The purpose of this chapter is to require off-street parking and loading spaces for all land uses in the unincorporated area of the county of Madera. Parking spaces required herein shall be sufficient in number to accommodate the vehicles of all owners, occupants, suppliers, customers, or others involved with accessing any parcel during the normal activities associated with its land use. This chapter also seeks to ensure that all parking and loading facilities constructed after the adoption of the ordinance codified in this chapter are properly designed and located in order to meet the needs of various users, to protect public safety and, where appropriate, to provide a buffer between adjacent land uses. (Ord. 525-X § 3(part), 2006).

Off-street parking shall be provided subject to the provisions of this chapter for:
A. Any new building constructed;
B. Any new use established;
C. Any addition or enlargement of an existing building or use;
D. Any change in the occupancy of any building or the manner in which any use is conducted that would result in additional parking spaces being required based upon the provisions contained in this chapter. (Ord. 525-X § 3(part), 2006).

A. Off-Street Parking. All spaces required by this chapter shall be located on the parcel where the use occurs, except when located in proximity to the use as provided in Section 18.102.100.
1. On-street parking spaces within public or private streets, driveways, or drives may not be used to satisfy off-street parking requirements, except where road design has provided for on-street parking and the planning commission has approved such use in the manner prescribed for a conditional use permit as set forth in Chapter 18.94.
2. Off-Site Parking. Parking is either provided by a formal parking district or on a property that abuts the parcel where the building is located; there is no separation by an alley, local street, or highway wider than sixty feet; and the parking spaces are not more than two hundred feet, at the nearest point, from the building served.
B. Use of Parking Areas. Parking facilities as required by this chapter shall be used for operative vehicle parking only, except that loading or unloading of vehicles shall be permitted in properly designated areas. No sales, storage, repair work, dismantling or similar activities of any type are to be located within required parking facilities. Shopping cart storage, bicycle parking, and trash enclosures shall not be located in required parking or truck loading spaces. Truck loading shall not occur in standard parking spaces, but is restricted to loading areas and truck parking spaces. Tour bus parking, where proposed, shall be designed to function without conflicting with required parking facilities. Joint use of driving aisles and driveways may be approved as part of the parking plan review.
C. Fractional Spaces. When the computation of the number of parking spaces required by this section results in a fractional parking space, one additional parking space shall be required when the fraction equals or exceeds one-half of a space.
D. Gross Floor Area. Unless otherwise specified, all references to the square footage of a building shall mean the gross floor area (GFA) of the building or structure in question. The term GFA, as used in this section, includes the total square footage of the structure, calculated by measuring the distances along the exterior building walls, including all floors of the building or structure (i.e., two-story building with one thousand square feet on first floor and one thousand square feet on second floor would have a gross floor area of two thousand square feet). The definition for gross floor area shall also apply to areas which are unenclosed but may be sheltered or segmented in some manner such as a patio or breezeway which functions in support of the principle use of the site such as for outside seating, retail sales, or display.
E. Mixed Retail. The term “mixed retail” refers to individual or freestanding retail and restricted retail uses which do not rely on adjoining uses or facilities and are not contained within a planned or organized group of structures with common parking and circulation facilities.
F. Shopping Center. The term “shopping center” refers to a group of commercial establishments located on a common site which are planned, developed, owned, or managed as a cohesive unit with off-street parking shared among the uses on the site. Shopping centers are allowed to provide parking at a lower rate than what would be required if parking were calculated on a use-by-use basis as with freestanding buildings. The following categories of shopping centers are utilized in this chapter:
1. Neighborhood Shopping Center. Refers to a site of three to ten acres which is developed with structure of between thirty-five thousand and one hundred thousand square feet of gross floor area.
2. Community Shopping Center. Shall be located on a site of greater than ten acres and shall contain more than one hundred thousand square feet of gross floor area.
G. Standard Parking Space. A standard parking space shall measure no less than nine feet in width by nineteen feet in depth.
H. Compact Parking Space. A compact parking space shall be no smaller than eight and one-half feet in width by sixteen feet in depth. A maximum of thirty percent of required off-street parking may be designated for use by compact vehicles when the spaces are clearly designated by pavement markings.
I. Handicap Parking Spaces. All parking facilities shall include handicap accessible parking spaces. The required number of spaces, as well as their size, location, and design shall conform to the provisions contained in the Americans with Disabilities Act (ADA) and as otherwise required by state and federal law. Handicap parking spaces shall be included in the required number of spaces for a project (i.e., ten spaces required--nine standard spaces and one handicap parking space can be provided).
J. Small Truck Loading Space. A small truck loading space shall measure no less than ten feet in width by twenty-five feet in length.
K. Large Truck Loading Space. A large truck loading space shall measure no less than twelve feet in width by fifty-five feet in length.
L. Seats and Seating Capacity. Where the standards for parking set forth in this chapter are based upon seating capacity, the capacity shall be determined by reference to the actual number of seats present within the structure. Where bench seating exists, one seat per eighteen inches will be counted. In those instances where no fixed seating is present, such as multi-purpose auditoriums or banquet rooms, each forty square feet of occupiable floor space shall constitute one seat. When by the interpretation of the zoning administrator both bench seats and other seating may be provided, both the existing bench seats and floor area will be utilized in determining required parking spaces.
M. Timing of Parking Requirements. All parking facilities shall be installed prior to the final inspection and issuance of an occupancy permit. In all instances, a site plan review approved and signed by the zoning administrator, and a building permit (and grading permit as determined by the engineering department) shall be required to determine that the parking spaces comply with the approved parking plan and the parking lot surface is developed in compliance with the development standards, Americans with Disabilities Act (ADA) standards, and as otherwise required by state and federal law.
N. Auto Sales Lot. Outdoor vehicle sales lots for new or used motor vehicles, boats, travel trailers, manufactured home sales, motorcycle sales and other uses which continuously occupy a space as determined by the zoning administrator as part of a site plan review are similar to structures inasmuch as the parked vehicles consistently occupy space on the lot equivalent to occupancy by a structure or building. Vehicles (cars, boats, etc.) shall not be parked closer than ten feet to rear and side property lines and cannot be located in the vision setback area as shown in Section 18.102.120.
O. Tour Bus Space. A parking space provided for tour buses shall be a minimum of twelve feet by thirty-five feet.
P. Existing Parking Lots. Parking lots which were approved or installed prior to adoption of these revised parking standards may continue although such use does not conform to the provisions of this section. Changes in tenant occupancy to a similar or less restrictive use, as determined by the zoning administrator, shall not result in implementation of the new parking lot requirements, except such change in uses shall comply with all requirements of the Americans with Disabilities Act, and as required by state and federal law.
Any increase in building size which would require additional parking spaces based on the parking standards in this section would also require that the entire parking lot comply with the development standards (lot surfacing, parking space sizes, landscaping, etc.) contained in this section.
Any change in tenant use that would be determined by the zoning administrator to increase the parking requirements for the development will require that the entire parking lot comply with the development standards (lot surfacing, parking space sizes, landscaping, etc.) contained in this chapter, except parcels zoned industrial or general commercial. When buildings are increased in size on parcels zoned industrial or general commercial additional parking spaces and landscaping shall be provided to accommodate the existing and proposed uses as required by this chapter.
The additional parking spaces shall be surfaced and maintained with asphaltic, concrete, or other paving materials as approved by the zoning administrator. Any existing parking spaces can continue as developed (paving will not be required) until such time as the building is destroyed or damaged as described in Section 18.86.040, improvements are made to the facility which exceed fifty percent of the building area, or the building is increased in size by fifty percent by either one expansion or cumulative expansions from the date of enactment (December 12, 2006) of this chapter.
When an existing building is destroyed or damaged as described in Section 18.86.040 (Nonconforming uses), parking lot (numbers and design) must comply with the parking standards established by this chapter.
Q. Building setbacks are established from the road right-of-way edge (front), sides, and rear property lines as specified by each zone district. Nothing in this chapter would allow a parking space overhang into the road right-of-way or onto adjacent parcels.
R. Parking District. Parking requirements may be modified within a parking district where the district provides adequate parking within the limits of the district and the parking requirements of a new use are accommodated by the parking district. (Ord. 525FF § 1(part), 2008; Ord. 525-X § 3(part), 2006).

Any structure or building hereafter erected or structurally altered or placed on a lot shall be provided with off-street vehicle parking spaces, not more than two hundred feet, at the nearest point, from the building served and to be used exclusively by the residents, patrons, or employees of said structure or building, according to the following schedule:

(Ord. 525FF § 1(part), 2008: Ord. 525-X § 3(part), 2006).

A parking plan in the form of a site plan review shall be submitted to the planning department/zoning administrator (or planning commission if a conditional use permit or other entitlement is required as part of site development) for evaluation and approval prior to the construction or installation of any parking facility, except for single family dwellings. No buildings permits/foundation plans to allow building construction will be approved until a site plan review of the project is completed. A site plan shall be submitted to the planning department as described in Chapter 18.97. In addition to the standards as established by this chapter, the site plan review shall also include a review of development standards as established by the adoption of area plans. Application fee shall be established by resolution of the board of supervisors. (Ord. 525-X § 3(part), 2006).

Parking plans for recreational facilities and other uses that would provide entertainment (i.e., video arcade, etc.) for youth should include bicycle parking racks. It is recommended that all shopping centers provide for bicycle spaces in the project. The number and location shall be determined by the zoning administrator at the time of site plan review. (Ord. 525-X § 3(part), 2006).

Parking district to be formed as approved by the board of supervisors and in compliance with state law. (Ord. 525-X § 3(part), 2006).

Parking of automobiles accessory to a residential use shall be limited to those automobiles actually used by the residents, or for temporary parking by guests. The automobiles must be licensed and in working order.
Single family dwellings constructed on subdivision lots after the date of adoption of the ordinance codified in this chapter must provide parking as follows:
A. Single family dwelling use established on lots four thousand five hundred square feet or less in size shall provide two parking spaces. One of the two parking spaces must be covered and enclosed on all four sides.
B. Single family dwelling use established on subdivision lots four thousand five hundred one square feet or larger shall provide two parking spaces. Both parking spaces shall be covered and enclosed on all four sides.
On subdivision lots where a residence exists, any expansion of the dwelling that would result in a fifty percent increase in the size of the dwelling would require that covered parking be provided as outlined in subsection A or B of this section. If an existing single family dwelling is destroyed (fifty percent or more of the dwelling square footage) or removed from the parcel, the repair or replacement of that single family dwelling must provide covered parking as outlined in subsection A or B of this section.
Multiple family developments are required to provide two parking spaces per unit. One of the two required parking spaces shall be covered, either in a garage (enclosed on all four sides) or carport. (Ord. 525-X § 3(part), 2006).

The following regulations shall apply to the parking of commercial vehicles in residential subdivisions:
A. No commercial vehicle with a manufacturer’s gross vehicle weight of ten thousand pounds or greater shall be parked within any residentially zoned parcel or in or on any county road or right-of-way therein, unless actual loading or unloading of the vehicle is in progress; except that one truck-tractor only, without trailer or semi-trailer, may be parked on the driveway of a residence within any residential subdivision if the lot area exceeds fifteen thousand square feet. For purposes of this section, “commercial vehicle” includes truck-tractors, trailers, semi-trailers, motor trucks, straight trucks, bobtails, dromedaries, drays, trailer coaches, well-boring rigs, gantry trucks and logging trucks, but shall not include recreational vehicles or campers, as defined by the motor vehicle code.
B. No repair or maintenance shall be performed on any truck-tractor while the same is parked pursuant to subsection A of this section.
C. Notwithstanding subsection A of this section, any combination of two-axle panel trucks and two-axle vans not exceeding a total of two vehicles may be parked at a residence on a residentially zoned parcel.
D. Agricultural or forestry vehicles may be parked in all agricultural districts.
E. For purposes of this section, “truck-tractor” means a motor vehicle designed and used primarily for drawing other vehicles (trailer) and not so constructed as to carry a load other than a part of the weight of the vehicle (trailer) and load so drawn. (Ord. 525-X § 3(part), 2006).

Off-Site Parking. Up to fifty percent of off-street parking required for commercial uses may be located on a separate parcel, provided that the off-site facility is located adjacent to the parcel where the building is located, there is no separation by an alley, highway, or local street wider than sixty feet, and the parking spaces are not more than two hundred feet, at the nearest point, from the building served. A covenant, cross-parking agreement, or other instrument suitable to the zoning administrator shall be recorded securing the use of the off-site parcel for parking. (Ord. 525-X § 3(part), 2006).

In any commercial, industrial, or institutional zone district, at the time of building development, there shall be provided and maintained, on the same lot with such use, loading spaces as follows:
A. Structures less than ten thousand square feet of gross floor area: All establishments occupying structures of less than ten thousand square feet shall provide a minimum of one small truck loading space (subject to site plan review, the zoning administrator can require one large truck loading space instead of the small truck loading space based on the type of business and deliveries). It is recommended that the space be located within fifty feet of the structure to be served by the loading or unloading vehicles, and clearly marked on the pavement surface. The zoning administrator can grant a greater distance than fifty feet if development constraints warrant such consideration.
B. Structures ten thousand square feet and larger of gross floor area: A minimum of one large truck loading space for each center shall be provided. The space must be located in a loading dock or adjacent to a service entrance. Additional required spaces must be located within one hundred feet of the service entrance. These spaces must be located in an area where they will not conflict with required parking or circulation areas.
C. As part of the site plan review process for either large or small shopping center projects (subsection A or B of this section), the zoning administrator can require additional truck parking spaces. (Ord. 525-X § 3(part), 2006).

A. Location of Parking Areas. Parking areas shall be located within two hundred feet of the establishment the facility is designed to serve. This distance shall be measured from the nearest point of the parking facility to the nearest point of the building or structure.
B. Parking Angles and Aisle Widths. The minimum aisle widths shall be calculated according to the angle of the parking stall. See Section 18.102.110 for examples of parking space designs. The following minimum dimensions shall apply:

C. Road Right-of-Way. Parking facilities shall be designed so that vehicles maneuvering out of parking spaces do not back into or across the road right-of-way. All parking facilities shall be designed so that every space is accessible without having to leave the facility and re-entering from the road right-of-way. Public alleys are exempt from this requirement. Where development in any zone abuts a public or private roadway, vehicular access onto the roadway may occur only through a forward movement of the vehicle. This does not apply to single family residential development.
D. Surfacing Requirements. In all commercial, industrial, multiple family, and public and institutional parking facilities, parking and maneuvering areas shall be surfaced and maintained with an asphaltic, concrete, or other paving materials as approved by the zoning administrator sufficient to prevent mud, dust, loose material, and other nuisances. See Section 18.102.130 for parking lot detail.
Parking areas for single family dwellings and agricultural operations shall be maintained in a dust free condition.
E. Drainage. All parking and loading facilities shall be graded and provided with permanent storm drainage facilities. Surfacing, curbing, and drainage improvements shall be installed to preclude the flow of water onto adjacent properties or public rights-of-way, and to preclude standing pools of water within the parking facility.
F. Striping and Pavement Marking. All parking facilities that are paved shall be striped in such a manner so that individual parking spaces and traffic patterns are clearly delineated. Compact parking spaces and areas to be utilized as loading zones shall be clearly designated on the pavement. Parking facilities not surfaced with such material (i.e., agricultural operations, phased parking lot development, etc.) shall delineate individual parking spaces by using alternative materials such as concrete wheel stops, and traffic patterns shall be designated by the use of upright signage.
G. In any zone district where a building provides a doorway/entrance that is large enough in size to accommodate a vehicle, a minimum of twenty-seven feet of setback must be provided measured from the entrance/doorway to the closest point on another building or side or rear property line. This section does not apply when the doorway/entrance faces a road right-of-way, street, or alley.
H. All Setbacks Shall be Landscaped. (This requirement does not apply to single family residential development.) The following landscaping and aesthetic treatment provisions shall be required:
1. Parking Setbacks. Parking stalls shall be located no closer than ten feet to the property line or edge of the right-of-way, whichever is closer. A minimum five-foot side and rear setback shall be provided. Parking setbacks, including where applicable the public or private right-of-way, shall be landscaped and a permanent, automatic irrigation system installed.
2. Curbs. A continuous curb, six inches in height, shall be located at the front of all parking spaces located adjacent to landscaped areas, berms, or masonry walls, to prevent vehicle encroachment into these areas. Curbs shall be utilized to prevent overhang onto adjacent properties. Curbs shall be located a minimum of twenty-four inches in front of the areas they are designed to protect. When a raised curb is provided, parking spaces may be permitted a two-foot overhang, except where such an overhang would interfere with the landscape planter as determined by the zoning administrator. No overhang is allowed on the perimeter of a parcel that would allow vehicles to overhang onto adjacent properties or the road right-of-way. No overhang is allowed onto pedestrian walkways or access ways that would interfere with handicap accessible requirements. See Section 18.102.130 for parking lot detail.
3. Screening. When parking facilities are located within one hundred feet of residentially zoned or developed property, a solid masonry wall no less than six feet in height shall be constructed along the common property line. Screening is not required for residences which have been developed on parcels zoned commercial or industrial. In the vision setback area, the fencing shall not exceed three feet in height. The five-foot parking setback between the wall and the parking area shall be landscaped. When parking facilities are separated from residential development by a road right-of-way, fencing will not be required. Landscaping shall be installed in such a manner as to limit glare and light impacts.
4. An additional backup area shall be provided at the end of each parking aisle. The area shall be the width of the parking aisle and extend five feet beyond the last parking space.
5. Landscaping Maintenance. Whenever a landscape and irrigation plan is required by ordinance, or as a condition of any action authorized by this code, it shall be a violation of this code if a property owner fails to maintain the property in accordance with that approved landscape or irrigation plan.
6. Shade trees shall be located throughout a parking lot at a ratio of one tree for every six parking spaces.
7. Landscaping requirements are part of the site plan review process. If at the determination of the zoning administrator a drought or low water supply situation exists within a given area of the county, the amount and type of landscaping required can be reduced based upon the existing water situation.
I. Driveway Visibility. A vision setback area shall be established whenever a driveway intersects with a street, alley, or highway. The vision setback area shall have a depth of ten feet measured from the property line or road right-of-way edge, whichever is closer, and shall extend to a point thirty feet from the both sides of the driveway along the road frontage. In the vision setback area, no structure of any kind shall be permitted which exceeds a height of three feet except for necessary highway and traffic signs, utility poles, and open fences through which there is clear vision. No plant material shall be permitted which obscures safe vision, or exceeds a height of three feet, of the approaches to the driveway intersection. Applicability of this section is limited to driveways for uses other than single family residential development which allow forward ingress/egress of the project site. Section 18.98.040 pertains to any project where a backing maneuver is required for ingress and egress.
J. Lighting. Lights provided to illuminate any parking facility or paved area shall be hooded and designed to reflect away from adjoining property lines and right-of-way, whether public or private.
K. Shopping Cart Storage. Developments which utilize shopping carts (i.e., grocery stores, retail uses, etc.) shall provide for either outdoor or indoor shopping cart storage. Design and numbers of cart storage areas shall be evaluated as part of the site plan review process and shall be subject to zoning administrator approval.
L. Trash Enclosures. A designated trash enclosure shall be provided for all commercial, industrial, institutional, and multiple family uses. See Section 18.102.130 for design requirements. Trash enclosures shall comply with this standard and all standards as established by state law. Such enclosure shall be screened from adjacent properties through the use of a solid wall. The enclosure shall comply with setback distances from the road right-of-way edges and shall not be located within an easement or the vision setback areas of driveways. The enclosures will not have to comply with side and rear property line setbacks or setback distances from buildings, but will be subject to review and approval by both the planning and engineering departments. Location of the enclosures will be determined by the proximity to residential uses and zones, aesthetic considerations, and reasonable access to the units. Numbers and types of enclosures (single or double) to be provided will be determined by the engineering department based on the size and type of the development proposed. (Ord. 525-X § 3(part), 2006).

Parking lot detail, including drawings and supplemental specifications, if any, shall be as established by resolution of the board of supervisors. In the event of a conflict as between the provisions of this chapter, as codified, and the resolution of the board of supervisors, the terms of this chapter shall be controlling. (Ord. 525-X § 3(part), 2006).