86.58.010 Purpose and intent.

It is the purpose and intent of this chapter to provide for regulations governing the number of parking spaces required based on the zone classification and type of use, the design characteristics of such required off-street parking, including but not limited to the configuration of the size of such spaces of stalls, size and configuration of maneuvering spaces, fences or walls, lighting and landscaping. Refer to the Orange Avenue Corridor Specific Plan for the number of parking spaces required for commercial uses located in the Commercial Zone. Further, the City finds that on-street parking does not fulfill parking requirements and that off-street parking is needed to retain traffic capacities on streets and highways and that adequate, well designed off-street parking facilities assist business, lessen traffic congestion, help maintain property values and deter blight and deterioration. (Ord. 1971 § 2, 2005)

86.58.020 General provisions.

A. When any building is to be constructed or over 50 percent reconstructed at any one time or incrementally, no construction plan shall be approved nor any building permit issued unless the project includes off-street parking in accordance with this chapter.

B. When an existing nonresidential building is proposed to be structurally expanded or to have an expansion of floor area, for occupancy to be allowed, for construction plans to be approved and for a building permit or other entitlement to be issued for the proposed structural modification:

1. The structural or floor area expansion must not reduce existing parking on-site below that which is required for the use or uses on-site; and

2. Additional off-street parking required for the structural or floor area expansion by this chapter must be provided.

C. Additions, enlargements or structural alterations may be made to a residential building that is nonconforming due to residential off-street parking requirements; provided, that there are no means of providing the required number of spaces without removing a portion of the existing main building, excluding porches, carports, patio covers, roof overhangs, sills and other similar projecting architectural features. In the case of multiple-family dwellings, such additions, enlargements or structural alterations shall not include or permit modifications which would increase the number of required off-street parking spaces. If a garage has been converted to living space, before any structural addition is added, this living space must be reconverted to a garage. In no case shall the number of existing off-street parking spaces be reduced.

D. When an existing use of a property is proposed to be added to, changed or replaced by a new use, for occupancy to be allowed and for a building permit or other entitlement to be issued for the existing or proposed use:

1. Single-family dwelling buildings or duplexes (new construction): two “covered and enclosed parking” spaces per dwelling unit except that one uncovered and one “covered and enclosed parking” space per dwelling unit shall be permitted on a lot that is less than 50 feet in width and either has no secondary street or alley access or fronts solely on an alley, or for a lot with a “gross lot area” of less than 3,500 square feet.

2. If possible, the existing number of off-street parking spaces located off-site and required for current and proposed uses on-site must be maintained; and

3. The proposed use must provide the off-street parking required for the use by this chapter, except that when a use is proposed to replace an existing use that is legal nonconforming in regard to the number of parking spaces provided, the proposed use need not provide additional parking if it has the same or less parking requirement as the existing use.

E. Repealed by Ord. 1954.

F. Repealed by Ord. 1954.

G. Repealed by Ord. 1954. (Ord. 1971 § 2, 2005)

86.58.030 Number of spaces required.

A. Nonspecified Land Uses. Where the minimum number of parking spaces for a use are not specifically provided for herein, the minimum number of parking spaces for such use shall be established by the Planning Commission, and such determination shall be based upon the requirements for the most comparable uses herein described.

B. Orange Avenue Corridor Specific Plan. All development within the Commercial Zone shall provide the number of parking spaces required by CMC Title 88.

C. Tidelands Overlay Zone. All development within the Tidelands Overlay Zone shall provide the number of parking spaces required by this title, or the number of spaces required by California Department of Boating and Water Ways, or the San Diego Unified Port District, or the California Coastal Commission, whichever parking standard requires the greater number of parking spaces.

D. Dwellings.

1. Single-family dwelling buildings or duplexes (new construction): two covered and enclosed parking spaces per dwelling unit except that one uncovered and one covered and enclosed parking space per dwelling unit shall be permitted on a lot that is less than 50 feet in width and either has no secondary street or alley access or fronts solely on an alley, or for a lot with a gross lot area of less than 3,500 square feet.

2. Single-family dwelling buildings or duplexes (existing construction built prior to 1973): two spaces per dwelling unit, one of which is to be a “covered and enclosed parking” space per dwelling unit.

3. For multiple-family dwellings, there shall be provided no less than two parking spaces for each dwelling unit.

4. Multiple-family dwellings, R-5 Zone: one and one-half spaces per dwelling unit.

5. For residential projects with senior housing, there shall be provided one parking space for each senior dwelling unit.

6. For residential projects with affordable housing, there shall be provided one and one-half spaces for each affordable dwelling unit.

E. Limited Residential Special Care Facilities in the Residential-Special Care Development Zone. One space per two habitable units.

F. Nursing Homes, Convalescent Homes or Other Than General Hospitals. One space for each three patient beds.

G. General Hospitals. One space per patient bed, one space per 300 square feet of gross floor area of medical or dental office space, plus one parking space per two employees, determined at the month, day and hour when the greatest number of employees are on duty.

H. Repealed by Ord. 1689.

I. Hotels or Motels. One space per two habitable or dwelling units; one space per two employees, determined at the month, day and hour when the greatest number of employees are on duty; 20 percent of the parking spaces required by this chapter for meeting halls; and 30 percent of the parking spaces required by this chapter for all other uses on the site (e.g., restaurants, bars, nightclubs, general commercial or retail use, etc.).

J. Repealed by Ord. 1861.

K. Business Office, Service, Professional or Retail Use. One space per 500 square feet of gross floor area, plus one parking space per two employees, determined at the month, day and hour when the greatest number of employees are on duty, with a minimum of five spaces required for banks and savings and loan associations.

L. Repealed by Ords. 1708 and 1954.

M. Repealed by Ord. 1954.

N. Eating and Drinking Establishments, Fast Food and Formula Fast Food Restaurants.

1. One space for each three seats and one space for each 54 inches of clear bench space, excluding dance floors and assembly areas without fixed seats which shall be calculated separately as one space for each 50 square feet of floor area; plus one parking space per two employees determined at the month, day and hour when the greatest number of employees are on duty.

2. Fast food and formula fast food restaurants shall have parking requirements calculated by the above standard; however, a minimum of 10 parking spaces shall be provided for these uses. The change of ownership shall not, by itself, require the provision of additional parking.

a. For fast food restaurants, required parking shall be provided on-site, or by parking allocation credits, joint use, common facilities or facilities on private property on the same block within 200 feet of the site.

b. For formula fast food restaurants, parking allocation credits may be applied to satisfy the parking requirement in excess of 10 parking spaces. However, the initial 10 spaces shall be parking spaces provided by means other than utilizing parking allocation credits, and shall be required when:

i. A new formula fast food restaurant is established;

ii. An existing formula fast food restaurant is relocated; or

iii. An existing formula fast food restaurant is physically expanded in a manner to increase the restaurant’s seating capacity.

O. Churches, Mortuaries, Funeral Homes, Theaters, Assembly Halls, Auditoriums, Meeting Halls. One space for each five fixed seats, one space for each 90 inches of clear bench space, and one space for each 50 square feet of floor area used for assembly purposes.

P. Service Stations. There shall be a minimum of five off-street parking spaces or one off-street parking space for each pump island and two off-street parking spaces for each service bay, whichever is greater; plus one parking space per two employees, determined at the month, day and hour when the greatest number of employees are on duty.

Q. Repealed by Ord. 1954.

R. Massage Establishments. One parking space per employee, determined at the month, day and hour when the greatest number of employees are on duty, and one space for each 100 square feet of gross floor area.

S. Marinas, Yacht Clubs and Dry Boat Storage Yards. Three car parking spaces for every four boat slips and three car parking surfaces for every seven dry boat storage spaces for marinas, yacht clubs and for dry boat storage yards that contain boat launching facilities.

T. Schools and Classrooms. One parking space per two employees, determined at the month, day and hour when the greatest number of employees are on duty; plus, for high school or adult education classes, one parking space per five students, determined at the month, day and hour when the greatest number of students are enrolled.

U. Repealed by Ord. 1954.

V. Parking Lots or Structures. One parking space per two employees, determined at the month, day and hour when the greatest number of employees are on duty.

W. Mixed Use Developments. Two parking spaces per dwelling, and that parking that would otherwise be required for the other uses on the site.

1. Repealed by Ord. 1954.

2. Repealed by Ord. 1954. (Ord. 2017 §§ 21, 22, 2010; Ord. 1971 § 2, 2005)

86.58.040 Access design.

For new construction or major reconstruction projects for single- or two-family dwellings or duplexes, curb cuts, driveways, and ingress and egress to on-site parking from a street shall be prohibited except for those lots which do not adjoin an alley or are not accessible by vehicles from an alley due to the lot configuration or location of a main building, permanent accessory building, or swimming pool. Access to on-site parking should be functional and compatible with pedestrian sidewalk use. (Ord. 1971 § 2, 2005)

86.58.050 Backing onto sidewalk or street.

No parking area, except those required for single- or two-family dwellings, or duplexes on lots which do not adjoin an alley or are not accessible by vehicles from an alley due to the lot configuration or location of a main building, permanent accessory building, or swimming pool, may be located so as to require or encourage the backing of motor vehicles across or into any public sidewalk or streets. (Ord. 1971 § 2, 2005)

86.58.060 Tandem parking.

“Tandem parking” (front to back) for single- or two-family dwellings or duplexes shall be permitted only on a lot that is less than 50 feet in width and either has no alley access or fronts solely on an alley, or for lots with a “gross lot area” of less than 3,500 square feet, or when it is not reasonably possible to otherwise provide the required off-street parking due to lot configuration or location of a main building, permanent accessory building, or swimming pool. All spaces that are in tandem and are serving residential uses shall be designated to serve the same dwelling unit. Tandem parking for nonresidential uses may be permitted only as part of an approved valet parking plan. (Ord. 1971 § 2, 2005)

86.58.070 Minimum size for spaces.

A. Unless otherwise provided in this section, confined parking spaces shall be no less than nine feet wide and 18 feet long and unconfined spaces shall be no less than eight feet, six inches wide and 18 feet long.

B. Whether confined or unconfined, parking spaces:

1. With parking angles of less than 40 degrees from the maneuvering aisle may have a width of no less than eight feet.

2. Which are “covered and enclosed” and which serve a one- or two-family dwelling shall be no less than nine feet wide and 20 feet long except for “tandem parking” for two vehicles which shall be no less than nine feet wide and 18 feet long per space.

3. Which serve uses other than dwelling units may be designated, in an amount not to exceed 20 percent of such spaces, as compact car spaces and may be no less than seven and one-half feet wide and 15 feet long except for confined compact spaces which shall be no less than eight feet wide and 15 feet long.

4. Designated for valet parking shall be no less than seven feet wide and 18 feet long.

5. Which are parallel to the access road or drive which services the spaces shall be no less than 22 feet long for standard car spaces and 19 feet long for compact car spaces where authorized.

C. The dimensions contained in this section shall be measured from inside the required parking space. No portion of any structure, equipment, or projection such as but not limited to building support columns, mechanical equipment, or appliances shall be permitted to encroach into a required parking space.

D. Where parking spaces are located at the end of parking aisles which are terminated by landscaping, buildings, or other structures, such spaces shall be 10 feet wide to provide additional room for maneuvering. (Ord. 1971 § 2, 2005)

86.58.080 Valet parking.

Valet parking may be permitted subject to the following conditions:

A. All points of ingress shall be marked “valet parking only” or similar language to that effect, in a manner satisfactory to the Community Development Department. Such markings may include pavement markings or both.

B. Valet parking areas shall be separated from adjacent or adjoining self-parking areas.

C. Vehicle parking by any person other than a valet shall not be permitted. (Ord. 1971 § 2, 2005)

86.58.090 Grading and drainage.

All parking spaces and the primary accessway to such spaces shall be paved so as to provide a durable dust-free surface and shall be graded and drained so as to dispose of all surface water that may accumulate thereon. Drainage of surface water will not be permitted over a public sidewalk. (Ord. 1971 § 2, 2005)

86.58.100 Maneuvering width.

The maneuvering (aisle) width for parking spaces other than those provided for one- and two-family dwellings shall not be less than as follows:

Parking Angle (in degrees)	Maneuvering Aisle Width (in feet)
0	12
20	12
30	12
45	13.5
60	18.5
70	19
80	24
90	24

(Ord. 1971 § 2, 2005)

86.58.110 Marking spaces.

A. Marking.

1. The perimeter stall length of each off-street parking space provided for uses other than single-family dwelling buildings and duplexes shall be clearly outlined with double lines or striping on the surface of the parking facility in a permanent manner with paint, reflective tape or other means as deemed appropriate by the Department of Community Development to clearly identify the boundaries of each space. Said striping shall be four inches in width with six inches between the double stripes. The required parking space width shall be measured from the center of the double lines.

2. Privately marked parking spaces shall not be located on sidewalks, parkways, driveways, alleys or planted areas.

3. Parking provided for a use, other than specified dwelling units (such as commercial uses, guests, compact car or handicapped parking), or in excess of the parking requirements for the complex, shall be clearly marked.

4. Markings may be coded so long as the code is provided to the initial purchaser of the unit, and to the Department of Community Development.

5. Required off-street parking space or queue lane markings shall be maintained in a legible condition.

B. Assignment.

1. Each off-street parking space for a multiple-family dwelling unit shall be assigned to a specific dwelling unit or use, and clearly marked for such dwelling or use.

2. Each dwelling unit shall be assigned its proportionate share of the required parking for the complex. (Ord. 1971 § 2, 2005)

86.58.120 Wheel stops.

Each off-street parking space provided for uses other than single-family dwelling buildings and duplexes shall have a concrete parking bumper or wheel stop unless it would hinder vehicle or pedestrian movement or constitute a safety hazard. Each required bumper shall be six inches in height, permanently anchored and located in a manner acceptable to the Department of Community Development. Wheel stops are not required for parallel or zero degree parking spaces. (Ord. 1971 § 2, 2005)

86.58.130 Screening.

Off-street parking areas for more than five vehicles shall be effectively screened on each side which adjoins premises in any R Zone or property used for institutional purposes, by a fence or wall which shall not be more than six feet in height from the property line to a point equal to the required front yard of the adjoining R Zone. A three-and-one-half-foot high fence or wall shall be provided along the property lines adjoining dedicated streets and/or alleys. The fences or walls shall be maintained with no advertising thereon. (Ord. 1971 § 2, 2005)

86.58.140 Lighting.

Lighting shall be arranged in a manner so as to reflect light away from adjoining residential or institutional uses and otherwise located in a manner acceptable to the Community Development Department. (Ord. 1971 § 2, 2005)

86.58.150 Spaces shall be unobstructed.

All required off-street parking spaces shall be maintained free and unobstructed, with adequate ingress and egress. (Ord. 1971 § 2, 2005)

86.58.160 Landscaping.

A. Off-street parking areas for more than five vehicles shall maintain a five-foot wide landscaped strip along the property line adjoining any dedicated street.

B. Total landscaping within and adjoining the parking area shall amount to no less than 15 percent of the parking site area.

C. The landscaping and exterior lighting, if any, shall be subject to CMC Title 80, and lighting shall be designed and installed so as to confine the light’s direct rays to the site and all parking lot lights shall be directed away from property lines.

D. One 24-inch box tree (minimum size), per City specifications, shall be provided for every five parking spaces. Said trees shall be distributed throughout the parking spaces and so located to provide shade cover for the vehicles.

E. Any unused space resulting from the design of the parking area shall be used for landscaped purposes.

F. All parking lot landscaped islands shall have a minimum inside dimension of four feet and shall be separated from vehicular areas by a six-inch high, six-inch wide concrete curb.

G. All landscaping areas shall be irrigated automatically and kept in a healthy condition free from weeds, debris and trash.

H. Projects which are primarily parking structures, that mask their primary use on street frontages at street level by commercial retail or similar uses, shall be required to maintain a minimum of three percent of the total parking site or lot area in landscaping.

I. Primarily residential projects in the Parking Overlay Zone shall be required to maintain no more than 25 percent of the total parking site or lot area in landscaping if the project includes excess alley accessible public parking spaces to number no less than five spaces or 10 percent of the total number of spaces required for the land use on the site (whichever is greater). (Ord. 2018 §§ 22, 23, 2010; Ord. 1971 § 2, 2005)

86.58.170 Retention of required parking.

Existing required off-street parking shall be retained and maintained for those land uses for which it is required. Parking spaces required for one land use may not be rented, leased, sold or otherwise encumbered for some other use. (Ord. 1971 § 2, 2005)

86.58.180 Separate nonresidential lots.

If a building, structure or improvement requiring parking is located upon a separately recorded lot from that upon which the required parking is provided, whether in the same or separate ownership, there shall be a recording in the Office of the San Diego County Recorder of a covenant by such owner or owners for the benefit of the City in the form first approved by the City, that such owner or owners will continue to maintain such parking space so long as the building, structure or improvement is maintained within the City. The covenant herein required must stipulate that the title to the right to use the lot or lots upon which the parking facilities are to be provided will be subservient to the title to the premises upon which the building is to be erected, and that the lot or lots are not and will not be made subject to any other covenant or contract for use without prior written consent of the City. (Ord. 1971 § 2, 2005)

86.58.190 Location.

Off-street parking facilities shall be located as hereinafter specified. Where a distance is specified, such distance shall be the walking distance measured from the nearest point of the building that such facility is required to serve.

A. For any type of dwelling, parking facilities shall be located on the same lot or building site as the building they are required to serve, except that in single-family zones, required parking may be provided on an adjoining lot if said parking space(s) is accessible by pedestrians from the lot it is required to serve and said pedestrian access, the required parking space(s), and the vehicle access area to said space is described within a recorded easement to the benefit of the property owner of the lot which the parking space(s) is serving and that said easement shall not be amended or revoked without City approval.

B. For hospitals, sanitariums, rest homes, asylums, and orphanages, parking facilities shall be located on the same lot or building site as the buildings they are required to serve.

C. Parking for commercial vehicles in Commercial Zones or the “P” Overlay Zone shall be located, when feasible, in a manner to reduce their visibility from public streets or sidewalks.

D. For uses other than those specified above, not over 200 feet from the buildings they are required to serve, all parking areas are to be located in the same block, and connected to the buildings they are to serve with a direct access way that does not cross a public street.

E. No required off-street parking shall be permitted in any residential front yard area. An uncovered parking space may be located no less than two and one-half feet from any side property line; provided, however, that such two and one-half feet is maintained free from all encumbrances such as, but not limited to, trash cans or shrubbery.

F. Where the front yard or side yard setback requirements of this title for single-family dwelling buildings on numbered streets (First through Tenth Streets) eliminates the possibility of providing the required off-street parking spaces in other than such required front or side yards or portions thereof, then such required off-street parking may be provided in such required front or side yards or portions thereof. (Ord. 1971 § 2, 2005)

86.58.200 Mixed occupancies in a building.

In the case of mixed uses in a building or on a lot, the total requirements for off-street parking facilities shall be the sum of the requirements for the various uses computed separately. Off-street parking facilities for one use shall not be considered as providing required parking facilities for any other use except as hereinafter specified for joint use. (Ord. 1971 § 2, 2005)

86.58.210 Joint use.

The City may, upon application by the owner or lessee of any property, authorize the joint use of parking facilities by the following uses or activities under the conditions specified herein:

A. Up to 50 percent of the parking facilities required by this chapter for a use considered to be primarily a daytime use may be provided by the parking facilities of a use considered to be primarily a nighttime use; up to 50 percent of the parking facilities of a use considered to be primarily a nighttime use may be provided by the parking facilities of a use considered to be primarily a daytime use, provided such reciprocal parking area shall be subject to conditions set forth in subsection C of this section.

B. The following uses are typical daytime uses: banks, business offices, retail stores, personal service shops, clothing or shoe repair or service shops, manufacturing or wholesale buildings and similar uses; the following uses are typical of nighttime and/or Sunday uses: auditoriums incidental to a public or parochial school churches, dance halls, theaters, and bars.

C. Conditions Required for Joint Use.

1. The building or use for which application is being made for authority to utilize the existing off-street parking facilities provided by another building or use shall be located within 200 feet of such parking facility and located in accordance with CMC 86.58.190(C).

2. The applicant shall show that there is no substantial conflict in the principal operating hours of the building or uses for which the joint use of off-street parking facilities is proposed.

3. If the building, structure or improvement requiring parking space is in one ownership, and the required parking space provided in another ownership, practically or wholly, there shall be a recording in the Office of the San Diego County Recorder of a covenant by such owner or owners as prescribed by CMC 86.58.180. (Ord. 1971 § 2, 2005)

86.58.220 Common facilities.

Common facilities for parking may be provided in lieu of the individual requirements contained herein, but such facilities shall be approved by the City as to size, shape and relationship to business sites to be served, provided the total of such off-street parking spaces when used together shall not be less than the sum of the various uses computed separately. If the common facilities are located on more than one lot, a covenant for the preservation of the parking facilities must be filed in accordance with the provisions of CMC 86.58.180. (Ord. 1971 § 2, 2005)

86.58.230 Parking plan required.

A. The plan of a project’s proposed parking area shall be submitted to the Community Development Department for processing prior to the issuance of any permit for the project for which the parking area is intended. Each plan shall clearly indicate the proposed developments, including location, size, shape, design, curb cuts, internal traffic circulation, lighting, landscaping and other features and appurtenances of the proposed parking area.

B. The parking plan shall be reviewed by the Design Review Commission in accordance with CMC Title 80.

C. Unless otherwise provided, the Community Development Department shall determine whether the plan is in conformance with this title.

D. Parking plans for property within the C-R, and H-M Zones, and parking plans for nonresidential development on property in Residential Zones, or parking plans that involve joint use or common use shall be submitted to the Planning Commission for review and recommendation to the City Council. Thereafter, the plan shall be submitted to the City Council, which, after a noticed public hearing (as provided for in CMC 86.02.120, Determination of use), will approve, disapprove or conditionally approve the plan. The City Council may refer the plan to the Traffic Operations Committee for review and recommendation. Any parking plan submitted for property within the C Zone shall be reviewed by the Planning Commission for final action unless appealed to the City Council. Plans required to be processed in accordance with this subsection shall be accompanied by a filing fee as required by resolution of the City Council.

E. The parking requirement for a hotel or motel facility may be reduced by the City during parking plan review by up to 20 percent if the hotel or motel is designed and operated in a manner that encourages the use of alternative modes of transportation to the private car. For example, the hotel or motel is sited to be in walking distance of most needed facilities and transit, complimentary limousine or shuttle service is provided customers to the airport, train station and other activity centers, complimentary transit tickets are provided to customers and employees, free use of bicycles is similarly provided, and telephones, faxes, computers with modems, and other business machines are readily available on-site. For employees, commuter information, bicycle racks and shower and locker facilities must be provided. Finally, the development operator must maintain membership in the Coronado Transportation Management Association. (Ord. 2018 §§ 20, 21, 2010; Ord. 1971 § 2, 2005)

86.58.240 Reserved.

86.58.250 Provision of underground parking within the public right-of-way.

Public parking may be provided within the public right-of-way below ground level under the following conditions:

A. A City of Coronado or Caltrans encroachment permit is obtained by the applicant;

B. Such underground facilities would not interfere with the provision or maintenance of public streets or utilities;

C. The parking spaces provided in the public right-of-way are in excess of the total number of spaces required for the land use, and cannot be utilized to provide off-street parking required for the property or adjacent property; and

D. The parking spaces shall be maintained for public use, or a like number of spaces elsewhere on the property shall be maintained for public use. (Ord. 1971 § 2, 2005)