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Sec. 9-4.2402. Parking spaces required.
   Every use hereby inaugurated and every building or structure hereafter erected or altered shall have permanently maintained parking spaces in accordance with the provisions as set forth in this section.
   The number of off-street parking spaces required shall be no less than the following:
Use
Parking Spaces Required
Use
Parking Spaces Required
(a) Residential types
 
(1) Dwellings, single-family in the R-A, R-E, R-O, R-1 and R-2 zones
2 spaces (enclosed) per unit; 3 spaces (2 enclosed) per unit with 5-6 bedrooms; 4 spaces (enclosed) per unit with 7 or more bedrooms. Covered parking may be authorized only in special circumstances as determined by the Community Development Director
(2) Dwellings, single-family in the RPD and HPD zones
2 spaces (enclosed) per unit; 3 spaces (enclosed) per unit with 5-6 bedrooms; 4 spaces (enclosed) per unit with 7 or more bedrooms
(3) Dormitories or clubs with sleeping facilities
1 for each sleeping room; in case of dormitories, 100 square feet of floor area with sleeping facilities shall be considered a sleeping room
(4) Dwellings, apartments
(i) unrestricted units
(i) Studio and one bedroom apartments, 1 space (covered) per unit; two bedroom apartments, 1-1/2 spaces (1 covered) per unit; three or more bedroom apartments, 2 spaces (1 covered) per unit; plus an additional 1/2 space per each unit for guest parking
(ii) for senior citizens (defined by Cal. Civil Code Sec. 51.3, as amended)
(ii) 1 covered space per unit, plus an additional 1/4 space per unit for guest parking
(iii) for persons with disabilities
(iii) parking shall be based on a study provided by the developer to substantiate parking need
(iv) density bonus program incentive
(iv) Refer to Sec. 9-10.503(b)(9) concerning the density bonus program
(5) Dwellings, attached townhomes, condominiums
 
(i) unrestricted units
(i) 2 spaces (enclosed or covered) per unit, plus 1 additional space per unit for guest parking
(ii) density bonus program incentive
(ii) Refer to Sec. 9-10.503(b)(9) concerning the density bonus program
(6) Mobile home parks
2 spaces (may be in tandem, 1 covered for each site); plus 1 space per each unit for guest parking
(7) Dwelling, accessory
As provided in Article 45
(8) Dwelling, Caretaker Unit
Two (2) spaces (enclosed or covered) per unit, plus one (1) additional space per unit for guest parking
(b) Institutional types
 
(1) Hospitals
The required spaces shall be based on a parking demand analysis and expressed as spaces/bed when expansion includes beds, and spaces/s.f. when building expansion does not include additional beds
(2) Children’s homes
1 for each 3 beds.
(3) Convalescent hospitals, skilled nursing facilities, nursing homes
0.75 for each bed.
(4) Churches and mortuaries
1 for every 4 fixed seats or 28 square feet where no permanent seats are maintained in the main assembly area. Every 20 inches on a bench shall be considered as one seat for parking purposes. Additional parking shall be provided for connected uses such as schools, day care facilities, etc., unless alternating use of the facilities can be established.
(5) Libraries, museums, and galleries
1 for each 225 square feet of gross floor area.
(6) Elementary and junior high schools
1 for each classroom and 1 for every 5 fixed seats or for every 35 square feet of nonfixed seating area in the auditorium.
(7) High schools
6 for each classroom and 1 for every 5 fixed seats or for every 35 square feet of nonfixed seating area in the auditorium, plus additional parking for dormitories
(8) Colleges and universities
7 for each classroom and 1 for every 5 fixed seats or for every 35 square feet of nonfixed seating area in the auditorium, plus additional parking for dormitories.
(9) Day nurseries, preschools
1 for every 5 children maximum enrollment, plus provision for loading/unloading facilities.
(10) Assisted living facilities
0.6 for each bed.
(11) Continuing care retirement communities
1.4 for each independent living unit, plus parking required for the assisted living and skilled nursing components of the community.
(c) Commercial types
 
(1) Any commercial use listed as permitted in the C-1, C-2, or C-3 Zones, irrespective of where it is maintained, except as specifically provided below:
1 for each 250 square feet of gross floor area.
(2) Bowling lanes
3 for each bowling lane, plus additional parking for connected commercial uses, such as eating and drinking establishments.
(3) Automotive dealerships and other open air sales
1 for each 1,000 square feet of gross lot area devoted to display and sales plus 1 for each 5,000 square feet over 10,000 square feet of gross lot area, or a minimum of one for each employee plus additional parking for connected commercial uses.
(4) Automotive car washes (conveyor)
1 for each employee on the largest shift plus provision of adequate ingress/egress stacking.
(5) Automotive car washes (self- service)
1 for each employee on the largest shift plus 1.5 for each washing bay.
(6) Automotive service stations (self-service fuel dispensing only)
2 plus 1 for each employee on the largest shift.
(7) Automotive service stations (fuel dispensing and mechanical service and/or repair)
3 plus 2 for each service bay.
(8) Automotive repair facilities
1 for each 200 square feet of gross floor area.
(9) Furniture, carpet, appliance stores and other similar uses utilizing large showroom area for display of bulk goods excluding lamp shops, plumbing accessory shops, and similar specialty uses
1 for each 750 square feet of gross floor area.
(10) Hotels and motels
1.25 for each unit, plus additional parking for connected commercial uses such as restaurants, retail shops, entertainment and assembly facilities contained within the hotel/motel complex unless alternating or mixed use of the facilities can be established.
(11) Spectator entertainment, theaters, sports arenas, stadiums and similar uses
1 for every 5 fixed seats or for every 35 square feet of nonfixed seating area in the auditorium.
(12) Participating entertainment, dance halls and similar uses
1 for each 45 square feet of gross floor area in the activity area plus 1 for each 250 square feet of other floor area.
(13) Skating rinks and similar recreational uses
1 for each 250 square feet of gross floor area plus provision for loading/unloading facilities.
(14) Restaurants and similar dining establishments
1 for each 45 square feet of customer area and 1 for each 250 square feet of all other floor area plus additional parking for connected commercial uses such as drinking establishments; no additional spaces are required for outdoor customer dining areas within the seating limits set forth in Section 9-4.2523(a)(1).
(15) Cocktail lounges, taverns, bars and similar drinking establishments
1 for each 35 square feet of gross floor area.
(16) Golf courses
10 per hole and 1 for each 35 square feet of gross floor area in assembly buildings connected with the course, plus 1 for each 250 square feet of gross floor area for connected commercial uses.
(17) Golf driving ranges
1.25 for each tee.
(18) Miniature golf courses
2 per hole and 1 for each 250 square feet of gross floor area for connected commercial uses.
(19) Game courts (tennis, racquetball, etc.)
3 for each court plus additional parking for connected commercial uses.
(20) Public swimming pools, swim clubs
1 for each 500 square feet of gross land area for pool and related facilities, plus 1 for each 45 square feet of pool water area.
(21) Exercise rooms, dance and aerobics studios and similar uses
1 for each 45 square feet of gross floor area in the activity area plus 1 for each 250 square feet of other floor area.
(22) Health clubs, gymnasiums, figure salons and similar uses with affixed athletic equipment and/or mechanical training facilities
1 for each 200 square feet of gross floor area in the activity area plus 1 for each 250 square feet of other floor area.
(23) Game arcades
1 for each 250 square feet of gross floor area plus provision for adequate bicycle parking.
(24) Trade schools, business colleges and similar adult schools
1 for every employee on the largest shift, plus 1 for each student maximum enrollment at any one time.
(25) Instructional clinics, commercial educational facilities, and other training schools for children under 16 years of age
1 for every employee on the largest shift, plus 1 for every 250 square feet of gross floor area.
(26) Business and professional offices
1 for each 250 square feet of floor area as calculated under Section 9-4.2403(d).
(27) Medical, dental, surgical and physical therapy offices
1 for each 200 square feet of gross floor area.
(28) Psychologists, psychiatrist, chiropractors, counselors and other similar uses with individualized patient programs
1 for each 250 square feet of floor area as calculated under Section 9-4.2403(d).
(29) Bicycle stores
1 for each 500 square feet of gross floor area; plus bicycle racks for 1 bicycle per 1,000 square feet of gross floor area.
(30) Martial arts studios (karate, judo and similar self-defense schools)
1 for each 250 square feet of gross floor area.
(31) Garden center
1 for each 250 square feet of building gross floor area plus 1 for each 2,000 square feet of outdoor display and sales area
(32) Home improvement centers
One (1) for each two hundred fifty (250) square feet of building floor area up to fifty thousand (50,000) square feet, plus one (1) for each three hundred thirty-three (333) square feet of building floor area above fifty thousand (50,000) square feet, plus one (1) for each two thousand (2,000) square feet of outdoor display and sales area
(d) Manufacturing types:
 
(1) Industrial uses listed as permitted in the M-1 and M-2 Zones, except as specifically provided below
1 for each 500 square feet of gross floor area or 1 for every 2 employees on the largest shift, whichever is greater, plus 1 for each company vehicle, plus 1 for each 250 square feet of gross floor area for incidental office use.
(2) Research and development facilities
1 for each 300 square feet of gross floor area, plus 1 for each company vehicle, plus 1 for each 250 square feet of gross floor area for incidental office use.
(3) Automated or semi-automatic public or quasi-public utilities
1 for every employee on the largest shift, plus 1 for each company vehicle (2 minimum) plus 1 for each 250 square feet of gross floor area for incidental office use.
(4) Warehouses, exclusive of any assembly, manufacturing, or sales activity
1 for every 1,000 square feet of gross floor area for the first 5,000 square feet of gross floor area, then 1 for every 5,000 square feet additional, plus 1 for each 250 square feet of gross floor area for incidental office use.
(5) Technology and/or life sciences
One (1) parking space for every 500 square feet of net floor area. A total of 20 percent of an occupant’s gross area may be devoted to office use in support of the principal use without providing parking spaces at a ratio greater than one space per 500 square feet of net office floor area. However, office area which supports a principal use, and which exceeds 20 percent of an occupant’s area, shall provide parking spaces for the entire office area at a ratio of one space per 300 square feet of net office floor area.
(6) Self-storage facility
Five (5) minimum spaces per self-storage facility, consisting of one (1) space for every one-hundred (100) storage units or fraction thereof with a minimum of three (3) spaces being provided and two (2) additional spaces for the manager’s office.
Required parking spaces shall not be rented as or used as vehicular storage.
 
(§ 8161.2, T.O.O.C., as amended by § 17, Ord. 86, § I, Ord. 208, §§ I and II, Ord. 243, and § I, Ord. 149-NS, eff. May 7, 1970, as renumbered by § XIV, Ord. 173-NS, eff. November 5, 1970, as amended by § III, Ord. 683-NS, eff. August 10, 1978, § 1, Ord. 857-NS, eff. April 24, 1984, Ord. 1175-NS, eff. April 13, 1993, § 1, Ord. 1211-NS, eff. May 24, 1994, § 1, Ord. 1290-NS, eff. August 21, 1997, § 5, Ord. 1323-NS, eff. June 25, 1998, § 1, Ord. 1368-NS, eff. November 23, 2000, and § 29, Ord. 1392-NS, eff. June 7, 2002, § 4, Ord. 1412-NS, eff. August 14, 2003, § 7, Ord. 1485-NS, eff. October 11, 2007, § 2, Ord. 1541-NS, eff. October 20, 2010, § 6, Ord. 1554-NS, eff. May 13, 2011, § 6, Ord. 1569-NS, eff. March 9, 2012; § 17, Ord. 1614-NS, eff. April 22, 2016, § 2, Ord. 1623-NS, eff. September 30, 2016,§ 6, Ord. 1631-NS, eff. July 14, 2017, § 4, Ord. 1664-NS, eff. October 25, 2019, Part 8, Ord. 1678-NS, eff. February 28, 2020,§ 5, Ord. 1706-NS, eff. December 2, 2022, and § 8, Ord. 1732-NS, eff. November 22, 2024)
Sec. 9-4.2403. Computation of off-street parking spaces.
   (a)   Required off-street parking. All off-street parking spaces shall be computed as set forth in Section 9-4.2402 of this article, except as follows:
   (1)   When the application of said Section 9-4.2402 results in the requirement of a fractional parking space, any fraction up to one-half (1/2) may be disregarded, and any fraction equaling one-half (1/2) or more shall be construed as requiring one full parking space.
   (2)   When required parking computations are based on floor area, floor area devoted exclusively to parking shall have no off-street parking space or landscaping requirements.
   (b)   Mixed uses. In the case of mixed uses, the total requirements for off-street parking spaces shall be the sum of the requirements for the various uses. Off-street parking facilities for one use shall not be considered as providing parking facilities to any other use.
   The Commission, and in cases not otherwise involving permits which require approval by the Commission, the Community Development Director or a designee may approve alternating use of parking facilities where parties wish to cooperatively establish and operate parking facilities and where these uses generate parking demands primarily during hours when the remaining uses are not in operation (for example, if one use operates during the daytime or on weekends and the other use operates at other times).
   The burden of proof for a reduction in the total number of required parking spaces, however, shall remain with the applicant, and documentation shall be submitted to the decision-making body or officer substantiating the reasons for this requested parking reduction. As a condition precedent to approving such alternating use, the decision-making body or officer shall require:
   (1)   That whenever alternative units of measurement are required for computing off-street parking requirements, that unit of measurement which provides the greatest number of off-street parking spaces shall control;
   (2)   The submission of satisfactory statements by the parties providing such facilities, and the parties such facilities are to serve, describing the nature of the uses and times when such uses operate so as to indicate the lack of conflict between them; and
   (3)   Such additional documents or agreements as the Commission and City Attorney may deem necessary in each particular case to assure provisions for and the maintenance of the required off-street parking spaces.
   (c)   Uses not specified. The parking space requirements for uses not listed in Section 9-4.2402 of this article shall be defined by the Commission. Such determination shall be based upon the requirements for the most comparable use specified in said Section 9-4.2402.
   (d)   Non-retail business and professional offices.
   (1)   New multi-tenant buildings. For the purpose of calculating parking space requirements for multi-tenant nonretail business, professional offices and other similar uses, approved under this Title after August 22, 1997, the square footage described in subsections (26) and (28) of Section 9-4.2402(c) shall mean only the building’s gross leasable floor area. For the purpose of this calculation, “gross leasable floor area” shall mean the area within the total dimensions on each floor as measured from the outside walls, but excluding the interior common areas used for corridors, lobbies, stairways, common restrooms, elevator or mechanical shafts, and for any unmanned electrical or mechanical rooms. In order to qualify as a “corridor” under this section, the area shall be a shared interior circulation hallway or common walkway feature more than five (5') feet in width with permanent walls on both sides that are constructed from floor to ceiling.
   (2)   Other buildings. For the purpose of calculating parking space requirements for any nonretail business, professional offices, other similar uses, and for multi-tenant offices approved under this title prior to August 22, 1997, which buildings are not covered by subsection (d)(1) of this section, the square footage described in subsections (26) and (28) of Section 9-4.2402(c) shall mean the building’s gross floor area. For the purposes of this calculation “gross floor area” shall mean the entire area within the total dimensions on each floor as measured from the outside walls.
   (e)   Technology and life sciences use.
   (1)   For the purpose of calculating parking space requirements for the use, regardless if it is locating within new construction or in an existing building, no off-street parking spaces are required for floor area exclusively used and maintained for interior common areas such as corridors, lobbies, conference rooms, stairways, common restrooms, elevator or mechanical shafts and rooms, any unmanned electrical or mechanical rooms, and employee only kitchens, lunchrooms, exercise, or locker rooms. Any portion of the occupied space designated as Warehouse shall be parked according to Sec. 9-4.2402(d)(5) - Warehouses, exclusive of any sales activity.
(§ 8161.3, T.O.O.C., as amended by § I, Ord. 149-NS, eff. May 7, 1970, as renumbered by § XIV, Ord. 173-NS, eff. November 5, 1970, as amended by § 2, Ord. 1203-NS, eff. March 22, 1994, § 2, Ord. 1290-NS, eff. August 21, 1997, § 5, Ord. 1664-NS, eff. October 25, 2019)
Sec. 9-4.2404. General installation requirements of parking areas.
   Every use hereby inaugurated, and every building or structure hereafter erected, or altered, shall have permanently maintained parking spaces in accordance with the provisions as set forth in this section. For the purposes of this section, vehicle parking spaces in the driveway shall not be considered in computing required parking spaces.
   (a)   Size.
   (1)   Each off-street parking space shall be at least nine (9') feet by twenty (20') feet for ninety (90º) degree stalls, eighteen (18') feet by seventeen and eight-tenths (17.8') feet for thirty (30º) degree stalls, twelve and seven-tenths (12.7') feet by twenty and five-tenths (20.5') feet for forty-five (45º) degree stalls, ten and four-tenths (10.4') feet by twenty-one and eight-tenths (21.8') feet for sixty (60º) degree stalls, and twenty-four (24') feet by nine (9') feet for one hundred eighty (180º) degree stalls.
   (2)   All parking stalls shall be double-striped with four (4") inch wide stripes, sixteen (16") inches on center.
   (b)   Location and type.
   (1)   Dwellings. Parking spaces shall be located on the same lot or building site as the dwelling they are to serve. Covered or enclosed spaces required for all dwelling units shall maintain an unencumbered interior width of nine (9') feet and an unencumbered interior depth of twenty (20') feet.
   (2)   Other uses. Parking spaces shall be located either on the same lot or parcel as the building or use they are to serve or on a contiguous lot unless otherwise approved by the Planning Commission.
   (3)   Overhang. Depths for standard parking stalls may be reduced to a dimension of eighteen (18') feet and depths for compact parking stalls may be reduced to a dimension of fifteen (15') feet when spaces abut a landscape planter with a minimum width of six (6') feet or a sidewalk or similar paved area with a minimum width of six (6') feet. In cases involving overhang or projection of vehicles from more than one direction into the same unencumbered area, a minimum planter or sidewalk width of eight (8') feet shall be required.
   (4)   Tandem parking shall be prohibited in commercial, industrial and manufacturing zones unless approved by the City.
   (c)   Access and circulation.
   (1)   Driveways.
   (i)    Adequate vehicular and pedestrian sign visibility shall be provided and maintained at all intersections of public streets and private driveways in accordance with the criteria specified within Plate D-10 of Public Works Department standards and also at all points of interchange within the interior of the parking lot facility. The improvement plans for all projects shall demonstrate compliance with this plate and a means to execute ongoing maintenance to guarantee preservation of sight visibility. Stopping sight distance shall be a principal criteria in determining appropriate location of on-site or off-site improvements. It is especially critical that mature landscaping be considered in evaluating visibility, not just the barren ground. Stopping sight distance less than the minimum criteria as specified within Plate D-10 shall be reviewed and approved by the Planning Commission, if determined necessary by the City Traffic Engineer or the Community Development Director. Where applicable, C.C. and R’s shall require continued compliance with this condition and the requirements contained within Plate D-10.
   (ii)   Exits from parking lots shall be clearly posted with “Stop” signs.
   (iii)    Appropriate directional signs shall be maintained where needed and as required by the Community Development Director.
   (iv)    Driveway access to parking spaces for single-family dwellings shall not be less than ten (10') feet in width throughout, and turnaround areas may be used for required parking spaces. In cases where private private driveway exceeds fifty (50') feet in length, two (2) additional guest parking spaces and appropriate turnaround shall be required.
   (v)   Driveway access to all other uses shall have a width of not less than fourteen (14') feet if one-way or less than twenty-five (25') feet for a two-way access. In the C-2 Zone, however, driveway access may be reduced to a width of not less than twelve (12') feet for a one-way access or twenty (20') feet for a two-way access provided both such widths are entirely unencumbered to a height of ten (10') feet. All driveway access points shall utilize a flared, radius curb return in order to facilitate ingress and egress to and from public streets unless otherwise determined by the Public Works Director.
   (2)   Circulation.
   (i)    No parking spaces shall be located so that a vehicle will maneuver within ten (10') feet of a vehicular entrance to the property.
   (ii)    A turnaround area shall be provided of at least twenty-five (25') feet for ninety (90°) degree parking, eighteen (18') feet for sixty (60°) degree parking, fourteen (14') feet for forty-five (45°) degree parking, and twelve (12') feet for thirty (30°) degree or parallel parking (provided there are at least four (4') feet between each two (2) parallel spaces).
   (iii)    Speed bumps or similar devices designed to control vehicular velocities within parking facilities may be required by the Community Development Director. Installation specifications shall be in accordance with standards set forth by the City Traffic Engineer and shall include a means of clearly identifying and demarcating said devices such as painting or striping.
   (d)   Compact parking.
   (1)   All multi-family residential, institutional, commercial and manufacturing-type land uses may utilize parking spaces of reduced size to satisfy the off-street parking requirements not to exceed the percentages listed below, provided it is demonstrated that the utilization of compact stalls or reduced-size stalls will benefit the development site design, by, but not limited to, reduction of unsightly paved areas, increasing landscape areas, reduction of grading and reduction in use of retaining walls, providing site design flexibility for properties with physical constraints, or aiding existing developments which are characterized by a substantiated deficiency in off-street parking or substandard circulation. Utilizations of compact stalls or reduced size stalls is not appropriate solely to achieve land use intensification.
   (i)   Multiple-family residential uses: A maximum of thirty-five (35%) percent of all required guest parking may be compact spaces.
   (ii)   Institutional uses: A maximum of twenty-five (25%) percent of all required parking may be compact spaces.
   (iii)   Commercial, retail, service and general office uses: A maximum of twenty-five (25%) percent of all required parking may be compact spaces.
   (iv)   Industrial uses and large-scale employment centers: A maximum of thirty-five (35%) percent of all required parking may be compact spaces.
   (2)   The above-listed percentages may be increased to a maximum of fifty (50%) percent of all required parking in certain circumstances provided a special use permit is obtained in a manner as set forth in Article 28 of this chapter.
   (3)   Size.
   (i)   Compact parking spaces for multi-family residential uses, institutional uses, industrial uses and large-scale employment centers shall be at least eight (8') feet by sixteen (16') feet for ninety (90°) degree stalls, sixteen (16') feet by fourteen feet eleven inches (14'11") for thirty (30°) degree stalls, eleven feet four inches (11'4") by seventeen (17') feet for forty-five (45°) degree stalls, nine feet three inches (9'3") by seventeen feet ten inches (17'10") for sixty (60°) degree stalls, and twenty (20') feet by eight (8') feet for one hundred eighty (180°) degree stalls.
   (ii)   Compact parking spaces for commercial, retail, service and office uses shall be at least nine (9') feet by sixteen (16') feet for ninety (90°) degree stalls, eighteen (18') feet by fourteen feet eleven inches (14'11") for thirty (30°) degree stalls, twelve feet eight inches (12'8") by seventeen (17') feet for forty-five (45°) degree stalls, ten feet four inches (10'4") by seventeen feet ten inches (17'10") for sixty (60°) degree stalls, and twenty-four (24') feet by nine (9') feet for one hundred eighty (180°) degree stalls.
   (iii) All compact parking stalls shall be double-striped with four (4") inch wide stripes, sixteen (16") inches on center.
   (4)   General requirements.
   (i)   Maneuvering and required back-up space. The required maneuvering and back-up space for compact spaces shall be as mandated in subsection (c)(2)(ii). There shall be no reduction of driveway or aisle widths for compact stalls.
   (ii)   Location. Compact spaces shall be dispersed evenly throughout the parking lot. For developments characterized by distinct, segmented parking areas the maximum permitted percentage of compact stalls shall apply to each area or segment of the parking lot. Compact spaces shall be located in areas characterized by a “through” method of circulation and shall avoid locations adjacent to retaining walls or other formidable barriers which prevent adequate vehicle overhang. Compact stalls within commercial, retail, service and office uses shall be located adjacent to paved or landscaped areas in order to accommodate vehicle overhang. The location of all compact stalls shall be subject to the review and approval of the Community Development Director.
   (iii)    Marking. All compact car spaces shall be clearly designated with pavement and/or wheelstop/curb signs to the satisfaction of the Community Development Director.
   (iv)   Landscaping. New developments electing to incorporate compact stalls into an overall site design (i.e., developments which have not inaugurated an approved use in accordance with Section 9-4.2811(c) of this Code) shall be required to exceed minimum parking lot landscaping area requirements by an additional area not less than twenty-five (25) square feet for each compact car space.
   (v)   Restriping existing parking facilities. Existing multi-family residential, commercial, manufacturing and institutional parking facilities may be restriped to accommodate compact parking stalls after approval of a modification application or a comparable review procedure as determined by the Community Development Director. All proposals shall be subject to the requirements set forth in this article.
   (e)   Landscaping.
   (1)   Ten (10%) percent of open parking and driveway areas shall be landscaped. This shall be in addition to landscape requirements for setback areas, perimeter property line landscaping and landscape planters located adjacent to structures. Such landscape areas shall be evenly distributed through the entire parking area as required by the Community Development Director. The ten (10%) percent parking requirement shall be calculated based on the total amount of parking and driveway areas on the approved plan(s), except parking spaces provided for display purposes or for enclosed vehicles storage areas. The Community Development Director or the Planning Commission may allow any landscaped area which would be within an open service or work area and not viewable from any perimeter street to be relocated to a more functional location within the other parking areas on the property provided such relocation does not decrease the total required percentage of required interior landscaping of the parking area.
   (2)   A ten (10') foot wide landscape strip, with planting maintained at either a height of three (3’) feet or a height otherwise approved by the Community Development Director or designee, shall be provided along the property lines adjacent to any public or private street or alley (except within the approved exit and entrance ways) whenever the parking or circulation abuts such streets or alleys except:
   (i)   In the C-2 Zone, in which a twenty (20') foot wide landscape strip shall be provided along the front property line, with a ten (10') foot wide landscape strip in all other locations as required by this subsection; and
   (ii)   In the C2/AM Zone, in which a fourteen (14') foot wide landscape strip shall be provided along the front property line, with a four (4') foot wide landscape strip in all other locations as required by this sub-section. The regulations of this sub-section for the C2/AM zone shall supersede conflicting conditions of any entitlement granted prior to the effective date of the ordinance adopting this sub-section, where said conditions require a wider landscape strip than provided by this sub-section.
   (3)   A four (4') foot wide landscape strip, with planting maintained at either a height of three (3') feet or a height acceptable to the Community Development Director, shall be provided along the interior property lines or along interior project boundaries for projects occupying a portion of a larger parcel of property (except within the approved exit and entrance ways) when adjacent to parking facilities and paved areas.
   (4)   Any of the following driveways or open parking areas shall be separated by a planting strip four (4') feet wide:
   (i)   Where there are two (2) or more driveways or two (2) or more buildings or parcels, each of which has one (1) or more parking lots;
   (ii)   Where there are two (2) or more parking lots for vehicles adjacent to one another which do not use a common driveway;
   (iii)   Where a parking lot for vehicles abuts a driveway which does not provide access to that parking lot; and
   (iv)   All landscaped areas shall be enclosed within a brick or masonry planter box or concrete curb not less than six (6") inches high and shall be provided with a permanent sprinkler system. When landscaping is to be placed adjacent to a public street, curbing shall be required unless otherwise waived by the Community Development Director.
   (5)   Landscape trees shall be selected and planted in such a manner as to minimize root damage to parking lot hardscape.
   (6)   All landscaping in or adjacent to any parking lot area shall be installed and maintained in accordance with the applicable approved project conditions and landscape plans, the City's adopted landscape design, planting and maintenance standards, and Chapter 27 of Title 5 of this Code.
   (f)   Maintenance. While encouraging upgrades of parking lots through a maintenance program, public safety and security shall be taken into consideration in upgrading the facilities, regarding lighting, traffic circulation, and landscaping.
   (1)   The following improvements to parking lots shall be considered “minor” repair and maintenance and shall not require any type of permit application to the Community Development Department:
   (i)   Repair of defects in the surface of the parking areas, including holes and cracks;
   (ii)   Restriping of a parking area with identical delineation of parking spaces;
   (iii)   Repair or replacement in the same location of damaged planters and curbs;
   (iv)   Slurry coating and restriping the parking stall lines in same configuration. The property owner shall file a letter with the Community Development certifying that the existing parking area and/or proposed slurry coating and restriping meet or will meet applicable disabled accessibility and drainage requirements;
   (v)   Parking area overlay and restriping the parking stall lines in same configuration, which does not include the required disabled parking spaces and disabled paths of travel. The property owner shall file a letter with the Community Development Department certifying that the existing parking area and/or proposed parking area overlay and restriping meet or will meet applicable disabled accessibility and drainage requirements;
   (vi)   Sprinkler/line repair, or refurbishment of landscaped areas with similar plant species;
   (vii)   Necessary trimming and required maintenance of established landscaping; and
   (viii)   Replacement or repair of lighting fixtures.
   (2)   The following improvements to parking lots shall be considered "major" repair and maintenance:
   (i)   Restriping of parking areas in which the number of parking spaces or their configuration is changed;
   (ii)   Altering the number, shape, or size of parking area planters;
   (iii)   Overlaying and restriping any part of the parking area which includes any required disabled parking spaces or disabled path of travel.
   If the site area affected by the work is 2.0 acres or less, then a Design Review application is required in accordance with Section 9-4.1804(f) of this chapter; otherwise, a Minor Modification application to the project's underlying entitlement (e.g., development permit, special use permit) in accordance with Section 9-4.2804 is required.
   Such major repair and maintenance improvements shall require concurrent compliance with the disabled access and parking requirements set forth in Section 9-4.2404(g) of this chapter, subject to review and approval of the Community Development Department through the applicable process set forth above.
   (g)   Disabled parking. The City shall impose all applicable requirements of the California Uniform Building Code, Title 24 of the California Code Regulation, and any applicable federal law or regulations related to parking and exterior accessibility for the disabled, for all tenant improvements and new construction within the City.
(§ 8164.4, T.O.O.C., as amended by §§ 1, 2, and 3, Ord. 90, § 1, Ord. 143, §§ II and III, Ord. 208, § I, Ord. 149-NS, eff. May 7, 1970, § XIV, Ord. 162-NS, eff. August 27, 1970, as renumbered by § XIV, Ord. 173-NS, eff. November 5, 1970, as amended by §§ II and III, Ord. 236-NS, eff. November 4, 1971, § I, Ord. 295-NS, eff. August 10, 1972, §§ I and II, Ord. 524-NS, eff. May 1, 1975, § XIII, Ord. 581-NS, eff. August 12, 1976, § IV, Ord. 636-NS, eff. July 14, 1977, § VIII, Ord. 776-NS, eff. April 16, 1981, § V, Ord. 778-NS, eff. June 11, 1981, § 2, Ord. 857-NS, eff. April 25, 1984, §§ 1 and 2, Ord. 900-NS, eff. December 3, 1985, §§ 1, 2, Ord. 988-NS, eff. February 16, 1988, § 4, Ord. 1156-NS, eff. July 7, 1992, § 19, Ord. 1217-NS, eff. September 27, 1994, §§ 3 and 4, Ord. 1220-NS, eff. October 11, 1994, § 3, Ord. 1230-NS, eff. April 18, 1995, § 1, Ord. 1402-NS, eff. February 6, 2003, § 2, 1529-NS, eff. December 17, 2009, § 6, Ord. 1551-NS, eff. February 10, 2011, and § 39, Ord. 1620-NS, eff. August 12, 2016)
Sec. 9-4.2405. General design standards of parking areas.
   Every use hereby inaugurated and every building or structure hereafter erected or altered shall have permanently constructed and maintained parking facilities in accordance with the provisions as set forth in this section unless otherwise approved by the Planning Commission.
   (a)   Surface improvements.
   (1)   Paving, drainage, and slope. All on-site parking areas, maneuvering areas, turn-around areas, and any other driveways used for access thereto shall comply with the following provisions:
   (i)   Paving.
   (aa)   Concrete surfacing shall be designed in accordance with standards set forth by the Public Works Director. All concrete shall be constructed in a workmanlike manner and to the satisfaction of the Public Works Director.
   (ab)   Asphalt type surfacing shall be compacted to a minimum thickness of three (3") inches and laid over a base of crushed rock, gravel, or similar material compacted to a minimum thickness of six (6") inches; or
   (ac)   The Public Works Director may approve alternate materials and specifications in lieu of foregoing requirements and/or greater or lesser standards without notice or hearing and may require substantiating evidence by a soils engineer.
   (ii)   Drainage.
   (aa)   Parking and circulation areas shall be designed with an adequate drainage system, and improvements shall consist of two (2') foot wide concrete gutters, subsurface drains, and other appropriate drainage devices as determined by the Public Works Director. Use of ribbon drains and similar drainage devices shall be discouraged and will be considered only under special circumstances as determined by the Public Works Director and the Community Development Director.
   (iii)   Slope.
   (aa)   All parking lot areas used exclusively for parking and turnarounds shall be designed and improved with grades not to exceed a maximum of two and five-tenths (2.5%) percent slope. Grades exceeding two and five-tenths (2.5%) percent slope shall be discouraged but may be approved in special circumstances as determined by the Public Works Director and the Community Development Director.
   (ab)   All driveways within a parking lot used exclusively for ingress and egress or interior parking lot circulation shall be designed and improved with grades not to exceed a seven (7%) percent slope.
   (iv)   Permits.
   (aa)   All new or replacement on-site paving and/or drainage improvements of greater valuation of One Thousand and no/100ths ($1,000.00) Dollars, as determined by the Public Works Director, shall comply with the provisions of this article and shall be subject to an on-site paving and/or drainage improvement permit. Such parking lot modification shall require concurrent compliance with disabled access and parking requirements as set forth in Section 9-4.2404(g) of this chapter, subject to review and approval of the Community Development Department. All single family residence installations shall be excepted from this permit requirement. The fees applicable to the issuance of such on-site paving permit shall be paid in accordance with the schedule adopted by Council Resolution.
   (v)   Plans.
   (aa)   With each application for an on-site paving and/or drainage improvement permit, three (3) sets of plans shall be submitted to the Public Works Department for approval. Such plans shall be prepared to the specifications of the Public Works Director and shall comply with the approved development or special use permits for the subject property.
   (vi)   Fees.
   (aa)   Prior to the acceptance of such plans, the Public Works Director shall collect a plan-checking fee. Prior to the issuance of an on-site paving and/or drainage improvement permit, the permittee shall pay an inspection fee to the City. Such fees shall be set forth in Section 9-3.304 of Article 3 of Chapter 3 of this title.
   (2)   Peripheral walls. A parking area which abuts another parcel, or portions of the same parcel, which is zoned residential shall be separated from this parcel by a six (6’) foot high slumpstone or decorative block wall. Such wall shall be two and one-half (2-1/2’) feet in height from the front lot line to a depth equal to the required front yard on the abutting residential zoned property.
   (3)   Concrete wheel stops.
   (i)   Concrete bumper guards or wheel stops shall be installed for all parking spaces and shall be maintained in a manner acceptable to the Community Development Director.
   (ii)   For developments in excess of five (5) acres in size, the concrete wheel stops may be waived by the Community Development Director provided a minimum eight (8’) foot wide continuous raised decorative sidewalk and/or landscape planter and/or other innovative acceptable device is installed at appropriate locations within the parking lot to channelize interior traffic circulation. The number and location of such improvements shall be subject to the approval of the Community Development Director. However, concrete wheel stops shall be installed on parking spaces if such spaces are adjacent to a building wall or a landscape planter less than six (6’) feet in width or other similar parking lot improvements.
   (iii)   For developments in excess of ten (10) acres in size, the Community Development Director may waive concrete wheel stops for specific parking spaces when such spaces are located in areas remotely removed from main buildings and landscaping is installed to channelize the traffic flow.
   (b)   Lighting.
   (1)   All on-site parking areas, maneuvering areas, and turnaround areas shall comply with the following provisions:
   (i)   Parking lot lights shall be designed and arranged in such a manner so that light is reflected away from adjoining residential properties and streets.
   (ii)   All light poles, standards and fixtures shall be of a low-profile decorative variety and shall be compatible with the architectural theme of the building and/or facility they intend to service.
   (iii)   All light poles, standards and fixtures shall not exceed a height of twenty (20’) feet above grade level. Light poles, standards and fixtures determined by the Community Development Director to be illuminating parking areas which abut residential properties and streets shall observe a maximum height of fourteen (14’) feet above grade level.
   (iv)   All light sources used to illuminate parking areas shall achieve a color rendition which is compatible and in harmony with the existing development pattern of the surrounding area.
   (v)   All levels of illumination shall comply with the Building Security Ordinance.
   (vi)   All parking lot lighting installations shall comply with applicable Uniform Building Code requirements.
   (c)   Off-street loading and unloading spaces.
   (1)   Every use hereafter inaugurated and every building or structure hereafter erected or altered shall have permanently maintained off-street loading and unloading spaces as follows:
   (i)   Spaces required: General office uses.
Under 30,000 square feet: None
30,001 to 50,000 square feet: 1 space
Excess of 50,000 square feet: 2 spaces
   (ii)   Spaces required: Retail/commercial and industrial/manufacturing.
Under 5,000 square feet: None
5,000 to 30,000 square feet: 1 space
Excess of 30,000 square feet: 2 spaces
   (iii)   Size and location. Each loading space for general office uses and for retail/commercial uses less than fifty thousand (50,000) square feet shall be located off the street and shall be not less than twelve (12’) feet in width by twenty-five (25’) feet in depth by fourteen (14’) feet in height. All other loading spaces, regardless of use, shall not be less than twelve (12’) feet in width by fifty (50’) feet in depth by fourteen (14’) feet in height. Loading zone requirements may be increased in special circumstances based on the nature of the use or combination of uses as well as the specific design characteristics of the project.
(§ 8161.5, T.O.O.C., as amended by § I, Ord. 149-NS, eff. May 7, 1970, renumbered by § XIV, Ord. 173-NS, eff. November 5, 1970, as amended by § IV, Ord. 236-NS, eff. November 4, 1971, § 3, Ord. 857-NS, eff. April 24, 1984, § 3, Ord. 900-NS, eff. December 3, 1985, § 3, Ord. 1156-NS, eff. July 7, 1992, and § 2, Ord. 1402-NS, eff. February 6, 2003)
Sec. 9-4.2405.5. Parking structures: General design guidelines.
   In order to be compatible with existing and surrounding developments, parking structures are required to follow the special design guidelines described in this section. The intent of these guidelines is to provide a benefit to the community while offsetting the visual impact of parking structures when viewed by pedestrians and motorists from the adjacent public right-of-way. This benefit can be achieved by using superior site and architectural design, which incorporates the requirements of this section.
   (a)   Below-grade parking structures.
   (1)   Definitions.
   (i)   A “basement parking structure” shall mean a parking structure that is under a building designed for human occupancy where the floor level above the parking structure is not more than six (6') feet above finished grade for at least fifty (50%) percent of the perimeter, and does not exceed twelve (12') feet above finished grade at any point.
   (ii)   A “stand-alone below-grade parking structure” shall mean a parking structure that is not under a building designed for human occupancy where its floor level is more than four (4') feet below finished grade for more than fifty (50%) percent of the total perimeter, or more than eight (8') feet below finished grade.
   (2)   Permitted zones:
   (i)   C-2, C-3, C-4, M-1, M-2, and P-L Zones.
   (ii)   R-3 and Residential Planned Development Zones, if needed to accommodate residential densities of 20 or more dwellings per net acre.
   (3)   Special development requirements.
   (i)   Non-residential projects: The minimum lot size for projects proposing below grade parking structures shall be 1 acre, unless otherwise permitted by the Planning Commission or City Council or as specifically authorized in an adopted specific plan.
   (ii)   Below-grade parking structures shall be located to minimize the visual impact from adjacent streets as much as possible, in order to screen the parking structure from public view. Furthermore, the specific location of the parking structure must also comply with the Thousand Oaks Police Department security and safety requirements.
   (iii)   In order to improve the overall project aesthetics, and to minimize the potential design conflict with nearby existing developments, projects incorporating below-grade parking structures shall provide increased landscaping setbacks from streets and property lines, both for the parking structure itself and its associated development, as follows:
   (aa)   Front yard and any street frontage landscape setbacks shall be increased by a minimum of five (5') feet, as compared to the requirement of the underlying zone.
   (ab)   Rear yard landscape setbacks shall be increased by a minimum of five (5') feet, as compared to the requirement of the underlying zone.
   (ac)   Side yard landscape setbacks shall be increased by a minimum of four (4') feet, as compared to the requirement of the underlying zone.
   (iv)   The perimeter of any below-grade parking structure, above grade, visible to view, shall be provided with a landscape planter of at least five (5') feet in width at ground level.
   (v)   Structure Design. The following guidelines shall apply to the design of both types of below-grade parking structures:
   (aa)   The height of the above-grade, visible portions of the below-grade parking structure shall not be included in the overall maximum building height as defined in Section 9-4.202. Furthermore, the entry elevation to the parking structure, with its unavoidable visible above-grade walls, should be designed and located in a manner that reduces its impact and exposure to public view.
   (ab)   Any exposed elevations of the below-grade parking structure shall be designed to reflect architectural compatibility with existing or proposed structure(s). The above-grade, visible portions of the
exterior elevations of the below-grade parking structure shall be designed to minimize the use of blank facades through the combined use of appropriate architectural treatment such as heavy
textured concrete, planters, openings, indentations, and projections of exterior walls to provide visual interest.
   (vi)   All parking stalls within below-grade parking structures shall be designed for the use of owners, tenants, and employees only. Appropriate signing and circulation access devices shall be installed to assure compliance with this requirement.
   (b)   Single-level above-grade parking structures.
   (1)   Definitions.
   (i)   A “freestanding single-level parking structure” is a parking structure with only one aboveground parking level that is not an integral part of a building designed for human occupancy where its floor level is not more than four (4') feet below finished grade for more than fifty (50%) percent of the total perimeter, nor more than eight (8') feet above finished grade at any point.
   (ii)   An “intermixed single-level above-grade parking structure” is a parking structure with only one aboveground parking level that is an integral part of a building designed for human occupancy where the floor above the parking structure is more than six (6') feet above finished grade for more than fifty (50%) percent of the perimeter of the structure, or more than twelve (12') feet above finished grade at any point.
   (2)   Permitted zones.
   (i)   C-2, C-3, C-4, M-1, M-2, and P-L Zones.
   (ii)   R-3 and Residential Planned Development Zones: Intermixed single-level above grade parking structures are permitted if needed to accommodate residential densities of 20 or more dwellings per net acre.
   (3)   Special development requirements. The following site design guidelines shall apply to both types of single-level above-grade parking structures:
   (i)   Non-residential projects: The minimum lot size shall be 3 acres, unless otherwise permitted by the Planning Commission or City Council or as specifically authorized in an adopted specific plan.
   (ii)   Single-level above-grade parking structures shall be located to minimize the visual impact from adjacent streets as much as possible. Single-level above-grade parking structures should be located at the rear of the subject property, or behind the proposed or existing building in order to screen the parking structure from public view. Furthermore, the specific location of the parking structure must also comply with Thousand Oaks Police Department security and safety requirements.
   (iii)   Non-residential projects: In order to improve the overall project aesthetics and to minimize the potential design conflict with nearby existing developments, projects incorporating single-level above-grade parking structures shall provide increased landscaping setbacks from streets and property lines, both for the parking structure itself and its associated development, as follows:
   (aa)   Front yard and any street frontage landscape setbacks shall be increased by a minimum of seven (7') feet, as compared to the requirement of the underlying zone,
   (ab)   Rear yard landscape setbacks shall be increased by a minimum of five (5') feet, as compared to the requirement of the underlying zone,
   (ac)   Side yard landscape setbacks shall be increased by a minimum of four (4') feet, as compared to the requirement of the underlying zone.
   (iv)   All parking stalls within a single-level above-grade parking structure, for office use only, may be designated for the use of owners, tenants, and employees only, with the approval of the Planning Commission and/or City Council. However, if the single-level above-grade parking structure is designed for general parking use, then appropriate security measures, as deemed necessary by the Thousand Oaks Police Department, shall be incorporated within the proposed project. Parking stalls within a single-level above-grade parking structure, for commercial retail uses, other than office, may be designed for general parking use by the public. Appropriate signing and circulation access devices shall be installed to assure compliance with this requirement.
   (v)   Single-level above-grade parking structures shall comply with the height requirements of the underlying zone or applicable Specific Plan. Furthermore, the height of the above-grade, visible portions of the single-level above-grade parking structure shall be included in the overall maximum building height as defined in Section 9-4.202.
   (vi)   The perimeter of any single-level above-grade parking structure shall be provided with a landscape planter of at least five (5') feet in width at ground level. The landscaping plans for the project as submitted and approved by the Community Development Department, shall incorporate these requirements.
   (vii)   Single-level above-grade parking structures, visible from streets, which give the appearance of surface parking lots due to their visual and physical relationship to the street will be required to meet the landscape percentage requirements of a surface parking lot.
   (viii)   Any exposed elevations of a single-level above-grade parking structure shall be designed to reflect architectural compatibility with existing or proposed structure(s) within the project. The exterior elevations of a single-level above-grade parking structure shall be designed to minimize the use of blank facades through the combined use of appropriate architectural treatment such as heavy textured concrete, planters, openings, indentations, and projections of exterior walls to provide visual interest.
   (c)   Multi-level above-grade parking structures.
   (1)   Definitions.
   (i)   A “freestanding multi-level parking structure” is a parking structure with two or more aboveground parking levels that is not an integral part of a building designed for human occupancy.
   (ii)   An “intermixed multi-level aboveground parking structure” is a parking structure with two or more aboveground parking levels that is an integral part of a building designed for human occupancy.
   (2)   Permitted zones:
   (i)   C-2, C-3, C-O, M-1, M-2, and P-L Zones.
   (ii)   R-3 and Residential Planned Development Zones: Intermixed multilevel above grade parking structures are permitted if needed to accommodate residential densities of 20 or more dwellings per net acre.
   (3)   Special development requirements.
   (i)   Non-residential projects: The minimum lot size shall be 5 acres, unless otherwise permitted by the Planning Commission or City Council or as specifically authorized in an adopted specific plan.
   (ii)   Non-residential projects: In order to improve the overall project aesthetics, and to minimize the potential design conflict with nearby existing developments, projects incorporating multi-level above-grade parking structures shall provide increased landscaping setbacks from streets and property lines, both for the parking structure itself and its associated development, as follows:
   (aa)   Front yard and any street frontage landscape setbacks shall be increased by a minimum of ten (10') feet, as compared to the requirement of the underlying zone.
   (ab)   Rear yard landscape setbacks shall be increased by a minimum of seven (7') feet, as compared to the requirement of the underlying zone.
   (ac)   Side yard landscape setbacks shall be increased by a minimum of four (4') feet, as compared to the requirement of the underlying zone.
   (iii)   Separations between a multi-level above-grade parking structure and other buildings on the same site shall comply with the Uniform Building Code. However, for buildings located on adjacent parcels, there shall be a minimum separation between structures that is one and one-half (1-1/2) times the height of the proposed multi-level above-grade parking structure.
   (iv)   All parking stalls within a multi-level above-grade parking structure, for office use only, may be designated for the use of owners, tenants, and employees only, with the approval of the Planning Commission and/or City Council. However, if the multi-level above-grade parking structure is designed for general parking use, then appropriate security measures, as deemed necessary by the Thousand Oaks Police Department, shall be incorporated within the proposed project. Parking stalls within a multi-level above-grade parking structure, for commercial retail uses other than office, may be designed for general parking use by the public. Appropriate signing and circulation access devices shall be installed to assure compliance with this requirement.
   (v)   Multi-level above-grade parking structures shall comply with the basic height requirements of the underlying zone or applicable specific plan; provided, however, that the height of the multi-level above-grade parking structure may not exceed the basic height limit even if the property is subject to H overlay zoning.
   (vi)   The perimeter of any multi-level above-grade parking structure shall be provided with a landscaped planter of at least ten (10') feet in width at ground level. The width of this planter shall be increased at increments of five (5') feet for each additional allowed exposed level, above two (2).
   (vii)   Due to the impracticality of significantly landscaping exposed upper level parking decks, there shall be a transfer of parking landscape requirements to visible ground level locations. No less than ten (10%) percent of the multi-level above-grade parking structure footprint shall be utilized as additional surface parking lot landscaping at ground level adjacent to public rights-of-way or adjacent to proposed structures.
   (viii)   Multi-level above-grade parking structures should be located in such a manner as to “fit-in” and not be visually imposing on the site. To achieve this design concept, the structure should be situated within the rear portion of the site where it can be screened, as much as possible, from public view and adjacent public streets and thus minimize its visual effect on surrounding properties. However, any portion of a multi-level above-grade parking structure visible from a public right-of-way should be treated architecturally to mitigate its negative impacts, such as visible parked vehicles and exposed interior lighting fixtures. Furthermore, the specific location of the parking structure must also comply with Thousand Oaks Police Department security and safety requirements.
   (ix)   Multi-level above-grade parking structures shall be architecturally designed to be compatible and consistent, but subordinate, to the existing or proposed structure(s). However, if the multi-level above-grade parking structure is located on a prominent location on the subject property, visible to vehicular and pedestrian public view, then it should be architecturally designed to be compatible and consistent with the existing or proposed structure(s). The exterior elevations of multi-level above-grade parking structures shall be designed to minimize the use of blank facades through the combined use of appropriate architectural treatment such as heavy textured concrete, planters, trellises (on roof levels), openings, indentations, and projections of exterior walls to provide visual interest, and where appropriate, roof elements. Furthermore, to reduce the perceived scale of the structure, each level may be “stepped-back” from the lower level. When such stepped parking level designs are used, the requirements for additional five (5') feet of perimeter landscaping width for each level above two (2) levels, shall not be required, provided that each parking level, above two (2), is stepped back a minimum distance of five (5') feet from the level below it.
   (x)   Parked vehicles located on roof decks and within multi-level above-grade parking structures shall be screened from public view from the adjoining street levels on each parking level through the combined use of landscaping planters, trellises and/or decorative screen walls. Additional screening of roof decks shall be required where adjoining streets or public rights-of-way are higher than the parking deck roof.
   (d)   Hybrid parking structure configurations.
   (1) Definition: “Hybrid configuration parking structure” shall mean a project utilizing more than one design approach for a parking structure.
   (2)   This type of parking structure shall comply with the more restrictive of the standards and guidelines of the types utilized.
   (e)   The construction and use of parking structures cannot be approved administratively unless they are part of a housing project that is allowed “by right” under California law.
   (f)   Standards and design guidelines applicable to all parking structures.
   (1)   Appropriate security measures shall be incorporated into the design of parking structures, including, but not limited to, location of the structure, entrances, exits and openings, the use of security video systems, security gates, fencing, lighting, security patrols, twenty-four (24) hour surveillance, limited hours of operation, graffiti control measures and other means deemed necessary by the Thousand Oaks Police Department.
   (2)   An eight-foot two inch (8'2") minimum vertical clearance shall be required for all entrances and exits, including turnaround areas for vehicular required access. The vertical clearance dimension shall be measured from the finished surface of the parking level to the lowest structural surface, or electrical, plumbing, mechanical or signage appurtenance above.
   (3)   Parking structures shall comply with the provisions of Sections 9-4.2404 and 9-4.2405 of this article, with regard to parking stall dimensions, aisle widths, disabled parking and the general installation requirements for parking areas.
   (4)   Unless otherwise permitted by the decision-making body, all areas used exclusively for parking and turnarounds, shall be designed with grades not to exceed a maximum of two and one-half (2.5%) percent slope. Grades exceeding two and one-half (2.5%) percent slope up to five (5%) percent slope may be allowed on parked access ramps. A slope of seven and one-half (7.5%) percent up to ten (10%) percent may be allowed on unparked access ramps with a non-skid surface.
   (5)   If an access ramp is provided to a public street, all access points shall meet sight distance requirements as specified in the City Road Standards, and shall be designed to the satisfaction of the City Traffic Engineer.
   (6)   No loading/unloading activities, trash enclosures or recycling bins shall be permitted within a parking structure. These activities shall be designed and provided for separately, within the site, to serve the proposed project.
   (7)   Surface water, rainfall and other forms of water runoff, must be collected and diverted to the storm drain system. Water runoff may not be directed to the wastewater system.
   (8)   Interior architectural lighting with a uniform lighting level shall be provided, in accordance with the Building and Security Ordinance, Section 8-1.22 of this Code. Additional architectural lighting may be required at public entrances.
   (9)   Parking structures shall provide variations in finish materials and colors at public entrances that include use of accent tiles, floor pavers and other special wall, floor and ceiling finishes and colors.
   (10)   Parking structures shall use landscape planters, light wells, and other amenities that provide a visually pleasing aesthetic effect.
   (11)   Parking structures shall provide natural ventilation and openings to the outside where possible.
   (12)   Non-residential projects: Above-grade parking levels shall not be permitted within twenty-five (25') feet of any adjacent residentially zoned properties, unless a determination is made that unusual site, topography, and/or physical and legal constraints are present that would prevent compliance. As a condition of any waiver of this regulation, the walls of the parking structure adjacent to and facing residentially zoned properties shall be designed to prohibit any direct openings through which noise, light or air pollutants may be transmitted.
   (13)   Due to the impracticality of significantly landscaping exposed upper level parking decks, there shall be a transfer of parking landscape requirements to visible ground level locations. No less than ten (10%) percent of the parking structure footprint shall be utilized as additional surface parking lot landscaping at ground level adjacent to public rights-of-way or adjacent to proposed structures.
   (14)   No on-building identification or advertisement signs, except directional or parking entrance signs, shall be allowed on the exterior elevations. The frontage of such structure shall not be used in calculating the size of permitted signs for the project.
(§ 3, Ord. 1156-NS, eff. July 7, 1992, § 2, Ord. 1569-NS, eff. March 9, 2012)
Sec. 9-4.2406. Applicability of amendments.
   Amendments to this article shall apply prospectively and shall not apply to any development permit (D-P), residential planned development permit (R-P-D), or other entitlement or modification or extension thereof approved by the Planning Commission or City Council prior to the adoption of the amending ordinance. However, nothing contained herein shall be construed to limit the ability of a development to voluntarily comply with the provisions of this article subject to the review and approval of the Community Development Director.
(§ 4, Ord. 857-NS, eff. April 24, 1984)
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