ARTICLE 14. GENERAL OFF-STREET PARKING STANDARDS

DIVISION 1. GENERAL PROVISIONS

10-1-1401: PARKING SPACE DIMENSIONS:

The following minimum parking space widths shall be provided:

 

Uses

Minimum Width

1.

Residential

8'-6"

2.

Retail and Services Commercial

9'-0"

3.

Banks & Savings and Loan Institutions

9'-0"

4.

Medical Offices

9'-0"

5.

Industrial

8'-6"

6.

Offices

8'-6"

The minimum width of parking spaces adjacent to walls, columns, or other vertical obstructions shall be determined by standards established by the Public Works Director.

Minimum parking space widths for uses not mentioned shall be determined by the Public Works Director. Minimum parking space heights shall be determined by the Building Official, and every parking space shall maintain a vertical height in accordance with the standards of the California Building Code.

Where banks, savings and loan institutions, and retail and service commercial uses are part of an office building or retail complex, the Public Works Director shall ascertain the number and location of those parking spaces which will be required to have a minimum width of nine (9) feet.

Minor deviations from all foregoing standards may be authorized by the Public Works Director to accommodate the safe ingress and egress of vehicles.

The following tables shall be used when determining overall parking space dimensions and aisle widths:

STANDARD CARS

Table No. 1

PARKING BAY WIDTHS FOR ONE-WAY TRAFFIC AND DOUBLE LOADED AISLES

Minimum Stall Length = 18'0
"

Parking Angle

8' - 6" Stalls

8' - 8" Stalls

8' - 10" Stalls

9' - 0" Stalls

9' - 2" Stalls

9' - 4" Stalls

30

43' - 0"

43' - 0"

43' - 0"

43' - 0"

43' - 0"

43' - 0"

32.5

44' - 2"

44' - 2"

44' - 2"

44' - 2"

44' - 2"

44' - 2"

35

45' - 3"

45' - 3"

45' - 3"

45' - 3"

45' - 3"

45' - 3"

37.5

46' - 3"

46' - 3"

46' - 3"

46' - 3"

46' - 3"

46' - 3"

40

47' - 0"

47' - 0"

47' - 0"

47' - 0"

47' - 0"

47' - 0"

42.5

48' - 4"

47' - 10"

47' - 8"

47' - 8"

47' - 8"

47' - 8"

45

49' - 10"

49' - 5"

49' - 0"

48' - 7"

48' - 7"

48' - 5"

47.5

51' - 1"

50' - 8"

50' - 3"

49' - 10"

49' - 5"

49' - 0"

50

52' - 3"

51' - 10"

51' - 5"

51' - 0"

50' - 6"

50' - 1"

52.5

53' - 3"

52' - 10"

52' - 5"

52' - 0"

51' - 6"

51' - 1"

55

54' - 2"

53' - 9"

53' - 4"

52' 11"

52' - 5"

52' - 0"

57.5

55' - 0"

54' - 7"

54' - 1"

53' - 8"

53' - 2"

52' - 9"

60

55' - 11"

55' - 5"

55' - 0"

54' - 6"

54' - 0"

53' - 7"

62.5

56' - 10"

56' - 4"

55' - 10"

55' - 4"

54' - 9"

54' - 5"

65

57' - 8"

57' - 2"

56' - 8"

56' - 2"

55' - 8"

55' - 2"

67.5

58' - 3"

57' - 9"

57' - 3"

56' - 9"

56' - 3"

55' - 9"

70

59' - 0"

58' - 6"

58' - 0"

57' - 6"

57' - 0"

56' - 6"

72.5

59' - 8"

59' - 2"

58' - 7"

58' - 1"

57' - 7"

57' - 1"

75

60' - 4"

59' - 9"

59' - 2"

58' - 8"

58' - 1"

57' - 7"

77.5

61' - 0"

60' - 5"

59' - 10"

59' - 3"

58' - 8"

58' - 2"

80

61' - 7"

61' - 0"

60' - 5"

59' - 10"

59' - 3"

58' - 8"

82.5

62' - 0"

61' - 5"

60' - 10"

60' - 3"

59' - 8"

59' - 1"

85

62' - 6"

61' - 11"

61' - 3"

60' - 8"

60' - 1"

59' - 6"

87.5

62' - 11"

62' - 3"

61' - 7"

61' - 0"

60' - 4"

59' - 9"

90

63"- 4"

62' - 8"

62' - 0"

61' - 4"

60' - 8"

60' - 0"

Table No. 2

PARKING BAY WIDTHS FOR ONE-WAY TRAFFIC AND SINGLE LOADED AISLES

Minimum Stall Length = 18'0
"

Parking Angle

8' - 6" Stalls

8' - 8" Stalls

8' - 10" Stalls

9' - 0" Stalls

9' - 2" Stalls

9' - 4" Stalls

30

27' - 6"

27' - 6"

27' - 6"

27' - 6"

27' - 6"

27' - 6"

32.5

28' - 1"

28' - 1"

28' - 1'

28' - 1"

28' - 1"

28' - 1"

35

28' - 7"

28' - 7"

28' - 7"

28' - 7"

28' - 7"

28' - 7"

37.5

29' - 1"

29' - 1"

29' - 1"

29' - 1"

29' - 1"

29' - 1"

40

29' - 6"

29' - 6"

29' - 6"

29' - 6"

29' - 6"

29' - 6"

42.5

30' - 6"

30' - 1"

29' - 10"

29' - 10"

29' - 10"

29' - 10"

45

31' - 6"

31' - 1"

30' - 8"

30' - 3"

30' - 3"

30' - 2"

47.5

32' - 6"

32' - 1"

31' - 8"

31' - 3"

30' - 10"

30' - 5"

50

33' - 5"

33' - 0"

32' - 7"

32' - 2"

31' - 9"

31' - 4"

52.5

34' - 3"

33' - 9"

33' - 4"

32' - 11"

32' - 6"

32' - 1"

55

35' - 1"

34' - 7"

34' - 2"

33' - 8"

33' - 3"

32' - 10"

57.5

35' - 11"

35' - 5"

35' - 0"

34' - 6"

34' - 0"

33' - 7"

60

36' - 9"

36' - 3"

35' - 9"

35' - 3"

34' - 9"

34' - 4"

62.5

37' - 6"

37' - 0"

36' - 6"

36' - 0"

35' - 6"

35' - 0"

65

38' - 2"

37' - 8"

37' - 2"

36' - 8"

36' - 2"

35' - 8"

67.5

38' - 11"

38' - 5"

37' - 11"

37' - 4"

36' - 10"

36' - 4"

70

39' - 8"

39' - 2"

38' - 7"

38' - 1"

37' - 6"

37' - 0"

72.5

40' - 4"

39' - 10"

39' - 3"

38' - 9"

38' - 2"

37' - 8"

75

41' - 1"

40' - 7"

40' - 0"

39' - 5"

38' - 10"

38' - 4"

77.5

41' - 10"

41' - 3"

40' - 8"

40' - 1"

39' - 6"

39' - 0"

80

42' - 6"

41' - 11"

41' - 4"

40' - 9"

40' - 2"

39' - 7"

82.5

43' - 1"

42' - 6"

41' - 11"

41' - 4"

40' - 9"

40' - 2"

85

43" - 10"

43' - 3"

42' - 7"

42' - 0"

41' - 4"

40' - 9"

87.5

44' - 7"

43' - 11"

43' - 4"

42' - 8"

42' - 0"

41' - 5"

90

45' - 4"

44' - 8"

44' - 0"

43' - 4"

42' - 8"

42' - 0

Table No. 3

PARKING BAY WIDTHS FOR TW0-WAY TRAFFIC AND DOUBLE LOADED AISLES

Minimum Stall Length = 18'0
"

Parking Angle

8' - 6" Stalls

8' - 8" Stalls

8' - 10" Stalls

9' - 0" Stalls

9' - 2" Stalls

9' - 4" Stalls

30

51' - 2"

51' - 2"

51' - 2"

51' - 2"

51' - 2"

51' - 2"

32.5

52' - 4"

52' - 4"

52' - 4"

52' - 4"

52' - 4"

52' - 4"

35

53' - 3"

53' - 3"

53' - 3"

53' - 3"

53' - 3"

53' - 3"

37.5

54' - 2"

54' - 2"

54' - 2"

54' - 2"

54' - 2"

54' - 2"

40

54' - 10"

54' - 10"

54' - 10"

54' - 10"

54' - 10"

54' - 10"

42.5

55' - 7"

55' - 7"

55' - 7"

55' - 7"

55' - 7"

55' - 7"

45

56' - 4"

56' - 4"

56' - 4"

56' - 4"

56' - 4"

56' - 4"

47.5

57' - 0"

57' - 0"

57' - 0"

57' - 0"

57' - 0"

57' - 0"

50

57' - 8"

57' - 7"

57' - 7"

57' - 7"

57' - 6"

57' - 6"

52.5

58' - 3"

58' - 2"

58' - 2"

58' - 1"

58' - 0"

58' - 0"

55

58' - 9"

58' - 8"

58' - 7"

58' - 6"

58' - 5"

58' - 4"

57.5

59' - 4"

59' - 2"

59' - 1"

58' - 11"

58' - 9"

58' - 8"

60

59' - 9"

59' - 7"

59' - 5"

59' - 3"

59' - 1"

58' - 11"

62.5

60' - 2"

60' - 0"

59' - 9"

59' - 7"

59' - 4"

59' - 2"

65

60' - 8"

60' - 5"

60' - 2"

59' - 11"

59' - 8"

58' - 5"

67.5

61' - 1"

60' - 9"

60' - 6"

60' - 2"

59' - 10"

59' - 7"

70

61' - 5"

61' - 1"

60' - 9"

60' - 5"

60' - 1"

59' - 9"

72.5

61' - 10"

61' - 5"

61' - 0"

60' - 7"

60' - 2"

59' - 10"

75

62' - 1"

61' - 8"

61' - 3"

60' - 9"

60' - 4"

59' - 11"

77.5

62' - 5"

61' - 11"

61' - 5"

60' - 11"

60' - 5"

60' - 0"

80

62' - 8"

62' - 2"

61' - 7"

61' - 1"

60' - 6"

60' - 0"

82.5

62' - 11"

62' - 4"

61' - 9"

61' - 2"

60' - 7"

60' - 0"

85

63' - 1"

62' - 6"

61' - 10"

61' - 3"

60' - 7"

60' - 0"

87.5

63' - 3"

62' - 7"

61' - 11"

61' - 3"

60' - 7"

60' - 0"

90

63' - 4"

62' - 8"

62' - 0"

61' - 4"

60' - 8"

60' - 0"

Table No. 4

PARKING BAY WIDTHS FOR TW0-WAY TRAFFIC AND SINGLE LOADED AISLES

Minimum Stall Length = 18'0
"

Parking Angle

8' - 6" Stalls

8' - 8" Stalls

8' - 10" Stalls

9' - 0" Stalls

9' - 2" Stalls

9' - 4" Stalls

30

35' - 6"

35' - 6"

35' - 6"

35' - 6"

35' - 6"

35' - 6"

32.5

36' - 0"

36' - 0"

36' - 0"

36' - 0"

36' - 0"

36' - 0"

35

36' - 6"

36' - 6"

36' - 6"

36' - 6"

36' - 6"

36' - 6"

37.5

37' - 0"

37' - 0"

37' - 0"

37' - 0"

37' - 0"

37' - 0"

40

37' - 6"

37' - 6"

37' - 5"

37' - 5"

37' - 5"

37' - 5"

42.5

38' - 0"

37' - 11"

37' - 11"

37' - 11"

37' - 10"

37' - 10"

45

38' - 6"

38' - 5"

38' - 5"

38' - 4"

38' - 4"

38' - 3"

47.5

38' - 11"

38' - 10"

38' - 10"

38' - 9"

38' - 8"

38' - 8"

50

39' - 4"

39' - 3"

39' - 3"

39' - 2"

39' - 1"

39' - 0"

52.5

39' - 9"

39' - 8"

39' - 7"

39' - 6"

39' - 5"

39' - 4"

55

40' - 1"

40' - 0"

39' - 11"

39' - 10"

39' - 9"

39' - 8"

57.5

40' - 6"

40' - 5"

40' - 4"

40' - 2

40' - 1"

40' - 0"

60

40' - 11"

40' - 10"

40' - 8"

40' - 7"

40' - 5"

40' - 4"

62.5

41' - 4"

41' - 2"

41' - 0"

40' - 10"

40' - 8"

40' - 7"

65

41' - 8"

41' - 6"

41' - 4"

41' - 2"

41' - 0"

40' - 10"

67.5

42' - 1"

41' - 11"

41' - 8"

41'- 6"

41' - 3"

41' - 1"

70

42' - 6"

42' - 3"

42' - 0"

41' - 9"

41' - 6"

41' - 4"

72.5

42' - 10"

42' - 7"

42' - 4"

42' - 0"

41' - 9"

41' - 5"

75

43' - 3"

42' - 11"

42' - 7"

42' - 3"

41' - 11"

41' - 8"

77.5

43' - 7"

43' - 3"

42' - 11"

42' - 6"

42' - 2"

41' - 10"

80

44' - 0"

43' - 7"

43' - 2"

42' - 9"

42' - 4"

41' - 11"

82.5

44' - 4"

43' - 10"

43' - 5"

42' - 11"

42' - 5"

42' - 0"

85

44' - 8"

44' - 2"

43' - 7"

43' - 1"

42' - 6"

42' - 0"

87.5

45' - 0"

44' - 5"

43' - 10"

43' - 2"

42' - 7"

42' - 0"

90

45' - 4"

44' - 8"

44' - 0"

43' - 4"

42' - 8"

42' - 0"

[Formerly numbered Section 31-159; Renumbered by Ord. No. 3058; Amended by Ord. No. 3692, eff. 4/30/06; 3669, 3640, 3109, 2882, 2829, 2676, 2599, 2420, 2370.]

10-1-1402: COMPUTATION OF REQUIRED PARKING:

A.    FRACTIONAL REMAINDERS.

When a fractional figure is found as a remainder in computing required off-street parking, such fraction shall be construed as a whole number if it is one-half (1/2) or more.

B.    FLOOR AREA.

Floor space devoted to parking within a building, including necessary interior driveways and ramps, shall be excluded from the floor area of the building in computing required off-street parking. [Formerly numbered Section 31-160; renumbered by Ord. No. 3058, eff. 2/21/87.]

10-1-1402.5:  

[Added by Ord. 3640, eff. 7/10/04; Amended by Ord. No. 3669, eff. 7/5/05; Deleted by Ord. No. 3676, eff. 8/16/05.]

10-1-1403: INGRESS AND EGRESS; BACKING INTO HIGHWAY:

Off-street parking shall be easily accessible from and to a street or other dedicated public right-of-way. The parking shall be so arranged that it shall not be necessary to back into a major or secondary highway to exit from the parking area. Exceptions from this requirement may be authorized by the Public Works Director if the parking area is located in an R-1 or an R-2 Zone. [Formerly numbered Section 31-161; Renumbered by Ord. No. 3058, eff. 2/21/87; 2473; 2370.]

10-1-1404: TANDEM PARKING:

Tandem parking spaces may be provided for the following uses if the spaces are properly marked and not more than two (2) cars in depth, and the parking plan is approved by the Community Development Director:

1.    HOTELS.

Major hotel developments of 300 rooms or more, whereby the parking system used is a “valet type” operation, where keys to the car are left with an attendant or in the car and an attendant is on duty at all times.

2.    OFFICES-PROFESSIONAL.

Spaces in excess of the number required by this chapter.

3.    OFFICES-GENERAL.

a.    Spaces in excess of the number required by this chapter.

b.    Pursuant to an approved Conditional Use Permit, up to 50 percent of the required parking, if all the following conditions are met:

1.    Applicant’s lot is less than 50 feet in width;

2.    Applicant’s lot abuts Magnolia, Victory, or Burbank Boulevards;

3.    Applicant can demonstrate that it is not reasonably practical to assemble a site of 50 feet or more in width; and

4.    Applicant can demonstrate that the parking lot can be successfully used with the tandem design as proposed.

4.    INDUSTRIAL USES.

Spaces in excess of the number required by this chapter.

5.    RESTAURANTS.

Pursuant to an approved Conditional Use Permit, whereby the parking system used is a “valet type” operation provided without any charge to the user.

6.    MULTI-FAMILY RESIDENTIAL.

Tandem parking is permitted in multiple family residential zones only as permitted in Section 10-1-628(I).

7.    AUTOMOTIVE REPAIR SHOPS.

For all automotive repair shops, tandem parking spaces can be used to satisfy required parking.

8.    CHILD DAY CARE FACILITY.

For all child day care facilities, tandem parking spaces can be used to satisfy up to 50 percent of the required parking for the child day care facility so long as the following requirements are met:

a.    At least three (3) passenger unloading/loading spaces are not included as tandem parking;

b.    Tandem spaces cannot exceed 50 percent of required parking;

c.    A clearly marked visitor’s space is provided. [Formerly numbered Section 31-162; Amended by Ord. No. 3676, eff. 8/16/05; 3640, 3457, 3298, 3267, 3200, 3181, 3109, 3058, 2829, 2331, 2193.]

10-1-1405: PARKING OR STORING AIRPLANES, BOATS, VEHICLES, ETC. WITHIN CERTAIN YARDS IN RESIDENTIAL ZONES:

No airplane, boat, house car, mobile home, motor vehicle, trailer, or part of such vehicle, shall be parked or stored in the front yard of any lot in a residential zone, or the side yard facing a street on a corner or reverse corner lot in a residential zone, except that:

1.    Passenger vehicles as defined in the State Vehicle Code, excluding house cars;

2.    House cars not exceeding 22 feet in length;

3.    Pickup trucks not used for commercial purposes; and

4.    Motor trucks while on business calls; may be parked on permanently constructed driveways within such front or side yards, if currently licensed by the State Department of Motor Vehicles and capable of movement under their own power or temporarily disabled for not to exceed 72 hours while so disabled. This section shall not apply to vehicles parked on publicly owned or operated property. [Formerly numbered Section 31-163; Renumbered by Ord. No. 3058, eff. 2/21/87.]

10-1-1405.5: BICYCLE PARKING SPACES:

A.    DEFINITION.

A BICYCLE PARKING SPACE shall be defined as the space for one (1) bicycle in a bicycle rack which is affixed to a permanent surface.

B.    INSTALLATION AND MAINTENANCE REQUIREMENTS.

Bicycle parking facilities shall be installed in a manner which allows adequate space for access when the facilities are occupied, and shall be located so as to minimize the blocking of any public sidewalks or right-of-way. An encroachment permit from the Public Works Department is required for any encroachment into the public right-of-way.

Bicycle parking facilities shall be located on a hard paved surface and shall be painted with a protective coating to prevent rusting and shall be well maintained.

C.    BICYCLE PARKING FOR ARCADES/BILLIARD PARLORS.

For all arcades and billiard parlors, one (1) bicycle space shall be provided for each 150 square feet of adjusted gross floor area. [Added by Ord. No. 3316, eff. 11/14/92.]

10-1-1406: SITE PLAN:

A site plan containing a detailed parking arrangement accurately dimensioned, showing individual parking spaces, aisles and driveways indicating adequate ingress and egress, as well as location, size, shape, design, curb cuts, lighting, landscaping, and other features and appurtenances of the proposed parking, as provided in Article 19, Division 2 of this chapter, shall be submitted to the Building Director when application is made for a building permit requiring compliance with this article. The site plan shall be referred to the Building Director for approval. [Formerly numbered Section 31-164; renumbered by Ord. No. 3058, eff. 2/21/87; 2930, 2193.]

10-1-1407: USE OF VACANT LOTS IN RESIDENTIAL AND COMMERCIAL ZONES FOR PARKING VEHICLES:

No vacant lot in any residential or commercial zone shall be used for the parking of vehicles unless such use is a permitted use or is authorized by a Conditional Use Permit issued pursuant to the provisions of Division 4 of Article 19 of this chapter and said lot is improved and maintained in accordance with the requirements of this article and Article 16 of this chapter, or the use constitutes a valid legal nonconforming use; provided, however, that the Building Director may permit the temporary use of any unimproved vacant lot for the parking of vehicles in connection with a special event or construction. [Added by Ord. No. 2340; Formerly numbered Section 31-164.1; Renumbered by Ord. No. 3058, eff. 2/21/87; 2420.]

10-1-1407.01: USE OF PARKING AREAS FOR STORAGE:

All required parking shall be used solely as customer and employee parking of motorized vehicles. No required parking shall be used for the temporary or permanent storage of any other motor vehicles, or any products or materials for production, repair, sale or lease. [Added by Ord. No. 3297, eff. 8/15/92.]

10-1-1407.1: CENTRAL BUSINESS DISTRICT DOWNTOWN PARKING AREA:

A.    DEFINITION.

A CENTRAL BUSINESS DISTRICT DOWNTOWN PARKING AREA (the “DISTRICT”) is that area bounded by Magnolia Boulevard on the north, Angeleno Avenue on the south, Third Street on the east, and First Street on the west. The area is depicted in the map set forth below.

B.    PURPOSE AND INTENT.

The District was established in 1992 and was intended to ease the current parking requirements which stifled development in the downtown area, a core area of the City. By focusing on the District as a unified business center and not as individual self parked properties, and by examining parking by shared parking and multiple destination parking concepts, it was determined through a traffic study that the overall parking was adequate for the existing buildings in the District. Based on the then current inventory, 3.5 spaces for each 1,000 square foot adjusted gross floor area exists. This District is intended to maintain this ratio at all times. Any new square footage on buildings that exceeds the existing square footage in the District to provide additional parking at 3.5 spaces for every 1,000 square feet of adjusted gross floor area.

The District was established with an assumption that all restaurants created the same demands and impacts, whether fast-food or sit-down or other types. Such assumption has been proven to be invalid, and therefore, all new restaurants in the Downtown District shall operate only after its demands and impacts on the District can be evaluated through an Administrative Use Permit in accordance with Subsection (I) below.

C.    GENERAL PARKING REQUIREMENT CREDIT.

Any legally permitted use or conditional use that is allowed in its respective zone within the District as of April 25, 1992, shall be deemed to have adequate parking and deemed to meet all legally required parking space requirements under this Code as long as the square footage of the structure or building located on the property and calculated as of April 25, 1992, does not increase.

All new restaurants shall obtain an Administrative Use Permit in accordance with Subsection (I) below.

D.    ADDITIONS OR INCREASED SQUARE FOOTAGE TO BUILDINGS ON SITE.

Any additional or increased square footage to any building or structure on any site in the District after April 25, 1992, will require additional parking spaces at the District parking rate of 3.5 spaces for each 1,000 square feet of adjusted gross floor area.

E.    DESTRUCTION OR DEMOLITION OF BUILDING IN DISTRICT.

In the event that any building or structure is destroyed, demolished, or otherwise removed from the District, the Building Official shall calculate the new building’s parking requirement to be: the number of parking spaces that were in existence as of April 25, 1992, at the site plus an additional number of parking spaces calculated at the District rate of 3.5 spaces for each 1,000 square feet of adjusted gross floor area for that amount of the new building or structure in excess of the square footage of the previous structure or building that existed on April 25, 1992.

F.    MAINTENANCE OF EXISTING PARKING STOCK.

All parking spaces existing as of April 25, 1992, shall be accessible and maintained at all times, and if temporarily lost due to construction activities, the spaces shall be replaced as soon as possible.

G.    CONDITIONAL USE PERMIT.

All new construction that exceeds 35 feet in height and all residential construction in the District shall have its parking standards determined by the Planning Board processed through the Conditional Use Permit process.

H.    SECTION PREVAILS.

In the event that any inconsistency arises between this section and any other section in this chapter, this section shall prevail.

I.    ADMINISTRATIVE USE PERMIT FOR NEW RESTAURANTS.

All new restaurants shall obtain an Administrative Use Permit (AUP) prior to operating. When a tenant space is proposed to be converted from one restaurant to another, an AUP is required if either of the following apply: 1) the proposed restaurant would have a higher parking generation rate than the previous restaurant, as determined by parking generation categories and rates published by the Institute of Transportation Engineers (“ITE”), or 2) the proposed restaurant intends to serve alcoholic beverages and the previous restaurant did not serve alcoholic beverages, or the proposed restaurant intends to serve alcoholic beverages under a different type of Alcoholic Beverage Control license than the type of license used by the previous restaurant. In addition to the findings required by Section 10-1-1959, the following special findings shall be made:

a.    the restaurant is of a type which will compliment the other uses in the District and will not burden the shared parking concept. It shall identify itself into one of the ITE trip and parking generation categories (eg. Quality restaurant, Family, High turnover sit down, or fast food), and provide evidence that the demands and impacts on the District which are generated from the restaurant are fully mitigated.

b.    the location of the restaurant is not one which leads to the over concentration of certain types of restaurants (as defined in (a) by ITE). The location shall not create an undue amount of any one type of restaurant in any area of the District.

c.    (if applicable) the restaurant intends to provide alcohol incidental to food service, and shall provide a floor plan of the tables and bar area, as well as an annual certification of the receipts of alcohol and the receipts of food to evidence compliance with the code.

d.    the restaurant type (as defined in (a) above) economically stimulates the downtown area by providing quality tenant improvements.

Notice requirements required by this Code shall be increased for these AUPs (including any appeals) to all property owners and tenants within the Central Business District Downtown Parking Area. If a restaurant requires a CUP and an AUP, the two (2) processes may be merged into one (1) CUP, but the additional AUP findings of this section remain applicable. [Added by Ord. No. 3284, eff. 4/25/92; Amended by Ord. No. 3707, eff. 11/4/06; 3644.]

DIVISION 2. PARKING REQUIREMENTS

10-1-1408: SPACES REQUIRED:

The following off-street parking spaces shall be provided:

Uses

Parking Spaces Requires

1.

Residential Uses:

As provided for each residential zone in Article 6 of this chapter.

2.

Commercial Uses Outside of Central Business District Downtown Parking Area:

 

 

(a)

Banks and savings and loan institutions

4 spaces for each 1,000 sq. ft. of adjusted gross floor area.

 

(b)

Bowling Alleys

4 spaces for each bowling lane.

 

(c)

Gymnasiums and health studios

6 spaces for each 1,000 sq. ft. of adjusted gross floor area.

 

(d)

Offices - General

3 spaces for each 1,000 sq. ft. of adjusted gross floor area.

 

(e)

Offices - Medical

5 spaces for each 1,000 sq. ft. of adjusted gross floor area.

 

(f)

Mortuaries and funeral homes

1 space for every 3 fixed seats and 1 space for each 21 sq. ft. of adjusted gross floor area available for assembly without fixed seats.

 

(g)

Places of public assembly1, banquet facilities, exhibition halls, theaters, and convention halls

1 space for every 5 fixed seats and 1 space for each 28.6 sq. ft. of adjusted gross floor area available for assembly without fixed seats.

 

(h)

Restaurant with full service, fast service2; cocktail lounge/bar

10 spaces for each 1,000 sq. ft. of adjusted gross floor area.

3.3 spaces for each 1,000 sq. ft. of adjusted gross floor area with an Administrative Use Permit.

 

(i)

Restaurants, cafes, cocktail lounges and bars, which are an integral part of a hotel or motel

5 spaces for each 1,000 sq. ft. of adjusted gross floor area.

 

(j)

General - retail

3.3 spaces for each 1,000 sq. ft. of adjusted gross floor area.

 

(k)

Shopping centers

5 spaces for each 1,000 sq. ft. of adjusted gross floor area.

 

(l)

Mini-malls

10 spaces for each 1,000 sq. ft. of adjusted gross floor area, or 1 space for each 100 sq. ft. of adjusted gross floor area. (Conditional Use Permit may reduce up to 50 percent required parking).

 

(m)

Museum

1 space for each 300 sq. ft. of exhibit area and 1 space for every 5 seats, depending on the exact nature of the museum.

 

(n)

Arcades/billiard parlors

5 spaces for each 1000 sq. ft. of adjusted gross floor area. (Additional parking spaces are required pursuant to Section10-1-1405.5)

 

(o)

Personal or Physical Arts Studio, Rehearsal Studio

 

 

 

(less than 1,500 sq. ft.)

3.3 spaces for each 1,000 sq. ft. of adjusted gross floor area.

 

 

(1,500 sq. ft. to 2,500)

4 spaces for each 1,000 sq. ft. of adjusted gross floor area.

 

 

(greater than 2,500 sq. ft.)

6 spaces for each 1,000 sq. ft. of adjusted gross floor area.

3.

Commercial Uses Inside the Central Business District Downtown Parking Area:

 

4.

Industrial Uses:

 

 

(a)

Manufacturing and industrial and wholesale trade.

1 space for each 500 sq. ft. of adjusted gross floor area.

 

(b)

Warehouses and buildings used in whole or in part for storage purposes.

1 space for each 1,000 sq. ft. of adjusted gross floor area.

5.

Other Uses:

 

 

(a)

Convalescent homes

5 spaces for every 12 beds or fraction thereof.

 

(b)

Hospitals

Conditional Use Permit.

 

(c)

Clubs

1 space guest room.

 

(d)

Hotels and motels

1 space for each room.

 

(e)

Automotive repair shops

3 spaces for each bay or 1 space for each 250 sq. ft. of adjusted gross floor area, whichever is greater. Service bays shall not be counted as required spaces.

 

(f)

Child Day Care Facilities

1 space for every 8 children and 1 space for each State Department of Social Services required employee.

 

(g)

Sober Living Facility

1 on-site parking space for every 3 residents and 1 additional on-site parking space for each on-site resident manager and 1 space for each 28.6 square feet of meeting area used for assembly purposes if meetings area used for assembly purposes if meetings are held involving persons other than residents of the facility.

 

(h)

Massage Parlors

5 spaces for each 1,000 feet of adjusted gross floor area

 

(i)

Adult businesses

As specified in Section 10-1-1120

 

(j)

Designated Media-Related Uses within 150 Feet of Residentially-Zone Property:

 

 

 

(i)

Film and Sound Editing

3.3 spaces for each 1000 sq. ft. of adjusted gross floor area.3

 

 

(ii)

Studio - Art and Graphic Arts

3.3 spaces for each 1000 sq. ft. of adjusted gross floor area.3

 

 

(iii)

Studio - Broadcasting

3.3 spaces for each 1000 sq. ft. of adjusted gross floor area.3

 

 

(iv)

Studio - Recording

 

 

 

(v)

Video, Audio, Film Duplication

3.3 spaces for each 1000 sq. ft. of adjusted gross floor area.3

 

 

(vi)

Video, Audio, Film Storage/Vault

3.3 spaces for each 1000 sq. ft. of adjusted gross floor area.3

 

 

(vii)

Foley Stage (Sound Effects)

3.3 spaces for each 1000 sq. ft. of adjusted gross floor area.3

 

 

(viii)

Film/TV sound mixing - no seating area

3.3 spaces for each 1000 sq. ft. of adjusted gross floor area.3

 

 

(ix)

Motion Picture Studio

3.3 spaces for each 1000 sq. ft. of adjusted gross floor area.3

 

 

(x)

Rehearsal Studios - no recording equipment

Conditional Use Permit3

 

 

(xi)

Sound Stages

Conditional Use Permit3

 

(k)

Uses not specified

Conditional Use Permit3

To be determined by the Planning Board based upon comparable requirements for specified uses.

1    Places of Public Assembly shall include the following: a music recording studio with more than 1000 sq. ft. of adjusted gross floor area per single room of recording area; a mixing studio with more than 1000 sq. ft. of adjusted gross floor area per single room of recording area; a music scoring stage/room with more than 1000 sq. ft. of adjusted gross floor area; a voice over/ADR (Automated Dialog Replacement) stage larger than 600 sq. ft. of adjusted gross floor area; voice audition/casting room or office; any single recording room/space larger than 1000 sq. ft. of adjusted gross floor area; a film/tv mixing stage with more than ten (10) fixed audience seats, and; a screening room larger than 300 sq. ft. of adjusted gross floor area, or with more than ten (10) fixed seats.

2    Restaurant uses up to 2,000 square feet in gross floor area may locate in a space previously occupied by a retail or office tenant without having to provide additional parking with approval of an Administrative use Permit (AUP).

3    For portion of use utilized as “place of public assembly,” use must meet parking requirement for places of public assembly set forth in this section. [Amended by Ord. 3776, eff. 4/2/10; Formerly numbered Section 31-165; 3568; 3557, 3537, 3491, 3464, 3457, 3400, 3316, 3298, 3284, 3109, 3058, 2829, 2698, 2599, 2193.]

10-1-1409: WAIVER WITHIN A PARKING DISTRICT:

Except for buildings or parts of buildings designed, intended to be used, used or occupied for residential use, all or a portion of the required off-street parking may be waived by the Board when the property for which the parking is required is located within the boundaries of an assessment district for the acquisition of publicly owned automobile parking if either:

1.    The Board finds that there are sufficient publicly owned automobile parking spaces in the vicinity to justify the waiver without detriment to the public health, welfare and safety; or

2.    The owner or occupant of the property on which the waiver is to be applied pays to the City an amount equal to the fair market value of the waived parking space, the area of which shall be determined by the number of required spaces times 300 square feet, and the cost of converting such space into a parking lot, as estimated by the Public Works Director.

Before granting a waiver, the Board shall report its proposed action to the Council for approval. If the Council disapproves, the waiver shall not be granted. [Formerly numbered Section 31-166; Renumbered by Ord. No. 3058, eff. 2/21/87.]

10-1-1410: WAIVER AS TO EXISTING USES:

The following exceptions apply to the parking space requirements:

A.    SINGLE FAMILY DWELLINGS.

For single family dwellings, existing as of the effective date of Ordinance No.3640, additional parking required by this chapter may be waived if in the opinion of the Community Development Director it is not feasible to add such parking.

B.    MULTIPLE DWELLING ZONES.

For multiple dwellings erected in an R-2, R-3 or R-4 Zone under a permit issued before November 11, 1963, the parking required at the time of construction shall be maintained if in the opinion of the Building Director it is not feasible to add the additional parking required by this chapter. If erected under a permit issued on or after November 11, 1963, but before October 1, 1967, the following parking spaces shall suffice if in the opinion of the Building Director it is not feasible to add the additional parking required by this chapter:

1.    One and one-quarter (1-1/4) parking spaces in a garage or carport for each dwelling unit containing less than three (3) bedrooms.

2.    One and one-half (1-1/2) parking spaces in a garage or carport for each dwelling unit containing three (3) or more bedrooms.

If erected under a permit issued on or after October 1, 1967, but before February 1, 1974, the following parking spaces shall suffice if in the opinion of the Building Director it is not feasible to add the additional parking required by this chapter:

1.    One and one-quarter (1-1/4) parking spaces in a garage or carport for each dwelling unit containing one (1) bedroom.

2.    One and one-half (1-1/2) parking spaces in a garage or carport for each dwelling unit containing two (2) bedrooms.

3.    One and three-quarters (1 3/4) parking spaces in a garage or carport for each dwelling unit containing three (3) or more bedrooms.

C.    COMMERCIAL, INDUSTRIAL AND OTHER USES.

Increases in off-street parking requirements imposed by this division on commercial, industrial and other uses shall not apply to such uses in existence when this provision becomes effective if in the opinion of the Building Director it is not feasible to add the additional parking; but such uses shall in any case maintain the amount of off-street parking required prior to the effective date of this provision. [Formerly numbered Section 31-167; renumbered by Ord. No. 3058, eff. 2/21/87; amended by Ord. No. 15-3,860, eff. 2/27/15; 3640, 2930, 2599, 2416, 2194, 2193.]

10-1-1411: MUST SERVE ONE USE; EXCEPTIONS:

Off-street parking for one use shall not be considered as providing required off-street parking for any other use, except as expressly authorized by this article. [Formerly numbered Section 31-168; Renumbered by Ord. No. 3058, eff. 2/21/87.]

DIVISION 3. LOCATION OF PARKING AREAS

10-1-1412: LOCATION OF PARKING AREAS:

Required off-street parking shall be located as follows:

A.    DWELLINGS.

For single or multiple family dwellings, off-street parking shall be located on the same lot or building site as the building is required to serve.

B.    HOSPITALS, ROOMING HOUSES, CLUBS, ETC.

For hospitals, sanitariums, homes for the aged, orphanages, rooming houses, lodging houses, clubrooms, fraternity and sorority houses, off-street parking shall be located not more than 150 feet from the building it is required to serve.

C.    COMMERCIAL USES.

For commercial uses, off-street parking shall be located not more than 300 feet from the use it is required to serve.

D.    MANUFACTURING USES.

For manufacturing uses, off-street parking shall be located not more than 750 feet from the use it is required to serve. [Formerly numbered Section 31-169; Renumbered by Ord. No. 3058, eff. 2/21/87; 2599.]

10-1-1413: MEASUREMENT OF DISTANCES:

The distance of off-street parking from the building it is required to serve shall be based upon the shortest walking distances from the nearest point of the off-street parking to the nearest point of the building or use served. [Formerly numbered Section 31-170; Renumbered by Ord. No. 3058, eff. 2/21/87.]

10-1-1414: OFF-SITE PARKING AGREEMENT FOR NON-SHARED AND EXCLUSIVE PARKING:

A.    GENERAL PROCESS.

When required off-street parking is provided on a site other than the site on which the use to be served is located as exclusive or non-shared parking, a covenant shall be recorded in the office of the County Recorder designating the off-street parking and the use it is to serve, with legal descriptions of the sites involved, and certifying that the off-street parking shall not be used for any other purpose unless the restriction is removed by the Director. An attested copy of the recorded covenant shall be filed with the City Clerk. Upon submission of satisfactory evidence that other off-street parking has been provided in compliance with the requirements of this division or that the use has ceased or has been altered so as no longer to require the recorded off-street parking, the Director shall remove the restriction.

B.    WHEN TERM OF PARKING AGREEMENT IS LESS THAN PERPETUITY.

Due to the inability of certain uses to provide on-site parking coupled with the inability to obtain long term covenants as required in (A) herein, it is the intent of this section to enable owners and tenants to provide off-site parking for limited leasehold terms. This provision may only be used in conjunction with a change of use where a previous use has adequate on-site parking as determined by the Director. New buildings must provide adequate on-site parking for some authorized use before utilizing the terms of this provision.

Required off-street parking may be provided on a site other than the site on which the use to be served is located for a limited term if an agreement is executed among the parties, including the property owner of the property with inadequate on-site parking. This agreement is in lieu of the covenant specified in Subsection (A). Such agreement shall provide:

i)    evidence of compliance with Section 10-1-1412;

ii)    terms of the parties’ agreement as to the use of the off-site parking;

iii)    provision identifying the term of the parking rights which shall be the shortest leasehold interest, but not less than five (5) years (adequate proof of the leasehold terms shall be provided to the Director);

iv)    that the owner and, if applicable, the tenant, of the property with inadequate on-site parking revert, within a reasonable time, the use to a use for which code-required parking can be provided at the end of the agreed term, or earlier if the off-site parking rights cease, and no replacement parking is obtained. Alternatively, the owner and tenant may be allowed to revert the use, within a reasonable time, back to the last acceptable use, which shall specifically be identified in the agreement. This provision shall be reflected in all rental agreements between the property owner and tenant(s) at the property with the inadequate on-site parking;

v)    that the agreement is to be recorded in the office of the County Recorder designating the off-street parking and the use it is to serve, with legal descriptions of the sites involved, and certifying that the off-street parking shall not be used for any other purpose until the restriction ceases at the end of the agreed term;

vi)    for the Director’s signature on behalf of the City and approved as to form by the City Attorney. The agreement shall provide that no changes may be made to the document without the prior written consent of the Director, and that the agreement runs with the property of each site;

vii)    that the owner and tenant will annually provide an affidavit certifying and confirming that the aforementioned leases are still valid and in effect. Each agreement shall designate the date for the annual certification. Should the certification of the off-site spaces authorized herein not be provided to the City on the designated date, then the City shall provide notice to the parties of a business permit revocation hearing due to parking violations. [Formerly numbered Section 31-171; Amended by Ord. No. 3482, eff. 5/9/98; 3058.]

10-1-1415: SHARED PARKING AGREEMENT - ON OR OFF-SITE:

A.    DIRECTOR’S DETERMINATION.

The Director may approve the shared use of parking for two (2) or more uses occupying one (1) or more structures on a single or adjacent parcel. Shared parking may be counted towards code required off-street parking upon compliance with this section.

B.    BURDEN ON APPLICANT.

1.    Eligible Project. The applicant must demonstrate that the project is eligible for shared parking by submitting the following to the Director:

a.    Detailed parking studies prepared by a licensed traffic engineer to justify shared parking;

b.    Evidence of compliance with Section 10-1-1412;

c.    Evidence that parking spaces marked as “reserved” or “leased” are not counted toward shared parking.

2.    Suitable Location. The applicant must demonstrate that the proposed location of the shared parking is suitable by submitting the following to the Director:

a.    If shared parking will be located on a lot other than the lot on which the structure or use to be served is located, the shared parking lot must be available for the actual lifetime of the structure or use to be served, or a minimum of five (5) years in accordance with Subsection (3) below. Such availability shall be assured either by common ownership of both the lot containing the structure or use to be served and the lot containing the parking space or by a lease or other instrument providing for the availability of the parking space for not less than the actual lifetime of the structure or use to be served, or less in accordance with Subsection (3) below. Evidence of such availability must consist of either proof of ownership of both the lot containing the shared parking spaces by at least one common owner or by a lease or other instrument providing for the availability of the parking space for not less than the actual lifetime of the structure or use to be served, or less if Subsection (3) is utilized.

b.    An attested copy of any instrument referred to in (a) above shall be filed with the Department of Community Development.

c.    All parties to a shared parking arrangement granted under this section, shall enter into a covenant with the City which shall be recorded in the Office of the County Recorder. This document shall serve as a notice of the restrictions under this code applying both to the lot containing the structure or use to be served and to the lot containing the shared parking space by virtue of the arrangement for provision of required on-site parking.

3.    Alternative term for Shared Parking Agreement. Due to the inability of certain uses to provide on-site parking coupled with the inability to obtain shared parking which is available for the actual lifetime of the structure or use to be served as required in (2) herein, it is the intent of this section to enable owners and tenants to provide shared parking for limited leasehold terms. Required parking may be provided as shared parking for a limited term if an agreement is executed among the parties, including the property owner and tenant of the property with inadequate on-site parking, which agreement shall:

i)    provide the term of the shared parking agreement which shall be the shortest leasehold interest, but not less than five (5) years (adequate proof of the leasehold terms shall be provided to the Director in accordance with 2 (b) above);

ii)    provide for the property owner and, if applicable, the tenant, of the property with inadequate on-site parking to revert, within a reasonable time, the use to a use for which code-required parking can be provided at the end of the agreed term, or earlier if the shared parking rights cease, and no replacement parking is obtained. Alternatively, the property owner may be allowed to revert the use, within a reasonable time, back to the last acceptable use, which shall specifically be identified in the agreement. This provision shall be reflected in all rental agreements between the property owner and tenant(s) at the property with the inadequate on-site parking;

iii)    be recorded in the office of the County Recorder designating the shared parking and the use it is to serve, with legal descriptions of the sites involved, and certifying compliance with this subsection;

iv)    provide for in the agreement that during the term of the agreement neither party will change any uses that share the parking nor change the use’s hours of operation;

v)    signed by the Director on behalf of the City. The agreement shall provide that no changes may be made to the document without the prior written consent of the Director, and that the agreement runs with the property of each site;

vi)    that the owner and tenant will annually provide an affidavit certifying and confirming that the aforementioned leases are still valid and in effect. Each agreement shall designate the date for the annual certification. Should the certification of the off-site spaces authorized herein not be provided to the City on the designated date, then the City shall provide notice to the parties of a business permit revocation hearing due to parking violations. [Amended by Ord. No. 3482, eff. 5/9/98; Formerly numbered Section 31-171.5; 3058, 3109.]

10-1-1416: APPLICABILITY OF PARKING AREA REQUIREMENTS:

The requirements of Sections 10-1-1417, 10-1-1421, and 10-1-1422 apply to all parking areas located in all zones. The requirements of Sections 10-1-1417.1 through 10-1-1420 inclusive apply to all parking areas located in 1) all non-residential zones and 2) in residential zones which provide parking for uses located in a non-residential zone. [Formerly numbered Section 31-172; Renumbered by Ord. No. 3058, eff. 2/21/87; Deleted by Ord. No. 3676, eff. 8/16/05.]

DIVISION 4. IMPROVEMENT OF PARKING AREAS

10-1-1417: PARKING LOT DESIGN STANDARDS:

A.    All off-street parking areas and accessways shall be graded, paved, and marked as follows:

1.    All paved areas used for parking, loading, or vehicle circulation shall be designed consistent with accepted engineering principles for the largest type of anticipated vehicle loading in order to minimize future maintenance and safety hazards.

2.    Surfaces shall be paved with concrete or suitable asphaltic surfacing to prevent the emanation of dust.

3.    Surfaces shall be graded and drained in accordance with standards prescribed by the Public Works Director.

4.    Parking spaces and access lanes shall be clearly marked including the use of directional arrows when necessary to guide internal movements.

B.    The Public Works Director, Community Development Director, and/or the Planning Board may place special requirements on an individual site to reduce or increase the number, width, and location of driveways in order to reduce traffic hazards, decrease paved area, or mitigate on-street parking problems. The Public Works Director, Community Development Director, and/or the Planning Board may require that access, either primary or secondary, take advantage of existing public alleys.

C.    Parking and directional signs shall be provided in accordance with the Burbank Municipal Code or when required by the Public Works Director.

D.    Barriers shall be provided as follows:

1.    Safety barriers, protective bumpers, or curbing and directional markers shall be provided to ensure pedestrian and vehicular safety and efficient utilization and protection of landscaping, and to prevent encroachment onto adjoining public or private property.

2.    Concrete curbs at least six inches high shall be installed to serve as wheelstops for cars next to streets, sidewalks, buildings, or other structures, and as protective edging for planting areas.

E.    All open space areas designed for active or passive recreation purposes shall be physically separated from parking areas and driveways in a fashion necessary to protect the safety of all pedestrians.

F.    Visibility of pedestrians, bicyclists, and motorists shall be ensured when entering individual parking spaces, when circulating within a parking facility, and when entering and exiting a parking facility.

G.    Internal circulation patterns and the location and traffic direction of all access drives shall be designed and maintained in accordance with accepted principles of traffic engineering and traffic safety. All vehicle movements involved in loading, parking, or turning around shall occur on-site.

H.    All parking lots shall be maintained as follows:

1.    All paved areas shall be maintained in the manner required to eliminate safety hazards, standing water, weeds, inefficient drainage patterns, and deterioration of sub-base materials. Paved areas shall be impervious to water and shall be maintained in a sanitary condition free from refuse and debris.

2.    All trees and landscape areas shall be maintained as per Section 10-1-1418:E.

3.    All property owners shall perform such maintenance as required by the Community Development Director within 45 days following written notification of any pavement, landscaping, or irrigation maintenance deficiencies pursuant to this section and within seven days following written notification of unsanitary or unsafe conditions. [Formerly numbered Section 31-173; Renumbered by Ord. No. 3058, eff. 2/21/87; Amended by Ord. No. 3824, eff. 4/6/12; 3548; 2829.]

10-1-1417.1: SETBACKS AND WALLS:

A.    Parking areas, trash enclosures, and utility cabinets or equipment shall be fully screened from public view through the use of berming, landscape materials, walls, buildings, lowering the elevation of parking areas below street grade, or a combination thereof. All walls to be used for screening purposes shall be of solid masonry construction and ornamental in texture, pattern, or shadow relief and shall be used in conjunction with foreground landscaping.

B.    Surface parking lots shall have four foot minimum front yard and street side yard landscaped setbacks. A three foot high masonry wall, or other such protective barrier as may be approved by the Community Development Director, shall be constructed along the street frontage of a parking lot, except at accessways, to insure against unchanneled motor vehicle ingress or egress. If a wall is used as a protective device, the required landscaping must be located between the wall and the street property line.

C.    All walls and landscaping materials shall comply with the corner cutoff requirements in Section 10-1-1303. [Added by Ord. No. 3297, eff. 8/15/92; Amended by Ord. No. 3824, eff. 4/6/12; 3548.]

10-1-1417.2: PARKING LOTS ABUTTING AND ADJACENT TO RESIDENTIAL ZONES:

A.    Where a parking lot abuts or is across the street from a residential zone, a front yard, or street side yard if on a corner, ten (10) feet shall be landscaped and continuously maintained to provide a buffer between the parking lot and adjacent residential properties.

B.    Where a parking lot abuts property in a residential zone, a masonry wall six (6) feet above the grade of the parking lot shall be constructed along the common property line, provided, however, that if the residentially zoned property to which a parking lot abuts is also being lawfully used as a parking lot, this requirement shall not apply so long as such use continues.

C.    Where a parking lot is across the street from a residential zone, a six (6) foot high masonry wall shall be constructed along the interior line of the front yard, or street side yard if on a corner, except at accessways to the parking lot. The wall may be omitted if landscaping sufficient to provide aesthetic screening of the parking area is provided as approved by the Community Development Director. [Added by Ord. No. 3548, eff. 9/2/00.]

10-1-1418: LANDSCAPING:

A.    All interior areas not used for parking spaces or driving aisles in a parking lot shall be landscaped. The following areas are exempt from this section:

1.    Residential parking areas in R-1 and R-2 zones,

2.    Parking structures, carports, and enclosed parking spaces,

3.    Truck loading areas in front of overhead doors,

4.    Truck maneuvering and parking areas unconnected to, and exclusive of, any vehicle parking,

5.    Surfaced areas not to be used for vehicle parking, driving, or maneuvering, provided they are made inaccessible to vehicles by a barrier such as bollards of fencing.

6.    Vehicle display, sales, service, and storage areas.

B.    Landscaping and shading plans shall be prepared by a licensed landscape architect and shall be done to the satisfaction of the Director. The licensed landscape architect shall certify that the plans comply with the requirements of this Section as well as the provisions of AB 1881, the Model Water Efficient Landscaping Ordinance. The Director may prepare guidelines to assist applicants in drafting landscaping plans.

1.    Minimum Landscape Areas. A minimum of ten percent of the open parking and driveway areas shall be landscaped, exclusive of required front and exposed side yard setbacks.

a.    All interior parking lot landscaping, exclusive of required front and exposed side yard setbacks, shall be located within a planter bounded by a concrete curb at least six inches high. No planter shall have a minimum dimension of less than six feet by six feet, or if no tree is located in the planter, four feet by four feet, excluding curbing. Each planter shall include a permanent automatic irrigation system appropriate for the type of landscaping installed. Each planting area shall be of adequate size for the landscaping provided.

b.    Trees, shrubs, and ground cover shall be provided at suitable intervals in order to break up the continuity of the parking area and shall be designed so as not to block the view of motorists and pedestrians. All shrubs and groundcover shall be a minimum five gallon size.

c.    Groundcover or shrubs may not exceed three feet in height above the parking lot surface.

d.    No one species shall comprise more than 75 percent of the planting within each of the following categories: trees, shrubs, and groundcover.

e.    Not more than 25% of the plant or planter or landscaped area may be covered with non-plant surfaces such as gravel, landscaping rock, artificial turf or concrete.

f.    All landscaped areas shall be designed so that plant materials are protected from vehicle damage or encroachment.

C.    Tree Shading Requirements

1.    Trees shall be planted and maintained throughout the parking lot to ensure that, within 15 years after establishment of the parking lot, at least 50 percent of the parking lot will be shaded.

a.    The shade trees shall be a species that will provide a canopy-style effect.

b.    Shade trees shall be a minimum 36-inch box size at planting. If a minimum 36-inch box size is determined to be technologically infeasible or impractical, the 36-inch box size may be substituted with two, 24-inch box sized trees at the discretion of the Director.

2.    Upon completion of the installation of the shade trees, a licensed landscape architect shall certify that the shading complies with all requirements of this section. Certification shall be accomplished in a manner to be determined by the Director.

3.    Tree species appropriate for providing shade in parking lots shall be selected from “Street Trees Recommended for Southern California” as published by Street Tree Seminar, Inc. unless an applicant can demonstrate that it is technologically infeasible, impractical or inconsistent with the landscape design of the proposed parking lot to select such tree.

D.    Tree Shading Calculation

1.    Landscape and shading plans shall show the estimated tree canopies after 15 years of growth, the specific names, sizes and locations of trees to be planted, and the total area in square feet of the area shaded by tree canopies. In determining the area shaded, the following methodology shall be used:

a.    Shading shall be calculated using the expected diameter of the tree canopy at 15 years. The Director may establish assumed expected canopy diameters.

b.    Shaded area on the pavement shall be measured assuming that the shaded area is only that area directly under the tree canopy or dripline. Diagram 10-1-1418(A) illustrates the manner in which shade is credited under various conditions.

c.    The shading plans shall include a shade calculation table identifying the quantity and type of trees used and the percentage of shade credited to each. Diagram 10-1-1418 (B) illustrates the format of the shade calculation table.

d.    Landscape planters under the canopy may be counted as shaded area, except in required setback areas.

Diagram 10-1-1418 A

(Graphic: City of Sacramento)

Diagram 10-1-1418 B

(Graphic: City of Davis)

2.    The Director shall have the discretion to modify tree shading requirements under power lines and other obstructions which prohibit strict compliance with shading requirements, and to give shading credit for photovoltaic arrays, off-site trees and structures, canopies, and other structures, where appropriate.

E.    Maintenance

1.    The maintenance obligations provided herein shall apply to all parking facilities, whether approved prior to or after the effective date of these requirements.

2.    All trees and landscape areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming.

3.    All plant materials shall be maintained free from physical damage or injury arising from lack of water, chemical damage, insects, and diseases.

4.    Planting areas shall be kept free from weeds, debris, and undesirable materials which may be detrimental to safety, drainage, or appearance.

5.    All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning conducted as part of regular maintenance.

6.    Trees may not be trimmed or pruned to reduce the natural height, canopy size, or overall crown of the tree, except as necessary for health of the tree and public safety. All tree care shall comply with the current appropriate International Society of Arboriculture and American National Standards Institute standards.

7.    Any required tree or other plants that die or are improperly maintained shall be replaced with healthy specimens of similar species or size, provided that the replacement trees shall be a minimum of 36-inch box size and shall not be required to exceed 48-inch box size.

8.    Removal and replacement of trees that have caused damage to City sidewalks or other City infrastructure shall be reviewed and approved by the appropriate City Department. [Formerly numbered Section 31-174; Amended by Ord. No. 3824, eff. 4/6/12; 3548; 3297, 3058, 2930, 2599, 2193.]

10-1-1419: PARKING STRUCTURES:

A.    DESIGN STANDARDS.

Parking structures require careful design to avoid potentially negative visual impacts due to adding substantial building bulk on a site. The following requirements apply only to parking located within above-grade parking structures:

1.    The exterior elevations of parking structures shall be designed to minimize the use of blank concrete facades. This can be accomplished through the use of textured concrete, planters, trellises, or other architectural treatments subject to approval by the Community Development Director.

2.    Parking structures or that portion of a building that is used for parking shall be designed to substantially screen automobiles contained therein from the public view. The facade of any parking structure shall be designed so that it is similar in color, material, and architectural detail with the building that it serves for parking.

B.    SETBACKS.

1.    A front yard or street side yard setback averaging five (5) feet or 20 percent of building height, whichever is greater, shall be provided for above-grade parking structures. In no event shall this setback be less than three (3) feet in any one place.

2.    When abutting or adjacent to R-1 or R-2 zones, above-grade parking structures shall be set back 20 feet from the residential property line. When abutting or adjacent to R-3 or R-4 zones, above-grade parking structures must be set back ten (10) feet from the residential property line. Public rights-of-way may be used in this calculation.

3.    Semi-subterranean parking structures shall have a landscaped front yard and street side yard setback averaging at least four (4) feet, with a minimum of three (3) feet in any place. A three (3) foot high screening device, such as a wall, landscaped berm, topographical change or other screening device shall be provided. If a wall is used as a screening device, the required landscaping must be located between the wall and the street property line.

C.    LANDSCAPING.

A landscaping plan that satisfies the following requirements shall be prepared by a licensed landscape architect and shall be done to the satisfaction of the Community Development Director and the Park, Recreation and Community Services Director.

1.    For front yard and street side yard setbacks of above-grade parking structures, one (1) tree shall be planted for each 20 linear feet or fraction thereof (subject to normal rounding procedures), which must be of a type to obtain a mature height at least equal to the height of the parking structure, or 25 feet, whichever is less.

2.    All above-grade parking structures 25 feet or greater in height with less than ten (10) feet of landscaped setback in front or street side yards shall include provisions for landscaping on the exterior elevations of the structure on those frontages on all stories.

3.    Above-grade and semi-subterranean parking structures shall include potted or boxed trees and landscaping on all open-air parking decks that are at or above grade and visible from any public right-of-way so as to provide visual relief and shading, subject to the limitations posed by the engineering of the structure with respect to the weight loads generated by such landscaping. [Formerly numbered Section 31-175; renumbered by Ord. No. 3058, eff. 2/21/87; amended by Ord. No. 15-3,860, eff. 2/27/15; 3548, 2599, 2420, 2210.]

10-1-1420: LIGHTING:

All off-street parking areas shall be provided with lighting as follows:

1.    Lights conforming to standards prescribed by the Public Works Director shall be installed in all nighttime parking lots used for public parking or for commercial purposes.

2.    All lighting shall be arranged to prevent glare or direct illumination on adjoining properties and streets. [Formerly numbered Section 31-176; Renumbered by Ord. No. 3058, eff. 2/21/87.]

10-1-1421: MAINTENANCE:

All off-street parking areas shall be maintained in good condition. [Formerly numbered Section 31-177; Renumbered by Ord. No. 3058, eff. 2/21/87.]

10-1-1422: PREREQUISITES TO IMPROVEMENT AND USE:

A.    PERMIT REQUIRED.

No person shall construct, enlarge, alter or improve any off-street parking lot or area without first obtaining a permit from the Building Director. Such permit shall be in addition to any Conditional Use Permit required by the provisions of this chapter, and any other permits required by the other provisions of this Code, including electrical, plumbing, sign and curb cut permits, and the permit required by Section 3-4-303 of this Code, if applicable.

B.    APPLICATION AND PLAN.

To obtain a permit the applicant shall first file an application therefor in writing on a form furnished for that purpose by the Building Director accompanied by a plan drawn to scale which shall be of sufficient clarity to indicate the nature and extent of the work proposed and that, when completed, such off-street parking lot or area will conform to the provisions of this article and Article 16 of this chapter.

C.    APPROVAL AND PERMIT FEE.

The applicant shall, at the time of submitting his application, pay the appropriate fees designated in the Burbank Fee Resolution. The application and plan shall be checked and approved by the Director and if the work described therein conforms to the requirements of this article, a permit shall be issued for the work described in such application.

D.    INSPECTION.

All work for which a permit is issued hereunder shall be subject to inspection by the Building Director.

E.    CERTIFICATE OF USE.

Upon completion of all work necessary to satisfy the requirements of this article and the other applicable provisions of this Code and compliance with any requirements imposed under a Conditional Use Permit, if such was necessary, a certificate of use for off-street parking purposes shall be issued. No off-street parking lot or area shall be utilized for such purpose until such a certificate is issued by the Building Director. [Added by Ord. No. 2420; Formerly numbered Section 31-177.1; Renumbered by Ord. No. 3058, eff. 2/21/87; 2930.]