El Cajon City Zoning Code
CHAPTER 17
185 PARKING STANDARDS
§ 17.185.010 Purpose.
The purpose of this chapter is to list regulations relating to parking requirements, parking areas, vehicle access, and on-site vehicle circulation under simplified headings.
(Ord. 4950 § 3, 2010)
§ 17.185.020 Location.
Required parking shall be located as follows:
A.
Except as provided elsewhere in this title, off-street parking facilities shall be situated on the site for which the parking is required.
B.
In the M zone only, off-site parking may be provided In a private parking area that is within 300 feet of the site, provided that said additional parking area is owned by the same owner, and further provided that restrictive covenants are enacted limiting the use of the lot to parking for as long as the building exists or the parking is required by this title.
C.
In the commercial zones (including the C-M zone) off-site parking may be approved by a Specific Plan in accordance with the provisions of Chapter 17.70 provided that it is located within a safe walking distance of 300 feet from the subject property and not located across a primary thoroughfare, and further provided that restrictive covenants are recorded in the chain of title of all affected properties limiting the use of the lot or lots to parking for as long as the building exists, or for as long as the parking is required by this title.
D.
Except as provided elsewhere in this title, all parking areas shall be subject to the same setback restrictions governing accessory buildings.
E.
Parking areas shall not be situated within any required front or exterior yards, except that parking in the C-M and M zones may be located as close as ten feet from an exterior property line. Under no circumstance shall off-street parking be located within 10 feet of a public street. An exception to this provision exists for vehicles parked in an authorized driveway leading to covered parking at a single-family residence.
F.
With the exception of single-family residential development, on-site parking spaces shall not be situated so as to promote backing out onto any public right-of-way other than an alley.
(Ord. 4950 § 3, 2010; Ord. 4968 § 45, 2011)
§ 17.185.030 Minimum stall dimensions.
A.
Outdoor, uncovered, parking stalls shall have minimum dimensions of 8.5 feet in width, by 18.5 feet in depth. Such parking spaces may overhang landscaped areas by no more than two feet inclusive of exterior setback area and the curb width separating the stall from the landscaped area. The parking spaces may not overhang required walkway or sidewalk width. The painted stripes that define required parking stalls shall have a minimum width of four inches and parking stall width shall be measured from the center of such stripes.
B.
Indoor and covered parking stalls, including stalls in garages and carports, shall have minimum dimensions of 10 feet in width by 20 feet in depth. Nothing shall be permitted to encroach into the required covered parking area including stairways, work-benches, laundry facilities, water heaters, etc.
C.
Minimum dimensions of angled parking stalls shall be determined by the city traffic engineer and maintained on file in the community development department.
D.
Motorcycle parking stalls shall have minimum dimensions of five feet in width and 10 feet in depth.
E.
Parking spaces designed for small or economy cars shall not be permitted in satisfaction of the parking requirements imposed by this title, but may be permitted for parking spaces in excess of the requirements listed in this title.
(Ord. 5113 § 22, 2022)
§ 17.185.040 Fractional parking numbers.
All cumulative parking requirement calculations resulting in a fractional remainder of .50 or greater shall be rounded up to require one additional space. A fractional remainder of less than .50 shall be rounded down to require one less space.
(Ord. 4984 § 66, 2013)
§ 17.185.050 Vehicular access.
Each parking space required by this title shall have unobstructed vehicular ingress and egress. Access to required parking areas shall be provided in the form of a paved driveway. The location and design of all entrances and exits from all parking areas to public streets shall be subject to the approval of the director of public works.
(Ord. 4950 § 3, 2010)
§ 17.185.060 Backup space.
Standard, rectangular (90 degree) parking spaces shall provide at least 24 feet of unobstructed back up maneuvering space. Back up space may include overhang of up to two feet of landscape areas. Back up space requirements in parking areas with angled stalls shall be determined by the city traffic engineer and maintained on file in the community development department.
(Ord. 5113 § 22, 2022)
§ 17.185.070 Paving and maintenance.
All parking areas and driveways shall be paved with a minimum of two inches of asphaltic concrete on a prepared base, unless an alternative parking surface is required or approved by the director of public works. Areas of new and replaced pavement shall be so graded and drained as to dispose of all water to a sufficiently sized and stabilized landscaped or otherwise pervious area in compliance with Low Impact Development (LID) requirements prior to being discharged to the public right-of-way.
(Ord. 4950 § 3, 2010)
§ 17.185.080 Curbs and wheel stops.
All parking spaces abutting a street or alley property line that are not separated by a fence or wall from such street or alley property line shall be provided with a suitable concrete curb or wheel stops not less than six inches in height, situated not closer than two and one-half feet (2.5) from such street or alley property line. This provision shall not apply to parking spaces that are adjacent to, and accessed directly from an alley with a minimum width of 24 feet.
(Ord. 4950 § 3, 2010)
§ 17.185.090 Parking adjacent to alleys.
Parking spaces that are adjacent to and accessed directly from an alley are permitted provided that the alley is at least 24 feet wide.
(Ord. 4950 § 3, 2010)
§ 17.185.100 Parking requirements for uses not specified.
Where a use is not specifically listed within this title, the parking requirements for such use shall be determined by the director, in the manner set forth in Chapter 17.10, and such determination shall be based upon the requirements for the most comparable use specified herein. If a conditional use permit is required to establish the use, the planning commission shall determine the parking requirement based upon the requirements for the most comparable use specified herein.
(Ord. 4950 § 3, 2010)
§ 17.185.110 Disabled parking requirements.
Disabled parking spaces will be counted toward satisfying the off-street parking requirements otherwise required by this title.
(Ord. 4950 § 3, 2010)
§ 17.185.120 Mixed occupancy in a building.
In the case of mixed uses in a building or on a lot, the total requirements for off-street parking facilities shall be the sum of the requirements for the various uses computed separately. Off-street parking facilities for one use shall not be considered as providing required parking facilities for any other use, except as hereinafter specified for joint use.
(Ord. 4950 § 3, 2010)
§ 17.185.130 Joint use parking.
The planning commission may authorize the joint use of parking facilities by the following uses or activities subject to the granting of a conditional use permit:
A.
Up to 50 percent of the required parking for a use conducted primarily during the daytime may be provided by a use conducted primarily during the nighttime. The same provision exists for a primarily nighttime use, if the required parking is provided by a primarily daytime use. However, such reciprocal parking area shall be subject to conditions set forth in subsection (D) of this section.
B.
Up to 100 percent of the parking facilities required by this chapter for a religious facility or for an auditorium incidental to a public or parochial school may be supplied by parking facilities of a use considered to be primarily a daytime use, provided such reciprocal parking area shall be subject to conditions set forth in subsection (D) of this section.
C.
The following uses are typical daytime uses: banks, business offices, retail stores, personal service shops, clothing or shoe repair or service shops, manufacturing or wholesale buildings, and similar uses. The following uses are typical of nighttime and/or Sunday uses: auditoriums incidental to a public or parochial school, religious facilities, dance halls, theaters and night clubs.
D.
Conditions required for joint use:
1.
The parking provided as joint use parking shall be a maximum distance of 150 feet from the building or use for which joint-use parking is proposed.
2.
The applicant shall show that there is no substantial conflict in the principal operating hours of the buildings or uses for which the joint use of off-street parking facilities is proposed.
3.
Upon approval by the planning commission a proper legal instrument, approved by the city attorney as to form and content, shall be recorded documenting conditions of approval applicable to the joint use parking agreement.
(Ord. 4950 § 3, 2010)
§ 17.185.140 Joint use driveways.
The joint use of abutting driveways on adjacent properties may be permitted upon acceptance by the city of legal arrangements granting joint access. Such joint driveways shall conform to all other provisions of this title relating to length, width and access. "Legal arrangements," as used in this section, shall mean a recorded easement or other agreement that shall be recorded so that it appears in the chain of title of each affected property.
(Ord. 5081 § 19, 2019)
§ 17.185.150 Bicycle parking.
All non-residential developments and mixed use developments requiring the approval of a site development plan, planned unit development, or conditional use permit, shall provide bicycle parking facilities on site to accommodate a number of bicycles equal to not less than 10 percent of the required vehicular parking. The design and location of the bicycle parking facilities shall be subject to review and approval in conjunction with the approval of the applicable site development plan, planned unit development, or conditional use permit.
(Ord. 4968 § 47, 2011)
§ 17.185.160 Vehicle stacking for drive-through service lanes.
For drive-through facilities that permit the transaction of business directly with customers within an automobile, for purposes of determining the stacking capacity of vehicles in a drive-through service lane, the minimum length provided per vehicle shall be 25 lineal feet. It shall be left for determination at the time of site development plan review and approval how much total stacking capacity is adequate for the use proposed.
(Ord. 5018 § 59, 2015)
§ 17.185.170 Residential zone parking requirements.
The table below lists the minimum parking requirements for residential developments. For parking requirements related to institutional uses and government facilities located in residential zones, see the commercial zone parking table located below in Section 17.185.190. For parking requirements related to affordable housing see Section 17.140.200. The endnotes at the bottom of the table contain information that supplements the information listed in the table's matrix.
Table 17.185.170 Residential Zone Parking Requirements | |||||
|---|---|---|---|---|---|
Zones | Per single-family unit | Per studio unit | Per 1 bedroom unit | Per unit with 2 or more bedrooms | Supplemental Parking Per unit |
O-S | 21 | NA | NA | N/A | |
PRD | See Chapter 17.165 | See Chapter 17.165 | See Chapter 17.165 | ||
PUD | See Chapter 17.60 | See Chapter 17.60 | See Chapter 17.60 | ||
RS-40 | 21 | NA | NA | N/A | |
RS-20 | 21 | NA | NA | N/A | |
RS-14 | 21 | NA | NA | N/A | |
RS-9 | 21 | NA | NA | N/A | |
RS-6 | 21 | NA | NA | N/A | |
RM-6000 | 21, 2 | NA | NA | 1 | |
RM-4300 | 2 | 1 | 1.5 | 2 | .25 |
RM-2500 | 2 | 1 | 1.5 | 2 | .25 |
RM-2200 | 2 | 1 | 1.5 | 2 | .25 |
RM-1450 | 2 | 1 | 1.5 | 2 | .25 |
RM-HR | 2 | 1 | 1.5 | 2 | .25 |
1. | Must provide two spaces in an enclosed garage with minimum unobstructed interior dimensions of 20 ft. by 20 ft. The conversion of an enclosed garage into living space within single-family zones in conjunction with the construction of a replacement garage shall be cause for the existing driveway, including public right-of-way improvements, to be removed and replaced with improvements that comply with applicable standards if the driveway will not be used to provide access to a new enclosed garage. |
2. | Must provide one additional paved space per unit as visitor parking. |
General Notes: | |
A. | Flag Lots. Flag lots must provide one additional paved parking space, which may not be located in a required front or exterior side yard and may not block the driveway leading to the required garage. |
B. | Loading Spaces for Multi-Family Development. Multi-family developments in the RM-4300 through RM-HR zones shall provide one additional designated space for temporary loading activities per every 25 units, or fraction thereof. |
C. | Board and Care Facilities. Board and care facilities shall provide two spaces, plus one space for every three beds, or fraction thereof. |
D. | Multi-Family developments including mixed-use developments shall provide assigned parking to the units in accordance with the parking standards. Supplemental parking may be available as open parking provided that a minimum of 50% of the parking is reserved for visitors. |
E. | Tandem parking is permitted for required residential parking provided that is located within a required garage or carport and the tandem spaces are assigned to one dwelling unit. Tandem parking spaces may not be used for guest parking. An additional .25 of supplemental parking spaces shall be provided for each unit for which tandem parking is provided. |
(Ord. 5033 § 34, 2015; Ord. 5072 § 28, 2018)
§ 17.185.180 Residential zone driveway and drive aisle widths.
The table below lists the minimum width requirements for required residential driveways and drive aisles. The endnotes at the bottom of the table contain information that supplements the information contained in the table's matrix.
Table 17.185.180 Residential Zone Driveway and Drive Aisle Widths | ||||||
|---|---|---|---|---|---|---|
Residential Zones | 1 or 2 units with driveway or connecting drive aisles less than 150 ft. | 1 or 2 units with driveway or connecting drive aisles greater than 150 ft. | 3 to 5 units with driveway or connecting drive aisles less than 150 ft. | 3 to 5 units with driveway or connecting drive aisles greater than 150 ft. | 6 or more units with driveway or connecting drive aisles less than 150 ft. | 6 or more units with driveway or connecting drive aisles greater than 150 ft. |
O-S | 10 ft. | 10 ft. | N/A | N/A | N/A | N/A |
PRD | See Ch. 17.165 | |||||
RS-40 | 10 ft. | 10 ft. | N/A | N/A | N/A | N/A |
RS-20 | 10 ft. | 10 ft. | N/A | N/A | N/A | N/A |
RS-14 | 10 ft. | 10 ft. | N/A | N/A | N/A | N/A |
RS-9 | 10 ft. | 10 ft. | N/A | N/A | N/A | N/A |
RS-6 | 10 ft. | 10 ft. | N/A | N/A | N/A | N/A |
RM-6000 | 12 ft. | 16 ft. | 16 ft. | 22 ft. | N/A | N/A |
RM-4300 | 12 ft. | 16 ft. | 16 ft. | 22 ft. | 22 ft. | 24 ft. |
RM-2500 | 12 ft. | 16 ft. | 16 ft. | 22 ft. | 22 ft. | 24 ft. |
RM-2200 | 12 ft. | 16 ft. | 16 ft. | 22 ft. | 22 ft. | 24 ft. |
RM-1450 | 12 ft. | 16 ft. | 16 ft. | 22 ft. | 22 ft. | 24 ft. |
RM-HR | 12 ft.1 | 16 ft.1 | 16 ft.1 | 22 ft.1 | 22 ft.1 | 24 ft.1 |
Notes: | |
|---|---|
1 | Except as modified by SP No. 182. |
One-way Driveways. One-way driveways and drive aisles shall be permitted only when absolutely necessary. Minimum width for one-way driveways and drive aisles is 12 feet. | |
Vertical Clearance. Driveways and drive aisles must maintain an unobstructed vertical clearance of 13.5 ft. | |
Parking Restrictions for Reduced Driveway Widths. Standard (90-degree) parking stalls may not be located adjacent to any drive aisles that are less than 24 feet in width unless such parking spaces are physically separated by a wall, a six-inch concrete curb, or a wheel stop. | |
Angled Parking. Drive aisles for angled parking shall be determined by the city traffic engineer and maintained on file in the community development department. | |
(Ord. 5018 § 63, 2015)
§ 17.185.190 Commercial zone parking requirements.
The table below lists the minimum parking requirements for non-residential developments and uses.
Table 17.185.190 Commercial Zone Parking Requirements | |
|---|---|
Unique uses | |
Caretakers unit | Two spaces in addition to any other parking required at the site |
Institutional uses, utilities, and places of assembly | |
Religious facilities, theatres, auditoriums, and similar places of assembly | One space per every five fixed seats, or one space for every 200 square feet of gross floor area whichever is greater. |
Public buildings including utilities and related facilities | As determined by CUP |
Other uses not listed | As determined by the Director |
Vocational or trade schools | One space for every 35 square feet of laboratory or work area plus one space for every 200 square feet of remaining floor area at the school. |
Commercial uses | |
General office uses and general retail commercial uses not specified elsewhere in this table | One space per 250 square feet of gross floor area up to 10,000 square feet, plus one space per 300 square feet of gross floor area for the next 15,000 square feet, plus one space per 400 square feet of gross floor area above 25,000 square feet |
Dance halls | One space per 50 square feet of dance floor, or one space per 300 square feet of gross floor area, whichever is greater |
Restaurants, cocktail lounges, and similar eating and drinking establishments | One space per 100 square feet of gross floor area, except as follows: In shopping centers over two acres in size, the parking requirement for restaurants is the same as for other general retail uses in that center; at an existing commercial property, the parking requirement for restaurants is the same as for other general retail uses. |
Hospitals | One space per bed. |
Hotels and motels | One space per room, plus one space per 300 square feet of gross floor area dedicated to offices, restaurants and lounges located within the hotel or motel. |
Automobile fueling station | See Chapter 17.215. |
Outdoor venues such as swap meets, farmers markets, athletic fields, and other outdoor recreational facilities | One space for every three people anticipated at maximum attendance as indicated by the required conditional use permit. |
Indoor recreational facilities such as bowling alleys, game centers, fitness centers, dance studios, and martial arts facilities | One space per 200 square feet of recreation area plus one space per 400 square feet of non-recreation area; accessory eating and drinking areas to be calculated separately at one space per 100 square feet. |
Outdoor sales areas | One space per 1,000 square feet of outdoor sales and display. The parking requirement for outdoor sales areas at automobile sales establishments shall be determined at time of the conditional use permit |
Transportation facilities (bus depots, trolley stations, etc.) | One space per five fixed seats or one space per 400 square feet of gross floor area, whichever is greater |
Commercial building additions for storage space only | See section 17.130.255 |
(Ord. 5113 § 22, 2022)
§ 17.185.200 Nonresidential parking areas in multiple-family residential zones.
Nonresidential parking areas are permitted in all multiple-family residential zones, subject to approval of a conditional use permit and provided the following provisions are met:
A.
Such parking lot shall be in addition to the required parking of a permitted commercial or industrial establishment.
B.
Such parking lot shall be located within 50 feet of the commercial or industrial use that it serves.
C.
Such parking lot shall be used solely for the parking of private passenger vehicles.
D.
No sign of any kind, other than one designating entrances, exits or conditions of use shall be maintained on such parking lot. Any such sign shall not exceed eight square feet in area.
(Ord. 4950 § 3, 2010)
§ 17.185.210 Commercial zone driveway and drive aisle widths.
The following standards for driveways and drive aisles shall apply to all commercial developments in commercial zones, exclusive of the C-M zone.
A.
Two-way commercial driveways and drive aisles shall have a minimum width of 24 feet. A drive aisle connecting a driveway to a parking area may be reduced to a width of 22 feet if the connecting drive aisle is less than or equal to 25 feet in length.
B.
One-way commercial driveways and drive aisles shall have a minimum width of 12 feet. A drive aisle connecting a driveway to a parking area may be reduced to a width of 11 feet if the connecting drive aisle is less than or equal to 25 feet in length.
C.
Drive aisle widths in parking areas with angled stalls shall be determined by the city traffic engineer and maintained on file in the community development department.
(Ord. 4950 § 3, 2010)
§ 17.185.220 M zone and C-M zone parking requirements.
The table below lists the minimum parking requirements for developments in the M zone and C-M zone. The endnotes at the bottom of the table contain information that supplements the information contained in the table's matrix.
Table 17.185.220 M Zone and C-M Zone Parking Requirements | |
|---|---|
Manufacturing and transportation uses | One space per 600 square feet of gross floor area1 |
Warehousing and distribution | One space per 1,000 square feet of gross floor area1,2 |
Trade and service uses | One space per 300 square feet of gross floor area |
Outdoor sales areas and outdoor storage | One space per 1,000 square feet of outdoor sales or storage area. |
Large box retail | In the C-M zone, the parking requirement for large box retail establishments may be reduced to one space per 500 feet of gross floor area. |
Other uses not listed | As determined by the Director |
Notes: | |
|---|---|
1 | Includes accessory office space up to 25% of gross floor area. Office areas in excess of 25% shall provide parking at 1 space per 300 feet of additional office space. |
2 | Warehouse developments must provide sufficient undeveloped, open space that is not a part of any required landscaping or setbacks to be reserved for potential parking area expansion to accommodate the parking requirement for a manufacturing or transportation use. |
Parking for Mezzanines. The parking requirement for mezzanine areas shall be the same as the requirement for the other areas of a development | |
Employee Compact Parking. In the C-M and M zones only, any use with fifty or more required parking spaces may be designated as an employee-only parking area with up to 40 percent of the required parking spaces reduced in size to 8.5 feet by 17 feet. | |
(Ord. 5113 § 22, 2022)
§ 17.185.230 M zone and C-M zone driveway and drive aisle widths.
In the M and C-M zones, two-way driveways and drive aisles shall have a minimum width of 24 feet. One-way driveways and drive aisles shall have a minimum width of 15 feet.
(Ord. 4950 § 3, 2010)
§ 17.185.240 Loading area requirements in the M and C-M zones.
Developments in the M and C-M zones shall provide on-site loading areas. Loading areas must be provided in such a location and configuration that their use does not extend into the public right-of-way when a vehicle is properly loading. A two-way driveway may be used to satisfy this requirement. Any overhead doors facing and visible from the public right-of-way shall be set back a minimum of 65 feet from any exterior property line.
(Ord. 4950 § 3, 2010)
§ 17.185.250 Use of parking for temporary storage in the M zone.
On existing developments in the M zone, a portion of the required number of parking spaces may be fenced off for temporary outside storage purposes subject to the approval of a conditional use permit. However, in granting such a conditional use permit the planning commission must find that there is a demonstrated need for the outdoor storage area and that the remaining on-site parking shall be adequate for both employee and customer needs. The following minimum requirements shall be included as conditions of approval, if the conditional use permit is granted:
A.
In no case shall the temporary outdoor storage occupy more than 50 percent of the required parking spaces;
B.
The planning commission shall determine the duration, or term, of the conditional use permit authorizing temporary outdoor storage;
C.
A view-obscuring fence shall screen the outdoor storage. The design and appearance of the required fence is subject to planning commission approval.
D.
A suitable and sufficient guarantee shall be posted to assure the removal of the fence and stored materials at the end of the approved term;
E.
The height of any stored materials shall not exceed the height of the screening fence.
(Ord. 4950 § 3, 2010)
§ 17.185.260 Clean air vehicle parking.
Any existing or proposed parking area may identify preferential parking spaces for clean air vehicle parking.
(Ord. 5148, 1/28/2025)