Agenda Item Wording:
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Temporary parking lot requirements - Discuss and provide direction regarding regulations, requirements and options for city owned temporary parking lots.
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Agenda Date: 10/19/2026
Prepared by:
Jason Huckleberry, Director of Eng & Building Dept, 713-4495, Jason.huckleberry@visalia.gov
Paul Bernal, Director of Planning and Comm. Preservation Dept, 713-4025, Paul.bernal@visalia.gov
Department Recommendation:
Receive and discuss the presentation by staff, providing direction, as necessary, pertaining to existing city-owned temporary parking lots, including temporary parking lot regulations, requirements, and options.
Summary:
Recent requests from the public regarding temporary and/or permanent unpaved parking lots have prompted an internal review of existing regulations and standards related to parking facilities within the City of Visalia. Staff’s presentation is intended to provide the specific municipal code sections and standards, outline existing practices related to temporary/permanent parking lots (including those associated with seasonal temporary conditional use permits), and discuss existing city owned temporary lots that are in use today.
Background Discussion:
City Regulations and Standards
Regulations for off-street parking within the City of Visalia are found in Chapter 17.34 of the City’s municipal code. Chapter 17.34.030 provides the specific standards for off-street parking facilities, notably requiring:
• 17.34.030(C) - “The parking area, aisles and access drives shall be surfaced with an asphalt concrete surfacing of two-inch minimum thickness on a four-inch untreated rock base.”
• 17.34.030(F) - “No parking areas shall be located within a required front setback or within a street side setback of a corner lot.”
• 17.34.030(O) - “Vacant or unimproved lots shall not be used as vehicle parking facilities and/or outdoor storage of commercial equipment, construction equipment, and similar uses unless screened appropriately, as determined by Site Plan Review Staff.”
Regulations for off-street parking are intended to ensure sites utilized for parking reduce or eliminate the occurrence of dust, nuisance track out onto the City streets and provide for proper drainage. Additionally, the regulations are intended to provide the means to achieve accessible parking requirements as dictated by State and Federal requirements.
Temporary Parking Lots
The city has allowed for unpaved temporary parking lots associated with a seasonal Temporary Conditional Use Permit (TCUP). The TCUP uses are most often associated with seasonal holidays such as Christmas tree farms, pumpkin patches, and other holiday related temporary events. The TCUP carries a maximum duration of six months; however, the majority of the seasonal TCUP’s approved are for a duration of one to two months maximum.
When a TCUP is approved for a seasonal event utilizing an unpaved surface for parking, applicants are required to provide the following:
• Stabilized surface consisting of aggregate base rock or recycled asphalt grindings to ensure no dirt tracks out onto city roadways and dust is minimized. Daily sweeping to ensure no track out is required.
• Maintained and clearly designated access points for ingress/egress, as approved by the city. Additionally, lots shall have parking adequately designated with turnarounds to prevent vehicles from backing down drives.
• Accessible parking stalls must be provided, and surfacing must meet CA building code requirements for slope and surfacing. While specific plans are not submitted, reviewed, or inspected by the city, the state and federal levels do not provide an allowance for temporary uses and the project is subject to civil litigation should accessible parking and pathways not be provided.
City Unpaved Parking Lots
Staff has reviewed several known existing city owned parking lots in operation that are currently unpaved. The lots include:
1. Valley Strong Ballpark - Four (4) distinct lots utilized during baseball season and special events at/near the ballpark.
2. Riverway Sports Park - Gravel & asphalt grindings placed along the south side of St Johns River, north of the former Riverway Avenue.
3. Various others:
a. Seven Oaks Dog Park - Along Tulare Ave, east of Cotta Street
b. Plaza Park Raceway - Racer parking along the north and south side of Plaza Drive
c. Valley Oaks Golf Course - Overflow parking on the south side of the clubhouse parking lot
Many of these lots have been in the City’s land inventory for many years. It is unknown to staff whether there was an original intent by the City to convert these lots into permanent parking lots or if they were purchased for other uses. With the exception of the Riverway Sports Park lot discussed below, at present there are no known schedules, plans, or funds in place to construct parking infrastructure meeting permanent parking standards for these lots. Important to note that the design construction of permanent parking lots includes more than asphalt and striping. To meet City, State and Federal requirements the lots must have proper frontage improvements such as curb, gutter and sidewalk, drive approaches for ingress/egress, median islands with landscaping, drainage infrastructure, accessible parking and signage, site lighting in most instances and electric vehicle charging stations.
The lot north of the Riverway Sports Park was most recently coupled with a new dog park to be built adjacent to the parking lot. The parking lot project was designed to meet current City standards and CA Building Code requirements, including accessibility and electric vehicle charging stations. Project costs for the 123-space parking lot were estimated at $3.7 million with an initial project budget of $1.7 million. The adjacent dog park project was far over budget and Council chose to put both projects on hold and redirect the funding to the two neighborhood parks being developed on the east and west ends of the City. While there are numerous project specific variables that drastically change the estimated cost of these lots, Staff would generally consider the development cost (development only, excluding land costs) to be approximately $10,000 per parking space with prevailing wage which the City is required to pay. Private entities could probably develop at a lower per=space cost.
Fiscal impact including annual maintenance and operating costs:
None at this time. If Council’s direction is to take action, staff will review and discuss project impacts and funding prior to taking action.
Prior Council Action:
None.
Alternatives:
None.
Recommended Motion (and alternative motions if expected):
recommendation
No formal action is required. This item is for informational purposes and discussion, with direction to staff as appropriate.
Environmental Assessment Status:
Informational only, not applicable.
California Environmental Quality Act (CEQA) Review:
Informational only, not applicable.
Deadline for Action: 10/19/2026
Attachments:
1. City owned unpaved parking lots
2. Staff presentation
Strategic Goal: Indicates which City Strategic Goal(s) this item supports. Select all that apply.
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