Chula Vista City Zoning Code
19.62 Off-Street
Parking and Loading
There shall be provided, at the time any building or structure is erected or is enlarged or increased in capacity, or any use is established, off-street parking spaces for automobiles in accordance with the requirements herein; provided, however, that when an addition is made to an existing building, only the square feet in the addition need be used in computing the required parking.
19.62.010 Required when.
There shall be provided, at the time any building or structure is erected or is enlarged or increased in capacity, or any use is established, off-street parking spaces for automobiles in accordance with the requirements herein; provided, however, that when an addition is made to an existing building, only the square feet in the addition need be used in computing the required parking. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1212 § 1, 1969; prior code § 33.801(A)).
19.62.020 Size and access requirements.
Size and access of off-street parking and loading facilities shall be as follows:
A. No parking area, except for a single-family or duplex residence, may be located so as to require or encourage the backing of automobiles or other vehicles across any street lot line, to affect egress from the places of parking.
B. Access to parking spaces for a single-family dwelling may be not less than nine feet in width throughout and paved in accordance with engineering specifications as adopted by the Planning Commission.
C. Driveways used to serve two to four dwelling units shall be not less than 12 feet if the furthest unit is 80 feet or less from the front property line, and a minimum of 15 feet if the distance is over 80 feet long. Driveways used to serve five or more dwelling units shall be not less than 15 feet for one single lane entrance; the combination of two separate driveways (an entrance and an exit) shall be not less than 25 feet; except, that a combined entrance and exit (two-way access) need not exceed 18 feet in width.
Driveways for parking areas serving other than residential units shall be a minimum of 15 feet wide for one-way traffic and 24 feet wide for two-way traffic. The minimum vertical clearance shall be 10 feet to allow for the passage of emergency vehicles, based on minimum standards administered by the City Traffic Engineer.
D. All aisles and turning areas shall be adequate to provide safe and efficient access to and from parking spaces, based on minimum standards administered by the City Traffic Engineer.
E. Tandem parking shall not qualify as required parking unless specifically approved by the Planning Commission. (Ord. 3268 § 3, 2013; Ord. 3153 § 2 (Exh. A), 2010; Ord. 1212 § 1, 1969; prior code § 33.801(B)).
19.62.030 Floor area defined.
“Floor area,” in the case of offices, merchandising or service types of uses, means the gross floor area used or intended to be used by tenants, and including floor area for service to the public as customers, patrons, clients or patients, including areas occupied by fixtures and equipment used for display or sales of merchandise. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1212 § 1, 1969; prior code § 33.801(C)).
19.62.040 Alternative parking arrangements – Off-site shared parking agreements – On-site shared parking agreements.
A. For any new nonresidential use, structure or building, required off-street parking which, due to the size or location of the parcel, cannot be provided on the premises may be provided on other property not more than 200 feet distant by publicly available pedestrian access from said use, structure or building, subject to an off-site shared parking agreement with the City as to permanent reservation of said space and access thereto; or if the proposed nonresidential use lies within the boundary of a parking district, off-street parking requirements shall be considered to be met; provided, that any developer of a new commercial building within a parking district, or a developer of a commercial addition to an existing building therein, shall pay the required fee(s).
B. For any new use except single-family residential uses in the R-1 zone, shared parking for two or more different land uses on the same site may be approved as part of the discretionary permit, or where no discretionary permit is required, through a building permit subject to the following requirements:
1. Shared parking shall be for uses that are located on the same site.
2. Shared Parking Analysis Required. Shared parking is based upon the variations in the number of parking spaces needed (parking demand) over the course of the day for each of the proposed uses. The hour in which the highest number of parking spaces is needed (peak parking demand) for the proposed development determines the minimum number of required off-street parking spaces for the proposed development. The shared parking analysis shall be reviewed and approved by the Director of Development Services and the City Engineer.
3. Shared parking shall be enforced through a shared parking agreement in a form approved by the City.
4. Adequate signage shall be provided for tenants and/or residents which indicates the availability of the facility for patrons of the participating uses.
5. Modifications to the structure in which the uses are located or changes in tenant occupancy requires review by the Development Services Director. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 2506 § 1, 1992; Ord. 1894 § 1, 1980; Ord. 1212 § 1, 1969; prior code § 33.801(D)).
19.62.050 Number of spaces required for designated uses.
In the case of any building, structure or premises, the use of which is not specifically mentioned herein, or in the opinion of the approving authority is not similar to any use found herein, the approving authority may apply a ratio based on a similar existing use found herein. In computing parking requirements, a resultant fractional space of one-half shall count as a full space.
The number of off-street parking spaces required shall be as set forth in the following:
Businesses or Use and Number of Spaces Required.
1. Auctions (See CVMC 19.04.002 and 19.58.055):
At the time of application for a conditional use permit, the applicant shall submit parking information justifying the amount of parking proposed to be provided and the parking ratio. The information must consist of data upon which the approving authority can reasonably base a determination of adequacy, such as expected patronage or a comparison with the patronage of similar uses. Said parking ratio shall range from one space for each 50 square feet of net usable lot area to one space for each 4,000 square feet of net usable lot area.
Note: For purposes of this subsection, “net usable lot area” means the area of the parcel exclusive of setbacks, slopes, easements, required right-of-way dedications or other constraints which would preclude use of the land. If complaints are filed with the City regarding impacts related to off-site parking, the project shall be modified to add additional parking for employees and customers, and/or by reducing the auction and/or storage area, subject to the review and approval of the Development Services Director and City Engineer. Failure to resolve such off-site public parking problems by the owner of the property constitutes grounds for revocation of the conditional use permit.
2. Automobile sales facilities, new or used (see CVMC 19.58.070):
One for each 400 square feet of gross floor area, or one-tenth of the maximum car storage capacity, whichever is greater.
3. Automobile repair and service garages:
One for each 400 square feet of floor area.
4. Banks and savings and loans:
One for each 200 square feet of floor area; minimum of five.
5. Bowling alleys:
Five for each alley.
6. Business and professional offices:
One for each 300 square feet of gross floor area; minimum of four.
7. Car wash (coin-operated), self-service or attendant-operated:
Three for each stall, plus one for each employee.
8. Children’s homes:
One for each four beds, plus one for each employee.
9. Churches and private schools:
One for each three and one-half seats in an auditorium or one for each 17 classroom seats, whichever is greater.
10. Dancehalls and assembly halls without fixed seats, and exhibition halls, except church assembly rooms in conjunction with auditoriums, nonprofit clubs and lodges:
One for each 50 square feet of floor area used for assembly or dancing.
11. Dwellings, single-family, duplex:
Two for each family or dwelling unit; both spaces shall be in a garage with a minimum area of 400 square feet (see Chapter 19.22 CVMC for remodeling of garages).
One additional for each bedroom over four bedrooms.
12. Dwellings, townhouses:
Two for each dwelling unit; both spaces shall be in a garage or carport, a minimum area of 400 square feet.
13. Dwellings, multiple, supportive housing or transitional housing:
One per unit for each efficiency living unit or single room occupancy residence.
One and one-half per unit for each one-bedroom dwelling unit.
Two per unit for each two-bedroom dwelling unit.
Two per unit for each three-bedroom dwelling unit.*
One additional for each bedroom over four bedrooms.
*For every 10 parking spaces required, one of this total may be a “compact” space.
Note: No parking space shall be located within 20 feet of any curb return of intersection streets, or eight feet of any side property line, unless approved by the City Traffic Engineer.
14. Funeral homes and mortuaries:
One for each four seats of the aggregate number of seats provided in all assembly rooms of the mortuary.
15. Furniture and appliance stores, and household equipment or furniture repair shops:
One for each 600 square feet of floor area.
16. Hospitals:
One and one-half for each bed.
17. Nursing homes and convalescent hospitals and homes for aged:
One for each three beds.
18. Houseboats:
One space for each living or sleeping unit, plus one space for every 25 units, or portion thereof, to be provided on the same lot.
20. Machinery sales and service garages:
One for each 400 square feet of floor area.
21. Manufacturing plants, research or testing laboratories, and bottling plants:
One for each one and one-half persons employed at any one time in the normal operation of the plant or one for each 800 square feet, whichever is greater.
22. Medical and dental clinics or offices:
One for each 200 square feet of gross floor area; minimum of five.
23. Mobilehome parks:
Two spaces on each pad, one-third guest space per mobilehome located within 400 feet of the farthest unit, and at the community center, one space for each five pads up to 50 pads and one space for each 10 pads thereafter.
24. Restaurants, bars and night clubs:
One for each two and one-half permanent seats, excluding any dance floor or assembly area without fixed seats which shall be calculated separately as one space per 50 square feet of floor area.
25. Restaurants – Drive-in, take-out, snack stands:
Fifteen (15) spaces (minimum). Queue space for a minimum of five cars shall be provided for each drive-up service window or position. The queue space for each car shall be 10 feet wide and 20 feet long. Required queue spaces shall not obstruct access to parking aisles, parking spaces, or pedestrian circulation.
26. Retail stores, shops, etc., except as provided for furniture stores, in subsection (15) of this section:
One for each 200 square feet of floor space.
27. Rooming and lodging houses:
One for each bedroom.
28. Schools:
Elementary – one per teacher or employee, plus five spaces.
Junior high – one per teacher or employee, plus five spaces.
High – one per four students.
29. Technical or vocational schools:
One per three students plus one per full-time equivalent employee.
30. Sports arenas, auditoriums, theaters, assembly halls and meeting rooms:
One for each three and one-half seats of maximum seating capacity.
31. Wholesale establishments, warehouses, service and maintenance centers, and communication equipment buildings:
One for each one and one-half persons employed at one time in the normal operation of the establishment, or one for each 1,000 square feet, whichever is greater.
32. Emergency shelters:
One for every five beds, one for each one and one-half persons employed at one time in the normal operation of the establishment, and one loading space for delivery services.
33. Qualified employee housing:
Qualified employee housing for six or fewer persons shall have the same number of spaces required for residential dwellings. Qualified employee housing for seven or more persons shall have one for every three beds, one for each one and one-half persons employed at one time in the normal operation of the establishment, and one loading space for delivery services.
Residential facilities for six or fewer persons shall have the same number of spaces required for residential dwellings. Residential facilities for seven or more persons shall have one for every five beds, one for each person employed at one time in the normal operation of the establishment, and one loading space for delivery services. (Ord. 3442 § 2(P), 2018; Ord. 3153 § 2 (Exh. A), 2010; Ord. 2584 § 7, 1994; Ord. 2132 § 1, 1985; Ord. 1856 § 1, 1979; Ord. 1531 § 2, 1974; Ord. 1356 § 1, 1971; Ord. 1212 § 1, 1969; prior code § 33.801(E)).
19.62.060 Parking areas – Development and maintenance generally.
Every parcel of land hereafter used as a public or private parking area, including a commercial parking lot and also an automobile, farm equipment, or other open-air sales lot, shall be developed and maintained in accordance with the requirements set forth in CVMC 19.62.070 through 19.62.120, and the City of Chula Vista parking table, as may be amended from time to time. Where five or more required spaces are provided, each space shall be clearly delineated with paint or other more durable material contrasting in color with the surface to which it is applied. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1212 § 1, 1969; prior code § 33.801(F)).
19.62.070 Parking areas – Curbing required when – Specifications.
Off-street parking areas for more than three vehicles shall be provided with a suitable concrete curb or horizontal timber barrier not less than six inches in height, located not less than two feet from any street walkway or alley right-of-way line. All curbs or barriers shall be permanently anchored in a manner satisfactory to the Director of Public Works, to confine vehicles entirely within said premises, except in those cases where a wall is provided on the boundaries of the premises which, in the opinion of the Zoning Administrator, is of such construction as to suitably protect the adjoining property. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1212 § 1, 1969; prior code § 33.801(F)(1)).
19.62.080 Parking areas – Screening requirements.
Off-street parking areas for more than five vehicles shall be effectively screened by a 10-foot-wide landscaped strip and a masonry wall or fence of acceptable design. Such wall or fence shall be not less than three and one-half feet or more than six feet in height and shall be maintained in good condition without any advertising thereon. The requirements specified herein may be eliminated in whole or in part where, in the opinion of the Zoning Administrator, such requirements are not necessary for the proper protection of abutting property because of substantial grade differentials, the existence of adequate walls or other equally valid reasons. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1356 § 1, 1971; Ord. 1212 § 1, 1969; prior code § 33.801(F)(2)).
19.62.090 Parking areas – Landscaping.
The total parking area shall be landscaped in accordance with the landscape manual of the City. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1212 § 1, 1969; prior code § 33.801(F)(3)).
19.62.100a Parking areas – Surfacing requirements – Waiver permitted when.
Any off-street parking areas shall be surfaced in accordance with CVMC 19.62.100b, Surfacing standards for private vehicular areas, so as to provide a durable and dustless surface, and shall be so graded and drained as to dispose of all surface water accumulated within the area, and shall be so arranged and marked as to provide the orderly and safe loading or unloading and parking and storage of vehicles. The Planning Commission may, by resolution, waive or modify the standards for any use within the agricultural zone, or any use deemed as temporary (operating for a maximum of one year); provided, however, such temporary use shall be done in accordance with the surfacing standards noted in CVMC 19.62.100b(A). (Ord. 3544 § 2, 2023; Ord. 3153 § 2 (Exh. A), 2010; Ord. 2743 § 3, 1998; Ord. 1212 § 1, 1969; prior code § 33.801(F)(4)).
19.62.100b Surfacing standards for private vehicular areas.
Areas upon private property which are required to be surfaced per the various City regulations, or pursuant to conditional approval of the Planning Commission, shall be surfaced in accordance with the requirements contained herein and with the standard specifications for public works construction and any amendments or supplements thereto, including the San Diego regional supplement amendments and the City of Chula Vista standard special provisions. Such requirements shall apply to all areas to be surfaced for the movement, parking or storage of vehicles except as specifically noted.
A. Temporary Use (Maximum of One Year). Temporary surfacing shall consist of permeable road base material suitable for light traffic or other intended use to form a permeable and dust-free surface. A weed killer shall be applied to the entire area to be surfaced in accordance with the manufacturer’s recommendations.
B. Permanent Use (for Areas Less Than 5,000 Square Feet). Permanent pavement for areas less than 5,000 square feet shall consist of a minimum of two inches of asphaltic concrete pavement with seal coat, applied over a four-inch-thick Class II aggregate base or better. Aggregate base shall comply with Section 400-2 of the San Diego regional supplement amendments and shall be compacted to 95 percent minimum relative compaction per ASTM D-1557. Native subgrade shall be graded, scarified, and compacted to 95 percent minimum relative compaction per ASTM D-1557 to a minimum depth of six inches prior to application of the asphaltic concrete structural section.
Permanent areas less that 5,000 square feet for the storage only of passenger-type vehicles may be surfaced as specified under “temporary use.” This provision shall apply only to the specific storage areas and does not include areas designated for parking or movement of vehicles.
C. Permanent Use (for Areas Greater Than 5,000 Square Feet). Permanent pavement for areas greater than 5,000 square feet for private vehicular areas shall comply with the requirements of the National Pollutant Discharge Elimination System (NPDES) Municipal Permit for San Diego Region and the City’s development storm water manual, and shall be constructed of pervious pavements such as permeable unit pavers, or porous asphalt or concrete. If impervious pavements are proposed, the runoff shall be directed to low impact development (LID) or treatment control facilities such as vegetated swales or bioretention areas. Such LID and treatment control best management practices (BMPs) shall be designed in accordance with acceptable design standards established in the City’s development storm water manual. Pervious pavements, LID features, and treatment control BMPs shall be maintained for the life of the project to function as designed to infiltrate, filter, or treat runoff from impervious areas. (Ord. 3544 § 2, 2023; Ord. 3153 § 2 (Exh. A), 2010; Ord. 2743 § 3, 1998).
19.62.110 Limitation on areas to be used.
No part of any front yard or exterior side yard (i.e., street side of a corner lot) shall be used for off-street parking or access, except as noted in CVMC 10.84.020 and 19.62.150, unless so authorized by the Zoning Administrator, pursuant to an approved site plan. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 2743 § 3, 1998; Ord. 2176 § 6, 1986; Ord. 1212 § 1, 1969; prior code § 33.801(F)(5)).
19.62.120 Parking areas – Lighting arrangements.
19.62.130 Waiver or modification of provisions permitted when.
The Planning Commission may, by resolution, waive or modify the provisions as herein set forth establishing required parking areas for such uses as electrical power generating plants, electrical transformer stations, utility or corporation storage yards or other uses requiring a very limited number of persons as compared to the number of persons required by the usual industry of comparable size expressed in square footage. (Ord. 3544 § 2, 2023; Ord. 3153 § 2 (Exh. A), 2010; Ord. 1212 § 1, 1969; prior code § 33.801(G)).
19.62.140 Off-street loading – Number and size of spaces to be maintained.
A. For every building or part thereof having a gross floor area of 10,000 square feet or more, which is to be occupied by a commercial or industrial use requiring the receipt of distribution by vehicles of materials or merchandise, there shall be provided and maintained, on the same lot with such building, at least one off-street loading space plus one additional such loading space for each additional 40,000 square feet or major fraction thereof.
B. Each loading space shall be not less than 10 feet in width, 25 feet in length, and 14 feet in height clearance.
C. If such space occupies any part of any required yard or court spaces, it may not be located closer than 50 feet to any lot in any R zone, unless enclosed by a masonry wall not less than eight feet in height. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1212 § 1, 1969; prior code § 33.802).
19.62.150 Residential parking – Front setback restrictions – Generally.
No required parking spaces or required maneuvering area may be located in the front or exterior setback area (except as noted in CVMC 10.84.020); the total combination of driveways and adjacent parking areas shall not occupy more than 50 percent of the front or exterior side yard. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 2176 § 6, 1986; Ord. 1356 § 1, 1971; Ord. 1212 § 1, 1969; prior code § 33.803(A)).
19.62.160 Residential parking – Front setback restrictions – Exceptions.
19.62.170 Residential parking – Two-car garage requirement – Intent and purpose.
It is the intent of this section and CVMC 19.62.180 and 19.62.190 to require that all dwelling units in the A, R-E, R-1 and R-2 zones as well as single-family and two-family developments in the P-C zone shall have constructed on the same lot, as a necessary and essential accessory building to the residential use of said lot, a two-car enclosed garage containing a minimum of 400 square feet and minimum dimension of 20 feet. The purpose of said requirement is to provide adequate off-street parking so as to alleviate the congestion on residential streets and space for the necessary storage of materials in an enclosure. The enclosed garage is necessary to protect the general welfare of residential areas by preventing the establishment of parking spaces in an open parking lot situation inappropriate to residential development and the open and disorderly display of gardening equipment, tools, boxes and other materials which would be stored in enclosures to avoid an unsightly appearance. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 2151 § 1, 1986; Ord. 1356 § 1, 1971; Ord. 1212 § 1, 1969; prior code § 33.803(C)(1)).
19.62.180 Residential parking – Two-car garage requirement – Garage setbacks.
Notwithstanding requirements contained in this chapter, minimum front yard shall be 22 feet from the inside edge of the sidewalk to the door of a garage or structure of a carport in the case of a driveway approximately perpendicular to the front property line. Any garage that has its access from an alley shall be located 25 feet from the opposite side of the alley with a minimum setback of five feet from the alley. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1356 § 1, 1971; Ord. 1212 § 1, 1969; prior code § 33.803(C)(2)).
19.62.190 Residential parking – Procedure for conversion to living purposes – Approval required.
Prior to the issuance of a building permit for the conversion of any existing garage or carport for living purposes, the property owner desiring such conversion shall be required to meet the following conditions:
A. A new enclosed two-car garage as set forth in CVMC 19.62.170 shall be provided to replace the garage or carport being converted. Tandem parking as provided in this chapter will not satisfy the parking requirements.
B. All plans for the conversions of existing garages or carports for living purposes, as well as plans for new garages, shall be submitted to the Development Services Department for approval by the Zoning Administrator to ensure that the conversion is compatible in design and materials with the existing dwelling. Plans for garage conversions shall show either:
1. The exterior of the garage unchanged; or
2. The exterior of the garage fully altered to match the existing house elevation in colors, materials and trim.
C. A filing fee as set forth in the master fee schedule shall accompany each application for a garage conversion. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 2151 § 2, 1986; Ord. 2011 § 1, 1982; Ord. 1669 § 1, 1976; Ord. 1356 § 1, 1971; Ord. 1212 § 1, 1969; prior code § 33.803(C)(3)).
19.62.200 Enforcement of this chapter.
The Development Services Director, code enforcement officers and other employees designated by the Development Services Director shall have the authority to enforce this chapter in accordance with the procedures as set forth in Chapters 1.40 and 1.41 CVMC. Any violation of this chapter shall constitute an infraction, and the administrative citation provisions contained in Chapter 1.41 CVMC shall be applicable. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 2790, 1999; Ord. 2718 § 1, 1998; Ord. 2176 § 7, 1986).