uses that offer shopping
carts for use by patrons (e.g., grocery stores) shall contain shopping
cart storage areas when appropriate. The dimensions and locations
of these storage areas shall be determined the Planning and Development
Services Director.
4.
Slope.
a.
Driveways. Driveway slope shall not exceed 20 percent. The last 20
feet near the exit shall not exceed three percent.
b.
Parking Areas. The slope of parking areas shall not exceed five percent.
The review authority may allow slope increases up to 20 percent if
it determines that the increase will allow superior project design.
5.
Striping,
Directional Arrows, and Signs.
a.
When parking for commercial uses is located behind or under a building,
or otherwise not clearly visible from the street, a directional sign
shall be placed on or near the front of the building to help ensure
customer accessibility.
b.
In parking facilities containing forty or more parking spaces, aisles,
approach lanes, and maneuvering areas shall be clearly marked with
directional arrows to ensure the safe and efficient flow of vehicles.
c.
Parking stalls shall be marked with double striped lines. Each line
shall be approximately four inches wide and spaced six inches apart.
Parking space width shall be measured from the centerline between
the two lines.
6.
Surfacing. Parking spaces and maneuvering areas shall be paved and permanently maintained with a minimum thickness of two inches of asphalt, concrete, grasscrete, stabilized decomposed granite, or other all-weather surfacing over a minimum thickness of four inches of a base material to be approved by the Director of Public Works, or with a minimum thickness of four inches of Portland cement concrete. Refer to Section 19.28.150 (Bicycle Parking and Support Facilities) for requirements for bicycle parking areas.
Alternate surfaces for parking and loading areas may be approved
by the Director of Public Works, provided that the material used meets
aesthetic qualities, improves drainage and permeability, and responds
to historic guidelines for the property and its setting.
7.
Wheel
Stops and Curbing.
a.
Concrete curbing at least six inches high and six inches wide, with
breaks to allow on-site drainage, 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. Alternative barriers
designed to protect landscaped areas from vehicle damage may be approved
by the Planning and Development Services Director. Wheel stops shall
be placed to allow for two feet of vehicle overhang area within the
dimension of the parking space. Wheel stops shall not be required
where two parking spaces are contiguous at the width.
b.
To increase the parking lot landscaped area, a maximum of two feet of the parking stall depth may be landscaped with low-growth, hardy materials in-lieu of paving, allowing a bumper overhang while maintaining the required parking dimensions. However, the overhang area shall not be counted as part of the five percent area required by subsection (B)(2), below, and when adjacent to a required landscaping strip shall be in addition to the minimum five-foot width. No fixtures (e.g., lights, sprinklers) that are higher than the curb shall be located within a bumper overhang area. Curbing that creates a bumper overhang barrier shall not exceed a height of five inches.
B.
Parking Area Landscaping Requirements.
1.
Parking
Lot Landscaping Performance Standards. Landscaping for parking lots
shall be provided in compliance with the following point system, based
on the size of the parking lot. A maximum of 30 percent of points
may be earned for non-landscaping items. All points earned for required
canopy trees count toward the total number of points.
|
The following tables are used by first determining the minimum
number of canopy trees and minimum number of performance points required
by Table 3-8, and then using Table 3-9 to determine the number of
points earned by the various features of the parking lot design. The
number of points earned must be at least the number required by the
first table based on the number of spaces in the parking lot.
|
|
TABLE 3-8
REQUIRED CANOPY TREES
| ||
|---|---|---|
|
Minimum Number of Canopy Trees Required and Total Number of
Points Required Based on Size of Parking Lot
(Number of Spaces)
| ||
|
Number of Parking Spaces
|
Minimum Required Number of Canopy Trees
|
Total Required Number of Points
|
|
0—9
|
1
|
7
|
|
10—24
|
2
|
15
|
|
25—50
|
1 per 8 spaces
|
25
|
|
51—75
|
50
| |
|
76—100
|
75
| |
|
101—125
|
100
| |
|
126 and more
|
125
| |
2.
Landscape
Materials. Landscaping materials shall be provided throughout all
parking lot areas using a combination of trees, shrubs, and ground
cover. Trees shall be in planters located throughout the parking area
to reduce heat gain.
3.
Parking
Lot Perimeter Landscaping.
a.
Adjacent to Streets. Parking areas adjacent to a public right-of-way
shall be provided with landscaping that is designed and maintained
to screen cars from the view from the street to a height of 42 inches,
measured from the surface of the parking area.
i.
Plant materials shall be selected to provide a minimum height of
36 inches at the time of planting.
ii.
Screening materials may include a combination of plant materials,
berms, decorative masonry walls, raised planters, or other screening
devices that meet the intent of this requirement.
iii.
The screening landscaping shall be provided within a landscaping
strip that is a minimum width of five feet, adjacent to the public
right-of-way. If a wall is used for screening, the landscaping strip
shall be located on the right-of-way side of the wall.
iv.
The landscaping strip shall include trees planted at 20-foot intervals.
|
TABLE 3-9 QUALIFYING FEATURES
| |
|---|---|
|
Earned Points
|
Qualifying Landscape or Site Development Feature
|
|
10
|
8% of site area within parking lot perimeter occupied by landscaping.
|
|
4
|
Each canopy tree.
|
|
4
|
Each existing large or well-established tree or specimen plant
retained.
|
|
6
|
Consistent use of vine pockets against walls.
|
|
5
|
Pedestrian amenities (e.g., thematic or comprehensive pedestrian
lighting scheme, unique decorative materials, art, or ornamental sculpture
or fountains), each.
|
|
4
|
Surfaces other than asphalt or concrete and permeable surfaces
as part of hardscape (does not include planters). Light colored surfaces
and grasscrete are encouraged.
|
|
4
|
Pavement surfaces of rubberized asphalt.
|
|
5
|
Decorative perimeter walls with integral architectural elements
(e.g., gateways, coping, piers, and ornamental decorative materials).
|
|
The following are available only for parking lots with 51 or
more spaces.
| |
|
20
|
Integration of circulation, hardscape, walls, landscaping, and
lighting into a central design concept approved by the Review Authority.
|
|
5
|
Clearly delineated axis to adjoining buildings or other site
relationships.
|
|
5
|
Maximum separation of pedestrian and vehicular travel ways.
|
|
5
|
Transition zones to sidewalk and building-adjacent areas.
|
|
5
|
Ability to use parking lot space in other ways when not being
used for parking, with uses and activities deemed compatible with
the zoning of the site and surrounding properties (e.g., pedestrian
space or basketball court).
|
|
6
|
Decorative perimeter walls with integral architectural elements
(e.g., gateways, coping, piers, and ornamental and decorative materials).
|
b.
Adjacent to Residential Use. Parking areas for non-residential uses
adjoining a residentially zoned parcel shall be designed and maintained
to screen the cars from the view of the adjoining residents with a
suitable landscaped buffer. This requirement may be reduced when applied
to a property line in common with an alley.
i.
The buffer shall be designed with a minimum width of five feet between
the parking area and the common property line bordering the residential
use, and shall include mature trees or tall hedges.
ii.
A solid masonry wall with a minimum height of six feet shall be provided
along the property line. The Planning and Development Services Director
may require taller walls and other noise mitigation devices (e.g.,
partially or fully covered parking) when necessary to lessen the impacts
of a particular use.
iii.
For properties adjoining alleys, a landscaped strip of two feet
shall be provided on the public right-of-way side of the wall.
(Ord. 01-594 § 2, 2001; Ord. 19-1058 §§ 70 –
73, 2019)
Parking structures providing parking for residential and non-residential uses shall be constructed, landscaped, and maintained in compliance with the following regulations. Surface parking lots are instead subject to Section 19.28.100 of this chapter (Surface Parking Area Standards).
A.
Setbacks, Height Limits. Parking structures shall comply
with the setback requirements and height limits of the applicable
zoning district, except as otherwise provided by this section.
B.
Architecture.
1.
Parking
structures visible from street frontages shall be designed to be compatible
with the architectural character and quality of adjacent buildings
and shall not adversely impact abutting pedestrian sidewalks.
2.
Structure
elevations should use color, massing, or architectural features to
reduce the appearance of bulk.
3.
Parking
structure façades facing residential parcels shall:
C.
Construction and Improvement Standards.
1.
Drainage.
Parking structures shall be designed and constructed:
a.
So that surface water will not drain over sidewalks or adjacent parcels;
b.
So that individual parking levels shall slope to interior drains;
perimeter drains or scuppers shall not be allowed; and
c.
In compliance with the storm water quality and quantity standards
of the city's best management practices.
2.
Lighting.
Parking and pedestrian areas shall have adequate illumination for
security and safety with a minimum of one foot candle at every point
within the parking structure.
a.
Lighting fixtures shall be energy-efficient and in scale with the
height and use of the on-site structures, with standards and fixtures
(poles, vertical supports) not exceeding a height of 12 feet.
3.
Ramp Slope. The ramp slopes of parking areas shall not exceed five percent. For driveway ramp slope standards, refer to Section 19.28.130(E) of this chapter (Driveway Ramp Slope).
4.
Striping,
Directional Arrows, and Signs.
a.
Parking spaces, aisles, approach lanes, and maneuvering areas shall
be clearly marked with directional arrows to ensure the safe and efficient
flow of vehicles. The Planning and Development Services 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.
b.
Parking stalls should be marked with double striped lines. When this
type of striping is used, each line shall be approximately four inches
wide and spaced six inches apart. Parking space width shall be measured
from the centerline between the two lines.
5.
Wheel
Stops and Curbing. Continuous concrete curbing at least six inches
high and six inches wide shall be provided for parking spaces located
adjacent to 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. Alternative barrier design to
protect landscaped areas from vehicle damage may be approved by the
Planning and Development Services Director. Wheel stops shall be placed
to allow for two feet of vehicle overhang area within the dimension
of the parking space. Wheel stops shall not be required where two
parking spaces are contiguous at the width.
D.
Landscaping. Landscaping, other than grass and ground cover,
shall be provided along a minimum of 60 percent of the ground level
of the structure's street frontage, excluding:
E.
Rooftop Parking. Rooftop parking is allowed in commercial
zones and in the PF zoning district. Rooftop parking that is adjacent
to a residential zoning district shall be designed and constructed
in compliance with the following standards.
1.
All
rooftop parking within 25 feet of the residential property line shall
be separated from the residential property by a sound wall to prevent
adverse noise impacts on residents and, other than the sound wall,
shall not exceed the height limit of the adjacent residential zoning
district.
2.
Sound
walls for rooftop parking may exceed the height limits of the zoning
district by 10 percent, and shall be architecturally compatible with
the entire parking structure.
F.
Semi-Subterranean Garages. Semi-subterranean residential parking garages may be built within required side setbacks in compliance with Section 19.20.150(E) of this Code (Allowed Projections into Setbacks), provided that the required safety railing along the top edge of the garage from grade is a maximum of six feet as measured from the adjacent abutting property, except where otherwise approved by the Planning Commission.
G.
Sunset Specific Plan Area. Parking structures within the
Sunset Specific Plan area shall comply with the following requirements:
1.
Up
to 120 percent of the parking required for on-site uses may be provided.
More than 120 percent of the required parking spaces may be provided
only if the additional spaces are made available to the public;
2.
The
use of the latest parking technology (e.g., ID cards, electric gates,
and individual timers) is encouraged; and
3.
Consolidated
parking facilities that are capable of expanding to meet future parking
demands are strongly encouraged.
H.
Enclosed Driveways. Enclosed driveways accessing subterranean parking on a commercially zoned property may project into setbacks in compliance with Section 19.20.150(E) of this Code (Allowed Projections into Setbacks), provided the commercially zoned property is adjacent to a residentially zoned property. The design of the enclosure shall be compatible with the project and be adequately landscaped adjacent to the structure and is subject to review and approval by review authority as part of land use permit approval for project.
I.
Porte Cocheres. Porte cocheres shall be permitted in townhomes,
rowhomes, or residential projects with four or fewer dwelling units.
(Ord. 01-594 § 2, 2001; Ord. 06-734 § 7 [Att. D], 2006; Ord. 09-812 § 7, 2009; Ord. 09-813U § 7, 2009; Ord. 17-1007 § 8, 2017; Ord. 19-1058 §§ 74 –
76, 2019; Ord. 23-22 § 4,
2023)
Where the use of off-site parking is authorized through parking use permit approval (Chapter 19.56) to satisfy the parking requirements of Table 3-6, the parking shall be provided in compliance with the following standards, in addition to the requirements of Chapter 19.56.
A.
Location. All off-site parking spaces except valet-serviced
spaces shall be located within a reasonable walking distance and may
be required to be within 400 feet measured from the primary entrance
to the site.
B.
Design and Improvement Standards. All newly constructed
off-site parking spaces shall conform to the same standards of access,
configuration, lighting, layout, location, noise attenuation, and
size as are required by this chapter for on-site parking spaces.
C.
Identification of Facility. The review authority may require
the parking lot to be clearly marked and conspicuously identified
as the exclusive or shared parking for the sites it serves, unless
the parking can only be accessed by a valet. A parking space assignment
plan shall be maintained by the applicant and owners of the off-site
parking spaces identifying specific parking space assignments.
D.
Terms of Off-Site Parking. Required parking spaces that
are approved off site shall be committed by a lease, bond, or other
agreement, acceptable to the City Attorney, between the owners, and
if applicable, the lessees of the off-site parking spaces and the
owners, and if applicable, the lessees of the subject site, with provisions
reflecting the conditions of approval and the approved off-site parking
plan.
|
Lessees shall provide proof to the Planning and Development
Services Director on an annual basis of continuous leases for off-site
parking spaces at the time the leases are renewed following the expiration
of their initial terms, or when a new lease for parking elsewhere
is substituted. If the off-site parking lease agreement between the
parties lapses, the owner or operator of the use leasing the parking
shall immediately notify the Planning and Development Services Director.
The Director shall determine a reasonable time in which the required
parking shall be restored, or alternatively that an in-lieu parking
fee be paid in an amount equal to the number of parking spaces required.
|
(Ord. 01-594 § 2, 2001; Ord. 19-1058 § 77, 2019)
Driveways providing site access shall be from an improved street, alley, or other right-of-way and shall be designed, constructed, and maintained as follows. See also Section 19.36.311 of this Code for specific standards regarding carports and existing garages.
A.
Driveway Location. Driveways shall be located as far away
from intersections and as directly across from any existing driveway
on the opposite side of the street as is practical. Whenever a site
has access to more than one street, a driveway access shall be generally
located on the street with the lowest traffic volume, where the impact
of a new access will be minimized, provided that this location will
not increase traffic impacts on residential neighborhoods. All proposed
driveways are subject to approval by the City Engineer.
B.
Driveway Width. Driveway pavement width shall be determined
based on the number of parking spaces accessed by the driveway, as
detailed below:
1.
Up
to 12 Parking Spaces. The allowable driveway pavement width is 10
feet (includes driveway ramp conditions going subterranean or going
up to above-ground structures and on-grade driveways).
2.
13
to 25 Parking Spaces. The minimum driveway pavement width may be either
10 feet wide for a single-car width or up to 18 feet wide maximum
for two-car widths. Up to a 20-foot wide maximum driveway may be requested
when the design incorporates a median or divider element with a call
box or access reader, integrates mirrors at the top and bottom of
ramps, and is accompanied by operational protocols governing entry
and exiting priorities.
3.
26
Parking Spaces or Greater. The allowable driveway pavement width shall
be 18 feet for two-car widths with up to 20 feet maximum if design
incorporates a median or divider element with a call box or access
reader, integrates mirrors at the top and bottom of ramps, and is
accompanied by operational protocols governing entry and exiting priorities.
4.
Exception.
The Planning and Development Services Director may approve driveway
widths up to 24 feet for visibility or public safety reasons, where
an applicant demonstrates a physical lack of design alternatives,
the presence of special conditions, or a unique intensity of vehicular
traffic in a residential use.
C.
Number and Extent of Residential Driveways.
1.
Number
of Driveways – Mid-Block Parcels. New development shall be limited
to one curb cut unless the Planning and Development Services Director
finds that a second cut would result in substantial improvements to
traffic flows or public safety.
2.
Number
of Driveways – Corner or Double Frontage Parcels. For corner
and double frontage parcels with residential uses other than single-family
dwellings and duplexes, one access on each frontage may be allowed
if the Planning and Development Services Director determines that
two driveways are needed to provide safe access.
D.
Number of Non-Residential Driveways. One driveway shall
be allowed for each site unless the City Engineer determines that
more than one driveway is required to accommodate traffic volumes
or specific designs.
E.
Driveway Ramp Slope. Driveway ramp slope shall not exceed
20 percent. Where driveway ramp slope exceeds 10 percent, a transition
slope shall be provided for an eight-foot distance at the top and
bottom of ramps equal to one-half of the maximum slope of the ramp.
The five feet of driveway closest to the public right-of-way shall
not exceed a slope of three percent.
1.
Where
underground transformers are located beneath driveways, slope shall
not exceed two percent, or the most current Southern California Edison
(or other applicable utility) standard, whichever is smaller.
 FIGURE 3-30
Driveway Slope
|
|
TABLE 3-31 DRIVEWAY SLOPE
| |||
|---|---|---|---|
|
|
Name
|
Minimum Length
|
Maximum Slope
|
|
A
|
Top Transition Slope at Public Right-of-Way
|
5 feet
|
3% where underground transformers are located beneath driveways,
slope shall not exceed 2%, or the most current Southern California
Edison (or other applicable utility) standard, whichever is smaller
|
|
B
|
Top Transition Slope
|
8 feet
|
50% of maximum slope
|
|
C
|
Maximum Slope
|
Varies
|
20%
|
|
D
|
Bottom Transition Slope
|
8 feet
|
50% of maximum slope
|
F.
Visibility Considerations. Driveways and driveway landscaping
shall be designed in accordance with the following standards and to
maintain visibility and minimize interference with passing pedestrians.
Landscaping adjacent to a driveway and the walls of the building shall
be designed not to interfere with motorists' views of the sidewalk
and pedestrians' views of vehicles exiting the project as shown in
Figure 3-32.
1.
Driveway
Visibility. To ensure clear sightlines, a visibility triangle in which
no obstructions shall be present shall be defined as follows:
a.
For single driveways where the driver backs out onto the roadway,
the minimum visibility triangle is drawn from nine feet back from
the public right-of-way to a distance of 14 feet from the line that
is four feet from the edge of the driveway on the left side of the
driver.
b.
For single driveways meant for forward exit, the minimum visibility
triangle is drawn from six feet back from the public right-of-way
to a distance of 14 feet from the line that is six feet from the edge
of the driveway on the right side of the driver.
c.
For double driveways, including those divided by a median, the minimum
visibility triangle is drawn from six feet back from the public right-of-way
to a distance of 14 feet from the line that is six feet from the edge
of the driveway on the right side of the driver.
e.
Within this triangular zone there shall be no obstructions, including
walls, fences, hedges, and base landscaping, that are over 28 inches
in height. Tree foliage, when present, shall provide a minimum of
six feet of clear visibility from street grade.
  FIGURE 3-32
Driveway Visibility Triangle Definition
|
|
TABLE 3-32 DRIVEWAY VISIBILITY TRIANGLE DEFINITION
| |||
|---|---|---|---|
|
|
Distance from Public Right-of-Way (A)
|
Distance from Edge of Driveway to Centerline of Driver (B)
|
Distance from Centerline of Driver (C)
|
|
Forward Exit
|
6′
|
6′ (On Right Side of Driver)
|
14′
|
|
Backward Exit
|
9′
|
4′ (On Left Side of Driver)
|
14′
|
 FIGURE 3-33
Example of Forward Exit for Properties with a Front Yard
|
 FIGURE 3-34
Example of Backward Exit for Properties with a Front Yard
|
 FIGURE 3-35
Example of Forward Exit for Buildings with No Setback
|
 FIGURE 3-36
Example of Forward Exit for Buildings with No Setback
|
(Ord. 01-594 § 2, 2001; Ord. 02-643 §§ 26, 27,
2003; Ord. 19-1058 § 78,
2019; Ord. 21-1152 § 6,
2021; Ord. 23-22 § 4,
2023)
Temporary parking lots may be approved in compliance with Chapter 19.54 (Temporary Use and Special Event Permits).
A.
Time Limits and Extensions. The temporary use permit for
a temporary parking lot shall specify a fixed expiration date. Extensions
of time may be granted as follows:
1.
New
Lots. A temporary parking lot temporary use permit approved after
May 2, 2001, may be automatically extended by the Planning and Development
Services Director for a fixed time period, absent receipt of complaints
about the operation of the parking lot.
2.
Existing
Lots. Existing temporary parking lot permits shall expire in compliance
with the terms of the approved permit or applicable extension. Additional
extensions shall comply with the provisions of this section.
B.
Development Standards. A temporary parking lot shall comply with all applicable requirements for surface parking lots in Section 19.28.100 (Surface Parking Area Standards), and the following requirements.
1.
Hours
of Operation. The Planning Commission shall establish hours of operation
for the parking lot. In approving hours of operation, the Commission
shall consider the existing land uses on adjacent properties, the
locations of access points to the parking lot, and any other factors
that may impact the use and enjoyment of adjacent properties and the
health, safety, and welfare of the community. The parking lot shall
be secured in a manner to prevent unauthorized entry onto the property
during non-operating hours.
2.
Parking
Service Operation Required. The parking lot shall be operated by a
parking service. On-site management of the parking lot shall be required
during all hours of operation. Insurance coverage shall be maintained
in compliance with the standards for valet parking services in the
city's Business License Ordinance.
(Ord. 01-594 § 2, 2001; Ord. 19-1058 §§ 79, 80,
2019)
Bicycle parking facilities, showers, and lockers shall be provided
in the following manner:
A.
Number of Spaces Required.
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TABLE 3-50 BICYCLE PARKING
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|---|---|---|
|
Land Use
|
Short-Term/Visitor Bicycle Parking
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Long-Term Employee or Resident Bicycle Parking
|
|
Non-Residential
|
One bicycle parking space for each 5,000 to 9,999 square feet
and one space for each additional 10,000 square feet of gross floor
area. A minimum of 2 spaces shall be provided per building.
|
One bicycle parking/storage space for each 7,500 square feet
of gross floor area.
|
|
Multi-Family Residential (projects of 5 or more units)
|
One bicycle parking space for each 4 residential units.
|
One bicycle parking/storage space for each 2 residential units.
|
|
Mixed-Use Projects
|
Same as specified above for each use (residential and commercial).
|
Same as specified above for each use (residential and commercial).
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B.
Bicycle Parking Design. Bicycle parking areas shall be designed
and provided in the following manner:
1.
Parking
Racks. Each bicycle parking space shall include a stationary parking
device to adequately support the bicycle.
2.
Parking
Layout.
a.
Aisles. Access to bicycle parking spaces shall be at least five feet
in width.
b.
Storage Space Design.
i.
Horizontal Storage. Each horizontal bicycle space shall be designed
to maintain a minimum of two feet in width and six feet in length
and have a minimum of seven feet of overhead clearance.
ii.
Vertical Storage. Each vertical or wall-mounted bicycle space shall
be designed to maintain a minimum of three feet six inches in length
with three feet between spaces with a minimum of seven feet of floor
to ceiling height.
c.
Bicycle Parking Location.
i.
Long-Term Bicycle Parking. Bicycle spaces shall be located on the
ground floor or first level of a parking structure/garage of a building
in a secured location within proximity to the main entrance of the
building and shall not interfere with pedestrian access. Bicycle spaces
shall not be located within required storage areas for the building.
ii.
Short-Term/Visitor Bicycle Parking. Visitor bicycle parking spaces
shall be located in well-lit and convenient areas on private property
within 50 feet of the main entrance to the building.
iii.
For existing buildings and changes of use where the Planning
and Development Services Director determines existing site constraints
prohibit locating short-term bicycle parking on-site, the applicant
shall satisfy the requirement by paying the city an established cost
of an appropriately sized bicycle rack for providing the short-term
parking within the public right-of-way.
d.
Security. Long-term bicycle parking shall be secured as follows:
e.
Relationship to Motor Vehicle Parking. Bicycle spaces shall be separated
from motor vehicle parking spaces or aisles by a fence, wall, or curb,
or by at least five feet of open area, marked to prohibit motor vehicle
parking.
3.
Electric
Bicycles. At least one electrical outlet shall be available in each
long-term bicycle parking area for the use of electrical assisted
bicycle charging.
C.
Signs. Where short-term bicycle parking areas are not clearly
visible to approaching cyclists, signs shall be provided to indicate
the locations of the facilities.
D.
Interior Parking Spaces. Square footage dedicated to interior
bicycle parking shall not be included in the gross floor area for
calculating the parking requirement.
E.
Required Shower, Dressing, and Locker Facilities. New non-residential
land uses and major remodels or additions to non-residential land
uses of 10,000 square feet or larger shall provide shower, dressing,
and locker facilities in compliance with the following standards:
1.
Shower,
Dressing, and Locker Areas. A minimum of one shower facility shall
be provided in applicable projects with a gross floor area between
10,000 and 24,999 square feet, two showers in projects between 25,000
square feet and 124,999 square feet, and four showers for any project
over 125,000 square feet. Dressing areas and lockers shall be provided
for shower facilities as specified below.
2.
Shower,
dressing, and locker areas shall be located in proximity to one another
in a secured location on the ground floor of a building or above.
3.
No
shower or locker facilities shall be located within a parking structure
or garage.
4.
Lockers.
Lockers for clothing and other personal effects shall be located in
close proximity to showers and dressing areas to permit access to
locker areas by all genders. A minimum of four lockers per each shower
shall be installed.
5.
The
Review Authority shall review and approve the design of shower, dressing
area, and clothes locker facilities with respect to safety, security,
and convenience.
6.
Shower/Locker Exemption. An owner of an existing or proposed building subject to the requirements of this section shall be exempt from subsection E upon submitting proof to the Planning and Development Services Director that the owner has made arrangements with a health club or other facility, located within three blocks of the building, to provide showers and lockers at no cost to the employees who work in the owner's building.
7.
Residential
Project Exemption. Residential projects are exempt from providing
shared shower and locker facilities.
(Ord. 01-594 § 2, 2001; Ord. 07-762 § 7, 2007; Ord. 19-1055 § 7, 2019; Ord. 23-22 § 4, 2023)
A.
Number of Loading Spaces Required. Off-street loading spaces
shall be provided as follows:
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TABLE 3-60 LOADING SPACE REQUIREMENTS
| ||
|---|---|---|
|
Type of Land Use
|
Total Gross Floor Area
|
Loading Spaces Required
|
|
Manufacturing, research and development, institutional and service
uses
|
Less than 20,000 sq. ft.
|
1
|
|
20,000 sq. ft. and more
|
1 for every 20,000 sq. ft. with a maximum of 4 required
| |
|
Hotels
|
Any size
|
1 for the first 25,000 sq. ft.
1 for every additional 50,000 sq. ft. or fraction thereof, with
a maximum of 4 required
|
|
Office uses
|
Less than 20,000 sq. ft.
|
None
|
|
20,000 to 40,000 sq. ft.
|
1
| |
|
40,001 sq. ft. and more
|
1 for every 40,000 sq. ft. or fraction thereof, with a maximum
of 4 required
| |
|
Retail and other allowed commercial uses
|
Less than 10,000 sq. ft.
|
None
|
|
10,000 to 20,000 sq. ft.
|
1
| |
|
20,001 sq. ft. and more
|
1 for every 20,000 sq. ft. or fraction thereof, with a maximum
of 6 required
| |
B.
Location. Loading spaces shall be located to meet as many
of the following criteria as deemed feasible by the Planning and Development
Services Director. The spaces shall be:
C.
Design and Development Standards.
1.
Dimensions.
Loading spaces shall have at least 10 feet in width, 20 feet in length,
and 14 feet of vertical clearance within the loading space and within
the access and turnaround area for the space.
2.
Enclosures.
The preferred method of screening a loading area is complete enclosure
within a structure (for example, within the building it serves or
within a separate structure). Where opportunities exist, the city
will encourage loading areas to be completely enclosed.
3.
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 structures.
4.
Loading
Doors and Gates. Loading bays and roll-up doors shall be painted to
blend with the exterior structure walls and be located on the rear
of the structure as far from residential uses as possible. Bays and
doors may be located on the side of a structure, away from a street
frontage.
5.
Loading
Ramps. Plans for loading ramps or truck wells shall be accompanied
by a profile drawing showing the ramp, ramp transitions, and overhead
clearances.
6.
Screening.
Loading areas adjacent to residential uses or public streets or alleys
shall be screened with a solid masonry wall, at least six feet in
height.
7.
Striping.
Loading areas shall be striped, indicating the loading spaces and
identifying the spaces for "loading only." The striping shall be permanently
maintained by the property owner or tenant in a clear and visible
manner at all times.
D.
Residential Uses. In multi-family residential projects with
five or more units, where an off-street loading space is not provided
and with less than one parking space per unit, an off-street service
and delivery area shall be provided to accommodate short-term vehicular
staging for on-demand delivery services, moving, or similar activities.
1.
Dimensions.
Service and delivery areas shall be at least 19 feet in length, with
a minimum square footage as indicated in Table 3-61 Off-Street Service
and Delivery Areas, and with a minimum of eight feet two inches vertical
clearance from the finish floor surface to any overhead obstruction.
2.
Enclosures.
The preferred method of screening a service and delivery area is complete
enclosure within a structure (for example, within the building it
serves or within a separate structure). Where opportunities exist,
the city will encourage loading areas to be completely enclosed.
3.
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 structures.
4.
Screening.
Loading areas adjacent to residential uses or public streets or alleys
shall be screened with a solid masonry wall, at least six feet in
height.
5.
Striping.
Service and delivery areas shall be striped. The striping shall be
permanently maintained by the property owner or tenant in a clear
and visible manner at all times.
6.
Location.
Service and delivery areas shall have direct vehicular access from
a driveway or access aisle and shall not be located within any required
front setback.
 FIGURE 3-61
Off-Street Service and Delivery Areas
|
|
TABLE 3-61 Off-Street Service and Delivery Areas
| |||
|---|---|---|---|
|
Number of Units
|
Minimum Square Footage of Off-Street Service and Delivery Area
|
Width of Off-Street Service and Delivery Area (A)
|
Minimum Length of Off-Street Service and Delivery Area (B)
|
|
5-15 Units
|
230 sq. ft.
|
Varies
|
19′-0″
|
|
16-25 Units
|
460 sq. ft.
|
Varies
|
19′-0″
|
|
More than 26 Units
|
690 sq. ft.
|
Varies
|
19′-0″
|
(Ord. 01-594 § 2, 2001; Ord. 02-643 § 28, 2003; Ord. 19-1058 §§ 81 –
84, 2019; Ord. 23-22 § 4,
2023)
A.
Applicability. Electric vehicle charging spaces shall be provided for all uses in accordance with the requirements of the California Green Building Standards Code, and any local amendments adopted therein, found at Section 13.24.015 of this chapter.
B.
Any spaces reserved for electric vehicle charging stations shall count toward parking requirements under Section 19.28.040 of this chapter (Number of Parking Spaces Required).
C.
Exemptions.
(Ord. 06-734 § 7, 2006; Ord. 18-1027 § 7, 2018; Ord. 23-22 § 4, 2023)
