§ 19.82

The intent and purpose of this Chapter is to ensure that all uses shall have the minimum required off-street motor vehicle parking spaces installed and maintained in a manner which will ensure adequate and safe parking (temporary storage), ingress and egress, and parking facility design which will provide for safe and convenient use of such facilities.

(Ord. No. 309, § 4(Exh. A), 9-26-2023)

A.

Unless specifically exempted within this Chapter, parking spaces, loading spaces or areas, and other facilities required by the provision of this Chapter shall be provided for each of the following:

1.

The construction or reconstruction of any building or structure hereinafter specified.

2.

A change in use of a lot or building site which requires a greater number of parking or loading spaces than was provided for the previous use or activity.

B.

All improvements required by this Chapter, or any previously effective regulations governing same, shall henceforth be made available and maintained for the use for which they were designed. Every lot or building site, or portion thereof, used as a public or private parking area shall be improved and maintained in accordance with the standards set forth in this Chapter.

(Ord. No. 309, § 4(Exh. A), 9-26-2023)

Any existing building, structure, or change in use of property is exempt from the provisions of this Chapter, unless it is altered in any of the following ways:

A.

Increases the floor area by more than 25 percent or 1,000 square feet, whichever is more restrictive.

B.

Changes the use to one requiring a number of parking spaces 25 percent greater than the existing use or requiring more than 10 additional parking spaces, whichever is more restrictive pursuant to this Chapter.

C.

Increases the number of dwelling units or guest rooms, requiring an increase in the number of parking spaces pursuant to this Chapter, of two spaces for residential uses or 10 spaces for transient occupancy uses within a commercial land use district.

Those buildings or structures existing as of November 23, 1987, on lots fronting Adobe Road from Cactus Drive to Two Mile Road with a General Commercial zoning designation shall continue to be exempt from the provisions of this Chapter under any change in use.

(Ord. No. 309, § 4(Exh. A), 9-26-2023)

19.82.040 - Number of Parking Spaces Required

A.

Except as exempted in Section 19.82.040, and/or as specified in SubSection 19.82.050.B, the number of parking spaces required for a use shall be as set forth in Table 19.82.050-1 (Off-street Parking Requirements). Any resulting fraction shall be rounded up to the next successive whole number. Where mixed-use or multiple-tenant commercial or office developments are proposed, the baseline parking requirement shall be calculated as the sum of the requirements for each use, subject to the requirements of Section 19.82.060 (Shared or Unspecified Uses).

Table 19.82.040-1

Off-street Parking Requirements

GFA = Gross floor area

Notes:[1] Additional parking shall not be required for restaurants, theaters, physical fitness centers (health clubs) and establishments for the sale and on-site consumption of food and beverages, or group assembly, if they are established within a commercial complex which meets the parking requirements established in Table 19.82.050-1, and they occupy no more than 33 percent of the gross floor area of said complex. Where such facilities exceed 33 percent of the commercial complex floor area, or where the required number of parking is not otherwise provided, additional on-site parking shall be provided per the requirements of Table 19.82.050-1.

2Where drive-through service is provided, the number of required parking spaces may be reduced by one parking space for each four stacking spaces provided in the drive-through lanes. A stacking space is defined as an unobstructed space measuring 10 feet by 20 feet in a drive-through lane intended as a motor vehicle waiting space that does not block other driveway access.

3Where such uses include facilities for public assembly, such as gymnasiums, sports arenas or stadiums, additional parking spaces shall be required in the amount of one space for each five fixed seats or 40 square feet of assembly area, whichever results in the greater number of parking spaces. Such additional parking may be temporary, e.g., athletic fields or other on-site open areas suitable for parking. Also see Section 19.82.080 (Reciprocal Parking Facilities).

4One recreational vehicle (RV) storage space must be provided for each 20 dwelling units, or fraction thereof or for each 20 guest rooms, or fraction thereof, located on a lot or building site. Projects of 10 or fewer dwelling units or 10 or fewer guest rooms are exempt from this requirement. Such spaces shall be not less than 12 x 36 feet in size.

(Ord. No. 309, § 4(Exh. A), 9-26-2023)

19.82.050 - Shared or Unspecified Uses

A.

When any use or the number of parking spaces required therefore is not specified herein, the number of parking spaces required for any such use shall be determined in accordance with the conditions imposed as a result of project review. To implement this Section, the applicant shall provide analyses as part of a Site Plan Review to demonstrate that the proposed uses are noncompeting uses, competing uses, and/or unspecified uses as set forth below.

1.

Noncompeting Uses. In mixed-use or multiple-tenant commercial and office developments, applicants may request a reduction in parking requirements based on an analysis of peak demands for noncompeting uses. Up to 75 percent of the requirements for the primary use (based on floor area and/parking demand), may be waived by the Planning Commission if the applicant can demonstrate that the peak demands for two uses do not overlap. An applicant may use the latest peak demand analyses published by the Institute of Traffic Engineers (ITE) or other source acceptable to the Planning Commission.

2.

Competing Uses. In mixed-use or multiple-tenant developments, applicants may propose a reduction in parking requirements where peak demands for the proposed and/or existing uses overlap. In these cases,

the approving authority may reduce the combined parking requirements by no more than 30 percent.

3.

Unspecified Uses. Calculations for required off-street parking as set forth in this SubSection shall involve the following calculations. First, a baseline number of parking spaces shall be calculated in accordance with the parking schedule in Table 19.82.050-1 for specified uses, or as determined acceptable by the approving authority based on a parking study prepared by the applicant. The approving authority shall then establish a final number of spaces required for the project or use based on the information provided and the approving authority's review of the specific use(s) and the ability of the site to adequately accommodate the required number of spaces. Proposed reductions in the baseline number of spaces to be provided may be approved by the approving authority subject to the review and approval of a Site Plan Review Permit. Alternately, the number of spaces required may be approved through any individual requirement or combination of requirements found in 19.82.050 (Number of Parking Spaces Required).

B.

Approving modifications, as set forth in SubSection 19.82.060.A, shall require the approving authority to make at least one of the following findings:

1.

A surplus of spaces on a particular site will benefit the land use district in which the subject property is located as a whole by providing off-site sharing opportunities for other sites in the land use district.

2.

The techniques for reduction of the number of off-street or on-site parking spaces available to the applicant are infeasible or would impose an undue hardship on the applicant.

3.

Approval of the requested reduction will facilitate the implementation of the policies of the General Plan, or any affected Specific Plan or Planned Development.

(Ord. No. 309, § 4(Exh. A), 9-26-2023)

The design and construction of all parking facilities shall be in conformance with the criteria set forth herein unless specifically exempted from the provisions of this Chapter.

A.

Parking Stall Dimensions. Parking stall dimensions shall be as set forth in Table 19.82.060-1 (Parking Stall Dimensions).

Table 19.82.060-1 Parking Stall Dimensions

B.

Dimensions for Various Parking Configurations. Dimensions for parking lots shall be as set forth in Table 19.82.060-2 (Dimensions for Parking Configurations) and Exhibit A (Dimensions for Parking Configurations).

Table 19.82.060-2

Dimensions for Parking Configurations

Exhibit A

Dimensions for Parking Configurations

C.

Required Access Drive Widths. Access drive widths shall be as set forth in Table 19.82.060-3 (Required Access Drive Widths).

Table 19.82.060-3

Required Access Drive Widths

1Driveway access to residences which are over 150 feet in length shall provide a minimum 20-foot-wide drive aisle to accommodate emergency vehicles for the length of the driveway.

[2] Where a garage entrance is located more than 100 feet from a paved roadway, an alternate driveway surface may be allowed between the garage and/or parking area and a point 100 feet from the edge of the paved right-of-way. Where no driveway surface or a driveway using an alternate surface is allowed, a permanent concrete/asphaltic surface at least 20 feet by 20 feet shall be installed adjacent to the entrance to the garage. When a property fronts an unpaved right-of-way, no permanent driveway surface is required. 3A wider driveway standard may be required by the City Engineer during project review where determined necessary for the protection of the public health and safety.

D.

Marking.

1.

All paved parking stalls shall be clearly marked by painted (or other easily distinguished and durable material) pavement striping or other easily distinguished and durable material.

2.

Entrances, exits, and aisles shall be clearly marked with arrows painted on the parking lot surface and/or with appropriate signage.

E.

Wheel Stops. For all parking spaces/stalls located at the outside border of a parking area and not separated by a fence, wall, or concrete curb from any abutting property line, drive aisle, street, alley or undeveloped area by a landscape planter, a minimum of 4 feet in width shall be protected by either a raised concrete curb or permanent wheel stops.

F.

Driveway Slopes. No driveway, or portion thereof, shall have a slope exceeding 20 percent. No driveway, or portion thereof, shall have a dip, hump or other surface irregularity that has an angle of approach or departure exceeding 10 percent.

G.

Location.

1.

All off-street parking required by this Chapter shall be located on the same lot as the use it is designed to serve, unless otherwise approved as follows:

a.

Off-site parking shall be subject to Site Plan Review.

b.

Each off-site parking space shall be no more than 300 feet from an entrance to the use it serves, except where otherwise approved by the Planning Commission based on the nature of the specific use and its location.

c.

The applicant shall provide a recordable instrument guaranteeing use of such parking facility for the benefit of the property and its use(s) for the duration of the use(s) for which the parking is provided. Said instrument shall be approved by the City Attorney and, upon approval, shall be recorded in the County Recorder's Office as a deed restriction on all subject properties.

Each parking space must be accessible from a street or alley, provided that no parking space shall be designed to require that vehicles back into a street, except for parking spaces that serve a one-or twofamily dwelling unit in the RL, RS, RM or OSR land use districts.

3.

Each parking space required for a residential use is to be located within 150 feet of the entrance to the dwelling unit, excluding the vertical distance required to reach the entrances of dwelling units on upper floors.

4.

Any garage accessory to the following uses which is required to provide the number of mandatory spaces for the use must be located in a manner as to provide a clear space of at least 20 feet between the garage entrance and the front or street-side property line:

a.

One- or two-family dwellings.

b.

Multiple dwellings where the garage faces a street.

H.

Parking for the Physically Handicapped. Parking spaces specifically designated and conveniently located for the use of the handicapped shall be provided in accordance with current regulations administered by the Building Department.

I.

Screening. Parking areas shall be located and screened as follows:

1.

Adjacent to a residential land use district. Wherever a parking lot for a commercial, industrial or institutional development abuts or is adjacent to the side or rear property line of a residential zone, the parking lot shall be screened by a solid masonry wall not less than 6 feet in height. If the parking lot abuts or adjoins the front property line in a residential zone, the wall shall be reduced in height to 4 feet.

2.

Wall design. All required screen walls shall incorporate pilasters set at a maximum separation of 30 feet, caps, and a painted or plastered finish. The colors and style of the wall shall be compatible with related onsite buildings and shall be designed and constructed to require minimal maintenance.

3.

Exemptions.

a.

No such wall or berm need be provided wherever the elevation of that portion of the parking area abutting property located in a residential district is 6 feet or more below the elevation of the abutting property at the common property line.

b.

No such wall or berm need be provided along a side property line when the side yard is used for access to a parking area in the same zoning district as the primary use. A landscaped area not less than 4 feet in width shall be provided abutting the property line in lieu thereof. Such a landscaped area shall be planted with trees and shrubs of a size and in such a manner that they will provide a screening effect in compliance with the provisions of this Section.

J.

Landscaping. For newly created parking lots or parking areas adjacent to a public right-of-way in the commercial districts (CG, CO, CT and CN), a minimum 6-foot-wide landscaped area shall separate parking areas from the street or public sidewalk.

K.

Sight Distance.

1.

To prevent the hood of a vehicle from obscuring the driver's view of pedestrians and vehicles as illustrated in Exhibit B, a driveway on a slope rising up to a public right-of-way shall have a transition Section not less than 16 feet in length with a slope not exceeding 5 percent ending at the property line (or ultimate right-ofway line if established by the General Plan or a Specific Plan).

2.

Landscaping, cut banks, fences, walls, and other man-made improvements which exceed a height of 30 inches shall not be permitted or maintained within the clear sight triangle.

L.

Lighting Requirements.

1.

Lighting shall be provided in accordance with Chapter 19.78 (Lighting Standards).

2.

Light standards shall have a design compatible with the architectural style of related building.

M.

Paving Standards.

1.

All parking areas, including access ways thereto, for the following, shall be paved:

a.

All development in the General Commercial (CG), Office Commercial (CO), Neighborhood Commercial (CN), Tourist Commercial (CT), Service Commercial (CS) and Community Industrial (IC) land use districts.

b.

Single-family residential development in the RS-4, RS-3 and RS-2 land use districts.

c.

All development in the Multi-family (RM) and High Density (RH) Residential land use districts.

d.

All institutional and public uses, regardless of zoning designation, except as otherwise determined appropriate pursuant to a Site Plan Review approved by the Planning Commission.

2.

Paving shall not be required for projects in the following land use districts if it can be demonstrated that the area will be appropriately treated to contain wind and soil erosion with a durable and easily distinguishable material, and if appropriate facilities are provided to accommodate handicap access, traffic and circulation safely and adequately:

a.

Residential development in the Rural Living (RL), Open Space Residential (OSR), RS-1 and RS-E land use districts. Paving shall not be required for RV parking spaces, where required.

b.

In any land use district, subject to approval by the Planning Commission, an alternative surface is allowed, provided that it is an equivalent durable surface material. In all instances the parking area shall be separated from adjacent landscaped or natural areas by a vehicle barrier, concrete curb or wheel stop. All such parking areas shall meet the minimum standards for parking space and drive aisle dimensions as set forth in this Chapter. Where such parking area access is directly upon a paved public street, the parking lot shall provide a minimum of 10-foot-deep concrete or asphalt apron at all entrances to the lot from the street.

(Ord. No. 309, § 4(Exh. A), 9-26-2023)

Joint use of parking facilities for two or more uses may only be allowed with approval of an Site Plan Review application, pursuant to Chapter 19.36 (Site Plan Review) or other discretionary approval where required when the parties sharing the parking facility provide a recordable document which demonstrates that:

A.

The hours of parking demand for the uses do not overlap pursuant to Section 19.82.050 (Shared or Unspecified Uses).

B.

The parking facility provides a total number of spaces sufficient to meeting the peak parking demand of any combination of simultaneous uses.

C.

Upon approval, the document shall be recorded in the County Recorder's Office as a Deed Restriction on all properties subject to the agreement.

(Ord. No. 309, § 4(Exh. A), 9-26-2023)

19.82.080 - Loading Space Requirements

A.

All office, commercial and industrial uses (activities) shall provide a loading space as specified in Table 19.82.080-1 (Required Number of Loading Spaces) and 19.82.080-2 (Minimum Loading Space Dimensions). If, during project review, it can be determined that a loading area can reasonably be shared by more than one use, a shared loading area shall be approved in lieu of one per use.

Table 19.82.080-1

Required Number of Loading Spaces

Required Number of Loading Required Loading Spaces Type (see Table 19.82.090-2) Spaces per Use

B.

Loading zone bays shall be located as close as possible to loading doors.

C.

Supermarkets, hardware stores, building supplies, and similar uses may have specific requirements.

D.

If individual uses on the same site or lot have a floor area less than that for which loading spaces would be required, then the total gross floor area of all uses on the site or lot shall be used to determine the required number of loading spaces.

E.

Variations in the size, number and/or location of required loading spaces may be reviewed and approved by the approval authority on a case-by-case basis following the submission of supporting traffic, parking or loading information, study or analysis. On-site parking drive aisles, parking bays, and/or driveways may be utilized for the required loading area when determined by the approving authority that the hours of business operations and the availability of the required loading space will not conflict, and the loading/unloading activity can be conducted in a safe manner. In no case shall such loading area be utilized for a period exceeding two hours. Such space(s) shall be signed identifying the dual use purpose of the space.

Table 19.82.080-2

Minimum Loading Space Dimensions

(Ord. No. 309, § 4(Exh. A), 9-26-2023)

Chapter 19.88 - Signs