Chapter 3 — YARDS

The intent of this Chapter is to establish special requirements for yards within San Joaquin County, in order to assure light, air, privacy, and open areas appropriate to the use, location, and impact of structures.

(Ord. 2024-18, § 1(Exh. A), 2024)

The yard standards are set forth in the regulations for each zone.

(Ord. 2024-18, § 1(Exh. A), 2024)

9-10-303 - Special Provisions.

(a)

Architectural Features. All yards shall comply with the following requirements:

(1)

Fire Escapes. Fire escapes shall not extend or project into any front, side, or rear yard more than four (4) feet.

(2)

Stairways and Balconies. Open, unenclosed stairways, or balconies not covered by a roof or canopy, shall not extend or project into a required rear yard more than four (4) feet, and such balconies and stairways shall not extend into a required front yard more than thirty (30) inches.

(3)

Porches. Uncovered and unenclosed porches, platforms, or landing places which do not extend above the level of the first floor of the building shall not extend into any required front, side, or rear yard more than six (6) feet; however, any open work railing, not more than thirty (30) inches in height, may be installed or constructed on any such porch, platform, or landing place.

(4)

Patio Covers. Patio covers, as defined by the California Building Code, may be located in the required rear yard, provided that no portion of said patio cover shall be within three (3) feet of the rear or side property lines.

(5)

Eaves, Roof Overhangs, and Similar Features. Eaves, roof overhangs, and other similar architectural features may extend into any required front, rear, or side yard up to:

(A)

Thirty (30) inches maximum, but in no case closer than thirty (30) inches to the property line, for side, front, or rear yards of ten (10) feet or less;

(B)

Four (4) feet maximum for a side, front, or rear yard over ten (10) feet; except that such features may extend up to ten (10) feet into a side, front, or rear year in areas zoned commercial.

(6)

Fireplaces, Air Conditioning Units, Water Softening Units. Fireplace structures, air conditioning units, and water softening units may extend into the required yard areas to a maximum distance of thirty (30) inches, but in no case closer than thirty (30) inches to the property line.

(b)

Pools and Spas. Pools and spas shall not be located closer than three (3) feet from any side or rear property line. On corner lots, no pool or spa shall be located closer than the minimum depth required for the street side yard.

(c)

Carports and Garages. Where a lesser setback would be permitted by other Sections of this Title, carports and garages, or vehicular entrances to structures, shall be set back at least fifteen (15) feet from any public roadway.

(d)

Accessory Buildings in Rear Yard. Single-story accessory buildings, except second unit dwellings, located in the rear one-third (⅓) of a parcel may be located within three (3) feet of the rear or side property line, provided such single-story accessory building is at least ten (10) feet from any dwelling on an adjacent lot.

(Ord. 2024-18, § 1(Exh. A), 2024)

CHAPTER 4. - PARKING AND LOADING

The intent of this Chapter is to regulate parking and loading in order to lessen traffic congestion and contribute to public safety by providing sufficient on-site areas for the maneuvering and parking of motor vehicles that are attracted to, and generated by, land uses within the City of Mountain House.

(Ord. 2024-18, § 1(Exh. A), 2024)

The provisions of this Section shall apply throughout this Chapter.

(a)

Applicability of Chapter. The provisions of this Chapter shall apply whenever:

(1)

A new building is constructed;

(2)

An existing building, including a legal nonconforming structure, is enlarged for any purpose; or

(3)

The use of any building is changed.

(b)

Computation of Required Parking. Whenever the computation of the number of off-street parking spaces required by this Chapter results in a fractional parking space, one (1) additional parking space shall be required for a fractional space of one-half (½) or more. A fractional space of less than one-half (½) shall not be counted.

(c)

Parking Not Required. Floor area devoted exclusively to parking shall have no off-street parking requirements.

(d)

Motorcycle and Bicycle Spaces. For every four (4) motorcycle or six (6) bicycle parking spaces provided, a credit of one (1) parking space shall be given toward the requirements of this Chapter, provided, however, that the credit for each shall not exceed one-fortieth ( 1/40 ) of the total number of automobile spaces required.

(e)

Front Yard Parking. Parking spaces necessary to meet off-street parking requirements shall not be permitted within the required front yard setback of a residential unit, except as approved by a discretionary permit.

(Ord. 2024-18, § 1(Exh. A), 2024)

9-10-403 - Required Parking Spaces.

(a)

Applicability. All development in the Mountain House New Town shall conform to the parking requirements specified in Table 9-10-2.1.

(b)

Requirements Cumulative.

(1)

Whenever more than one (1) use type is proposed for a given project, the parking spaces calculated for each use type shall be summed to determine total minimum and maximum spaces needed for said project.

(2)

Where more than one (1) parking requirement is specified for a given use type, the parking spaces calculated and corresponding to each requirement shall be summed to determine total minimum and maximum spaces for that use type.

(c)

Spaces Based on Square Footage. The square footage requirements used in Table 9-10-2.1 to calculate parking spaces refer to the total enclosed areas of all buildings on the lot, but excludes the area of spaces having a height of less than seven (7) feet and the area used exclusively for parking and loading.

(d)

Spaces Based on Employees. The employee requirements used in Table 9-10-2.1 to calculate parking spaces refer to the maximum number of employees who could be working at one time when the facility is operating at full capacity.

(e)

Spaces Required When Use Type Not Specified. Whenever the use type for a proposed project is not specified or is unknown, the Director shall determine which use type parking standard to apply in calculating the required parking spaces for said project.

(Ord. 2024-18, § 1(Exh. A), 2024)

9-10-404 - Location of Required Parking Spaces.

Required parking spaces shall be located as follows:

(a)

On Same or Adjacent Lot. For dwellings, motels, automobile-oriented services, schools, and all uses in the I-T, I-P, and I-L Zones, required parking spaces shall be provided on the same lot as the main building(s) or on an adjoining lot or lots zoned for the main use of the property.

(b)

Other Uses. For uses not listed in Subsection (a), required parking spaces shall be located within three hundred (300) feet of the lot on which the main building is located.

(c)

Not Within Specified Yards. Parking spaces required for dwellings shall not be located within any required front or side yard.

(Ord. 2024-18, § 1(Exh. A), 2024)

The following design standards are prescribed for the development of off-street parking facilities:

(a)

Parking Lot Design. Parking lot design and dimensions shall be in accordance with the Mountain House Design Manual.

(b)

Parking Spaces: Size. Parking spaces shall have the following dimensions:

(1)

Stalls. Each parking stall shall be an unobstructed rectangle, minimum nine (9) feet wide and twenty (20) feet long except for parallel stalls, which must be nine (9) feet wide by twenty-six (26) feet long.

(2)

Reduction of Required Length. Where a concrete curb around a planter in a parking lot functions as a wheel stop, the required length of a parking space abutting such curb may be reduced by a maximum of two (2) feet, provided that the planter is at least five (5) feet wide.

(3)

The Director may approve a reduction in standard parking stall dimensions for all parking spaces to serve both full-sized and compact cars. Said parking stalls shall not be less than eight and one-half (8½) feet by eighteen (18) feet.

(c)

Compact Spaces. If parking stalls are not designed to accommodate both full-sized and compact cars, as specified in (b)(3), compact spaces shall comprise a minimum of twenty-five percent (25%) of the total parking spaces required. Compact parking spaces shall comply with the following provisions:

(1)

Stalls shall be a minimum seven and one-half (7½) feet wide and sixteen (16) feet long;

(2)

Parallel parking stalls must be a minimum nineteen (19) feet long;

(3)

Each approved space shall be individually designated as a compact space;

(4)

Signs shall be provided to indicate the location of compact parking spaces, as required by the City Engineer;

(5)

For multiple-family projects containing five (5) or more dwelling units, no more than twenty-five (25) percent of required parking spaces shall be compact stalls; and

(6)

For nonresidential uses requiring twenty (20) or more spaces, no more than twenty-five (25) percent of required parking spaces shall be compact stalls.

(d)

Parking Spaces for Carpools. In areas zoned for Public, Office Commercial (C-O) or Industrial uses, a minimum of ten percent (10%) of all parking areas with more than ten (10) spaces shall be allocated to carpool vehicles and cleaner fuel vehicles. Said spaces shall be located close to building entrances.

(e)

Passenger Loading Areas for Rideshare Vehicles. In areas zoned for Public, Office Commercial (C-O) or Industrial uses, passenger-loading areas for ridesharing vehicles shall be located near the main employee entrances to buildings.

(1)

For every two hundred (200) parking spaces provided, one (1) ridesharing vehicle space, measuring nine (9) feet by twenty (20) feet, shall be provided.

(2)

The area set aside for the ridesharing vehicle shall be covered and signed.

(3)

Carpool vehicles may use the ridesharing vehicle space, but said use shall be limited to passenger drop-off and pickup only.

(f)

Striping. All parking stalls and directional arrows shall be delineated with paint.

(g)

Surfacing. Except as provided in subsection (e)(1) of this section all permanent parking lots (which include parking spaces, driveways, and maneuvering areas) in all zoning districts shall be surfaced and permanently maintained with asphalt concrete or Portland cement concrete to provide a durable dust-free surface. Ingress and egress areas that connect to a paved road or highway shall also be surfaced and permanently maintained with asphalt concrete or Portland cement concrete to provide a durable dust-free surface. Bumper guards and/or wheel stops shall be provided when necessary to protect adjacent structures or properties.

(1)

Exemptions. The following sections shall identify surfacing requirements for the following uses:

(A)

Special use regulations for truck terminal projects pursuant to Section 9-5-207 of this Title;

(B)

Produce stands pursuant to Section 9-10-1603(h);

(C)

Small agricultural stores pursuant to Section 9-10-1604(h); and

(D)

Large agricultural stores pursuant to Section 9-10-1605(h).

(2)

Alternative Surfacing Materials. At the discretion of the Review Authority, alternative surfacing materials may be used in combination with an asphalt concrete or portland cement concrete driveway for the following uses:

(A)

Truck parking in agricultural zones as permitted in Table 9-6-2.2;

(B)

Seasonal businesses in agricultural zones as permitted in Table 9-6-2.3;

(C)

Recreational vehicle storage as permitted under the Automotive Sales and Services use type;

(D)

Operable vehicle storage as specified in Table 9-4-2.1 or Table 9-5-2.1 or Table 9-7-2.1;

(E)

Storage yards as permitted under the Personal Storage use type specified in Table 9-4-2.1 or Table 9-5-2.1 or Table 9-7-2.1; and

(F)

Parking spaces for single-family residences only, as specified in Table 9-10-2.1(a).

(h)

Landscaping and Screening. All open parking areas shall be landscaped and/or screened according to the standards set forth in Chapter 5 of Division 10.

(i)

Lighting. All off-street parking areas within commercially-zoned projects, and projects where the parking area is used at night, shall be provided with exterior lighting which meets the following minimum standards:

(1)

Parking lot luminaries shall be metal halide with ninety (90) degree cut-off and flat lenses, unless specified differently in the applicable Mountain House Design Manual.

(j)

Access. Access to parking areas shall be provided as follows:

(1)

Access driveways shall have a width of no less than twenty-four (24) feet for two-way aisles and sixteen (16) feet for one-way aisles, except that in no case shall driveways designated as fire department access be less than twenty (20) feet wide.

(k)

Parking Aisles. The minimum dimensions for parking aisles (the space required for maneuvering vehicles within a parking lot) shall be as set forth in Figure 9-10-205.

(Ord. 2024-18, § 1(Exh. A), 2024)

9-10-406 - Truck Parking and Loading.

Parking and loading space for trucks shall be provided as set forth in this Section.

(a)

Commercial Uses. For commercial uses, one (1) space shall be provided for every use with three thousand (3,000) square feet of gross floor area or more.

(b)

Industrial Uses. For industrial uses, spaces shall be provided as follows:

(1)

One (1) space shall be required for each use having three thousand (3,000) to twenty thousand (20,000) square feet of gross floor area;

(2)

Two (2) loading spaces shall be required for each use having twenty thousand (20,000) to forty thousand (40,000) square feet of gross floor area; and

(3)

For each twenty thousand (20,000) square feet of gross floor area, or major fraction thereof, over forty thousand (40,000) square feet of gross floor area, one (1) loading space shall be required.

(c)

Design Standards. Design of required spaces shall be as follows:

(1)

Spaces shall be a minimum twenty-five (25) feet in length and fifteen (15) feet in width, and shall have minimum height clearance of fourteen (14) feet;

(2)

Spaces shall be provided and maintained on the same lot as the commercial or industrial use creating the need therefor;

(3)

Spaces shall not interfere with vehicular circulation or parking, or with pedestrian circulation; and

(4)

On-site driveways and maneuvering areas may be used in lieu of one (1) of the off-street loading spaces required by this Section, as long as maneuvering areas for delivery vehicles are provided.

(d)

Areas for receiving and loading of materials on the premises of commercial and industrial uses shall be located away from the public street to which the use is oriented.

(Ord. 2024-18, § 1(Exh. A), 2024)

9-10-407 - Bicycle Parking.

(a)

Each industrial and commercial site shall provide secure bicycle facilities, consisting of bicycle lockers or racks as appropriate, free of charge to all employees.

(b)

Bicycle storage for commercial, industrial, office and public uses shall be provided at a rate of five (5) spaces per building complex plus one (1) space for every fifteen (15) automobile parking spaces.

(c)

Office buildings or office complexes that are fifty thousand (50,000) net rentable square feet or larger or that contain one hundred (100) or more employees shall provide at least one (1) shower and seven (7) lockers each for men and women. For every fifteen (15) additional employees over one hundred (100), one (1) additional locker shall be provided. For every one hundred (100) additional employees over one hundred (100), one (1) additional shower shall be provided.

(d)

Secure bicycle storage facilities shall be provided at all park-and-ride lots and the Transit Center.

(Ord. 2024-18, § 1(Exh. A), 2024)

All parking areas and driveways must be completely installed prior to issuance of a Certificate of Occupancy or initiation of use.

(Ord. 2024-18, § 1(Exh. A), 2024)

The requirements of this Chapter may be modified by the Director in cases in which, due to the unusual nature of the establishment proposed or the development proposal submitted for it, the requirements set forth herein may be considered insufficient or excessive. In making the decision, the Director may consider the existence of special transit incentives and services, car pooling programs, and significant use of pedestrian and bicycle access. Decisions of the Director pursuant to this Section may be appealed using the Staff Review with Notice Procedure set forth in Chapter 4 of Division 2. The following additional provisions relative to the modification of parking requirements shall be applicable:

(a)

Mixed-Use District. Within the Mixed-Use Zone, the most recent shared parking guidelines published by the Urban Land Institute may be used as an option to Table 9-10-2.1 to reduce total parking supply.

(b)

Reduction in Specified Minimums. Up to twenty-five percent (25%) reduction in specified minimums for required parking spaces may be approved by the Director.

(c)

Increase in Specified Maximums. Up to ten percent (10%) increase in specified maximums for required parking may be approved by the Planning Commission.

(d)

Deferred Parking. Where the expected need for off-site parking is uncertain, where future phases of a project are yet to be completed, or where there is no available data to establish parking space need, the Director may authorize that construction and provision of not more than fifty percent (50%) of the minimum required spaces specified by this Chapter be deferred, provided the following conditions are met:

(1)

The area where the deferred parking spaces are to be located shall be maintained in reserve and clearly identified on the Site Plan.

(2)

The area where the deferred parking spaces are to be located shall be landscaped, but said landscaping shall not prevent the ultimate provision of the parking spaces which have been deferred.

(Ord. 2024-18, § 1(Exh. A), 2024)

(a)

Accessible Parking. Accessible parking shall comply with the California Building Code and the following provisions:

(1)

The following shall be used to determine the number of accessible parking spaces required:

(2)

The accessible space shall be as near as possible to the primary entrance of the building.

(3)

The accessible space must permit use of either of the vehicle's doors.

(4)

Bumpers are required when no curb barrier is provided to prevent encroachment of cars over walkways.

(5)

Wheelchair users must not be forced to go behind parked cars other than their own.

(6)

When only one space is provided, it shall be a van space, seventeen (17) feet wide, outlined to provide a nine (9) foot wide parking area and an eight (8) foot wide loading and unloading area on the passenger side

of the vehicle.

(7)

When more than one (1) space is required, two (2) spaces may be provided within a twenty-three (23) foot wide area, or twenty-six (26) foot wide area including a van space.

(8)

Each parking space is required to be at least eighteen (18) feet long.

(9)

Surface slopes of parking areas for the disabled should be minimal but are required not to exceed onequarter (¼) inch per foot in any direction.

(10)

Ramps shall not encroach into any parking space.

(11)

When less than five (5) parking spaces are provided at a building or facility, one (1) shall be sized in accordance with item six above but need not be identified for handicapped/disabled use only.

(12)

Each accessible stall must have a permanent DISABLED ACCESS PARKING sign with a minimum size of seventy (70) square inches.

(13)

Freestanding DISABLED ACCESS PARKING signs shall be located at the interior end of the stall and be mounted a minimum of eighty (80) inches above the finished grade.

(14)

Wall-mounted DISABLED ACCESS PARKING signs shall be located at the interior end of the stall and be mounted a minimum of thirty-six (36) inches above the finished grade.

(15)

A sign, not less than seventeen (17) inches by twenty-two (22) inches, shall be located at each entrance to the parking lot, or immediately adjacent to and visible from each stall or space, and state the following:

"Unauthorized vehicles not displaying distinguishing placards or license plates issued for physically

handicapped persons may be towed away at the owner's expense. Towed vehicles may be reclaimed at _______ or by telephoning _______."

(16)

The surface of each accessible parking space or stall shall have a surface identification which duplicates either of the schemes:

(A)

By outlining or painting the stall or space in blue and outlining on the ground in the stall or space in white, or suitable contrasting color, a profile view depicting a wheelchair with occupant; or

(B)

By outlining a profile view of a wheelchair with occupant in white or blue background. The profile view shall be located so that it is visible to a traffic enforcement officer when a vehicle is properly parked in the space and shall be thirty-six (36) inches high by thirty-six (36) inches wide.

TABLE 9-10-2.1 MINIMUM AND MAXIMUM PARKING REQUIREMENTS

Other Use Types—As specified in Tables 9-10-201(a) and 9-10-201(b) of the Development Title.

(Ord. 2024-18, § 1(Exh. A), 2024)