Chapter 21.68 — PARKING AND LOADING

This chapter establishes regulations to:

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

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

• (3) Ensure access to projects by emergency response vehicles; and

(4) Ensure that parking areas are designed and operate compatible with surrounding land uses. (Ord. 736, § 5 (part), 2025; Ord. 710, § 9 (part), 2019)

(a) Except as otherwise provided, these off-street parking provisions shall apply to new development and the establishment of a new use. Specifically, for all buildings or structures erected and all uses of land established after the effective date of this chapter, parking facilities shall be provided as required by this section.

(b) These off-street parking provisions shall apply to the expanded area (only) of non-residential uses/structures. (c) Residential properties that do not comply with these off-street parking provisions shall be required to comply with these provisions when proposing an expansion/addition of habitable area that increases the original square footage of the subject residence by more than 300 square feet.

(d) Nothing in this chapter shall be deemed to limit the power of the planning commission, or of the city council on appeal, to require parking of different numbers, types, and layout as part of the conditions required to be met for approval of a development or use. (Ord. 736, § 5 (part), 2025; Ord. 710, § 9 (part), 2019)

(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. Wherever four or more spaces are required for new development, a site plan of the premises shall be required. The site plan shall be submitted to the community development department and shall include sufficient detail to determine compliance with the provisions of this chapter.

(b) Modification of Existing Lots. Modification or improvement to an existing parking lot which impacts the parking space layout, configuration, or number of stalls shall require approval of a Zoning Clearance Application pursuant to Chapter 21.96 to authorize the modification.

(c) Resurfacing and Restriping. Resurfacing, slurry coating, and/or restriping of a parking area shall require approval of a Zoning Clearance Application pursuant to Chapter 21.96 to authorize the work. (Ord. 736, § 5 (part), 2025; Ord. 710, § 9 (part), 2019)

The following parking lot improvements shall be considered minor in nature in that the number or configuration of parking stalls is not altered. Such improvements shall be exempt from permit requirements.

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

(2) Repair or replacement of damaged planters and curbs in the same location. (Ord. 736, § 5 (part), 2025; Ord. 710, § 9 (part), 2019)

(a) Off-street Parking Requirements. Table 21.68.050 sets forth off-street parking requirements for number of spaces. Except as otherwise specifically stated, the following rules apply to Table 21.68.050:

(1) "Square feet" 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. A certified list of all employees on each shift shall be provided to the community development department within ten days of written request.

(3) For the purpose of calculating parking requirements, dens, studies, or other similar rooms that may be used as bedrooms 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, bleachers or other, each twenty-four linear inches of the bench, bleacher or other shall be considered a seat.

(b) Minimum/Maximum Parking Requirements. Unless off-street parking reductions are permitted pursuant to provisions herein, the number of off-street parking spaces required by Table 21.68.050 shall be considered the minimum necessary for each use. In conjunction with discretionary development permits, the designated approving authority may increase or decrease these parking requirements if it is determined that these requirements are inadequate or unnecessary for a specific project.

(c) Uses Not Listed. The number of parking spaces required for uses not specifically listed in Table 21.68.050 shall be determined by the community development director based on common functional, product, or compatibility characteristics and activities. Such determination is considered a formal interpretation of this title and shall be decided and recorded as such.

(d) Calculation/Rounding of Quantities. When the calculation of the required number of off-street parking spaces results in a fraction of a space, the total number of spaces shall be rounded up to the nearest whole number.

(e) Mixed-use/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. For multiple tenant development/integrated centers, with no residential component, required parking shall not be reserved for a specific business or person, unless the reserved spaces are in excess of the number required by these off-street parking provisions.

(f) The use of valet parking services shall not be grounds for reducing the number of parking spaces required by these off-street parking provisions. When valet parking is offered, the service shall be at no charge, shall not obstruct drive aisles/vehicle circulation with parked vehicles, and valeted vehicles shall be parked on the subject site only, unless a shared parking agreement is granted by the city.

of valet parking services shall not be grounds for reducing the number of parking spaces required by these off-street parking provisions. When valet parking is offered, the service shall be at no charge, shall not obstruct drive aisles/vehicle circulation with parked vehicles, and valeted vehicles shall be parked on the subject site only, unless a shared parking agreement is granted by the city.

(g) Designated parking spaces for low-emitting, fuel-efficient and carpool/van pool vehicles shall be provided and marked as required by the California Green Building Standards Code.

(h) Parking spaces for Electric Vehicles (EV) and/or EV charging equipment shall be provided as required by the California Green Building Standards Code. Table 21.68.050

Off-Street Parking Requirements

Use Number of Spaces Required

Notes:

1. An alternative parking requirement ratio may be established by the community development director in conjunction with required land use or development permits, based on the impacts of the particular proposal, information provided by a project applicant, and research that shows an alternative requirement will not pose adverse impacts on surrounding uses.

2. Required parking spaces may be in tandem, and the driveway may be used for the required drop-off and pickup space.

3. For expansion of existing single-family residences, excluding ADUs, no additional parking shall be required beyond the existing permitted parking.

4. Excludes automotive and large equipment.

5. For purposes of parking requirements, this category includes machine shops, tin shops, welding shops,

• manufacturing, processing, packaging, treatment, fabrication, woodworking shops, cabinet shops, and carpenter shops and uses with similar circulation and parking characteristics.

6. Includes barber shops, beauty salons/spas, massage, tanning, tailors, dry cleaning, self-service laundry, travel agencies, electrolysis, acupuncture/ acupressure, and tattoo parlors.

7. If a restaurant use is located within a mixed-use or retail shopping center, the parking for the restaurant may be provided at a retail parking ratio, provided there are mutual parking agreements in place and the total

• cumulative gross floor area of the eating establishments does not exceed 20 percent of the gross floor area of the center.

8. For the purposes of parking requirements, this category includes antique shops, gun shops, pawn shops, pet stores, and second-hand stores.

9. For the establishment of uses within existing structures, the provided number of parking spaces may be based on the total number of employees as follows: 1 space/employee on the largest working shift, plus 1 space/company operated vehicle, plus 10% of required employee parking for clients/visitor parking. (Ord. 736, § 5 (part), 2025; Ord. 717 § 6, 2021; Ord. 710, § 9 (part), 2019).

(a) Parking Space Dimensions. Table 21.86.060(A) sets forth minimum size requirements for individual parking spaces. Handicapped parking spaces shall be provided in compliance with current State and Federal ADA design guidelines/requirements.

Table 21.68.060(A)

Off-Street Vehicle Parking Space Dimensions

(b) Driveway and Drive Aisle Dimensions.

(1) Except as may be permitted for an ADU no more than fifty percent of the required frontage of any parcel may be occupied by driveways.

• (2) The maximum width of any one non-residential driveway shall be fifty feet.

• (3) The minimum separation distance of any two driveways on the same property shall be one hundred feet.

• (4) Driveways providing access to parking spaces shall have a minimum width of twenty feet, unless movement

of vehicles is restricted to one way or the driveway is accessed by fewer than four parking spaces, in which case the minimum width shall be ten feet.

(5) Driveways serving detached single-family residences shall have a minimum width of ten feet and a maximum width of twenty-two feet. The director may approve a thirty-two foot wide driveway when the driveway leads to a three-vehicle, fully enclosed garage with side-by-side parking. The minimum length/depth of a driveway, as measured from the property line to a garage/carport, shall be twenty feet and the minimum vertical clearance shall be eight feet.

(6) Drive aisles serving four or more parking spaces shall have the minimum dimension listed in Table 21.68.060(B). Also see Figure 21.68.060(B).

Table 21.68.060(B)

Drive Aisle Dimensions

(Ord. 736, § 5 (part), 2025; Ord. 710, § 9 (part), 2019)

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

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

(c) Except as may be permitted for an ADU, required enclosed off-street parking spaces shall not be located within any required front, side or street-side side yard setback of any residential parcel.

(1) All driveway and parking areas shall be on a permanently paved surface.

(2) Parking within the rear or street-side side yard of a corner residential parcel shall be located between a minimum six-foot-high solid fence or block wall.

(3) Parking may not occur within any required clear site distance triangle area. (Ord. 736, § 5 (part), 2025; Ord. 710, § 9 (part), 2019)

21.68.080 Parking and parking lot/structure design considerations .

The following shall be considered in the design of all parking and parking lots/structures:

(1) Overhang of vehicles is permitted, provided no vehicle shall overhang a sidewalk or designated accessibility route. A vehicle is permitted to overhang into a landscaped area by two feet, provided the required landscape area is extended by two feet.

(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.

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

(5) Where a ninety-degree stall is the last stall on the end of a dead-end aisle, the aisle shall be extended five feet beyond the end of the stall.

(6) Where a sink, appliance (e.g. washer, dryer, water heater, water softener, HVAC) and/or steps is located within a garage (residential), the effected minimum width or length shall be increased to ensure the sink, appliance (including any required post to protect the appliance), or steps are not within required dimension of the parking.

(7) Tandem parking shall not be permitted, except for single-family residences located in Single-family Zoning Districts and single-family residences with an ADU. The minimum interior width of a garage for tandem parking shall be nine feet and the interior length shall be twenty feet per vehicle.

(8) Access to a garage or carport serving a residential use shall be free and clear of obstructions within a 25 foot radius of the entrance to the garage or carport as shown in Figure 21.68.080.

(9) The minimum garage door opening for a two car wide garage shall be eight feet tall by sixteen feet wide and the minimum garage door opening for a one car garage shall be eight feet tall by eight feet wide.

Figure 21.68.080

(Ord. 736, § 5 (part), 2025; Ord. 710, § 9 (part), 2019)

21.68.090 General use provisions for off-street parking spaces .

(a) Parking facilities shall be used for vehicle parking only. No storage, repair work, dismantling, servicing or similar use of any kind shall be permitted. Temporary sales, events and displays may be permitted with the necessary permits for such use.

(b) Living or sleeping in any vehicle, trailer, or vessel is prohibited when parked or stored on private property. (c) Any vehicle, trailer, or vessel which is inoperable and/or without current registration shall be stored entirely within an enclosed structure and shall not be parked or stored in any yard on any residential or non-residential property.

(d) The storage of recreational vehicles, watercraft, trailers or similar is prohibited within the front yard area (see Figure 21.68.090) and street-side side yard area of any residential property. However, these vehicles may be stored on an approved driveway and on surplus parking spaces that complies with section 21.68.090.

(e) Parking in all zoning districts shall be without monetary charge when the parking is required by these off-street parking provisions.

Figure 21.68.090

(Ord. 736, § 5 (part), 2025; Ord. 710, § 9 (part), 2019)

(a) Purpose. This section establishes criteria for shared parking agreements by commercial, office, industrial, and other nonresidential uses.

(b) Authority. The community development director shall be the designated approving authority for the review and approval of shared parking agreements.

(c) Circumstances for allowing shared parking agreements. Where it can be demonstrated that two or more land uses can effectively share common parking facilities due to the nature of the uses (for example, an office building with largely weekday use and religious facility with predominantly weekend use), then an application may be filed for consideration by the community development director for a shared parking agreement. 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.

(d) Findings for granting shared agreements. To grant a request for shared parking, the director 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 various portions of the business.

• (2) The adjacent or nearby properties will not be adversely affected by the proposed reduction in parking.

(e) Conditions. The following conditions shall be required for all shared parking agreement:

(1) A legal agreement shall be signed by all parties sharing parking facilities, and shall constitute a mutual covenant running with the land. Such agreement shall be approved by the city attorney and community development director, shall be recorded with the Los Angeles County Recorder, and shall continue to be valid upon change of ownership. Such agreement may only be terminated with the prior, written consent of the community development director.

(2) The uses sharing the parking facilities must be located on contiguous lots.

(Ord. 736, § 5 (part), 2025; Ord. 710, § 9 (part), 2019)

(a) General Provisions. Subject to the approval of a Zoning Clearance Application pursuant to Chapter 21.96 , parking lots containing twenty or more parking spaces may substitute standard spaces with compact spaces for up to thirty percent of the total parking spaces required.

• (b) Designation. Each compact space shall be clearly labeled "COMPACT".

(c) Location. Compact spaces shall be dispersed evenly throughout the parking lot. For developments characterized by distinct, segmented parking areas, the maximum permitted percentage of compact spaces shall apply to each area or segment of the parking lot. Compact spaces shall not be located adjacent to retaining walls or other formidable barriers which prevent adequate vehicle overhang.

(d) Compact spaces cannot be used to fulfill the off-street parking requirements of residential developments/uses as established by these parking provisions. Except, compact spaces may be used for up to thirty percent of the total required guest parking when more than ten guest parking spaces are required. (Ord. 736, § 5 (part), 2025; Ord. 710, § 9 (part), 2019)

(a) Surfacing of Parking Spaces and Lots. Required parking and circulation areas shall be paved with a surface approved by the city. The surfacing required for temporary lots shall be as determined by the designated approving authority.

(b) Maintenance of Required Parking and Loading Areas. All parking facilities, including curbs, directional markings, handicapped symbols, landscaping, pavement, signs, striping, and wheel stops, shall be permanently maintained by the property owner/tenant in good repair, free of litter and debris, potholes, obstructions, and stored material.

(c) Marking and Signs. With the exception of striping for ADA parking spaces and other required designated parking spaces, parking spaces shall be delineated with white, four inch wide striping. 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. All signing and striping installations shall be in conformance with the city's current standards or as otherwise deemed necessary by the community development director to ensure safe and efficient traffic flow in or about any parking facility.

• (d) Vehicle Access/Driveways/Circulation.

(1) Accessibility and usability. Driveways shall not be used for any purpose that would prevent vehicles from accessing parking spaces, or inhibit circulation or emergency service response.

(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).

(3) Circulation. 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. Speed bumps or similar devices designed to control vehicle speed within parking lots may be required as determined by the designated approving authority.

(4) 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 Article X for a description of the clear vision triangle.

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 Article X for a description of the clear vision triangle.

(e) Pedestrian Access and Circulation. All multi-family and non-residential 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 concrete.

(f) Drainage. 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.

(g) Curbing. Areas containing plant materials shall be bordered by a concrete curb at least six inches high and six inches wide. Alternative barrier design to protect landscaped areas from damage by vehicles may be approved by the community development director.

(Ord. 736, § 5 (part), 2025; Ord. 710, § 9 (part), 2019)

(a) No commercial vehicle weighing six thousand pounds or more gross shall be parked, stored, or kept on any lot in any residential zoning district in the city.

(b) Commercial vehicles weighing less than six thousand pounds gross may be parked on a lot in a residential zoning district, but such parking shall be limited to a designated driveway only.

(c) Nonconforming vehicle parking in any zoning district shall be regulated by Chapter 10.16 of Title 10 of the La Mirada Municipal Code.

(Ord. 736, § 5 (part), 2025; Ord. 710, § 9 (part), 2019)

(a) General. Within parking lots, landscaping shall be used for shade and climate control, to enhance project design, and to screen the visual impact of vehicles and large expanses of pavement as set forth in the following paragraphs.

(b) Parking Lot Shade. Trees shall be planted and maintained in all parking lots at a ratio of one tree for every ten parking spaces. The trees shall be placed throughout the parking lot in a manner that will ensure that all portions of the lot receive tree shade. Trees shall be of varieties that provide a broad canopy.

(c) Parking Lot Screening. Landscaping within the perimeter planter between parking lot and street right-of-way shall be designed and maintained for partial screening of vehicles to a minimum height of thirty 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 community development director to comply with the intent of this requirement.

(d) Percent Coverage. A minimum of ten percent of the parking lot area shall be landscaped. Parking lot landscaping shall not count toward required landscape coverage otherwise required for the zoning district in which a project is located.

(e) Screening of Drive-through Aisles. To screen vehicles in a drive-through and associated headlights from view of abutting street rights-of-way, a minimum, continuous, and immediate three-foot-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 community development director.

(f) Irrigation. All landscaped areas shall be equipped with an underground automated irrigation system. (Ord. 736, § 5 (part), 2025; Ord. 710, § 9 (part), 2019)

(a) Off-street Loading Requirements. Non-residential uses with more than five thousand square feet of floor area shall provide off-street loading in compliance with Table 21.68.150. Table 21.68.150

Off-Street Loading Requirements

(b) Location. All sites shall be designed so that all loading and unloading as well as truck back-up maneuvering occurs entirely on private property and does not utilize any public street right-of-way.

(c) Common Loading Facilities. The off-street loading facilities requirements of this section may be satisfied by the permanent allocation of the prescribed number of loading spaces for each use in a common truck loading facility, provided that the total number of loading spaces shall not be less than the sum of the individual requirements. (Ord. 736, § 5 (part), 2025; Ord. 710, § 9 (part), 2019)

(a) General Provisions. Bicycle parking shall be provided in compliance with the California Green Building Standards Code.

(Ord. 736, § 5 (part), 2025; Ord. 710, § 9 (part), 2019)