Chapter 18.40
OFF-STREET PARKING AND LOADING

Sections:

18.40.010    Purpose.

18.40.020    Provision of parking facilities.

18.40.030    Parking use requirements.

18.40.040    Number of parking spaces required.

18.40.050    Size of parking spaces.

18.40.060    General development standards for parking areas.

18.40.070    Additional standards for residential parking areas.

18.40.080    Additional standards for commercial and industrial parking areas.

18.40.085    Maintenance.

18.40.090    Landscape regulations for parking areas.

18.40.100    Required off-street loading spaces.

18.40.110    Development of parking structures.

18.40.120    Parking for the Gardena Boulevard commercial uses.

    Prior ordinance history: Ordinances 587, 1037 and 1265.

18.40.010 Purpose.

The purpose of this chapter is to establish minimum standards for the development of off-street parking facilities for the general welfare and convenience of the public utilizing the various land uses within the city; to establish the number of parking spaces required for various uses and accommodate anticipated demand; to promote compatibility between various uses so as to avoid the adverse impacts of vehicular traffic and parking congestion; and to protect property values by the provision of landscaping, walls, setbacks, and other amenities. (Prior code § 10-3.2001)

18.40.020 Provision of parking facilities.

The off-street parking facilities required by this chapter, including loading facilities and landscaping, shall be a continuing obligation of the property owner so long as the use requiring the same continues. It is unlawful for an owner of any building, structure or use to discontinue or dispense with the requirements of this chapter. Nothing in this chapter shall be deemed to prevent the voluntary establishment of facilities in excess of those required by this chapter provided all standards governing the location, design and operation of such facilities are adhered to.

A. At the time of the construction of any building or structure, or at the time such building or structure, other than a single-family residence, is enlarged by the addition of floor area, dwelling units, guest rooms, seats, or otherwise, off-street parking therefor shall be provided for the total resulting building or structure as set forth in this chapter.

B. In case of a change in use where the new use has a higher parking requirement than the previous use, parking shall be provided for the new use based on the difference between the number of parking spaces required for the new use as set forth in this chapter and the number of existing parking spaces allotted for the area to be occupied by the new use.

C. In case of a change in use where the new use is of the same intensity as the previous use, the provisions of Section 18.40.040 shall not apply.

D. In case of a change in use where the previous use cannot be ascertained, it will be presumed that the new use is of higher intensity, and parking for such new use shall be provided pursuant to subsection B of this section.

E. In the case of an addition to a single-family residence, the requirement for a two-car garage shall be triggered where the addition consists of twenty percent or more of existing square footage, or three hundred square feet, whichever is less. The community development director may waive the requirement for a two-car garage, or only require a one-car garage, if he determines that it is not physically possible to provide for a two-car garage. (Ord. 1738 § 34, 2012: prior code § 10-3.2002)

18.40.030 Parking use requirements.

For any land use, a minimum number of off-street parking spaces shall be provided as required by this chapter; provided, however, the community development director may require an additional number of spaces, not to exceed ten percent of the minimum requirement, if any of the following findings are made:

A. That the nature or intensity of the use is substantially different from those uses normally associated with the classifications listed in this chapter and can be reasonably expected to generate a need for additional spaces;

B. That the combination of two or more uses can be reasonably expected to generate a need for additional spaces; or

C. That the use or intensity of the use can be reasonably expected to change in such a way that additional spaces would be required. (Prior code § 10-3.2003)

18.40.040 Number of parking spaces required.

The various land uses specified in this section shall provide a minimum of off-street parking in conformity with the requirements of this section. When the application of this section requires a fractional part of a parking space, such fraction, if below the five-tenths breakpoint, shall be rounded downward to the nearest whole number, and, if such fraction is at or above the five-tenths breakpoint, it shall be rounded upward to the nearest whole number.

Use

Number of Parking Spaces Required

A. Residential:

Single-family:

Two-car garage.

Two-family and multiple-family dwellings:

Two spaces in a garage or in an enclosed parking facility, per dwelling unit.

Mobile home parks:

Two spaces per mobile home or trailer on the same space where the mobile home or trailer is located.

Accessory dwelling units:

See Chapter 18.13.

B. General Commercial:

Automobile dealerships:

One space per 2,000 square feet of lot area for patrons, plus one space per two employees. Such spaces shall not be utilized for the parking of vehicles for sale.

Banks and savings and loan offices:

One space per 200 square feet of gross floor area

Business and Professional offices:

One space per 300 square feet of gross floor area

Furniture and major appliance stores:

One space per 200 square feet of gross floor area

Hotels and Motels:

One space per guest room for guest parking, plus one space per six rooms for employee parking with a minimum of three spaces for employees, plus provision of spaces for additional uses within the hotel/motel complex

Plant nurseries:

One space per 2,000 square feet of lot area, plus one space per two employees

Retail and service commercial less than 75,000 square feet gross floor area:

One space per 200 square feet of gross floor area

Retail food and liquor markets:

One space per 150 square feet of gross floor area

Shopping center based on gross floor area:

 

75,000 – 500,000 s.f.

One space per 250 square feet of gross floor area

> 500,000 s.f.

One space per 200 square feet of gross floor area

C. Commercial recreation:

Bowling alleys:

Five spaces per lane, plus provision of spaces for additional uses within the complex

Physical fitness centers/health clubs and spas:

One space per 150 square feet of gross floor area

Pool and billiard halls:

Two spaces per table

Tennis and racquetball facilities:

Four spaces per court, plus provision of spaces for other uses

Arcades:

One space per 200 square feet of gross floor area

D. Educational facilities:

Day care facilities and kindergartens

One space per 200 square feet of gross floor area. One space per employee, plus one space per ten children/clients

Elementary and junior high schools:

Two spaces per classroom

High schools:

Six spaces per classroom

Trade schools:

One space per fifty square feet of gross classroom area, plus one space per employee

E. Service facilities:

Hospitals:

Two spaces per bed

Medical and dental clinics and offices:

One space per 200 square feet of gross floor area

Medical and dental laboratories:

One space per 300 square feet of gross floor area

Group care facilities:

One space per three beds

F. Places of assembly:

Clubs, lodges, and dance halls:

One space per thirty-five square feet of gross assembly floor area

Museum and libraries:

One space per 300 square feet of gross floor area

Food and beverage establishments:

Without dancing: One space per 100 square feet of gross floor area; With dancing: One space per 100 square feet of gross floor area, plus one space per ten square feet of dance floor area

Fast food, drive-in and drive-through:

One space per 100 square feet of gross floor area, minimum of ten spaces

Mortuaries:

One space per three fixed seats or one space per thirty-five square feet of gross floor area in the chapel, plus one space per 300 square feet gross floor area not in the chapel

Theaters, auditoriums, and stadiums:

One space per three fixed seats or one space per thirty-five square feet of gross floor area if there are no fixed seats

Churches:

One space per three fixed seats or one space per thirty-five square feet of gross sanctuary area if there are no fixed seats

G. Manufacturing and Kindred Uses:

Manufacturing uses:

One space per 750 square feet for manufacturing areas, one space per 300 square feet for office areas, and one space per vehicle used for the business

Warehouses and storage:

One space per 1,000 square feet for warehousing areas, one space per 300 square feet for office areas, and one space per vehicle for the business

Research and development:

One space per 300 square feet of gross floor area

H. Public and quasi-public Facilities:

Government offices:

One space per 300 square feet of gross floor area

Other uses:

Determined by the community development director

I. Uses Otherwise Not Provided for:

Determined by the community development director

(Ord. 1778 § 4, 2017; Ord. 1737 § 7, 2012; Ord. 1732 §§ 1, 2, 2012; Ord. 1683 § 47, 2006; Urg. Ord. 1682; Ord. 1640 § 8, 2003; prior code § 10-3.2004)

18.40.050 Size of parking spaces.

For all required parking spaces, the following shall be the minimum standards:

A. Parking spaces shall have a minimum dimension of nine feet by twenty feet; parallel parking spaces shall have a minimum dimension of nine feet by twenty-five feet.

B. Parking spaces adjacent to a wall or any other obstruction shall have a minimum dimension of ten feet by twenty feet.

C. Compact parking spaces shall not exceed twenty-five percent of all required parking spaces and shall have a minimum dimension of eight feet by seventeen feet. All compact spaces shall be so marked on the pavement and/or wheel stop. Notwithstanding any provision of this code to the contrary, compact parking spaces shall not be considered as satisfying the parking requirements for residential uses, as set forth in Section 18.40.040(A).

D. Handicapped parking spaces shall have a minimum dimension of fourteen feet by twenty feet; where two or more such spaces are side by side, the minimum space width shall be nine feet on each side of a five foot loading area. All handicapped spaces shall be so striped on the pavement and/or wheel stop.

E. Deviations from the parking lot design requirements may be permitted by the community development director when reduced space size in parking areas designed for small or compact automobiles is proposed.

F. The tables and charts entitled “Parking Lot Layout,” on file in the office of the city clerk and attached to Ordinance No. 1265, are incorporated in this section by this reference. (Ord. 1683 § 48, 2006; Urg. Ord. 1682; prior code § 10-3.2005)

18.40.060 General development standards for parking areas.

A site plan drawn to scale, showing the proposed development of the property, including the layout and development of parking, access, and other improvements, shall be submitted at the time a building permit is requested for any new building or structure, or an addition to an existing building, or at the time a new use of land is established requiring parking spaces in addition to the existing ones or at such time as the parking layout is proposed to be modified.

A. In no case shall any portion of a public street or alley right-of-way be counted as part of the required parking spaces.

B. Tandem parking shall not be considered as satisfying the parking requirements of this chapter.

C. Parking areas and access thereto shall be provided with adequate illumination for the protection and safety of pedestrians. Such lighting shall be properly shaded and reflected away from public rights-of-way and adjacent properties.

D. All parking areas shall be striped to the satisfaction of the city to facilitate the movement into and out of the parking stalls.

E. Wheel stops shall be securely anchored and placed a minimum of three feet from any wall or property line. In addition, they shall be placed in such a manner that no vehicle shall overhang or encroach over a property line. Wheel stops shall also be provided to prevent the encroachment of, or damage to, other facilities.

F. Driveways shall be free and clear of all obstacles, such as utility poles, meter boxes, stairways and other overhangs. A minimum clearance of eight feet two inches in height shall be maintained between building overhangs and the driveway. The width of the driveway entrance and exits from a public street shall be measured at the property line.

G. Corner cutback area shall be established on each side of any private driveway intersecting a street or alley. The cutback lines shall be in a horizontal plane making an angle of forty-five degrees with the side, front or rear property line, as the case may be. They shall pass through a point not less than ten feet from the edge of the driveway where it intersects the street or alley right-of-way. The corner cutback area shall be free of impediments or visual barriers that exceed 3 1/2 feet in height.

H. A suitable turnaround shall be provided for all parking facilities, except single-family dwellings, in order that all vehicles enter the street in a forward manner. For this purpose, the minimum turning radius shall be twenty-five feet; however, for every six-inch increase in stall width, the turning radius may be reduced by one foot.

I. Parking areas shall be graded to drain and shall be paved with not less than two inches finished thickness of asphaltic pavement laid on not less than four inches of base material, or not less than four inches of finished thickness of Portland cement concrete.

J. Patrons or employees of an occupant of a building shall not be charged for the use of parking spaces designated toward providing the minimum parking requirements. The provisions of this subsection shall be inapplicable to any project whose minimum parking requirements are in whole or in part met by public parking provided by the Gardena Parking Authority pursuant to Section 18.40.110.

K. Parking areas having more than one aisle or driveway shall have directional signs or markings provided in each aisle or driveway.

L. Driveways shall be located on the same lot or parcel of land as the parking which they serve or shall be connected by easement for ingress and egress over adjoining property with the approval of the community development director.

M. Off-street parking and loading facilities may be provided collectively in the same building for two or more buildings or two or more uses provided 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.

N. Unless otherwise specifically permitted, no owner, lessee, or other person in possession or control of property subject to this chapter shall allow the off-street parking of vehicles in any required front, side or rear yard. This subsection shall not prohibit the temporary standing of vehicles on permitted driveways.

O. A thirty to forty-two inch masonry/other decorative wall, landscape screen or landscaped berm shall be provided between the property line and parking spaces located along street frontages and between driveway aisle and parking spaces, which face main entrances to new, expanded or reconfigured parking facilities. Such walls or landscape berms shall be setback from the property line and the area between the property line and wall or berm shall be landscaped. The height of the wall or berm shall be measured from the finished grade of the parking space. (Ord. 1732 § 3, 2012; Ord. 1683 § 49, 2006; Urg. Ord. 1682; Ord. 1640 § 9, 2003; prior code § 10-3.2006)

18.40.070 Additional standards for residential parking areas.

A. Guest parking shall be provided for residential developments and mobile home parks of more than one unit at one-half parking space per dwelling unit. Where such percentage is below the halfway breakpoint, it will be rounded downward, and where such percentage is above the halfway breakpoint, it will be rounded upward. All guest parking spaces shall be clearly identified and easily accessible.

B. Driveways serving less than twenty parking spaces shall have a minimum width of ten feet; driveways serving twenty or more parking spaces shall have a minimum width of twenty feet; driveways extending beyond one hundred fifty feet into a property shall have a minimum width of twelve feet. Additional driveways for multiple-family dwellings providing more than one hundred parking spaces may be required to eliminate traffic congestion upon review by the community development director.

C. Ground level off-street parking areas shall not be located closer than 10 feet from a building wall or portion of a building having windows or doors opening onto the parking area.

D. Useable garage floor area in residential for each motor vehicle intended to be stored therein shall be not less than nine feet wide by twenty feet deep. Whenever a garage is provided in connection with a residential dwelling unit, it shall be enclosed in a building with garage doors and shall be maintained in good repair condition. Each separate residential parking space shall be completely enclosed and shall have a separate door providing access to one parking space only; however where the garage is for the storage of two or more vehicles and is intended for the sole and exclusive use of the dwelling unit only, a dividing partition and separate doors shall not be required fore each storage space.

E. Parking facilities for multiple unit residential developments shall be designed to provide practical on site circulation to all required parking spaces which allow each vehicle to exit forward facing.

F. No more than one driveway shall be permitted on residential lots with less than one hundred feet of street frontage. (Ord. 1683 § 50, 2006; Urg. Ord. 1682; prior code § 10-3.2007)

18.40.080 Additional standards for commercial and industrial parking areas.

A. Driveways for commercial and industrial parking areas shall be adequate to accommodate trucks utilizing the facility as set forth in this chapter and development standards for the zone.

B. The off-street parking facilities required by this chapter shall be located on the same lot or parcel of land as the use they are intended to serve; provided, however, the community development director may grant an exception to the location requirement if:

1. With regard to private parking facilities, (a) all or a part of the substitute location is within four hundred feet of the principal use for which the parking is being provided, measured in walking distance along the way open to public pedestrian passage; and (b) 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, or

2. With regard to public parking facilities: (a) There is a public parking facility owned or operated by the city, or any other public agency of which the city is a part, within five hundred 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) the vehicle parking spaces located at said facility are made available to the general public and their use is not restricted to private owners, lessees, licensees or other parties; (c) the vehicle parking spaces for which an exception is being claimed are to be used solely for employee parking of the person or business seeking the exception; and (d) the community development director finds that there exist sufficient public parking spaces at said facility to satisfy the off-street parking requirements imposed by this code upon the lot or parcel of land under consideration.

The community development director shall have continuing authority to review the status of vehicle parking at public parking facilities as set forth above. If, at a future date, the community development director determines that a public parking facility no longer provides sufficient parking spaces to satisfy the off-street parking requirements for a particular lot or parcel of land, the community development director may require the owner or operator of said lot or parcel of land to provide an alternative means of satisfying off-street parking requirements, which means may include (a) providing off-street parking on the same lot or parcel of land, (b) providing off-street parking at a substitute location, as set forth in subsections (B)(1) above, or (c) providing off-street parking at another public parking facility, as set forth in subsection (B)(2) above.

C. The number of handicapped parking spaces shall be based on the total number of required parking spaces as follows:

1 handicap space

1-25 parking spaces

2 handicap spaces

26-50 parking spaces

3 handicap spaces

51-75 parking spaces

4 handicap spaces

76-100 parking spaces

5 handicap spaces

101-150 parking spaces

6 handicap spaces

151-200 parking spaces

7 handicap spaces

201-300 parking spaces

8 handicap spaces

301-400 parking spaces

9 handicap spaces

401-500 parking spaces

2% of the total spaces

500-1,000 parking spaces

21 spaces, plus 1 additional space for each 100 spaces or fraction thereof provided over 1,000 spaces

1,000+ parking spaces

This requirement shall also apply to all federally funded residential projects.

D. Company vehicles: One parking space shall be provided for each company vehicle operated by a commercial or industrial business. The parking shall be in addition to all other required parking. (Ord. 1683 § 51, 2006; Urg. Ord. 1682; prior code § 10-3.2008)

18.40.085 Maintenance.

A. All parking areas shall be maintained to the satisfaction of the city. At a minimum this includes maintenance of the paving and striping.

B. A permit shall be required which includes a parking site plan review prior to the reconfiguration or repaving of any parking areas. An application shall be filed with the community development department accompanied by a fee in an amount set forth by resolution of the city council. This requirement does not apply to routine maintenance such as slurry sealing, repairing of potholes, or restriping in the same configuration as the existing parking lot. (Ord. 1738 § 44, 2012; Ord. 1732 § 4, 2012)

18.40.090 Landscape regulations for parking areas.

A. A complete landscaping plan shall accompany site development plans for all newly constructed or expanded buildings or structures in all the multiple-family residential, commercial, and industrial zones. The landscaping plan shall include:

1. The botanical and common names of the plants listed alphabetically with a key number assigned to each plant so it can easily be located on the plan;

2. The size and quantity of the plants;

3. The spacing and design of landscape material.

B. For commercial and industrial developments, the amount of landscaping required shall be not less than five percent of the total paved area utilized for driveways and open parking areas. Said landscaping shall be evenly distributed throughout the parking areas wherever feasible. Any unused space resulting from the design of the parking spaces shall be landscaped.

C. The size and type of planting materials shall be as follows:

1. One twenty-four inch box size tree for every ten parking spaces. If less than ten spaces, two fifteen-gallon size trees shall be acceptable;

2. One five gallon size shrubbery for each twenty square feet of planter area;

3. Xeriscaping shall be utilized wherever feasible with plants used being predominantly drought tolerant types and a combination of trees, shrubs, and ground cover and evenly distributed throughout the parking area; and

4. Planting beds shall have a minimum width of three feet. The front three feet of parking spaces may be used for planting beds. A minimum four-inch high curb shall be provided on all sides of planting beds for the protection of the landscaped areas.

D. Wall enclosure requirements shall be as follows:

1. Where a commercial or industrial parking lot abuts property in a residential zone, a decorative masonry wall at least eight feet in height shall be constructed along the abutting property line. Such walls shall uniformly step down to a height of three feet within the required front yard setback area of the adjacent property.

2. Where a commercial or industrial parking lot confronts a street or highway, a decorative masonry wall three feet in height or an earthen berm shall be constructed to serve as a visual screen.

E. Landscape maintenance requirements shall be as follows:

1. An automatic sprinkler or irrigation system shall be installed and permanently maintained in working order.

2. All landscaping shall be permanently maintained in thriving condition.

3. Lawn and ground covers shall be trimmed or mowed regularly. All planted areas shall be kept free of weeds and debris.

4. Adjustments, replacements, repairs and cleaning of plant material shall be a part of the regular maintenance.

5. Stakes, guys, and ties on trees shall be checked regularly for correct function. Ties shall be adjusted to avoid creating abrasion or girding on trunks or branches.

F. The provisions of this section shall not apply to the following:

1. A change in use; involving no addition or alterations to buildings or parking layout.

2. Parking areas within an enclosed building;

3. An addition to or alteration of any building or structure required by other provisions of this code or state laws;

4. An addition to or alteration of any building or structure, which does not exceed five hundred square feet. (Ord. 1683 § 52, 2006; Urg. Ord. 1682; prior code § 10-3.2009)

18.40.100 Required off-street loading spaces.

A. For all commercial and industrial uses, one off-street loading space shall be provided for each twenty thousand square feet of gross floor area; however, this requirement shall not apply to buildings or structures with a gross floor area less than seven thousand five hundred square feet.

B. Each off-street loading space shall be not less than twelve feet in width and forty feet in length, with a minimum height clearance of fourteen feet, and shall be so arranged that it will not impede traffic circulation within the parking area and will not block parking stalls.

C. Off-street loading spaces shall be permanently and clearly marked with paint or other easily distinguishable material.

D. Loading spaces shall be designed so as to permit vehicular and truck traffic to move into and out of the loading spaces without the backing of any truck into or upon parking spaces, a secondary or major arterial street. An alley may be used as a turning radius into and out of a loading stall. (Ord. 1683 § 53, 2006; Urg. Ord. 1682; prior code § 10-3.2010)

18.40.110 Development of parking structures.

The parking requirements set forth in Section 18.40.040 may be met by constructing, in conjunction with the Gardena Parking Authority, a public parking structure on the project site which structure contains the required number of parking spaces. (Ord. 1683 § 54, 2006; Urg. Ord. 1682; prior code § 10-3.2011)

18.40.120 Parking for the Gardena Boulevard commercial uses.

New or expanded commercial uses located on Gardena Boulevard between Normandie Avenue and Vermont Avenue may satisfy the parking requirements set forth in Section 18.40.040 as follows:

A. On-site parking shall be provided for spaces required due to increased square footage above and beyond existing square footage, as well as for any parking spaces that were previously provided on site.

B. Where the business is short parking spaces based on the original square footage, the deficiency in parking may be met by providing an in-lieu fee for each space in an amount determined by resolution of the city council.

Funds collected pursuant to this subsection shall be nonrefundable and shall be placed in a special account to be utilized exclusively for providing off-street parking in the area described above in the introductory paragraph.

C. No additional parking spaces or in-lieu fees shall be required where there is only a change in business without an increased intensification of parking requirements for the new business and there is no additional square footage being added to the business. (Ord. 1746 § 4, 2013: Ord. 1693 § 1, 2007: Ord. 1683 § 55, 2006; Urg. Ord. 1682; prior code § 10-3.2012)