Chapter 30.112
"PS" PARKING STRUCTURE
OVERLAY ZONE
30.112.010 Description and purpose.
30.112.020 Permitted primary uses and structures.
30.112.030 Permitted accessory uses and structures.
30.112.040 Height.
30.112.050 Setback requirements.
30.112.060 Landscaping and screening.
30.112.070 Parking.
30.112.080 Driveways.
30.112.090 Lighting.
30.112.100 Trash collection areas.
30.112.010 Description and purpose.
The PS overlay zone is intended as a zone for parking structures. The purpose of the PS zone is to provide for the orderly development of high intensity uses and to reduce traffic conflicts along major commercial arterials. The provisions of the underlying zone shall prevail except for parking lots and structures which shall be governed by the provisions of the PS zone. (Prior code º 30-3200)
30.112.020 Permitted primary uses and structures.
In addition to the uses and structures permitted in the underlying zone, the following shall be permitted in the PS overlay zone:
a. Automobile parking lots and structures. (Prior code º 30-3201)
30.112.030 Permitted accessory uses and structures.
The following accessory uses and structures shall be permitted in conjunction with automobile parking lots or structures.
a. Parking attendant booths and necessary toilet facilities. (Prior code º 30-3202)
30.112.040 Height.
No parking structure in the PS zone shall exceed a height, at any point, of thirty-five (35) feet above grade. (Prior code º 30-3203)
30.112.050 Setback requirements.
a. Street Setback. No parking structure or parking area shall be closer than twenty (20) feet to any property line abutting a street.
1. No person shall construct within the space between a street and a setback line established by ordinance or by this title, any building, wall, fence or structure except:
(a) Driveways and walks, provided that a driveway shall be limited to that area reasonably necessary to provide safe and efficient ingress to and egress from off-street parking spaces or loading spaces located behind a setback area;
(b) Eaves may project into a required setback area for a distance not to exceed thirty (30) inches;
(c) Fire department connections and standpipes not to exceed a height of twenty-four (24) inches (to the greatest extent possible, such fire equipment shall be incorporated into landscaped areas and located adjacent to walls, landings, stairways, driveways or other locations to minimize the visual impact);
(d) Flagpoles limited to one (1) per site;
(e) Footings and public utility vaults if fully subterranean;
(f) Landscape accent lighting not to exceed eighteen (18) inches in height;
(g) Necessary railings adjacent to stairways;
(h) Planter boxes as required herein;
(i) Retaining walls, planters or curbs which are not more than eighteen (18) inches in height above the ground surface existing at the time of construction, except that retaining walls shall not be used to create light and ventilation walls as an intrusion into a street setback area;
(j) Uncovered steps or landings not over four (4) feet high as measured parallel to the natural or finish ground level at the location of the construction may project into the required setback area for a length of fourteen (14) feet measured parallel to the building.
b. Interior Setback Requirements. All parking structures shall be set back from any interior property line abutting a residential zone boundary line a minimum of ten (10) feet.
1. Notwithstanding the above provisions, the following are exceptions to the minimum interior setback from residential property;
(a) Boundary line walls may be located along the interior property lines or within interior setback areas but may not encroach into the street setback area.
(b) Footings and public utility vaults if fully subterranean.
(c) Planter boxes as required herein.
(d) Semi-subterranean parking garages shall have a minimum interior setback of five (5) feet.
(e) Subterranean parking garages, except where abutting the ROS, R1R or R1 zones which shall have a minimum interior setback of five (5) feet. (Prior code º 30-3204)
30.112.060 Landscaping and screening.
a. All setback areas and other areas not occupied by a parking lot or structure shall be fully and permanently landscaped with live plant materials and shall be permanently maintained in a neat and orderly manner. For the purposes of this section, permanent landscaping shall consist of landscaping areas at the ground level, in planters or in potted containers having a minimum length, width, diameter and depth of twenty-four (24) inches. The soil depth shall be increased to thirty (30) inches minimum in the area where trees are to be planted. Pedestrian walks and vehicular accessways which are not closer than twenty (20) feet from any adjacent residential zone boundary shall be permitted in the landscaped area of the street setback area only, provided that a twenty (20) foot distance need not be provided from any lot also in the PS overlay zone. The street setback area shall not be completely paved or covered with gravel. Permanent and automatic irrigation facilities shall be provided in all permanent landscaped areas except potted containers. Landscape and irrigation plans shall be prepared by those licensed in the State of California to prepare such plans and submitted in connection with a building permit prior to its issuance. All landscaping and irrigation facilities shall be installed prior to the final approval of the building permit in accordance with the approved plans or a cash bond deposited with the superintendent of building in an amount equal twice to the estimated cost of installing the landscaping and irrigation. If the estimated cost of installing the landscaping and irrigation exceeds ten thousand dollars ($10,000), an instrument of credit may be deposited in lieu of a cash bond. Prior to the issuance of a use and occupancy certificate or release of the cash bond or instrument of credit, an individual licensed in the State of California to prepare landscape and irrigation plans shall file a certificate of compliance with the superintendent of building that all landscaping and irrigation improveme
nts have been installed in substantial conformance with approved plans. If the developer fails to install the landscaping and irrigation within a reasonable time, the superintendent of building may cause all landscaping and irrigation equipment to be installed as provided in the approved plan and to use the cash bond or instrument of credit for payment of the cost of such installation. Landscaping shall be permanently maintained in substantial conformance with the approved plan.
b. Planter boxes, with a minimum width of twenty-four (24) inches, shall be incorporated into the design along the entire length of each tier of the parking structure facing the street, alley or residential zone. Clinging type vines shall be planted along any solid sheer exterior walls.
c. Trees shall be planted along any interior property line abutting a residential zone boundary to provide an effective screen. An average of one (1) tree shall be planted for each twenty (20) feet of such interior property line, exclusive of trees required pursuant to the provisions of chapter 30.124. Such streets shall be provided with sufficient tree well area for the tree type and surrounding area and shall be of a minimum size of twenty-four (24) inches boxed.
d. A minimum five and one-half (51/2) foot high decorative masonry wall shall be provided along the property line abutting any residential zone boundary line except where a semi-subterranean parking garage is located on such boundary line. Where an alley separates a PS zone from a residential zone, said masonry wall shall be erected along the PS zone property line except for necessary driveways and access gates or doors to trash collection areas. (Prior code º 30-3205)
30.112.070 Parking.
All parking and loading areas and vehicle accessways shall be in compliance with the provisions of chapter 30.124 of this title. (Prior code º 30-3206)
30.112.080 Driveways.
No driveway leading to or from a parking structure in the PS zone shall abut the major commercial arterial which it serves nor shall any driveway be located closer than twenty (20) feet to any residential zone. Such twenty (20) foot distance need not be provided from any lot also in the PS overlay zone. (Prior code º 30-3207)
30.112.090 Lighting.
Lighting for uncovered parking areas, vehicle accessways and walkways shall not exceed a height of sixteen (16) feet, except that the maximum height on the rooftop of any parking structure shall not exceed a height of eight (8) feet. Such overall height shall be measured from the paved parking area surface to the uppermost part of the light standard, including the light globe. Lighting shall be directed onto the driveways, walkways and parking areas within the development and away from adjacent properties and public rights-of-way. (Prior code º 30-3208)
30.112.100 Trash collection areas.
Trash collection areas shall be enclosed within a building or screened with masonry walls having a minimum height of five and one-half (51/2) feet and with an evenly distributed semi-enclosed roof covering at least forty (40) percent of the trash collection area. Access gates or doors shall be of opaque material. If a trash collection area is to be within fifty (50) feet of a street right-of-way line or within the front fifty (50) percent of the lot, the access gates or doors shall not directly face the public street. Trash collection areas shall be designed, located or screened so as not to be readily identifiable from adjacent streets or highways. (Prior code º 30-3209)