Chapter 17.188 — OFF-STREET VEHICLE PARKING STANDARDS

Chapter 17.188 - OFF-STREET VEHICLE PARKING STANDARDS[[13]]

Sections:

Footnotes:

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Prior ordinance history: Ord. 348.3804, 1997; Ord. 348.3773, 1996; Ord. 348.3032, 1989; Ord. 348.2856, 1988; Ord. 348.2612, 1986; Ord. 348.2533, 1985; Ord. 348.2342, 1984; Ord. 348.2341, 1984.

The purpose of this chapter is to provide sufficient off-street parking and loading spaces for all land uses in the unincorporated area of the county of Riverside and to assure the provision and maintenance of safe, adequate and well-designed off-street parking facilities. It is the intent of this chapter that the number of required parking and loading spaces will meet the needs created by the particular uses. The standards for parking facilities are also intended to reduce street congestion and traffic hazards, promote vehicular and pedestrian safety and efficient land use.

(Ord. 348.3928 § 2 (part), 2000: Ord. 348 § 18.12 (part))

Off-street vehicle parking shall be provided in accordance with this chapter when the associated building or structure is constructed or the use is established. Additional off-street parking shall be provided in accordance with this chapter when an existing building is altered or dwelling units, apartments or guest rooms are added, or a use is intensified by the addition of floor space or seating capacity, or there is a change of use.

(Ord. 348.3928 § 2 (part), 2000: Ord. 348 § 18.12 (part))

17.188.030 - Parking design standards.

A.

Approval of off-street parking plan. A plot plan, pursuant to the provisions of chapter 17.216 of this title, shall be filed for approval of all off-street parking facilities, except for one- and two-family residences and additional residential accommodations, unless the off-street parking facilities are approved as a part of a design review, plot plan, conditional use permit or public use permit approval.

B.

Number of Required Parking Spaces.

1.

In the case of mixed land uses, the total number of parking spaces shall be the sum of the requirements for the various uses computed separately unless shared parking is approved as provided in this title.

2.

The following table is designed to allow calculation of parking spaces required for the uses shown:

NUMBER OF REQUIRED PARKING/STACKING SPACES

NOTES: • The columns, working left to right, are generally additive unless otherwise indicated.

• Unless otherwise specified, all parking must be within 300 feet of the use served, on the same parcel as the use, or on an adjoining appropriately zoned parcel.

• All vehicle storage (stacking) spaces shall be located off-street. A driveway for stacking leading to a driveup window shall be designed so as not to interfere with the free or orderly circulation of the parking area.

3.

Parking Requirements for Uses not Specified. When parking requirements for a use are not specifically stated, the parking requirement for such use shall be determined by the planning director based on the requirement for the most comparable listed use in this title.

4.

Requests for Modifications from Parking Standards. The planning director may, without notice or hearing, permit modifications to the circulation and parking layout requirements where topographic or other physical conditions make it impractical to require strict compliance with these requirements.

5.

Alternative Programs for Parking.

a.

A residential, commercial or industrial project may provide for alternative programs which reduce parking demand in return for a reduction in the number of off-street parking spaces required.

b.

Alternative programs that may be considered by the planning director under this provision include, but are not limited to, the following:

i.

Private Car Pool/Van Pool Operations. Office or industrial developments which guarantee preferred parking spaces to employees who participate regularly in a car or van pool may have their parking requirement reduced by two parking spaces for every one space which is marked for car or van pool at a preferred location.

ii.

Mass Transit. Developments which are located within one hundred fifty (150) feet of a mass transit facility may have their parking requirement reduced by two percent of the total number of required parking spaces.

iii.

Planned Residential Development—Senior Citizen. A twenty (20) percent reduction in the total number of required parking spaces may be allowed when an alternative senior citizen transportation program is proposed.

iv.

Bicycle Parking. Developments which provide secured bicycle parking facilities exceeding the minimum requirement may reduce the number of required parking spaces by one vehicle space for every three additional bicycle spaces provided.

v.

Shared Parking Requirements.

(A)

The planning director may, upon application by the owner or lessee of any property, authorize shared use of parking facilities under the following conditions:

(1)

Sufficient evidence shall be presented to the planning director to demonstrate that no substantial conflict in the principal hours or periods of peak demand will exist between the uses or structures which propose to share parking.

(2)

The building or use for which an application for shared parking is being made shall be located within one hundred fifty (150) feet of the parking area to be shared.

(3)

No more than fifty (50) percent of the parking space requirement shall be met through shared parking.

(4)

Parties sharing off-street parking facilities shall provide evidence of a reciprocal parking agreement for such joint use by a proper legal instrument recorded in the office of the county recorder with the number of copies as required and thereof filed with the county building and safety department.

(B)

For projects within the Rubidoux village policy area of the Jurupa Community Plan which are zoned R-VC (Rubidoux-Village commercial), the planning director may, upon application by the owner or the lessee of any property, having fifty (50) feet or more of street frontage or seven thousand five hundred (7,500) square footage in building area, authorize shared use of parking facilities under the following conditions:

(1)

Individual lots of less than fifty (50) feet in width or seven thousand five hundred (7,500) square feet in area are exempt from the on-site parking requirement.

(2)

Individual lots with areas between seven thousand five hundred (7,500) and fifteen thousand (15,000) square feet may use street and public parking to meet no more than seventy-five (75) percent of the parking requirement.

(3)

Individual lots in excess of fifteen thousand (15,000) square feet may use street and public area parking to meet no more than fifty (50) percent of the parking requirement.

(4)

When street parking is used to meet the parking requirement, all regular and handicap stalls on the street within six hundred (600) feet of the boundaries of the project may be counted. This provision applies to parking along Mission Boulevard as well as the local streets that serve Mission Boulevard.

(5)

Parking within public parking lots created as a function of the Jurupa Valley redevelopment plan (JVRP) already in existence may also be counted toward the shared parking allowance if located within six hundred (600) feet of the boundaries of the parcel in question.

(6)

An exemption from the off-street parking requirements is granted for all existing uses and structures undergoing remodeling or improvements that do not propose to alter the existing permitted uses, expand the area devoted to such uses or alter the existing parking arrangement.

(7)

Parking Area Improvement Standards. In situations where off-street parking is required, the design of the parking area must respond to the following criteria:

(a)

Access to parking areas over public or private sidewalks must be indicated by a change in paving texture.

(b)

A landscape buffer of a minimum five feet in width must separate the parking area from a public right-ofway or the building setback line.

6.

Special Review of Parking. The planning director may reduce the parking requirement otherwise prescribed for any use or combination of uses as part of the review of a development plan including, but not limited to, a plot plan, a conditional use permit, a public use permit, a surface mining permit, a planned residential development or a specific plan, based on the following conditions:

a.

The applicant shall submit a request for modification of parking standards, including sufficient evidence and documentation, to demonstrate to the planning director that unusual conditions warrant a parking reduction. Evidence shall include, but is not limited to, the following:

i.

Information showing that the parking area serves uses having peak parking demands which occur at different times;

ii.

Floor plans which indicate that the floor area devoted to customer or employee use is less than typical for the size building proposed;

iii.

Documentation that other programs which will be implemented by the developer or tenant(s) will result in a reduced parking demand, such as the provision of monetary incentives to employees who regularly utilize public transit or participate in a car or van pool.

b.

As a condition of approval of the parking reduction, the applicant may be required to record agreements or covenants prior to issuance of a building permit, which assure that appropriate programs are implemented for the duration of the parking reduction.

7.

Development Standards For Off-Street Parking Facilities.

1.

Layout Design Standards. All parking areas shall be designed as follows:

a.

Location of Parking Areas. No parking space shall be located within three feet of any property line. No parking space located on driveways providing direct access to a street shall be located closer than thirty (30) feet from the property line at the right-of-way.

b.

Parking Space and Driveway Specifications. The location and dimensions of parking spaces and aisles adjacent to parking spaces shall be arranged in accordance with the following exhibit entitled Riverside County Minimum Parking Standards, and the following tables entitled Dimensions of Parking Spaces and Aisles and Dimensions of Driveways.

DIMENSIONS OF PARKING/STACKING SPACES AND AISLES

NOTES: • Parking spaces next to a wall, building, fence or other obstructions shall be three feet wider than the required width as listed above.

• Up to 20 percent of the total required parking may be sized for compact cars. Compact car parking spaces shall be clearly marked "COMPACT CARS ONLY." Compact car parking spaces may be reduced (from the dimensions listed in the table) in width by no more than one-half foot, and in length by no more than two feet. When an entire section of the parking area is restricted to compact car parking, and the parking spaces are at a 90 degree angle to the aisle, the aisle width may be reduced to 23 feet. Compact car parking sections shall be located so as to minimize the distance between them and the uses to be served.

DIMENSIONS OF DRIVEWAYS

NOTES: • All driveways located within a road right-of-way shall be approved according to County Ordinance No. 461 (County of Riverside Road Improvement Standards and Specifications) or as approved by the County Transportation Director.

• Where parallel parking is allowed, the minimum width shall be increased by eight feet for parking on one side and by 16 feet for parking on both sides.

• Stub streets in excess of 150 feet shall have a minimum 45 foot radius turnaround at the end, or as otherwise approved by the County Fire Department.

c.

Surfacing Standards for Parking Areas. The following standards shall apply to the development of all offstreet parking facilities, including driveways, whether the space is required or optional.

SURFACING STANDARDS

d.

Off-Street Parking Area Striping.

i.

If five or more parking spaces are provided, each space shall be clearly marked with white paint or other easily distinguishable material.

ii.

If ten or more parking spaces are provided, and one-way aisles are used, directional signs or arrows painted on the surface shall be used to properly direct traffic.

e.

Drainage. All parking areas, including driveways, shall be graded to prevent ponding and to minimize drainage runoff from entering adjoining properties.

f.

Curbs, Bumpers, Wheel Stops or Similar Devices. Public parking areas shall be equipped with permanent curbs, bumpers, wheel stops or similar devices so that parked vehicles do not overhang required walkways, planters or landscaped areas.

i.

If the method used is designed to stop the wheel rather than the bumper of the vehicle, the stopping edge shall be placed no closer than two feet from the edge of any required walkway, planter or landscaped area, or from any building.

ii.

The innermost two feet of each parking space, between the wheel stop or other barrier, and any required planter or walkway, may either:

(A)

Be paved; or

(B)

Be planted with low ground cover.

This additional planting area is considered part of the parking space and may not be counted toward satisfying any landscaping requirement(s).

g.

Lighting.

i.

Parking area lighting is not required. However, if parking areas are lighted, such lighting facilities shall be located to prevent lights from shining directly onto adjoining properties or streets.

ii.

Parking area lighting shall be of an energy-efficient type. However, when such lighting is located within thirty (30) miles of the Mt. Palomar Observatory, low-pressure sodium lamps shall be used. These shall be oriented and shielded to prevent direct illumination above the horizontal plane passing through the luminaire.

h.

Walls. All paved parking areas, other than those required for single-family residential uses, which adjoin property zoned R-1, R-1A, R-2, R-2A, R-3, R-3A, R-4, R-5, R-6, R-A, R-R or R-T, shall have a six-foot high solid masonry wall provided with an anti-graffiti coating installed to preclude a view of the parking area from such adjoining property. However, any walls within ten (10) feet of any street or alley shall be thirty (30) inches high.

(Ord. 348.3928 § 2 (part), 2000: Ord. 348 § 18.12(a))

(Ord. No. 348.3898, § 4, 10-23-2018; Ord. No. 348.4926, § 1, 8-25-2020; Ord. No. 348.4997, § 3, 3-282023)

A.

On each lot used for manufacturing, storage, warehousing, goods display, a department store, a wholesale store, a market, a hotel, a hospital, a laundry, dry cleaning or other uses which involve the receipt or distribution by vehicles of materials or merchandise, there shall be provided and maintained adequate loading space for delivery vehicle stacking, and for loading activities. The loading space and delivery vehicle stacking area shall be located and designed so as to avoid undue interference with the public use of streets and alleys.

B.

Each required loading space shall be paved with six inches of concrete over a suitable base and shall not be less than ten (10) feet wide, thirty-five (35) feet long and fourteen (14) feet high.

C.

The minimum number of loading spaces indicated in the following table shall be provided:

MINIMUM NUMBER OF LOADING SPACES

(Ord. 348.3928 § 2 (part), 2000: Ord. 348 § 18.12(b))

17.188.045 - Electric vehicle parking and charging stations.

A.

Requirements.

1.

Development projects for Multiple Family Dwellings that require two to twenty-four (24) parking spaces shall designate one parking space for electrical vehicles.

2.

All development projects that require twenty-five (25) to forty-nine (49) parking spaces shall designate two parking spaces for electrical vehicles.

3.

All development projects that require fifty (50) or more parking spaces shall designate three spaces for electrical vehicles and designate one additional space for electrical vehicles for each additional fifty (50) parking spaces.

4.

All electric vehicle parking spaces shall be serviced by an electrical vehicle charging station. If capable, a charging station may service more than one electric vehicle parking space.

5.

All electric vehicle parking spaces shall be shown on parking site plans.

B.

Signage and charging station location.

1.

Signage shall be installed designating spaces for electric vehicles only.

2.

Charging stations shall be installed in locations easily accessible to service an electrical vehicle.

3.

Charging stations and associated equipment or materials shall not encroach into the minimum required areas for driveways, parking spaces, garages or vehicle maneuvering.

(Ord. No. 348.4885, § 1, 7-17-2018)

17.188.050 - Parking for persons with disabilities.

A.

Parking spaces shall be provided for access by persons with disabilities in accordance with the number indicated by the following table. These numbers are based on the total number of parking spaces required, given the intended use of the site.

NUMBER OF ACCESSIBLE PARKING SPACES FOR PERSONS WITH DISABILITIES

NOTES: • A higher percentage of accessible parking spaces is required for medical care outpatient facilities as follows:

Ten percent of the total number of parking spaces provided for outpatient facilities.

Twenty percent of total numbers of parking spaces provided for facilities that specialize in treatment or services for persons with mobility impairments.

B.

Accessible parking spaces shall be located so as to provide for safety and optimum proximity to curb ramps or other pedestrian ways thereby, providing the most direct access to the primary entrance of the building served by the parking lot.

C.

For a single accessible space, the space shall be fourteen (14) feet wide and outlined to provide a nine foot wide parking space and a five-foot wide loading/unloading area.

D.

For multiple accessible spaces, two spaces shall be provided within a twenty-three (23) foot wide area outlined to provide a five-foot wide loading/unloading area between the nine-foot wide parking spaces.

E.

Each loading/unloading area for a van accessible space shall be eight feet wide with a minimum length of eighteen (18) feet.

F.

A minimum of one in every eight accessible parking spaces shall be served by an access aisle with a minimum width of eight feet.

1.

The parking space shall be designated van accessible.

2.

All such van accessible parking spaces may be grouped on one level of a parking structure.

G.

In each parking space, a wheel stop or curb shall be provided and located to prevent encroachment of cars over the walkways.

H.

The parking spaces shall be located so that persons with disabilities are not compelled to wheel or walk behind parked cars other than their own.

I.

Pedestrian ways which are accessible for persons with disabilities shall be provided from each such parking space to the related facilities and shall include curb cuts or ramps as needed.

1.

Ramps shall not encroach into any parking space. However, ramps located at the front of accessible parking spaces may encroach into the length of such spaces when the encroachment does not limit the ability of persons with disabilities to leave or enter their vehicles, and when it is determined that compliance with any regulation of this subsection would create an unreasonable hardship.

2.

Parking spaces may be provided which would require persons with disabilities to wheel or walk behind parking spaces that are not designed for accessibility when it is determined that compliance with the accessible parking regulations would create an unreasonable hardship.

J.

Surface slopes for accessible parking spaces shall be the minimum possible, and shall not exceed onefourth inch per foot (2.083 percent gradient) in any direction.

K.

Each accessible parking space shall be identified by a permanently affixed reflectorized sign displaying the international symbol of accessibility.

1.

The sign shall be posted immediately adjacent to and visible from each accessible parking space;

2.

The sign shall not be smaller than seventy (70) square inches in area and shall be centered at the interior end of the parking space at a minimum height of eighty (80) inches from the bottom of the sign to the parking space finished grade; or

3.

The sign may be centered on the wall of the interior end of the accessible parking space at a minimum height of three feet from the parking space finished grade or walkway.

L.

An additional sign shall be posted in a conspicuous place, at each entrance to the off-street parking facilities. The sign shall not be less than seventeen (17) inches by twenty-two (22) inches in size with lettering not less than one inch in height, which clearly and conspicuously states the following:

Unauthorized vehicles parked in designated accessible spaces not displaying distinguishing placards or license plates issued for persons with disabilities may be towed away at owner's expense. Towed vehicles may be reclaimed at _____ or by telephoning _______.

M.

The surface of each accessible parking space shall have a surface identification duplicating the symbol of accessibility in blue paint of at least three square feet in size.

N.

For additional accessible parking and site development standards, reference the California Code of Regulations, Title 24.

(Ord. 348.3928 § 2 (part), 2000: Ord. 348 § 18.12(c))

17.188.060 - Bicycle parking facilities.

A.

Bicycle Parking Facility Classifications. Bicycle parking facilities shall be classified as follows:

1.

Class I: an enclosed box with a locking door, typically called a bicycle locker, where a single bicyclist has access to a bicycle storage compartment.

2.

Class II: a stationary bicycle rack designed to secure the frame and both wheels of the bicycle, where the bicyclist supplies only a padlock.

3.

Class III: a stationary bicycle rack, typically a cement slab or vertical metal bar, where the bicyclist supplies a padlock and chain or cable to secure the bicycle to the stationary object.

B.

Bicycle Parking Requirements.

1.

Minimum bicycle parking facilities.

a.

Industrial developments shall provide one bicycle space for every twenty-five (25) parking spaces required, with a minimum of two bicycle spaces provided for the development. The bicycle spaces may include either Class I or Class II bicycle parking facilities.

b.

Restaurant and cocktail lounge developments shall provide one bicycle space for every fifty (50) parking spaces required, with a minimum of two bicycle spaces provided for the development. The bicycle spaces may include either Class I or Class II bicycle parking facilities.

c.

Commercial, office, service and other similar development shall provide one employee bicycle space for every twenty-five (25) parking spaces required, and one patron or visitor bicycle space for every thirty-three (33) parking spaces required, with a minimum of four bicycle spaces provided for the development. The bicycle spaces may include either Class I or Class II bicycle parking facilities.

d.

Mixed use development including a combination of residential, retail or office uses shall provide the following:

i.

One bicycle space for each residential dwelling unit. The bicycle spaces may include Class I, Class II or Class III bicycle parking facilities, with Class I bicycle parking facilities being provided for at least two-thirds of the total number of residential dwelling units.

ii.

One bicycle space for every twenty-five (25) parking spaces required for the development's non-residential uses, with a minimum of four bicycle spaces provided. The non-residential bicycle spaces may include either Class I or Class II bicycle parking facilities.

e.

Multiple family dwelling developments shall provide one bicycle space for each residential dwelling unit. The bicycle spaces may include Class I, Class II or Class III bicycle parking facilities with Class I bicycle parking facilities being provided for at least two-thirds of the total number of residential dwelling units.

f.

Where the application of the above results in the requirement for a fraction of a bicycle parking space, the space need not be provided unless the fraction exceeds fifty (50) percent.

2.

Design Standards. Bicycle parking facilities shall be installed in a manner which allows adequate spacing for access to the bicycle and the locking device when the facilities are occupied. General space allowances shall include a two-foot width and a six-foot length per bicycle and a five foot wide maneuvering space behind the bicycle. The facilities shall be located on a hard, dust-free surface, preferably asphalt or concrete.

3.

Exemptions. Requests for exemptions from bicycle parking requirements shall be made in writing to the planning director.

a.

Exemptions from bicycle parking requirements shall be submitted and processed concurrently with the project application.

b.

Exemptions may be granted depending upon the location of the site with respect to an urbanized area, the nature and hours of operation of the proposed use, and the accessibility of the site by bicycle at present and in the future.

(Ord. 348.3928 § 2 (part), 2000: Ord. 348 § 18.12(d))

(Ord. No. 348.4885, § 3, 7-17-2018)

A.

Application Requirements. A landscaping plan, landscaping grading plan, irrigation plan and shading plan shall be required for all plot plans, conditional use permits, public use permits, surface mining permits, subdivisions, and any other permit when the planning director deems it necessary.

1.

The landscaping plan, landscaping grading plan, irrigation plan and shading plan shall be submitted under one application consistent with the provisions of Chapter 17.216.

2.

The landscaping plan, landscaping grading plan, irrigation plan and shading plan may be submitted on four separate exhibits or may be combined on one to three exhibits, provided that the information required to be displayed for each plan is legible and clearly discernible.

3.

No less than the number of copies as determined by the planning director of the landscaping plan, landscaping grading plan, irrigation plan and shading plan shall be submitted for approval by the planning director.

4.

All landscaping shall comply with Chapter 17.276 in regard to water-efficient landscaping.

5.

All plans shall show the following information:

a.

The first sheet of a multiple sheet set shall contain a title block with the name and address of the project, sheet number, and numbers of sheets and a revision block to indicate date and type of revisions.

b.

Each sheet shall show the required technical data, including scale of drawing, north arrow, date drawn, and dates of revisions (if applicable), all property lines and project limits, if other than property limits, all easements, fences, walls, curbs, roads, walks, structures, mounds, swales, manholes, banks, and all plant and landscaping materials, grading, irrigation and other exterior elements proposed. A legend shall also be included for each symbol used.

B.

Landscaping Plan Requirements.

The location of all existing landscaping materials, and where proposed landscaping material is to be placed shall be shown. Existing trees shall be preserved whenever it is practical to do so, and shall be shown on the landscaping plan. Any existing trees to be removed pursuant to county Ordinance No. 559 shall also be shown on the landscaping plan.

2.

The quantities, sizes and locations of all trees, shrubs and ground cover, hydroseed and wildflower mixtures, etc., shall be indicated. Trees shall be a minimum fifteen (15) gallon size. Shrubs shall be a minimum five-gallon size; however, the use of smaller plants may be approved for areas where color or growth habits make it suitable.

3.

All trees and shrubs shall be drawn to reflect the average specimen size at fifteen (15) years of age. Trees shall be drawn to size as indicated on the shade tree list as provided in the Riverside County Guide to Trees, Shrubs and Ground Covers.

4.

All plants shall be listed by correct botanical name and common name.

5.

The soil surface of all planters shall be shown planted or covered with suitable material.

6.

Lawns shall be indicated by common name of species and method of installation (seeding, hydromulching or sodding).

7.

Proposed treatment of all ground surfaces, including paving, turf and gravel.

8.

Planting details and methods of application shall be shown.

9.

Complete construction detail referencing (fencing, walls, etc.) shall be indicated.

C.

Landscaping Grading Plan Requirements. The grading plan shall show the drainage of all planting areas and the heights of mounds. Mounds shall not exceed 3:1 slope, and no mound over thirty (30) inches high shall be placed within ten (10) feet of any street and/or alley intersections.

D.

Irrigation Plan Requirements. An irrigation plan shall show the following:

1.

Locations of all irrigation components, such as sprinkler heads, valves, pipes, backflow prevention devices and water taps, and if applicable, automatic controllers, quick couplers, hose bibs and washer boxes.

2.

Proposed radius or diameter of throw (sprinkler coverage) at a stated pressure (P.S.I.) for each sprinkler head.

3.

Worst case irrigation system pressure loss calculations.

4.

Static water pressure PSI (pounds per square inch), available GPM (gallons per minute), water pressure zone, agency reading locations and source of information for each one.

5.

County-required water budget calculations based on the Riverside County Guide to Trees, Shrubs and Ground Covers.

E.

Shading Plan Requirements.

1.

Parking area landscaping shall include shade trees from the Riverside County Guide to Trees, Shrubs and Ground Covers, unless otherwise approved by the planning director, so as to provide for adequate shade canopies within fifteen (15) years of age as follows:

PERCENTAGE OF TOTAL PARKING AREA REQUIRED TO BE SHADED

NOTE: • The percentage of parking area required to be shaded shall be based on the number of uncovered parking spaces; driveways and aisles are excluded. Multilevel parking structures are exempt from shading requirements.

Trees shall be a minimum fifteen (15) gallon size at planting.

3.

Trees shall be planted and maintained throughout the parking area to ensure that within fifteen (15) years, the percentage of the parking area that is shaded is no less than the minimum amount required by the table entitled Percentage of Total Parking Area Required to be Shaded. The parking area shading plan shall be developed in compliance with a landscaping plan. Each planting area shall be of adequate size for the landscaping approved and shall have adequate irrigation for that landscaping.

F.

Landscaping Design Standards. Landscaping shall be incorporated into the design of all off-street parking areas, including covered and decked, as follows:

1.

General Landscaping Provisions.

a.

These provisions apply to:

i.

Landscaping throughout and immediately surrounding parking areas; and

ii.

Additional landscaping as required by a zone classification.

b.

Landscaped areas shall be distributed throughout the entire off-street parking area as evenly as is appropriate in the design of the parking facility.

c.

Nothing in this subsection shall preclude the installation of additional landscaping and the planting of additional trees so long as such planting is consistent with visibility regulations.

d.

Any open areas in the interior shall be landscaped with appropriate plant materials and maintained in good condition as provided in this title.

e.

All landscaped areas shall be designed so that plant materials are protected from vehicle damage, encroachment or overhang.

f.

All trees shall be double-staked and secured with a rubber or plastic strip, or other commercial tie material. Wire ties shall not be used.

g.

No trees shall be planted within ten (10) feet of driveways, alleys and/or street intersections.

h.

All landscaping shall be within planters bounded by a curb at least six inches high.

i.

A six-inch high curb with a twelve (12) inch wide concrete walkway shall be constructed along planters on end stalls adjacent to vehicle parking spaces.

j.

In urban areas, all parking areas shall be screened from view along the entire perimeter of the parking lot by the construction of either a three-foot high and three-foot wide earthen berm, or a three-foot wide planter with shrubbery that can be maintained at a height of three feet. When the parking area is adjacent to a public road right-of-way, the berm or planter shall be five feet in width.

k.

In addition to the perimeter landscaping required by this title, parking areas of five spaces or more shall be required to provide additional landscaped areas within the parking area. A minimum percentage of the total parking area shall be landscaped as follows:

MINIMUM PERCENTAGE OF TOTAL INTERIOR PARKING AREA TO BE LANDSCAPED

l.

At the discretion of the appropriate authority, a barrier free, four-foot wide paved walkway may be provided through the required planter at street and driveway intersections to provide unencumbered access for persons with disabilities from the sidewalk to the parking lot.

i.

Such a walkway shall be located so as to facilitate the most direct movement of persons using sidewalk curb ramps, if provided.

ii.

Bus shelters may be located within this planter if approved by the planning director. Such shelters shall not be placed so as to reduce the number of trees which are otherwise required by this article.

2.

General Planter Provisions. Planters containing organic landscaping shall be provided adjacent to and within parking areas. The dimensions of a planter refer only to that which is plantable area.

a.

No planter shall be smaller than twenty-five (25) square feet.

b.

Each planter shall include an irrigation system.

c.

The planter shall include shrubs, hedges, and other natural growth or other features such as berms, designed to form a partial visual screen at least three feet in height, except within ten (10) feet of street and driveway intersections where landscaping shall not be permitted to grow higher than three feet.

d.

A planter at least five feet wide shall be provided adjacent to all public road right-of-ways. Any area within the road right-of-way between the edge of the walkway and outer edge of the right-of-way shall also be developed as a landscaped area in conjunction with the required planter, unless this requirement is waived by the planning director.

A planter at least five feet wide shall be provided adjacent to properties used for residential purposes and/or zoned R-1, R-2, R-2A, R-3, R-3A, R-4, R-6, R-A, R-R or R-T. Within this planter, one screen tree from the Riverside County Guide to Trees, Shrubs and Ground Covers shall be planted at an average distance apart of at least every twenty-five (25) feet on center in combination with other plants to provide a dense visual screen.

A planter at least eight feet wide shall be located at least forty-five (45) feet apart for every one hundred fifty (150) feet of frontage along a public road right-of-way. Within this planter, trees from the Riverside County Guide to Trees, Shrubs and Ground Covers shall be planted no farther apart than twenty-five (25) feet on center, and at least five feet, but not farther than ten (10) feet, from the back of the walkway.

e.

All planters located adjacent to end parking spaces shall have a six-inch high and twelve (12) inch wide concrete walkway.

General Plant Materials Provisions.

a.

Existing mature trees on the site shall be preserved whenever it is practical to do so.

b.

All plant materials shall be maintained free from physical damage or injury arising from lack of water, chemical damage, insects and diseases. Plant materials showing such damage shall be replaced by the same or similar species.

c.

Planting areas shall be kept free from weeds, debris and undesirable materials which may be detrimental to public safety, drainage or site appearance.

d.

Drought tolerant species and native species are to be used to the maximum extend possible over nondrought tolerant and nonnative species.

i.

The quantity and extent of drought tolerant species shall be dependent on the climatic zone of the project.

ii.

Landscaping may include natural features such as rock and stone, nondrought tolerant plants and structural features such as fountains, reflecting pools, art work, screens, wall and fences.

e.

Plant materials shall be grouped together in regards to water and soil requirements. In order to conserve water, alternative types of low volume irrigation concepts may be used, including, but not limited to, drip/trickle, rotary spray, mini-spray, bubbler, and perforated soaker tubing.

4.

General Irrigation Provisions.

a.

An automatic irrigation system for all planted areas shall be required.

i.

The layout of the system should consider meter water pressure, pipe size and length, and type of heads (sprinkler, bubbler or rainbird).

ii.

Hose bibs shall be located in each tree well site as may be considered adequate for irrigation of the trees.

b.

Sprinkler spacing shall not exceed the manufacturer's recommended spacing or, if no spacing is recommended, spacing shall not exceed sixty percent of the diameter of throw (sprinkler coverage).

c.

No sprinklers on risers shall be installed next to walks, streets and/or pavement. Sprinklers in hazardous locations shall be flush mounted on high pop models only.

d.

Backflow prevention devices for sprinklers shall comply with the latest edition of the Uniform Plumbing Code as adopted by the county.

G.

Requests for Modifications From Landscaping Standards. The planning director may, without notice or hearing, permit modifications to the landscaping requirements where topographic or other physical conditions make it impractical to require strict compliance with these requirements.

H.

Enforcement of Landscaping Design Standards.

1.

Prior to the issuance of a final building occupancy certificate, all required landscape planting and irrigation shall have been installed and be in a condition acceptable to the planning director.

a.

The plants shall be healthy and free of weeds, disease or pests.

b.

The irrigation system shall be properly constructed and in good working order.

2.

Prior to the issuance of a building permit, performance securities in an amount to be determined by the building and safety director shall be filed with said director, so as to guarantee:

a.

the installation of plantings, walls and fences in accordance with the approved landscaping plan when the total uncovered parking area on the property, including adjoining parcels over which the property has a

shared parking agreement, and/or any other parking agreement exceeds three thousand six hundred (3,600) square feet; and

b.

The adequate maintenance of the planting for one year.

3.

The building and safety director shall be authorized to execute, on behalf of the county, the required agreements and bonds and those forms and terms approved by the board of supervisors. Acceptable forms of security shall be limited to the following:

a.

A bond from a duly authorized corporate surety;

b.

A deposit of cash with the county;

c.

An irrevocable instrument of credit from a regulated financial institution; or

d.

An irrevocable letter of credit issued by a regulated financial institution; provided, that a cash bond is required to guarantee the installation of plantings, walls and fences when the estimated cost is equal to or less than the cost determined by the county building and safety department. The remaining performance surety shall be released one year after installation is approved; provided, that the planting has been adequately maintained.

(Ord. 348.3928 § 2 (part), 2000: Ord. 348 § 18.12(e))

Additional requirements for off-street parking associated with additional residential accommodations are provided in chapter 17.294 of this title.

(Ord. No. 348.4926, § 2, 8-25-2020)