McFarland Municipal Code Ch. 17.144 Automobile Parking Regulations

Footnotes:

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Editor's note— Ord. No. 038-2014, § 1, adopted July 24, 2014, repealed the former Chapter 17.144, §§ 17.144.010—17.144.100, and enacted a new Chapter 17.144 as set out herein. The former Chapter 17.144 pertained to similar subject matter and derived from Ord. No. 109, 1969; Ord. No. 149, 1976; Ord. No. 154, 1976 and Ord. No. 191 § 3, 1982.

The purpose of this chapter is to reduce street congestion and promote parking for the safety and convenience of the residents of the city of McFarland by requiring adequate requirements and well-designed parking areas. Parking required by this chapter shall be provided prior to the occupancy of a new building or structure, the enlargement or intensification of a structure, or when use is established, changed or expanded. Projects which involve an increase or intensification of use shall comply with these standards for the expansion or intensification. The standards of this chapter are minimum standards. The regulations and standards of this chapter are intended to achieve the following:

A. To provide accessible, attractive, secure, properly lighted, and well-maintained and screened off-street parking facilities;

B. To reduce traffic congestion and hazards;

C. To protect neighborhoods from the effects of vehicular noise and traffic generated by adjacent nonresidential land use districts;

D. To assure the maneuverability of emergency vehicles;

E. To provide appropriately designated parking facilities in proportion to the needs generated by varying types of land use.

(Ord. No. 038-2014, § 1, 7-24-14)

Uses permitted by this chapter shall provide off-street parking spaces according to Table 17-144(A).

(Ord. No. 038-2014, § 1, 7-24-14)

A. All parking spaces shall comply with city-adopted improvement standards in Title 16 of the municipal code.

B. Up to thirty percent of the spaces in a parking facility with ten or more spaces may be designed and designated for compact cars.

(Ord. No. 038-2014, § 1, 7-24-14)

Handicapped parking spaces shall comply with the requirements of Chapter 2.71 of Title 24 of the California Administrative Code. Handicapped parking requirements herein shall be established by the state of California. Any change in the state's handicapped parking requirements shall preempt the affected requirements of this section.

A. Handicapped parking for residential uses shall be provided at the rate of one space for each dwelling unit that is designed for occupancy by the handicapped.

B. Handicapped parking spaces shall be provided for all uses other than residential at the following rate:

C. Handicapped parking spaces shall be designed in a manner consistent with the city standard drawings approved by the city engineer.

D. Handicapped parking spaces required by this section shall count toward fulfilling off-street parking requirements.

(Ord. No. 038-2014, § 1, 7-24-14)

For every building or facility which requires the receipt or distribution of vehicles or merchandise and which are engaged in the following: manufacturing, storage, warehouse, wholesale or retail store, market, passenger terminal, theatre, hotel, motel, restaurant, hospital, laundry, dry cleaning plant, school or other similar use, adequate space for standing, loading, and unloading shall be provided and maintained on the same lot in addition to the automobile parking required by Table 17.144(A).

Every nonresidential land use shall have permanently maintained off-street loading areas pursuant to the following provisions:

A. The following minimum number of loading spaces shall be provided for each use:

Commercial, industrial, office, institutional, hospital, hotels and schools:

B. Design Standards. Off-street loading spaces shall be provided in the following manner:

1. Access. When the lot upon which the loading space is located abuts an alley, the loading space shall have access from the alley.

2. Dimensions. Required freight and equipment loading spaces shall not be less than fifteen feet in width and twenty feet in length or as determined by the planning director, with fourteen feet of vertical clearance.

3. Lighting. Loading areas shall have lighting capable of providing adequate illumination for security and safety. Lighting standards shall be energy efficient and in scale with the height and use of the structure. Any illumination, including security lighting, shall be directed away from adjoining properties and public right-of-way.

4. Location. Loading spaces shall be located and designed as follows: (i) adjacent to, or as close as possible to the main structure; (ii) situated to ensure that all loading and unloading takes place on-site and in no case within adjacent public rights-of-way, or other traffic areas on site; (iii) situated to ensure that all vehicular maneuvers occur on site.

5. Passenger Loading. Passenger loading spaces shall be provided in addition to any required freight and equipment loading spaces whenever required by a development permit. Passenger loading spaces shall not be less than ten feet wide and twenty feet long, shall be located in close proximity to the structure entrance, and shall not require pedestrians to cross a driveway, parking aisle, alley or street in order to reach the structure entrance. Required spaces shall not count as required parking spaces.

6. Screening. All loading areas abutting residentially designated property shall have architectural screening similar to the primary structure and of a height that is adequate to screen noise and parking areas. In addition, along the outer sound wall of the loading area, adequate area shall be provided to accommodate a permanently maintained and irrigated landscaped area. The required landscaping shall include trees.

7. Security. All loading facilities shall be designed, constructed, and maintained with security as a priority to protect safety of users.

8. Striping. Loading and unloading areas shall be striped indicating the loading spaces and identifying the spaces for loading only. The striping shall be permanently maintained in a clear and visible manner.

(Ord. No. 038-2014, § 1, 7-24-14)

A. Required residential off-street parking facilities shall be located on the premises they are intended to serve.

B. Off-street parking for other than residential uses shall be located on the premises they are intended to serve. Where required parking is provided on a site other than that of the principal use, the property owner shall file on a form provided by the city of McFarland planning department with the Kern County recorder's office a covenant approved by the planning director that provides for the maintenance of the parking facility as long as the associated principal use is maintained.

C. Parking shall not be allowed in the front or street side yard setbacks in any zone with the exception of a single-family dwelling.

(Ord. No. 038-2014, § 1, 7-24-14)

If more than one user required to provide parking spaces in accordance with this chapter occupies the same or adjacent buildings, off-street parking shall be provided in an amount equal to the total number of spaces required for the separate uses; provided, however, that upon written request the planning director may reduce the number of spaces required in such cases by up to fifty percent if it can be determined based on substantial evidence that the combination of uses in the same or adjacent buildings or premises will, at periods of peak weekly hour use, necessitate provision of a lower number of parking spaces than if the uses were developed independently.

Parking facilities may be shared if multiple uses cooperatively establish and operate the facilities and if these uses generate parking demands primarily during hours when the remaining uses are not in operation. The applicant shall have the burden of proof for a reduction in the total number of required off-street parking spaces, and documentation shall be submitted substantiating their reasons for the requested parking reduction. Public rights-of-way and/or on street parking shall not be used or counted to reduce the number of shared on-site parking spaces. Shared parking may be approved only if:

A. A sufficient number of spaces are provided to meet the greater parking demand of the participating uses;

B. Satisfactory evidence, as deemed so by the director, has been submitted by the parties operating the shared parking facility, describing the nature of the uses and the times when the uses operate as to demonstrate the lack of potential conflict between them; and

C. Additional documents, covenants, deed restrictions, or other agreements as may be deemed necessary by the director are executed to assure that the required parking spaces provided are maintained and uses with similar hours and parking requirements as those uses sharing the parking facilities remain for the life of the commercial/industrial development.

(Ord. No. 038-2014, § 1, 7-24-14)

Off-street parking areas required to be provided by this chapter shall be designed and developed in accordance with Table 17.144(A) and the following standards:

A. All off-street parking areas and ingress and egress to parking areas, including areas occupied by automobile sales lots, service stations, drive-in establishments, residential, recreation, entertainment and tourist facilities, commercial, industrial, institutional, and other high intensity uses, parking areas shall be surfaced with a minimum two inches of asphaltic concrete over a four-inch aggregate base, in accordance with public works standards for local roadways, unless a higher index is determined to be necessary by the city engineer.

B. In the cases of uses subject to discretionary approval, the required parking areas shall be surfaced with materials specified in accordance with the conditions of approval.

C. Parking aisles shall comply with the following minimum standards:

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D. All spaces shall be clearly marked.

E. Off-street parking facilities shall be designed so that each space can function independently of any other space. Tandem space shall not be permitted.

F. All parking areas shall provide suitable maneuvering room so that all vehicles may enter an abutting street in a forward direction. Parking spaces which require backing onto a street or road right-of-way are prohibited except in the case of driveways for single-family and duplex residential dwellings.

G. No parking space shall be located so that a vehicle will maneuver within twenty feet of a vehicular entrance measured from the face of the curb.

H. Off-Street Residential Parking Design Criteria. Off-street residential parking areas shall be designed and developed in accordance with the following standards:

1. Single-Family.

a. Each residential unit requires two covered spaces, which must be accessed from a paved surface approved and designed to city of McFarland standards;

b. Each single-family dwelling unit that has street access shall have a drive approach a minimum of twelve feet in width with a minimum vertical clearance of fifteen feet;

c. Accessory dwelling units shall be required to provide one covered space per bedroom.

2. Multifamily.

a. All multifamily developments shall be required to provide parking as required by Table 17.144(A);

b. Multifamily developments with four or fewer units shall have a drive approach a minimum of twelve feet in width with a minimum vertical clearance of fifteen feet. Multifamily developments with five or more units shall have a drive approach a minimum of twenty feet in width with a minimum vertical clearance of fifteen feet;

c. Off-street parking spaces shall be located within one hundred fifty feet from the dwelling unit (front or rear door) for which the parking space is provided;

d. Driveway approaches within multifamily developments of twelve or more units shall be delineated with interlocking pavers, rough textured concrete, or stamped concrete and landscaped medians;

e. Projects with parking drives longer than two hundred fifty feet are not permitted;

f. There shall be no more than ten contiguous single-loaded parking stalls;

g. Each section of contiguous parking stalls shall be separated from each other by either a dwelling unit or a landscaped bulb not less than eighty square feet in area. Architectural elements such as trellises, porches or stairwells may extend into these landscaped bulbs;

h. A parking lot plan shall be submitted in accordance with Section 17.144.110 for review and approval by the community development director.

I. All commercial and industrial developments shall have a drive approach a minimum of twenty feet in width with a minimum vertical clearance of fifteen feet.

J. Only one drive approach is allowed per frontage for single-family dwellings unless approved by the planning department. Any drive approach shall require an encroachment permit issued by the city of McFarland public works department.

K. Where a parking facility containing five or more spaces abuts property zoned for residential, the parking facility shall be separated from the abutting property by a solid masonry wall six feet in height, except that from the property line to the depth of the front yard setback shall be four foot in height.

L. For all parking lots containing six or more spaces, at least five percent of the total parking area shall be landscaped. This landscaping shall be in addition to any other landscaping required pursuant to Chapter 17.146. Trees shall be planted and maintained throughout the parking area at a minimum ratio of one tree per six parking spaces to achieve a fifty percent shade coverage of the parking area within ten years of installation. A landscaped planter of at least eighty square feet shall be provided at least every ten parking spaces. Trees shall have a minimum trunk diameter of two inches at four feet above finished grade. Landscaping materials and trees shall be selected from a list of approved trees as may be established by the planning director.

M. Where a parking facility containing five or more spaces includes diagonal and/or perpendicular parking spaces that abut public street or road, an ornamental fence, wall, vegetation and/or earth berm of not more than four feet in height shall be erected between the parking facility and the street so as to eliminate headlight glare.

N. Lights used to illuminate parking areas shall be directed away from any adjacent properties and/or streets.

O. Where parking areas adjoin a public right-of-way, a ten-foot landscaped planting strip shall be established and continuously maintained between the public right-of-way and parking area. Any planting, sign, or other structure within safety sight-distance of a driveway shall not be higher than thirty inches in height or lower than sixty inches (in the case of tree canopies) similar to defined site triangles.

P. All areas in parking lot not used for driveways, maneuvering areas, parking spaces or walks shall be permanently landscaped with suitable materials and permanently maintained.

Q. A permanent automatic irrigation system shall be installed and permanently maintained in all landscaped areas. The system shall employ state of the art water conservation technology, and recognize differing irrigation needs of various plant materials.

R. The landscaping plan shall be provided consistent with Chapter 17.146 and shall include a variety of plant materials, with an emphasis on drought-tolerant species, for the appropriate climate zone. This plan shall be subject to approval by the planning director.

S. To increase parking lot landscaped area, a maximum of three feet of the parking stall depth may be landscaped in lieu of asphalt while maintaining the required parking dimensions. Shrubs and trees shall be arranged in such a way as to avoid damage from the front of parked cars extending into the planter areas.

T. All parking structures shall be subject to approval by the planning director, and shall have a continuous ten-foot perimeter landscaping with trees every thirty lineal feet; points of ingress/egress shall include a minimum six-foot-wide landscaped island with accent paving in driveway; landscaping shall be permanently irrigated and maintained; and lighting for the aboveground deck shall not exceed four feet in height.

U. Security. All parking facilities shall be designed, constructed and maintained with security as a priority to protect the safety of the users.

(Ord. No. 038-2014, § 1, 7-24-14)

Off-street vehicle storage areas shall be designed and developed in accordance with the following standards:

A. All vehicle storage areas shall be in connection with the operation of a lawfully constructed vehicular-oriented business.

B. All vehicle storage areas shall be surfaced with a minimum of two inches asphaltic concrete over a four-inch aggregate base, in accordance with the public works standards for local roadways. An alternative surface material may be approved for vehicle storage areas in the C-2 (commercial zone), M-1 (limited manufacturing), M-2 (light manufacturing), and M-3 (general manufacturing) zone districts by the community development director.

C. Parking aisles shall be provided and comply with the minimum standards found in Section 17.144.080(C).

D. All vehicle storage areas shall be accessed from a drive approach that is a minimum twenty feet in width with a minimum vertical clearance of fifteen feet. Said drive approach shall be constructed to city standards.

E. Any lighting of the vehicle storage area shall be directed away from adjacent properties and public rights-of-way and shall be approved by the community development director.

F. All vehicle storage areas shall be completely screened from view by a permanent six-foot-high solid opaque fence or wall.

(Ord. No. 038-2014, § 1, 7-24-14)

Bicycle parking shall be required for certain land and structural uses in order to eliminate bicycles from becoming obstacles in designated pedestrian areas. Bicycle parking spaces in the form of bicycle racks shall be provided in the following manner:

A. Bicycle Parking Requirements.

1. Bicycle parking area shall be clearly marked.

2. Bicycle parking areas shall be located away from vehicular maneuvering areas and away from blind curves and driveway entrances.

3. Bicycle parking may not be located in public rights-of-way unless approved by the appropriate review authority. Under no circumstance shall bicycle parking be located in pedestrian or vehicular travel paths.

4. All bicycle parking spaces shall be located on the same parcel as the structure or use, unless approved otherwise by the review authority.

5. Bicycle parking spaces shall be located within one hundred feet from the primary entrance for which the parking space is provided.

6. Bicycle parking shall be provided by approved, industrial quality bicycle parking racks, shall not be obtrusive, and shall be compatible in architectural character (color, materials, etc.) with the primary structures on the parcel.

7. All bicycle parking facilities shall be designed, constructed and maintained with security as a priority to protect safety of users.

8. Bicycle parking areas shall be clearly visible and permanently maintained.

9. Bicycle parking shall be located so that it reduces the potential for traffic interference and hazards.

10. Bicycle parking areas shall have lighting capable of providing adequate illumination for security and safety. Lighting standards shall be energy efficient and in scale with the height and use of the structure. Any illumination, including security lighting, shall be directed away from adjoining properties and public rights-of-way.

11. All required parking facilities shall be permanently maintained, free of litter, debris and graffiti.

B. Shared Bicycle Parking. Bicycle parking facilities may be shared if multiple uses cooperatively establish and operate the facilities and if these uses generate parking demands primarily during hours when the remaining uses are not in operation. (For example, if one use operates during evenings or weekdays only.) The applicant shall have the burden of proof for a reduction in the total number of required bicycle parking spaces, and documentation shall be submitted substantiating their reasons for the requested parking reduction.

1. A sufficient number of spaces are provided to meet the greater parking demand of the participating uses.

2. Satisfactory evidence, as deemed so by the planning director, has been submitted by the parties operating the shared parking facility, describing the nature of the uses and the times when the uses operate as to demonstrate the lack of potential conflict between them.

(Ord. No. 038-2014, § 1, 7-24-14)

No use shall be established or changed, no development shall occur or be expanded, and no building or grading permit or business license for any use or development shall be issued until an application for off-street parking plot plan review has been submitted to and approved by the planning director.

A. Application Contents.

1. Name and address of applicant.

2. Name and address of property owner.

3. Assessor's parcel number(s).

4. Legal description of the property.

5. A plot plan drawn (at the scale specified by the planning director) including the following:

a. Topography and proposed grading specifications;

b. Location of existing buildings and structures which are to remain;

c. Location of proposed buildings and structures;

d. Proposed uses of all buildings and structures;

e. Dimensions of the existing and proposed structures and other information (e.g., seating capacity) which will allow planning director to determine the parking needs in accordance with Table 14.144(A);

f. Layout proposed parking lot, including location of parking spaces, internal circulation pattern, and ingress and egress points;

g. Dimensions of parking stalls and aisles;

h. Location of landscaping and irrigation system, including identification of plant materials to be used;

i. Location of lighting;

j. North arrow.

B. Review and Approval.

1. Where a discretionary or ministerial approval is required for the use or uses for which the parking is being provided, the off-street parking plot plan application shall be reviewed and approved in conjunction with that discretionary or ministerial approval process.

2. Off-street parking plot plan application shall be reviewed and approved in accordance with the standards and procedures set out in Chapter 17.134 of this title.

3. No use shall be established or changed, no development shall occur or be expanded, and no building or grading permit or business license for any use or development shall be issued until an application for off-street parking plot plan review has been submitted to and approved by the appropriate review authority.

4. No structures shall be permitted or constructed unless off-street parking spaces are provided in accordance with the provisions of this chapter.

5. The word "use" shall mean both type and intensity of use, and a change in use shall be subject to all the requirements of this chapter.

6. When a structure is enlarged or increased in parking intensity, additional parking spaces shall be provided in accordance with the provisions of this chapter. Adequate spaces shall be provided for the expanded area, and the intensification of use.

C. Permit Revocation and Modification. Any permit issued pursuant to this chapter may be revoked or modified pursuant to Section 17.148 of this title.

TABLE 17.144(A)

(Ord. No. 038-2014, § 1, 7-24-14)