Costa Mesa City Zoning Code
CHAPTER VI
OFF-STREET PARKING STANDARDS
§ 13-84 Purpose.
The purpose of this article is to establish parking requirements for the residential zones. The provisions of this article shall apply to the R1, R2-MD, R2-HD and R3 zones, and to the residential portions of the planned development and Institutional and Recreational zones. Exception: These parking standards do not apply to high-rise residential developments in the North Costa Mesa Specific Plan; see the specific plan for applicable parking rates.
(Ord. No. 97-11, § 2, 5-5-97; Ord. No. 07-2, § 1k., 2-6-07)
§ 13-85 Parking required.
In the residential districts, the following minimum off-street parking spaces shall be provided. The parking spaces shall provide safe and adequate ingress and egress and shall be maintained in connection with the building or structure and use of land.
(a)
R1 zone and small-lot single-family common interest developments (excluding townhouses). Off-street parking in the form of a garage and open parking shall be provided as follows:
TABLE 13-85(A) OFF-STREET PARKING STANDARDS FOR SINGLE-FAMILY DETACHED RESIDENCES IN R1 ZONE AND SMALL-LOT, DETACHED, RESIDENTIAL COMMON INTEREST DEVELOPMENTS | ||
|---|---|---|
Single-Family Detached Residence with 4 Bedrooms or Fewer | ||
Garage Parking Spaces | Open Parking Spaces 1 | Total Parking Spaces |
2 | Lots without garage access from alley: 2 | 4 |
Lots with garage access from alley: 1 | 3 | |
Single-Family Detached Residence with 5 Bedrooms or More 2 | ||
New Construction | ||
Garage Parking Spaces 2 | Open Parking Spaces 1, 2 | Total Parking Spaces |
3 | Lots without garage access from alley: 2 | 5 |
Lots with garage access from alley: 1 | 4 | |
Bedroom Additions | ||
Garage Parking Spaces | Open Parking Spaces 1, 2 | Total Parking Spaces |
2 | Lots without garage access from alley: 2 | 4 |
Lots with garage access from alley: 1 | 3 | |
Detached Common Interest Developments Up to 2 bedrooms | ||
2 | 1 | 3 |
Detached Common Interest Developments with 3 bedrooms or more | ||
2 | 2 | 4 |
1 | In R1 zones, required open parking may be provided in a garage or on a minimum 19-foot long, individual driveway leading to a garage. In common interest developments, required open parking may be provided on an individual unit's driveway or within the common area. Open parking provided as tandem spaces is subject to approval of a minor conditional use permit. |
2 | For single-family detached residences with five bedrooms or more, tandem parking of up to two standard vehicles is permitted in the garage as it relates to new construction. Tandem garage parking shall exclusively consist of two standard parking spaces. |
(1)
Required garage dimensions. Each garage space shall have interior dimensions that are a minimum 10 feet wide by 20 feet long, unobstructed inside measurements. Each residence shall have no more than 700 square feet of garage area unless authorized by a minor conditional use permit.
(2)
Application to an existing residence. The off-street parking requirements stated above shall not be applied to an existing residence at the time the residence is increased in size and/or the number of bedrooms is increased unless the total number of bedrooms is increased to five or more bedrooms including a home office as defined in section 13-06.
(3)
With approval of a minor modification, the planning division may allow the retention of an existing driveway access from a street to satisfy open parking requirements, at such time that garage access is proposed from an abutting alley.
(b)
R2-MD, R2-HD, R3, PDR-LD, PDR-MD, PDR-HD, PDR-NCM and residential components of developments in the PDC and PDI zones. At the time of the construction of any building and/or when a structure is enlarged or increased by adding a bedroom(s), required parking shall be provided per Table 13-85. Exceptions:
(1)
For lots that are zoned multiple-family residential and contain only one single-family detached residence, the parking requirements in Table 13-85(a) shall be applied.
(2)
For individual lots in common-interest developments that contain only one single-family detached residence (excluding townhouses), the parking requirements in Table 13-85(a) shall be applied.
(c)
Reduction of required parking prohibited. A property owner or property manager shall make available to tenants and guests the parking required by this subsection. No property owner or property manager shall lease, rent, sell, or otherwise make unavailable to residents and guests required parking. Furthermore, the rental of a dwelling unit shall be deemed to include the exclusive use of at least one covered parking space and equal access to the required open spaces reserved for residents.
(d)
Parking for accessory dwelling units and junior accessory dwelling units shall be provided per the requirements of section 13-35.
TABLE 13-85 RESIDENTIAL PARKING STANDARDS | |||
|---|---|---|---|
UNIT SIZE | TENANT COVERED PARKING 1 | TENANT OPEN PARKING 2,3,4,6 | GUEST PARKING 5,6 |
BACHELOR | 1 | 0.5 | 0.5 |
1 BEDROOM | 1 | 1.0 | 0.5 |
2 BEDROOMS | 1 | 1.5 | 0.5 |
3 BEDROOMS | |||
OR MORE | 1 | 2.5 | 0.5 |
1 | If covered parking for apartments is provided in a parking structure and there is more than one parking space in any parking structure, then there shall be no solid walls constructed to separate individual parking spaces. |
2 | Open tenant parking spaces required by this section shall be distributed throughout the project at convenient locations and shall be screened from view from any public right-of-way. Open tenant parking may be provided as covered parking. |
3 | For projects with individual driveways that are at least 19 feet long and lead to a garage space(s) or a carport space(s), the driveway area may be used for satisfying tenant open parking requirements. |
4 | Open parking can be reduced by 0.25 space per unit for one bedroom and larger units if the covered parking is provided within either a carport or a parking structure. For purposes of this section, a parking structure shall be defined as: a structure designed and constructed to provide covered automobile parking where parking spaces are located in a common area with no walls or other physical separations between spaces. Open parking requirements may be met by excess covered parking. |
5 | Guest parking shall be clearly marked and permanently maintained for individuals visiting within the development. Guest parking spaces shall not be allowed on individual driveways except for single family detached, townhomes, or duplexes, where the driveway is leading to a two-car garage. Guest parking may be reduced to one-quarter (0.25) space per unit for each unit above 50 in a large residential development. |
6 | Fractions equal to or above one-half (0.5) shall be rounded up. For rounding purposes, the tenant parking requirements shall be added together; guest parking shall be rounded up separately. |
(Ord. No. 97-11, § 2, 5-5-97; Ord. No. 01-16, §§ 1s.—1u., 6-18-01; Ord. No. 02-4, § 1i, 3-18-02; Ord. No. 03-8, §§ 5—7, 9-2-03; Ord. No. 09-3, § 1c., 5-19-09; Ord. No. 11-10, § 1, 9-20-11; Ord. No. 18-03, § 6, 1-16-18; Ord. No. 21-03, § 5, 3-2-21; Ord. No. 21-20, § 1, 12-7-21)
§ 13-86 Parking required in mixed-use overlay zone.
In the mixed-use overlay zone, residential parking rates are provided in the applicable urban plan.
(Ord. No. 06-9, § 1f., 4-18-06)
§ 13-87 General development standards.
General development standards for parking areas applicable to the residential zones are contained in Article 3, Development Standards, of this chapter.
(Ord. No. 97-11, § 2, 5-5-97)
§ 13-88 Purpose.
The purpose of this article is to establish parking requirements for all nonresidential zones, nonresidential components of the planned development residential zones and to mixed-use developments in all zones.
(Ord. No. 97-11, § 2, 5-5-97)
§ 13-89 Parking required.
The minimum amount of off-street parking as established in Table 13-89 shall be provided at the time:
(a)
Any building and/or structure is constructed;
(b)
Any building or structure is enlarged or increased in capacity by adding gross floor area, gross leasable area or seats;
(c)
A specific use is proposed for a building site; or
(d)
An existing use is changed to one which requires additional parking.
At all times, with the exception of the provisions of section 13-98, Declaration of land use restriction, parking shall be provided according to the requirements of Table 13-89.
TABLE 13-89 NON-RESIDENTIAL PARKING STANDARDS | |
|---|---|
USE | PARKING RATIO PER GROSS FLOOR AREA (except as noted otherwise) |
Retail; offices; central administrative offices; establishments where food or beverages are served with a maximum of 300 square feet of public area 1 | 4 spaces per 1,000 square feet with a minimum of 6 spaces2 |
Office buildings exceeding 2 stories in height and 100,000 square feet in area | 3 spaces per 1,000 square feet |
Banks; savings and loans; credit unions | 5 spaces per 1,000 square feet with a minimum of 6 spaces |
Medical and dental offices; acupressure; massage | 6 spaces per 1,000 square feet with a minimum of 6 spaces |
Furniture and appliance stores with floor area greater than 5,000 square feet | 2 spaces per 1,000 square feet with a minimum of 20 spaces |
Churches; theaters; mortuaries; auditoriums; services and fraternal clubs and lodges; amphitheaters and other similar places of assembly | Within the main auditorium or assembly area: 1 space for each 3 fixed seats or 1 space for every 35 square feet of seating area if there are no fixed seats. 18 lineal inches of bench shall be considered equal to 1 fixed seat. |
Racquetball and tennis facilities | 3 spaces per court plus parking required for incidental uses such as restaurants which shall be calculated as noted below |
Establishments where food or beverages are served with more than 300 square feet of public area1,4 | 10 spaces per 1,000 square feet for the first 3,000 square feet;2 12 spaces per 1,000 square feet for each additional 1,000 square feet above the first 3,000 square feet.2 |
Health clubs; spas; figure salons; skating rinks; game arcades | Parking requirement is 10 spaces per 1,000 square feet |
Bowling alleys | 3 spaces per lane plus parking required for incidental uses such as restaurants which shall be calculated as noted under "Establishments where food or beverages are served" |
Trade schools; business colleges; dancing and music academies | 10 spaces per 1,000 square feet |
Motels | 1 space for each rentable unit without cooking facilities. Each rentable unit with cooking facilities shall be governed by residential parking standards |
Hotels | 1 space for each 2 rentable units plus 10 spaces per 1,000 square feet for the first 3,000 square feet, and 20 spaces per 1,000 square feet for each additional 1,000 square feet above the first 3,000 square feet for restaurant, banquet, meeting room and kitchen spaces |
Establishments with live entertainment; i.e., go-go dancers, topless dancers, bikini dancers | 1 parking space for each person for the first 100 persons as authorized by capacity signs posted by the fire department; 1 parking space for each 2 persons for every 101 to 300 persons as authorized by capacity signs posted; 1 parking space for each 3 persons for every 301 plus persons as authorized by capacity signs posted by the fire department. |
Shopping centers with a minimum of 600,000 square feet of contiguous gross leasable area: | |
Main structure or group of abutting structures | |
Retail | 5 spaces per 1,000 square feet of gross leasable area |
Establishments where food or beverages are served occupying 5% or less of the total contiguous gross leasable area | 1 space per 1,000 square feet of gross leasable area |
Establishments where food or beverages or served in excess of 5% of the total contiguous gross leasable area | 5 spaces per 1,000 square feet of gross leasable area |
Office Space occupying 10% or less of the total contiguous gross leasable area | None |
Office Space in excess of 10% of the total contiguous gross leasable area | 4 spaces per 1,000 square feet of gross leasable area with a minimum of 6 spaces |
Theaters (cumulative) | |
750 seats and less | 5 spaces per 1,000 square feet of gross leasable area |
More than 750 seats | 5 spaces per 1,000 square feet of gross leasable area plus 3 spaces for each additional 100 seats |
Uses within freestanding structures Establishments where food or beverages are served | 10 spaces per 1,000 square feet of gross leasable area |
All others | Pursuant to this table |
Mixed use developments | When there are mixed uses within a single development which share the same parking facilities, the total requirement for parking should be determined as outlined in "City of Costa Mesa Procedure for Determining Shared Parking Requirements" which are included herein by this reference and which may be amended from time to time by resolution of the city council. A greater reduction in parking than would be allowed under this procedure may be approved by minor conditional use permit where it can be demonstrated that less parking is needed due to the hours of operation or other unusual features of the users involved. For mixed-use developments located in the mixed-use overlay zone, refer to the applicable urban plan for parking rates. |
Industrial | 3 parking spaces shall be provided per 1,000 square feet of gross floor area for the first 25,000 square feet of building; 2 parking spaces shall be provided per 1,000 square feet of gross floor area between 25,000 and 50,000 square feet of building; and one and one-half parking spaces shall be provided per 1,000 square feet of gross floor area over 50,001 square feet of building. |
Garden centers; plant nurseries | 4 spaces per 1,000 square feet of gross floor area; and 2 spaces per 1,000 square feet of outdoor display area. |
Smoking lounges | 17 spaces per 1,000 square feet |
Notes: | |
|---|---|
1 | Establishments limited to seating for 12 or fewer persons prior to June 4, 1997, shall remain at that seating limit unless additional parking is provided pursuant to this Zoning Code. |
2 | The outdoor patio seating area(s) shall not be included in the floor area calculations for purposes of determining the required parking. |
3 | The final review authority may apply a maximum credit of one parking space due to the provision of bicycle racks. This credit shall only apply to the overall parking supply and not to multiple uses. |
When the approval of a use permit is required, the final review authority may require additional parking spaces at a ratio not to exceed 30 spaces per 1,000 square feet of floor area of the entire building. Factors that may warrant additional parking include, but are not limited to, the provision of entertainment and/or dancing, or substantial ratio of floor area devoted to bar as compared to restaurant use. The maximum parking rate shall be applicable to uses that have substantially maximized the building's occupancy due to design and provision of concentrated uses. | |
4 | When the approval of a use permit is required, the final review authority may require additional parking spaces at a ratio not to exceed 30 spaces per 1,000 square feet of floor area of the entire building. Factors that may warrant additional parking include, but are not limited to, the provision of entertainment and/or dancing, or substantial ratio of floor area devoted to bar as compared to restaurant use. The maximum parking rate shall be applicable to uses that have substantially maximized the building's occupancy due to design and provision of concentrated uses. |
(Ord. No. 97-11, § 2, 5-5-97; Ord. No. 98-5, § 16, 3-2-98; Ord. No. 02-4, § 1j, 3-18-02; Ord. No. 06-9, § 1g., 4-18-06; Ord. No. 12-4, § 1, 5-15-12; Ord. No. 15-10, § 2C, 9-15-15; Ord. No. 21-20, § 1, 12-7-21; Ord. No. 2024-01, 1/16/2024)
§ 13-89.5 Reduction in parking requirements.
Where it can be shown that the required parking for a nonresidential land use will substantially exceed the demand of the actual use, the zoning administrator may, by minor conditional use permit, allow a reduction in the amount of required parking. The zoning administrator may place the following conditions on the approval of the minor conditional use permit:
(a)
Allow such excess parking to be provided as landscaping, plazas, courtyards, or similar open space feature.
(b)
Require recordation of a land use restriction that restricts the future use of the property to ensure adequate parking availability.
(Ord. No. 99-15, § 2, 11-16-99)
§ 13-90 Parking for uses not specified.
The parking requirements for the uses not specified in Table 13-89 shall be determined by the planning division. The determination shall be based upon the requirements for the most comparable use specified in this chapter or other appropriate sources.
(Ord. No. 97-11, § 2, 5-5-97)
§ 13-91 General development standards.
General development standards for parking areas applicable to the nonresidential zones are contained in Article 3, Development Standards, of this chapter.
(Ord. No. 97-11, § 2, 5-5-97)
§ 13-92 Purpose.
The purpose of this article is to ensure that adequate area is allocated for the consistent development of parking and loading areas.
(Ord. No. 97-11, § 2, 5-5-97)
§ 13-93 General standards.
All parking areas shall be constructed in accordance with the following standards:
(a)
Driveway width.
(1)
In residential projects, driveways providing access to one dwelling unit shall be at least 10 feet wide. Driveways providing access to two or more dwelling units shall be at least 16 feet wide. Driveways providing straight-in access from a public street to a garage shall be at least 19 feet long (as measured from the property line) except in the planned development zones (see Chapter V, Article 6, Planned Development).
(2)
In commercial, industrial and institutional projects, all two-way driveways shall be at least 20 feet wide, and all one-way driveways shall be at least 14 feet wide.
(3)
For all projects, shared driveway access between adjoining properties is subject to approval of a minor conditional use permit.
(b)
Garage door widths. In residential developments with garages, the width of the garage doors shall be eight feet for single doors and 16 feet for double doors.
(c)
Landscaping. For all projects landscaping shall be developed pursuant to Chapter VII, Landscaping Standards.
(d)
Lighting. All required parking areas and driveways shall be illuminated under the direction of the planning division. Lights used to illuminate parking areas shall be directed away from any adjoining premises located in any residential zone under the direction of the planning division.
(e)
Prohibited parking. In all zones, no parking shall be permitted in any required setback areas abutting a public street except in a driveway serving the garage of only one dwelling unit. Exception: In the R1 zone, the planning division may allow, by approval of a minor modification, the retention of an existing driveway access from a street to satisfy open parking requirements, at such time that garage access is proposed from an abutting alley.
(f)
Screening. In residential zones, except for single-family detached homes, parking visible from a public street shall be screened in a manner acceptable to the planning division.
(g)
Marking. Except for single-family detached homes, every parking space shall be clearly marked and such marking shall be maintained in a visible and legible manner.
(h)
Wheel stops. The planning division may require that parking be designed to overhang landscaped areas by up to two feet or that concrete wheel stops be installed. Any broken or damaged wheel stop shall be replaced.
(i)
Paving. Off-street parking areas and driveways shall be paved with asphaltic or concrete surfacing, unless approved otherwise by the development services department. The parking and driveways shall be graded and drained to dispose of all surface water to a public right-of-way or storm drain under the direction of the city engineer. In residential zones, the paving under required covered parking spaces shall be Portland cement concrete.
(j)
Parking spaces and back-up aisles. Parking spaces and back-up aisles shall conform to "City of Costa Mesa Parking Design Standards" which are included herein by this reference and which may be amended from time to time by resolution of the city council, unless an alternative plan is approved by the planning division.
(k)
Ramp slopes. Ramp slopes shall conform to "City of Costa Mesa Ramp Slope Standards" which are included herein by this reference and which may be amended from time to time by resolution of the city council. Ramps which do not meet the ramp slope standards may be approved by a minor conditional use permit.
(l)
Diagonal or perpendicular parking stalls. When diagonal or perpendicular parking stalls are provided only on one side of a driveway, the opposite side shall be clearly posted "NO PARKING, TOW AWAY ZONE."
(m)
Location of parking spaces. Except in common interest developments, all required off-street parking spaces shall be located on the same lot as the use for which it is required except that such required spaces may be permitted at other locations when and as authorized by a conditional use permit.
(n)
Vehicular circulation. Parking areas shall provide internal circulation or sufficient designated turnaround space pursuant to the "City of Costa Mesa Parking Design Standards."
(o)
Garages in nonresidential developments. Required parking for nonresidential projects shall not be enclosed with a garage, unless authorized by a minor conditional use permit. A development review is required for enclosing excess parking spaces with a garage.
(Ord. No. 97-11, § 2, 5-5-97; Ord. No. 98-5, §§ 17—19, 3-2-98; Ord. No. 03-8, § 9, 9-2-03)
§ 13-94 Small car parking.
(a)
With the exception of projects in the R-1 zone, residential projects, with more than 25 required parking spaces, may be allowed a maximum of 10% small car spaces if authorized by minor conditional use permit. When small car spaces are provided, each dwelling unit shall be assigned one covered, standard-size parking space.
(b)
For nonresidential projects with more than 25 required parking spaces, a maximum of 10% of required parking may be designated as small car spaces if authorized by minor conditional use permit.
(c)
In all zones, the small car spaces shall comply with City of Costa Mesa standards and shall be clearly marked "SMALL CAR ONLY" or "COMPACT" under the direction of the planning division. The distribution, location, and marking of small car spaces shall be subject to the approval of the planning division.
(Ord. No. 97-11, § 2, 5-5-97; Ord. No. 99-15, § 3, 11-16-99)
§ 13-95 Accessible parking for handicapped persons.
Accessible parking for handicapped persons shall be provided as required by Title 24 of the State Administrative Code. In administering the Code requirements, fractions equal to or above 0.5 shall be rounded up to the next whole number.
(Ord. No. 97-11, § 2, 5-5-97)
§ 13-96 Parking spaces permanently available for automobile parking.
In nonresidential projects, all parking spaces as provided for by this chapter shall be made permanently available for automobile parking for employees working at the premises, customers and guests having lawful reason to be at the premises for which such parking is required. It is unlawful for any owner, lessee, tenant or any person having control of the operation of any premises for which parking is required by this chapter to prevent, prohibit or restrict authorized persons from using parking provided for such persons under the provisions of this chapter, except that parking fees may be charged and valet parking may be offered when and as authorized by a conditional use permit.
(Ord. No. 97-11, § 2, 5-5-97; Ord. No. 99-15, § 4, 11-16-99)
§ 13-98 Declaration of land use restriction.
The planning division may require that a declaration of land use restriction be recorded to ensure that future property owners are informed of use restrictions resulting from the number of parking spaces provided.
(Ord. No. 97-11, § 2, 5-5-97)
§ 13-99 Vehicle standing, loading and unloading.
In commercial or industrial projects:
(a)
Vehicle standing, loading and unloading shall be conducted so as not to interfere with normal use of streets, sidewalks, driveways and on-site parking.
(b)
Vehicle loading areas may be provided under the direction of the planning division. No loading area shall encroach into a required building setback along a public right-of-way. All loading areas or loading docks shall be screened from public view under the direction of the planning division.
(Ord. No. 97-11, § 2, 5-5-97)
§ 13-100 Transportation demand management requirements.
Commercial, industrial and/or mixed use projects, which are estimated to employ 100 or more persons, may also be subject to Chapter IX, Special Land Use Regulations, Article 12, Transportation Demand Management.
(Ord. No. 97-11, § 2, 5-5-97)