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HomeMy WebLinkAboutItem 4STAFF REPORT Development Services Department DATE: March 27, 2012 TO: Arcadia Planning Commission FROM: Jim Kasama, Community Development Administrator By: Thomas Li, Associate Planner ''-- SUBJECT: Discussion regarding parking regulations and exceptions for recreational vehicles in single - family residential zones SUMMARY At the March 6, 2012 meeting, the City Council directed staff to develop a proposal for amending the parking regulations and exceptions for recreational vehicles in single - family residential zones. After being addressed by a resident at the January 17, 2012 City Council Meeting, staff was directed to present a report on the City's parking regulations for the single - family zones and how they are applied, interpreted and enforced. Currently, there is a four (4) vehicle and five (5) consecutive -day parking limitation for standard passenger vehicles, but other types of vehicles, such as commercial vehicles, recreational vehicles, and boats and are excepted, and as long as those other vehicles are operable and parked on an allowed paved surface, there is no limit as to how many such vehicles may be parked /stored on the property. A text amendment is the process to add more restrictive measures to the zoning ordinance, which involves public hearings before both the Planning Commission and City Council. BACKGROUND At the January 17, 2012 City Council Meeting, former Arcadia Planning Commissioner, Mr. John Murphy addressed the City Council on the subject of parking regulations, and provided the attached photographs of what the regulations apparently allow in his neighborhood, the Highlands. The photographs show covered vehicles stored in driveways, as well as motorhomes and boats. Mr. Murphy specifically referenced the following provisions from the Arcadia Municipal Code, which are applicable to each of the City's single - family zones: MOTOR VEHICLE LIMITATIONS— REQUIREMENTS. No more than four (4) motor vehicles shall be parked in the open, that is in a manner whereby the vehicles are visible from the adjacent public rights -of -way, on any single - family residential lot for more than five (5) consecutive days. The term "motor vehicles" as used in these Sections shall not include the following vehicles: trucks one (1) ton or larger, registered commercial vehicles, motorcycles, motorbikes, buses, motorhomes, recreational vehicles, trailers, boats and housecars. Mr. Murphy stated that he thinks these regulations are inadequate in that they allow too many vehicles, including large, recreational vehicles to be parked in front yards and /or in a manner that is visible from public rights -of -way. In response, the City Council requested a report on the City's parking regulations for the single - family zones. At the March 6, 2012 City Council meeting, staff presented the above - mentioned parking regulations along with the regulations of several nearby cities. After discussion, the Council agreed that the City's regulations need to be reexamined and directed staff to develop a proposal for potential amendments to the regulations. The Planning Commission is the advisory body to the City Council on land use matters, and staff is presenting this report to the Commission for discussion on the development of a text amendment to the parking regulations and exceptions for recreational vehicles in single - family residential zones. DISCUSSION As stated in the aforementioned regulations; excluded from the four (4) vehicle and five (5) consecutive -day parking limitations are all manner of recreational vehicles, motorcycles, and large, commercial vehicles. Therefore, the first paragraph applies only to standard, passenger vehicles, and the five (5) consecutive -day limit is applied such that not more than four (4) standard, passenger vehicles are allowed to be parked in the open and visible from an adjacent, public, right -of -way. However, because it is inconvenient to park that many vehicles in a driveway, and because overnight, on- street parking permits are readily available, enforcement of the five (5) consecutive -day limit is rarely necessary. Additionally, because of the availability of overnight, on- street parking permits and the exception of recreational vehicles from the four (4) vehicle and five (5) consecutive -day parking limits, there are many single - family properties where the driveways are used to store recreational vehicles in full -view from public rights -of -way. Furthermore, because the City's regulations do not require that the vehicles that are parked /stored at a property be registered to the occupants of that property, there may be situations where the recreational vehicles being stored at a property belong to someone other than a resident of that property. Parking & RV Regulations March 27, 2012 Page 2 STAFF REPORT Development Services Department DATE: March 27, 2012 TO: Arcadia Planning Commission FROM: Jim Kasama, Community Development Administrator By: Thomas Li, Associate Planner 11— SUBJECT: Discussion regarding parking regulations and exceptions for recreational vehicles in single - family residential zones SUMMARY At the March 6, 2012 meeting, the City Council directed staff to develop a proposal for amending the parking regulations and exceptions for recreational vehicles in single - family residential zones. After being addressed by a resident at the January 17, 2012 City Council Meeting, staff was directed to present a report on the City's parking regulations for the single - family zones and how they are applied, interpreted and enforced. Currently, there is a four (4) vehicle and five (5) consecutive -day parking limitation for standard passenger vehicles, but other types of vehicles, such as commercial vehicles, recreational vehicles, and boats and are excepted, and as long as those other vehicles are operable and parked on an allowed paved surface, there is no limit as to how many such vehicles may be parked /stored on the property. A text amendment is the process to add more restrictive measures to the zoning ordinance, which involves public hearings before both the Planning Commission and City Council. BACKGROUND At the January 17, 2012 City Council Meeting, former Arcadia Planning Commissioner, Mr. John Murphy addressed the City Council on the subject of parking regulations, and provided the attached photographs of what the regulations apparently allow in his neighborhood, the Highlands. The photographs show covered vehicles stored in driveways, as well as motorhomes and boats. Mr. Murphy specifically referenced the following provisions from the Arcadia Municipal Code, which are applicable to each of the City's single - family zones: MOTOR VEHICLE LIMITATIONS — REQUIREMENTS. No more than four (4) motor vehicles shall be parked in the open, that is in a manner whereby the vehicles are visible from the adjacent public rights -of -way, on any single - family residential lot for more than five (5) consecutive days. The term "motor vehicles" as used in these Sections shall not include the following vehicles: trucks one (1) ton or larger, registered commercial vehicles, motorcycles, motorbikes, buses, motorhomes, recreational vehicles, trailers, boats and housecars. Mr. Murphy stated that he thinks these regulations are inadequate in that they allow too many vehicles, including large, recreational vehicles to be parked in front yards and /or in a manner that is visible from public rights -of -way. In response, the City Council requested a report on the City's parking regulations for the single - family zones. At the March 6, 2012 City Council meeting, staff presented the above - mentioned parking regulations along with the regulations of several nearby cities. After discussion, the Council agreed that the City's regulations need to be reexamined and directed staff to develop a proposal for potential amendments to the regulations. The Planning Commission is the advisory body to the City Council on land use matters, and staff is presenting this report to the Commission for discussion on the development of a text amendment to the parking regulations and exceptions for recreational vehicles in single - family residential zones. DISCUSSION As stated in the aforementioned regulations; excluded from the four (4) vehicle and five (5) consecutive -day parking limitations are all manner of recreational vehicles, motorcycles, and large, commercial vehicles. Therefore, the first paragraph applies only to standard, passenger vehicles, and the five (5) consecutive -day limit is applied such that not more than four (4) standard, passenger vehicles are allowed to be parked in the open and visible from an adjacent, public, right -of -way. However, because it is inconvenient to park that many vehicles in a driveway, and because overnight, on- street parking permits are readily available, enforcement of the five (5) consecutive -day limit is rarely necessary. Additionally, because of the availability of overnight, on- street parking permits and the exception of recreational vehicles from the four (4) vehicle and five (5) consecutive -day parking limits, there are many single - family properties where the driveways are used to store recreational vehicles in full -view from public rights -of -way. Furthermore, because the City's regulations do not require that the vehicles that are parked /stored at a property be registered to the occupants of that property, there may be situations where the recreational vehicles being stored at a property belong to someone other than a resident of that property. Parking & RV Regulations March 27, 2012 Page 2 The photographs that Mr. Murphy presented include passenger vehicles that may be inoperable, recreational vehicles being stored in the open, and a vehicle parked on an unpaved surface. Storage of inoperable vehicles and parking on unpaved surfaces are violations that are covered by other provisions of the Arcadia Municipal Code, and are readily addressed by Code Services. Complaints about too many passenger vehicles being parked in a driveway or in public view are rare; and if there is a violation, the situation can easily be remedied with an overnight, on- street parking permit. Occasionally, there are complaints about recreational vehicles being parked in front yards or adjacent to side property lines, but this is not prohibited by the Arcadia Municipal Code. In fact, there is no limit on the number of registered commercial vehicles and /or recreational vehicles, including boats and other recreational equipment on trailers that may be parked /stored at a single - family zoned property so long as the vehicles are operable and parked on a paved surface, including in the front yard. Based on the photographs, it appears that Mr. Murphy is concerned about recreational vehicles being parked in front yards, and staff has found that other communities do regulate the parking of RVs. For the City of Arcadia to adopt similar regulations, a text amendment is necessary, and that process includes public hearings on the proposed regulations before both the Planning Commission and City Council. Staff checked the regulations of nearby cities and found the following recreational vehicle (RV) parking restrictions for Pasadena, Monrovia, El Monte, West Covina, San Marino, Sierra Madre, Temple City, and Glendora. The following table is a summary of the requirements of those cities, and copies of those regulations are attached for your reference. The term, RV as used by these cities includes boats and trailers, but does not include commercial vehicles. City RVs allowed in front yard? Restrictions Pasadena Yes, but only if 1. Set back 5 feet from curb or sidewalk there is no 2. Cannot obstruct vehicular visibility vehicular 3. Cannot obstruct access to garage access to the 4. Shall be on a driveway leading to covered parking rear yard 5. Shall be operable 6. Shall be moved at least once every 30 days to allow cleaning of the driveway 7. Shall not be on a landscaped area 8. Must be owned by the residents of the property, and registration must be current 9. Shall not be used for storage, living or sleeping while parked on the property, and shall not be connected to utilities for more than 72 hours 10. May be parked for up to 72 hours for loading and unloading supplies in preparation for or after a trip Parking & RV Regulations March 27, 2012 Page 3 City RVs allowed in front yard? Restrictions Monrovia No Allowed in an enclosed building, or in the rear or side yards if screened from the street and adjacent properties El Monte Yes, but only if there is no vehicular access to the rear yard 1. Maximum of 1 RV may be parked on the property 2. Shall be on a paved driveway 3. Shall be registered to the location where stored 4. Shall be operable 5. Shall not encroach into any public right -of -way 6. Shall not obstruct vehicular access to the garage 7. Shall not be used for dwelling purposes 8. Shall not be connected to any utilities, except for temporary maintenance West Covina Yes, by administrative permit 1. Maximum of 2 RV's may be parked on the property 2. Shall be parked on allowed paved areas 3. Shall not block the use of the driveway or access to the garage or carport San Marino No Only in the rear yard if not visible from the street Sierra Madre No Not in R -1 — Allowed in the Canyon Zone if at least 15 feet from the street Temple City Yes 1. Parked on a driveway or paved surface 2. Is operable & not dismantled in any way or in need of repair 3. Is not used for temporary or permanent living space 4. Does not continuously block access to the garage Glendora Yes, by administrative permit; otherwise only temporary parking allowed for not more than 72 hours for prepping or cleaning of vehicle Criteria for administrative permit: 1. The subject property is unique in size or configuration; 2. There is no available space in a garage, side yard or rear yard area which can accommodate the RV; 3. The RV can be screened from view from the public right -of- way and surrounding properties with a 6 -foot high wall /fence and gate that does not encroach into the setback or back -out area; 4. The RV can be parked parallel to the side property line and as near to the property line as possible; 5. Only 1 RV can qualify for an administrative permit; 6. The RV shall not encroach or block the garage back -out area; 7. Additional conditions may be imposed to reduce adverse impacts to surrounding properties. If an ordinance is adopted to restrict the parking of RVs at single - family properties, residents that own such vehicles and equipment may have to rely on commercial storage facilities for their vehicles. There are no such facilities in the City of Arcadia, but Parking & RV Regulations March 27, 2012 Page 4 staff found four (4) RV storage facilities within a five -mile radius of the City. The prices to store RVs at these facilities ranges from $70 to $182 per month for storage spaces of 10'x18' to 12'x45', respectively. RECOMMENDATION Planning staff has reviewed the regulations of the nearby cities and recommends the following list to initiate a discussion on developing RV parking regulations for the City of Arcadia: 1. No storage of RVs in the front yard area, with the exception of up to 72 hours before or after a trip for preparation or cleaning purposes. 2. RVs shall be screened from view from adjacent streets and properties. 3. RVs shall not block the use of the driveway and garage or be located within any required back -out areas. 4. The RVs shall be owned by and registered to the residents of the property and the registrations must be current. 5. RVs shall not be used for storage, living or sleeping while parked on the property, and shall not be connected to utilities for more than 72 hours. 6. RVs shall not encroach into any public right -of -way. 7. RVs shall be parked on an approved paved surface. 8. The RVs shall be operable. Requirements no. 7 and no. 8 are already covered by the property maintenance provisions of the Arcadia Municipal Code; however, staff feels that it is important that these limitations be clearly stated in any new RV parking regulations so that the owners are readily aware of them. Additionally, there are many types of vehicles that are considered RVs, and the City's current regulations exempt other vehicles; such as, trucks one (1) ton or larger, registered commercial vehicles, and buses. The Commission may wish to consider a detailed list of RVs, such as the one included in the City of Glendora's regulations, or may prefer to use the broader term, RV and specify a maximum size that is to be allowed to be stored at a single - family property. PLANNING COMMISSION ACTION The Planning Commission should specify the regulations that are to be proposed and direct staff to initiate the text amendment process by drafting an ordinance that is to be presented at a public hearing at a future meeting. Parking & RV Regulations March 27, 2012 Page 5 If any Planning Commissioner or other interested party has any questions regarding this matter prior to the March 27, 2012 meeting, please contact Associate Planner, Thomas Li by calling (626) 574 -5447, or by email at tli @ci.arcadia.ca.us. Approved by: Jim ma munity Development Administrator Attachments: Photos from Mr. Murphy RV Regulations from Other Cities Parking & RV Regulations March 27, 2012 Page 6 ILEGALLY STORED AUTOS and LEGALLY STORED RV'S (EXAMPLE) JANUARY, 2012 Pasadena 14.50.040 - Prohibited activities or conditions 29. Oversized vehicles (including but not limited to motor homes, recreational vehicles, trailers, camper shells, slide -in campers, boats, or parts thereof) parked or stored other than in covered parking or on a paved area at the rear of the property Such prohibition shall not apply if the rear yard is inaccessible to the vehicle, in which case parking may be permitted on a paved driveway subject to the following restrictions: a. The vehicle shall be parked at least 5 feet beyond the front yard property line if there is a sidewalk between the property and the street. If there is no sidewalk between the property and the street curb, the vehicle must be parked at least 5 feet from the paved edge of the street. b. If the oversized vehicle owner's driveway adjoins a driveway of neighboring property, the location of the oversized vehicle in the driveway shall not create a safety hazard or obstruct the view within 15 feet of the sidewalk or edge of the roadway of that neighbor when entering or leaving his /her driveway. c. An oversized vehicle parked in the driveway shall not prevent the parking spaces in the garage from being readily accessible. "Readily accessible" means that the oversized vehicle does not have to be moved in order for a second vehicle to enter or exit the garage or carport. d. Parking in the front yard shall be only upon a driveway leading to covered parking. e. An oversized vehicle parked in the driveway shall be fully operational, completely assembled, supported only by inflated tires, in good repair, neat and clean. Wrecked, dismantled, unregistered or inoperative vehicles shall not be parked in the driveway or in the rear yard, subject to other sanctions as set forth in this code. f. An oversized vehicle parked in the driveway shall be moved out of the driveway periodically (i.e., at least once every 30 days) to permit the surface underneath to be cleaned. No vehicle shall be parked on the grass, dirt or other landscaped areas surrounding a residence. h. Vehicle shall be owned or leased by the residents of the property and licensed with a current registration. i. An oversized vehicle shall not be used for storage, living or sleeping while parked in the driveway and shall not be connected to water or sewer lines for more than 72 hours. An oversized vehicle may be parked in the driveway for up to 72 hours for the purpose of loading or unloading supplies, or preparing the vehicle for a trip. g. J. Monrovia § 17.24.150 RECREATIONAL VEHICLE STORAGE. No motor vehicle, incapable of movement under its own power, camper shell, trailer, boat, recreational vehicle or similar vehicle shall be parked or stored in a residential or commercial zone unless contained in an entirely enclosed building, or unless the following criteria are met: (A) It is stored in the rear or side yard and screened from view from the street and alley, or adjacent properties. (B) The parking or storage pad is paved in conformance with this chapter. (C) No trucks, delivery vans, or other commercial vehicles exceeding a one -ton rated carrying capacity and used primarily in a trade or business, or tractors or backhoes shall be parked or stored in a residential zone. ('83 Code, § 17.24.150) (Ord. 94 -03 § 6, 1994) El Monte 17.08.060 — Vehicle Location and Storage. A. For all property zoned and /or used for residential purposes, no person shall park any recreational vehicle (including but not limited to, motor home, dune buggy, camper, camper bus, RV trailer) in any required front or street side yard areas except upon an approved paved driveway access to the garage /carport structure or upon any other approved paved area in the front or street side yard area. A maximum of one recreational vehicle may be parked in the required front or street side yard area; all recreational vehicles must have a valid registration and be registered to the location where stored or parked and shall be in an operable condition; and no vehicle shall park on or extend over any public sidewalk, parkway right -of -way, or any public right -of -way. Notwithstanding the above, no recreational vehicle (including but not limited to, motor home, dune buggy, camper, camper bus, RV trailer) shall be approved for storage in any required front or street side yard setback if there is room and access to the rear yard for that vehicle. However, in no case shall vehicle access to the garage be obstructed. The use of recreational vehicle for dwelling purposes during storage on a residential property and the connection of utilities, water, or plumbing to a recreational vehicle, except for temporary maintenance purposes, are strictly prohibited. West Covina Sec. 26 -392. - Vehicles in residential zones. Allowed parking area. For residentially zoned Tots developed with a single - family residence, allowed parking areas, in addition to a permitted garage or carport, are: Allowed paved areas of the front yard as defined in subsection 26- 402.5(d) and paved areas of the unscreened street side yard as defined in subsection 26.402.5(d) and as further set forth in subsection 26.402.5(f). Areas of interior side, street side (as defined in subsection 26- 402.5(d)), or rear yards which are fully screened by solid six -foot fences or walls and /or view - obscuring landscaping, except within five (5) feet of the rear property line. In no case shall the parking of a motor home, accessory recreational vehicle, or recreational equipment and trailer in a location other than the primary driveway block the use of the primary driveway or access to the garage or carport by other vehicles. One (1) motor home or accessory recreational vehicle may be parked on the side pad, circular drive, or other allowed parking areas that are not part of the primary driveway leading directly to a garage or carport without the approval of an administrative use permit. Motor homes, accessory recreational vehicles, and recreational equipment and trailers, up to an overall total of two (2) such vehicles, may be parked in any allowed parking area, subject to the approval of an administrative use permit pursuant to the provisions of sections 26 -270 through 26 -274, and further pursuant to the provisions of subsection (e) below. A first motor home or accessory recreational vehicle permitted to be parked pursuant to subsection (8) above shall be included in the total of two (2) vehicles. San Marino 23.02.03: PARKING AND STORAGE IN RESIDENTIAL FRONT YARDS AND SIDE YARDS: Parking or storage of vehicles in residential front yards and side yards of lots located in the R -1 Zones shall be subject to the following conditions: A. Driveways And Driveway Requirements: 1. All residential lots in the R -1 Zones shall have a driveway providing direct access from a public street or alleyway to a garage or other parking space. 2. All driveways shall not have a width of less than nine feet (9'). 3. Circular driveways may be located in the front yard; provided, that: a. The parcel is not located in Area Districts V, VI or VII; or b. The circular driveway located in Area Districts V, VI or VII is replacing the footprint of an existing legal nonconforming circular driveway. 4. The total of all paved and impervious areas including, but not limited to, driveways, walkways, patios, porches, landings, and /or architectural accessories does not exceed forty five percent (45 %) of the front yard area. The total coverage of all paved and impervious areas which exceeds twenty five percent (25 %) of the front yard area is subject to design review as stated in subsection 23.15.03H of this Chapter. B. Parking Restrictions: 1. No parking space shall be permitted in the front yard. 2. Parking spaces located in the side yard shall be screened from view of the public street by: a. Landscaping; or b. A decorative wall. 3. A parking space may be located in the rear yard, provided it is not Tess than one foot (1') from the rear line of the lot nor less than four feet (4') from the side line of the lot. 4. Parking spaces shall be located on the same lot or parcel of land as the residence being served. C. Parking Restrictions: 1. No vehicle may be parked in a front or side yard, except on a paved or impervious area designated as a driveway or as a parking space. 2. No vehicle may be parked in a front yard driveway or parking space for a period greater than forty eight (48) consecutive hours. D. Storage Prohibition: 1. No equipment, materials, trash or other materials not customarily considered as decorative landscaping (except as provided for in Chapter IX of this Code) shall be stored in the front yard or side yard, driveway or circular driveway except during actual periods of construction for which a permit has been issued on the lot. 2. Parking spaces located in the side yard shall not be used for the storage of vehicles. 3. Parking spaces located in the rear yard when visible from the street shall not be used for the storage of vehicles. E. Requirement For Compliance: 1. No new construction shall be permitted in the R -1 Zones unless it shall comply with this Section. 2. No additions to existing structures increasing the liveable area by more than twenty percent (20 %) shall be permitted unless the requirements of this Section are complied with. 3. No reconstruction or modification of parking spaces not conforming with this Section shall be permitted except patching, sealing or replacement of sections not to exceed fifty (50) square feet. 4. No construction to replace or modify parking spaces not conforming with this Section shall be permitted unless it shall comply with this Section; excepted are repairs to preexisting parking spaces such as patching or sealing and replacement of sections not to exceed fifty (50) square feet. F. Existing Nonconformance: No building shall be deemed nonconforming solely by reason of a driveway, circular driveway or parking space lawfully constructed in accordance with all regulations applicable at the time of its construction, except as provided in Section 23.06.10 of this Chapter. G. Request For Relief: Any request for relief from the requirements of this Section, except for subsection A4 of this Section, shall require a conditional use permit as set forth in this Code. (Ord. 096 -1093, 7 -10 -1996) Sierra Madre 17.20.020 - Permitted uses L. Vehicle Parking. The use of unimproved lots or parcels for temporary, and /or ongoing, vehicle parking may be permitted as follows: 1 Subject to the approval by the director of development services of a minor conditional use permit pursuant to the provisions of Section 17.60.055 2. That each vehicle parking site shall only be utilized for noncommercial residential vehicle parking. No vehicle parking fee shall be collected by the property owner; 3. There shall be no storage of recreational vehicles, including, but not limited to, motorhomes, recreational and equipment trailers, boats and watercraft and similar items. Temple City 4231 Prohibited Public Nuisance Conditions A. Any real property or premises in the City in such a manner that any one or more of the following conditions are found to exist thereon: 23. The use, parking, or storing of any recreational vehicle as temporary or permanent living space. 24. Vehicles, trailers, campers, boats, recreational vehicles, and /or other mobile equipment placed, parked or stored in violation of any provision of the Temple City Municipal Code, including the Temple City Zoning Code. 25. Vehicles, trailers, campers, boats, recreational vehicles, and /or other mobile equipment placed, parked, or stored on any unpaved surface within the front yard setback of any real property. 26. Parking spaces required by the Temple City Municipal Code, including the Temple City Zoning Code, that are not maintained in such a manner that said spaces are continuously free, accessible, and available for vehicle parking without the movement of real or personal property. 27. Abandoned, dismantled, inoperable or wrecked boats, campers, motorcycles, trailers, vehicles, or parts thereof, unless kept, placed, parked, or stored inside of a completely enclosed, lawfully constructed building or structure. Glendora 21.03.020 Off- street parking and loading. I. Recreational Vehicles. 1. Purpose. The purpose of the recreational vehicle (RV) code is to clearly define what is considered a recreational vehicle and to identify locations and standards for storage of recreational vehicles in residential zones and to identify requirements for temporary parking of recreational vehicles in order to protect the integrity, value and character of residential neighborhoods along with public health and safety. 2. Definitions. Recreational vehicles or RV's are defined to cover both recreational vehicles that are motorized and non - motorized. "Motorized recreational vehicle" means a motor home built on a truck or bus chassis or a van chassis which usually has a section overhanging the cab. All these vehicles are powered by internal combustion engines that run on gasoline, diesel, batteries or other fuel. Van campers and pickup truck campers are excluded from the recreational vehicle definition. Inoperative vehicles pursuant to Section 9.36.010(8) of the Glendora Municipal Code are prohibited. "Non- motorized recreational vehicle" means a conventional travel trailer or a fifth wheel trailer utilized for recreational purposes and designed to be towed by a vehicle. Boats, horse trailers, utility trailers for storing recreational equipment or other equipment and all- terrain vehicles stored on trailers utilized for recreational purposes are considered non - motorized recreational vehicles. Pickup truck camper shells which have been removed from the vehicle and stored are considered non - motorized recreational vehicles and shall conform to the provisions of this title. The following diagrams represent examples of recreational vehicles as defined by this subsection and are not meant to be a complete list of examples: RECREATIONAL VEHICLE EXAMPLES motor cycles) on trailer Motor Home 5th Wheel Trailer Travel Trailer Tent Trailer Sea -doo (or other equipment such as a boat or Horse Trailer Utility Trailer enclosed example Utility Trailer open example The following examples are exempt from the recreational vehicle definition: Van Camper is excluded Pickup Truck Camper is excluded "Recreational vehicle storage" means on -site residential parking of a recreational vehicle on a parking space approved for a recreational vehicle by this section that is separate from the required off - street parking for a single - family residence. "Temporary recreational vehicle parking" means short term parking for the purposes of cleaning and prepping which can occur on a public street with a valid city permit issued by the city pursuant to Section 10.12.021 of the Glendora Municipal Code or on private property within the front setback on an approved driveway leading to a garage for a time period not to exceed seventy -two hours at any one time. "RV yard area" means those areas on a residential zoned parcel where an RV may or may not be stored relative to the main residential building and orientation to the street. "RV front yard" for the purposes of RV storage means a space extending the width of a parcel between the front property line and the front of the residence and not less than the required front setback for the zone. If the front of the residence varies relative to the front property line, the RV front yard shall follow the front of the residence, not an imaginary straight line taken from the nearest wall of the residence to the street. "RV side yard" for the purposes of RV storage means a space extending from the RV front yard area to the RV rear yard area between the side property line and the side wall of the main residence. "Short RV side yard" for the purposes of RV storage means a space between the side property line and the shortest side wall of the main residence and extending from the RV rear yard area up to three feet into the RV front yard area provided it does not extend beyond the main residence building line nearest the street, does not encroach into the front setback or into the required twenty- five -foot backout distance from the garage. "RV rear yard" for the purposes of RV storage means a space extending the width of a parcel between the rear property line and a line parallel with the rear wall of the main residence. "Corner lot RV front yard" for the purposes of RV storage means the street frontage with the property address. "RV street side yard" for the purposes of RV storage means the RV yard area adjacent to a street on a corner lot between the RV front yard as determined by the corner lot RV front yard definition and the RV rear yard. "Irregular non - conforming RV lot" for the purposes of RV storage means a lot where one side is twenty -five percent or less of the other side, resulting in a lot depth of less than one hundred feet. Lot depth is measured from the mid -point of the front lot line to the mid -point of the rear lot line. "Irregular non - conforming RV lot side yard" means the side yard for the narrowest side beginning at the side of the driveway farthest from the residence to the side property line of the narrowest side and extending from the front property line to the RV rear yard. RV Yard Area Diagrams Examples (no scale): Square residential layout Driveway to Garage 123 Main Street RV Side Yard "L" residential layout RV Side Yard N ' "Short' RV Side Yard ( may extend up to 3 rent into RV front yard meat hut not in front of main building line or into 25 foot back out from garage? Single Family Residence 12 Main Street RV Front Yard Drtvena to Garage ^ Corner lot RV yard area — Address and front door facing narrowest street frontage tri 0 456 Elm Street Corner lot RV yard area — Address and front door facing longest street frontage 2$ flak Street Elm Street Non - conforming lot yard areas lrrcgular Nan-cuntormuu R% lint Ss& Yard Uri +e.vay 7411 Placeppk Street 3. Zones which allow RV Parking. Other than as permitted under Title 21 Use Table C and Route 66 Specific Plan Use Table 6 -1, recreational vehicles may only be stored on single - family zoned lots or lots in which a single - family structure is occupying the parcel even though the lot may be zoned for multifamily structures. The ability to maintain storage of recreational vehicles on multiple - family zoned parcels shall only be permitted as long as there remains a sole single - family structure on the parcel. No commercial RV storage shall be permitted in any residential zone. Commercial RV storage facilities shall refer to Table C of Title 21 and Table 6 -1 of the Route 66 Specific Plan in Title 21. In all cases, storage must maintain compliance with all other sections of this code. 4. Registered Owner. The registered owner of an RV stored on the property must either be the owner of the property or use the property as their primary RV SRk Yard residency. This subsection does not apply to a single RV stored on the property as a result of visiting guest(s) as long as the storage does not exceed seventy -two hours. 5. RV Storage Standards. a. Front Yard RV Storage. No storage of recreational vehicles may occur in the front yard area or in front of the main residence of the property unless an administrative review permit has been granted, with the exception of a slight encroachment extending from the side yard into the front yard not to exceed three feet and does not encroach into the twenty - five -foot back -out distance from a garage and is screened with a six -foot wall or solid fence. The only other exception to this subsection shall be the temporary parking of the RV on a driveway leading to a garage for the purpose of prepping the vehicle for use or cleaning the vehicle after its usage. In no case shall that period of time exceed seventy -two hours. Recreational vehicle temporary parking within the front setback and /or in front of the main residence on driveways leading to a garage shall not encroach onto the sidewalk area or public right -of way. This subsection shall pertain to RV parking on private residential property. Temporary RV parking on public streets for any period of time is administered through Chapter 10.12 of the Glendora Municipal Code. b. Rear Yard RV Storage. Storage of recreation vehicles in the rear yard area is permissible as long as there is a six -foot wall or solid fence to screen the vehicle from view. The RV shall not encroach closer to than two feet to any wall or fence. Screening walls, gates and fences shall be required to obtain any necessary review, approvals and permits. c. Side Yard RV Storage. Recreational vehicle storage is permitted in the RV side yard area behind the front setback and behind the RV front yard provided it is screened to a height of six feet as required by this title. RV side yard storage examples: Side yard RV storage — Square residential building layout RV Side Yard RV Side Yard RV Side Yard Storage example 1 behind RV Front Yard Area & behind a 6 ft se teen 6 limit screening Driveway to Garage 123 Main Street RV Side Yard Storage example 2 behind RV Front Yard Area & behind a 6 foot high screen N Side yard RV storage - "L" residential building layout RV Side ' 6 foot Yard �i ' <� ^w +r : >C X,s,: Screening RV Side Yard storage space example No ! behind RV From Yard & behind front of residence & behind 6 toot screen 6 toot Screening RV Fmnt Yard 123 Main Street RV Short Side Yard Storage Space example No. 2 extending 3 feet into RV Front Yard without encroaching into rogueries! 25 tout back out tram garage & behind front of residence & behind 6 foot screen Side yard corner lot RV storage, address and front door on narrowest frontage RV Strrcet Side Yard RV Street Side Yard Storage behind RV Front Yard Area & behind a 6 fort high screen 6 foot Breen r N to a 0 RV Side Yard RV Side Yard Storage behind RV Front Yard Area & behind a 6 foot tugti screen 456 Eta Street Side yard corner lot RV storage— Address /front door on longest street frontage r N 24 Oak Street V Side RV Side Yard Storage behind RV Front Yard Area & behind a 6 foot high screen 6 foot Screen RV Street Side Yard Storage behind RV Front Yard Area & behind a 6 foot high screen Elm Street RV Street Side Yard RV side yard storage — Irregular non - conforming Tots Irregular Non - cnntinming ku RV Side Yard Storage exany+k RV Side Yard 6 loo screening RV From Yard Driveway ' 798 Pineapple Street 6. Parking Surface for RV Storage. RV storage may be on any surface. If the surface is vegetation, it must be maintained pursuant to GMC Section 9.36.020(4). 7. Access to Side or Rear Yard Storage Area. Generally access to side or rear yard storage areas shall be from the existing driveway. However in some cases, the access may require the recreational vehicle to access over a curb and sidewalk. In those cases, the property owner shall be responsible for the maintenance and if determined by the public works director the replacement of curb and sidewalk damaged by such use. 8. Screening. Acceptable screening is considered a wall or solid fence structure that has obtained all required approvals and permits from the city. RV Side Yard RV Side Yani SIorage example - Irregular Nnn- Conforrnwg l.ot Materials for screen fencing shall be masonry, wood or wrought iron with view - obscuring material. Materials for screening gates shall be wood or wrought iron with view - obscuring material. In no case shall an RV screening wall or fence along the side yard or rear yard be higher or lower than six feet as measured to the highest finish grade. Recreational vehicle storage in a side yard area shall be screened from view from the public right of way as provided by this section. A gate is not required. 9. Temporary Coverings. No temporary coverings such as tarps or cloth screens are permitted. Fitted covers and permanent canopies are permitted and may be used as long as they are specifically designed for a recreational vehicle. All fitted covers and permanent canopies shall be maintained in good condition. Permanent canopies are structures which are permanently fixed to the ground and shall comply with all required building codes and Glendora Municipal Code Section 21.04.010(D)(2) Accessory Buildings. 10. Living Quarters. Recreational vehicles shall not be used as living quarters when stored on residential or commercial property within the city except as provided in Section 19.20.140 of the Glendora Municipal Code. 11. Temporary On- Street Parking. Temporary on- street RV parking shall be permitted for a maximum of seventy -two hours at any one time with an approved temporary RV street parking permit issued by the city as provided by Section 10.12.021, Early Morning Parking- Temporary Permits, of the Glendora Municipal Code. 12. Grandfathering of 1993 RV Parking Exemptions. The recreation vehicles granted an exemption through the 1993 ordinance and recorded with the community preservation division shall continue to be recognized as valid until the specific vehicle referenced in the exemption is no longer located on the property. 13. Enforcement. The effective date of the ordinance codified in this section shall be six months from the date of adoption by the city council. 14. Administrative Review Permit for RV Storage in RV Front Yard. a. Storage of an RV in an RV front yard area of a single - family residential zone or a multiple - family residential zone developed with only one residence is prohibited unless an administrative review permit is approved by the director of planning and redevelopment. b. The application for an administrative review permit for RV storage in a RV front yard area shall be denied unless all of the following five findings for approval can be made: (A) The subject property is unique in size or configuration; (B) There is no available space in a garage, side yard or rear yard area which can accommodate the RV in conformance with this title; (C) The property can accommodate screening from view from the public right -of -way and surrounding properties with a six -foot high wall /fence and gate constructed with view obscuring material. The six - foot high wall /fence and gate screening does not encroach into the front yard setback area or twenty- five -foot back -out distance from a required garage; (D) The RV can be parked parallel to the side property line and as near the property line as possible; (E) Only one RV can qualify for an administrative review permit for RV front yard storage on the subject property. c. The following development standards shall be incorporated into conditions of approval for the administrative review permit: (A) The RV storage space shall not encroach or block the required twenty- five -foot back -out distance from an approved garage; (B) The director may impose additional conditions as needed to ensure compliance with regulations and to reduce adverse impacts to surrounding neighborhood properties. d. The administrative permit shall be approved or denied by the director of planning and redevelopment with appeal to the planning commission. The action of the planning commission, shall be based on findings (A) through (E) and supported by factual findings in order to grant the appeal. The action of the planning commission shall be final with no further administrative appeal possible.