Chapter 17.155 — PARKING AND LOADING

The purpose of this chapter is to provide sufficient off-street parking and loading spaces for all land uses in the City and to assure the provision and maintenance of safe, adequate and well-designed off-street parking facilities. It is the intent of this chapter that the number of required parking and

loading spaces will meet the needs created by the particular uses. The standards for parking facilities are also intended to reduce street congestion and traffic hazards, promote vehicular and pedestrian safety and efficient land use. (Ord. 247, 1/15/2025)

Off-street vehicle parking shall be provided in accordance with this chapter when the associated building or structure is constructed, or the use is established. Additional off-street parking shall be provided in accordance with this chapter when an existing building is altered or dwelling units, apartments or guest rooms are added, or a use is intensified by the addition of floor space or seating capacity, or there is a change of use.

(Ord. 247, 1/15/2025)

• A. Approval of Off-Street Parking Plan. Development review, pursuant to the provisions of Chapter 17.85 (Development Review, Major), and Chapter 17.90 (Development Review, Minor), shall be filed for approval of all off-street parking facilities, except for one- and two-family residences, unless the off-street parking facilities are approved as a part of a Development Review, conditional use permit or public use permit approval.

• B. Number of Required Parking Spaces. In the case of mixed land uses, the total number of parking spaces shall be the sum of the requirements for the various uses computed separately unless shared parking is approved as provided in this Title.

• C. Location and design of parking spaces unless otherwise specified, all parking must be within 300 feet of the use served on the same parcel as the use, or on an adjoining appropriately zoned parcel.

  1. All vehicle storage (stacking) spaces shall be located off-street. A driveway for stacking leading to a drive-up window shall be designed so as not to interfere with the free or orderly circulation of the parking area.

  2. Required parking for any uses outlined in in this section may be reduced in accordance with the "Alternative Programs for Parking" allowances outlined Section 17.155.030(C)(6) and (C)(7) of this Title.

  3. The following table is designed to allow calculation of parking spaces required for the uses shown:

Notes:

• The City does not regulate parking for public schools.

4. Parking Requirements for Uses not Specified. When parking requirements for a use are not specifically stated, the parking requirement for such use shall be determined by the Community Development Director based on the requirement for the most comparable listed use in this Title.

5. Requests for Modifications from Parking Standards. The Community Development Director may, without notice or hearing, permit modifications to the circulation and parking layout requirements where topographic or other physical conditions make it impractical to require strict compliance with these requirements.

6. Alternative Programs for Parking. A residential, commercial or industrial project may provide for alternative programs which reduce parking demand in return for a reduction in the number of off-street parking spaces required.

   • a. Alternative programs that may be considered by the Community Development Director under this provision include, but are not limited to, the following:

     • i. Private Carpool/Vanpool Operations. Office or industrial developments which guarantee preferred parking spaces to employees who participate regularly in a car or van pool may have their parking requirement reduced by two parking spaces for every one space which is marked for car or van pool at a preferred location.

     • ii. Mass Transit. Developments which are located within 150 feet of a mass transit facility may have their parking requirement reduced by two percent of the total number of required parking spaces.

• iii. Planned Residential Development—Senior Citizen. A 20% reduction in the total number of required parking spaces may be allowed when an alternative senior citizen transportation program is proposed.

  - iv. Bicycle Parking. Developments which provide secured bicycle parking facilities exceeding the minimum requirement may reduce the number of required parking spaces by one vehicle space for every three additional bicycle spaces provided. 
  
  - v. Shared Parking Requirements. In order to encourage efficient use of parking spaces and good design practices, the total parking requirements for conjunctive uses shall be based on the number of spaces adequate to meet various needs of the individual uses operating during the peak parking period. 
  
     - (A) The Community Development Director may, upon application by the owner or lessee of any property, authorize shared use of parking facilities under the following conditions: 
  
        - (1) Sufficient evidence shall be presented to the Community Development Director to demonstrate that the peak hours of parking demand from all uses combined do not coincide/conflict with the principal hours or peak parking demand which propose to share parking. The efficiency of parking provided will equal or exceed the level that can be expected if parking for each use were provided separately. 
  
        - (2) The building or use for which an application for shared parking is being made shall be located within 150 feet of the parking area to be shared. 
  
        - (3) No more than 50% of the parking space requirement shall be met through shared parking. 
  
        - (4) Parties sharing off-street parking facilities shall provide evidence of a reciprocal parking agreement for such joint use by a proper legal instrument recorded in the office of the County Recorder with the number
  

of copies as required and thereof filed with the Building and Safety Department.

  - vi. Shared Parking Agreement. A written agreement between the landowners and in some cases the City that runs with the land shall be filed, in a form satisfactory to the City Attorney, and include: 

     - (A) A guarantee that there will be no substantial alteration in the uses that will create a greater demand for parking without application for approval of an amended conditional use permit, development permit, or other discretionary approval as appropriate; 

     - (B) A reciprocal grant of nonexclusive license among the business operator(s) and the landowner(s) for access to and use of the shared parking facilities; 

     - (C) Evidence that the agreement has been recorded in the County Recorder's office. 

7. Special Review of Parking. The Community Development Director may reduce the parking requirement, as required above, for any use or combination of uses as part of the review of a development plan, including, but not limited to, minor or major development review, conditional use permit, or planned residential development, based on the following conditions:

• a. The applicant shall submit a request for modification of parking standards, including sufficient evidence and documentation, to demonstrate to the Community Development Director that unusual conditions warrant a parking reduction. Evidence shall include, but is not limited to, the following:

  - i. Information showing that the parking area serves uses having peak parking demands which occur at different times; 
  
  - ii. Floor plans which indicate that the floor area devoted to customer or employee use is less than typical for the size building proposed; 
  
  - iii. Documentation that other programs which will be implemented by the developer or tenant(s) will result in a reduced parking demand, such as the provision of monetary incentives to employees who regularly utilize public transit or participate in a car or van pool. 
  

  • b. As a condition of approval for a parking reduction, the applicant may be required to record agreements or covenants prior to issuance of a building permit, which assure that appropriate programs are implemented for the duration of the parking reduction.

  • c. Criteria for Approval. The Community Development Director shall only grant approval if it is determined that the project meets three or more of the circumstances listed below and are true.

    • i. The use will be adequately served by the proposed parking due to the nature of the proposed operation; proximity to frequent transit service; transportation characteristics of persons residing, working, or visiting the site; or because the applicant has undertaken a travel demand management program that will reduce parking demand at the site.

    • ii. Parking demand generated by the project will not exceed the capacity of or have a detrimental impact on the supply of on-street parking in the surrounding area.

    • iii. The site plan is consistent with the objectives of the zoning district and incorporates features such as unobtrusive off-street parking placed below the

ground level of the project with commercial uses above or enclosed parking on the ground floor.

  - iv. The applicant has provided on-site parking for car-share vehicles via a recorded written agreement between the landowner and the City that runs with the land. Agreement shall provide for proof of a perpetual agreement with a car-share agency to provide at least one car share vehicle on-site. 

• d. The Community Development Director, at his/her discretion, may elevate the request for a reduction of parking requirements as outlined above to the Planning Commission for review and approval. If the request is part of a proposed development permit, conditional use permit, public use permit, planned residential development or a specific plan, the request shall automatically be reviewed and approved by the Planning Commission as part of the underlying discretionary action.

8. Development Standards for Off-Street Parking Facilities—Layout Design Standards. All parking areas shall be designed as follows:

• a. Location of Parking Areas. No parking space shall be located within three feet of any property line. No parking space located on driveways providing direct access to a street shall be located closer than 30 feet from the property line at the right-of-way.

  • b. Parking Space and Driveway Specifications. The location and dimensions of parking spaces and aisles adjacent to parking spaces shall be arranged in accordance with the following tables entitled Dimensions of Parking Spaces and Aisles and Dimensions of Driveways.

Figure 17.155.030-1 - Parking Aisle Standards

==> picture [463 x 611] intentionally omitted <==

• c. Compact Parking Spaces. Up to 20% of the total required parking may be sized for compact cars. Compact car parking spaces shall be clearly marked "COMPACT CARS ONLY." Compact car parking spaces may be reduced (from the dimensions listed in the table) as follows:

  • i. In width by no more than one-half foot,

  • ii. In length by no more than two feet.

  • iii. When an entire section of the parking area is restricted to compact car parking, and the parking spaces are at a 90 degree angle to the aisle, the aisle width may be reduced to 23 feet.

• d. Off-street parking for private residences shows in Table 17.155.030-3.

• e. Surfacing Standards for Parking Areas. The following standards shall apply to the development of all off-street parking facilities, including driveways, whether the space is required or optional.

• f. Off-Street Parking Area Striping.

  • i. If five or more parking spaces are provided, each space shall be clearly marked with white paint or other easily distinguishable material.

  • ii. If 10 or more parking spaces are provided, and one-way aisles are used, directional signs or arrows painted on the surface shall be used to properly direct traffic.

• g. Drainage. All parking areas, including driveways, shall be graded to prevent ponding and to minimize drainage runoff from entering adjoining properties.

• h. Curbs, Bumpers, Wheel Stops or Similar Devices. Public parking areas shall be equipped with permanent curbs, bumpers, wheel stops or similar devices so that parked vehicles do not overhang required walkways, planters or landscaped areas.

  • i. If the method used is designed to stop the wheel rather than the bumper of the vehicle, the stopping edge shall be placed no closer than two feet from the edge of any required walkway, planter or landscaped area, or from any building.

  • ii. The innermost two feet of each parking space, between the wheel stop or other barrier, and any required planter or walkway, may either: Be paved; or be planted with low ground cover.

This additional planting area is considered part of the parking space and may not be counted toward satisfying any landscaping requirement(s).

  - i. Lighting. 

  - ii. Parking Area Lighting is Not Required. However, if parking areas are lighted, such lighting facilities shall be located to prevent lights from shining directly onto adjoining properties or streets. 

  - iii. Parking area lighting shall be of an energy-efficient type. However, when such lighting is located within 30 miles of the Mt. Palomar Observatory, low-pressure sodium lamps shall be used. These shall be oriented and shielded to prevent direct illumination above the horizontal plane passing through the luminaire. 

9. Walls. All paved parking areas, other than those required for single-family residential uses, which adjoin property zoned residential (R-1, R-2, R-3, R-4, R-A, R-R or R-T), shall have a six-foot high solid masonry wall provided with an anti-graffiti coating installed to preclude a view of the parking area from such adjoining property. However, any walls within 10 feet of any street or alley shall be 30 inches high.

• (Ord. 247, 1/15/2025)

• A. On each lot used for manufacturing, storage, warehousing, goods display, a department store, a wholesale store, a market, a hotel, a hospital, a laundry, dry cleaning or other uses which involve the receipt or distribution by vehicles of materials or merchandise, there shall be provided and maintained adequate loading space for delivery vehicle stacking, and for loading activities. The loading space and delivery vehicle stacking area shall be located and designed so as to avoid undue interference with the public use of streets and alleys.

• B. Each required loading space shall be paved with six inches of concrete over a suitable base and shall not be less than 10 feet wide, 35 feet long and 14 feet high.

• C. The minimum number of loading spaces indicated in the following table shall be provided:

(Ord. 247, 1/15/2025)

• A. Parking spaces shall be provided for access by persons with disabilities in accordance with the number indicated by the following table. These numbers are based on the total number of parking spaces required, given the intended use of the site. At least one van accessible parking space shall be provided for every six parking spaces reserved for persons with disabilities.

• B. A higher percentage of accessible parking spaces is required for medical care outpatient facilities as follows: 10% of the total number of parking spaces provided for outpatient facilities; 20% of total numbers of parking spaces provided for facilities that specialize in treatment or services for persons with mobility impairments.

• C. Accessible parking spaces shall be located so as to provide for safety and optimum proximity to curb ramps or other pedestrian ways thereby, providing the most direct access to the primary entrance of the building served by the parking lot.

• D. For a single accessible space, the space shall be 14 feet wide and outlined to provide a nine foot wide parking space and a five-foot wide loading/unloading area.

• E. For multiple accessible spaces, two spaces shall be provided within a 23-foot wide area outlined to provide a five-foot wide loading/unloading area between the nine-foot wide parking spaces.

• F. Each loading/unloading area for a van accessible space shall be eight feet wide with a minimum length of 18 feet.

• G. A minimum of one in every eight accessible parking spaces shall be served by an access aisle with a minimum width of eight feet.

  1. The parking space shall be designated van accessible.

  2. All such van accessible parking spaces may be grouped on one level of a parking structure.

• H. In each parking space, a wheel stop or curb shall be provided and located to prevent encroachment of cars over the walkways.

• I. The parking spaces shall be located so that persons with disabilities are not compelled to wheel or walk behind parked cars other than their own.

• J. Pedestrian ways which are accessible for persons with disabilities shall be provided from each such parking space to the related facilities and shall include curb cuts or ramps as needed.

1. Ramps shall not encroach into any parking space. However, ramps located at the front of accessible parking spaces may encroach into the length of such spaces when the encroachment does not limit the ability of persons with disabilities to leave or enter their vehicles, and when it is determined that compliance with any regulation of this subsection would create an unreasonable hardship.

   2. Parking spaces may be provided which would require persons with disabilities to wheel or walk behind parking spaces that are not designed for accessibility when it is determined that compliance with the accessible parking regulations would create an unreasonable hardship.

• K. Surface slopes for accessible parking spaces shall be the minimum possible and shall not exceed one-fourth inch per foot (2.083 percent gradient) in any direction.

• L. Each accessible parking space shall be identified by a permanently affixed reflectorized sign displaying the international symbol of accessibility.

  1. The sign shall be posted immediately adjacent to and visible from each accessible parking space;

  2. The sign shall not be smaller than 70 square inches in area and shall be centered at the interior end of the parking space at a minimum height of 80 inches from the bottom of the sign to the parking space finished grade; or

  3. The sign may be centered on the wall of the interior end of the accessible parking space at a minimum height of three feet from the parking space finished grade or walkway.

• M. An additional sign shall be posted in a conspicuous place, at each entrance to the off-street parking facilities. The sign shall not be less than 17 by 22 inches in size with lettering not less than one inch in height, which clearly and conspicuously states the following:

• N. The surface of each accessible parking space shall have a surface identification duplicating the symbol of accessibility in blue paint of at least three square feet in size.

• O. For additional accessible parking and site development standards, reference the California Code of Regulations, Title 24 .

(Ord. 247, 1/15/2025)

• A. Bicycle Parking Facility Classifications. Bicycle parking facilities shall be classified as follows:

  1. Class I: an enclosed box with a locking door, typically called a bicycle locker, where a single bicyclist has access to a bicycle storage compartment.

  2. Class II: a stationary bicycle rack designed to secure the frame and both wheels of the bicycle, where the bicyclist supplies only a padlock.

  3. Class III: a stationary bicycle rack, typically a cement slab or vertical metal bar, where the bicyclist supplies a padlock and chain or cable to secure the bicycle to the stationary object.

• B. Bicycle Parking Requirements.

  1. Minimum Bicycle Parking Facilities. The minimum bicycle parking shall be provided as follows:

• C. Additional Standards.

  1. Where the application of the above table results in the requirement for a fraction of a bicycle parking space, such a space need not be provided unless the fraction exceeds 50%.

  2. Where the application of the above table results in fewer than six required employee spaces, Class II racks need not be placed within an enclosed lockable area.

     • a. Design Standards. Bicycle parking facilities shall be installed in a manner which allows adequate spacing for access to the bicycle and the locking device when the facilities are occupied. General space allowances shall include a two-foot width and a six-foot length per bicycle and a five foot wide maneuvering space behind the bicycle. The facilities shall be located on a hard, dust-free surface, preferably asphalt or concrete.

     • b. Exemptions. Requests for exemptions from bicycle parking requirements shall be made in writing to the Community Development Director.

  • i. Exemptions from bicycle parking requirements shall be submitted and processed concurrently with the project application.

• ii. Exemptions may be granted depending upon the location of the site with respect to an urbanized area, the nature and hours of operation of the proposed use, and the accessibility of the site by bicycle at present and in the future.

• (Ord. 247, 1/15/2025)

• A. This section regulates the parking and storage of recreational vehicles: motorhomes, camping trailers, fifth wheel camping trailers, campers, boats, off-road vehicles, and their trailers.

• B. It shall be unlawful for any person to park or store any recreational vehicle in a residential zone in any manner other than defined as follows:

  1. Inside any structure, which otherwise conforms to the zoning requirements where located.

  2. Outside parking in the side yard, provided it is not nearer than two feet to the lot line.

  3. Outside parking in the rear yard, provided it is not nearer than two feet to the lot line.

  4. Outside parking in the front yard, provided:

     • a. Space is not available or there is not reasonable access to either the side yard or rear yard. A corner lot shall be deemed to have reasonable access to the rear yard, unless natural topographical conditions otherwise preclude reasonable access (this applies to all recreational vehicles except self-propelled multipurpose vehicles, and applies to boats, off-road vehicles, and trailers designed and used specifically to transport boats or off-road vehicles mounted upon it).

     • b. Inside parking is not possible.

     • c. The unit is parked on the driveway or hard surface area that is either paved or prepared with a minimum of a three-inch base of decomposed granite or gravel.

     • d. The unit is parked perpendicular to the front curb, unless parked on a circular drive.

     • e. No part of the unit may extend over the public sidewalk or public thoroughfare (right-ofway).

  5. Parking is permitted only for storage purposes, and no travel trailer, motorhome, recreational vehicle, or like facility shall be used for dwelling purposes in the City except as follows:

     • a. In an approved public campground, subject to rules established for the use thereof, which shall include limits as to the duration of stay, sanitary and noise regulations, and the fees to be charged for camping privileges.

     • b. Pursuant to subsection a above, units having installed sanitary facilities shall not use such facilities unless connected in an authorized manner to an approved sewer or septic tank system, or unless the unit is equipped with an approved holding tank. Holding tanks shall be emptied only at approved sanitary stations and shall at all other times be kept capped. Unused sanitary outlets not connected as above shall be capped at all times.

  6. Parking is permitted only for storage purposes, and any motorhome, recreational vehicle, trailer, or like facility shall not be:

  • a. Permanently connected to sewer lines or water lines. The recreational vehicle may be connected to electricity for charging batteries and other purposes, but generators are not allowed.

  • b. Used for storage of goods, materials, or equipment other than those items considered to be part of the unit or essential for its immediate use.

• c. Such recreational vehicles described in this section shall be maintained in a clean, well-kept state so as not to detract from the appearance of the surrounding area.

  • d. All units shall be maintained with proper registration and insurance when required. All units shall be kept operational and movable within a reasonable time.

  • e. Notwithstanding the provisions of subsection(B)(4) of this section, a unit may be parked anywhere on the premises during an active loading or unloading; and the use of propane fuel is permitted when necessary to prepare a recreational vehicle for use for a period not exceeding 48 consecutive hours.

• C. Such recreational vehicles described in this section shall be maintained in a clean, well-kept state so as not to detract from the appearance of the surrounding area.

• D. All units shall be maintained with proper registration and insurance when required. All units shall be kept operational and movable within a reasonable time.

• E. If the parking of a recreational vehicle creates a parking shortage for other vehicles, it can be classified as a nuisance.

• F. Units stored or parked which are nonconforming under this chapter shall be ordered removed pursuant to the laws and ordinances relating to abandoned and derelict vehicles.

• (Ord. 247, 1/15/2025)

• A. It is unlawful to park or store a vehicle on any portion of private property visible from a street if one or more the following is true.

  1. Said vehicle is dismantled, or lacks any of the following: an engine, a transmission, a wheel or tire, a door, a windshield, or any other part or equipment necessary to operate safely and legally on the streets and highways.

  2. Said vehicle is not parked in a driveway, such as a poured-in-place asphalt or concrete slab connected to the public right-of-way by a curb cut, or an unpaved strip of land covering an area between the curb cut and a garage or carport located on the property and used for ingress and egress into such garage or carport.

3. Said vehicle is not currently registered.

(Ord. 247, 1/15/2025)