Article 3 — Development Standards

The purpose of this article is to ensure that adequate area is allocated for the consistent development of parking and loading areas. (Ord. No. 97-11, § 2, 5-5-97)

All parking areas shall be constructed in accordance with the following standards:

• (a) Driveway width.

  • (1) In residential projects, driveways providing access to one dwelling unit shall be at least 10 feet wide. Driveways providing access to two or more dwelling units shall be at least 16 feet wide. Driveways providing straight-in access from a public street to a garage shall be at least 19 feet long (as measured from the property line) except in the planned development zones (see Chapter V, Article 6, Planned Development).

  • (2) In commercial, industrial and institutional projects, all two-way driveways shall be at least 20 feet wide, and all one-way driveways shall be at least 14 feet wide.

  • (3) For all projects, shared driveway access between adjoining properties is subject to approval of a minor conditional use permit.

• (b) Garage door widths. In residential developments with garages, the width of the garage doors shall be eight feet for single doors and 16 feet for double doors.

• (c) Landscaping. For all projects landscaping shall be developed pursuant to Chapter VII, Landscaping Standards.

• (d) Lighting. All required parking areas and driveways shall be illuminated under the direction of the planning division. Lights used to illuminate parking areas shall be directed away from any adjoining premises located in any residential zone under the direction of the planning division.

• (e) Prohibited parking. In all zones, no parking shall be permitted in any required setback areas abutting a public street except in a driveway serving the garage of only one dwelling unit. Exception: In the R1 zone, the planning division may allow, by approval of a minor modification, the retention of an existing driveway access from a street to satisfy open parking requirements, at such time that garage access is proposed from an abutting alley.

• (f) Screening. In residential zones, except for single-family detached homes, parking visible from a public street shall be screened in a manner acceptable to the planning division.

• (g) Marking. Except for single-family detached homes, every parking space shall be clearly marked and such marking shall be maintained in a visible and legible manner.

• (h) Wheel stops. The planning division may require that parking be designed to overhang landscaped areas by up to two feet or that concrete wheel stops be installed. Any broken or damaged wheel stop shall be replaced.

• (i) Paving. Off-street parking areas and driveways shall be paved with asphaltic or concrete surfacing, unless approved otherwise by the development services department. The parking and driveways shall be graded and drained to dispose of all surface water to a public right-of-way or storm drain under the direction of the city engineer. In residential zones, the paving under required covered parking spaces shall be Portland cement concrete.

veways shall be paved with asphaltic or concrete surfacing, unless approved otherwise by the development services department. The parking and driveways shall be graded and drained to dispose of all surface water to a public right-of-way or storm drain under the direction of the city engineer. In residential zones, the paving under required covered parking spaces shall be Portland cement concrete.

• (j) Parking spaces and back-up aisles. Parking spaces and back-up aisles shall conform to "City of Costa Mesa Parking Design Standards" which are included herein by this reference and which may be amended from time to time by resolution of the city council, unless an alternative plan is approved by the planning division.

• (k) Ramp slopes. Ramp slopes shall conform to "City of Costa Mesa Ramp Slope Standards" which are included herein by this reference and which may be amended from time to time by resolution of the city council. Ramps which do not meet the ramp slope standards may be approved by a minor conditional use permit.

• (l) Diagonal or perpendicular parking stalls. When diagonal or perpendicular parking stalls are provided only on one side of a driveway, the opposite side shall be clearly posted "NO PARKING, TOW AWAY ZONE."

• (m) Location of parking spaces. Except in common interest developments, all required off-street parking spaces shall be located on the same lot as the use for which it is required except that such required spaces may be permitted at other locations when and as authorized by a conditional use permit.

• (n) Vehicular circulation. Parking areas shall provide internal circulation or sufficient designated turnaround space pursuant to the "City of Costa Mesa Parking Design Standards."

• (o) Garages in nonresidential developments. Required parking for nonresidential projects shall not be enclosed with a garage, unless authorized by a minor conditional use permit. A development review is required for enclosing excess parking spaces with a garage.

(Ord. No. 97-11, § 2, 5-5-97; Ord. No. 98-5, §§ 17—19, 3-2-98; Ord. No. 03-8, § 9, 9-2-03)

• (a) With the exception of projects in the R-1 zone, residential projects, with more than 25 required parking spaces, may be allowed a maximum of 10% small car spaces if authorized by minor conditional use permit. When small car spaces are provided, each dwelling unit shall be assigned one covered, standard-size parking space.

• (b) For nonresidential projects with more than 25 required parking spaces, a maximum of 10% of required parking may be designated as small car spaces if authorized by minor conditional use permit.

• (c) In all zones, the small car spaces shall comply with City of Costa Mesa standards and shall be clearly marked "SMALL CAR ONLY" or "COMPACT" under the direction of the planning division. The distribution, location, and marking of small car spaces shall be subject to the approval of the planning division.

• (Ord. No. 97-11, § 2, 5-5-97; Ord. No. 99-15, § 3, 11-16-99)

Accessible parking for handicapped persons shall be provided as required by Title 24 of the State Administrative Code. In administering the Code requirements, fractions equal to or above 0.5 shall be rounded up to the next whole number. (Ord. No. 97-11, § 2, 5-5-97)

In nonresidential projects, all parking spaces as provided for by this chapter shall be made permanently available for automobile parking for employees working at the premises, customers and guests having lawful reason to be at the premises for which such parking is required. It is unlawful for any owner, lessee, tenant or any person having control of the operation of any premises for which parking is required by this chapter to prevent, prohibit or restrict authorized persons from using parking provided for such persons under the provisions of this chapter, except that parking fees may be charged and valet parking may be offered when and as authorized by a conditional use permit.

(Ord. No. 97-11, § 2, 5-5-97; Ord. No. 99-15, § 4, 11-16-99)

The planning division may require that a declaration of land use restriction be recorded to ensure that future property owners are informed of use restrictions resulting from the number of parking spaces provided. (Ord. No. 97-11, § 2, 5-5-97)

In commercial or industrial projects:

• (a) Vehicle standing, loading and unloading shall be conducted so as not to interfere with normal use of streets, sidewalks, driveways and on-site parking.

• (b) Vehicle loading areas may be provided under the direction of the planning division. No loading area shall encroach into a required building setback along a public right-of-way. All loading areas or loading docks shall be screened from public view under the direction of the planning division.

• (Ord. No. 97-11, § 2, 5-5-97)

Commercial, industrial and/or mixed use projects, which are estimated to employ 100 or more persons, may also be subject to Chapter IX, Special Land Use Regulations, Article 12, Transportation Demand Management. (Ord. No. 97-11, § 2, 5-5-97)