Lake Forest City Zoning Code
CHAPTER 9
168 OFF-STREET PARKING
§ 9.168.010 Off-street parking regulations.
These regulations apply to all districts, planned communities and specific plan areas, unless otherwise specified.
(Ord. 176 § 1, 2007)
§ 9.168.020 Purpose of chapter.
The intent of the off-street parking regulations is to provide for the on-site, off-street parking of motor vehicles that are attracted by the use or uses on the premises. The parking facilities for motor vehicles required by this section are assumed to be the minimum which will be required by the various land use categories. However, the parking and maneuvering facilities required by this section should not be used as a fixed standard to determine the amount of off-street parking which may be adequate for any specific use. If the decision-maker determines minimum parking standards are inadequate for a specific project, he may require the developer, owner or operator of any specific use to provide the adequate parking even though such addition may be in excess of the minimum requirements set forth in this section. It is intended that these regulations will result in the installation of properly designed parking and loading facilities of sufficient capacity to minimize traffic congestion, enhance public safety, generally provide for the parking of motor vehicles at locations other than on the streets, and for safe passage of pedestrians to and from parked vehicle.
(Ord. 176 § 1, 2007)
§ 9.168.030 General requirements.
A.
B.
Accessibility. All required off-street parking spaces shall be designed, located, constructed and maintained so as to be fully and independently usable and accessible at all times.
C.
Usability.
1.
The required off-street parking facilities and driveways shall not be used for any purpose which at any time would preclude the use of the area for the temporary storage of motor vehicles.
2.
Unless otherwise provided by an approved discretionary permit, no owner, management company or other individual or entity acting on the owner's behalf, or tenant shall lease, rent or otherwise make unavailable to intended users any off-street parking spaces required by this section.
D.
Access to Arterial Highways.
1.
Wherever access to a parking area is off an arterial highway designated on the master plan of arterial highways, parking spaces, driveways and maneuvering areas shall be designed so that motor vehicles may enter the arterial highway traveling in a forward direction.
2.
Vehicular access to arterial highways designated on the master plan of arterial highway will be permitted only in accordance with specifically approved driveway locations and access design.
E.
Maximum Grades Permitted.
1.
Whenever access is taken from a street, alley or driveway to an off-street parking area serving four or less dwelling units, the driveway or other vehicular accessway shall have a maximum grade of plus fifteen (+15) percent or minus six (-6) percent, measured from the street, alley or driveway grade along the driveway center line, for a distance of not less than 18 feet from the street, alley or driveway right-of-way line.
2.
Whenever access is taken from a street, alley or driveway to an off-street parking area serving industrial, commercial or professional uses, public or community facilities, or five or more dwelling units, the driveway or other vehicular accessway shall have a maximum grade of plus fifteen (+15) percent or a minus two (-2) percent, measured from the street, alley or driveway grade along the driveway center line for a distance of not more than 18 feet from the street, alley or driveway right-of-way line.
3.
The maximum grades in 1 and 2 will generally provide adequate site distance at street level and prevent vehicles from dragging on extreme grade breaks. Exceptions may be approved by the Director of Public Works where physical design prevents such extreme grade breaks and provides safe sight distance.
4.
Off-street parking spaces and the abutting parking aisles shall have a maximum grade of 2% for retail commercial and 5% for all other uses. Said grade shall be measured across the parking space and the abutting parking aisle in any direction. (See diagram in Section 9.168.060.)
5.
Ramps or driveways providing vehicular access within the interior of an off-street parking area located beyond 18 feet from the ultimate right-of-way line of a street, alley or driveway shall have a maximum slope of plus or minus 20%. When such ramp or driveway slopes exceed plus or minus 10%, the ramp or driveway design shall include transitions not less than eight feet in length, having a slope equal to one-half the ramp slope. (See diagram in Section 9.168.060.). When parking is provided on a ramp, the maximum slope shall not exceed 6%.
F.
Parking Area Notices and Directional Instructions. Notwithstanding the regulations of any district or any planned community, parking area notices, each not to exceed two square feet in area, and directional instructions lettered on the paved surface of driveways and parking areas are permitted for parking facilities serving industrial, commercial or professional uses; public or community facilities; and five or more residential dwelling units. Such parking notices may contain the name of the owner or occupant of the property and only such words and symbols that are directly related or essential to parking, enforcement or the direction of vehicular traffic within the parking area.
G.
Paving. All permanent parking spaces, driveways and maneuvering areas shall be paved and permanently maintained with asphaltic concrete, cement concrete or other all-weather, non-erodible, hard surfacing. Temporary parking spaces, driveways and maneuvering areas may use decomposed granite or other stable, all-weather surfacing.
H.
Lighting. Any lights used to illuminate the parking spaces or driveways shall be designed and located so that direct rays are confined to the property.
I.
Change or Increase in Use of Property. Whenever the occupancy or use of any premises which is not in compliance with off-street parking requirements is changed to a different use or the existing use is altered, enlarged, expanded or intensified, parking to meet the requirements of this section shall be provided for the new use or occupancy. This provision shall not apply to the addition of rooms or other alterations of a single-family dwelling which do not increase the total floor area more than 50%.
J.
Fractional Parking Spaces. Whenever the computation of the number of off-street parking spaces required by this section results in a fractional parking space, one additional parking space shall be required for one-half or more fractional parking space, and any fractional space less than one-half of a parking space shall not be counted.
K.
Parking Facilities for the Physically Handicapped. Public accommodations or facilities, including industrial, commercial, professional, institutional, and multifamily dwellings of five or more units shall provide parking spaces for the physically handicapped in compliance with the following provisions (see also Section 9.168.060(a), "Design Requirements").
1.
Spaces Required. The following table establishes the number of handicapped parking spaces required:
Total Number of Parking Spaces | Number of Handicapped Parking Spaces Required |
|---|---|
1 — 4 | 0 |
5 —40 | 1 |
41 — 80 | 2 |
81 — 120 | 3 |
121 — 160 | 4 |
161 — 300 | 5 |
301 — 400 | 6 |
401 — 500 | 7 |
Over 500 | 1 for each 200 additional spaces provided. |
2.
Parking Space Size. Physically handicapped parking spaces shall be located as near as practical to a primary entrance. If only one space is provided, it shall be 14 feet wide and outlined to provide a nine foot parking area and a five foot loading and unloading area. When more than one space is provided in lieu of providing a 14 foot wide space for each parking space, two spaces can be provided within a 23 foot wide area lined to provide a nine foot parking area on each side of a five foot loading and unloading area in the center. The minimum length of each parking space shall be 18 feet. (See also Section 9.168.060, "Design requirements.")
3.
Arrangement of Parking Space. In each parking area, a bumper or curb shall be provided and located to prevent encroachment of cars over the required width of walkways. Also, the space shall be so located that a handicapped person is not compelled to wheel or walk behind parked cars other than their own. Pedestrian ways which are accessible to the physically handicapped shall be provided from each such parking space to related facilities, including curb cuts or ramps as needed. Ramps shall not encroach into any parking space except where such encroachment into the length of any handicapped space does not limit the handicapped persons' capability to leave or enter their vehicle.
4.
Slope of Parking Space. Surface slopes of parking spaces for the physically handicapped shall be the minimum possible and shall not exceed one-half percent in any direction.
5.
Identification. Each parking space reserved for the handicapped shall be identified by a permanently affixed reflectorized sign constructed of porcelain on steel, beaded text, or equal, displaying the international symbol of accessibility. The sign shall not be smaller than 70 square inches in area and shall be centered at the interior and end of the parking space at a minimum height of 80 inches from the bottom of the sign to the parking space finished grade, or centered on the wall at the interior end of the parking space finished grade, ground or sidewalk.
A sign shall also be posted, in a conspicuous place, at each entrance to the off-street parking facility, not less than 17 inches by 22 inches in size with lettering not less than one inch in height, which clearly and conspicuously states the following:
"Unauthorized vehicles not displaying the distinguishing placards or license plates issued for physically handicapped persons may be towed away at the owner's expense. Towed vehicles may be reclaimed at _____ or ______ by telephoning _______."
In addition to the above requirements, the surface of each parking place shall have a surface identification duplicating the symbol of accessibility in blue paint, at least three square feet in area.
6.
Parking Structures. Entrances to and vertical clearances within parking structures shall have a minimum vertical clearance of eight feet two inches where required for accessibility to handicapped parking spaces.
7.
Note. For additional handicapped site development requirements, including curbs, ramps, and landing requirements, refer to the State of California "Regulations for the Accommodation of the Disabled." Information is available at:
Office of the State Architect Access Compliance Unit 1500 5th Street Sacramento, CA 95814 |
(Ord. 176 § 1, 2007; Ord. 302 § 29, 2018)
§ 9.168.040 Residential off-street parking requirements.
Off-street parking facilities shall be provided for all residential uses in compliance with Section 9.168.030 and this section.
A.
Size of Parking Spaces.
1.
Each required residential covered off-street parking space shall be in a garage or carport and shall comply with the following:
Interior Dimensions (unobstructed area) | Exterior Dimensions (including the exterior walls of a garage) | |||
|---|---|---|---|---|
Width | Depth | Width | Depth | |
1-vehicle garage | 10 feet | 20 feet | 10 feet | 20 feet |
1-vehicle carport | N/A | N/A | 10 feet | 20 feet |
2-vehicle garage | 18 feet | 18 feet | 20 feet | 20 feet |
2-vehicle carport | N/A | N/A | 20 feet | 20 feet |
3-vehicle garage | 27 feet | 18 feet | 30 feet | 20 feet |
3-vehicle carport | N/A | N/A | 30 feet | 20 feet |
2.
Uncovered parking spaces may be a minimum of nine feet in width and 18 feet in length. In measuring the length of paving required for uncovered parking spaces, allowance may be made for vehicular projection beyond the bumper or tire stop if such projection does not interfere with screening or pedestrian use, except, as follows, under subsectcopm (G)(3).
3.
When a side of any space abuts a building, fence, support column, or other obstruction which interfere in any way with access to a motor vehicle, the space shall be a minimum of two feet wider than otherwise required by this section.
4.
Uncovered off-street parking spaces located parallel to and adjoining private accessways shall not be less than eight feet in width and 18 feet in depth, with a minimum of eight feet separating each pair of such parking spaces as shown in the diagram in Section 9.168.060.
5.
In multi-family residential developments, up to a maximum of 30% of the uncovered parking stalls at a project site may be "long-term." "Long-term" parking stalls shall be defined as parking stalls which are a minimum of eight feet six inches in width and 18 feet in length. This allowance for reduced stall width does not apply to handicap parking stalls.
B.
Driveway Widths.
1.
Single-family residence driveways shall be paved to a minimum of 10 feet in width from access street or alley to the garage maneuvering area provided that the maximum width of the driveway does not exceed 30 feet.
2.
Driveways providing access to garages, carports and uncovered parking areas serving two, three or four dwelling units shall be paved to a minimum of 12 feet wide for one way traffic and 16 feet wide for two-way traffic, except when a wider width is required for maneuvering area in front of the garages, carports or uncovered parking spaces.
3.
Driveways providing access to garages, carports and uncovered parking areas serving five or more dwelling units shall be paved to a minimum of 12 feet wide for one way traffic and 24 feet wide for two way traffic, except when a wider width is required for maneuvering area in front of the garages, carports or uncovered parking spaces. Additional width may be required as necessary to provide transition to a driveway approach.
C.
Maneuvering Areas. Maneuvering areas for access into and out of garages, carports and uncovered parking spaces shall have minimum widths as follows:
1.
Garages. Thirty feet of unobstructed area (measured from garage door), unless modified by 4 below.
2.
Carports. Twenty-eight feet of unobstructed area (measured from outward end of parking stall), unless modified by 4 below.
3.
Uncovered Parking. Twenty-four feet of unobstructed area (measured from outward end of parking stall), except for one-way driveways per Section 9.168.060.
4.
When there is no physical barrier over six inches in height opposite a garage or carport entry that would prevent a motor vehicle from projecting beyond the driveway maneuvering area, the required width may be reduced a maximum of two feet. Additionally, where a one car garage has an interior width in excess of 10 feet and a door wider than eight feet, the maneuvering area in front of such garage may be reduced by the same amount that the width of the garage door exceeds eight feet, to a maximum reduction of two feet; or if the garage is a two car or more structure and the garage door is at least 16 feet wide, the maneuvering area may be reduced a maximum of two feet.
D.
Number of Required Off-Street Parking Spaces. The minimum number of off-street parking spaces required for each category of residential use shall be as follows:
1.
Attached or Detached Single-Family Dwellings. Two covered parking spaces for each dwelling. Those dwellings having less than an 18 foot setback from the back of curb or sidewalk, whichever is closest to the garage or carport, shall provide one additional parking space within 200 feet of the dwelling. On-street parking, where permitted, may be used for the additional space.
2.
Two or More Dwelling Units on One Building Site. (Note: For purposes of this section, a room such as a den, study or sewing room shall be considered a bedroom.)
a.
Zero to One Bedroom Dwelling Units. One and one-half (1½) off-street parking spaces for each dwelling unit. Except as otherwise provided in d below, one space shall be covered for each dwelling unit.
b.
Two Bedroom Dwelling Units. Two off-street parking spaces for each dwelling unit. Except as otherwise provided in d below, one of the spaces shall be covered for each dwelling unit.
c.
Three or More Bedroom Dwelling Units. Two and one-half (2½) off-street parking spaces for each dwelling unit, plus one-half (0.5) off-street parking space for each bedroom in excess of three. Except as otherwise provided in subsection (D)(2)(d) below, two spaces shall be covered for each dwelling unit.
d.
Notwithstanding the provisions of this subsection, the requirement that off-street parking spaces be covered is not applicable for multifamily projects of five or more dwelling units or "second" units.
3.
For building sites containing five or more dwelling units, the following off-street parking requirements may be used in lieu of 2 above:
a.
Minimum Required Parking Spaces.
Unit Size (Square Feet) | Assigned | Unassigned |
|---|---|---|
700 or less | 1.0 | |
701—800 | 1.0 | +0.17 |
801—900 | 1.0 | +0.34 |
901—1000 | 1.0 | +0.50 |
1001—1100 | 1.0 | +0.67 |
1101—1200 | 1.0 | +0.84 |
1201—1300 | 1.0 | +1.00 |
1301—1400 | 1.0 | +1.18 |
1401—1500 | 1.0 | +1.34 |
Over 1500 | 1.0 | +1.50 |
b.
Each dwelling unit shall be assigned at least one standard size parking space.
4.
Guest Parking. In addition to the above, 0.2 guest parking spaces per dwelling unit (rounded to the nearest whole number) shall be provided.
F.
(Reserved)
G.
Parking Area Design. Common off-street parking areas, including multiple garages and carports serving five or more dwelling units, shall comply with the following:
1.
The off-street parking area shall be designed so that a vehicle within the parking area will not have to enter a street to move from one location to any other location within that parking area.
2.
Parking and maneuvering areas, including garages and carports, shall be designed so that any vehicle can leave the parking area and enter into the nearest street traveling in a forward direction.
3.
Bumpers or tire stops shall be provided at the end of each uncovered parking space along any property line, abutting a public walkway, street or alley, except where screening is positioned, to ensure that the motor vehicle will not extend into the public right-of-way.
H.
Location of Driveway on a Corner Lot. When a building site abuts two intersecting streets, the driveway approach shall be located within the half of either street frontage that is farthest from the intersection of the two streets. If one of the intersecting streets is an arterial highway, the driveway approach shall be off the other street.
I.
Screening. Uncovered off-street parking spaces shall be screened whenever such parking spaces abut the boundary of the building site or area located between a building or buildings and an abutting street, with screening materials not less than three and one-half (3½) feet in height, and in compliance with Section 9.144.080.5, "Fences and walls." It may consist of one combination of the following types:
1.
Walls. A wall shall consist of concrete, stone, brick, tile or similar type of solid masonry material a minimum of four inches thick.
2.
Fences, Solid. A solid fence shall be constructed of wood or other materials to form an opaque screen.
3.
Fences, Open. An open-weave or mesh-type fence shall be combined with plant materials to form an opaque screen.
4.
Planting. Plant materials, when used as a screen, shall consist of compact evergreen plants. They shall be of a kind, or used in such a manner, as to provide screening having a minimum thickness of two feet, within 18 months after initial planting.
§ 9.168.050 Industrial, commercial, professional and institutional off-street parking requirements.
The following off-street parking requirements are applicable to all uses, other than residential uses set forth in Section 9.168.040, and are in addition to the general requirements set forth in Section 9.168.030.
A.
Size of Parking Spaces.
1.
All covered or uncovered off-street parking spaces, except as noted below, shall be a minimum clear unobstructed nine feet in width and 18 feet in length.
2.
Parking spaces parallel to a curb may be eight feet in width and 18 feet in length, with a minimum of eight feet separating each pair of such parking spaces.
3.
When a side of any space abuts a building, fence, support column, or other obstruction which interferes in any way with access to a motor vehicle, the space shall be a minimum of two feet wider than the standard required width.
4.
In measuring the length of paving required for uncovered parking spaces, allowance may be made to accommodate vehicular projection beyond a bumper or tire stop, if such projection does not interfere with screening or pedestrian use, except under subsection (B)(4) of this section. See illustration below in subsection (A)(5) for examples of permitted projection.
5.
See Section 9.168.050(A)(5) Illustrations.
6.
Up to a maximum of 30% of the stalls at a project site may be "long-term." "Long-term" parking stalls shall be defined as parking stalls which are a minimum of eight feet six inches in width and 18 feet in length. The long-term stalls shall be located along perimeter parking areas of the same site. The appropriateness of the physical location and number of any long-term parking spaces shall be subject to the review and approval of the Director of Community Development. This allowance for reduced stall width does not apply to handicap parking stalls.
B.
Parking Facility Design.
1.
Off-street parking facilities shall be designed so that a car within a facility will not have to enter a street to move from one location to any other location within that parking facility.
On industrial or office sites, separate noncontiguous parking facilities may be provided with independent entrances for employee and visitor parking, provided the designated use is clearly identified on all plot plans or site plans submitted for permits.
2.
Parking and maneuvering areas shall be arranged so that any vehicle can leave the parking area and enter into an adjoining vehicular right-of-way traveling in a forward direction.
3.
No dead-end parking aisles serving more than five consecutive stalls will be permitted unless said aisle is provided with a turnaround area constructed in a manner meeting the approval of the Director of Public Works.
4.
Bumpers or tire stops shall be provided along any abutment to a pedestrian walkway, access or driveway, street or alley, except where screening is positioned, to ensure that the motor vehicle will not extend into these areas.
5.
The point of exit or entry from any off-street parking space shall not be closer than 20 feet from the curb face of the ultimate curbline at a street opening.
C.
Parking Accessways. Parking accessways are those driveways that provide ingress or egress from a street to the parking aisles, and those driveways providing interior circulation between parking aisles. No parking is permitted on an accessway.
1.
All parking facilities taking access from an arterial highway shall have a parking accessway between the highway and the parking aisles.
2.
Parking accessways from arterial highways shall not have parking spaces taking direct access therefrom and shall not be intersected by a parking aisle or another parking accessway for a minimum distance of 30 feet for projects with zero—200 parking spaces, 50 feet for 201—350 spaces, 70 feet for 351—450 spaces, and 90 feet for 451 spaces or more. All distances shall be measured from the curb face of the ultimate curbline of the adjacent street.
Section 9.168.050(A)(5) Illustrations  |
3.
Parking accessways from nonarterial highways shall be not less than 20 feet in length from the ultimate curbline of the adjacent street.
4.
One-way accessways shall have a minimum width of 15 feet unless it is a fire lane, which requires a minimum of 20 feet.
5.
Two-way accessways shall have a minimum width of 28 feet.
D.
Parking Aisles. Parking aisles are driveways which provide direct access to parking spaces. Parking aisles shall have a minimum width of 14 feet as provided in Section 9.168.060. In no case shall the parking aisles for two-way traffic be less than 24 feet in width.
E.
Number of Required Off-Street Parking Spaces.
F.
Landscaping. Landscaping of parking areas shall be provided in accordance with the provisions of the applicable land use district regulations. In all cases, space within the off-street parking area not utilized for driveways, maneuvering areas, parking stalls or walkways shall be landscaped. Landscaped areas shall be separated from paved driveway, parking space and maneuvering areas by a minimum six inch-high barrier.
G.
Screening. Open parking spaces and parking structures shall be screened in accordance with Section 9.168.040, whenever such parking is adjacent to a street right-of-way and when the street separates such parking from any district zoned for residential or agricultural uses. Screening shall be located adjacent to the inside edge of any required boundary landscaping and to the outside edge of the paved parking area when there is no landscaping.
H.
Vehicular Access Standards. A site development permit or use permit for the CC and CN districts shall be in substantial conformity with the following:
1.
The first street opening from an intersection should be a minimum of 110 feet from the point of intersection of the ultimate right-of-way lines of the abutting streets.
2.
The second street opening should be a minimum of 300 feet from the point of intersection of the ultimate right-of-way lines of the abutting streets.
3.
Any additional street openings should be a minimum of 300 feet, from center to center from any other street opening except in the CN district, where the distance between street openings should be a minimum of 150 feet from center to center.
4.
There should be a minimum distance of 22 feet measured at the ultimate property line, between a street opening in this district and any existing street opening in any other district.
(Ord. 176 § 1, 2007)
§ 9.168.060 Design requirements.
A.
Off-Street Parking Stall and Access Standards.
2.
Minimum Parking Aisle Width for One Way Traffic:
Parking Angle Degree | Aisle Width (feet) |
|---|---|
0 — 44 | 14.0 |
45 — 49 | 14.5 |
50 — 54 | 15.0 |
55 — 59 | 16.0 |
60 — 64 | 17.0 |
65 — 69 | 18.0 |
70 — 74 | 19.5 |
75 — 79 | 21.0 |
80 — 90 | 24.0 |
3.
Minimum Parking Aisle Width for Two Way Traffic. For two way traffic, aisle widths and maneuvering areas shall be a minimum of 24 feet wide.
(Ord. 176 § 1, 2007)
§ 9.168.070 Off-street parking requirements.
A.
All land uses shall provide off-street parking in compliance with the following requirements unless otherwise modified by the provisions contained in Section 9.168.080. The off-street parking requirements listed under this section are the minimum requirements or each specific use; however, it shall be the responsibility of the developer, owner or operator of any specific use to provide adequate off-street parking, even though such parking is in excess of the minimum requirements set forth in this section.
Use | Minimum Parking Stalls Required |
|---|---|
1. Auditoriums, theaters (not including cinemas), sports arenas, stadiums. | 1 for each 3 seats or 1 for each 35 square feet of gross floor area where there are no fixed seats. |
2. Automobile washing and cleaning establishment, except self-service. | 16 minimum. |
3. Automobile washing and cleaning establishment, self-service. | 5 for each 2 washing stalls. |
4. Banks, savings and loans, credit unions and other financial institutions. | 1 for each 200 sq. ft. of gross floor area. |
5. Bowling lanes and billiard halls, therein. | 5 for each hall, alley, 2 for each billiard table contained. |
6. Churches, temples and other places of assembly not specified elsewhere. | 1 for each 3 fixed seats within the main auditorium or for every 35 sq. ft. of seating area within the main auditorium where there are no fixed seats; 18 lineal inches of bench shall be considered a fixed seat. |
7. Cinemas. | 1 for each 2 seats plus 5 spaces for employees. |
8. Clubs, lodge halls, union halls. | 1 for each 75 sq. ft. of gross floor area. |
9. Congregate care facility serving more than 12 persons. | 1 for each unit per Section 9.156.020. |
10. Convalescent and nursing homes, homes for the aged, rest homes, children's homes and sanitariums. | 1 for every 4 beds in accordance with the resident capacity of the home as listed on required license or permit. |
11. Dance halls. | 1 for each 7 sq. ft. of dance floor area, plus 1 for each 35 sq. ft. of additional gross floor area. |
12. Dance studios. | 1 for each 200 sq. ft. of gross floor area. |
13. Day care centers and adult day programs. | 2 for every 3 employees plus 1 pick-up/drop-off space for every 8 children or adults cared for concurrently. |
14. Golf courses. | |
a. Driving ranges. | 1 per tee, plus the spaces required for additional uses on the site. |
b. Pitch and putt and miniature golf courses. | 3 per hole, plus requirements for accessory uses. |
c. Regulation course. | 8 per hole, plus the space required for additional uses on the site. |
15. Handball/racquetball facility. | 1.5 for each court plus the spaces required for additional uses on the site. |
16. Health studios and spas. | 1 for each 200 sq. ft. of gross floor area. (For the purposes of this subsection, swimming pool area shall be counted as floor area.) |
17. Hospitals. | 1.75 for each patient bed. |
18. Industrial uses of all types except a building used exclusively for warehouse purposes. | 1 for each 500 sq. ft. of gross floor area. |
19. Kennels and day boarding facilities for pets, animals. | 2 for each 3 employees plus 1 loading space for every 8. |
20. Laundry or dry cleaning establishments, solely coin operated. | 1 for each 3 machines. |
21. Libraries. | 1 for each 300 sq. ft. of gross floor area. |
22. Lumberyards. | 1 for each 500 sq. ft. of gross floor area for retail sales, plus 1 for each 1,000 sq. ft. of open area devoted to display or sales, plus 1 or each 2 employees. |
23. Martial arts studios | 1 for each 200 sq. ft. of gross floor area. |
24. Model homes for sales and rentals. | 10 |
25. Mortuaries and funeral homes. | 5 plus 250 sq. ft. of usable and accessible paved parking area for every 25 sq. ft. or fraction thereof of assembly room floor area. |
26. Motels and hotels. | 1 for each guest unit, plus additional parking as required for accessory uses. |
27. Motor vehicle sales and automotive repair shops. | 1 per 400 sq. ft. of gross floor area. |
28. Offices. | |
a. General and administrative. | 1 for each 250 sq. ft. of gross floor area. |
b. Medical clinics or offices; dental clinics or offices. | |
c. Professional, other than medical or dental. | |
d. Veterinary hospitals and clinics. | |
e. Counseling/tutoring, individuals and small group (6 clients per office/room). | |
29. Personal care services, massage establishments, and tattoo studios. | 1 for each 250 sq. ft. of gross floor area. |
30. Public utility facilities, including, but not limited to, electric, gas, water, telephone and telegraph facilities not having business offices on the premises. | 1 for each 2 employees in the largest shift, plus 1 for each vehicle used in connection with the use. A minimum of spaces shall be provided for each such use regardless of building space or number of employees. |
31. Restaurants, drive-ins, cafes, nightclubs (except for restaurants with 16 or fewer seats that primarily serve food to be taken away and eaten elsewhere), taverns, lounges or other establishments for the sale and consumption on the premises of food and beverages. | |
a. Indoor dining of 17 or more seats. | 10 minimum or 1 for each 100 sq. ft. of gross floor area up to 4,000 sq. ft., plus 1 for each 80 sq. ft. of gross indoor floor area over 4,000 sq. ft. |
b. Indoor dining of 16 or fewer seats. | 1 for each 200 sq. ft. of gross indoor floor area. |
c. Outdoor dining with 16 or fewer seats. | 0 |
d. Outdoor dining with 17 or more seats | 1 for each 100 sq. ft. of gross floor area of outdoor dining area. |
32. Retail stores. | |
a. General, except as otherwise specified herein. | 1 for each 200 sq. ft. of gross floor area. |
b. Furniture and appliances, including outdoor retail, and garden centers. | 1 for each 500 sq. ft. of gross floor area. |
33. Schools. | |
a. Elementary and junior high. | 2 for each classroom. |
b. Colleges, universities and institutions of higher learning. | 1 for each 3 full-time equivalent students, plus 1 for each 2 faculty and employee members. |
c. Senior high schools. | 1 for each member of the faculty and each employee, plus 1 for each 6 full-time equivalent students regularly enrolled. |
d. Trade schools, business colleges and commercial schools. | 1 for each 3 student capacity of each classroom plus 1 for each faculty and employee member. |
34. Shopping center ratio: [Typical shopping center uses (retail, food-related, office, and service uses) which require parking at a greater rate than general retail (1/200 sq. ft.) may be parked using a shopping center ratio if located within a shopping center with a minimum of 8,000 sq. ft. of building space and a minimum of 4 different tenants providing different services. Large anchor or destination uses (e.g., health clubs, movie theatres, commercial recreation uses, auditoriums, churches, etc.) shall be calculated at their respective rate.] | 1 for each 200 sq. ft. of gross floor area. |
35. Skating rinks, ice or roller. | 1 for each 100 sq. ft. of gross floor area, plus the spaces required for additional uses on site. |
36. Stables, commercial. | Sufficient area, treated to prevent dust, to provide for the needs of customers and employees, but not less than 1 accessible space for each 5 horses kept on the premises. |
37. Storage yards in connection with contractor's business; salvage yard; junkyard; automobile wrecking yard. | 6, which shall be separated from the enclosed storage area. |
38. Swimming pools, commercial. | 1 for each 500 sq. ft. of gross enclosed area, plus the spaces required for additional uses on the site. |
39. Tennis clubs, commercial. | 3 for each court, plus the spaces required for additional uses on the site. |
40. Timeshare condominiums and timeshare hotels. | 1.5 for each dwelling unit. |
41. Warehouses, storage building or structures used exclusively for storage. | 1 for each 1,000 sq. ft. of gross floor area for storage purposes. |
42. Wholesale establishments and warehouses not used exclusively for storage. | 1 for each 500 sq. ft. of gross floor area, excluding that area devoted to offices or sales, plus 1 for each 250 sq. ft. of office or sales area. |
B.
Requirements Not Specified. If no provisions for the required number of off-street parking spaces are set forth in these regulations, or the provisions are not clear for any specific use or uses, the Director of Community Development, shall determine the number of off-street parking spaces required.
§ 9.168.080 Exceptions and alternatives to off-street parking regulations.
Exceptions and alternatives to the provisions of any of the off-street parking regulations may be requested as part of a site development permit or part of a discretionary application approved by the Planning Commission (i.e., use permit or site development permit), pursuant to Section 9.168.090, 9.168.100 or 9.168.110. Notwithstanding any provisions to the contrary contained in this Chapter 9.168, requests that are associated with adult businesses, as defined in Section 5.10.012 of the Lake Forest Municipal Code, are governed by Sections 9.168.120 through 9.168.150. Methodologies in Sections 9.168.090, 9.168.100, and 9.168.110. may not be used in combination.
(Ord. 208 § 3, 2009; Ord. 176 § 1, 2007)
§ 9.168.090 Shared parking.
Two or more structures or uses may share use of the same off-street parking spaces to meet the requirements of this chapter, where the normal peak hours of operation for the buildings or uses are staggered in such a manner that the joint use of the same parking spaces is feasible, and where the total quantity of spaces provided is at least equal to the total of the projected parking demand for the structures or uses in operation at any given time. Shared parking shall only be permitted where the following requirements have been satisfied:
A.
The applicant shall prepare and submit to the City of Lake Forest, for review and approval, a shared parking study that includes the following information:
1.
A site plan showing all parking spaces, building square footage and tenant spaces within the complex(es) or area(s) participating; and
2.
Evidence justifying that the peak hour parking demand from all building(s), use(s) and tenant(s) does not create conflicting or simultaneous demand for the shared spaces. Conflict will be evident where hours of operation for tenants, buildings, and/or uses coincide. Evidence from a minimum of two data sources must be used to support conclusions. Data sources supporting parking caps or maximum parking requirements shall not be used. At a minimum, the following evidence shall be provided to support the justification:
B.
The following additional requirements shall apply to all requests for shared parking:
1.
A provision for a parking supply buffer above and beyond the parking study justification shall be included, in order to accommodate temporary increases in parking demand.
2.
A contingency plan which includes steps to be implemented to decrease parking demand.
3.
Only centralized spaces are eligible to be shared between buildings or businesses for customer parking. Parking spaces not visible to patrons of a center, such as spaces located behind a building with no building access or in excess of 500 feet from an the entrance of an establishment, may not be used for shared parking to satisfy customer parking and may only be credited for employee parking. If applicable, the parking study shall include a customer/employee parking analysis based on the land use to determine the number of parking spaces required.
C.
Shared parking requests shall be reviewed and decided upon in accordance with Section 9.184.020(D), Site development permits, notwithstanding the provisions of Section 9.184.040(A), Combined application.
D.
Together with a request for shared parking, the applicant shall provide a written shared parking agreement signed by the owner(s) and/or ground lessee of the property upon which the shared parking is to be located. The agreement shall establish rights to the shared parking requested in the application. The agreement shall provide that no amendment or modification of the agreement that would materially affect rights to parking may be made without the prior written approval of the City Attorney and Director of Community Development for the shared parking request. Approval of the request for shared parking shall be conditioned upon approval of the agreement by the Director of Community Development, Public Works Director, and the City Attorney, which approval shall not be unreasonably withheld provided the agreement satisfies the requirements of this section. The agreement shall be fully executed prior to the issuance of any permits, or if the structure or use does not require a building permit, within 45 days after approval of the shared parking request.
(Ord. 264 § 1, 2014; Ord. 208 § 4, 2009; Ord. 176 § 1, 2007)
§ 9.168.100 Off-site parking facilities.
Requests for off-site parking must meet the following requirements:
A.
The entirety of each parking space permitted for off-site parking shall be located within 500 lineal feet of the building(s) and/or use(s) the spaces are intended to serve. A means of safe pedestrian access shall be provided between the off-site parking spaces and the building(s) and use(s) the spaces are intended to serve. The Director of Community Development and the Director of Public Works/City Engineer shall review and recommend approval of the means of providing the required access and its level of safety, which approval shall not be unreasonably withheld if the level of safety and means of access comply with the existing traffic and safety standards, practices, and policies of the City. The Directors may recommend approval of use of shuttle, valet, or other alternative means of access where no other safe means of access is feasible.
B.
Off-site parking facility requests shall be reviewed and decided upon by the Planning Commission, pursuant to Chapter 9.184 of this Code.
C.
Together with a request for an off-site parking facility, the applicant shall provide a written off-site parking facility agreement, suitable for recording, signed by the owner(s) and/or ground lessee of the property upon which the off-site parking facility is to be located. The agreement shall establish rights to the off-site parking facility requested in the application. The agreement shall provide that no amendment or modification of the agreement that would materially affect rights to parking may be made without the prior written approval of the City Attorney and the Director of Community Development for the off-site parking request. Approval of the request for the off-site parking facility shall be conditioned upon approval of the agreement by the Director of Community Development, Public Works Director, and the City Attorney, which approval shall not be unreasonably withheld provided the agreement satisfies the requirements of this Section. The agreement shall be recorded with the Recorder for the County of Orange within 45 days after approval of the off-site parking request by the Planning Commission and Public Works Director.
(Ord. 208 § 5, 2009; Ord. 176 § 1, 2007)
§ 9.168.110 Reductions in parking requirements.
A.
Instead of methodologies used in Sections 9.168.090 and 9.168.100, requests for reductions in the schedule of required minimum off-street parking provided by Sections 9.168.030 to 9.168.070 may be approved, provided they meet the following requirements:
1.
The Director of Community Development may approve a parking reduction of up to 5% of the total parking requirement for the sole purpose of accommodating modifications to an existing development to meet current legal requirements or regulations for purposes of accessibility and safety.
2.
The Planning Commission may approve parking reductions of up to 10% on new or existing development, for other purposes than stated in subsection A, provided the following has been satisfied:
3.
Parking studies for parking reductions shall meet all of the following criteria:
a.
The parking study shall be prepared by a California State-licensed traffic engineer.
b.
The study shall include evidence justifying that the forecasted parking demand from all building(s), use(s) and tenant(s) is less than the Code requirement.
c.
To ensure relevance to local projects, the study shall include actual survey data from a minimum of five local examples, to the fullest extent possible. When necessary, regional examples may be used.
d.
Evidence from a minimum of two data sources must be used to support conclusions. Data sources supporting parking caps or maximum parking requirements shall not be used. At a minimum, the following evidence shall be provided to support the justification:
4.
A provision for a parking supply buffer above and beyond the parking study justification shall be included, in order to accommodate temporary increases in parking demand; and
5.
A contingency plan to be recorded as a deed restriction in perpetuity, which includes steps to be implemented to decrease parking demand.
B.
With the exception of subsection (A)(1), included with the request for a reduction in the off-street parking requirements for a particular use or development, the applicant shall provide a covenant for the reduction in the required amount of off-street parking spaces suitable for recording, signed by the owners and/or ground lessee of the property upon which the use/facility is to be located. The covenant against the property shall notify future owners or tenants that the allowable reduction in the off-street parking requirements is restricted to said approved use/facility. The agreement shall provide that no amendment or modification of the agreement that would materially affect rights to a less than the off-street parking requirements in Sections 9.168.030 to 9.168.070 may be made without the prior written approval of the City Attorney and Planning Commission. Approval of the request for the reduction in the off-street parking requirements shall be conditioned upon approval of the covenant by the Director of Community Development, Public Works Director, and the City Attorney, which approval shall not be unreasonably withheld provided the covenant satisfies the requirements of this section. The covenant shall be recorded with the Recorder for the County of Orange, within 45 days after approval of the parking reduction request by the Planning Commission or Director of Community Development and Public Works Director as may be provided in this section.
(Ord. 208 § 6, 2009; Ord. 176 § 1, 2007)
§ 9.168.120 Exceptions and alternatives to off-street parking regulations for adult businesses.
Sections 9.168.120 through 9.168.150 are solely applicable to adult businesses as defined in Section 5.10.012 of the Lake Forest Municipal Code. Exceptions and alternatives to the provisions of any of the offstreet parking regulations can be administratively approved by the Director of Community Development.
(Ord. 208 § 7, 2009)
§ 9.168.130 Shared parking for adult businesses.
Two or more structures or uses may share use of the same off-street parking spaces to meet the requirements of this chapter, where the normal hours of operation for the buildings or uses are staggered in such a manner that the joint use of the same parking spaces is feasible, and where the total quantity of spaces provided is at least equal to the total of the projected parking demand for the structures or uses in operation at any given time. Shared parking shall only be permitted where the following additional requirements have been satisfied:
A.
The applicant shall prepare and submit to the City of Lake Forest, for review and approval, a shared parking study that includes the following information:
1.
A site plan showing all parking spaces, building square footage and tenant spaces within the complex(es) or area(s) participating; and
2.
Evidence justifying that the peak hour parking demand from all building(s), use(s) and tenant(s) does not create conflicting or simultaneous demand for the shared spaces. Conflict will be evident where hours of operation for tenants, buildings, and/or uses coincide. At a minimum, the following evidence shall be provided to support the justification:
3.
A joint use parking matrix with the following information:
a.
Project building(s) and tenant address(es),
b.
Gross square footage of all buildings and tenant spaces,
c.
The name, type of each use(s), and the days and hours of operation for each tenant,
d.
The number of parking stalls required by the development code for each tenant based on each tenant's gross square footage and/or type of use.
B.
Together with a request for shared parking, the applicant shall provide a written shared parking agreement signed by the owner(s) and/or ground lessee of the property upon which the shared parking is to be located. The agreement shall establish rights to the shared parking requested in the application. The agreement shall provide that no amendment or modification of the agreement that would materially affect rights to parking may be made without the prior written approval of the Director of Community Development and the City Attorney. Approval of the request for shared parking shall be conditioned upon approval of the agreement by the Director of Community Development and the City Attorney, which approval shall not be unreasonably withheld provided the agreement satisfies the requirements of this section. The agreement shall be fully executed within 45 days after approval of the shared parking request by the Planning Commission or Director of Community Development as may be provided in this section.
(Ord. 264 § 2, 2014; Ord. 208 § 8, 2009)
§ 9.168.140 Off-site parking facilities for adult businesses.
Requests for off-site parking must meet the following requirements:
A.
The entirety of each parking space permitted for off-site parking shall be located within 500 lineal feet of the building(s) and/or use(s) the spaces are intended to serve. A means of safe pedestrian access shall be provided between the off-site parking spaces and the building(s) and use(s) the spaces are intended to serve. The Director of Community Development and the Director of Public Works/City Engineer shall review and approve the means of providing the required access and its level of safety, which approval shall not be unreasonably withheld if the level of safety and means of access comply with the existing traffic and safety standards, practices, and policies of the City. The Directors may approve use of shuttle, valet, or other alternative means of access where no other safe means of access is feasible.
B.
Together with a request for an off-site parking facility, the applicant shall provide a written off-site parking facility agreement, suitable for recording, signed by the owner(s) and/or ground lessee of the property upon which the off-site parking facility is to be located: The agreement shall establish rights to the off-site parking facility requested in the application. The agreement shall provide that no amendment or modification of the agreement that would materially affect rights to parking may be made without the prior written approval of the Director of Community Development and the City Attorney. Approval of the request for the off-site parking facility shall be conditioned upon approval of the agreement by the Director of Community Development and the City Attorney, which approval shall not be unreasonably withheld provided the agreement satisfies the requirements of this section. The agreement shall be recorded with the Recorder for the County of Orange within 45 days after approval of the off-site parking request by the Planning Commission or Director of Community Development as may be provided in this section.
(Ord. 208 § 9, 2009)
§ 9.168.150 Reductions in parking requirements for adult businesses.
In addition to parking alternatives approved pursuant to Sections 9.168.130 and 9.168.140, the schedule of required minimum off-street parking provided by Sections 9.168.030 through 9.168.070 may be reduced by the Director of Community Development by not more than 10%, provided that the following findings are made:
A.
The Director of Community Development has considered survey data prepared by a state-registered traffic engineer and submitted by the applicant or collected at the applicant's request and expense, and finds there is clear and convincing evidence, that the parking demand will be less than the requirements in Sections 9.168.030 to 9.168.070 for the life of the project; and
B.
Together with a request for a reduction in the off-street parking requirements for a particular use the applicant shall provide a covenant for the reduction in the required amount of off-street parking spaces suitable for recording, signed by the owners and/or ground lessee of the property upon which the use/facility is to be located. The covenant against the property shall notify future owners or tenants that the allowable reduction in the off-street parking requirements is restricted to said approved use/facility. The agreement shall provide that no amendment or modification of the agreement that would materially affect rights to a less than the off-street parking requirements in Sections 9.168.030 to 9.168.070 may be made without the prior written approval of the Director of Community Development. Approval of the request for the reduction in the offstreet parking requirements shall be conditioned upon approval of the covenant by the Director of Community Development and the City Attorney, which approval shall not be unreasonably withheld provided the covenant satisfies the requirements of this section. The covenant shall be recorded with the Recorder for the County of Orange, within 45 days after approval of the parking reduction request by the Planning Commission or Director of Community Development as may be provided in this section.
(Ord. 208 § 10, 2009)