Indian Wells City Zoning Code
CHAPTER 21
100 PARKING STANDARD DESIGN REQUIREMENTS AND REVIEW PROCEDURES
§ 21.100.010 Parking standards.
The following standards shall apply to the development of all parking facilities, whether the space is required or optional.
(a)
Location.
(1)
Single Family Residential. Parking for single-family residential uses shall be located on the same parcel of land as the residential building which the parking is to serve, and on that portion of the parcel where the erection of garages is permitted. Other off-street parking areas may be permitted for those parcels that do not conflict with the requirements of Section 21.20.080.
(2)
Multi-family Developments. Parking for multi-family developments shall be provided on said parcel serving the residential unit. Garage space may be provided within the common area provided it is located no further than one hundred feet (100') from the residential unit it serves. This distance shall be measured from the nearest point of the building or use served by said parking.
(3)
Commercial. Parking for commercial, retail, public or community facilities shall be located on the same parcel of land if the development is not a part of a larger commercial, retail, or community facility unless approved otherwise by the City Council.
(4)
Off-Site Parking. Required parking for a development may be located off site under certain circumstances. Requests for off-site parking must meet the following requirements:
(i)
The request must be approved by the City Council;
(ii)
The off-site parking shall be located so that it will adequately serve the use for which it is intended. In making this determination the following factors, among other things, shall be considered: proximity of the off site parking facilities; ease of pedestrian access to the off-site parking facilities; and the type of use the off site parking facilities are intended to serve shall be considered for special events in which existing parking facilities cannot accommodate the increased demand for parking.
(iii)
A written agreement shall be drawn to the satisfaction of the City, signed by the property owner providing land for off site parking and the applicant, regulating such temporary use of land. This agreement shall include provisions for: assurance that the land will be brought back to its original condition after the event; insurance by the applicant; and dust control during the usage.
(b)
Joint Parking. Commercial complexes consisting of more than one (1) tenant shall have a joint parking agreement that guarantees that all parking within such complex is for the employees and patrons of all tenants. The minimum off street parking facilities will still remain the same and must be provided unless it can be shown that some number of spaces can be jointly utilized due to different hours of operation.
(c)
Aisle and Driveway Dimensions. The minimum dimension of the maneuvering aisle shall be twenty-five (25) feet.
(d)
Stall Dimensions. Off-street parking areas shall meet the following minimum dimensions to provide for safe vehicle circulation, ingress and egress, and public safety. Alternative designs may be considered by the Community Development Director in an effort to allow innovative designs to be explored. Approval of such alternative design shall be subject to City Council approval.
(1)
Parking Stalls. Parking dimensions shall be as follows:
(i)
Hotels and Resort Hotels. Parking stalls shall be nine (9) feet wide by eighteen (18) feet long.
(ii)
Hotels and Resort Hotels with Commercial/Office [Free-Standing]. Parking stalls for Hotels and Resort Hotels with Commercial/Office [free-standing] uses that are not an integral part of the Hotel/Resort facility, shall be ten (10) feet wide by twenty (20) feet long.
(iii)
Public facilities [Governmental]. Parking stalls shall be nine (9) feet wide by eighteen (18) feet long.
(iv)
All Other Land Use Categories. Parking stalls shall be ten (10) feet wide by twenty (20) feet long.
(2)
Parallel Parking Spaces. Parallel parking spaces shall be eight (8) feet wide by twenty-three (23) feet long.
(3)
Handicapped Spaces. Handicapped parking stalls shall meet the following minimum standards:
(i)
Application. In each type of facility, (i.e., employee, visitor, valet) accessible parking spaces should be distributed proportionately among each type.
(ii)
Number.
(A)
Auto and Van: Van accessible may be grouped on one level (VA = van accessible).
# OF SPACES PROVIDED | # OF SPACES REQUIRED |
|---|---|
1-25 | 1 VA space |
26-50 | 2 including 1 VA space |
51-75 | 3 including 1 VA space |
76-100 | 4 including 1 VA space |
101-150 | 5 including 1 VA space |
151-200 | 6 including 1 VA space |
201-300 | 7 including 1 VA space |
301-400 | 8 including 1 VA space |
401-500 | 9 including 1 VA space |
501-1000 | 2% including 3 VA spaces |
1001 - ? | 20 + 1/100 or fraction, including minimum 1 VA space/8 accessible spaces or fraction thereof. |
(B)
Outpatient Facilities: Ten (10) percent accessible of total spaces.
(C)
Facilities that specialize in services for persons with mobility impairments: Twenty (20) percent accessible of total.
(D)
Handicapped-parking spaces required by this Chapter shall be counted towards fulfilling automobile parking requirements.
(iii)
Location of Accessible Spaces.
(A)
Designated accessible spaces are to be located so that the route taken by persons with mobility impairments is on the shortest accessible route, to accessible entrances(s)
(B)
In joint use parking facilities, where vehicle parking is not serving a particular building, accessible spaces shall be located on the shortest accessible route to the closest pedestrian entrance of a facility accessible to pedestrians.
(iv)
Signage. The following standards shall be required when five (5) or more total handicapped parking spaces are required:
(A)
"Van Accessible" signage shall be provided for van spaces.
(B)
A reflectorized International Symbol (sign) of Accessibility at each space shall be provided, minimum seventy (70) inches square (minimum eighty (80) inches high if in path of travel), and unobscured by a parked vehicle (see Fig. 31.6)
(C)
Tow away sign with telephone number at each entrance to parking area or adjacent to accessible spaces, minimum size: seventeen (17) inches by twenty-two (22) inches with, one (1) inch high letters.
(v)
Pavement Symbol. International Accessibility Symbol used to designate accessible spaces shall be marked as follows:
(A)
Thirty-six (36) inches by thirty-six (36) inches outlined profile view of wheelchair with occupant in blue on white background visible to traffic enforcement officer when vehicle occupies space, or;
(B)
Thirty-six (36) inches by thirty-six (36) inches outlined profile view of wheelchair with occupant in white on blue background visible to traffic enforcement officer when vehicle occupies space.
(vi)
Design. Design requirements for double parking stalls, single parking stalls, diagonal parking stalls, access aisle at passenger loading zones, and accessibility symbol proportions and display conditions shall be as shown in Exhibit A, Figure Nos. 31-18A, 31-18B, 31-18C, 31-24, 31-6.
(4)
Tandem parking space design is not permitted.
(e)
Loading Area. There shall be provided and maintained adequate size loading space for standing and for loading and unloading services located and designed as to avoid undue interference with the public use of streets and alleys. Each required loading space shall be paved with six (6) inches of concrete over a suitable base and shall not be less than ten (10) feet wide, thirty-five (35) feet long and fourteen (14) feet high, exclusive of driveways.
(f)
Surfacing. All parking areas and driveways used for access thereto, shall be surfaced as follows:
(1)
Conventional Detached. All driveways shall be constructed of concrete surfacing of approved thickness. Parking areas not applicable to specific residences may be paved with three and one-half (3 1/2) inches of concrete, asphalt concrete or equal surfacing over base material as approved.
(2)
Attached Residential and Commercial. All parking areas and driveways shall be paved with concrete or asphalt concrete with a minimum thickness of three and one-half (3 1/2) inches on base material as approved and shall include as appropriate either expansion joints or two (2) course application. A concrete floor surface of approved thickness shall be required for the interior of all structures including garages and maintenance facilities.
(g)
Striping and Identification. Wherever two (2) or more motor vehicles require parking spaces, each space shall be clearly marked with paint or other easily distinguished material. All striping shall be four (4) to six (6) inches in width and the stripe pattern shall be "hairpin" as opposed to "single line." If ten (10) or more parking spaces are provided, and one way aisles are used, directional signs or arrows painted on the surface shall be used to properly direct traffic as required.
(h)
Directional Arrows and Signage. Parking facilities containing twenty-one (21) or more parking spaces, all aisles, approach lanes, and maneuvering areas shall be clearly marked with directional arrows and lines to expedite traffic movement.
(i)
Shopping Cart Storage. Parking facilities shall contain shopping cart storage areas for such uses as supermarkets and drug stores. The dimensions and locations of these storage areas shall be determined by the Community Development Director.
(j)
Bumper Guards and Wheel Stops. Bumper guards or wheel stops not less than six (6) inches square, permanently anchored, shall be used where appropriate for all motor vehicle parking spaces.
(k)
Grading. All parking areas and driveways shall be graded to prevent ponding and to prohibit drainage runoff from entering adjoining property.
(Ord. 326 § 3, 1993; Ord. 352 § 1, 1995; Ord. 442 § 2 [Exhibit "A"], 1998; Ord. 504 § 1, 2002; Ord. 506 § 1, 2002; Ord. 527 § 4, 2003)
§ 21.100.020 Off-street parking.
(a)
Purpose. The purpose of this Section is to ensure that adequate off-street parking facilities are provided to meet the needs of uses located within the City. All parking areas shall be designed to assure the provision and maintenance of safe, adequate and well-designed off-street parking facilities. It shall be the responsibility of the developer, owner or operator of a specific use to provide and maintain adequate off-street parking for that use.
(b)
Applicability. Except as modified by the standards and regulations pertaining to a neighborhood planning area, (1) off-street vehicle parking shall be provided in accordance with this Section when the subject building or structure is constructed or the use is established, and (2) additional off-street parking shall be provided in accordance with this Chapter if an existing building is altered, or dwelling units, apartments or guest rooms are added, or a use is intensified by the addition of floor space or seating capacity or there is a change of use.
(c)
Non-Conforming Parking. Existing uses, which do not provide sufficient off-street parking in conformance with this Section, shall not be expanded unless sufficient additional parking spaces can be provided as required by this Section.
(d)
Status of Previous Approval. Project design or Conditional Use Permits approved prior to the effective date of this ordinance must meet only the requirements in effect on the date the site design or Conditional Use Permit was approved.
(e)
Number of Off-Street Parking Spaces Required. The number of off-street parking spaces required shall be no less than the following for all zones within the City unless otherwise noted:
(1)
Residential Parking Requirements.
(i)
Conventional Detached Single Family Homes. Minimum of two (2) spaces per unit located within a garage attached to the structure.
(ii)
Multiple Dwellings. A two (2) car garage is required for a studio/one (1) bedroom; and a two (2) car garage plus an additional one-half (1/2) space per unit of guest parking is required for two (2) or more bedrooms.
(iii)
Guest Parking. In addition to the above required parking, one (1) parking space shall be provided and designed for guest parking for every four (4) units unless guest parking can be provided on private streets.
(iv)
Parking Restriction Regarding Recreational Vehicles. Parking and/or storage of boats, detached camper trailer, dismantled vehicles and other trailers in a side yard driveway or street is prohibited. Parking or storage of motor homes or campers for more than twenty-four (24) hours at any location or any combination of locations within the City is prohibited, except within a totally enclosed structure approved by City Architectural Landscape committee.
(2)
Commercial Parking Requirements.
(i)
Offices, Administrative, Business, and Professional. One (1) space per two hundred fifty (250) square feet or gross floor space.
(ii)
Restaurants [Free-Standing]. One (1) parking space per three (3) seats or one (1) space per fifty (50) square feet of gross floor area up to four thousand (4,000) square feet, and one (1) space per eighty (80) square feet of gross floor area in excess of four thousand (4,000) square feet.
(iii)
Restaurants Within a Mixed Use Complex. Provide parking as outlined above unless it can be proven that hours of operation will allow a joint use of parking spaces.
(iv)
Retail and Service Businesses. Centers which include uses such as retail shops, beauty/barber shops, drug stores, grocery stores, deli and similar type uses shall provide one (1) space per two-hundred and fifty (250) square feet of gross floor area.
(v)
Hotels and Resort Hotels. Provide 1.2 spaces per guest room for the first fifty (50) rooms and 0.90 spaces per guest room in excess of fifty (50) rooms. Provide 1.0 space per six (6) seats or one (1) space/two hundred (200) square feet of floor area of dining dancing and restaurant areas which are attached to or an integral part of the hotel.
(vi)
Golf Courses and Driving Ranges. Six (6) spaces per hole and one (1) space per driving range tee in addition to the parking requirements for other on site uses.
(vii)
Public and Community Facilities. One (1) space per eight thousand (8,000) square feet of active recreational area within a park, in addition to one (1) space per acre of passive recreational area.
(viii)
Service Station. A minimum of four (4) spaces in additional to four (4) additional spaces per each service bay.
(ix)
Theaters, Civic Centers, Clubs, and Other Places of Public Assembly. One (1) space per three (3) fixed seats or (1) one space per thirty (30) square feet of assembly area, exclusive of foyer, corridors, rest rooms, kitchen, storage and other areas not used for assembly of people.
(x)
Museums, Clubs, Art Galleries, Libraries, and Churches. One (1) space per two (2) employees in addition to one (1) space per three-hundred (300) square feet of gross floor area.
(xi)
Mixed Uses. Total number of parking space required shall be the sum of the requirements for the various uses computed separately. Shared parking may be permitted subject to Community Development Director approval depending on operating hours of various uses.
(xii)
Parking Requirements for Uses Not Specified. Parking requirements shall be determined by the Community Development Director based upon a parking study paid for by the applicant.
(3)
Computation. Should the computation of the required number of off street parking spaces result in a fraction of one half (1/2) or more, one (1) additional parking space shall be required; a remaining fraction less than one half (1/2) may be disregarded.
(4)
Application. The parking space requirements in this Section shall not apply to existing developments which are substandard in number of spaces, covered spaces or garages. However, should such development expand or request major changes to the property, the applicant would be required to adhere to the parking space standards as Stated in this ordinance.
(5)
Exemptions. In commercial and resort commercial zones, a parking space and loading space reduction of not more than five (5) percent of that required by Code may be approved by the Community Development Director, or his designee, in the form of an Administrative Relief Permit as provided under Section 21.06.090 of the City Municipal Code.
(Ord. 326 §§ 2-3, 1993; Ord. 433 § 1, 1998; Ord. 442 § 2 [Exhibit "A"], 1998)
§ 21.100.030 Landscape and screening requirements.
Landscaping shall be incorporated into the design of all off street parking areas to provide shade and adequate screening of the facility from surrounding land uses. Treatment of parking facilities shall be as follows:
(a)
Trees. One (1) twenty-four inch (24") box tree (canopy/broad leaf) shall be provided for every four (4) parking spaces. To be considered in this minimum, trees must be located in planters that are bounded on at least three (3) sides by parking area paving.
Exemptions. In Resort Commercial zones, the City Council may waive the canopy/broad leaf requirements for alternative plant materials (tree palette) if it finds that the design of off-street parking areas will provide adequate shade and the facility will be adequately screened from view from surrounding land uses and roadways (public or private)
(b)
Landscaping Computation: The landscaping computation shall be as follows:
5-24 Parking Spaces Required: |
5.0% Parking Area to be Landscaped. |
30% of Total Parking Area to be Shaded in 15 Years. |
25-49 Parking Spaces Required: |
7.5% Parking Area to be Landscaped. |
40% of Total Parking Area to be Shaded in 15 Years. |
50+ Parking Spaces Required: |
10.0% Parking Area to be Landscaped. |
50% of Total Parking Area to be Shaded in 15 Years. |
(c)
Planters. Planters shall be a minimum of five (5) feet wide, excluding curbing with the length dependent on parking lot design. Planters in parking lots shall be protected by a curb six (6) inches wide and six (6) inches high.
(d)
Planting Restrictions. No tree shall be planted within ten (10) feet of driveways, alleys and/or street intersection.
(e)
Wall Requirement. Landscaping and a minimum six (6) foot high masonry wall shall be provided where a parking area abuts a residential district to separate the two (2) uses and to provide adequate screening. The City Council may waive this wall requirement if additional setback and screening planting or landscaped berms are to be provided.
(f)
Screening. Parking lots should be depressed and/or screened from view by landscaped berms or hedges where topography and grading permit.
(g)
Drainage. All drainage from parking areas for six (6) or more cars shall be taken to a public street, alley, storm drain, or natural drainage course and shall not pass over any public sidewalk.
(Ord. 326 § 3, 1993; Ord. 415 § 2, 1997; Ord. 442 § 2 [Exhibit "A"], 1998)
§ 21.100.040 Design review requirements.
The following requirements are to be met to insure compliance with the standards set out in this ordinance and established traffic engineering practices, prior to constructing a parking lot containing six (6) stalls or more. Parking lots approved by the City Council in conjunction with a Conditional Use Permit shall be exempt from a parking lot permit.
A plot plan shall be filed for approval of all off street parking facilities, except for one (1) and two (2) family residences, unless the off-street parking facilities are approved as a part of a comprehensive Conditional Use Permit or variance approval. The Community Development Director may, without notice or hearing, permit modifications to the circulation, landscaping, and parking layout requirements where topographic or other physical conditions make it impractical to require strict compliance with these requirements:
(a)
Complete dimensions of all aisles, stalls, driveways, etc.;
(b)
Number of standard and handicapped stalls;
(c)
Location of landscaped islands showing proposed planting within parking area and surrounding area;
(d)
Location of lighting both overhead and landscape lighting detailing fixture height wattage, etc.; and
(e)
Square footage and/or number of fixed seats, etc. shall be noted on plan.
(Ord. 326 § 3, 1993; Ord. 442 § 2 [Exhibit "A"], 1998)
§ 21.100.050 Temporary long-term parking lots.
A permit issued for a temporary long term parking lot, a temporary parking facility which may remain in use for more than thirty (30) days, which need not meet the full standards for permanent lots may be issued for a period not to exceed six (6) months; provided that a plot plan as required by Section 11.18.040 is approved by the City Council and that the facility is surfaced and continuously maintained dirt, dust, and weed free, that existing plant materials are maintained; and that a bond in an amount to be determined by the City Council be posted to insure the full development of the lot to the standards of this Section or its removal at the end of the temporary permit period.
(Ord. 326 § 3, 1993; Ord. 442 § 2 [Exhibit "A"], 1998)
§ 21.100.060 Gated access.
Gates shall not be installed across any driveway or private street in a manner which may adversely affect vehicular traffic in the adjoining public street. All requests for gated access shall be approved by the Community Development Director subject to the approval of a vehicle stacking analysis.
(Ord. 326 § 3, 1993; Ord. 442 § 2 [Exhibit "A"], 1998)