§ 22.18

The parking and loading standards provided by this Chapter are intended to: minimize street congestion and traffic hazards; provide safe and convenient access to businesses, public services, and places of public assembly; and to make the appearance of parking areas more compatible with surrounding land uses. [22.04.160]

All uses requiring a land use permit shall be provided off-street parking in compliance with this Chapter, except parking lots that qualify for the following modifications:

A.

Compact car spaces. Lots with 20 more spaces may substitute compact car spaces for up to 20 percent of the total number of required spaces. Compact car spaces shall be a minimum of 8 by 14 feet in size.

B.

Motorcycle parking. Lots with 20 or more spaces may replace regular spaces with motorcycle spaces. One regular space may be replaced with a motorcycle space for each 20 required spaces. Motorcycle spaces shall be a minimum size of four by eight feet.

C.

Parking assessment district. Parking requirements may be waived or modified within a parking district, through planning area standards.

D.

Shared on-site parking adjustment. Where two or more nonresidential uses are on a single site, the number of parking spaces may be reduced through adjustment (Section 22.70.030) at a rate of five percent for each separate nonresidential use, up to a maximum of 20 percent; as long as the total of spaces is not less than required for the use requiring the largest number of spaces.

E.

Shared peak-hour parking. Where two or more uses have distinct and differing peak traffic usage periods ( e.g. a theater and a bank), the required number of parking spaces may be reduced through Minor Use Permit approval, in addition to the parking reduction allowed by Subsection D. The most remote spaces in the parking lots shall be located no more than 300 feet from the pedestrian entrance to each use that the

parking spaces serve (as measured along the most direct pedestrian path). The total number of spaces required for all uses sharing the parking may be reduced to no less than the number of spaces required by Section 22.18.050 for the single use among those proposed which is required to provide the most parking.

F.

On-street parking adjustment. Where a proposed driveway from a street to a new parking area would eliminate on-street parking spaces equal to or greater than the off-street spaces required, the requirement for off-street spaces may be eliminated through adjustment (Section 22.70.030) where the access or proposed building cannot reasonably be redesigned to avoid a net loss of parking.

G.

Nonconforming parking. Where an existing development is nonconforming as to the off-street parking requirements of this Chapter, a new allowable use may be established, or an existing allowable use may be expanded, only as allowed by Section 22.72.100 (Nonconforming Parking).

H.

Modification of parking standards. The parking standards of this Chapter may be modified as follows:

1.

Permit Requirements. Proposals to reduce the required number of parking spaces, or to modify any of the other parking standards of this Chapter may be authorized through Minor Use Permit approval.

2.

Criteria for approval. Proposed modifications of parking standards shall be approved only where the Review Authority first determines, based upon specific findings of fact, that:

a.

The characteristics of a use, the site, or its immediate vicinity do not necessitate the number of parking spaces, types of design, or improvements required by this Chapter; and

b.

Reduced parking or an alternative to the parking design standards of this Chapter will be adequate to accommodate on the site all parking needs generated by the use, or that additional parking is necessary because of specific features of the use, site, or site vicinity; and

c.

No traffic safety problems will result from the proposed modification of parking standards.

[Amended 1981, Ord 2063; 1984, Ord. 2163; 1992, Ord. 2553] [22.04.162]

Required parking spaces may be located as needed on a proposed site, subject to the design and construction standards of Sections 22.18.040 and 22.18.060, and the following:

A.

Use of front setback. Required parking spaces shall not be located within the required front setback (Section 22.10.140) except in a Residential Multi-Family category qualifying for medium- or high-intensity development (Section 22.10.130).

B.

Use of side and rear setbacks. Side and rear setbacks may be used for vehicle parking except on the street side of a corner lot.

All off-street parking areas shall be designed and improved as follows.

A.

Parking space and aisle dimensions. All off-street automobile parking spaces shall be a minimum of nine by 18 feet in size, except for compact car spaces (Section 22.18.020.A), handicapped spaces (Section 22.18.050.B.1 and motorcycle spaces (Section 22.18.020.B). Parking lot aisles shall be of the following dimensions:

1.

Angle parking. The aisle dimensions for angle parking shall be based upon the angle and width of the parking space, as set forth in the following table. The use of a wider parking space enables reducing the aisle width, as shown.

==> picture [240 x 189] intentionally omitted <==

;sz=8q;Notes:

(1)

Aisle widths for 45[o ] and 60[o ] spaces are one way only. Two-way aisles for diagonal spaces shall be a minimum of 24 feet wide.

(2)

Tier means tow [two] rows of parking spaces plus an aisle.

(3)

Compact car spaces only, see Section 22.18.020.A.

2.

Parallel parking. Space dimensions shall be nine by 22 feet. Aisle dimensions for parallel parking shall be 12 feet for one-way aisles, and 24 feet for two-way aisles.

B.

Parking lot design standards.

1.

Controlled access required. The design of parking areas for more than two vehicles shall not require or encourage backing out into a public street, pedestrian walk or public alley (unless an alley is also used as an access aisle for angle parking across from the site). Parking lot design and improvements shall prevent vehicle entrance or exit at any point other than marked driveways.

2.

Minimum access and location. Access from a parking area to a public street shall be provided as required by Section 22.54.020 (Site Access and Driveway Requirements).

3.

Guest parking location. Guest parking spaces required for residential projects by Section 22.18.050.C.5 shall be distributed within the project and located so as to be conveniently accessible to guests at all times.

4.

Drop-off points required. When located outside central business districts, parking areas for the public assembly facilities listed in this Section shall include a designated on-site location for dropping off passengers at an entrance to the facility in advance of parking the vehicle. Drop-off areas shall consist of vehicle turnout lanes located outside of normal travel lanes. Drop-off points shall be provided for: hotels and motels, schools with 50 or more students; churches with a capacity of 100 or more; restaurants with a capacity of 50 or more customers; public transportation terminals; places of public assembly; public buildings; and offices larger than 5,000 square feet.

5.

Tandem parking. Each space in a parking lot, area or garage shall be individually accessible, except that automobiles may be parked in tandem in the following situations:

a.

In a parking area serving a single family dwelling, individual mobile home or multi-family dwelling, where the tandem parking is not more than two cars in depth; provided that both spaces are for the same dwelling, and are not located in a required front setback.

b.

In a public garage or public parking area where all parking is performed by attendants at all times, or for public assembly facilities and temporary events where user arrivals and departures are simultaneous and parking is attendant-directed.

c.

For all-day employee parking lots restricted to employee use, provided that required aisle widths are maintained, and no more than 50 percent of the employee spaces are designed for tandem use.

[Amended 1982, Ord. 2091;1991, Ord. 2523] [22.04.164]

All land uses requiring a permit under this Title shall be provided off-street parking spaces as follows:

A.

Use of tables. The tables in Subsection C. determine the number of parking spaces required for each use of land, as follows:

1.

Uses not listed. For uses not specifically listed in this Subsection that do not have parking requirements set by Article 4 (Standards for Specific Land Uses), the same parking and loading space is required as for the most similar use of equivalent intensity; except where a use not listed requires Conditional Use Permit approval, in which case the amount of parking and loading space required shall be as determined by the Commission.

2.

Uses not specified. Where a commercial, office or industrial building is proposed for construction when the eventual occupants(s) and use(s) of the building are not yet known, the amount of parking and loading space provided shall be as set forth for the allowable use with the largest number of spaces required by Subsection C. (provided the Director determines that the proposed building as designed can reasonably accommodate such use), except:

a.

Where the applicant chooses to limit the uses of the building to a specific list defined by a recorded agreement with the County in a form approved by County Counsel; or

b.

Where the Commission specifies the uses that may be established within the building and the number of parking spaces required through Conditional Use Permit conditions of approval.

[Added 1984, Ord. 2163]

3.

Parking and loading intensity. Parking lot and loading bay intensity describes the rate of vehicle turnover in parking and loading areas. Turnover factors are assigned to each use by the charts in Subsection C. High intensity areas have rapid turnover; medium intensity areas are those where vehicles are parked from two to four hours; low intensity areas have minimum turnover and few repeat users, such as long-term and employee parking lots. Parking lot turnover is used in Section 22.54.020 (Site Access and Driveway Requirements) as a basis for determining site location, and in Section 22.18.060 (Parking Lot Construction Standards). Loading bay intensity is used in Section 22.18.080 (Off-Street Loading Requirements).

Mixed use sites. Where a site contains more than one principal land use (such as a shopping center), the amount of parking required shall be the total of that required for each individual use, except as otherwise provided by Section 22.18.020 (Off-Street Parking Required).

5.

Mixed function buildings and storage areas. Where a building (or separate tenancy rental space within a building) occupied by a single use contains several functions (such as sales, office and storage areas), parking shall be as required for the principal use, for the gross floor area (total area of all internal functions), except where the parking standards in Subsection C. set specific requirements for functional areas within a principal use (e.g., active use area and storage area). Where Subsection C. does not identify specific requirements for storage areas within a principal use and the principal use contains storage areas larger than 2,000 square feet, the parking requirement shall be determined separately for those areas, as specified for warehousing in Subsection C.11.

6.

Terms used in charts.

a.

Active use area. All developed areas of a site and buildings except storage, parking and landscaping.

b.

Floor area. Means gross floor area, all areas within buildings.

c.

Office space. Any private interior office or each 150 square feet of open work area.

d.

Site area. Gross site area.

e.

Use area. All developed areas of a site and buildings, except parking and landscaping.

7.

Number of spaces. Where Section Subsection C. sets parking requirements based on building area (square footage), site or use of area, the number of spaces shall be set forth for each square footage increment specified or fraction thereof, except in the case of a storage area. The number of spaces required on the basis of storage area shall be for each full floor area increment specified and no additional spaces shall be required where the storage area is a fraction of the increment.

B.

Special parking space requirements. In addition to the parking spaces required by Subsection C., new uses within an urban or village reserve line shall also provide, when applicable, the type and number of spaces required as follows:

1.

Handicapped parking. Non-residential parking lots with five or more spaces shall include handicapped parking as required by Title 24 of the California Administrative Code, and as set forth in this Subsection. Handicapped spaces may be included as part of the total number of parking spaces required by this Title.

a.

Number of spaces required:

b.

Design of spaces. Handicapped parking spaces shall be designed, located and provided with identification signing as set forth in Section 2-7102, Title 24, California Administrative Code.

2.

Company vehicles. Commercial or industrial uses shall provide one parking space for each company vehicle which is parked on the site during normal business hours. Such space may be located within a building.

3.

Bicycle racks. Parking lots with 20 or more spaces shall provide one bicycle rack space for each 10 parking spaces. Bicycle racks shall be designed to enable a bicycle to be locked to the rack.

C.

Parking requirements by land use.

1.

Agricultural uses. Except for the specific uses listed in this Subsection, improved off-street parking and loading spaces are not required for an agricultural use, as long as sufficient usable area is provided to meet the parking needs of all employees, visitors and loading activities entirely on the site of the use.

2.

Communication uses. Broadcasting studios shall provide parking as required for offices (see Subsection C.8). Transmission facilities are not required to have identified spaces, as long as sufficient usable area is provided to meet the parking needs of all employees entirely on the site of the use.

3.

Cultural, educational and recreation uses.

4.

Manufacturing and processing uses. Parking lot turnover is low; loading bay intensity is medium. Parking spaces are required as follows:

a.

One space per 500 square feet of active use area within a building; and

b.

One space per 1,000 square feet of storage area within a building; and

c.

One space per 2,000 square feet of outdoor active use area; and

d.

One space per 5,000 square feet of outdoor storage area.

5.

Residential Uses:

6.

Resource Extraction. No improved parking is required, provided sufficient usable area is available to accommodate all employee and visitor vehicles entirely on the site.

7.

Retail Trade Uses. Parking required for a retail use shall be a minimum of two spaces for each use or separate tenancy, except where more spaces are required as follows:

** Kitchen includes all active food preparation areas, but not walk-in storage areas.

8.

Service Uses. Parking required for a service use shall be a minimum of two spaces for each use or separate tenancy, except where more spaces are required as follows:

9.

Transient Lodgings.

10.

Transportation Uses.

11.

Wholesale Trade.

[Amended 1981, Ord. 2063; 1982, Ord. 2091; 1984, Ord. 2163; 1992, Ord. 2553; 1999, Ord. 2880; 2010, Ord. 3199; 2023, Ord. No. 3500; 2025, Ord. 3547] [22.04.166]

All parking areas that require three or more off-street parking spaces shall be improved as follows.

A.

Surfacing. All parking areas (including on-site driveways) shall be surfaced with a minimum of asphalt, concrete, chip seal, or crushed rock surface, as specified in the following chart. Where concrete or asphalt are required, brick or other masonry paving units may be substituted, including vertically oriented concrete block with the block cells planted with grass.

Notes:

(1)

As provided by the San Luis Obispo County Standard Specifications and Improvement Drawings.

B.

Lining and marking. Parking spaces in paved parking areas shall be marked with paint striping, a minimum of two inches in width. Parking spaces in other types of lots may be identified by wheel stop barriers.

C.

Wheel stops. Wheel stops or continuous concrete or asphalt curbing are required in all parking lots to define the perimeter of the parking area and to protect landscaping from vehicle encroachment. In addition, wheel stops can be used for each parking space. Wheel stops shall be constructed as follows:

1.

Materials and installation. Wheel stops shall be constructed of concrete, continuous concrete curbing, asphalt, timber, or other durable material not less than six inches in height. Wheel stops shall be securely

installed and maintained as a safeguard against damage to adjoining vehicles, machinery or abutting property.

2.

Setback. Wheel stops or other vehicle barriers less than two feet in height shall be located no closer than three feet to any property line.

D.

Vertical clearance. Covered parking spaces shall have a vertical clearance of at least seven feet six inches (7'-6") above the parking lot surface for all uses except residential.

E.

Slope. The finished grade of a parking lot shall not exceed five percent slope.

F.

Landscaping. All parking lots of three or more spaces shall provide sufficient trees so that within ten years, 60 percent of the surface area of the lot is shaded by deciduous or evergreen trees in addition to any perimeter landscaping required by Subsection G. (Screening); provided that this requirement does not apply to parking lots that are underground or within buildings. Evidence of compliance with this Subsection shall be provided through the review and approval of a landscaping plan in compliance with Chapter 22.16 (Landscaping).

==> picture [396 x 214] intentionally omitted <==

Figure 18-2 - Parking Lot Landscaping Example

G.

Screening.

From residential areas. Parking lots that abut a residential use or residential category shall be separated from the property line by a landscaping strip. The landscaping strip shall have a minimum width of five feet. A six-foot high solid fence or wall shall be installed on the residential side of the landscaping strip, except that the fence shall be three feet high where located adjacent to a required front setback on an adjoining lot.

2.

From streets. Parking lots abutting a public street shall be separated from the street right-of-way by: A landscaping strip with a minimum width of four feet; and where parking spaces are arranged to head toward the street, by a three foot high solid fence located on the parking lot side of the landscaping strip, or by a landscaped berm, three feet high.

[Amended 1984, Ord. 2163; 1992, Ord. 2553] [22.04.168]

Where it is not feasible to provide sufficient on-site parking, an adjustment (Section 22.01.044) may be granted to allow the required parking to be located off-site provided that:

A.

The most distant parking space is not more than 400 feet from the use; and

B.

The parking lot site is in the same ownership as the principal use, or is under a recorded lease with the use in a form approved by County Counsel. In the event that off-site parking is leased, the approved use shall be terminated within 60 days of termination of the lease providing parking, unless the parking is replaced with other spaces that satisfy the requirements of this Title; and

C.

The parking lot site is not located in a residential land use category unless the principal use requiring the parking is allowable in a residential land use category. Where any such principal use is subject to Conditional Use Permit approval, the off-site parking shall also be subject to Conditional Use Permit approval.

[Amended 1981, Ord. 2063; 1982, Ord. 2091] [22.04.170]

Off-street loading bays are required as provided by this Section, based upon the loading bay intensity determined by Subsection C. (Parking Spaces Required).

A.

Number of bays required.

Use Area in Square Feet Number of Bays Required Based on Loading Bay Intensity

B.

Adjustment to number of bays. The number of loading bays required may be adjusted (Section 22.70.030) to 50 percent of the required number when such bays are designed to serve two or more uses jointly, provided that each use has access to the loading zone without crossing public streets, alleys or sidewalks.

C.

Use of loading bays. Loading bays shall not be used for repair work, vehicle storage, or to satisfy space requirements for off-street parking.

D.

Loading bay design standards.

1.

Access. Each loading bay shall be accessible from a street or alley, or from an on-site aisle or drive connecting with a street or alley. Such access may be combined with access to a parking lot if located so loading activities will not obstruct normal on-site parking and traffic flow. Loading bays shall be designed to preclude the necessity for maneuvering on a street or sidewalk.

2.

Setbacks. Loading bays shall be set back a minimum of 25 feet from any residential use or category.

[22.04.172]

This Section establishes supplementary standards for retail trade or service uses that conduct business while customers remain in their vehicles. These uses may include drive-through facilities that are accessory to a principal building where business is conducted indoors, or that conduct all business by means of drive-through facilities. These uses may include but are not limited to drive-in restaurants, fast food establishments with drive-through take-out windows, photofinishing services, and bank services, where allowed by the Land Use Element. These standards are not applicable to service stations (Section 22.30.130).

A.

Site location criteria. A site that contains drive-in or drive-through facilities shall be located on a collector or arterial, provided that access to drive-through facilities may be to a local street when properties across the local street from the exit driveway are not in a Residential category.

B.

On-site traffic control. Sites with drive-through facilities shall be provided internal circulation and traffic control devices as follows:

1.

Lane separation. An on-site circulation pattern shall be provided for drive-through traffic that separates such traffic from that of stopover customers. Separation may be by paint-striped lanes from the point of site access to the stacking area described in Subsection B.2. The lanes shall be a minimum width of 10 feet.

2.

Stacking area. An area shall be provided for cars waiting for drive-through service that is physically separated from other traffic circulation on the site. That stacking area shall accommodate a minimum of four cars per drive-through window in addition to the car(s) receiving service. Separation of the stacking area from other traffic shall be by concrete or asphalt curbing on at least one side of the lane.

3.

Directional signing. Signs shall be provided that indicate the entrance, exit and one-way path of drivethrough lanes.

[Amended 1992, Ord. 2553] [22.04.178]

Chapter 22.20 - SIGNS