Chapter 18.38 — GENERAL PROVISIONS—OFF-STREET PARKING AND LOADING

These regulations are established to provide for the off-street parking for automobiles, trucks, and other vehicles in connection with the uses of land permitted in this ordinance. These uses generate vehicular traffic according to their specific characteristics, and thus require differing amounts of offstreet parking and loading area. These regulations have the further purpose of relieving congestion on the public streets, freeing them for use by both essential public safety vehicles, and by the general public.

Any building or structure erected or located and any use of land established after the effective date of this ordinance or any subsequent amendments thereto, shall be required to provide off-street parking and loading facilities in accordance with the provisions of this chapter.

Whenever the existing use of a structure or the existing use of land is changed to another use or another occupancy with a different parking requirement, a plot plan shall be submitted showing all areas reserved for parking and loading in conformity with the regulations then in effect for the intended use. Said plans shall be processed in accordance with Chapter 18.40 (SITE PLAN REVIEW).

When the intensity of use of any building, structure and premises is increased through the addition of dwelling units, floor area, seating capacity or other units of measurement specified in this part, the additional required parking and loading facilities for such increase shall be provided.

The number of off-street parking spaces required for each use shall be as follows, provided that where two or more uses occupy the same building, lot or parcel of land, the total requirements for off-street parking and off-street loading space shall be the sum of the requirements of the various uses computed separately.

• (1) One-family dwellings: A private garage, accommodating not less than two parking spaces for each dwelling.

• (2) Multiple-Family Dwellings, apartment buildings, bungalow courts: Not less than two roofed parking spaces for each dwelling unit.

• (3) Public and Private Elementary and Junior High Schools: One and one-half spaces for each classroom, plus one space for each five fixed seats in the auditorium, gymnasium, or similar place of public assembly and for every 35 square feet of area available for general assembly where there are no fixed seats.

• (4) Public or Private High Schools and Colleges: One for each 10 students plus one and one-half for each classroom; this requirement shall be based on the number of students and classrooms for which the school or college is designed.

• (5) Golf Courses: Ten spaces for each hole.

• (6) Churches, auditoriums, theaters, stadiums, night clubs, private clubs, dance halls, school multipurpose rooms, and other places of public assembly: One parking space for every three seats, fixed or otherwise.

• (7) Hospitals: Not less than one parking space for each bed.

• (8) Convalescent Homes and Rest Homes: Not less than one parking space for each three beds.

• (9) Professional offices and Offices of Governmental Agencies: Not less than one parking space for every 250 square feet of gross floor area, or portion thereof.

• (10) Stores, shops and other commercial uses: Not less than one parking space for every 250 square feet of gross floor area, or portion thereof.

• (11) Automotive Sales or Rental, Boat Sales or Rental, Trailer Sales or Rental, Retail nurseries and other permitted uses not conducted in a building or structure: Not less than one parking space for every 1,000 square feet of gross land area used for open display or sales provided however, that if, such area exceeds 10,000 square feet, only one parking space need be provided for every 5,000 square feet of such gross land area in excess of 10,000 square feet.

• (12) Bowling alleys: Five per each alley. Additional parking spaces for balance of building calculated according to use.

• (13) Dining Rooms, Bars, Taverns, Restaurants, Cafes, and other similar uses involving the seating and serving of the public: Not less than 10 parking spaces, or not less than one such space for every 100 square feet of gross floor area, whichever is greater.

• (14) Drive-in, Walk-up, and Walk through establishments for sale of food and beverages: Not less then 10 parking spaces for every 500 square feet or less of gross floor area, and one such space for every additional 50 square feet of gross floor area.

• (15) Hotels and motels: One for each guest room.

• (16) Light Manufacturing and Similar Uses.

• (a) Light manufacturing and light industrial (assumes 15 percent maximum gross floor area for office): one space per 500 square feet of gross floor area, plus one tractor-trailer space per four dock high doors.

  • (b) Warehouse/distribution facility (assumes 15 percent maximum gross floor area for office): (i) One space per 1,000 square feet of gross floor area for the first 20,000 square feet.

    • (ii) One space per 2,000 square feet of gross floor area for that portion between 20,001 and 40,000 square feet.

    • (iii) One space per 4,000 square feet of gross floor area over 40,001 square feet, plus one tractor-trailer space per four dock high doors.

  • (c) Multi-tenant industrial park (assumes 15 percent maximum gross floor area for office): one space per 400 square feet of gross floor area, plus one tractor-trailer space per four dock high doors.

• (17) Caretaker dwellings: A private garage accommodating not less than one parking space for each dwelling.

• (Ord. 497 Sec. 10, 1983; Ord. 1003 § 1, 2016; Ord. 1059 Sec. 1, 2020)

• (1) The required off-street parking for any building, structure, or use of land of a type which is not listed in this section shall be determined by the Planning Commission, subject to the procedures of Chapter 18.42 (SIMILAR USES).

• (2) In such an instance, the Planning Commission shall within one year of the effective date of said determination, initiate an appropriate amendment to this Zoning Ordinance, as provided in Chapter 18.47 (AMENDMENTS AND ZONE CHANGES).

Notwithstanding the regulations within this chapter to the contrary, parking lot sales of merchandise may be permitted by the Director of Community Development or his designee. Application for a Parking Lot Sales Permit shall be made on forms prescribed by the City Community Development Department and shall include plan of the site indicating the proposed location of the display area. Parking lot sales shall meet the following:

• (1) The display area shall not occupy more than 10% of the total number of required parking spaces for the property in which the business is located.

• (2) Parking lot sales shall only be permitted as an extension of an existing business and shall be conducted entirely on the site on which the business is located.

• (3) The display area shall not encroach upon required driveways or public right-of-way, impede emergency vehicle access, or prevent access to any other business.

• (4) The display area shall not block required building exits and shall maintain at least four-feet (4') wide aisles.

• (5) No part of the display area shall be located within 100 feet of an adjoining residential or agriculturally zoned property.

• (6) No more than four (4) parking lot sales shall be permitted in one calendar year per business unit and shall not exceed 20 days accumulated total.

• (7) Temporary structures such as tents or buildings shall be subject to approval of the City Building Official and Fire Marshall.

• (8) A permit fee established by resolution of the City Council shall be paid for each parking lot sales permit.

• (9) The Planning Commission may permit additional parking spaces to be used for a parking lot sale that exceeds the ten percent limitation noted in (1) above, provided the sale is a special sales event limited to once a year, for two days maximum, and furthermore the Planning Commission finds that the special sales event will not endanger the health, safety, and welfare of the community.

• (Ord. 523 Sec. 2, 1984)

The off-street parking facilities required by this article shall be located on the same lot or parcel of land as the use they are intended to serve, except that in cases of unusual site conditions, the Planning Commission may approve a substitute location which meets either of the following conditions:

• (1) That the substitute location is within two hundred (200) feet of the principal use for which the parking is being provided; and that the substitute lot shall be in the same ownership or under agreement approved as to form by the City Attorney. The purpose of such an agreement shall be to guarantee the availability of such parking to the property in question. A recorded document stipulating the reservation of the property for parking purposes shall be filed with the City prior to the issuance of a building permit.

• (2) Or that the property in questions is part of a parking District formed to provide off-street parking facilities. Where such a District exists, it shall provide parking facilities in accord with the provisions of this ordinance.

For the purpose of computing off-street parking spaces which are required by this article, the following rules shall apply:

• (1) Floor area shall mean gross floor area unless otherwise specified for a particular use.

• (2) Churches and other places of assembly in which benches or pews are used in place of seats, each eighteen (18) inches of length of such benches or pews shall be counted as one (1) seat.

• (3) When determination of the number of off-street parking spaces results in a requirement of a fractional space, any fraction of less than one-half (1/2) may be disregarded while a fraction of one-half (1/2) or more shall be counted as one (1) required parking space.

• (1) The required off-street parking and loading facilities as required for this article may be provided collectively for two (2) or more buildings or uses in any commercial or industrial district, provided that the total number of parking spaces shall not be less than the sum of the requirements for each of the individual uses, and may be satisfied by the establishment and maintenance of common parking areas as herein provided.

• (2) If the common parking area and the building sites to be served are subject to more than one ownership, permanent improvements and maintenance of such parking facilities must be provided for in one of the following manners:

  • (a) By covenant or contract among all such property owners and duly recording of an appropriate covenant running with the land and improvements and filed in the office of the County Recorder.

  • (b) By the creation of special districts and the imposing of special assessments in any of the procedures prescribed by the State Law.

Parking facilities may be used jointly with parking facilities for other uses when operations are not normally conducted during the same hours, or when hours of peak use vary. Requests for the use of shared parking are subject to the approval of the Planning Commission and must meet the following:

• (1) A parking study shall be presented to the Planning Commission demonstrating that substantial conflict will not exist in the principal hours or periods of peak demand for the uses which the joint use is proposed.

• (2) The number of parking stalls which may be credited against the requirements for the structures or uses involved shall not exceed the number of parking stalls reasonably anticipated to be available during differing hours of operation.

• (3) The parking spaces designated for joint use be indicated on the Site Plan for the site and be within reasonable proximity to the use being served. In approving shared parking, the Planning Commission may limit hours of operation of any business in the shopping area to assure that parking will be available for all uses.

• (Ord. 523 Sec. 3, 1984)

• (1) Size of Spaces: Nine (9) feet by twenty (20) feet minimum.

• (2) Parking spaces shall be designed with paint or other Street Department-approved striping material on the surface of the parking area.

• (3) All parking areas except for single-family dwellings shall be paved with at least two (2) inches of asphaltic or portland cement concrete surfacing over four (4) inches of base material or equivalent, and maintained so as to eliminate dust or mud. They shall be graded so as to dispose of all surface water.

• (4) Parking barriers shall be provided along the perimeter of the parking area. Such barriers shall be sufficient to insure that no portion of the vehicles parked on the premises shall extend over the property line, the planned highway right-of-way, or any required landscaping areas.

• (5) All open parking areas of ten spaces or more shall have no less than five (5) percent of their total area devoted to landscaping, the design of which shall be approved in connection with the site plan review procedure.

• (6) Parking spaces shall be developed in such manner as not to be detrimental to surrounding properties; if such spaces adjoin.

• (7) Circulation within a parking area with more than one aisle must be such that a car need not enter the street to reach another aisle within the same parking area.

• (8) Minimum turnaround widths shall be as follows:

  • (a) 90 Degree Parking: 25 feet.

  • (b) 60 Degree Parking: 18 feet

  • (c) 45 Degree Parking: 14 feet

  • (d) 30 Degree Parking: 12 feet

  • (e) Parallel Parking: 12 feet, plus 6 feet between each 2 parallel spaces.

• (9) Minimum delivery widths and improvements shall be as follows:

  • (a) Single Family Dwellings: 10 feet wide, paved with a minimum of 2 inches of asphaltic or portland cement concrete or approved alternative surfacing over suitably compacted subgrade.

    • Alternative surfacing material may be approved for driveways in excess of 25' in conjunction with construction of an existing dwelling. Alternative surfacing material must be approved by the Director of Community Development. (Ord. 606, 1990;

  • (b) All other uses: 25 feet wide, and graded, paved and maintained as required in sub-section (3) hereof.

• (10) Any lighting used to illuminate off-street parking or loading facilities shall be so arranged as to reflect the light away from adjacent streets or properties; and shall be of such intensity and design as approved by the City Engineer. Such lighting shall be maintained in good working condition at all times.

• (Ord. 353 Sec. 1(A), 1976)

On-site parking facilities for residential uses shall not be permitted to occupy any portion of a required front yard or any portion of a required side yard.

Required parking area shall be used exclusively for vehicle parking in conjunction with a permitted use and shall not be reduced or encroached upon in any manner. The parking facilities shall be designed and maintained so as not to constitute a nuisance at any time, and shall be used in such a manner that no hazard to persons or property, or unreasonable impediment to traffic, will result.

The required off-street parking and loading facilities shall be a continuing obligation of the property owner so long as the use requiring vehicle parking or vehicle loading facilities continues. It shall be unlawful for an owner of any building or use to discontinue or dispense with the required vehicle parking or loading facilities without providing other vehicle parking or loading area which meets the requirements of this article.

Off-street loading space shall be provided and maintained on the same lot with every building or separate occupancy as follows:

Occupancy:

Required Spaces:

6

• (f) Over 160,000 SFGFA

(3) Office Buildings, Hospitals & Institutions (a) Under 50,000 SFGFA 1 (b) Between 50,001 & 100,000 SFGFA 2 (c) Over 100,000 SFGFA 3

*Square Feet of Gross Floor Area.

Each required off-street loading space shall be not less than twelve (12) feet in width and fifteen (15) feet in height. Each space shall be designed and located so that vehicles need not extend on to public sidewalks or streets in the course of loading or unloading goods, and each space shall be a minimum of twenty-five (25) feet in length.

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Chapter 18.39. GENERAL PROVISIONS—NONCONFORMING USES, LOTS, AND STRUCTURES

The purpose of this ordinance is to provide the limitations for the expansion and continuation of nonconforming uses and structures.

• (1) A use lawfully occupying a structure or a site, that does not conform with the regulations for the zone in which it is located shall be deemed to be a non-conforming use. The use may be continued, except as provided in this chapter.

• (2) A structure, lawfully occupying a site, that does not conform with the standards for front yard, side yards, rear yard, height, coverage, distances between structures, and parking facilities for the district in which the structure is located, shall be deemed to be a non-conforming structure. The structure may be used and maintained, except as provided in this chapter.

• (3) On any non-conforming structure, or portion of a structure containing a non-conforming use, ordinary repairs may be done. However, substantial activity or repairs that require a building permit exceeding 10 percent of the current replacement cost of the structure shall not be allowed.

• (4) If a non-conforming structure becomes physically unsafe due to lack of repairs and maintenance and is declared by any duly authorized official to be unsafe by reason of physical conditions, it shall not thereafter be restored, repaired, rebuilt, or occupied except in conformity with the requirements of the zone in which it is located.

• (5) A single family residence that is non-conforming because it does not conform with the standards for parking facilities may be enlarged, altered, or moved to another portion of the lot, and shall not be required to provide a garage as long as adequate on-site parking area exists.

A non-conforming use is one which lawfully existed prior to the effective date of this ordinance, but which is no longer permitted. Non-conforming uses are declared by this ordinance to be incompatible with permitted uses in the zones involved. The continuance of a legal non-conforming use is subject to the following:

• (1) A non-conforming use shall not be enlarged, altered, or moved to another portion of the lot unless approved by a conditional use permit.

• (2) If a non-conforming use is discontinued for a period of 180 days or more, it shall lose its legal non-conforming status.

A non-conforming structure is one that is prohibited under the terms of the current zoning ordinance, but was lawful when constructed. The non-conformity could be by reasons of restrictions on area, height of structure, setbacks, distance between structures, parking facilities or other requirements concerning the structure.

A non-conforming structure may remain if it stays in the same use. Non-conforming structures may be enlarged, altered or moved only if the proposed structure meets zone code regulations.

Whenever a non-conforming structure, or non-conforming use of a structure, is destroyed by fire or other calamity, or by act of God to the extent of 50 percent or less, the structure may be rebuilt with the non-conformity resumed. The rebuilding must be started within one year and diligently pursued to completion. If the destruction exceeds 50 percent, the non-conforming structure cannot be rebuilt and a non-conforming use shall not be resumed, unless it meets the following criteria:

• A. Building permits are approved for the reconstruction within six months of the destruction.

• B. Building is in a residential zone or is a residential building in a commercial zone.

• C. The continuation of any uses in the building destroyed shall only be for legal and legal nonconforming uses that existed prior to destruction.

• D. The rebuilt structure shall not exceed the size of the structure destroyed and shall be built to current building code standards.

• E. The structure to be replaced shall have been a legally-constructed structure per zoning and building codes as they existed when the structure was built as ascertained by a history of building permits or City records as best as can be determined. If building permits or records do not exist for a destroyed structure in question, the Building Official and/or Planning Director shall have the responsibility of determining if the structure was legally built or not and thereby be eligible (or not) for a rebuild permit.

The extent of damage shall be based on the cost of restoring the structure to the estimated value of structure prior to damage. Estimates shall be made by or shall be reviewed and approved by the Building Official.

(Ord. 940 Sec. 1, 2012)

• (1) Amortization periods for all non-conforming uses and/or structures shall be as follows:

  • (a) Where property has land improvement with a total replacement value of less than $2,000, non-conforming uses or conditions excluding agricultural field crops and orchards shall be terminated within one year.

  • (b) Where property has land improvements with a total replacement value of more than $2,000 but no individual structures with a replacement value of more than $2,000, non-conforming uses and/or structures excluding agricultural field crops and orchards shall be terminated within five years.

  • (c) Service stations which are in non-conformity with Chapter 18.33 (SERVICE STATIONS) shall be terminated by April 12, 2002.

  • (d) For amortization of signs, see Section 18.39.18(5).

  • (e) Subject to the limitation provided in subsection (ii) hereinbelow, that portion of a vehicular driveway encroaching in any public right-of-way for street purposes or on any public rightof-way offered for dedication for equestrian travel purposes or in any right-of-way being used for such purposes, in any Agricultural Residential Zone (A-1) in the City of Norco as of the effective date of City's Ordinance No. 294, (June 3, 1974) and which portion was improved with a surface material, consisting of concrete, asphalt or comparable impervious material, may continue with such surfacing material for twenty (20) years to June 3, 1994, after which date said surfacing shall be removed.

Thereafter, however, the installation and use of the following approved materials in the intersection of driveways and the Pedestrian-Equestrian way is required:

  - (i) Decomposed granite, slag or steel slag with a more or less equal gradation mixture between 1/2 inch size maximum and No. 200 sieve size minimum. 

  - (ii) Other materials, if City Council finds, based on a Streets and Trails Commission recommendation, that the proposed material will not constitute a threat to the public health, safety, and general welfare. 

  - (iii) The provisions of subsection (e) shall apply only to a vehicular driveway, as of said effective date of Ordinance 294 (June 3, 1974), if said driveway had been excavated, constructed and improved pursuant to a properly and legally issued permit by the City and if, said driveway complied with all the conditions imposed therein by said permit and with all applicable laws of the State of California and the City of Norco, including its ordinances and resolutions. 

• (f) Non-commercial keeping of roosters which does not meet the standards as established in Section 18.13.06(4) shall be terminated, or brought into conformance, by December, 1993.

• (2) Administration:

  • (a) All acts of the City Planning Commission under this section shall be construed as administrative acts. The acts shall be performed for the purpose of assuring that the intent and purpose of this Section shall apply as provided in this section, and shall not be construed as amendments to the provisions of this chapter.

• (b) Upon expiration of the amortization period applied to a specific use and/or structure, the owner and/or occupant shall cause the non-conformity to be terminated. City officials charged with issuing permits and licenses shall refuse to issue or reissue such permits and licenses upon expiration of the amortization period.

• (3) Enforcement: Owners and occupants of property effected by this Section shall comply with the provisions of this Section. Failure to comply with the provisions of this Section shall constitute a violation of this Ordinance and shall subject persons failing to comply to the provisions described in Chapter 1.04 .

(Ord. No. 187, effective April 12, 1972; Ord. 646, Sec. 1, 1992; Ord. 642, effective February 1, 1992; Ord. 643, 1992; Ord. 669, 1993)