Chapter 17.32 — OFF-STREET PARKING REQUIREMENTS

• A. Off-street parking must be maintained in conformance to the requirements of this chapter for any building or use so long as the building or use exists.

• B. Off-street parking standards apply at the time of the new construction, alteration, any change in use or the manner in which any use is conducted.

• C. Where two or more uses are located within the same building, the parking requirements are the total of the parking requirements for each use, except as specifically provided for in this chapter.

• D. Tandem parking spaces are only allowed as specifically provided in this chapter.

• E. Charging a fee for the use of a required off-street parking space in conjunction with a permitted or conditional use is prohibited.

• F. Outdoor unenclosed parking spaces may not be used for the repair, servicing, or storage of vehicles or materials.

• G. Parking of commercial vehicles in residential areas is prohibited except as allowed in Section 10.04.300 .

• H. All new parking spaces must meet the minimum dimensional standards and parking aisle width standards of this chapter.

• I. When a parking standard is not indicated in this chapter, the community development director may establish the parking standard based on the type of use, location of use, number of employees, traffic generated and good planning practice. A copy of the director's decision shall be sent to the planning commission and city council and a copy shall be maintained in the building permit file for the business address.

• J. Parking along principal or minor arterial roadway frontages shall be located and accessed from the rear of buildings unless otherwise infeasible.

• (Ord. 515 § 10, 2023)

Off-street parking spaces for new uses and for expansion of existing uses shall be provided in the quantities specified below. In the calculation of required spaces, a fraction of a space greater than 1/2 will be counted as a whole space. Parking requirements for new uses and for expansion of existing uses fronting on High Street between Moorpark Avenue and Spring Road and Walnut Street between High Street and Charles Street are calculated under the provisions of Section 17.32.025 .

in the quantities specified below. In the calculation of required spaces, a fraction of a space greater than 1/2 will be counted as a whole space. Parking requirements for new uses and for expansion of existing uses fronting on High Street between Moorpark Avenue and Spring Road and Walnut Street between High Street and Charles Street are calculated under the provisions of Section 17.32.025 .

Minimum Parking Required Based on Gross Floor Area of Building (Unless Otherwise Stated)

Use engineering services, insurance, investment, medical, optical and related health services, planning services, real estate services, secretarial services, travel agencies, and uses which the community development director determines to be similar 4. Veterinary offices and animal hospitals 1 space per 300 sq. ft.

4. Veterinary offices and animal hospitals

F. Manufacturing, assembly and distribution: Accessible parking must be provided and located in accordance with California Accessibility Code. Bicycle parking at a standard of 1 bike rack for each 10 vehicle spaces must be provided. Motorcycle parking must be provided at a standard of 3 spaces per 100 required vehicle parking spaces. Location of bicycle and motorcycle spaces is subject to the approval of the community development director. All parking is calculated per gross floor area unless otherwise stated

1. Cement, concrete and plaster, and product As specified by conditional use permit fabrication

2. Distribution and transportation facilities As specified by conditional use permit 3. Heavy machinery repair, including trucks, tractors As specified by conditional use permit and buses 4. Manufacturing and assembly, including, but not 1 space per 500 sq. ft. limited to, appliances, cabinets, cleaners, clothing, computers, cosmetics, detergents, electronics, furniture, leather products, machinery, metal fabrication, medical and scientific instruments, paper, perfumes, pharmaceuticals, photographic and optical goods, plastic products, signs and advertising displays, soap, textiles, welding, and other uses which community development director determines to be similar. 5. Warehousing and wholesaling 1 space per 500 sq. ft. 6. Self-storage or mini-storage 10 spaces for self-storage or mini-storage 7. Outdoor storage, including, but not limited to, 1 space per 1,000 sq. ft. of outdoor storage space vehicles, equipment, tools, and supplies

G. Public and semi-public: Accessible parking must be provided and located in accordance with California Accessibility Code. Bicycle parking at a standard of 1 bike rack for each 10 vehicle spaces must be provided. Motorcycle parking must be provided at a standard of 3 spaces per 100 required vehicle parking spaces. Location of bicycle and motorcycle spaces is subject to the approval of the community development director. All parking is calculated per gross floor area unless otherwise stated

ifornia Accessibility Code. Bicycle parking at a standard of 1 bike rack for each 10 vehicle spaces must be provided. Motorcycle parking must be provided at a standard of 3 spaces per 100 required vehicle parking spaces. Location of bicycle and motorcycle spaces is subject to the approval of the community development director. All parking is calculated per gross floor area unless otherwise stated

1. Care facilities not in a single-family home, 1 space per 2 beds plus 1 space for each 500 sq. ft. including adult day care facilities, Alzheimer's day care facilities, congregate living health facilities, child day care centers, community treatment facilities, foster family and adoption agencies, hospices, long-term health care facilities, residential care facilities for the elderly, residential care facilities for persons with chronic life-threatening illness, skilled nursing and intermediate care facilities, social rehabilitation facilities, therapeutic day services facilities, transitional housing placement facilities, emergency shelters, and transitional shelter care facilities as defined in Division 2 of the Health and Safety Code 2. Clubhouses, lodges, banquet halls 1 space per 80 sq. ft.

Minimum Parking Required Based on Gross Use Floor Area of Building (Unless Otherwise Stated) 3. Governmental uses, including, but not limited to, As specified by permit city offices, community rooms, fire stations, human service centers, libraries, police stations, public utility facilities 4. Hospitals, including urgent care 1 space per 3 beds plus 1 space per 225 sq. ft. of office area 5. Places of religious worship, with or without 1 space per 80 sq. ft. of main auditorium (sanctuary schools or place of worship) and classrooms plus 1 space per 300 sq. ft. of offices 6. Public and private education and training As specified by permit facilities, including, but not limited to, colleges and universities, elementary, middle and high schools, professional and vocational schools 7. Recreational facilities (private) with/without food As specified by permit services, including, but not limited to, bicycle and skate parks, golf courses, gymnasiums, fitness, health spas, martial arts and dance studios, racquetball, and yoga 8. Theaters, amphitheaters and similar uses 1 space per 40 sq. ft. without fixed seats 1 space per 3.5 fixed seats H. Accessory and miscellaneous 1. Dwelling, caretaker for self-storage or mini2 spaces in a garage warehouse 2. Outdoor sales (temporary) As specified by permit 3. Retail shops and services as listed in Table 1 space per 300 sq. ft. 17.20.060(A)(21) when the uses are determined by the community development director to be ancillary to the office uses of the zone

4. Temporary uses, including, but not limited to, As specified by permit carnivals, Christmas tree sales, circuses, festivals, movie and television production, sidewalk sales, special events, outdoor sales

• (Ord. 515 § 10, 2023)

• A. Commercial development on High Street is unique within the city and its parking must be addressed in a manner different than parking for other commercial development. The downtown specific plan establishes standards for development, which are unique to the downtown and High Street in particular. Parking in the High Street area (High Street from Moorpark Avenue on the west to Spring Road on the east and Walnut and Bard Streets from High Street to Charles Street) must meet 50% of the required parking pursuant to Section 17.32.020 of this chapter. In consideration of providing fewer parking spaces than required by Section 17.32.020 , a percentage of the parking spaces provided as set forth below must be open and available to the general public at all times (shared parking). In addition, eating and drinking places in the High Street area shall have the same required parking as retail shops and services in the High Street area. In lieu of meeting the required parking as stated above, the applicant may pay a fee based on the estimated value of a fully improved parking space, circulation and landscaping, to reduce the required on-site parking an additional 10% to 40% of the required parking, pursuant to Section 17.32.020 of this chapter. The city council shall establish the fee by resolution to be used to offset a portion of the cost required to construct public parking facilities in the downtown area.

• B. All parking spaces provided above the 50% standard per subsection A of this section, may be designated as reserved parking. Reserved spaces become shared parking spaces after six (6:00) p.m. until two (2:00) a.m., so that those spaces are available for off-peak parking by the general public. Shared parking spaces are required in accordance with the following table.

For example, if Section 17.32.020 requires 100 parking spaces and 40 parking spaces are provided, then 34 parking spaces must be reciprocal, and six parking spaces may be reserved for exclusive use for the on-site uses of the property between two (2:00) a.m. and six (6:00) p.m.

• C. Reserved parking signs are required for all reserved spaces. These signs must include the time restrictions. All signing must be in conformance with Chapter 17.40 , Sign Regulations.

• D. Properties with one or more driveways providing direct access to public streets in the High Street area as described in subsection A of this section must provide reciprocal vehicular access to adjacent properties and the general public to its shared parking spaces.

• E. Notwithstanding the foregoing, any property providing 100% of the parking required pursuant to Section 17.32.020 is exempt from the shared parking and shared access requirements set forth herein.

• (Ord. 515 § 10, 2023)

• A. Every new use and every new building or structure erected or existing use or building altered, unless waived by the community development director, planning commission or city council, must have permanently maintained off-street loading and unloading spaces as shown below. Waivers for loading and unloading may occur when improvements are to a legal nonconforming site or building and not considered to be an expansion of the nonconforming use or when the alteration of the building does not add building square footage to the use.

Spaces Required 3 plus 1 space for each additional 100,000 sq. ft.

Use

d. >80,000 sq. ft.

• B. A fraction of a space greater than 1/2 will be counted as a whole space.

• C. For mixed uses, the total number of required loading spaces is the sum of the requirements for the various uses computed separately. Loading space facilities for one use shall not be considered as providing required loading space facilities for any other use.

• D. Loading requirements for uses not specifically listed in this section will be based upon the requirements for comparable uses listed, and upon the particular characteristics as determined by the community development director.

• E. The minimum dimension requirements for loading spaces are as follows:

• F. Loading facilities must be located on site subject to the following requirements:

  1. Loading areas and docks must be located in rear and side yard areas outside of required setbacks and may not open toward public or private streets.

  2. When adjacent to noise sensitive land uses as defined in Section 17.53.020 that specifically include residential zoned uses, places of religious assembly, care facilities, educational institutions, and parks, loading facilities shall be no closer than 10 feet from property line and incorporate an eight foot high decorative block wall, measured from the highest finished grade adjacent to the wall.

adjacent to noise sensitive land uses as defined in Section 17.53.020 that specifically include residential zoned uses, places of religious assembly, care facilities, educational institutions, and parks, loading facilities shall be no closer than 10 feet from property line and incorporate an eight foot high decorative block wall, measured from the highest finished grade adjacent to the wall.

3. Loading spaces must be located and designed so trucks do not back onto public or private streets or alleys or require the use of a public right-of-way for access to a loading dock; exceptions may be granted by the city in cases where alternative access is unavailable or infeasible.

4. Loading areas do not count as required parking spaces.

5. Loading spaces must be designed to prevent interference with vehicular or pedestrian circulation.

6. Loading areas shall include at least one sign stating that vehicle idling shall be limited to five minutes. Said sign shall be a minimum size of 12 inches wide by 18 inches in height and shall be prominently displayed and visible from the loading spaces/area.

(Ord. 515 § 10, 2023)

The following standards shall apply to all multiple-family residential, commercial and industrial parking lots:

• A. Access.

  1. All aisles and parking spaces must be on site. Minimum parking aisle widths must be in accordance with the following table. For parking lot designs that utilize different angles than shown in the table, the minimum aisle width of the next higher angle applies. Some parking aisles may need to be wider to provide access for emergency equipment.

2. Each parking lot entrance and exit must be constructed and maintained so that a sight distance visibility triangle is maintained in accordance with the exhibit shown below and/or Caltrans design standards if applicable for site visibility. Exits from parking lots must be clearly posted with "STOP" signs in accordance with the requirements of Chapter 17.40 .

==> picture [344 x 248] intentionally omitted <==

3. Paving in parking lots must be asphalt, concrete or other permanent surfacing material sufficient to prevent mud, dust, loose material, and other nuisances.

4. Driveways must utilize an alley type return, consistent with city standards and be designed to meet the following width standards:

   • a. One-lane driveways must be a minimum of 16 feet wide and a maximum of 20 feet wide.

   • b. Two-lane driveways must be a minimum of 25 feet wide and a maximum of 45 feet wide.

• B. Location.

  1. Off-street parking spaces must be located on the same lot as the building or use that they serve, except when said parking is located on an off-site lot within 500 feet or less from the property it serves and when the following findings can be made:

     • a. Fifty percent or less of the required parking is off site;

     • b. A parking covenant is recorded against the site tying the off-site parking with the off-site use until the parking is replaced.

  2. Carpool parking spaces must be located as close as practical to the entrance(s) of the use they are intended to serve.

  3. Bicycle parking spaces must be located as close as is practical to the entrance to the uses which they serve, but not so they obstruct or impede pedestrians.

  4. Motorcycle parking spaces must be located as close as is practical to the entrance to the uses which they serve.

• C. Design. Parking and loading facilities must meet the following standards:

  1. The finished grade of a parking stall space may not exceed 5% slope in any direction.

  2. Parking facilities must be screened from view from public streets by one or more of the following screening methods, subject to the approval of the community development director:

     • a. Low profile walls, not exceeding three and one-half (3 1/2) feet in height, consisting of decorative concrete, stone, brick, or similar types of masonry materials consistent with the architecture of the on-site buildings and combined with on-site landscaping.

• b. Landscaping, consisting of trees, shrubs, and ground cover lower than three and one-half (3 1/2) feet in height with the exception of trees.

  - c. Landscaped earthen berms not exceeding three and one-half (3 1/2) feet in height. 
  

  3. When a parking stall is located adjacent to a planter, a one foot wide Portland cement concrete area adjacent to the planter curb must be provided.

  4. Parking lot lighting must comply with Chapter 17.30 . In no case may parking lot lighting be located in raised landscaped planters at the end of parking aisles.

  5. Except for required handicapped-accessible parking, individual wheel stops are prohibited. In all other cases where a wheel stop may be needed, a six inch high concrete curb surrounding a raised landscaped planter must be used.

  6. Raised planters must be a minimum of six feet in width. A maximum two foot vehicle overhang is allowed. When overhang parking is utilized, the depth of the parking stall may be reduced by two feet. Landscaping in the two foot overhang area does not count toward required landscaping.

  7. Tree wells, a minimum of four feet by four feet, may be provided in the parking area when located between parking stalls.

  8. When a parking lot abuts a residentially zoned property, an eight foot high decorative block wall, measured from the highest finished grade adjacent to the wall, must be provided along with a minimum 10 foot wide landscaped buffer. The business owner shall maintain the wall and the landscaping in a good condition for the life of the use.

  9. All landscaping must comply with the latest adopted city of Moorpark landscape guidelines and standards.

• (Ord. 515 § 10, 2023)

• A. Parking Space Size. All measurements are the minimum requirements.

Note:

• 1 Parking stalls may be reduced to 17 feet in depth when a two foot landscaped planter is provided for vehicle overhang.

• B. Parking lots must be designed so that no vehicle has to back out into a street in order to leave the lot or to maneuver out of a parking space. Circulation of vehicles among parking spaces must be accomplished entirely within the parking lot. Each parking space must be clearly marked with paint striping at least two inches wide.

• C. Tandem parking spaces may be provided in garages for single-family residences over 2,800 square feet for a required third parking space, provided that the spaces meet the same minimum width and depth requirements, and do not exceed a two vehicle depth. Tandem parking spaces may also be provided in garages for residential uses to provide parking in excess of required parking.

• D. Carports, garages, parking areas and driveways must be paved with concrete or other durable material approved by the community development director. Asphalt paving for garages and driveways to singlefamily homes and duplex homes is not allowed.

• (Ord. 515 § 10, 2023)

Parking lot restriping plans identifying the proposed changes to the parking area must be submitted for review by the community development department. The property owner or an authorized representative shall obtain a zoning clearance from the community development director prior to restriping. The issuance of a zoning clearance will be based on verification of compliance with parking standards in effect at the time the original entitlement for site development was granted. However, when habitable space is added to an existing building, the approval of a permit to restripe will be based on verification that the new parking spaces comply with the current parking standards and that any existing nonconforming spaces do not increase the nonconformity. Approval of a zoning clearance for parking lot restriping is required when one or more of the following are proposed for any developed sites within the city:

• A. Resurfacing of an existing parking lot with no changes to the configuration of drive aisles and parking spaces.

• B. Restriping of an existing parking lot with or without changes to the configuration of drive aisles and/or the number of parking spaces.

• C. Modifying, adding and/or altering the existing on-site parking lot landscaping (e.g., landscaped planters).

• (Ord. 515 § 10, 2023)

• A. A minimum of 10% of the parking area must be in landscaping. This landscaping will be counted toward the total required landscaping for the project site. Landscaping in a raised planter, when counted as the overhang area for a vehicle, will not be counted toward the required landscaping of the parking area. Landscaping of parking areas within multiple-family residential, commercial and industrial zones must meet the requirements of the latest adopted city of Moorpark landscape standards and guidelines.

• B. For properties along High Street from Moorpark Avenue to Spring Road and along Walnut Avenue from High Street to Charles Street the percentage of required landscaping will be determined as part of the development permit; however, it cannot exceed 10% of the parking area. Landscaping in the public right-of-way may be counted toward meeting a portion or all of the landscaping for the site if the property owner agrees to maintain such landscaping.

• C. Excessive tree trimming, which limits the height and/or width of the tree canopy and results in a reduction in required shade coverage for parking lot areas, is prohibited.

• D. Landscaping at aisle intersections and site entrances/exits must meet the visibility requirements of Section 17.32.050(A)(2).

• E. All landscaping in and adjacent to parking areas must be in raised planters surrounded by six inch high Portland cement concrete curbs. When a parking stall is located adjacent to a planter, a one foot wide Portland cement concrete area adjacent to the planter curb must be provided.

• F. Underground parking and multifloor parking facilities shall provide enhanced landscaped areas at the entrance and exits of the underground facility, equal to at least 2% of the parking area, unless fully enclosed and screened within a building. Landscaping that cannot be provided adjacent to the entrance and exit to the parking structure shall be incorporated on the project frontages.

• (Ord. 515 § 10, 2023)

Initial installation, modification or additional drive-through facilities may require approval of a conditional use permit, a permit adjustment or modification to an existing conditional use permit. The requirements outlined below apply to applications requesting initial installation, modifications or additional drive-through facilities:

• A. Each drive-through lane must be separated from the vehicular and pedestrian routes.

• B. Each drive-through lane must be striped, marked, signed or otherwise distinctly delineated.

• C. There must be at least an eight car stacking capacity for the drive-through lane. Additional stacking may be required as part of the permit if warranted.

• (Ord. 515 § 10, 2023)

Gates which limit or control access to nonresidential and residential uses require special design consideration so that parking demand and usage, vehicular circulation, utility access, and emergency response are not detrimentally affected. All gates must use the E-Key System or alternative approved by the community development director and city engineer/public works director. An E-Key System means a remote radio-controlled receiver gate operation system of a type and specification approved by the community development director and city engineer/public works director installed upon and activating electrically operated gates to facilitate radio ingress or egress by emergency personnel.

• A. Residential Uses. Gates that control vehicular and pedestrian access to a residential area are only permitted across private streets and must be designed consistent with city standards. Approval of gates is subject to the planned development permit process or by permit adjustment of an approved planned development permit by the community development director. Public parks and other public use facilities must not be located within a gated residential community. Pedestrian access may be required as part of the gate design when, in the opinion of the community development director, it is necessary to serve the community in which the gated area is located. At a minimum, the gates must be designed to:

  1. Operate electronically, opening automatically by use of a controller or remotely through a directory keypad;

  2. Include a battery back-up which allows for at least three hours of operation in the event of a power outage;

  3. Lock in the open position in case of emergency;

  4. Provide an electronically operated device equipped with both an E-Key System, and a key switch device or key vault device to the city, police, fire and utility services that would allow vehicular access through the gated area;

  5. Be electronically operated or key controlled if pedestrian access is provided within the vehicular gate design;

  6. Be architecturally compatible with the residential development and be constructed of durable, longlasting, and low maintenance materials.

• B. Nonresidential Uses. Gates that control vehicular access to a nonresidential site are subject to review and approval as part of a planned development permit process or by permit adjustment of an approved planned development permit by the community development director. The gate height must be consistent with the wall/fencing requirements of the zone in which the property is located and must be located in such a manner as to be aesthetically compatible with the design of the building(s) on the site. Any gates approved for nonresidential uses must be constructed in accordance with city standards.

  1. The gates may be nonelectronic when they are closed to provide site security after regular business hours with no restriction to vehicular traffic during the conduct of business.

2. Electronically controlled gates that are used to control vehicular access during business hours must meet the requirements of subsection A .

• C. The community development director has the discretion to require applications for any gates to be reviewed by the planning commission.

• (Ord. 515 § 10, 2023)

• A. Residential Access. Access to parking spaces for dwellings must be at least 10 feet in width throughout and paved with a minimum of two and one-half (2 1/2) inches of asphalt or concrete, except that a center strip over which the wheels of a vehicle will not normally pass need not be paved, provided that the access complies with the requirements of the Ventura County Fire Protection District. For flag lots, the minimum access width is 20 feet. Driveways serving more than two dwelling units must be at least 18 feet in width.

• B. Operable Motor Vehicles. Motor vehicles parked within any required front, rear or side setback must be fully operative, licensed and registered vehicles. The vehicles may only be parked within the driveway access to the required parking or on a paved area (concrete, or other city approved hardscape materials) adjacent to the driveway. Additional paved area for parking purposes must be connected to a city approved access and driveway, may not exceed 50% of the area covered by the existing driveway and may not, when combined with the existing driveway, be greater than 30 feet in total width.

• (Ord. 515 § 10, 2023)

• A. Second driveways in single-family residential zones that meet the provisions of this section are permitted on corner lots or lots with more than 100 feet of street frontage; however, in no instance may there be more than two driveway approaches per lot. Where the lot frontage is less than 100 feet, but in no case less than 85 feet, the community development director with approval of the city engineer may approve an administrative permit for a second driveway if it is not on a corner lot, if it does not substantially reduce on-street parking and meets all of the standards of subsections B , C and D of this section. The community development director may add conditions of approval to guarantee compliance with this section.

• B. The second driveway must be at least 40 feet from the back of the curb return and at least 40 feet from the first driveway.

• C. The driveway must be set back at least 10 feet from any driveway on an adjacent property.

• D. Construction of a second driveway off of a public street requires the issuance of an encroachment permit. Construction of second driveways must meet city standards.

• (Ord. 515 § 10, 2023)

• A. Recreational vehicle and trailer parking and storage are allowed on residentially-zoned lots when the following standards are met. Storage implies on-site parking without moving the vehicle for more than 72 hours.

  1. A self-propelled recreational vehicle used by the resident for daily or frequent transportation may be parked on the driveway so long as it does not overhang into the public or private right-of-way.

  2. Parking or storage of a recreational vehicle or trailer is only allowed when the vehicle is parked on a paved surface in the side yard, but not in a street side yard.

  3. If the recreational vehicle is parked or stored in the side yard, it must be adjacent to the dwelling or garage and must not extend or protrude beyond the front line of the dwelling or garage, whichever is adjacent to the parking area, and must be parked at least three feet from the side property line and shall be screened by mature landscape that shall not protrude, overhang or impede onto the property line.

  4. Parking or storage of a recreational vehicle in the rear yard, unless the garage is located in the rear yard, is prohibited except as permitted by subsection B .

  5. The recreational vehicle or trailer must be owned by and registered to a resident of the property on which it is parked or stored.

  6. In all cases the recreational vehicle(s) must be screened from view from the street by a six foot high decorative, opaque gate.

  7. Additional limitations for on-street parking are required by Section 10.04.220 .

• B. The community development director may, through the approval of an administrative permit, allow parking or storage of a recreational vehicle when it is owned and registered to the property owner, in the street rear yard. The applicant must provide proof, to the satisfaction of the director, that the recreational vehicle parking/storage met and is compliance with the legal requirements in effect at the time the vehicle was first parked/stored.

• (Ord. 515 § 10, 2023)

• A. An application for relief from the parking provisions of this chapter shall be filed and processed in the same manner as the application for the permit or approval for the project, activity or use as to which administrative relief is sought and may be appealed in accordance with the procedures for appealing the grant or denial of the permit, license or entitlement for the use that is subject to the parking provisions from which administrative relief is sought.

• B. Administrative relief from the parking provisions of this chapter shall be granted by the decision-maker for the proposed use under the following circumstances:

  1. Shared Parking. Parking spaces may be used jointly by uses with different hours of operation or different peak hours of operation. Requests for shared parking shall meet the following

requirements:

• a. The applicant shall submit a parking analysis, demonstrating that the parking demands for the uses for which shared parking is requested will not conflict. The parking analysis shall be prepared in accordance with the parking study guidelines, on file with the community development department.

• b. The parking study shall address the following items:

  • i. Size and type of uses;

  • ii. Composition of tenants, patrons, clients, employees and visitors of uses;

  • iii. Rate of turnover of proposed shared spaces; and

  • iv. Traffic and parking loads for uses, including peak hours.

• c. The number of parking spaces that may be credited against the requirements for the uses or structures involved shall not exceed the number of spaces reasonably anticipated to be available during the different hours of operation of each joint use.

• d. Shared parking spaces shall not be located farther away from any use served than 750 feet.

• e. A written agreement in the form on file with the city clerk shall be executed by all landowners and tenants affected by the agreement. The agreement shall specify that the city is a thirdparty beneficiary to the agreement and shall state that the user agrees to vacate the use within 12 months if a landowner or tenant should amend or terminate the agreement so that the user no longer has sufficient parking to satisfy the parking requirements in effect at the time the agreement was accepted by the city.

2. Off-Site Parking. Except for high turnover retail uses (including, but not limited to, fast food and gyms), parking may be located off site. Requests for off-site parking shall meet the following requirements:

   • a. Off-site parking shall not be located farther away from the use served than 500 feet.

   • b. Use of off-site parking shall not expose pedestrians to hazardous traffic safety conditions.

• c. A written agreement in the form on file with the city clerk shall be executed by all landowners affected by the agreement. The agreement shall specify that the city is a third-party beneficiary to the agreement and shall state that the user agrees to vacate the use within 12 months if a landowner should amend or terminate the agreement so that the user no longer has sufficient parking to satisfy the parking requirements in effect at the time the agreement was accepted by the city.

3. Compact Parking Spaces. An applicant may request administrative relief in the form of providing compact parking spaces in lieu of some of the full-size parking spaces required for a proposed use, or in the form of converting some full-size parking spaces existing on the site of a proposed use to compact parking spaces; provided, however, that no more than 25% of required full-size parking spaces shall be replaced by compact parking spaces. The applicant shall accompany the request for administrative relief with a landscaping plan and a parking plan as required by this chapter and a parking study prepared by a professional traffic engineer registered by the state, demonstrating that a certain amount of compact parking is appropriate for the site and the proposed use. The proposed compact parking spaces, parking bays and parking aisles shall be designed in accordance with standards adopted by the director. The decision-maker may deny all or part of the requested administrative relief on the ground that compact parking spaces create inconvenience to drivers, impair safety or traffic circulation on the site, or do not meet the parking needs anticipated for the proposed use.

4. Decrease in Required Parking Spaces. Required parking may be decreased when the requirement is shown to be excessive. A request for a decrease in required parking spaces shall meet the following requirements:

   • a. The applicant shall submit a parking study prepared by a professional traffic engineer registered by the state, demonstrating that the required parking is excessive and showing the amount of parking that should be required for the use. The parking study shall be prepared in accordance with the parking study guidelines, on file with the development services department.

   • b. The parking study shall address the following items:

     • i. Size and type of use;

     • ii. Composition of tenants, patrons, clients, employees and visitors of use;

     • iii. Rate of turnover of parking spaces;

     • iv. Peak traffic and parking loads for use; and

     • v. Availability of public transportation, including carpools or employer-provided transportation.

5. Waiver of Requirement that Parking Spaces Be in Garages. When the parking provisions of this section require that parking spaces for apartments or multifamily residential projects be provided in garages or carports, some parking spaces may be provided uncovered or in carports, as determined by the decision-maker on the basis of findings that uncovered parking spaces or carports will improve the appearance of the project by reducing the number of garages or carports and creating more open vistas or landscaped or recreational areas within the project; provided, however, that despite such waiver at least one parking space shall be provided in a garage or carport for each residential unit; and further provided that the decision-maker may deny all or part of the requested administrative relief on the ground that the benefits of providing some or all required parking spaces in garages or carports are more important than an improvement in the appearance of the project or an increase in open vistas or landscaped or recreational areas in the project. If administrative relief is granted to allow some parking spaces to be provided in carports, the carports shall be open on all sides, and the design and construction of the carports shall be subject to the approval of the director.

• C. Required Findings for Approval. In order to approve a request for relief from parking requirements, the decision-maker must find that:

  1. The size, location, manner, and number of spaces provided is adequate to serve the existing and proposed use(s);

  2. Granting the request for relief will not result in an undue burden to adjacent properties;

  3. The request for relief is consistent with the provisions of this section; and

  4. Off-site parking shall not impact residential uses that may be adjacent to the proposed shared parking area.

• D. Appeal of Decision Regarding Parking Relief. A decision granting or denying a request for parking relief may be appealed in accordance with the procedures for appealing the permit, license or entitlement for the use that is subject to the parking provisions from which parking relief was requested.

• (Ord. 515 § 10, 2023)

The provisions of this chapter shall be enforceable as permitted by state law. Accordingly, certain deviations permitted by state law to the requirements herein shall be evaluated upon receipt of eligible applications. (Ord. 515 § 10, 2023)

Chapter 17.36. STANDARDS FOR SPECIFIC ZONES AND ZONE TYPES

• A. Development Criteria. Factors such as the following may be considered in establishing permit conditions and in determining appropriate intensity of development, including residential densities, for the site of a proposed project. The following is not to be construed to be an all-encompassing list of criteria:

  1. Air quality impacts;

  2. Biological resources, including flora, fauna and ecological system;

  3. Circulation of people and goods, including impacts on existing parking and circulation systems, traffic safety and emergency access;

  4. Contribution of the development to the stock of affordable housing;

  5. Cultural resources, including archaeological, historical and Native American resources;

  6. Energy—impacts on energy sources;

  7. Erosion and flood hazards;

  8. Fire hazards;

  9. Geology and soils;

  10. Health—impacts on human health;

  11. Infrastructure available to serve the development, and impacts on existing infrastructure (water, sanitation, electricity, natural gas, fire and police protection, recreational facilities, schools and the like);

  12. Land—unique natural land features and natural resources;

  13. Noise—increase in noise levels;

  14. Orderly development principles;

  15. Paleontology;

  16. Population growth inducement;

  17. Relationship of the site to surrounding properties;

  18. Scenic highways;

  19. Seismic hazards;

  20. Soil stability;

  21. Solar access;

  22. Topography;

  23. Vegetation—impacts on unique native, ornamental or agricultural plant populations;

  24. Visual quality;

  25. Water—degradation of quality or reduction in supply; and

  26. Crime prevention issues such as: building security, adequate lighting, defensible space, etc.

• B. Sewage Disposal. Sewage disposal for all requested uses and structures shall be provided by means of a system approved by the Environmental Health Division and the Division of Building and Safety.

• C. Fire Protection. Dwellings shall meet all fire protection requirements of the Ventura County fire protection district, including all requirements for construction within high fire hazard area as set forth in

the city building code. (Ord. 515 § 10, 2023)

• A. General Standards. The following standards shall apply to development in all O-S, A-E and R zones:

  1. Except as otherwise provided in this title, there shall not be more than one principal residential structure on any lot. Not more than two dwellings of any type shall be constructed on any lot in the R-2 zone.

  2. No accessory structure other than an accessory dwelling unit, temporary mobile home/recreational vehicle during construction or a farm worker dwelling may be used for human habitation.

• B. Commercial Vehicles Prohibited in Residential Zones. It is unlawful for any person to park or leave standing a commercial vehicle having a manufacturer's gross vehicle weight rating of 10,000 pounds or more (excluding vehicles dedicated for handicapped use) on any private or any public property in a residential zone, when the parking is not connected with work or service to a property which reasonably requires the presence of the commercial vehicle in the residential zone, or for more than the time reasonably necessary to carry out such work or service to the property.

• (Ord. 515 § 10, 2023)

• A. The following standards shall apply to development in all commercial zones:

  1. Enclosed Building Requirements. All uses shall be conducted within a completely enclosed building, unless the use is specifically listed in Chapter 17.20 as an outdoor use or is one which must be located outdoors in order to function.

  2. Lighting. There shall be no illumination or glare from commercial sites onto adjacent properties or streets which may be considered either objectionable by adjacent residents or hazardous to motorists. Flashing lights are strictly prohibited.

  3. Undergrounding of Utilities. Utility lines, including electric lines of less than 67 kilovolts (kv), communications, street lighting and cable television, shall be placed underground by the applicant, who shall make the necessary arrangements with the utility companies for the installation of such facilities. This requirement may be waived by the director of community development where it would cause undue hardship or constitute an unreasonable requirement, provided that such waiver is not in conflict with California Public Utilities Commission rules, requirements or tariff schedules. This section shall not apply to utility lines which do not provide service to the area being subdivided. Appurtenant structures and equipment such as surface-mounted transformers, pedestal-mounted terminal boxes and meter cabinets may be placed above ground. Utility lines of greater than 67 kv shall not be required to be undergrounded unless otherwise identified in a utility underground district.

  4. Retail Establishments. Retail establishments may include accessory wholesaling, but not wholesale distribution centers.

  5. Processing Standards. Not more than five employees shall be involved in the permitted manufacturing, processing or packaging of products. Such activities shall be permitted in commercial zones only as accessory to a principal retail use.

  6. Performance Standards. Development in commercial zones is subject to the performance standards of this title.

• B. Outdoor Storage. Outdoor storage of materials and equipment shall be permitted in the C-P-D zone only when approved as part of an entitlement, provided that such storage area shall be completely screened from view from any adjoining property or roadway by a solid wall or fence at least six feet in height and shall be appropriately landscaped and maintained in good condition. (The director of community development shall determine the actual height based upon field inspection of the site. In no case shall the stored material exceed the height of the screen wall.)

e area shall be completely screened from view from any adjoining property or roadway by a solid wall or fence at least six feet in height and shall be appropriately landscaped and maintained in good condition. (The director of community development shall determine the actual height based upon field inspection of the site. In no case shall the stored material exceed the height of the screen wall.)

• C. Accessory Businesses in C-O Zone. In the C-O zone, accessory barber shops, beauty shops, coffee shops and newsstands may be located in an office building, provided that there are no entrances direct from the street to such businesses, no signs or other evidence indicating the existence of such businesses visible from the outside of any such office building, and provided that such building is of sufficient size and character that the patronage of such businesses may be expected to be furnished substantially or wholly by tenants of the office building.

• (Ord. 515 § 10, 2023)

• A. The following standards shall apply to development in all industrial zones:

  1. Undergrounding of Utilities. Utility lines, including electric lines of less than 67 kv, communications, street lighting and cable television, shall be placed underground by the applicant, who shall make the necessary arrangements with the utility companies for the installation of such facilities. This requirement may be waived by the director of community development where it would cause undue hardship or constitute an unreasonable requirement, provided that such waiver is not in conflict with California Public Utilities Commission rules, requirements or tariff schedules. This section shall not apply to utility lines which do not provide service to the subject parcel or project. Appurtenant structures and equipment such as surface-mounted transformers, pedestal-mounted terminal boxes and meter cabinets may be placed aboveground. Utility lines of greater than 67 kv shall not be required to be undergrounded unless otherwise identified in a utility underground district.

  2. Private Streets. Private streets may be built as part of an industrial development, in accordance with Chapter 17.32 .

  3. Industrial Performance Standards. Industrial performance standards are the permitted levels of operational characteristics resulting from processes or other uses of property. Continuous compliance with the following performance standards shall be required of all uses, except as otherwise provided for in these regulations:

     • a. Objectionable Factors. The following shall be maintained at levels which are appropriate for the zone and geographic area and are not objectionable at the point of measurement when the use is in normal operation:

       • i. Smoke, odors, vapors, gases, acids, fumes, dust, dirt, fly ash or other forms of air pollution;

       • ii. Noise, vibration, pulsations or similar phenomena;

       • iii. Glare or heat;

       • iv. Radioactivity or electrical disturbance. The point of measurement for these factors shall be at the lot or ownership line surrounding the use.

     • b. Hazardous Materials. Land or buildings shall not be used or occupied in any manner so as to create any fire, explosive or other hazard. All activities involving the use or storage of combustible, explosive, caustic or otherwise hazardous materials shall comply with all applicable local and national safety standards and shall be provided with adequate safety devices against the hazard of fire and explosion, and adequate firefighting and fire suppression equipment in compliance with Ventura County fire prevention regulations. The burning of waste materials in open fires without written approval of the fire department is prohibited.

materials shall comply with all applicable local and national safety standards and shall be provided with adequate safety devices against the hazard of fire and explosion, and adequate firefighting and fire suppression equipment in compliance with Ventura County fire prevention regulations. The burning of waste materials in open fires without written approval of the fire department is prohibited.

  - c. Liquid and Solid Wastes. Liquid or solid wastes discharged from the premises shall be properly treated prior to discharge so as not to contaminate or pollute any watercourse or groundwater supply or interfere with bacterial processes in sewage treatment. The disposal or dumping of solid wastes, such as slag, paper and fiber wastes, or other industrial wastes shall not be permitted on any premises. 

  - d. Exceptions. Exceptions to these regulations may be made during brief periods for reasonable cause, such as breakdown or overhaul of equipment, modification or cleaning of equipment, or other similar reason, when it is evident that such cause was not reasonably preventable. These regulations shall not apply to the operation of motor vehicles or other transportation equipment unless otherwise specified. 

• B. M-1 Zone. The following regulations shall apply to the M-1 zone:

  1. Uses involving the following kinds of activities and elements are not considered appropriate in the M-1 zone:

     • a. High temperature processes;

     • b. Yards for the storage of materials;

     • c. Storage of chemicals in excess of that needed as accessory to the main use;

     • d. Explosives in any form;

     • e. Obnoxious or dangerous gases, odors, fumes or smoke;

     • f. Assembly line construction operations.

  2. Predominant activities and operations shall be enclosed within buildings, except as otherwise provided in this title. The director of community development is authorized to determine the reasonable application of this provision in cases of operation hardship or other showing of special circumstances.

  3. Multitenant buildings are permitted, provided that the building is designed to appear as a single building with a unified design.

  4. Principal buildings constructed of metal are not permitted. Accessory buildings constructed of metal shall have exterior surfaces of a stainless steel, aluminum, painted, baked enamel or similarly finished surface. All metal buildings designed for industrial or commercial uses in the industrial zones shall meet the following design guidelines:

     • a. Environment. All metal buildings shall be architecturally compatible with the surrounding buildings as to shape, exterior materials and details, size, shape and location of windows and doors, distance between buildings and orientation to streets.

     • b. Building Form.

       • i. Single uninterrupted wall panes shall be softened with the use of staggering vertical walls, roof overhangs, pilasters and deep reveals at construction joints.

       • ii. Large rectangular forms shall be softened with curved corners.

• iii. Contrasting colors, patterns, textures and finishes shall be used to add variety and interest to metal structures.

     - iv. Other materials such as masonry, brick, concrete or wood can be combined attractively to define scale. 
  
  - c. Windows and Doors. Recessed openings shall be used to provide contrast by varying patterns of shades, sunlight and depth. 
  
  - d. Roofs. 
  
     - i. A variety of roof shapes and forms shall be utilized to add character and diversity. 
  
  - ii. Appearance of roofs shall be improved with the use of steeper roof slopes and integrated fascias, darker colors, concealed fasteners, and other treatments. 
  
  - iii. Mechanical equipment shall be screened with parapet walls, mechanical recesses, or other means. 
  

  5. Accessory outside storage shall be confined to the area to the rear of the principal building or the rear 2/3 of the property, whichever is the more restrictive, and screened from view from any property line by appropriate walls, fencing, earth mounds or landscaping.

  6. Off-street parking spaces may be located within required setbacks from streets under certain circumstances; see Section 17.24.060(C) .

• C. M-2 Zone. The following regulations shall apply to the M-2 zone:

  1. The same criteria given for the M-1 zone (subsection (B)(1) above) apply to the M-2 zone, except that the latter allows uses which may involve moderate levels of noise, small-scale assembly-line processes and light metal work.

  2. Principal buildings constructed of metal shall be faced along any street side with masonry, stone, concrete or similar material, such facing treatment to extend along the interior side yards of such building a distance of at least 10 feet. The metal portion of the principal building and all metal accessory buildings shall have exterior surfaces constructed or faced with a stainless steel, aluminum, painted, baked enamel, or similarly finished surface.

  3. Outside storage and operations yards shall be confined to the area to the rear of a line which is an extension of the front wall of the principal building and shall be screened from view from any street by appropriate walls, fencing, earth mounds or landscaping. Outside storage located in a required yard shall not exceed a height of 15 feet.

  4. Off-street parking spaces may be located within required setbacks from streets under certain circumstances; see Section 17.24.060(C) .

• D. Minimize Impact on Adjacent Uses. To minimize adverse impacts on adjacent uses and enhance the visual characteristic of the area, all industrial uses shall adhere to lighting design standards required in Section 17.30.065 and utilize masonry walls or landscape screens as required in Section 17.24.040(E) .

• (Ord. 515 § 10, 2023)

• A. Standards and Procedures for Planned Community (P-C) Zone.

  1. Special Standards. In addition to the specific development standards required in Section 17.24.020 , the following shall also apply in the P-C zone:

     • a. Adequate separation of different types of uses shall be maintained in order to provide for landscaping and screening, and to avoid potential adverse impacts from one use on another due to noise, lighting, odors, vibration and the like.

     • b. The following uses are permitted in the P-C zone:

       • i. Crop production;

       • ii. Growing, packing, storage and preliminary processing of crops, where no structures are involved;

       • iii. Produce stands (see Chapter 17.28 );

       • iv. The keeping of animals, provided that a conditional use permit shall be obtained from the planning commission for any structures for animals.

The addition of any other uses is not permitted unless a specific use zone which permits or conditionally permits the proposed use is adopted for the subject area. The requested zone

must be in conformance with the adopted preliminary development plan.

• c. Trash enclosures shall be protected from animals and architecturally screened in such a manner as to conceal their contents from public view.

2. Procedure and Conditions for Permits.

   • a. An application for rezoning to P-C shall include a preliminary development plan indicating the location and approximate acreage of all residential, commercial, industrial, institutional and other uses, proposed residential densities, site topography and a general circulation plan.

The zone change and preliminary development plan shall be approved concurrently by the city council and said plan shall be incorporated into the rezoning ordinance. All subsequent permits shall be in compliance with the approved preliminary development plan. Any changes to an approved preliminary development plan which are deemed by the director of community development to be substantial shall be subject to the same procedural requirements as the original zone change to P-C.

• b. An application for rezoning to P-C shall also include the following maps and reports:

  • i. Maps indicating geological conditions, areas subject to flooding and fire hazard areas.

  • ii. Soils reports, prepared by a licensed soils engineer, indicating the suitability of the site for its proposed use.

  • iii. Reports that describe the existing systems, services and community facilities in and around the project area, including vehicular circulation systems, sewer and water systems, flood control systems, community facilities (e.g., schools, parks, recreation, library and community services) and community services (e.g., law enforcement, fire suppression, health and welfare services). The reports for these systems, facilities and services shall state the name of the responsible agency, present capacity of the system, present level of demand or use of the system, planned additions to capacity and anticipated load resulting from the proposed development.

library and community services) and community services (e.g., law enforcement, fire suppression, health and welfare services). The reports for these systems, facilities and services shall state the name of the responsible agency, present capacity of the system, present level of demand or use of the system, planned additions to capacity and anticipated load resulting from the proposed development.

  - iv. Reports that describe the proposed systems, services and community facilities to be constructed or provided by the applicant. The reports shall state the name of the agency that will assume responsibility, proposed capacity of the system, and projected demand of the entire project upon completion. 

  - v. Reports that describe the cost revenue relationships for proposed public services and utilities (e.g., sewer and water), and community services. 

  - vi. The submission of any of the maps and reports described in this section may be waived, or their content reduced, at the discretion of the director of community development, if such maps or reports are deemed unnecessary. 

• B. Standards and Procedures for Specific Plan (SP) Zone—Special Standards. In addition to the specific development standards required in Section 17.24.020 and subsection A of this section, the city may require additional standards, procedures and conditions as determined to be appropriate by the city.

• (Ord. 515 § 10, 2023)