Burbank Municipal Code Div. 4 Improvement of Parking Areas

A. All off-street parking areas and accessways shall be graded, paved, and marked as follows:

1. All paved areas used for parking, loading, or vehicle circulation shall be designed consistent with accepted engineering principles for the largest type of anticipated vehicle loading in order to minimize future maintenance and safety hazards.

2. Surfaces shall be paved with concrete or suitable asphaltic surfacing to prevent the emanation of dust.

3. Surfaces shall be graded and drained in accordance with standards prescribed by the Public Works Director.

4. Parking spaces and access lanes shall be clearly marked including the use of directional arrows when necessary to guide internal movements.

B. The Public Works Director, Community Development Director, and/or the Planning Commission may place special requirements on an individual site to reduce or increase the number, width, and location of driveways in order to reduce traffic hazards, decrease paved area, or mitigate on-street parking problems. The Public Works Director, Community Development Director, and/or the Planning Commission may require that access, either primary or secondary, take advantage of existing public alleys.

C. Parking and directional signs shall be provided in accordance with the Burbank Municipal Code or when required by the Public Works Director.

D. Barriers shall be provided as follows:

1. Safety barriers, protective bumpers, or curbing and directional markers shall be provided to ensure pedestrian and vehicular safety and efficient utilization and protection of landscaping, and to prevent encroachment onto adjoining public or private property.

2. Concrete curbs at least six inches high shall be installed to serve as wheelstops for cars next to streets, sidewalks, buildings, or other structures, and as protective edging for planting areas.

E. All open space areas designed for active or passive recreation purposes shall be physically separated from parking areas and driveways in a fashion necessary to protect the safety of all pedestrians.

F. Visibility of pedestrians, bicyclists, and motorists shall be ensured when entering individual parking spaces, when circulating within a parking facility, and when entering and exiting a parking facility.

G. Internal circulation patterns and the location and traffic direction of all access drives shall be designed and maintained in accordance with accepted principles of traffic engineering and traffic safety. All vehicle movements involved in loading, parking, or turning around shall occur on-site.

H. All parking lots shall be maintained as follows:

1. All paved areas shall be maintained in the manner required to eliminate safety hazards, standing water, weeds, inefficient drainage patterns, and deterioration of sub-base materials. Paved areas shall be impervious to water and shall be maintained in a sanitary condition free from refuse and debris.

2. All trees and landscape areas shall be maintained as per Section 10-1-1418:E.

3. All property owners shall perform such maintenance as required by the Community Development Director within 45 days following written notification of any pavement, landscaping, or irrigation maintenance deficiencies pursuant to this section and within seven days following written notification of unsanitary or unsafe conditions. [Formerly numbered Section 31-173; Renumbered by Ord. No. 3058, eff. 2/21/87; Amended by Ord. No. 22-3,983, eff. 12/16/22; 3824; 3548; 2829.]

A. Parking areas, trash enclosures, and utility cabinets or equipment shall be fully screened from public view through the use of berming, landscape materials, walls, buildings, lowering the elevation of parking areas below street grade, or a combination thereof. All walls to be used for screening purposes shall be of solid masonry construction and ornamental in texture, pattern, or shadow relief and shall be used in conjunction with foreground landscaping.

B. Surface parking lots shall have four foot minimum front yard and street side yard landscaped setbacks. A three foot high masonry wall, or other such protective barrier as may be approved by the Community Development Director, shall be constructed along the street frontage of a parking lot, except at accessways, to insure against unchanneled motor vehicle ingress or egress. If a wall is used as a protective device, the required landscaping must be located between the wall and the street property line.

C. All walls and landscaping materials shall comply with the corner cutoff requirements in Section 10-1-1303. [Added by Ord. No. 3297, eff. 8/15/92; Amended by Ord. No. 3824, eff. 4/6/12; 3548.]

A. Where a parking lot abuts or is across the street from a residential zone, a front yard, or street side yard if on a corner, ten (10) feet shall be landscaped and continuously maintained to provide a buffer between the parking lot and adjacent residential properties.

B. Where a parking lot abuts property in a residential zone, a masonry wall six (6) feet above the grade of the parking lot shall be constructed along the common property line, provided, however, that if the residentially zoned property to which a parking lot abuts is also being lawfully used as a parking lot, this requirement shall not apply so long as such use continues.

C. Where a parking lot is across the street from a residential zone, a six (6) foot high masonry wall shall be constructed along the interior line of the front yard, or street side yard if on a corner, except at accessways to the parking lot. The wall may be omitted if landscaping sufficient to provide aesthetic screening of the parking area is provided as approved by the Community Development Director. [Added by Ord. No. 3548, eff. 9/2/00.]

A. All interior areas not used for parking spaces or driving aisles in a parking lot shall be landscaped. The following areas are exempt from this section:

1. Residential parking areas in R-1 and R-2 zones,

2. Parking structures, carports, and enclosed parking spaces,

3. Truck loading areas in front of overhead doors,

4. Truck maneuvering and parking areas unconnected to, and exclusive of, any vehicle parking,

5. Surfaced areas not to be used for vehicle parking, driving, or maneuvering, provided they are made inaccessible to vehicles by a barrier such as bollards of fencing.

6. Vehicle display, sales, service, and storage areas.

B. Landscaping and shading plans shall be prepared by a licensed landscape architect and shall be done to the satisfaction of the Director. The licensed landscape architect shall certify that the plans comply with the requirements of this Section as well as the provisions of AB 1881, the Model Water Efficient Landscaping Ordinance. The Director may prepare guidelines to assist applicants in drafting landscaping plans.

1. Minimum Landscape Areas. A minimum of ten percent of the open parking and driveway areas shall be landscaped, exclusive of required front and exposed side yard setbacks.

a. All interior parking lot landscaping, exclusive of required front and exposed side yard setbacks, shall be located within a planter bounded by a concrete curb at least six inches high. No planter shall have a minimum dimension of less than six feet by six feet, or if no tree is located in the planter, four feet by four feet, excluding curbing. Each planter shall include a permanent automatic irrigation system appropriate for the type of landscaping installed. Each planting area shall be of adequate size for the landscaping provided.

b. Trees, shrubs, and ground cover shall be provided at suitable intervals in order to break up the continuity of the parking area and shall be designed so as not to block the view of motorists and pedestrians. All shrubs and groundcover shall be a minimum five gallon size.

c. Groundcover or shrubs may not exceed three feet in height above the parking lot surface.

d. No one species shall comprise more than 75 percent of the planting within each of the following categories: trees, shrubs, and groundcover.

e. Not more than 25% of the plant or planter or landscaped area may be covered with non-plant surfaces such as gravel, landscaping rock, artificial turf or concrete.

f. All landscaped areas shall be designed so that plant materials are protected from vehicle damage or encroachment.

C. Tree Shading Requirements

1. Trees shall be planted and maintained throughout the parking lot to ensure that, within 15 years after establishment of the parking lot, at least 50 percent of the parking lot will be shaded.

a. The shade trees shall be a species that will provide a canopy-style effect.

b. Shade trees shall be a minimum 36-inch box size at planting. If a minimum 36-inch box size is determined to be technologically infeasible or impractical, the 36-inch box size may be substituted with two, 24-inch box sized trees at the discretion of the Director.

2. Upon completion of the installation of the shade trees, a licensed landscape architect shall certify that the shading complies with all requirements of this section. Certification shall be accomplished in a manner to be determined by the Director.

3. Tree species appropriate for providing shade in parking lots shall be selected from “Street Trees Recommended for Southern California” as published by Street Tree Seminar, Inc. unless an applicant can demonstrate that it is technologically infeasible, impractical or inconsistent with the landscape design of the proposed parking lot to select such tree.

D. Tree Shading Calculation

1. Landscape and shading plans shall show the estimated tree canopies after 15 years of growth, the specific names, sizes and locations of trees to be planted, and the total area in square feet of the area shaded by tree canopies. In determining the area shaded, the following methodology shall be used:

a. Shading shall be calculated using the expected diameter of the tree canopy at 15 years. The Director may establish assumed expected canopy diameters.

b. Shaded area on the pavement shall be measured assuming that the shaded area is only that area directly under the tree canopy or dripline. Diagram 10-1-1418(A) illustrates the manner in which shade is credited under various conditions.

c. The shading plans shall include a shade calculation table identifying the quantity and type of trees used and the percentage of shade credited to each. Diagram 10-1-1418 (B) illustrates the format of the shade calculation table.

d. Landscape planters under the canopy may be counted as shaded area, except in required setback areas.

Diagram 10-1-1418 A[Figure]

(Graphic: City of Sacramento)

Diagram 10-1-1418 B[Figure]

(Graphic: City of Davis)

2. The Director shall have the discretion to modify tree shading requirements under power lines and other obstructions which prohibit strict compliance with shading requirements, and to give shading credit for photovoltaic arrays, off-site trees and structures, canopies, and other structures, where appropriate.

E. Maintenance

1. The maintenance obligations provided herein shall apply to all parking facilities, whether approved prior to or after the effective date of these requirements.

2. All trees and landscape areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming.

3. All plant materials shall be maintained free from physical damage or injury arising from lack of water, chemical damage, insects, and diseases.

4. Planting areas shall be kept free from weeds, debris, and undesirable materials which may be detrimental to safety, drainage, or appearance.

5. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning conducted as part of regular maintenance.

6. Trees may not be trimmed or pruned to reduce the natural height, canopy size, or overall crown of the tree, except as necessary for health of the tree and public safety. All tree care shall comply with the current appropriate International Society of Arboriculture and American National Standards Institute standards.

7. Any required tree or other plants that die or are improperly maintained shall be replaced with healthy specimens of similar species or size, provided that the replacement trees shall be a minimum of 36-inch box size and shall not be required to exceed 48-inch box size.

8. Removal and replacement of trees that have caused damage to City sidewalks or other City infrastructure shall be reviewed and approved by the appropriate City Department. [Formerly numbered Section 31-174; Amended by Ord. No. 3824, eff. 4/6/12; 3548; 3297, 3058, 2930, 2599, 2193.]

A. DESIGN STANDARDS.

Parking structures require careful design to avoid potentially negative visual impacts due to adding substantial building bulk on a site. The following requirements apply only to parking located within above-grade parking structures:

1. The exterior elevations of parking structures shall be designed to minimize the use of blank concrete facades. This can be accomplished through the use of textured concrete, planters, trellises, or other architectural treatments subject to approval by the Community Development Director.

2. Parking structures or that portion of a building that is used for parking shall be designed to substantially screen automobiles contained therein from the public view. The facade of any parking structure shall be designed so that it is similar in color, material, and architectural detail with the building that it serves for parking.

B. SETBACKS.

1. A front yard or street side yard setback averaging five (5) feet or 20 percent of building height, whichever is greater, shall be provided for above-grade parking structures. In no event shall this setback be less than three (3) feet in any one place.

2. When abutting or adjacent to R-1 or R-2 zones, above-grade parking structures shall be set back 20 feet from the residential property line. When abutting or adjacent to R-3 or R-4 zones, above-grade parking structures must be set back ten (10) feet from the residential property line. Public rights-of-way may be used in this calculation.

3. Semi-subterranean parking structures shall have a landscaped front yard and street side yard setback averaging at least four (4) feet, with a minimum of three (3) feet in any place. A three (3) foot high screening device, such as a wall, landscaped berm, topographical change or other screening device shall be provided. If a wall is used as a screening device, the required landscaping must be located between the wall and the street property line.

C. LANDSCAPING.

A landscaping plan that satisfies the following requirements shall be prepared by a licensed landscape architect and shall be done to the satisfaction of the Community Development Director and the Parks and Recreation Director.

1. For front yard and street side yard setbacks of above-grade parking structures, one (1) tree shall be planted for each 20 linear feet or fraction thereof (subject to normal rounding procedures), which must be of a type to obtain a mature height at least equal to the height of the parking structure, or 25 feet, whichever is less.

2. All above-grade parking structures 25 feet or greater in height with less than ten (10) feet of landscaped setback in front or street side yards shall include provisions for landscaping on the exterior elevations of the structure on those frontages on all stories.

3. Above-grade and semi-subterranean parking structures shall include potted or boxed trees and landscaping on all open-air parking decks that are at or above grade and visible from any public right-of-way so as to provide visual relief and shading, subject to the limitations posed by the engineering of the structure with respect to the weight loads generated by such landscaping. [Formerly numbered Section 31-175; renumbered by Ord. No. 3058, eff. 2/21/87; amended by Ord. No. 25-4,028, eff. 7/25/25; 15-3,860; 3548, 2599, 2420, 2210.]

All off-street parking areas shall be provided with lighting as follows:

1. Lights conforming to standards prescribed by the Public Works Director shall be installed in all nighttime parking lots used for public parking or for commercial purposes.

2. All lighting shall be arranged to prevent glare or direct illumination on adjoining properties and streets. [Formerly numbered Section 31-176; Renumbered by Ord. No. 3058, eff. 2/21/87.]

All off-street parking areas shall be maintained in good condition. [Formerly numbered Section 31-177; Renumbered by Ord. No. 3058, eff. 2/21/87.]

A. PERMIT REQUIRED.

No person shall construct, enlarge, alter or improve any off-street parking lot or area without first obtaining a permit from the Building Director. Such permit shall be in addition to any Conditional Use Permit required by the provisions of this chapter, and any other permits required by the other provisions of this Code, including electrical, plumbing, sign and curb cut permits, and the permit required by Section 3-4-303 of this Code, if applicable.

B. APPLICATION AND PLAN.

To obtain a permit the applicant shall first file an application therefor in writing on a form furnished for that purpose by the Building Director accompanied by a plan drawn to scale which shall be of sufficient clarity to indicate the nature and extent of the work proposed and that, when completed, such off-street parking lot or area will conform to the provisions of this article and Article 16 of this chapter.

C. APPROVAL AND PERMIT FEE.

The applicant shall, at the time of submitting their application, pay the appropriate fees designated in the Burbank Fee Resolution. The application and plan shall be checked and approved by the Director and if the work described therein conforms to the requirements of this article, a permit shall be issued for the work described in such application.

D. INSPECTION.

All work for which a permit is issued hereunder shall be subject to inspection by the Building Director.

E. CERTIFICATE OF USE.

Upon completion of all work necessary to satisfy the requirements of this article and the other applicable provisions of this Code and compliance with any requirements imposed under a Conditional Use Permit, if such was necessary, a certificate of use for off-street parking purposes shall be issued. No off-street parking lot or area shall be utilized for such purpose until such a certificate is issued by the Building Director. [Added by Ord. No. 2420; Formerly numbered Section 31-177.1; Renumbered by Ord. No. 3058, eff. 2/21/87; 2930.]