Chapter 11.4.20 OFF-STREET PARKING AND LOADING

The regulations of this chapter apply to:

New development, and

Any alterations or additions to an existing building or change in use that increases the number of parking spaces required by this chapter over the total number of spaces required before the alteration, enlargement, or change in use.

(Ord. 1598)

11.4.20.010 Review Procedure.

The design, location, and surfacing of required parking shall be subject to review and approval by the director.

(Ord. 1598)

11.4.20.015 Required Off-Street Parking Spaces.

Off street motor vehicle parking shall be provided in all residential, commercial and other districts in accordance with the following provisions:

Number of Spaces Required. Each land use shall be provided at least the minimum number of off-street parking spaces stated in Table 11.4.20.015.A.1: Required Parking, except where a parking reduction has been granted in compliance with Section 11.4.20.020: Parking Reductions. Parking requirements for the Main Street Specific Plan District are stated in Table 11.4.20.015.A.2: Required Parking—Main Street Specific Plan District, except where a parking reduction has been granted in compliance with Section 11.4.20.020: Parking Reductions. For land uses located within the Main Street Specific Plan District that are not specified in Table 11.4.20.015.A.2: Required Parking—Main Street Specific Plan District, the standards of Table 11.4.20.015.A.1: Required Parking shall apply.

When Constructed. Off-street parking facilities and off-street loading facilities required by this chapter shall be provided prior to the issuance of a certificate of occupancy for the use they serve.

Calculation of Required Spaces.

Fractions. If a calculation of the number of required off-street parking spaces results in a fraction that is 0.50 or higher, the fraction shall be rounded up to the next whole number. If such calculation results in a fraction that is less than 0.50, the fraction shall be rounded down to the preceding whole number. For example, if computed requirements equal 9.5 spaces, 10 spaces will be required. If computed requirements equal 9.4 spaces, 9.0 spaces will be required.

Floor Area. Where an off-street parking or loading requirement is stated in Table 11.4.20.015.A.1: Required Parking, or in Table 11.4.20.015.A.2: Required Parking—Main Street Specific Plan District as a ratio of parking spaces to floor area, floor area is assumed to be gross floor area, unless otherwise stated.

Employees. Where an off-street parking or loading requirement is stated as a ratio of parking spaces to employees, the number of employees shall be based on the largest shift that occurs in a typical week.

Multiple Land Uses. When 2 or more primary uses are located in the same lot or within the same building, the number of off-street parking spaces required shall be the sum total of the requirements of the various individual uses.

Uses Not Specified. In the case of a land use for which off-street parking requirements are not specified in this section, the director shall establish a requirement considering the parking requirements for the most nearly similar use for which off-street parking requirements are specified, and any other relevant studies and data regarding parking demand. Such director determination shall be made in accordance with subsection 11.1.10.015.C: Interpretations.

Substitution of Compact for Standard Parking Stalls. Twenty-five percent of required spaces may be compact spaces. Notwithstanding the foregoing, all parking spaces serving building materials stores and home improvement sales and service stores must be standard size. Required dimensions for standard-size and compact spaces are stated in Tables 11.4.20.025.C: Parking Area Space Dimensions for Automobiles—Standard Spaces, and 11.4.20.025.D: Parking Area Space Dimensions for Automobiles—Compact Spaces.

Table 11.4.20.015.A.1 Required Parking
Use Classification	Required Off-Street Parking Spaces	Additional Regulations
Residential Use Types
Single-Unit Dwelling	2 spaces per studio unit.
	2 spaces per dwelling unit for each unit of 1 to 5 bedrooms.
	3 spaces per dwelling for each unit of 6 bedrooms or more plus 1 additional space for each bedroom above 6 total bedrooms in the dwelling unit.	See also Section 11.2.05.015.N: Limitations on Parking and Garage Frontage. All required spaces must be located in a garage. See also Section 11.2.05.015.N.4: Required Garage Exception—RLD-9 District. See also Section 11.2.05.015.N.5: Required Garage Exception—Surfside. See also Section 11.2.05.015.N.6: Required Garage Exception—RHD-20 District. See also Section 11.4.40.010.B: Maintenance, Nonstructural Repairs and Interior Alterations. Note: Additions to existing single-unit dwellings may have a reduced parking requirement approved by minor use permit subject to Chapter 11.5.20: Development Permits. For reduced parking in homes with a remodel, addition or renovation, see Section 11.4.20.020. E.
Accessory Dwelling Unit	See Section 11.4.05.115.E.3.	See Section 11.4.05.115.E.3.
Two-Unit Dwelling; Multiple-Unit Residential	2 spaces per dwelling unit for each unit. 1 guest space for every 7 units. 1 space per dwelling unit, inclusive of guest parking, for each studio or one-bedroom unit in a development meeting the minimum requirements of Chapter 11.4.55: Affordable Housing Bonus.	See also Section 11.2.05.015.N: Limitations on Parking and Garage Frontage. All spaces except guest spaces must be located in a garage or carport.
Small Family Day Care	No additional spaces required (besides the required spaces for the residential dwelling).
Large Family Day Care	1 space per employee, with a minimum of 3 provided.	Section 11.4.05.045.B: Large Family Day Care Homes
Group Housing	0.5 space per unit.	See also Section 11.2.05.015.N: Limitations on Parking and Garage Frontage
Senior Citizen Housing	0.5 space per unit.	See also Section 11.2.05.015.N: Limitations on Parking and Garage Frontage
Transitional Housing	0.5 space per unit.	See also Section 11.2.05.015.N: Limitations on Parking and Garage Frontage
Public, Semi-Public, and Service Use Types
Cemetery	To be determined by Director, who may require a parking demand analysis.
Clubs and Lodges	1 space per 5 fixed seats or per 75 square feet of main assembly area, whichever is greater. Each 24" of bench type seating is considered 1 seat.
Community Center	1 space per 5 fixed seats or per 75 square feet of main assembly area, whichever is greater. Each 24" of bench type seating is considered 1 seat.
Social Service Organization	To be determined by director, who may require parking demand analysis.
Cultural Institutions	1 space per 5 fixed seats or per 75 square feet of main assembly area, whichever is greater. Each 24" of bench type seating is considered 1 seat.
Day Care Center	1 space per employee, with a minimum of 3 spaces provided.	Section 11.4.05.045.C: Child Day Care Center
Golf Course	Minimum of 5 spaces per hole.
Hospitals and Clinics
Hospitals	1 space per bed.
Clinics	1 space per 250 square feet.
Park and Recreation Facilities	To be determined by director, who may require parking demand analysis.
Parking Facilities, Public	1 space per attendant station.
Public Maintenance and Service Facilities	To be determined by director, who may require parking demand analysis.
Public Safety Facilities	To be determined by director, who may require parking demand analysis.
Religious Facilities	1 space per 5 fixed seats or per 75 square feet of main assembly area, whichever is greater. Each 24" of bench type seating is considered 1 seat.
Hospitals and Clinics
Residential Care, General	1 space per 2 employees, plus 1 space per facility vehicle.
Residential Care, Limited	None required above the requirement for the residential dwelling type.
Residential Care, Senior	1 space per 5 beds.
Schools, Private	Junior high/elementary school: 1 space per classroom, plus 1 space per 300 square feet of office area. High school: 1 space per classroom, plus 1 space per 300 square feet of office area, plus 1 space per 10 students.
Commercial Use Types
Adult Business Establishments	Retail establishments: 1 space per 300 square feet.
Bars	1 space per 100 square feet.
Animal Sales and Services	1 space per 300 square feet.
Kennel	1 space per 1000 square feet of building area.
Artists' Studios	1 space per studio.
Automobile/Vehicle Sales and Services
Automobile Rentals	1 per 300 square feet of office area in addition to storage/display spaces for all vehicles for rent.
Automobile/Vehicle Sales and Leasing	1 per 300 square feet of office area in addition to storage/display spaces for all vehicles for sale or lease.
Automobile/Vehicle Service and Repair, Major	1 space per service bay (not including areas for auto service or auto storage), plus parking for any towing vehicles used in the operation.
Automobile Service Station/Vehicle Service and Repair, Minor	1 space per 300 square feet of any convenience store plus 1 space per service bay if repair occurs on-site (in addition to spaces at pumps, queuing areas for pumps, and areas for self-service water and air areas).
Automobile Washing	1 per 300 square feet of any indoor sales, office, or lounge areas.
Large Vehicle Sales, Services and Rental	1 space per 300 square feet of office area in addition to storage/display spaces for all vehicles for rent.
Banks and Other Financial Institutions	1 space per 250 square feet.
With Drive-Through Facilities	1 space per 250 square feet of floor area. No additional spaces required for drive-through facility.
Automated Teller Machines (ATMs)	2 spaces per ATM.
Bed and Breakfasts	1 space per guest room, in addition to 1 space required for resident owner.	Section 11.3.05.015: General Provisions
Building Materials and Services	1 space per 500 square feet of building area plus 1 space per 600 square feet of outdoor sales/display area.	Section 11.4.20.015.F: Substitution of Compact for Standard Parking Stalls
Business Services	1 space per 300 square feet.
Commercial Recreation
Large-Scale (greater than 20,000 square feet)	Gyms and fitness studios: 1 space per 300 square feet. Other specific uses: to be determined by director, who may require a parking demand analysis.
Small-Scale (20,000 square feet or less)	Gyms and fitness studios: 1 space per 300 square feet. Other specific uses: to be determined by director, who may require a parking demand analysis.
Day Spa/Spa	1 space per 300 square feet.
Eating and Drinking Establishments
Bars	1 space per 100 square feet.
Restaurants, Fast Food	1 space per 100 square feet.
Restaurants, Full Service	1 space per 100 square feet.
Restaurants, Limited Service	1 space per 100 square feet.
Restaurants, Take Out Only	1 space per 300 square feet.
With Drive-Through Facilities	1 space per 100 square feet.
With Outdoor Eating Areas	1 space per 100 square feet, including outdoor dining areas.
Food and Beverage Sales
Catering Services	1 space per 1000 square feet, plus parking for any vehicles used in the business.
Convenience Market	1 space per 300 square feet.
General Market	1 space per 300 square feet.
Liquor Stores	1 space per 300 square feet.
Funeral Parlors and Mortuaries	To be determined by the director, who may require a parking demand analysis.
Home Improvement Sales and Services	1 space per 400 square feet of floor area or outdoor sales display.	Subsection 11.4.20.015.F: Substitution of Compact for Standard Parking Stalls
Hotels and Motels	1 space per unit; plus 2 spaces adjacent to registration office; 1 space per 20 person capacity of any conference or banquet rooms.
Laboratories	1 space per 400 square feet.
Live/Work Unit	1 space per unit for each unit smaller than 1000 square feet; 1.5 spaces per unit for each unit containing 1000 square feet or greater floor area or 2 or more bedrooms.
Maintenance and Repair Services	1 space per 500 square feet.
Massage Establishment	1 space per 300 square feet.
Offices, Business and Professional	1 space per 400 square feet.
Walk-in Clientele	1 space per 300 square feet.
Offices, Medical and Dental	1 space per 200 square feet.
Parking Facilities, Commercial	1 space per attendant station (in addition to parking spaces for customers).
Personal Improvement Services	1 space per 300 square feet.
Massage, Accessory	1 space per 300 square feet.
Personal Services	1 space per 300 square feet.
Massage, Accessory	1 space per 300 square feet.
Beauty/Barber Shops	2 spaces for each operator station.
Retail Sales	1 space per 300 square feet.
Shopping Centers greater than 75,000 square feet of GFA	5 spaces per 1,000 square feet of GFA.	Subsection 11.4.20.015.F: Substitution of Compact for Standard Parking Stalls
Tattoo Parlors	1 space per 300 square feet.
Theaters	1 space per 4 seats.
Light Manufacturing Use Types
Contractors' Yards	1 space per 1,000 square feet of building area (if building exists).
Handicraft/Custom Manufacturing	1 space per 750 square feet.
Industry, General	1 space per 1,000 square feet of building area.
Industry, Limited	1 space per 1,000 square feet of building area.
Warehousing and Storage	1 space per 1,000 square feet of building area.
Indoor Commercial Storage	1 space per 1,000 square feet of building area.
Outdoor Storage	1 space per 1,000 square feet of building area.
Personal Storage	1 space per 20 storage units.
Transportation, Communication, and Utility Use Types Communication Facilities
Antennae and Transmission Towers	No spaces required unless maintenance occurs on a daily or more frequent basis, in which case 1 space per facility required.
Facilities Within Buildings	None
Recycling Facilities
Reverse Vending Machine	When accessory to another use, no additional spaces required. Otherwise, subject to determination by director.
Recycling Collection Point	A minimum of 6 spaces for customers, plus 1 space for each commercial vehicle operated by the recycling facility.
Recycling Processing Facility	1 space per 1000 square feet.
Utilities, Major	To be determined by the director, who may require a parking demand analysis.
Utilities, Minor	No spaces required unless maintenance occurs on a daily or more frequent basis, in which case 1 space per facility required.
Agricultural Use Types
Crop and Animal Raising	None for the crop or animal raising operation area. 1 space per 300 square feet of any accessory retail outlet.
Nurseries	1 space per 350 square feet of indoor or outdoor sales/display area.

Table 11.4.20.015.A.2 REQUIRED PARKING—MAIN STREET SPECIFIC PLAN DISTRICT
Use Classification	Required Off-Street Parking Spaces	Additional Regulations
Commercial Use Types
Beauty Salon/Nail Shop	2 spaces per operator station.
Business Offices	1 space per 300 square feet.
Coffee Houses/Desert Shops	1 space per 500 square feet.
Financial Institution	1 space per 250 square feet.
Professional Offices	1 space per 250 square feet.
Furniture Stores	1 space per 1,000 square feet.
Grocery Stores	1 space per 1,000 square feet.
Hardware Stores	1 space per 1,000 square feet.
Horticultural Nursery	1 space per 2,500 square feet.
Medical Offices	1 space per 200 square feet.
Movie Theater	1 space per 6 seats.
Office, no customer services	1 space per 4 employees or 500 square feet, whichever is greater.
Drug Store/Pharmacy	1 space per 1,000 square feet.
Restaurant	1 space per 100 square feet.
Retail Stores	1 space per 500 square feet.

(Ord. 1598; Ord. 1611; Ord. 1627; Ord. 1673; Ord. 1690; Ord. 1712, 8/12/2024)

11.4.20.020 Parking Reductions.

The required number of parking spaces may be reduced in accordance with the following provisions:

Shared Parking

Shared Parking With a Conditional Use Permit. Except as otherwise provided in subsection (A)(2) regarding shared parking for sites with underutilized parking spaces, a conditional use permit shall be required for shared parking facilities in accordance with the following provisions.

Permit Requirement. A conditional use permit may be approved for shared parking facilities serving more than one use on a site or serving more than one property. The use permit may allow for a reduction of the total number of spaces required by this chapter if the following findings are made, in addition to the required findings pursuant to Chapter 11.5.20: Development Permits, Section 11.5.20.020: Required Findings:

The peak hours of parking demand from all uses do not coincide so that peak demand will not be greater than the parking provided; and

ii.

The adequacy of the quantity and efficiency of parking provided will equal or exceed the level that can be expected if parking for each use were provided separately.

Shared Parking Agreement. A written agreement between the landowner(s) and the city shall be filed, in a form satisfactory to the city attorney, and including:

A guarantee that there will be no substantial alteration in the uses that will create a greater demand for parking without application for an approval of a use permit;

ii.

A guarantee among the landowner(s) for access to and use of the shared parking facilities; and

iii.

Evidence that the agreement has been recorded in the county recorder's office.

Shared Parking Without a Conditional Use Permit.

Applicability. This subsection applies to any entity on sites possessing underutilized parking spaces, if the underutilized parking is not used by the receiving parcel to meet the city's automobile parking requirements and those entities identify the benefits of the proposed shared parking agreement.

Definitions. For purposes of this subsection, the following terms shall have the following meanings.

"Automobile parking requirements" means any parking that the city requires an entity to provide, including, but not limited to, parking imposed via ordinance, pursuant to the California Environmental Quality Act (Division 13 (commencing with Section 21000) of the Public Resources Code), or a development agreement.

ii.

"Entity" means any property owner, lessor or business located on any site or other development.

iii.

"Underutilized parking" spaces means any site where 20% or more of the parking spaces remain unoccupied during the proposed shared parking period with the public, local agencies or other entities.

Shared Parking Agreement Requirements. Entities with underutilized parking spaces may enter into a shared parking agreement with members of the public, local agencies, or other entities in accordance with the following requirements.

Shared Parking Agreement. An application for a written shared parking agreement between the entities and the city shall be filed and may be administratively approved by the city if the agreement complies with all of the following requirements in a form satisfactory to the city attorney:

(a)

The shared parking agreement includes a parking analysis using peer-reviewed methodologies developed by a professional planning association sufficient to determine how many parking spaces can be reasonably shared between uses to fulfill parking requirements.

(i)

If a proposed shared parking agreement is submitted without a parking analysis as set forth in subparagraph (a), then the city may determine whether to approve or deny the shared parking agreement and determine the number of parking spaces that can be reasonably shared between uses to fulfill parking requirements. A shared parking agreement submitted without a parking analysis shall not be approved unless the city makes all of the findings set forth in Section 11.4.20.020.A.1.a of this chapter.

(b)

The proposed shared parking agreement includes provisions that secure the long-term provision of parking spaces or allow for periodic review and approval by the city.

(c)

Applicants shall record the shared parking agreement against all parcels that are part of the agreement, and shall provide proof of recordation in a form satisfactory to the city attorney as a condition of implementation of the shared parking between the sites.

ii.

Shared parking agreements for developments with 10 residential units or more or 18,000 square feet or more.

(a)

In addition to the requirements set forth in Section 11.4.20.020.A.2.c.i, the city shall notify property owners within 300 feet of the shared parking spaces of the proposed agreement, that any such property owner has 14 days to request a public meeting at the planning commission before the city makes a decision to approve or deny the shared parking agreement.

(b)

If the city receives a request from a property owner to hold a public meeting within 14 days of the notification issued pursuant to subsection (a), the city shall hold a public meeting before the planning commission on the shared parking agreement to approve or deny the shared parking agreement and determine the number of parking spaces that can be reasonably shared between uses to fulfill parking requirements.

(c)

If no request for a public meeting is received within the 14-day period, the city may issue a decision whether to approve or deny the shared parking agreement based upon the requirements set forth in Section 11.4.20.020.A.2.c.i.

iii.

Compliance with Parking Requirements.

(a)

Parking spaces identified in a shared parking agreement will count toward meeting any automobile parking requirement for a new or existing development or use, including, but not limited to, shared parking in underutilized spaces and in parking lots and garages that will be constructed as part of the development or developments under any of the following conditions:

(i)

The entities that will share the parking are located on the same, or contiguous, parcels.

(ii)

The sites of the entities that will share parking are separated by no more than 2,000 feet of travel by the shortest walking route.

(iii)

The sites of the entities that will share the parking are separated by more than 2,000 feet of travel by the shortest walking route, but there is a plan for shuttles or other accommodations to move between the parking and site, including a demonstrated commitment to sustain such transportation accommodations.

iv.

Additional Requirements.

(a)

The city shall not require the curing of any preexisting deficit of the number of parking spaces as a condition for approval of a shared parking agreement.

(b)

The city shall not deny a shared parking agreement between entities solely on the basis that it will temporarily reduce or eliminate the number of parking spaces available at the entity sharing the underutilized parking.

(c)

The city shall allow a development project in which a designated historical resource is being converted or adapted to meet the minimum parking requirements through the use of off-site shared parking.

(d)

The city shall not reduce requirements to provide parking spaces accessible to persons with disabilities and shall not reduce the percentage of parking spaces that are designated for electric vehicles.

(e)

A public agency, private landowner, or lessor must examine the feasibility of shared parking arrangements to replace new parking construction or limit the number of new parking spaces that will be constructed in either of the following circumstances:

(i)

When state funds are being used on a proposed new development; or

(ii)

Before a parking structure or surface parking lot is developed using public funds.

Other Parking Reductions. Required parking for any use except a single-unit dwelling, accessory dwelling unit, or 2-unit dwelling may be reduced through approval of a conditional use permit pursuant to Chapter 11.5.20: Development Permits, Section 11.5.20.020: Required Findings.

Criteria for Approval. The commission may only grant a conditional use permit for reduced parking if it finds that the project meets all of the conditional use permit criteria in Chapter 11.5.20: Development Permits, Section 11.5.20.020: Required Findings, and that at least 2 of the following findings can be made:

The use will be adequately served by the proposed parking due to the nature of the proposed operation; proximity to frequent transit service; transportation characteristics of persons residing, working or visiting the site; or because the applicant has undertaken a transportation demand management program that will reduce parking demand at the site.

Parking demand generated by the project will not exceed the capacity of or have a detrimental impact on the supply of on-street parking in the surrounding area.

The site plan is consistent with the objectives of the zoning district, and incorporates features such as unobtrusive off-street parking placed below the ground level of the project with commercial uses above, or enclosed parking on the ground floor.

Application Submittal Requirements. In order to evaluate a proposed project's compliance with the above criteria, the director may require submittal of a parking demand study that substantiates the basis for granting a reduced number of spaces and includes the following information:

Total square footage of all uses within existing and proposed development and the square footage devoted to each type of use;

Existing parking surveys of the surrounding area;

Trip generation rates expected for existing and proposed development;

A description of any transportation demand management program that would result in reduced parking demand through measures such as preferential carpool spaces, telecommuting or staggered works shifts, provision of transit passes or other transit incentives for residents or employees, incorporation of spaces for car share vehicles, bicycle trip-end facilities, provision of shuttles to transit stations, or other measures; and

The lot or business owner's plan to reasonably provide alternative solutions to off-street parking on the lot.

Main Street Specific Plan District In-Lieu Parking Program.

Participation in Program Required. In the event a use cannot provide the off-street parking spaces required by Table 11.4.20.015.A.1: Required Parking or Table 11.4.20.015.A.2: Required Parking—Main Street Specific Plan District, such use shall not be established unless there is full compliance with all the requirements of the Main Street in-lieu parking program as established in this section. All or part of off-street parking space requirements may be satisfied by compliance with this section.

In-Lieu Parking Fee. The in-lieu parking fee and the formula for calculating such fee shall be established by resolution of the city council.

Existing Uses—Parking Deficiencies. Any use which existed prior to September 12, 1996 and which is presently operating under the authority of a discretionary land use entitlement and/or development agreement shall remain subject to the terms and conditions of such approval and agreement. As a condition to those entitlements, the applicants agreed to participate in any in-lieu program established by the city council. This chapter constitutes the in-lieu parking program referenced in the resolutions conferring those entitlements and in those certain development agreements.

Processing In-Lieu Parking Program Applications.

Application Submission. Eligible persons or businesses desiring to participate in the in-lieu parking program established herein shall submit a written application for participation to the director on a form prescribed by the city. If the director determines that such application meets the requirements set forth in this subsection D: Main Street Specific Plan District In-Lieu Parking Program, the director shall, within 30 days of the completion of such application, calculate the applicable in-lieu fee and grant permission to participate in the program, if the director makes the following findings:

Participation in the in-lieu parking program will not create any significant adverse traffic safety impacts, pedestrian-vehicle conflicts, or parking impacts.

ii.

Participation in the in-lieu parking program will not be detrimental to the public health, safety, and welfare.

The director may deny the request to participate in the program, if the director is unable to make the findings set forth in subsections i and ii, above.

The director may restrict the applicant's participation in the program, if the director determines that such restriction is necessary to make the findings set forth in subsection i.

The director's decision shall be in writing, and shall be served upon the applicant by certified mail, return receipt requested.

Appeals. The decision of the director may be appealed pursuant to the provisions of Title 1: General Provisions, Chapter 1.20: Review of Quasi-Judicial Decisions.

Payments and Deposits.

Payments of in-lieu parking program fees shall be made pursuant to the fee established by the master fee schedule. In no event shall a certificate of occupancy be issued for any participating use in the Main Street Specific Plan District prior to the receipt by the city of the first installment or, if applicable, full payment of the in-lieu parking fee.

Funds collected from the in-lieu parking program shall be deposited in a segregated city in-lieu parking program fund. Such fund shall be used exclusively for the purpose of promoting, managing, operating, increasing and maintaining the availability of parking spaces in the immediate vicinity of Main Street.

Transferability. In-lieu parking space payments paid for pursuant to the provisions of this section shall be credited only to the use for which participation was granted, and shall not be assigned or otherwise transferred for use on any other property.

Expansion, Intensification or Change in Use to a Use Which Requires Additional Off-Street Parking Spaces. Should the use of any property within the Main Street Specific Plan District be proposed for expansion, enlargement, structural alterations, intensification or conversion to a new use which requires additional off-street parking spaces, the owner, lessee or sub-lessee of the property shall provide the required additional off-street parking, either on-site, within 300 feet of the property on which the building is located, or through payment of in-lieu parking program fees, or additional in-lieu parking program fees, as required by this section.

Acceptance of Terms and Provisions. An applicant's participation in the program shall not become effective, and a certificate of occupancy shall not be issued, unless and until the participant first executes and submits for recording on the title to the property a covenant accepting the terms of the approval, in a form to be provided by the city attorney. Such covenant shall be recorded in the office of the Orange County recorder and shall also be maintained in the office of the city clerk.

Single-Family Residences Parking Reduction. The following parking requirements shall apply to single-family residences undergoing remodeling, renovation, or addition projects in compliance with Assembly Bill 1308 (AB 1308, Stat, of 2023, C. 756).

For single-family projects undergoing remodeling, renovations, or additions, no additional parking shall be required as a condition of approval, unless the following applies:

Exception: Parking may be required on single-family projects where the residence exceeds any maximum size limit prescribed by applicable zoning regulations, including height, lot coverage, and floor-to-area ratio.

Single-family homes with an ADU are required to meet the parking requirements under the ADU section of this code.

(Ord. 1598; Ord. 1699; Ord. 1712, 8/12/2024)

11.4.20.025 General Parking Design Standards.

Applicability. The standards of this section shall apply to all required parking spaces as well as spaces provided in excess of the minimum requirements.

Property on Which Parking and Loading Must Be Provided. Required off-street parking spaces and loading spaces must be located on the same lot as the use they serve, except:

When shared parking consistent with Section 11.4.20.020.A: Shared Parking has been approved; or

Upon the granting of a conditional use permit pursuant to Chapter 11.5.20: Development Permits, parking may be provided on another lot located within 300 feet of the use served. The planning commission shall only approve a use permit for parking located on a different lot than the use served if it finds that the parking will be convenient and accessible to residents, employees, or patrons of the use. The owners of both lots shall prepare and execute to the satisfaction of the city attorney, and file with the Orange County recorder, an agreement guaranteeing that parking facilities will be maintained and reserved for the use served, for the duration of such use.

Minimum Parking Space Dimensions: Standard. Off-street parking spaces shall have the minimum dimensions stated in Table 11.4.20.025.C: Parking Area Space Dimensions for Automobiles—Standard Spaces, according to the angle of spaces in relation to adjacent aisles. The minimum basic dimension of a standard-size parking stall shall be 9 feet by 18 feet. In addition, any parking space located adjacent and parallel to a wall or other solid barrier shall be at least 11 feet wide. See Figure 11.4.20.025.C.1: Parking Space Typical Layouts, and Figure 11.4.20.025.C.2: Standard Size Parking Space Dimensions.

Table 11.4.20.025.C PARKING AREA SPACE DIMENSIONS FOR AUTOMOBILES—STANDARD SPACES
Angle of Parking (degrees)	Space Width	Curb Length Per Car	Space Depth	Aisle Width		Double-Loaded Parking Area Width
Angle of Parking (degrees)	Space Width	Curb Length Per Car	Space Depth	1-Way	2-Way	Double-Loaded Parking Area Width
Parallel	9′-0″	22′-0″	9′-0″	12′-0″	24′-0″	30′-0″
30	9′-0″	18′-0″	17′-10″	12′-0″	22′-0″	47′-8″
40	9′-0″	14′-1″	19′-8″	12′-0″	22′-0″	51′-4″
*45	9′-0″	12′-9″	19′-0″	13′-0″	22′-0″	51′-0″
50	9′-0″	11′-8″	21′-1″	16′-0″	22′-0″	58′-2″
*60	9′-0″	10′-5″	20′-0″	18′-0″	23′-0″	58′-0″
70	9′-0″	9′-7″	21′-11″	21′-0″	23′-0″	64′-10″
*90	9′-0″	9′-0″	18′-0″	24′-0″	24′-0″	60′-0″

*	Most frequently used angles

Figure 11.4.20.025.C.1 Parking Space Typical Layouts

Figure 11.4.20.025.C.2 Standard Size Parking Space Dimensions

Minimum Parking Space Dimensions: Compact. Compact parking spaces, where permitted by this zoning code, shall have the minimum dimensions stated in Table 11.4.20.025.D: Parking Area Space Dimensions for Automobiles—Compact Spaces, according to the angle of spaces in relation to adjacent aisles. The minimum basic dimension of a compact-size parking stall shall be 8 feet by 16 feet. In addition, any compact parking space located adjacent and parallel to a wall or other solid barrier shall be at least 10 feet wide. The maneuvering aisle width listed in the table applies only where compact spaces are designated on both sides of a one-way aisle. All other aisle widths must meet corresponding standard aisle width requirements set forth in Table 11.4.20.025.C: Parking Area Space Dimensions for Automobiles—Standard Spaces. Each compact space shall be clearly and distinctively marked as a compact space.

Table 11.4.20.025.D PARKING AREA SPACE DIMENSIONS FOR AUTOMOBILES—COMPACT SPACES
Angle of Parking (degrees)	Space Width	Curb Length Per Car	Space Depth	Aisle Width¹	Double-Loaded Parking Area Width
Parallel	8′-0″	20′-0″	8′-0″	12′-0″	28′-0″
*30	8′-0″	16′-0″	14′-11″	11′-0″	40′-10″
40	8′-0″	12′-5″	16′-5″	11′-0″	43′-10″
*45	8′-0″	11′-4″	17′-0″	11′-0″	45′-0″
50	8′-0″	10′-5″	17′-5″	13′-0″	47′-10″
*60	8′-0″	9′-3″	17′-10″	16′-0″	51′-8″
70	8′-0″	8′-6″	17′-9″	16′-0″	51′-6″
*90	8′-0″	8′-0″	16′-0″	21′-0″	53′-0″

*	Most frequently used angles.
¹	Aisle width applies only to double-loaded compact spaces where compact spaces are double-loaded on both sides of a one-way aisle. All other aisle widths must meet corresponding standard aisle width requirements of Table 11.4.20.025.C: Parking Area Space Dimensions for Automobiles—Standard Spaces.

Standards for Disabled Parking Spaces. All parking areas shall include parking spaces accessible to the disabled. The spaces required by this section shall count toward compliance with the total number of spaces required by this chapter.

Number of Spaces, Design Standards. Parking spaces for the disabled shall be provided in compliance with the provisions of the California Building Code.

Upgrading of Marking Required. If amendments to the California Building Code change standards for the marking and signing of disabled parking spaces, the disabled parking spaces shall be upgraded to comply with the new 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 code, a parking reduction may be requested pursuant to Section 11.4.20.020: Parking Reductions. Upgrading shall be completed by affected property owners within 60 days of receipt of notification in writing from the city of the new state standards.

Access to Spaces. Except where otherwise specified by this zoning code, each parking space shall have unobstructed access from a street or from an aisle or drive connecting with a street without requiring moving another vehicle. However, required parking spaces for any dwelling unit may be arranged in tandem, so long as parking required for any dwelling unit is arranged independently from parking serving any other dwelling unit, with unobstructed access from a street for at least 1 of the spaces required for each dwelling unit.

Vertical Clearance. A minimum height of 14 feet shall be maintained clear of obstructions from the 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, where the minimum clearance shall be 8 feet 6 inches.

Direction of Vehicle Ingress/Egress. Off-street parking areas shall allow vehicles to enter and exit from or onto a public street by a forward motion only. Off-street parking areas for single-unit dwellings, accessory dwelling units, and 2-unit dwellings are exempted.

Exception. Subject to minor use permit approval pursuant to Chapter 11.5.20: Development Permits, parking areas may be designed to allow vehicles to back onto a street provided:

The lot contains no more than 3 spaces.

The director determines that the adjacent street is a non-major street with light traffic intensity.

The siting of the parking stalls allows for safe vehicular line of sight.

The parking area complies with all other pertinent parking requirements and guidelines.

The parking area is not located near an intersection.

Main Entrance for Commercial Centers Having More than 200 Parking Spaces. Commercial centers which have more than 200 parking spaces shall have at least one main entrance designed as shown in Figure 11.4.20.025.H.2: Main Entrance for Commercial Center Parking Lots Having More than 200 Parking Spaces.

Figure 11.4.20.025.H.2 Main Entrance for Commercial Center Parking Lots Having More than 200 Parking Spaces

Pedestrian Walkways.

Materials. Where a pedestrian walkway crosses parking areas, it must be clearly identifiable through the use of elevation changes, calming measures such as speed bumps, a different paving material, or other similar method. Striping does not meet this requirement. Elevation changes and speed bumps designed to meet this requirement must be at least 4 inches high.

Separation. Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated from the auto travel lane by a raised curb, bollards, landscaping or other physical barrier. If a raised path is used, it must be at least 4 inches high and the ends of the raised portions must be equipped with curb ramps. Bollard spacing must be no further apart than 5 feet on center.

Surfacing. All parking areas shall be improved with surfacing such as asphalt, concrete, or a comparable permanent nonabsorbent surface. Other surfacing may be permitted subject to approval by the director and the city engineer.

Landscaping In-Lieu of Paving. A maximum of 3 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 minimum required perimeter or interior landscaping. See Figure 11.4.20.025.J.1: Landscaped Area at Front of Parking Space.

Figure 11.4.20.025.J.1 Landscaped Area at Front of Parking Space

Drainage. Parking and loading areas shall be designed and constructed:

So that surface water will not drain over sidewalks or adjacent parcels; and

In compliance with the storm water quality and quantity standards of the city's best management practices. See also Section 11.4.10.020.H: Storm Drainage and Storm Water Run-off.

Landscaping. All parking areas shall be landscaped according to the provisions of Chapter 11.4.30: Landscaping and Buffer Yards.

Screening. Where a parking lot is adjacent to a public right-of-way, it shall be screened according to the standards in subsection 11.4.30.025.F: Landscaped Buffer for Open Parking Abutting Public Right-of-Way.

Lighting. Adequate lighting shall be provided for the illumination and protection of the premises. See subsection 11.4.10.020.A: Lighting. Lighting shall be directed away from adjacent streets and properties. All light standards and luminaries shall be clearly identified on all site plans. Lights shall not blink, flash, change intensity, or cause glare. String lights are prohibited. The type of lighting (e.g., mercury vapor, sodium vapor, fluorescent, etc.) shall be approved by the director.

Wheel Stops and Curbing. Concrete curbing at least 6 inches high and 6 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 director or the city engineer. Wheel stops shall be placed to allow for 3 feet of vehicle overhang area within the dimension of the parking space.

Markings. Each parking space and parking facility shall be identified by surface markings and shall be maintained in a manner so as to be readily visible and accessible at all times. Such markings shall be arranged to provide for orderly and safe loading, unloading, parking, and storage of vehicles. Marking required to be maintained in a highly visible condition includes striping, directional arrows, lettering and field color on signs in handicapped-designated areas. Marking requirements are depicted in Figure 11.4.20.025.P: Parking Space Marking Requirements.

Figure 11.4.20.025.P Parking Space Marking Requirements

Utilization of Required Parking Spaces. Storage of merchandise, cartons, trash, equipment or other materials shall not be permitted in required parking areas, driveways, or landscaped areas.

(Ord. 1598; Ord. 1699)

11.4.20.030 Driveways.

Driveway Width. Minimum and maximum driveway widths are prescribed in the base zoning district regulations.

Driveway Separation. Driveways serving the same parking facility shall be located at least 35 feet apart.

Driveway Visibility. Visibility of a driveway crossing a street property line shall not be blocked between a height of 2.5 feet and 7 feet for a depth of 5 feet from the street property line as viewed from the edge of the right-of-way on either side of the driveway at a distance of 5 feet or at the nearest property line intersecting the street property line, whichever is less. See Figure 11.4.20.030.A: Parking Lot Design Standards and Figure 11.4.20.030.B: Driveway Visibility.

Figure 11.4.20.030.A Parking Lot Design Standards

Figure 11.4.20.030.B Driveway Visibility

(Ord. 1598)

11.4.20.035 Required Off-Street Loading.

Required Loading Spaces for Delivery and Distribution. A building, or part thereof, having a floor area of 10,000 square feet or more that is to be occupied by any use requiring the receipt or distribution by vehicles or trucks of material or merchandise must provide at least one off-street loading space, plus one additional such loading space for each 40,000 square feet of floor area. The off-street loading space(s) must be maintained during the existence of the building or use it is required to serve. Truck-maneuvering areas must not encroach into required parking areas, travelways, or street rights-of-way.

Required Loading Spaces for Customers. Customer loading spaces allow bulky merchandise to be loaded into customers' vehicles. Each building materials store and home improvement sales and service store use shall provide at least 2 customer loading spaces per business establishment or one customer loading space per 10,000 square feet, whichever is greater. Customer loading spaces shall be located adjacent to the building or to an outdoor sales area where bulky merchandise is stored and shall be clearly visible from the main building entry or through directional signage visible from the main entry. Customer loading spaces shall not be located in such a way that they impede on-site or off-site traffic circulation, as determined by the director and the city engineer.

Standards for Off-Street Loading Spaces.

Minimum Size. Each off-street loading space required by this section must be not less than 12 feet wide, 30 feet long, and 15 feet high, exclusive of driveways for ingress and egress and maneuvering areas. Loading spaces for customers may be 12 feet wide, 26 feet long, and 12 feet high.

Driveways for Ingress and Egress and Maneuvering Areas. Each off-street loading space required by this section must be provided with driveways for ingress and egress and maneuvering space adequate for trucks, per city standards.

Location of Loading Areas. Truck docks, loading and service areas shall not be located within 50 feet of any residential district boundary or within 40 feet of a street-facing property line. These facilities shall be located at the interior side of buildings or on the rear of the site and be screened so as not to be visible from public streets. Facilities within 150 feet of a residential district shall provide screen walls and sound attenuation to comply with a noise level of 55 CNEL at the residential district boundary. Exceptions may be granted with approval of a minor use permit pursuant to Chapter 11.5.20: Development Permits, if an alternative location for the truck dock, loading and/or service area better protects the pedestrian environment of the commercial district and/or better shields adjoining residential neighborhoods from noise and visual impacts.

(Ord. 1598)

11.4.20.040 Parking Structures.

Permit Requirement. Parking structures above or below grade shall be subject to conditional use permit approval pursuant to Chapter 11.5.20: Development Permits.

Required Design Standards. All parking structures shall comply with the following requirements:

Transition Ramps. Transition ramps which are also used as back-up spaces for parking stalls shall have a maximum slope of 5%. The maximum slope for transition ramps with no adjacent parking spaces shall be 10%. A ramp used for ingress and egress to a public street shall have a transition section at least 16 feet long and a maximum slope of 5%.

Structures Having More than 300 Spaces. Parking structures with over 300 spaces shall provide secondary circulation ramps and additional ingress and egress if deemed necessary by a traffic study prepared by a state-registered traffic engineer.

Perimeter Landscaping. Parking structures shall be provided with a minimum 10-foot-wide perimeter landscape planter at ground level. Parked cars shall be screened on each level through landscape planters or trellises and/or decorative screening wall or railings. The landscaping plan shall be approved by the director.

Architectural Compatibility. All parking structures shall be architecturally compatible with existing or proposed structures and shall be subject to review and approval as part of the conditional use permit. The commission shall consider the following factors in reviewing a proposal: bulk, scale, proportion, building materials, colors, signage, architectural features, and landscaping.

Conversion to Fee Parking. All parking structures proposed for conversion to a fee parking arrangement shall be subject to conditional use permit pursuant to Chapter 11.5.20: Development Permits. Public parking structures within the coastal zone proposed for conversion to a fee parking arrangement shall also be subject to approval of a coastal development permit.

(Ord. 1598)

11.4.20.045 Required Bicycle Parking.

Applicability. Bicycle parking shall be provided for all new construction, additions of 10% or more floor area to existing buildings, and changes in land use classification as set forth in subsections B and C, of this section.

Nonresidential Developments. Nonresidential developments shall provide one bicycle stall for every 20 parking spaces. Racks shall be made available to both customers and employees.

Residential Multiple-Unit Developments. Residential multiple-unit developments shall provide at a minimum one bicycle stall per 4 units in a secured, enclosed and covered area.

Design Standards. Bicycle parking facilities shall include provision for locking of bicycles, either in lockers or in secure racks in which the bicycle frame and wheels may be locked by the user. Bicycle spaces shall be conveniently located near the primary entrance of structures or at a central location and shall be protected from automobile damage. The director shall verify compliance with these criteria.

(Ord. 1598)