§ 19.38

This Chapter establishes regulations to:

A.

Regulate off-street parking and loading to minimize traffic congestion and hazards to motorists, bicyclists, and pedestrians;

B.

Provide off-street parking in proportion to the needs generated by different land uses;

C.

Ensure access to projects by emergency response vehicles; and

D.

Ensure that parking areas are designed and operate efficiently and effectively and compatibly on-site and with surrounding land uses.

A.

At the time of the erection of any building and/or structure or prior to the time any such building or structure is enlarged or increased in capacity by adding dwelling units, guest rooms, floor area or seats, or at such time that a usage requiring a higher number of parking spaces than an existing or previous use is applied, the following minimum off-street parking spaces shall be provided for such new construction or intensified use, enlargement or increased capacity and use of land, with adequate provisions for safe ingress and egress, and the parking space shall thereafter be maintained in connection with such building or structure and use of land.

B.

Nothing in this Chapter shall be deemed to limit the power of the Commission or Council, either acting on its own or on appeal, to require parking of increased numbers, alternative types and arrangements as part of the conditions required to be met for approval of a conditional use.

A.

New parking lots. New parking lot design not otherwise exempt shall be reviewed in conjunction with the building permit and any other land use or development permit required for the project. A site plan of the premises shall be required for all new parking. The site plan shall be submitted to the Director in conjunction with the required permit(s) and shall include sufficient detail to determine compliance with the

provisions of this Chapter. The site plan shall be approved, modified, and/or denied through the normal process of approving, modifying, and/or denying the permit causing the submission of the site plan.

B.

Modification of existing lots.

1.

Modification or improvement to an existing parking lot which impacts the parking space layout, configuration, and/or number of stalls shall require Zoning Clearance approved by the ARB pursuant to Chapter 19.128 (Zoning Clearances) of this Development Code to authorize the modification.

2.

In the event a parking lot is to be modified for the sole purpose of replacing compact spaces with standard spaces or to provide additional handicapped spaces, or to upgrade or provide additional landscaping, the modification may be approved by the Director. Such approval may include minor modifications to the provisions of this Chapter, including the reduction in the required number of spaces, as are deemed necessary by the Director.

The following parking lot improvements shall be considered minor in nature, provided that the number and/or configuration of parking stalls are not altered. Such improvements shall be exempt from permit requirements, except such permits as may be required by the Building Official.

A.

Repair of any defects in the surface of the parking area, including holes and cracks.

B.

Resurfacing, slurry coating, and restriping of a parking area with identical delineation of parking spaces.

C.

Repair or replacement of damaged planters and curbs in the same location.

Off-street parking spaces shall be provided in compliance with Table 3-4 through 3-8. These standards shall be considered the minimum required to preserve the public health, safety, and welfare, and more extensive parking provisions may be required by the Approving Authority in particular circumstances as deemed necessary by the Approving Authority in its own discretion.

A.

Off-street parking requirements. Tables 3-4 through 3-8 set forth off-street parking requirements for number of spaces. Except as otherwise specifically stated, the following rules apply to Tables 3-4 through 3-8:

1.

"Square feet" (or "sf") means "gross square feet" and refers to total building floor area unless otherwise specified.

2.

Where parking spaces are required based on a per-employee ratio, this shall be construed to be the total number of employees on the largest working shift.

3.

For the purpose of calculating parking requirements, dens, studies, or other similar rooms that may be able to be used as bedrooms, as determined by the Director, shall be considered bedrooms.

4.

Where the number of seats is listed to determine required parking, seats shall be construed to be fixed seats. Where fixed seats provided are either benches or bleachers, each 20 linear inches of the bench or bleacher shall be considered a seat. If fixed seats are not provided, the total amount of seating shall be deemed to be the occupancy limit for the room in which the seating is provided as determined by the Building Department.

B.

Minimum parking requirements. Unless off-street parking reductions are allowed pursuant to provisions herein, the number of off-street parking spaces required by Tables 3-4 through 3-8 shall be considered the minimum necessary for each use. In conjunction with discretionary development permits, the Approving Authority may increase or decrease these parking requirements if it is determined through a parking study as outlined in this Chapter that these requirements are inadequate for a specific project.

C.

Uses not listed. The number of parking spaces required for uses not specifically listed in Tables 3-4 through 3-8 shall be determined by the Director based on common functional, product, or compatibility characteristics and activities with the uses listed in Tables 3-4 through 3-8. Such determination is considered an interpretation of this Development Code and shall be decided and recorded as such, pursuant to the procedures established in Chapter 19.04 for making formal interpretations of this Code. Such interpretations shall have the same force in law as the provisions of this Chapter.

D.

Parking requirement determined by parking study. In the event the proposed land use is for a multi-tenant and/or mixed use development or involves a Specific Plan or Planned Development Permit, the Director may authorize the preparation of a parking study to determine the required number of parking spaces as an alternative to the number of off-street parking as outlined in Tables 3-4 through 3-8and other applicable provisions of this Chapter, subject to the following conditions:

Parking determined by a parking study shall be approved, modified and/or denied by the Commission pursuant to a conditional use permit as authorized and processed under the provisions of this Chapter.

2.

City has the right to select a consultant, which will be paid for by the applicant.

3.

The study shall have been undertaken and completed by a traffic engineer registered by the State of California and shall bear the stamp of that engineer.

4.

If the required parking is determined by such a parking study, future modification or improvement to the parking area which impacts the parking space layout, configuration, and/or number of stalls or if any such building or structure in the project is enlarged or increased in capacity by floor area or seats, or at such time that a usage requiring a higher number of parking spaces than an existing or previous use is applied, a new parking study pursuant to this Section shall be provided showing that the existing and/or proposed parking is adequate for such expansion and/or increased usage. Alternatively to a revised parking study, at the time of such expansion or increased usage, the applicant may comply with all provisions of this Chapter in effect at the time of the application.

E.

Calculation/rounding of quantities. When the calculation of the required number of off-street parking spaces results in a fraction greater than 0.50 of a space, the total number of spaces shall be rounded up to the nearest whole number. If the fraction is less than 0.49 of a space, the total number of spaces shall be rounded down to the nearest whole number.

F.

Additions to single-family residential with a garage containing fewer than two spaces. Additions to singlefamily dwelling units that have a garage or covered parking space containing fewer than two spaces shall comply with the parking requirements as found in Table 3-4, unless the Director finds:

1.

Since the adoption of this Ordinance, the total additions to the property do not exceed 250 feet of habitable space; and

2.

The single-family residence, prior to the construction of the addition, provided one covered parking space which complied with off-street parking requirements in effect at the time of construction of the residence; and

3.

Following the construction of the addition, the single-family residence will continue to provide at least one covered parking space and additional spaces per 19.38.050.I, below, plus adequate ingress and egress thereto.

G.

Mixed-use without residential/multiple tenants. Except as otherwise provided in this Chapter, for each separate use, a site with multi-tenants, or a combination of principal uses in any one facility, the development shall provide the aggregate number of parking spaces required for each separate use, unless a parking study has been prepared and approved pursuant to this Chapter or except as provided for in Section 19.38.140 (Off-site Shared Parking) or Section 19.38.150 (Joint Use Parking Facilities).

H.

Mixed-use with residential.

1.

The number of parking stalls shall be as outlined in Tables 3-4 through 3-8.

2.

Any required guest parking for the residential uses may be provided through the required commercial parking.

3.

The parking for the residential use which is required to be in a fully enclosed garage pursuant to Table 3-4 may be provided within an underground or aboveground parking structure rather than a garage.

4.

With the exception of the guest parking, parking for the residential uses shall be provided and maintained separate and secure from the on-site public parking.

I.

Residential use—When required garage parking cannot be provided. Notwithstanding the requirements for parking in a garage set forth in Table 3-4 for residential uses, wherever required garage parking cannot be provided due to physical limitations on a property, the Approving Authority may allow for an alternative parking arrangement for the remaining required spaces as follows:

1.

As covered parking not within the driveway that provides access to the garage, or

2.

As uncovered parking located behind the primary building line (see Article 9 for definition of primary building line) and not within the driveway that provides access to the garage, provided all requirements

regarding front yard landscape coverage are met, or

3.

On the driveway behind the primary building line, provided the driveway is of adequate length to accommodate such parking.

4.

In cases where property limitations are present such that none of items 1, 2 or 3 above can be utilized, the approving authority may waive the garage parking requirement provided that: no more than 600 square feet of habitable building area has been added to the property since the adoption of this Ordinance; the house has no more than four bedrooms; and, all structures on the property are properly permitted.

TABLE 3-4 OFF-STREET PARKING REQUIREMENTS RESIDENTIAL USES

Large and Small Family Child Day Care Facilities

Spaces required for dwelling unit only, plus 1 per each permanent non-resident employee

TABLE 3-5 OFF-STREET PARKING REQUIREMENTS RETAIL USES

TABLE 3-6 OFF-STREET PARKING REQUIREMENTS OFFICE AND SERVICES USES

Land Use Parking Spaces Required

TABLE 3-7 OFF-STREET PARKING REQUIREMENTS RECREATION, EDUCATION, AND PUBLIC ASSEMBLY USES

TABLE 3-8

OFF-STREET PARKING REQUIREMENTS INDUSTRY, MANUFACTURING, AND WAREHOUSE USES

(Ord. No. 874, § 2(Exh. A), 4-11-2017; Ord. No. 907, § 4.D., 3-8-2022)

No existing required off-street parking space shall be eliminated or reduced and no existing garage or carport facility shall be eliminated, reduced, or converted to any other use unless such space or facility is fully replaced and brought into full compliance with current standards either prior to or concurrently with the deletion, reduction, or conversion of the existing facility or space.

Notwithstanding the other provisions of this Chapter, a waiver of parking requirements for lots which are legally nonconforming as to parking may be permitted through a Minor Use Permit, subject to the approval process for Minor Use Permits outlined in Chapter 19.114. In addition to the finding required for Minor Use Permits, the following findings must be made:

1.

The site is legally nonconforming as to parking as defined in this Chapter.

2.

The existing lot with the existing parking was in compliance with the appropriate City Code provisions concerning parking at the time it was originally developed.

3.

There has been no expansion nor intensification of use requiring additional parking for which additional parking was not provided since the original approval, which has created the legal non-conformance.

4.

No expansion nor intensification of use(s) is being proposed that would add to the lack of parking being waived.

19.38.080 - General use provisions for off-street parking spaces.

A.

Parking facilities shall be used for vehicle parking only. No sales, storage, repair work, dismantling, or servicing of any kind shall be allowed.

B.

Living or sleeping in any vehicle or trailer is prohibited.

C.

Any vehicle or trailer which is inoperable and/or without current registration shall not be in plain view of the street and shall be stored entirely within an enclosed structure. No such vehicle or trailer shall be parked or stored in any yard on residential property.

19.38.090 - Prohibition on commercial vehicle parking in residential zones.

A.

No commercial vehicle weighing 6,000 pounds or more gross shall be parked, stored, or kept on any lot in any residential zone in the City.

B.

One commercial vehicle weighing less than 6,000 pounds gross may be parked on a lot in a residential zoning district, but such parking shall be limited to a designated driveway or garage only.

A.

Parking space dimensions. Table 3-9 sets forth minimum size requirements for individual parking spaces. Design standards for handicapped parking stalls shall be provided in compliance with current requirements of the Uniform Building Code.

TABLE 3-9

OFF-STREET VEHICLE PARKING SPACE DIMENSIONS

Note:

1. See overhang standards in Section 19.38.180 (Design Standards for Parking Lots)

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B.

Driveway and drive aisle dimension.

1.

Driveway widths shall be a minimum of 10 feet and a maximum of 12 feet for one storage space.

Driveway width shall be a minimum of 12 feet and a maximum of 20 feet for two to four storage spaces; provided, however, that where the driveway provides access through a side yard to a rear garage, and if 12 feet in width are not available, the driveway shall be of the width available, but in no event less than 10 feet. This width may be reduced to nine feet clear in the R-1 and R-1A zones.

3.

Driveway widths shall be a minimum of 16 feet and a maximum of 25 feet for five or more storage spaces, except that where the length of the driveway exceeds 125 feet, the minimum width for five or more storage spaces shall be 20 feet.

4.

Where separate driveways are provided for ingress and egress, the minimum width for each shall be 12 feet and the maximum width for each shall be 20 feet, and the direction of travel shall be clearly indicated on the site by permanent identification.

5.

All driveways shall be clear and unobstructed for a height of 12 feet above ground.

6.

The width of the driveway shall be based upon the full potential use of the property based upon zoning at time of construction.

7.

All driveways for private automobile storage spaces and the actual spaces shall be paved with Portland cement concrete or approved equivalent at least three inches thick.

8.

Driveways must lead to an approved off-street parking structure, garage or carport. Where driveways no longer lead to an off-street parking structure, garage or carport, the driveway approach, curb and gutter shall be replaced to the satisfaction of the City Engineer and the paved parking surface shall be replaced with landscaping. However, for properties that have an approved alley access to a garage, additional access from the front yard may be permitted when: the driveway provided leads to a side yard having a minimum width of nine feet; the driveway has a maximum width of 12 feet; and, there is no more than one front yard driveway.

9.

The minimum separation distance of any two driveways on the same property shall be 20 feet.

10.

All access shall be from a dedicated street or alley.

On sites with less than 80 feet of frontage, no more than two driveways shall be permitted. On sites with 80 feet or more of frontage, additional driveways may be approved through the Site Plan and Design Review process (Chapter 19.122).

12.

The maximum distance between the outside edge on a driveway and the property line shall be five feet.

13.

Drive aisles serving four or more parking spaces shall have the minimum dimension listed in Table 3-10.

14.

Driveway widths associated with development of an urban lot split are provided under Chapter 19.88.

TABLE 3-10

STANDARD VEHICLE SPACE REQUIREMENTS

Note:

1. Measured perpendicular to aisle

Figure 3-10. Standard Vehicle Space Requirements

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(Ord. No. 907, § 4.E., 3-8-2022)

19.38.110 - Compact and tandem parking spaces.

A.

Compact parking.

1.

Compact parking spaces may be allowed only for office and hospital developments exceeding 25,000 square feet of floor area. A maximum of 15 percent of all off-street parking spaces in excess of the first 20 spaces may be compact car parking spaces.

2.

Existing parking lots or properties with approved compact parking spaces are allowed to remain. Compact parking spaces may remain if the parking lot is restriped.

The dimensions of each compact car parking space shall be as provided in Table 3-9.

4.

Compact parking spaces shall be distributed throughout the parking lot, with a maximum of four spaces in any one location. Where compact parking is provided strictly for employee parking, all such parking may be located in a single area of the parking lot.

5.

For developments characterized by distinct, segmented parking areas, the maximum allowed percentage of compact stalls shall apply to each area or segment of the parking lot. Compacts spaces shall not be located adjacent to retaining walls or other formidable barriers which prevent adequate vehicle overhang.

6.

Each compact space shall be clearly labeled "COMPACT." Signs may be painted on the pavement or curb and shall be a minimum of one-foot high letters when painted on the pavement or six-inch high letters when painted on the curb.

B.

Tandem parking.

1.

For multi-family development projects, tandem spaces shall not constitute more than 20 percent of all required spaces within a development and shall be allowed only for studio, one- and two-bedroom units.

2.

For single-family units, tandem parking may be provided within a garage, provided that such garage has an interior space measuring at least 20 feet by 20 feet adjacent to the garage door.

3.

The minimum dimensions for a tandem space shall be as provided in Table 3-9. Adequate maneuvering room for both vehicles and pedestrians shall be provided around the tandem spaces as necessary.

4.

Tandem spaces may be provided only where approved by the Review Authority in the review of the parking plan.

5.

See also Section 19.38.050(I) regarding allowance of tandem parking as an alternative parking approach where physical limitations exist on a property.

A.

Except as otherwise allowed herein, all required off-street parking spaces shall be accessible from a street at all times.

B.

All required off-street parking spaces shall be located on the same lot or within the same development as the use and/or development requiring such spaces.

C.

Required off-street parking spaces shall not be located within any required front yard or required street side yard setback of any parcel. However, parking spaces in addition to the minimum required may be allowed in the front and street-side side yards of single-family residential lots in compliance with all of the following conditions:

1.

Vehicle parking (and access thereto) shall be parked on a permanently paved surface.

2.

Parking is not allowed within any required landscape area or any area not designated as a driveway or vehicle parking area.

3.

Parking may not occur within any required clear site distance triangle area on a corner lot.

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Figure 3-11. Single Family Parking Location Requirements

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D.

Parking spaces shall not preclude direct and free access to stairways, walkways, elevators, any pedestrian accessway or fire safety equipment. Such access shall be a clear minimum width of 44 inches, no part of which shall be within a parking space.

A.

Where permitted and approval process. Valet parking may be permitted in commercial zones subject to the approval of a Minor Use Permit, based on the approval process outlined this Section.

B.

Review criteria.

1.

Valet parking shall be subject to review of hours of operation, circulation and other pertinent impacts. All proposals for valet parking shall be accompanied by a parking study, prepared by a registered traffic engineer, that addresses circulation impacts, operational characteristics of the use, parking space size and configuration and other issues deemed necessary by the Director.

2.

Valet parking shall be provided on the same site as the business for which the valet parking is being approved. In the event the location for the valet parking is off-site of the business, the provisions in this

Chapter regulating off-site parking shall also be applicable.

C.

Development standards for valet parking uses.

1.

Because of the unique characteristics of valet parking facilities, parking space size shall be determined on a case-by-case basis and not necessarily subject to the standards listed in this Chapter.

2.

Valet parking facilities shall not be permitted to use parking that is specifically set aside or required for another use, unless a shared parking or off-site parking agreement, as applicable, is approved by the City.

A.

Authority. The Director shall be the designated Review Authority for the review and approval of any proposal shared, joint use, or off-site parking arrangements, unless such parking is included in an application requiring approval of another Review Authority. In such cases, the ultimate Review Authority per Article 7 (Permit Processing Procedures) shall be the Review Authority for the shared, joint use, or off-site parking agreement.

B.

Circumstances and requirements for allowing shared parking arrangements.

1.

Where it can be demonstrated that two or more land uses can effectively share common parking facilities due to the nature of the uses and distinctly different demand for parking, or where off-site parking is proposed to meet parking requirements, then an application may be filed for such parking arrangement. Such application shall include a parking study that identifies the parking demand of all subject land uses and that clearly demonstrates how and why parking facilities can be shared.

2.

The applicant shall provide a parking study prepared by a registered traffic engineer that specifically analyzes the parking demand for each use proposing to share the parking, each use's hours of operation, and other related issues of all involved uses.

3.

The building or use for which an application is being made for authority to share and utilize the existing offstreet parking facilities provided by another building or use shall be located within 300 feet of such parking facilities.

C.

Findings for granting shared/joint use and off-site parking arrangements. To grant a request for shared/joint use or off-site parking, the Review Authority shall make the following findings:

1.

There is clear and convincing evidence that peak-hour parking demand from all uses does not coincide and/or the uses are such that the hours of operation are different for the various businesses or uses.

2.

There is adequate parking provided for all participating users.

3.

Adjacent or nearby properties will not be adversely affected by the shared/joint use or off-site parking.

4.

The parking arrangement is consistent with the General Plan and all requirements of this Code.

D.

Legal agreement required. A legal agreement shall be signed by all parties using shared/joint use parking facilities. Such agreement shall be approved by the City Attorney and Director, shall be recorded with the Los Angeles County Recorder, and shall continue to be valid upon change of ownership.

E.

Change in use. In the event of a change in use, a new application shall be filed or the existing agreement amended to the satisfaction of the Director.

19.38.150 - Off-site designated parking: alternate parking location.

A.

Authority. Off-site parking shall require a Conditional Use Permit, approved by the Commission.

B.

Circumstances for allowing off-site parking. Off-street parking requirements for any new building or expansion of any existing use within a nonresidential district may be provided in one or more off-site parking lots which collects and combines such off-street parking requirements for one or more uses in the district. Such off-site parking lots shall be developed in accordance with the following requirements:

1.

All off-site parking facilities shall be located within 300 feet of the property where the use in question is located, unless a binding agreement is provided to provide transportation access from the parking facility to the use in question on a regular basis.

2.

Off-site parking, including parking in common parking lots, may be provided in lieu of the on-site individual requirements contained herein. Lots used for the off-site parking shall be approved by the Commission as to size, shape, and relationship to business sites to be served.

3.

All off-site parking lots shall comply with the landscaping requirements as set forth in this Chapter.

4.

All parking spaces and drive aisles contained in any such off-site parking lot shall be developed in accordance with the design standards and marking requirements set forth in this Chapter.

5.

If the owner of the lot being used for the off-site parking is not the owner of the business for which the offsite parking is granted, the owner of the property used for off-site parking shall provide for and record an easement deed granted the appropriate number of parking spaces to the business granted the Conditional Use Permit for the off-site parking.

6.

In lieu of an easement, if approved by the City Attorney and Director, a recorded legal instrument which achieves the same result as an easement may be used.

C.

Findings for granting off-site parking arrangements. In addition to those findings required for a Conditional Use Permit, the Commission shall make the following findings as they relate to the off-site parking.

1.

The lot to be used for the off-site parking has adequate excess parking, not required for nor allocated to another use either on site or off site.

2.

The business which is seeking the off-site parking does not have adequate parking on its own lot to meet the requirements of this Chapter.

3.

The adjacent or nearby properties will not be adversely affected by the proposed off-site parking.

4.

There is safe and adequate access from the off-site parking to the main use it is intended to serve.

A.

Zones permitted.

1.

Recreational vehicles, as defined in Article 9 (Definitions) and when not stored within a fully enclosed structure approved for that purpose, are allowed to be parked only in the R-1, R-1A, R-1B, R-1D, R-1E, R- 1F, R-2, and R-MH zones, subject to the standards set forth in this Section.

2.

Recreational vehicle parking shall not be allowed in the R-3 or R-4 zones, unless stored within a fully enclosed structure approved for that purpose.

3.

Recreational vehicle parked in garages or within warehouse space is permitted in any zone.

4.

For the purposes of this Section, recreational vehicles shall mean motor homes not exceeding a maximum length of 40 feet and a maximum height of 12 feet, or any trailer (either with or without a vehicle thereon) of a maximum length of 30 feet. Any recreational vehicle exceeding these measurements may not be parked in any residential zone.

B.

Parking location; screening standards. The parking of recreational vehicles shall be restricted to the side and rear yards of a lot, unless the conditions in paragraph C, below, apply. The parked recreational vehicle shall be screened from view from the street and adjoining properties by a fence or wall (as permitted in the side and/or rear yards), which is at least six feet high.

C.

Alternative parking location. Recreational vehicles may be parked on the paved driveway and adjacent area in front of the primary building line, and only when the Director determines that the side and rear yards are either inaccessible or for other reasons, not adequate or available or suitable for recreational vehicle parking. A recreational vehicle may be parked on any legal paved driveway area within the front setback, as well as on a paved area between the driveway and the property line nearest to the driveway when conditions necessitating the alternative have been verified by the Director and further, provided that access to the garage spaces are maintained at all times.

D.

Conditions applicable to all parked recreational vehicles.

1.

All recreational vehicles shall be parked on a paved or similar surface acceptable to the Director.

2.

All recreational vehicles shall be maintained in a complete, serviceable, and operable condition, and shall be currently licensed for their intended use.

3.

No recreational vehicle shall be parked in a manner that blocks vehicular access to a garage or required fire safety access.

4.

No recreational vehicle or any trailer on which it may be mounted shall overhang any public right-of-way or adjacent private property.

5.

Where a tarp or canopy is used to cover the recreational vehicle, the tarp or canopy shall be of a neutral color and shall be maintained in good physical condition at all times.

19.38.180 - Design standards for parking lots.

A.

General design guidelines.

1.

Overhang of vehicles is allowed, provided no vehicle shall overhang a sidewalk by more than two feet and only when the sidewalk as a minimum width of at least seven feet. A vehicle is allowed to overhang into a landscaped area by two feet, provided that the required landscape area is extended by two feet or at least eight feet wide and is planted with suitable plant materials that accommodate the vehicular overhang.

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Figure 3-12. Vehicle Overhang

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2.

Motorcycle stalls may be used as an option to utilize areas that would otherwise not be of adequate size for conventional stalls. Unless otherwise determined by the designated Approving Authority for a particular project, motorcycle stalls shall not count toward the number of required parking spaces.

3.

Piers and pillars shall not encroach into parking stalls. Where a parking stall is located abutting a wall, pillar or similar structure, the stall width and/or length shall be increased by two feet, or as determined by the City Engineer for subterranean or structured parking lots.

4.

Where a 90-degree stall is the last stall on the end of a dead-end aisle, the aisle shall be extended three feet beyond the end of the stall.

B.

Surfacing of parking spaces and lots.

1.

Required parking and circulation areas shall be a non-eroding and all-weather surface that does not readily absorb or retain water. It shall be the responsibility of the property owner to ensure that the surface is maintained free from conspicuous cracks or holes. Surfacing required for temporary lots shall be as determined by Director.

2.

Pervious paving materials may be used in the design of parking lot if allowed by the Director subject to the following:

a.

Soil, gravel, mulch, shells, or similar materials used as the sole paving material are not allowed.

b.

All materials, including any base of substructure for such materials, shall be shown in engineering or other studies to be able to withstand the weight and/or movement of the vehicles for which the parking lot is intended, including trucks, without damage, alteration of the character and placement of the materials and/or grade of the parking lot.

C.

Grade of entrances, spaces and driveways.

1.

Entrance driveways. Driveways shall not exceed a maximum grade of plus 12 percent or minus six percent measured along the driveway centerline, unless approved by City Engineer. Where there is a change in the slope of the driveway, it shall be demonstrated that vehicles will be able to pass over the change in slope without interference with the vehicle's undercarriage.

2.

Parking spaces. Parking spaces and abutting access aisles shall have a maximum grade of five percent, measured in any direction.

D.

Marking and signs.

1.

All signing and striping installations shall be in conformance with the City's current standards or as otherwise deemed necessary by the City Engineer to ensure safe and efficient traffic flow in or about any parking facility. Painted curbs (i.e. loading, passenger drop-off), cannot constitute a required parking space.

2.

Drive aisles, approach lanes, and maneuvering areas shall be marked and maintained with directional arrows and striping to expedite traffic movement. Any area not intended for parking shall be signed as such, or in areas where curb exists, the curb may be painted red in lieu of signs.

3.

The City Engineer may require the installation of the traffic signs in addition to directional arrows to ensure the safe and efficient flow of vehicles in a parking facility.

4.

The exit from a parking area which provides parking for 40 or more vehicles shall be clearly marked with a vehicle "STOP" sign in conformance with the state Highway Manual for Uniform Traffic Control Devices.

5.

Vehicular parking spaces shall be clearly outlined with four-inch wide lines painted on the surface of the parking facility. Compact and car pool spaces shall be clearly identified for compact vehicle and car pool usage respectively.

6.

Parking spaces for the disabled shall be striped and marked according to the applicable state standards.

E.

Vehicle access/driveways/circulation—Multi-family residential.

1.

Accessibility and usability. Driveways shall not be used for any purpose that would prevent vehicle access

to parking spaces, or inhibit circulation or emergency service response. Driveways shall provide for a minimum vehicle parking space of 10 feet by 20 feet, with no overhang into the required drive aisle or public right-of-way.

2.

Access to adjacent roadways. Parking spaces within a designated parking lot shall be designed to provide suitable maneuvering room so vehicles can enter an abutting street in a forward direction (alleys may be used for maneuvering space). Parking lots shall be designed to prevent access at any point other than at a designated driveway(s), subject to Director approval.

3.

Circulation.

a.

Within a parking lot, circulation shall be such that a vehicle entering the parking lot need not enter the street to reach another aisle and that a vehicle shall not enter a public street backwards.

b.

Speed bumps or similar devices designed to control vehicle speed within parking lots may be required as determined by the designated Approving Authority.

Visibility at driveways. Driveways shall be designed and located in such a manner so as to ensure proper visibility to on-street traffic. Driveway design shall take into consideration slopes, curvature, other driveways and roads, vegetation, speed, conflicting turning movements in the area, and other visual impediments. Clear visibility shall be maintained from the driveway by keeping the designated clear vision triangle free of obstacles such as signs, landscaping, and structures. See 19.32.030.B for a description of the clear vision triangle.

F.

Vehicle access/driveways—Single-family residential and duplexes.

1.

Accessibility and usability. Driveways shall not be used for any purpose that would prevent vehicle access to garage or other parking spaces. Driveways shall provide for a minimum vehicle sparking space of 10 feet by 20 feet, without overhang into the public right-of-way.

2.

Visibility at driveways. Driveways shall be designed and located in such a manner so as to ensure proper visibility to on-street traffic. Driveway design shall take into consideration slopes, curvature, speed, and conflicting turning movements in the area. Clear visibility shall be maintained from the driveway by keeping the designated clear vision triangle free of obstacles such as signs, landscaping, and structures. See 19.32.030.B for a description of the clear vision triangle.

3.

Circular driveways—Single-family homes. Circular driveways may be allowed within R-1 zones subject to the approval of the Director. They shall meet the following minimum standards:

a.

Only lots 100 feet and wider at the public right-of-way are eligible for circular driveway.

b.

The maximum width of a circular drive is 18 feet, and the minimum width is 12 feet.

c.

There shall be a minimum distance of 22 feet between curb cuts.

d.

There shall be a minimum setback of 12 feet from the front curb to the closest arc of the circular driveway.

G.

Pedestrian access and circulation. All multi-family and nonresidential developments shall be designed with a minimum of one designated pedestrian path from each abutting street to the primary entrance(s) to such

use. Access shall be distinct from the vehicle access, visibly delineated, and designed to be safe and convenient. Specifically, internal pedestrian walkways shall be distinguished from driving surfaces through the use of raised sidewalks, special pavers, bricks, or scored/stamped colored concrete or other approved hardscape material. See Chapter 19.44 (Architectural and Design Standards) for access and circulation design standards.

H.

Drainage.

1.

Drainage facilities shall be provided in all public parking areas capable of handling and maintaining the drainage requirements of the subject property and surrounding properties. Drainage facilities shall be designed to dispose of all surface water consistent with Regional Water Quality Control Board standards, and to alleviate the creation of flooding and drainage problems.

2.

Surface water from parking lots shall not drain over sidewalks or adjacent parcels.

I.

Shopping cart storage. Parking facilities shall contain shopping cart storage areas for appropriate uses (e.g., supermarkets, drugstores, etc.). The number, dimensions, design, appearance, and locations of storage areas shall be determined by the Director.

19.38.190 - Parking for electric and alternative fuel vehicles.

A.

Purpose and intent. The City recognizes the importance of encouraging and accommodating the use of electric and other alternative fuel vehicles as a means of reducing regional air pollutant emissions. Therefore, this Section establishes guidelines for providing parking facilities that support the use of such vehicles. Minimum requirements are presented here; additional provisions that support sustainability are provided in Chapter 19.52 (Sustainable Development Practices).

B.

Applicability. As part of the Site Plan and Design Review process, the responsible reviewing authority shall have the authority to request that special parking facilities be provided to accommodate electric or other alternative fuel vehicles. Generally, such facilities should be provided where more than 100 parking spaces are required per this Chapter, or whenever the redesign of an existing parking lot with 250 or more spaces is proposed.

C.

Developmental standards—Electric vehicle recharging facilities. Where electric vehicle recharging facilities are provided, the following development standards shall apply:

At least one separate meter panel for the sole purpose of electric vehicle recharging must be provided and sized to handle the required electric vehicle recharging spaces.

2.

Photovoltaic or similar solar power facilities are encouraged to be integrated into the facility.

3.

Service equipment, new or existing, of sufficient size and ampere capacity to accommodate the additional meter panels shall be installed.

4.

Compliance with all applicable building and electrical codes is required.

5.

Overhead lighting shall be adequate to allow proper and safe utilization of the recharging equipment.

D.

Preferential parking. Preferential parking locations within a parking lot or structure shall be encouraged as part of design wherever parking is provided for electric or other alternative fuel vehicles.

A.

Purpose and intent. Landscaping where required by this Chapter shall be installed and maintained, as necessary to keep such landscaping alive, attractive and free of disease. It is the intent of this section to preserve and enhance the appearance and aesthetic quality of the community. Minimum requirements are presented here and that additional provisions that support sustainability are provided in Chapter 19.40 (Landscaping) and Chapter 19.52 (Sustainable Development Practices).

B.

Applicability. Landscaping requirements as outlined in this Section shall be applicable to all new development and to improved nonconforming parcels when the nonconforming parcel is to be modified by a change of more than 20 percent in the square footage of buildings. The Director may approve modifications to these standards on such nonconforming parcels where the revised site design does not allow for full compliance with these provisions due to the space and dimensions created by those buildings and other improvements being retained.

C.

General landscaping requirements.

Landscaping plan required. Within parking lots, landscaping shall be used for shade and climate control, to enhance project design, and to screen the visual impact of vehicles, light pollution, and large expanses of pavement as set forth in the following paragraphs. A comprehensive landscape and irrigation plan shall be submitted for review and approval pursuant to Chapter 19.40 (Landscaping).

2.

Percent coverage. A minimum of 10 percent of the parking lot area shall be landscaped.

3.

Landscape materials. Landscaping materials shall be provided throughout the parking lot area using a combination of trees, shrubs and ground cover.

4.

Curbing, irrigation. Areas containing plant materials shall be bordered by a concrete curb at least six inches high and six inches wide, and provided with an automatic irrigation system. Alternative barrier designs may be approved by the Director. End stalls adjacent to parking spaces or other obstructions shall incorporate an additional curbing width of six inches.

5.

Location of landscaping. Parking lot landscaping shall be located so that pedestrians are not required to cross landscaped areas to reach building entrances from parked cars. This should be achieved through proper orientation of the landscaped fingers and islands.

6.

Planting areas. Planting areas shall be as evenly distributed as possible throughout the entire area. Concentration in one place will not be acceptable.

7.

Perimeter parking lot landscaping.

a.

Adjacent to streets. Landscaping shall be provided within a perimeter planter between parking lot and street right-or-way. The planter shall be a minimum of five feet and shall be designed and maintained for partial screening of vehicles to a minimum height of 42 inches, measured from the finished grade of the parking lot. Screening materials may include any combination of plant materials, earthen berms, solid

reets. Landscaping shall be provided within a perimeter planter between parking lot and street right-or-way. The planter shall be a minimum of five feet and shall be designed and maintained for partial screening of vehicles to a minimum height of 42 inches, measured from the finished grade of the parking lot. Screening materials may include any combination of plant materials, earthen berms, solid

masonry walls, raised planters, or other screening device deemed by the Approving Authority to comply with the intent of this requirement. Trees shall be provided at a rate of one for every 20 lineal feet of landscaped area.

b.

Adjacent to side or rear property lines. Parking areas shall provide a perimeter landscaped strip at least five feet wide (inside dimension) where the facility adjoins a side or rear property line. The perimeter landscaped

strip may be located within a required setback area. Trees shall be provided at the rate of one for each 20 lineal feet of landscaped area.

c.

Adjacent to residential use. Parking areas for nonresidential uses adjoining residential uses shall provide a landscaped buffer yard with a minimum 15-foot width between the parking area and the common property line bordering the residential use. This requirement may be modified through the Site Plan and Design Review process to allow for flexibility in site design, per Article 4 (Standards for Specific Land Uses and Activities). A solid masonry wall and landscaping shall be provided along the property line. For each 100 lineal feet of landscaped area, a minimum of 10 trees and 20 shrubs shall be provided.

_____

Figure 3-13. Perimeter Parking Lot Landscaping

==> picture [360 x 322] intentionally omitted <==

8.

Screening of drive-through aisles. To screen vehicles using a drive-through facility and minimize associated headlight impacts, a minimum, continuous, and immediate 42-inch-high landscape screen shall be established along the outer edge of drive-through aisles. Screening materials may include a combination of plant materials and raised planters as approved by the Director.

Figure 3-14. Screening of Drive-through Aisles

==> picture [336 x 256] intentionally omitted <==

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9.

Parking lot shade.

a.

Trees in parking lots. Trees shall be planted and maintained in all parking lots at a minimum ratio of one tree for every six parking spaces.

b.

Tree shading requirement. Trees shall be planted and maintained throughout the parking facility to ensure that, within 15 years after establishment of the parking facility, at least 40 percent of the parking facility will be shaded.

c.

Shading calculation. Shading shall be calculated by using the expected diameter of the tree crown at 15 years. Each planting area shall be of adequate size for the landscaping approved and shall have adequate irrigation for that landscaping. The Director shall have discretion to modify tree shading requirements under power lines and other obstructions that prohibit strict compliance with shading requirements and to give shading credit for off-site trees, sidewalk canopies, and other structures, where appropriate.

d.

Installation. Upon completion of the installation of shade trees, the landscape designer shall certify that the shading complies with all requirements of this section.

D.

Parking lot storm water management.

1.

For new developments with 25 or more parking spaces, at least 50 percent of the required parking lot landscaping shall be provided as a vegetated swale, vegetated filter strip, rain gardens, or detention basins with bio-filtration within the parking lot.

2.

Parking lot drainage shall be designed such that all surface runoff (both piped and overland flow) is conveyed through a vegetated swale, vegetated filter strip, rain gardens, or detention basins with biofiltration. The parking lot shall provide appropriate curb cuts to allow water to freely enter and exit parking lot swales.

3.

All landscaped islands shall be situated below the grade of the parking spaces and driving aisles such that stormwater runoff flow is directed to and trapped by such islands.

4.

All development shall also comply with all applicable provisions of Chapter 6.15 (Stormwater and Urban Runoff Pollution Control) of the Municipal Code.

A.

All parking facilities, including curbs, directional markings, handicapped symbols, landscaping, irrigation, pavement, signs, striping, and wheel stops, shall be permanently maintained in good repair, free of litter and debris, potholes, obstructions, and stored material.

B.

It shall be the responsibility of the property owner to ensure that the surface is maintained free from conspicuous cracks or holes.

C.

Maintenance shall include, but shall not be limited to, necessary weeding, fertilizing and watering of the landscape areas and materials.

A.

General provisions. These provisions implement the intent of Chapter 19.52 (Sustainable Development Practices). All developments except those located in the R-1 and R-2 zones shall be designed with the

following:

1.

Bicycle parking shall be located on a paved surface, in proximity to a building entrance, not interfere with pedestrian access, and located in a visibly secure location adjacent to the building.

2.

Bicycle parking shall consist of at least one stationary parking device, where the bicyclist supplies a padlock and chain or cable to secure the bicycle to a stationary parking device.

3.

Where bicycle parking areas are not clearly visible to approaching cyclists, signs shall be provided to indicate the locations of the facilities.

B.

Bicycle parking requirements. Bicycle parking is required for multi-family, public and civic facilities, schools, retail commercial, industrial, hospital, and office uses in accordance with Table 3-11.

A.

General loading requirements. All developments zoned commercial and industrial shall be designed with the following:

1.

At least one driveway approach capable of accommodating a 48-foot wheel track turning radius.

2.

At least one on-site maneuvering area which provides a 48-foot turning radius wheel track through the parking area or a circulation pattern which does not require a truck to turn around on site.

B.

No use of public right-of-way. All industrial and commercially zoned developments shall be designed so as to prevent truck back-up maneuvering within public right-of-way.

C.

Loading docks.

1.

If an industrially or commercially zoned property is designed with dock high approaches and/or truck wells, each dock or well shall be provided with at least one back-up area to the dock or well in accordance with the following:

TABLE 3-12 LOADING DOCKS

2.

The driveway aisle between parking stalls may be used for the approach, provided the 48-foot wheel track turning radius is maintained.

3.

The dock approach may not be encumbered by parking stalls or physical obstructions and shall be measured perpendicular to the dock or door. The minimum dock or door overhead clearance (excluding pipes, lights, etc.) is 12 feet.

4.

Loading docks located less than 100 feet to residential properties shall be housed in an enclosed structure that extends from the main building to minimize noise impacts.

D.

Minimum loading space requirements. The following off-street loading spaces shall be provided for all hospitals, institutions, hotels, commercial and industrial uses. The loading spaces shall be not less than 12 feet in width, 40 feet in length, and with 14 feet of vertical clearance.

_____

TABLE 3-13

E.

Parking aisles. Parking aisles and access driveways adjacent to loading doors without dock high approaches or truck wells shall have a minimum width of eight feet plus the aisle width required in this chapter, except for 90 degree parking in which the parking aisle shall have a minimum 32-foot width.

F.

Fire lanes. Designated fire lanes shall provide fire ladder truck maneuvering in accordance with the requirements of the Fire Department.

G.

Loading doors not visible. No loading doors shall be visible from a public street.

A.

Purpose. The purpose of this Section is to provide significant public benefits by improving the general efficiency of the transportation system and improve air quality and reduce energy requirements. The requirements of this Section are intended to:

1.

Reduce the number of peak-period vehicle trips generated in association with the approval of development projects;

2.

Promote and encourage the use of alternative transportation modes, including ridesharing, carpools, vanpools, public bus and rail transit, bicycles and walking, as well as those facilities that support the use of these modes;

3.

Reduce vehicle trips, traffic congestion, and public expenditures for transportation system improvements and improve air quality through the utilization of existing local mechanisms and procedures for project review and permit processing;

4.

Promote coordinated implementation of strategies on a County-wide basis to reduce transportation demand; and

5.

Achieve the most efficient use of local resources through coordinated and consistent regional and/or local trip reduction programs.

B.

Applicability. The requirements of this Section shall apply to all new nonresidential projects, mixed use projects, and employment centers that are estimated to employ 250 or more persons (or as specified by the rules and regulations of the Southern California Air Quality Management District).

C.

Employment generation factors. The following generation factors are the basis for determining employment projections in the absence of more specific information.

Employment projections shall be developed by the project applicant, subject to approval by the City. The employment projection for a mixed-uses development shall be calculated on a case-by-case basis, based upon the proportion of development devoted to each type of land use.

D.

Facility standards. The site plan approved for all applicable development shall provide for each of the improvements specified below:

1.

Carpool parking.

a.

At least 15 percent of the employee parking spaces shall be reserved and designated for carpool vehicles by marking such spaces Carpool Only.

b.

Carpool spaces shall only be used by carpool vehicles in which at least 2 of the persons are employees or tenants of the development.

c.

Carpool spaces shall be located near the employee entrance or at other preferential locations.

2.

Bicycle parking. Bicycle parking and lockers facilities shall be provided for use by employees or tenants who commute to the site by bicycle per 19.38.220 (Bicycle Parking Requirements).

3.

Lockers and showers. A minimum of two showers and two lockers shall be provided.

4.

Information on transportation alternatives. A commuter information area shall be provided in one or more central areas that are accessible to all employees or tenants. Information shall include, but not be limited to, current maps, routes and schedules for public transit; ridesharing match lists; available commuter incentives and ridesharing promotional material supplied by commuter-oriented organizations.

5.

Rideshare vehicle loading area. A rideshare vehicle loading area shall be designated. The area shall accommodate a minimum of two passenger vehicles for the first 25,000 square feet of development, plus one for each 50,000 square feet of additional development or fraction thereof.

6.

Bus stop improvements. Bus stop improvements, including bus pullouts, bus pads, and right-of-way for bus benches and shelters shall be required for developments located along arterials where public transit exists or is anticipated to exist within five years. Improvements shall be determined according to a) frequency and relative impact of blocked traffic due to stopped buses; and b) level of transit ridership at the project location.

7.

Sidewalks. Sidewalks or other paved pathways connecting the external pedestrian circulation system to each building in the development shall be provided.

E.

Enforcement. The City may withhold the issuance of Building Permits, Certificates of Occupancy and/or issue stop work orders for a development project failing to comply with the provision of this Section. If any improvements or programs required by this Section are either rendered unusable or discontinued, the property owner, employer and/or tenant may be subject to enforcement procedures in compliance with Chapter 19.154 (Enforcement Provisions).

Chapter 19.40 - LANDSCAPING[[2]]

Sections:

Footnotes:

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Editor's note— Ord. No. 862, § 1, adopted February 23, 2016, repealed the former Chapter 19.40, §§ 19.40.010—19.40.240, and enacted a new Chapter 19.40 as set out herein. The former Chapter 19.40 pertained to similar subject matter and derived from Ord. No. 822, Exhibit A, adopted November 23, 2010.