DIVISION 9 - LAND USE (Added by O-316; Amended by O-612; O-791)
CHAPTER 3 - OFF STREET PARKING (Amended by O-993; O-1019; O-1302; O-1484; O-1522; O-1579; O-1609; entire Chapter revised and relocated from Section 151 of Appendix 1 by O-1699; Amended by O-1707; O-1754; O-1763; O-1777; O-1790; O-1810; O-1816; O-1962)
ARTICLE 1 - GENERAL
SECTION 93.1.1. OFF STREET PARKING REQUIRED.
SECTION 93.1.2. DOWNTOWN TORRANCE AND MEADOW PARK REDEVELOPMENT PROJECT AREA EXEMPTED.
SECTION 93.1.3. SUBSTANTIAL IMPROVEMENT.
SECTION 93.1.4. GARAGE SPACE REQUIREMENTS.
SECTION 93.1.5. MODIFIED GROSS FLOOR AREA - LIMITATION.
SECTION 93.1.6. MAINTENANCE.
SECTION 93.1.7. TEMPORARY PARKING LOT EVENTS.
ARTICLE 2 - USE AND PARKING SPACES REQUIRED (Amended by O-1669)
SECTION 93.2.1. SINGLE FAMILY RESIDENCE.
SECTION 93.2.2. TWO FAMILY DWELLING.
SECTION 93.2.3. MULTIPLE-FAMILY RESIDENCE.
SECTION 93.2.4. BANKS, SAVINGS AND LOAN AND CREDIT UNIONS.
SECTION 93.2.5. BOWLING ALLEY.
SECTION 93.2.6. BUSINESS AND PROFESSIONAL OFFICES
SECTION 93.2.7. CHURCH.
SECTION 93.2.8. COLLEGE.
SECTION 93.2.9. DANCE HALLS.
SECTION 93.2.10. ELEMENTARY SCHOOLS.
SECTION 93.2.11. FOOD AND BEVERAGE ESTABLISHMENT.
SECTION 93.2.12. FURNITURE AND MAJOR APPLIANCE STORE.
SECTION 93.2.13. HIGH SCHOOL.
SECTION 93.2.14. HOSPITAL.
SECTION 93.2.15. HOTEL.
SECTION 93.2.16. JUNIOR HIGH SCHOOL.
SECTION 93.2.17. LIBRARY.
SECTION 93.2.18. MANUFACTURING USES AND PROCESSING PLANTS.
SECTION 93.2.19. MEDICAL/DENTAL CLINICS; MEDICAL PROFESSIONAL OFFICES.
SECTION 93.2.20. MOTEL.
SECTION 93.2.21. MORTUARY.
SECTION 93.2.22. MUSEUM.
SECTION 93.2.23. USES NOT OTHERWISE PROVIDED FOR.
SECTION 93.2.24. RECREATION FACILITIES.
SECTION 93.2.25. RETAIL AND SERVICE COMMERCIAL USES.
SECTION 93.2.26. RETAIL FOOD MARKET.
SECTION 93.2.27. ROOMING HOUSES AND CLUBS HAVING SLEEPING ROOMS.
SECTION 93.2.28. SANITARIUMS AND HOMES.
SECTION 93.2.29. STADIUMS AND PLACES OF PUBLIC ASSEMBLY.
SECTION 93.2.30. THEATRE.
SECTION 93.2.31. TRAILER COURT.
SECTION 93.2.32. TRANSPORTATION TERMINAL FACILITY.
SECTION 93.2.33. WAREHOUSE AND STORAGE BUILDING.
SECTION 93.2.34. CHILD DAY CARE CENTERS AND KINDERGARTENS.
SECTION 93.2.35. BEAUTY COLLEGES.
SECTION 93.2.36. AUTOMOBILE DEALERSHIPS.
SECTION 93.2.37. HELISTOPS AND HELIPORTS.
SECTION 93.2.38. POOL AND BILLIARD HALLS.
SECTION 93.2.39. PLANT NURSERIES.
SECTION 93.2.40. HEALTH CLUBS.
SECTION 93.2.41. COURT OR COURT FACILITIES.
SECTION 93.2.42. LARGE FAMILY DAY CARE HOMES.
ARTICLE 3 - OFF STREET LOADING
SECTION 93.3.1. REQUIRED OFF STREET LOADING SPACE.
ARTICLE 4 - STANDARDS OF DEVELOPMENT FOR COMMERCIAL AND INDUSTRIAL PARKING AREAS
SECTION 93.4.1. PLOT PLAN APPROVAL REQUIRED.
SECTION 93.4.2. SIZE OF PARKING SPACE.
SECTION 93.4.3. TABLES AND CHARTS.
SECTION 93.4.4. ACCESS TO PARKING AREAS.
SECTION 93.4.5. PARKING AREA ACCESS ROADS AND DRIVEWAYS.
SECTION 93.4.6. PARKING SPACE STRIPING.
SECTION 93.4.7. BORDER BARRICADES.
SECTION 93.4.8. LIGHTING OF PARKING AREAS.
SECTION 93.4.9. PAVING OF PARKING AREAS.
SECTION 93.4.10. JOINT USES.
SECTION 93.4.11. CONDITIONS FOR ALLOWING JOINT USES.
SECTION 93.4.12. LOCATION AND CONTROL OF PARKING FACILITIES.
SECTION 93.4.13. EXCEPTION TO LOCATION REQUIREMENT.
SECTION 93.4.14. TEMPORARY LOCATION.
SECTION 93.4.15. PARKING FACILITIES REQUIRED FOR MORE INTENSIVE USE.
SECTION 93.4.16. PARKING FACILITIES REQUIRED FOR CHANGE OF USE.
SECTION 93.4.17. CHANGE OF USE INSPECTION FEE.
SECTION 93.4.18. PARKING FACILITIES PROVIDED BEYOND REQUIRED FACILITIES.
SECTION 93.4.19. RESERVED PARKING SPACES.
SECTION 93.4.20. RESTRICTION ON PARKING SPACE USE.
SECTION 93.4.21. COMBINED OR MIXED USES.
SECTION 93.4.22. NONCOMPLIANCE WITH STATEMENT; A MISDEMEANOR.
SECTION 93.4.23. CONTINUING OBLIGATION.
SECTION 93.4.24. DEVIATIONS FROM PARKING LOT DESIGN REQUIREMENTS.
SECTION 93.4.25. EXEMPTION FROM PARKING REQUIREMENTS.
ARTICLE 5 - DEVELOPMENT STANDARDS FOR RESIDENTIAL PARKING AREAS
SECTION 93.5.1. PLOT PLAN APPROVAL REQUIRED.
SECTION 93.5.2. SIZE OF RESIDENTIAL PARKING SPACES, GARAGES.
SECTION 93.5.3. GARAGE DOORS.
SECTION 93.5.4. LOCATION OF PARKING SPACES.
SECTION 93.5.5. Repealed by O-2338.
SECTION 93.5.6. ACCESS.
93.5.7. DRIVEWAY WIDTHS.
93.5.8. SUBTERRANEAN GARAGES.
93.5.9. LINE OF SIGHT STANDARD.
93.5.10. RESTRICTION ON USE.
93.5.11. REQUIRED STORAGE SPACE.
93.5.12. TANDEM PARKING.
93.5.13. PAVING OF DRIVEWAYS AND GARAGE AREAS.
93.5.14. SEPARATION FROM WINDOWS.
93.5.15. WHEEL STOPS.
93.5.16. PARKING LOT ILLUMINATION.
ARTICLE 6 - LANDSCAPE REGULATIONS
SECTION 93.6.1. WALL ENCLOSURE REQUIREMENTS.
SECTION 93.6.2. AMOUNT OF LANDSCAPING REQUIRED.
SECTION 93.6.3. PLANTING LIST.
SECTION 93.6.4. CHOICE OF PLANT MATERIAL.
SECTION 93.6.5. LANDSCAPING PLAN REVIEW.
SECTION 93.6.6. EXCLUSION OF EMPLOYEE PARKING AREAS IN M-1 AND M-2 DISTRICTS.
SECTION 93.6.7. CONFORMANCE TO LANDSCAPE REGULATIONS.
SECTION 93.6.8. LANDSCAPING OF OPEN RESIDENTIAL PARKING.
ARTICLE 7 - VARIANCES, WAIVERS AND NONCONFORMING USES
SECTION 93.7.1. VARIANCES.
SECTION 93.7.2. PROVISIONS FOR WAIVERS.
SECTION 93.7.3. NONCONFORMING USES.
ARTICLE 1 - GENERAL
SECTION 93.1.1. OFF STREET PARKING REQUIRED.
(Amended by O-1669; O-1754)
Except as provided in Section 93.1.2. no
building or structure shall be erected, substantially improved, or changed in
use unless off street parking therefor has been provided as set forth in this
Chapter.
SECTION 93.1.2. DOWNTOWN TORRANCE AND MEADOW PARK REDEVELOPMENT PROJECT AREA EXEMPTED.
(Amended by O-1669; O-1754; O-1816)
a) The provisions of this Chapter shall not apply to any building or
structure which existed in downtown Torrance on October 30, 1958, unless:
1) Such building or structure is to be used for public assemblies; or
2) Such building or structure is substantially improved or altered after
March 1, 1967; or
3) A variance from or other exception to the provisions of this Code
requiring off street parking has been granted for the lot or parcel of land on
which such building or structure is situated; or
4) Such change in use is from residential to any other use or is from
single family residential to two (2) family residential to any other residential
use.
b) For the purpose of this Section, downtown Torrance is defined as the
area within the following described boundaries:
Commencing at the intersection of Cota Avenue and the first alley north of
Torrance Boulevard, easterly along said alley to the alley between Cravens
Avenue and Sartori Avenue, then south to Torrance Boulevard, easterly along
Torrance Boulevard to Border Avenue, south along Border Avenue to the first
alley south of Carson Street, westerly along said alley to Gramercy Avenue,
north and east along Gramercy Avenue to the first alley southwest to Cravens
Avenue, northwesterly along said alley to Portola Avenue to Torrance Boulevard,
west on Torrance Boulevard to Cota Avenue, north on Cota Avenue to the point of
beginning.
c) The provisions of this Chapter shall not apply to any building or
structure on City-owned properties in the Meadow Park Redevelopment Project
Area. Provided, however, that this exemption shall expire when the existing
buildings or structures are demolished.
SECTION 93.1.3. SUBSTANTIAL IMPROVEMENT.
(Amended by O-1754)
a) A building or structure, other than one used for residential purposes,
shall be deemed to have been substantially improved if the aggregate value of
the structural additions and alterations thereto is thirty (30) percent or more
of the replacement value of such building or structure based on Table 3-A of
Section 303 of the Building Code of the City.
b) A building used for residential purposes shall be deemed to have been
substantially improved if the aggregate value of the structural additions and
alterations thereto is fifty (50) percent or more of the replacement value of
such building or structure, based on Table 3-A of Section 303 of the Building
Code of the City.
SECTION 93.1.4. GARAGE SPACE REQUIREMENTS.
Notwithstanding the provisions of Section 93.1.3. of this Article, there
shall be no alteration or addition to existing residential structures in
relation to which no provisions have been made for garage space, unless one (1)
such space for each unit is constructed as provided under the provisions of
Section 93.5.2. of this Chapter.
SECTION 93.1.5. MODIFIED GROSS FLOOR AREA - LIMITATION.
(Amended by O-3207)
a) Modified gross floor area shall be calculated by measuring the total
floor area from within the exterior surface of the walls of the building. The
following areas on each floor shall not be included in that calculation and
shall not be charged for parking:
1) Stairs
2) Toilets
3) Elevator shafts
4) Plumbing shafts
5) Air shafts
6) Mechanical equipment rooms which are used solely for the maintenance of
the building.
b) In any building for which a building permit had been issued on or before
January 1, 1988, the following named uses may utilize the modified gross floor
area method of calculating the number of off-street parking spaces to be
required for those uses, or any continuance, extension or renewal of those
uses:
1) Banks, savings and loan and credit unions
2) Bowling alleys
3) Business and professional offices
4) Food and beverage establishments
5) Furniture and major appliance stores
6) Medical/dental clinics, medical professional offices
7) Mortuary
8) Retail and service commercial uses
9) Retail food markets
10) Warehouse and storage buildings
11) Pool and billiard halls
12) Health clubs
13) Required off-street loading spaces
c) Notwithstanding the provisions of subsection (b) of this Section, in the
event any such building is destroyed or demolished or is extended, enlarged or
remodeled so that the aggregate value of the structural additions and
alterations or repairs thereto shall amount to thirty percent (30%) or more of
the replacement value of such building or structure based on the Building Permit
Fee
Table of the Building Code of the City, the parking requirements shall not
be calculated by using the modified gross floor area method.
SECTION 93.1.6. MAINTENANCE.
The owner of property used for parking shall maintain such area in good
condition without holes and free of all weeds, dust, trash and other
debris.
SECTION 93.1.7. TEMPORARY PARKING LOT EVENTS.
(Amended by O-3360; O-3485)
a) No person will use any existing parking lot for a temporary parking lot
sales event or a temporary parking lot special event, as defined in Sections
91.2.165 and 91.2.166 respectively, without first obtaining the prior approval
of a Temporary Parking Lot Event Permit issued from the Planning Director.
b) An application for a Temporary Parking Lot Event Permit must be filed
with the Planning Department and will include the following:
1) A completed application form signed by the applicant and the property
owner acknowledging and agreeing to all applicable conditions; and
2) A dimensioned plot plan of the proposed location. The plot plan must
indicate the following information:
A) The existing on-site parking and circulation layout, and the total
number of available on-site parking spaces;
B) The total number and location of the parking spaces to be used for the
proposed event;
F) The location and dimensions of all Christmas tree sales and storage
areas, public activity areas, fenced areas, and distances between tree displays,
parking areas and temporary structures as required by the Fire Department;
G) The location of existing buildings and any temporary tents; trailers,
electrical or mechanical equipment, trash receptacles, and signs;
H) The location of required safety devices such as portable fire
extinguishers, no smoking signs, and emergency exits; and,
I) Any other information found by the Planning Director to be necessary for
the review of the application.
c) A Temporary Parking Lot Event Permit must be obtained for each
individual event. The Temporary Parking Lot Event Permit will be issued if in
the judgement of the Planning Director the subject event will conform to the
following criteria:
1) The location of the proposed event is within an existing parking lot
area and is being held by a permanent on-site business;
2) The proposed event will not disrupt circulation of traffic within the
parking lot or within the vicinity as determined by consideration of the
following factors in relation to the location of the proposed parking lot
event:
A) The location and design of on-site driveways;
B) On-site parking and circulation, including pedestrian movements;
and
C) On-site lighting and traffic signage.
3) The proposed event will not be materially detrimental to the public
welfare or to the property of other persons located in the vicinity;
4) The proposed event will not cover more than ten (10) percent of the
required parking spaces;
5) The proposed event will not cause a shortage of parking for or restrict
access to the existing uses;
6) The business establishment proposing the event has not exceeded the
maximum allowable number of four events per business establishment per calendar
year;
7) There are no other events, as defined in Sections 91.2.165 and 91.2.166,
occurring on the same parking lot and during the same time period; and
8) All temporary structures, equipment and debris will be removed and the
parking lot area will be cleaned and restored to its original condition within
one calendar day immediately following the last effective date of the approval
for the event.
d) The operation of a pumpkin or a Christmas tree sales lot will be
required to conform with the requirements of Subsections c) and d) 2 through d)
5 of Section 92.2.9 regulating pumpkin and Christmas tree sales on vacant
property.
e) The Planning Director may impose additional conditions to the approval
of the Temporary Parking Lot Event Permit to insure the preservation of the
public peace, safety, health, and general welfare.
f) Any violations of this Section, other applicable Sections of the
Torrance Municipal Code, and/or conditions of approval may result in enforcement
actions, immediate suspension of the issued Seasonal Sales Permit and the denial
of an application for such future sales permits by the operator and/or the
property owner.
g) The Planning Director may charge a fee for such approvals as provided in
City Council Resolution 94-91 as adjusted by resolution from time to time, but
may waive such fee for good cause, as provided in Section 31.6.2 of this
Code.
h) The decision of the Planning Director will be appealable to the Planning
Commission in the same manner as provided in Section 92.30.11, and to the City
Council pursuant to the provisions contained in Article 5 of Chapter 1 of
Division 1.
ARTICLE 2 - USE AND PARKING SPACES REQUIRED (Amended by O-1669)
SECTION 93.2.1. SINGLE FAMILY RESIDENCE.
(Amended by O-1962; O-3356)
a) For each lot or parcel of land used for a single-family residence there
shall be provided a private garage located on the same lot or parcel of land
with a storage capacity of not less than two (2) cars.
b) For flag lot subdivisions located in the R-1 zone, the following
off-street parking shall be provided:
1) Not less than one (1) off-street, guest parking space shall be provided
on each interior flag lot.
2) Garage doors shall face the required access easement, and shall be set
back not less than twenty (20) feet from the inside edge of the access easement
to provide for the parking of two (2) vehicles.
3) In cases where a lot size prohibits parking two (2) vehicles in front of
garage doors, there shall be provided two (2) open parking spaces elsewhere on
the lot; however, in no case shall this parking be provided in the required
front yard setback.
SECTION 93.2.2. TWO FAMILY DWELLING.
(Amended by O-2338; O-3185; O-3243; O-3245; O-3251)
Except as provided
in Article 44, Chapter 1 of this Division, or Section 95.3.28, there shall be
provided on every lot or parcel of land used for two family (duplex) dwellings,
private garage space with a storage capacity of not less than four (4)
cars.
SECTION 93.2.3. MULTIPLE-FAMILY RESIDENCE.
(Amended by O-1302; O-1937; O-1938; O-2307; O-3191; O-3217; O-3319; O-3365;
O-3556)
a) For each lot or parcel of land used for multiple-family residential
purposes, there shall be provided off-street parking spaces on the same lot or
parcel of land as the dwelling units in the following amounts:
1) For those dwelling units providing two (2) bedrooms or less: Two (2)
parking spaces per dwelling unit;
2) For those dwelling units providing three (3) or more bedrooms: Three (3)
parking spaces per dwelling unit. Two (2) of the three (3) spaces may be in
tandem arrangement (one (1) space behind another).
b) The number of bedrooms shall be determined by taking the total number of
rooms provided within the dwelling unit and excluding therefrom one (1) living
room, one (1) dining room, one (1) kitchen, all bathrooms and closets. All other
remaining rooms shall be counted as bedrooms.
c) There shall be provided private, enclosed garages for not less than one
and one-half (1-½) cars per dwelling unit.
d) Each private, enclosed garage shall be equipped with a garage door
operated by an automatic garage door opener, and in the event the garage door
faces an alley, shall be of the roll-up type.
e) There shall be provided not less than one (1) additional, uncovered
visitor parking space for each five (5) dwelling units or portion thereof.
f) In no case shall open area parking be permitted in any required front
yard or side street yard or yards between the street line of the lot and the
lines of the main building which building lines extend from one lot line to the
other.
g) For senior citizen housing, there shall be provided one (1) parking
space per dwelling unit plus no less than one (1) additional visitor parking
space for each five (5) dwelling units.
SECTION 93.2.4. BANKS, SAVINGS AND LOAN AND CREDIT UNIONS.
(Amended by O-3001; O-3207)
For each lot or parcel of land used for a
bank, there shall be provided one (1) parking space for each one hundred
seventy-five (175) square feet of floor area on lobby floor. Office area not on
lobby floor shall be treated in the same manner as business and professional
offices.
SECTION 93.2.5. BOWLING ALLEY.
(Amended by O-3207)
For each lot or parcel of land used for a bowling
alley, there shall be provided five (5) parking spaces for each lane, plus one
(1) space for each one hundred (100) square feet of floor area used for
consumption of food or beverages or other recreational area.
SECTION 93.2.6. BUSINESS AND PROFESSIONAL OFFICES
(Amended by O-3001; O-3207)
For each lot or parcel of land used for
business and professional offices, there shall be provided one (1) parking space
for each three hundred (300) square feet of floor area for each office in which
no activity is carried on catering to retail trade with the public and no stock
of goods. Such business shall include but not be limited to offices for
attorneys, architects, accountants, managers and administrators.
SECTION 93.2.7. CHURCH.
For each lot or parcel of land used for a church, there shall be one (1)
parking space for each five (5) fixed seats or one (1) parking space for each
thirty-five (35) square feet of assembly areas not containing fixed seats,
whichever is the greater. This is to apply only to the maximum area to be used
at any one time.
SECTION 93.2.8. COLLEGE.
For each lot or parcel of land used for a college, the number of spaces
shall be determined by the Planning Commission on the basis of the number of
students and the dormitory, athletic and entertainment facilities.
SECTION 93.2.9. DANCE HALLS.
For each lot or parcel of land used for a dance hall, there shall be
provided one (1) parking space for each thirty-five (35) square feet of dance
floor area, plus one (1) parking space for each five (5) fixed seats or for each
thirty-five (35) square feet of seating area where there are no fixed
seats.
SECTION 93.2.10. ELEMENTARY SCHOOLS.
For each lot or parcel of land used for elementary school purposes, there
shall be provided two (2) spaces for each classroom.
SECTION 93.2.11. FOOD AND BEVERAGE ESTABLISHMENT.
(Amended by O-3202; O-3207; O-3225)
For each restaurant, cafe and
eating establishment serving food for public consumption including drive-in and
walk-up restaurants and all establishments for the on-premises consumption of
beverages, there shall be provided not less than one (1) parking space for each
one hundred (100) square feet of floor area; provided, however, that in
considering an application for conditional use permit, the Planning Commission,
or City Council on appeal, may permit a lesser number of parking spaces, but in
no event less than one (1) parking space for each two hundred (200) square feet
of floor area upon consideration of the following factors:
a) The food sold or furnished is packaged for takeout only and no provision
is made on the premises for eating or for food consumption by the public;
b) The food product is intended for consumption elsewhere, and is not
likely to result in the congregation of people or vehicles at the
location.
SECTION 93.2.12. FURNITURE AND MAJOR APPLIANCE STORE.
(Amended by O-3001; O-3207)
For each lot or parcel of land used for a
furniture and major appliance store, there shall be provided one (1) parking
space for each two hundred (200) square feet of floor area.
SECTION 93.2.13. HIGH SCHOOL.
For each lot or parcel of land used for a high school, there shall be
provided seven (7) spaces for each classroom.
SECTION 93.2.14. HOSPITAL.
(Amended by O-2565)
a) For each lot or parcel of land used for a hospital, except psychiatric
hospital, there shall be provided one (1) parking space for each bed.
b) For each lot or parcel of land used for a psychiatric hospital, there
shall be provided one (1) parking space for each two (2) beds.
SECTION 93.2.15. HOTEL.
(Amended by O-2436; O-3179)
For every lot or parcel of land developed
for a hotel, the number of parking spaces required shall be determined by the
approval authority based upon staff recommendation computed on a site-by-site
basis from the following base criteria:
a) That the maximum base criteria factors shall be 1.25 parking spaces per
room, plus an additional 10 parking spaces for each 1,000 square feet of
ancillary service areas;
b) That the approval authority may factor down the base criteria depending
on the size of the project, the range of services offered, and the
location.
SECTION 93.2.16. JUNIOR HIGH SCHOOL.
For each lot or parcel of land used for a junior high school, there shall
be provided two (2) spaces for each classroom.
SECTION 93.2.17. LIBRARY.
For each lot or parcel of land used for a library, there shall be provided
one (1) parking space for each five (5) seats.
SECTION 93.2.18. MANUFACTURING USES AND PROCESSING PLANTS.
For each lot or parcel of land used for manufacturing uses and processing
plants, including but not limited to testing labs, ceramics, bottling, bakeries,
canneries, printing and engraving shops, there shall be provided one (1) parking
space for each two (2) employees during the shift of maximum employment or one
(1) space for each four hundred (400) square feet of open or enclosed area
devoted to the compounding, manufacturing or processing of any goods or
articles, whichever is greater, plus one (1) stall for each vehicle used in
conjunction with the use.
SECTION 93.2.19. MEDICAL/DENTAL CLINICS; MEDICAL PROFESSIONAL OFFICES.
(Amended by O-3207)
For each lot or parcel of land used for medical and
dental clinics and medical professional offices, there shall be provided one (1)
parking space for each two hundred (200) square feet of floor area.
SECTION 93.2.20. MOTEL.
(Amended by O-2436; O-3179)
For every lot or parcel of land developed
for a motel, the number of parking spaces required shall be determined by the
approval authority based upon staff recommendation computed on a site-by-site
basis from the following base criteria:
a) That the maximum base criteria factors shall be 1.25 parking spaces per
room, plus an additional 10 parking spaces for each 1,000 square feet of
ancillary service areas;
b) That the approval authority may factor down the base criteria depending
on the size of the project, the range of services offered, and the
location.
SECTION 93.2.21. MORTUARY.
(Amended by O-3207)
For each lot or parcel of land used for a mortuary,
there shall be provided one (1) parking space for each three (3) seats within
the chapel or one (1) parking space for each twenty-one (21) square feet of
floor area not containing fixed seats within the chapel plus one (1) parking
space for each four hundred (400) square feet of floor area within the building
outside the chapel.
SECTION 93.2.22. MUSEUM.
For each lot or parcel of land to be used for a museum, the number of
spaces required shall be determined by the Planning Commission on the basis of
the type of museum and audience intended.
SECTION 93.2.23. USES NOT OTHERWISE PROVIDED FOR.
(Amended by O-1754)
For any use where the number of parking spaces has
not otherwise been designated by the provisions of this Article, one (1) square
foot of parking space shall be provided for each square foot of building
space.
SECTION 93.2.24. RECREATION FACILITIES.
For each lot or parcel of land to be used for recreational facilities, the
number of spaces required shall be determined by the Planning Commission on the
basis of type of facility, intended occupancy, number of spectator
seats.
SECTION 93.2.25. RETAIL AND SERVICE COMMERCIAL USES.
(Amended by O-3207)
For each lot or parcel of land used for retail or
service commercial uses, there shall be provided, except as otherwise specified,
one (1) parking space for each two hundred (200) square feet of floor
area.
SECTION 93.2.26. RETAIL FOOD MARKET.
(Amended by O-3207)
For each lot or parcel of land used for a retail
food market, there shall be provided one (1) parking space for each one hundred
and fifty (150) square feet of floor area.
SECTION 93.2.27. ROOMING HOUSES AND CLUBS HAVING SLEEPING ROOMS.
For each lot or parcel of land used for rooming houses, lodging houses and
clubs or fraternities having sleeping rooms, there shall be provided two (2)
spaces plus one (1) space for each guest room or one (1) parking space for each
one hundred and fifty (150) square feet of sleeping area, whichever is greater.
Such space shall be within a garage.
SECTION 93.2.28. SANITARIUMS AND HOMES.
(Amended by O-1944)
For each lot or parcel of land used for
sanitariums, children’s homes, homes for the aged, rest homes, asylums,
convalescent homes, and convalescent hospitals there shall be provided one (1)
parking space for each three (3) beds.
SECTION 93.2.29. STADIUMS AND PLACES OF PUBLIC ASSEMBLY.
For each lot or parcel of land used for stadiums, sports arenas,
auditoriums and other places of public assembly, clubs, fraternal organizations,
union hiring halls and lodges, there shall be provided one (1) space for every
five(5) seats or one (1) space for every thirty-five (35) square feet of floor
area where there are no fixed seats, whichever is the greater. High school
stadiums and assembly areas are excepted from these provisions.
SECTION 93.2.30. THEATRE.
For each lot or parcel of land used for a theatre, there shall be provided
one (1) parking space for each three (3) seats.
SECTION 93.2.31. TRAILER COURT.
For each lot or parcel of land used for a trailer court, there shall be
provided on such lot or parcel of land two (2) parking spaces per individual
trailer site.
SECTION 93.2.32. TRANSPORTATION TERMINAL FACILITY.
For each lot or parcel of land used for transportation terminal
facilities, the number of spaces to be determined by the Planning Commission on
the basis of type of transportation, material to be hauled, location and number
of employees.
SECTION 93.2.33. WAREHOUSE AND STORAGE BUILDING.
(Amended by O-3207)
For each lot or parcel of land used for a warehouse
and storage building, there shall be provided one (1) space for each fifteen
hundred (1500) square feet of floor area, plus one (1) space for each two
hundred and fifty (250) square feet of office area.
SECTION 93.2.34. CHILD DAY CARE CENTERS AND KINDERGARTENS.
(Added by O-1707; Amended by O-3453)
For each lot or parcel of land
used for child day care centers or kindergarten purposes, there will be provided
one (1) parking space per teacher and/or employee, plus one (1) parking space
for each fifteen (15) pupils or fraction thereof.
a) Passenger Loading/Unloading for Child Day Care Centers. An
off-street area which minimizes interference with traffic and promotes safety of
the children must be provided for drop-off and pick-up.
SECTION 93.2.35. BEAUTY COLLEGES.
(Added by O-1763)
For each lot or parcel of land used for a beauty
college, there shall be provided one and one-quarter (1-¼) spaces for each
student plus one (1) space for every two (2) instructors and/or
employees.
SECTION 93.2.36. AUTOMOBILE DEALERSHIPS.
(Added by O-1777)
For each lot or parcel of land used for the display
and sale of automobiles, there shall be provided one (1) parking space for each
two thousand (2,000) square feet of lot and building area used for the display
or storage of automobiles exclusive of aisles and turning areas, plus one (1)
space for each two (2) employees during the time of maximum employment, to be
designated as employee parking.
SECTION 93.2.37. HELISTOPS AND HELIPORTS.
(Added by O-1810)
For each lot or parcel of land used for heliports or
helistops, there shall be provided off-street parking facilities as
follows:
a) One (1) space per each two (2) employees or one (1) space per one
thousand (1,000) square feet of enclosed storage or hangar space whichever is
the greater.
b) One (1) space per two hundred fifty (250) square feet of office
area.
c) Two (2) spaces per each landing pad.
d) One loading space per each landing pad.
e) Heliports operating scheduled commercial passenger service shall provide
in addition to the above, two (2) spaces per each peak hour passenger, to be
determined by maximum flights per hour on the business day and the passenger
load per flight.
SECTION 93.2.38. POOL AND BILLIARD HALLS.
(Added by O-1864; Amended by O-3207)
For each lot or parcel of land
used for a pool hall or billiard parlor there shall be provided one (1) parking
space for each one hundred (100) square feet of floor area.
SECTION 93.2.39. PLANT NURSERIES.
(Added by O-2200)
For each lot or parcel of land used for the display
or sale of plants and/or related landscaping materials, there shall be provided
one (1) parking space for each one thousand five hundred (1,500) square feet of
display area and one (1) parking space for each two hundred (200) square feet of
office area or portion thereof.
SECTION 93.2.40. HEALTH CLUBS.
(Added by O-3118; Amended by O-3207)
a) For each lot or parcel of land used for an athletic club, health spa,
dance or exercise studio or similar use, there shall be provided one (1) parking
space for each one hundred (100) square feet of floor area.
b) For each lot or parcel of land containing racquetball, tennis or similar
court facilities, there shall be provided four (4) parking spaces for each court
plus one (1) parking space for each one hundred (100) square feet of remaining
floor area.
SECTION 93.2.41. COURT OR COURT FACILITIES.
(Added by O-3287)
For every lot or parcel of land developed for court,
or court facilities, the number of parking spaces shall be determined by the
approving authority upon consideration of a recommendation computed on a
site-by-site basis taking into account the development guidelines provided in
Section 95.3.44, and using as a base requirement of one (1) parking space for
each one hundred fifty (150) square feet of gross floor area.
SECTION 93.2.42. LARGE FAMILY DAY CARE HOMES.
(Added by O-3453)
One (1) off-street parking space must be provided for
a non-resident employee. The residential driveway is acceptable provided it does
not conflict with any required child drop-off/pick-up area and does not block
the public sidewalk or right-of-way. Tandem or side-by-side parking in the
driveway is acceptable.
a) Passenger Loading/Unloading. A minimum of one (1) off-street
parking space must be available for child drop-off and pick-up. The driveway is
acceptable for this purpose provided it does not block the public right-of-way.
Tandem or side-by-side parking in the driveway is acceptable. Double parking
must not be utilized at any time.
ARTICLE 3 - OFF STREET LOADING
SECTION 93.3.1. REQUIRED OFF STREET LOADING SPACE.
(Amended by O-3207)
One off street loading space shall be provided and
maintained on the same lot for every separate occupancy requiring delivery of
goods and having a floor area of less than ten thousand (10,000) square feet.
One (1) loading space shall be provided for each additional twenty thousand
(20,000) square feet of floor area over ten thousand (10,000) square feet to
ninety thousand (90,000) square feet and one (1) additional loading space shall
be provided for each additional one hundred thousand (100,000) square feet of
floor area over ninety thousand (90,000) square feet. Each required off street
loading space shall be not less than ten (10) feet in width and twenty-five (25)
feet in length, with a minimum height clearance of fourteen (14) feet and shall
be so arranged that it will not impede traffic circulation within the parking
area or will not block parking stalls. Where the occupancies are integrated or
connected in design, loading space area may be based solely on the floor area
involved without reference to separate occupancy.
ARTICLE 4 - STANDARDS OF DEVELOPMENT FOR COMMERCIAL AND INDUSTRIAL PARKING AREAS
SECTION 93.4.1. PLOT PLAN APPROVAL REQUIRED.
At the time a building permit is requested for any new building or
structures or at the time a new use of land which would require off street
parking is established, a plot plan shall be submitted showing the proposed
development of the property, including the layout and development of the parking
and loading facility. All parking and loading spaces shall be designated as well
as the access aisles and other improvements. The Planning Director may
disapprove such plans if he finds they are inconsistent with the requirements of
this Section.
SECTION 93.4.2. SIZE OF PARKING SPACE.
The minimum size of each parking space in a parking lot serving commercial
uses shall be no less than eight (8) feet six (6) inches in width and nineteen
(19) feet in depth. Where employees parking for industrial uses is required by
this Section, eight (8) feet by nineteen (19) feet shall be the minimum size
required.
SECTION 93.4.3. TABLES AND CHARTS.
The tables and charts entitled “Parking Lot Layout” are hereby
incorporated by this reference.
SECTION 93.4.4. ACCESS TO PARKING AREAS.
The parking lot or parking areas shall be so designed as to permit
vehicular traffic to move into and out of the parking area without the backing
of any automobile into or upon a public right-of-way, except that an alley may
be used as a turning radius into and out of a parking stall.
SECTION 93.4.5. PARKING AREA ACCESS ROADS AND DRIVEWAYS.
a) The entrances and exits to the parking area shall be clearly marked.
Interior vehicular circulation by way of access roads shall maintain the
following minimum standards; for one-way traffic the minimum width of eleven
(11) feet, and for two-way traffic, a minimum width of twenty-four (24)
feet.
b) Parking areas having more than one (1) aisle or driveway shall have
directional signs or markings provided in each aisle or driveway.
c) Driveways shall be located on the same lot or parcel of land as the
parking or loading spaces which they serve or connected by easement for ingress
and egress over adjoining property with the approval of the Planning
Director.
d) The grade for any driveway or ramp providing access to any off street
parking space shall be in conformity with standards set by the City on the basis
of the transition distance available between the property line grade and the
parking lot pad elevation. In no event shall the algebraic difference in grade
between any two (2) adjacent six (6) foot chords in the approach ramp profile
exceed twelve (12) percent.
SECTION 93.4.6. PARKING SPACE STRIPING.
All parking areas shall be striped with double lines (six inches both
sides of center) between stalls to facilitate the movement into and out of the
parking stalls.
SECTION 93.4.7. BORDER BARRICADES.
Posts, bumpers or wheel-stops shall be provided where parking areas border
sidewalks which are not elevated, public and private property lines, buildings,
fences or walls, in such a manner that no vehicle shall overhang or encroach
over a property line.
SECTION 93.4.8. LIGHTING OF PARKING AREAS.
Any lighting used to illuminate off street parking facilities or vehicle
sales areas shall be so arranged as to reflect the light away from the adjoining
premises in any residential zone or residential use.
SECTION 93.4.9. PAVING OF PARKING AREAS.
All off street parking areas, vehicle sales areas and any driveway used
for access thereto shall be paved. Such paving shall consist of an untreated
rock base material four (4) inches thick in sandy soils and six (6) inches thick
in clayey soils, and topped with hard, durable plant mix asphaltic paving at
least two (2) inches thick. The surface shall be graded and drained so as to
dispose of all surface water.
SECTION 93.4.10. JOINT USES.
a) The Planning Commission may grant a reduction in the total number of
spaces when the joint use of a parking facility has divergent needs in relation
to user on the basis of non-use by one (1) user during a period of use by
another during nighttime in relation to daytime hours, or weekdays in relation
to Saturdays or Sundays,
b) Notwithstanding the provisions of Section 93.4.10.(a), there may be a
reduction in the number of spaces required when the joint use of a parking
facility shall include the use of parking for a church or an auditorium
incidental to a public or parochial school and a use considered to be primarily
a daytime use.
SECTION 93.4.11. CONDITIONS FOR ALLOWING JOINT USES.
The Planning Commission shall require for the above joint uses that:
a) The buildings and uses shall be within one hundred fifty (150) feet of
the nearest point by walking distance within a parking facility to said building
or use;
b) The applicant shall show there is no conflict in the principal operating
hours of the buildings or uses for which the joint parking facilities are
proposed; and
c) The parties concerned in the joint use of off street parking facilities
shall evidence an agreement for such joint use by a proper legal instrument
approved by the City Attorney as to form and content. Such instrument when
approved as conforming to the provisions of this Section shall be recorded in
the office of the County Recorder and copies thereof filed with the Building
Department and the Planning Department of the City.
SECTION 93.4.12. LOCATION AND CONTROL OF PARKING FACILITIES.
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.
SECTION 93.4.13. EXCEPTION TO LOCATION REQUIREMENT.
(Amended by O-2864)
Exceptions to Section 93.4.12. may be approved by
the Planning Director subject to the following conditions:
a) That all or part of substitute location is within four hundred (400)
feet of the principal use for which the parking is being provided, measured in
walking distance along the way open to public pedestrian passage.
b) That the substitute lot is in the same possession as the property
containing the use it is to serve. Such possession may be by deed or by long
term lease approved by the City Attorney as to form and content.
SECTION 93.4.14. TEMPORARY LOCATION.
The requirements of Section 93.4.13. shall be suspended if a temporary
substitute location or locations within a distance of four hundred (400) feet
for all or a part of the parking facilities is assured under an agreement or
other instrument approved by the City Attorney as to form and content until such
time as a permanent substitute location complying with the provisions of Section
93.4.13. is effected.
SECTION 93.4.15. PARKING FACILITIES REQUIRED FOR MORE INTENSIVE USE.
When the intensity of use of any building, structure, or premises is
increased through the addition of dwelling units, floor area, seating capacity,
or other use of measurement specified in this Code, additional required parking
and loading facilities for such use shall be provided as required in this
Chapter.
SECTION 93.4.16. PARKING FACILITIES REQUIRED FOR CHANGE OF USE.
Whenever the existing use of a structure or existing use of land is
changed to another use for which this Chapter requires the provisions for a
greater number of parking spaces than the existing use, parking and loading
facilities shall be provided as required by this Chapter.
SECTION 93.4.17. CHANGE OF USE INSPECTION FEE.
(Amended by O-1791)
Whenever there is a change in use or a substantial
building alteration, a fee of Five Dollars ($5.00), in addition to any other
applicable charge, shall be paid to the License Department of the City as
reasonable cost for inspection to determine whether an occupancy permit should
be granted.
SECTION 93.4.18. PARKING FACILITIES PROVIDED BEYOND REQUIRED FACILITIES.
Nothing in this Section shall be deemed to prevent the voluntary
establishment of off street parking or loading facilities in excess of those
required by this Chapter, provided that all regulations herein governing the
location, design and operation of such facilities are adhered to.
SECTION 93.4.19. RESERVED PARKING SPACES.
No parking space designated toward providing the minimum parking
requirements shall be reserved in the name or title of a specific individual.
Parking areas or spaces designated toward providing minimum parking requirements
may be reserved or designated in the name of an occupant within a building for
the joint use of such occupant and the patrons of such occupant or reserved for
the exclusive use of employees of such occupant. Such areas shall contain a
minimum of ten (10) parking spaces.
SECTION 93.4.20. RESTRICTION ON PARKING SPACE USE.
(Amended by O-2907; O-3006)
Neither patrons nor employees of an
occupant of a building may be restricted from use of any parking space
designated to meet minimum parking requirements unless the occupant of the said
building, or the owner or operator of the parking lot has obtained a Conditional
Use Permit pursuant to the provisions of Chapter 5 of this Division.
SECTION 93.4.21. COMBINED OR MIXED USES.
The required off street parking and loading facilities may be provided
collectively for two (2) or more buildings or two (2) or more uses in the same
building provided that the total number of parking spaces shall be not less than
the sum of the requirements for each of the individual uses and provided all
other requirements of this Chapter are met.
SECTION 93.4.22. NONCOMPLIANCE WITH STATEMENT; A MISDEMEANOR.
If at any time after an employee signs a statement pursuant to Section
93.4.20. the employee, when present within the building during his hours of
employment, is parked in a substitute location outside the designated area
contrary to the contents of the written statement, such employee shall be guilty
of a misdemeanor punishable by fine of not less than Two Hundred Dollars
($200.00) or imprisonment in the County jail for not less than six (6) months,
or both such fine and imprisonment.
SECTION 93.4.23. CONTINUING OBLIGATION.
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 continue. It shall be unlawful for an
owner of any building or use to discontinue or dispense with the required
vehicle parking or loading area which meet the requirements of this
Chapter.
SECTION 93.4.24. DEVIATIONS FROM PARKING LOT DESIGN REQUIREMENTS.
(Amended by O-1767; O-1790; O-2864)
Deviations from parking lot design
requirements may be permitted only in the following manner:
a) The applicant or proponent must file detailed plans of the proposed
parking area with the Planning Director.
b) The Planning Director shall within a reasonable time review the plans
and approve or disapprove said plans.
c) Deviations shall be allowed only in the following instances:
1) When reduced space size for small automobiles is proposed in parking
areas containing at least ten (10) parking spaces, provided that such compact
spaces shall be no less than seven (7) feet six (6) inches in width and fifteen
(15) feet in length and that such spaces may not comprise more than ten (10)
percent of the required parking.
2) When there is attendant parking and either reduced size, tandem parking
or both are proposed.
3) When, in the opinion of the Planning Director, the use of a substandard
type of pavement and base material or landscaping, or thickness of pavement or
base material would be satisfactory for a parking lot that is clearly to be of
short term, temporary nature and which the Planning Director finds will, within
a period of five (5) years be replaced with other development.
d) Any modification of the proposed plan or failure to supply attendant
parking as provided in subsection c-2) of this Section shall terminate any
permission granted under this Section.
SECTION 93.4.25. EXEMPTION FROM PARKING REQUIREMENTS.
Areas may be exempt from the parking requirements as otherwise set up in
this Chapter provided:
a) Such an area shall be accurately defined and approved by the Planning
Commission and the City Council;
b) Such an area shall be within a vehicle parking district before being
eligible for exemption from parking requirements;
c) No such an area shall be established and exempt from the parking
requirements of this Section unless sixty (60) percent or more of all lots of
record comprising said area are devoted to uses first permitted in a
“C” or “M” zone;
d) No exemption shall apply in other than the “C” or
“M” zones; and
e) Before such defined district shall be exempt as provided in this
Section, active proceedings under any applicable legislative authority shall be
instituted to assure that the exempt area shall be provided with comprehensive
parking facilities which will reasonably serve the entire
district.
ARTICLE 5 - DEVELOPMENT STANDARDS FOR RESIDENTIAL PARKING AREAS
SECTION 93.5.1. PLOT PLAN APPROVAL REQUIRED.
At the time a building permit is requested for any new building or
structure, or at the time a new use of land which would require off street
parking is established, a plot plan shall be submitted showing the proposed
development of the property, including the lay-out and development of the
parking, access and other improvements. The Planning Director may disapprove
such plans, when found to be inconsistent with the requirements of this
Chapter.
SECTION 93.5.2. SIZE OF RESIDENTIAL PARKING SPACES, GARAGES.
(Amended by O-1937; O-1938; O-3217; O-3283; O-3556)
a) All enclosed residential parking areas shall conform to the following
minimum standards:
1) For a single enclosed parking space, a minimum dimension shall be ten
(10) feet by twenty (20) feet clear, unpartitioned, inside dimensions. For a
single enclosed tandem parking space, a minimum dimension shall be ten (10) feet
by eighteen (18) feet clear, unpartitioned, inside dimensions. For all other
required parking spaces, the minimum dimensions shall be nine (9) feet by twenty
(20) feet clear, unpartitioned, inside dimensions. The minimum doorway width to
an enclosed parking space shall be seven (7) feet six (6) inches for single car
openings and fifteen (15) feet six (6) inches for double car openings. All
garages shall have a minimum clear height, free of all obstructions of seven (7)
feet except for door openings and the rear three (3) feet of a garage may have
projections extending downward not closer than four (4) feet six (6) inches
above the floor.
b) In any parking structure containing more than two (2) parking spaces,
the parking spaces adjacent to any wall shall have a minimum interior clearance
of ten (10) feet.
c) Typical residential parking layouts entitled Exhibit “A” are
incorporated by this reference.
SECTION 93.5.3. GARAGE DOORS.
a) Whenever a private garage is provided in connection with a single family
residence or duplex, garage doors shall be required therefor.
b) Whenever a private garage is provided in connection with a multiple
family residence, garage doors shall be provided therefor, except in those cases
where in the opinion of the Planning Director or the Planning Commission, a
substantial part of the interior of such garages is not visible from a public
street, alley or way, or is not visible from a private street, alley or way
serving more than one (1) lot or parcel of land
SECTION 93.5.4. LOCATION OF PARKING SPACES.
In no case shall any portion of a public street or alley right-of-way be
counted as part of the required parking or loading space. Parking spaces having
direct access from a public right-of-way shall be so located and designated as
to avoid undue interference with the public use of streets and alleys.
SECTION 93.5.5. Repealed by O-2338.
SECTION 93.5.6. ACCESS.
The grade for any driveway or ramp providing access to any off street
parking space shall be in conformity with standards set by the City on the basis
of the transition distance available between the
property line grade and the
parking lot pad elevation. In no event shall the algebraic difference in grade
between any two (2) adjacent six (6) foot chords in the approach ramp profile
exceed twelve (12) percent.
93.5.7. DRIVEWAY WIDTHS.
(Amended by O-3356)
The required width of driveways shall apply to the
full length of the driveways which shall be free and clear of all obstacles such
as utility poles, meter boxes, stairways and building overhangs less than eight
(8) feet in height above the surface of the driveway. The width of the driveway
entrance and exits from a public street shall be measured at the property line
and shall comply with the following:
a) Driveways serving less than eleven (11) parking spaces shall have a
minimum width of ten (10) feet; driveways serving eleven (11) or more parking
spaces shall have a minimum width of twenty (20) feet or two (2) ten (10) foot
driveways. Additional driveways for apartment houses providing more than one
hundred (100) parking spaces may be required to eliminate traffic congestion
upon review by the Planning Director, the Planning Commission, or both.
b) For flag lot subdivisions of two (2) lots, the minimum width of the
vehicle access easement to the rear lot shall be ten (10) feet. In the case of
flag lot subdivisions of three (3) or more lots, the minimum vehicle access
easements to the lots behind that lot or parcel of land fronting on the public
street, shall be fifteen (15) feet.
c) This section shall not modify or amend Article 4, Chapter 4 of Division
7, commencing at Section 74.4.1.
93.5.8. SUBTERRANEAN GARAGES.
Subterranean garages may be constructed to any rear property line or side
property line exclusive of the front yard setback. The finished floor of the
first floor, which shall be the same as the roof of the subterranean garage
shall not project more than three (3) feet at its highest point above the
natural grade of any lot or parcel in a required side or rear yard area.
Subterranean garages may be constructed to the front property line provided they
remain entirely underground and the roof is landscaped and maintained as if no
garage existed.
93.5.9. LINE OF SIGHT STANDARD.
Each entrance and exit to said parking area shall be constructed and
maintained so that any vehicle entering or leaving the parking area shall be
visible to a person approaching such entrance or exit on any pedestrian walk,
footpath or public right-of-way a minimum distance of ten (10) feet from the
driveway or parking space
93.5.10. RESTRICTION ON USE.
There shall be no charge, or similar regulation for the use of parking
facilities required by this Article.
93.5.11. REQUIRED STORAGE SPACE.
(Amended by O-3217; O-3243; O-3245; O-3251)
a) Where covered parking is required for three (3) or more dwelling units,
there shall be provided a minimum of two hundred (200) cubic feet of lockable,
enclosed storage space for each dwelling unit.
b) In the R-2 zone, or in any other zone where two (2) dwellings are being
constructed, or provided on the same lot or parcel of land, there shall be
provided not less than two hundred (200) cubic feet of lockable, enclosed
storage space for each dwelling unit.
93.5.12. TANDEM PARKING.
(Amended by O-1790; O-1933; O-1937; O-2307; O-3104; O-3185; O-3243; O-3245;
O-3251; O-3556)
Except as provided in Article 44, Chapter 1 of this
Division, Article 2, Chapter 3, Section 93.2.3 and Section 95.3.28, tandem
parking will not be considered as satisfying the parking requirement of this
Article.
93.5.13. PAVING OF DRIVEWAYS AND GARAGE AREAS.
All driveways, open parking areas, and turnaround areas shall be paved
with four (4) inches of untreated base material and topped with hard, durable
plant mix asphaltic paving at least two (2) inches thick. All paved surface
shall be graded and drained so as to dispose of all surface water.
93.5.14. SEPARATION FROM WINDOWS.
(Added by O-1937; O-1938)
Ground level off street parking areas shall
be separated from any portion of a building having windows opening on the
parking area by a minimum ten (10) foot buffer strip permanently maintained in
landscaping of sufficient height and texture, or fenced to provide an effective
screen from headlights.
93.5.15. WHEEL STOPS.
(Added by O-1937; O-1938)
All off street parking interior and exterior
shall be provided with concrete wheel stops securely anchored and placed a
minimum of four (4) feet from the protected wall.
93.5.16. PARKING LOT ILLUMINATION.
(Added by O-1937; O-1938)
Parking areas shall be provided with adequate
illumination for the protection and safety of tenants. Said lighting to be
properly shaded and reflected away from public streets and adjacent living
area.
ARTICLE 6 - LANDSCAPE REGULATIONS
SECTION 93.6.1. WALL ENCLOSURE REQUIREMENTS.
a) Except for driveways and other entrances, parking lots shall a)When a
parking lot abuts property in a residential zone or property used for
residential purposes, a decorative masonry wall six (6) feet in height shall be
erected along said abutting property line. Such wall shall not be less than four
(4) feet in height above the surface of the adjoining property; provided,
however, that such walls shall uniformly step down to a height of 3O-36 inches
within the required front yard setback area of the adjacent property.
b) Where a parking lot is located across a street or highway from property
in a residential zone or property used for residential purposes, a decorative
masonry wall 3O-36 inches in height shall be erected along and not less than
three (3) feet from the property line of said parking lot, which shall parallel
said street and highway. Provided however, that a tree well, having a minimum
depth of five (5) feet from property line shall be provided on an average
spacing of every fifty (50) feet of street frontage, unless trees have been
provided in the parkway area on an average spacing of fifty (50) feet. The
setback area shall be landscaped and continuously maintained.
SECTION 93.6.2. AMOUNT OF LANDSCAPING REQUIRED.
(Amended by O-1902; O-2276)
Not less than five (5) percent of a parking
lot comprising more than twenty (20) parking spaces shall be landscaped and
continuously maintained; not less than four (4) percent of a parking lot
comprising not more than twenty (20) parking spaces shall be landscaped and
continuously maintained; and not less than three (3) percent of a parking lot
comprising not more than ten (10) parking spaces shall be landscaped and
continuously maintained. Upon the approval of the Planning Director, the
landscaped area between the front property line and the building on the site may
be counted up to one (1) percent as part of the required area for landscaping.
Any unused space resulting from the design of the parking spaces should be used
for planting purposes, but an even distribution of the planting beds must be
maintained throughout the parking area. The planting bed area shall have a
minimum width of three (3) feet and a minimum area of nine (9) square feet. Upon
approval of the Planning Director, the front portion of parking spaces may be
used to fulfill the minimum width and area requirements. A method of irrigating
all planting areas shall be provided by a permanent water system. For the
protection of the landscaped areas a minimum four (4) inch high curb shall be
provided on all sides.
SECTION 93.6.3. PLANTING LIST.
A planting list shall be shown on the required plot plan to obtain a
grading permit, or building permit, for the building for which the parking lot
is provided, which planting list shall give the botanical and common names of
the plants to be used, the sizes to be planted, the quantity of each, and the
spacing to insure balance and design. The plants shall be listed alphabetically
and assigned key numbers to be used in locating the plants on the
plan.
SECTION 93.6.4. CHOICE OF PLANT MATERIAL.
(Amended by O-1902; O-2276)
The choice of plant material shall be trees
or shrubs combined with ground cover. All planters shall be provided with a
minimum of one (1) five (5) gallon shrub for each twenty (20) square feet of
planter area. One (1) twenty-four (24) inch boxed tree shall be provided for
each ten (10) parking spaces or portion thereof. For parking lots with ten (10)
or less spaces, two (2) fifteen (15) gallon trees may be substituted for the one
(1) twenty-four (24) inch boxed tree.
SECTION 93.6.5. LANDSCAPING PLAN REVIEW.
(Added by O-1902)
A plot plan indicating the location of all
landscaping shall be submitted for approval by the Planning Director. The
decision of the Planning Director may be appealed to the Planning
Commission.
SECTION 93.6.6. EXCLUSION OF EMPLOYEE PARKING AREAS IN M-1 AND M-2 DISTRICTS.
(Added by O-1902)
Upon approval of the Planning Director, parking lots
in the M-1 and M-2 Districts may be excluded from the provisions of Article 6 of
this Code upon determination that:
a) The parking area is used primarily for employee parking,
b) Sufficient landscaping is provided to screen such parking areas from the
view of the general public.
SECTION 93.6.7. CONFORMANCE TO LANDSCAPE REGULATIONS.
(Added by O-1902; Amended by O-1946)
Notwithstanding the provisions of
Section 53.1.3 (a), the provisions of this Article shall apply to parking lots
used with buildings and structures used for nonresidential purposes which are
hereafter constructed or expanded; provided, however, that the provisions of
this Article shall not apply (1) to parking areas enclosed within a building, or
(2) to an addition to or alteration of any building or structure which is
required by other provisions of this Code or State Law, or (3) an addition to or
alteration of any building or structure the cost of which does not exceed One
Thousand Dollars ($1,000.00) as provided in the Building Code of the City for
building permit valuation purposes.
SECTION 93.6.8. LANDSCAPING OF OPEN RESIDENTIAL PARKING.
(Added by O-2307)
Not less than five (5) percent of the total paved
area for driveways and for open parking shall be landscaped where such areas are
visible from apartment units on the property or from adjacent residential uses
or from public rights-of-way. A planter bed shall have an average width of three
(3) feet and a minimum area of nine (9) square feet. One (1) twenty-four (24)
inch box tree shall be provided for each ten (10) open parking spaces. All
planting areas shall be provided with a permanent sprinkler system.
ARTICLE 7 - VARIANCES, WAIVERS AND NONCONFORMING USES
SECTION 93.7.1. VARIANCES.
(Amended by O-1754)
Variances may be granted from any of the provisions
of this Chapter in accordance with the provisions of Article 1, Chapter 4,
Division 9; provided, however, that with the approval of the Chairman of the
Planning Commission, a petition for a variance may be heard by the City Council
without a hearing thereon having been held before the Planning Commission; and
provided further that the decision of the City Council shall be final and
effective upon the passage of the motion granting the variance. The Chairman of
the Planning Commission may delegate such authority to any other member of the
Commission with the approval of the Commission. Such approval shall not be given
unless, in the opinion of said Chairman or nominee, the petitioner otherwise
will suffer irreparable harm. The decision of the Chairman or such nominee shall
not be appealable.
SECTION 93.7.2. PROVISIONS FOR WAIVERS.
The standards required in Article 6 of of this Chapter shall apply to land
used for commercial, industrial, schools, churches, hospitals, or public
assembly purposes; provided, however, that an exception may be granted by waiver
as set forth in Article 2 of Chapter 4 of this Division.
SECTION 93.7.3. NONCONFORMING USES.
Exceptions to nonconforming uses shall be granted in relation to the
provisions of this Chapter pursuant to Article 22 of Chapter 2 of this
Division.
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