Lake Forest City Zoning Code
CHAPTER 9
160 FACILITY DESIGN REGULATIONS
§ 9.160.010 Purpose and intent.
It is the purpose and intent to meet the requirements of Government Code Section 65089.3(b)(3), to mitigate the impacts that development projects (as specified in Section 9.160.030) may have on transportation mobility, congestion and air quality and to promote transportation demand management strategies.
(Ord. 176 § 1, 2007)
§ 9.160.020 Definitions.
For the purposes of this section, the definitions for the following terms shall apply:
Alternative Transportation Mode:
Any mode of travel that serves as an alternative to the single occupant vehicle. This can include all forms of ridesharing, public transit, bicycling or walking.
Building Size:
The total gross floor area as defined in Section 9.04.030 measured in square feet of a building or group of buildings at a worksite. Includes the total floor area of new development and total expended floor area of existing facilities.
Carpool:
Two to six persons traveling together in a single vehicle.
Developer:
Person or entity responsible for the planning, design and construction of an applicable development project. A developer may be responsible for implementing the provisions of this Ordinance as determined by the property owner.
Employee:
Any person employed by a firm person(s), business, educational institution, nonprofit agency or corporation, government agency, or other entity. "Employee" shall include persons employed on a fulltime, part-time, or temporary basis.
Employer:
Any person(s), firm, business, educational institution, government agency, non-profit agency or corporation, or other entity which employs 250 or more persons at a single worksite, and may either be a property owner or tenant of an applicable development project.
"Mixed-use development"
: Appropriate land uses include, but are not limited to, residential, commercial, office, industrial park, civic, cultural, educational facilities, and day care centers."
Vanpool:
Seven or more persons traveling together in a single vehicle.
Worksite:
A building or group of buildings which are developed as a single project, and which serve(s) as the place of employment, base of operation, or predominate location of an employee or group of employees.
(Ord. 176 § 1, 2007; Ord. 356 § 4, 2022)
§ 9.160.030 Applicability.
A.
These regulations apply to any discretionary permit per Section 9.184.010 for commercial, industrial, institutional, office/professional or other uses which are estimated to employ 250 or more persons, as determined by the employee generation factors specified under subsection D.
This also includes any discretionary permit for an existing facility which is expanding its use to add 250 or more employees. In the case of an expanded use, these regulations shall apply only to the newly expanded portion. These regulations do not apply to a facility expanding its use by less than 250 employees.
B.
These regulations apply to all districts, planned communities and specific plan areas including those covered by development agreements, unless mitigation measures have been included in said development agreements in lieu of provisions of this chapter. These regulations shall supersede other ordinances adopted previously in which there is a conflict.
C.
Notwithstanding subsection A above, the following uses and activities shall be specifically exempt from the provisions of this section:
1.
Temporary construction activities on any affected project, including activities performed by engineers, architects, subcontractors and construction workers.
2.
Other temporary activities per Section 9.144.070 or as authorized by the Planning Commission when such temporary activities are for a period not to exceed 30 days and occur no more than once a year.
D.
Employee generation factors shall be based on one of the following:
1.
Employment projections developed by the property owner, subject to approval by the Director of Community Development.
2.
Building sizes considered equivalent to the 100 employee threshold as follows:
Type of Use | Building Size (in square feet) Equivalent to 250 Employees |
|---|---|
Office/Professional | 87,500 |
Hospital and Medical/Dental | 100,000 |
Industrial (excluding warehouses) | 125,000 |
Warehouse | 250,000 |
Commercial/Retail | 125,000 |
Type of Use | Employee Equivalence |
|---|---|
Hotel (employees/room) | |
Motel | 0.8 |
Hotel | 1.0 |
Resort Hotel | 1.2 |
Mixed use ** |
** | The employment projection for a mixed use development shall be calculated on a case-by-case basis based upon the proportion of development devoted to each type of use. |
(Ord. 176 § 1, 2007)
§ 9.160.040 Site development standards.
All applicable developments shall be subject to the facility standards as specified in this section and shall include the improvements in their discretionary project site plans, unless otherwise determined by the approving authority at the time of approving the discretionary permit, per Section 9.184.010 provisions.
A.
Employee Parking Spaces.
1.
The total number of employee parking spaces shall be determined by using the following factors by type of use as specified below:
Land Use | Percentage of Total Provided Parking Spaces |
|---|---|
Commercial | 30% |
Office/Professional | 85% |
Industrial | 90% |
Mixed Use | For commercial/industrial portions of Mixed-Use development the percentage of employee parking provided shall be consistent with the percentages applied above to Commercial, Office/Professional, and Industrial land uses. |
B.
Parking for Carpool Vehicles.
1.
At least 10% of the employee parking spaces shall be reserved and designated for carpool vehicles by marking such spaces as "Carpool Only."
2.
Carpool spaces shall be located near the building's employee entrance(s) or at other preferential locations within the employee parking areas as approved by the Director of Community Development.
C.
Parking for Vanpool Vehicles. Parking for vanpool vehicles shall be provided as follows:
1.
The number of vanpool parking spaces shall be at least 5% of the employee carpool parking spaces and reserved for such by marking the spaces "Vanpool Only." (NOTE: These spaces will replace 5% of the carpool spaces.)
2.
For parking structures, vanpool vehicle accessibility shall include a minimum eight foot two inch vertical clearance.
3.
Vanpool parking spaces shall be located near employee entrance(s) or other preferential locations within the employee parking areas as approved by the Director of Community Development.
4.
The number of accessible vanpool spaces shall be at the rate of 2% of the total required employee parking spaces as determined in subsection A.
D.
Bicycle Parking.
1.
Bicycle parking facilities shall be provided within the worksite at the minimum rate of one bicycle parking space for every 20 employees, in a secure location, and near employee entrances for use by employees or tenants who commute to the worksite by bicycle.
2.
A bicycle parking facility shall be a stationary object to which the user can lock the bicycle frame and both wheels with a user-provided six foot cable and lock.
E.
Shower Facilities. Shower facilities shall be provided for use by employees who commute to the worksite by means other than a motorized vehicle. The use of such facilities shall be provided at no fee or charge to the employee user. The design of such facilities shall be shown on the plot plans in the permit application and shall be provided at a minimum rate of two shower facilities, one each for men and women.
F.
Locker Facilities. Locker facilities shall be provided for use by employees who commute to the worksite by means other than a motorized vehicle. The use of such facilities shall be provided at no fee or charge to the employee user. The design of such facilities shall be shown on the plans in the permit application. Lockers shall be provided at a minimum ratio of one for every 20 employees.
G.
Commuter Information Area. A commuter information area shall be provided within the worksite to offer employees appropriate information on alternative transportation modes. This area shall be centrally located and accessible to all employees and shall be of sufficient size to accommodate such information on alternative transportation modes.
H.
Rideshare Vehicle Loading Areas. Passenger loading areas to embark and disembark passengers from rideshare vehicles within the worksite shall be provided as follows:
1.
Passenger loading area shall be large enough to accommodate the number of waiting vehicles equivalent to 5% of the total required parking for the project. Maximum loading area size required for less than 1,000 employees shall be large enough to accommodate four waiting vehicles. Maximum loading area size for 1,000 or more employees shall be large enough to accommodate six waiting vehicles.
2.
The passenger loading areas shall be located as close as possible to the identified employees entrance(s), and shall be designed in a manner that does not impede vehicular circulation in the parking area or in adjoining streets.
I.
Transit/Bus Stops. Bus shelters, pullouts, and pads shall be provided as necessary in consultation with, and approved by affected transit service providers.
(Ord. 176 § 1, 2007; Ord. 356 § 4, 2022)
§ 9.160.050 Implementation and monitoring.
A.
For purposes of determining whether applicable developments are complying with the provisions of this chapter, the City shall monitor such compliance using the following monitoring mechanisms, including, but not limited to the following:
1.
Local procedures for discretionary review, as appropriate;
2.
Field and site inspections and;
3.
Other building site reports/surveys which the City may deem appropriate.
B.
The City may require the developer or property owner to execute an agreement, to be recorded with the Orange County Clerk, ensuring that the provisions resulting from this chapter remain available.
(Ord. 176 § 1, 2007)
§ 9.160.060 Enforcement and penalties.
A.
For purposes of ensuring that applicable developments comply with the provisions of this chapter, the City shall, following written notice to subject property owners, initiate enforcement actions against such property owners or designees, which may include but shall not be limited to the following:
1.
Withholding approval of a subsequent discretionary permit, such as a site development permit, or withholding issuance of building permits or certificates of use and occupancy; or
2.
Issuance of a stop work order; or
3.
Initiation of proceedings to revoke the discretionary approval or other discretionary action.
(Ord. 176 § 1, 2007)
