Chapter 17.24 — REQUIRED SETBACK AREAS

Footnotes:

--- ( 4 ) ---

Prior history: Prior Code § 101.2.24 and Ords. 370 and 618.

• A. Except as otherwise set forth in these general rules, no structure placed, erected, or constructed on private property shall be located in the setback areas as described in Section 17.24.020.

• B. Subject to subsection C. below, the following accessory structures may be located within setback areas as indicated:

  1. Retaining walls, provided that the maximum height allowed is six feet in the street-line setback area (as defined in Section 17.24.020 A. and B.) and four and one-half feet in the interior setback area (as defined in Section 17.24.020 C., measured as set forth in Section 12.12.050. Terraced retaining walls shall be horizontally separated by a minimum distance of five feet and shall include landscape screening. Exposed faces of retaining walls shall be screened with landscaping. Landscape screening for retaining walls is subject to the design review process.

  2. Water wells, provided that they are a minimum of five feet from any property line and that all associated equipment meets the standards for accessory structures as outlined in Section 17.24.010. as well as all other applicable permitting and code requirements of outside agencies including, but not limited to, those of the San Mateo County Health Department.

  3. Decks, stairs, landings no higher than eighteen inches, ponds (a pond being a pool of water no more than eighteen inches deep), walkways, patios, terraces, driveways, benches, and railings.

  4. Any outdoor fixture meeting the requirements of Chapter 12.12 of this code and all other applicable laws and regulations.

  5. In the total combined setback areas of a lot, one enclosed structure not exceeding forty square feet in floor area if:

     • a. The structure is no more than six feet high; and

     • b. The structure is no closer than five feet from any lot line; and

     • c. The structure is at least forty feet from any adjoining residence; and

     • d. The structure is more than twenty-five feet from any street line; and

     • e. The adjoining affected property owner(s) (i.e., the owner(s) whose property is adjacent to the proposed structure) has indicated in writing that the affected owner has no objection to the proposed location.

  6. Unenclosed structures (such as tennis or other courts, play structures, arbors, swimming pools, spas, and hot tubs) if:

     • a. The structure is no more than eight feet high, provided, however, that any structure more than six feet high is subject to prior design review approval as set forth in Chapter 2.12; and

     • b. The structure is no closer than five feet from any lot line; and

     • c. The structure is at least forty feet from any adjoining residence; and

     • d. The structure is more than twenty-five feet from any street line; and

     • e. The adjoining affected property owner(s) (i.e., the owner(s) whose property is adjacent to the proposed structure) has indicated in writing that the affected owner has no objection to the proposed location.

• C. No structure shall be located over a public utility easement except that a fence not over seven feet high may be so located, and, if the entity owning the easement has given prior written approval, a retaining wall not over four and one-half feet high may be so located.

• D. Architectural features such as bay windows, chimneys, and overhanging eaves may encroach a maximum of twenty-four inches into street-line and interior setback areas.

• E. Solar Energy Systems, as defined in the California Civil Code Section 801.5(a) or successor provision, are exempt from the requirements of this section but shall be no closer than five feet from any property line. Additionally, solar energy systems shall be subject to all applicable Federal, State and Hillsborough Municipal Code health and safety requirements.

(Ord. 683 § 8, 2008: Ord. 639 § 17, 2003)

(Ord. No. 692, § 4, 9-3-2010; Ord. No. 761, § 15, 1-13-2020; Ord. No. 766, § 2, 9-14-2020; Ord. No. 767, § 2, 1012-2020)

17.24.020 - Location of setback areas.

• A. The street-line setback area is that twenty-five foot wide strip of land that is bounded on one side by the street line and on the other side by a parallel line on the lot and twenty-five feet distant from the street line, such parallel line continuing until either end of it abuts a lot line. If the lot is bounded by more than one street line, the area bounded by all street lines and their parallel lines twenty-five feet distant constitutes the street-line setback areas of the lot. The provisions of this paragraph are illustrated by the first diagram following the next paragraph.

• B. Notwithstanding subsection A. of this section.

1. On property having frontage along a street or right-of-way established by easement (as opposed to dedication in fee), whether public or private, the outside boundary of the streetline setback area shall be the line between the easement and the remainder of the private property unencumbered by the easement, as illustrated by the second diagram below.

• 17.24.020: Location of setback areas (shown in plan view)

17.24.020A:

==> picture [302 x 240] intentionally omitted <==

Example, on a corner lot, of street line setback areas where the "street" is a dedicated right-of-way.

17.24.020B.1:

==> picture [314 x 240] intentionally omitted <==

Example, on a corner lot, of street line setback areas where the "streets" are easements for right-

of-way purposes, rather than a dedicated right-of-way.

2. On property having frontage along a street or right-of-way established by public use, the outside boundary of the street-line setback area shall be the edge of the paved street abutting the private property in question.

• C. The interior setback area is that twenty-foot wide strip of land that is bounded on one side by a lot line that is not a street line and on the other side by a parallel line located on the lot and twenty feet distant from the lot line, such parallel line continuing until either end of it abuts a lot line. If the lot is bounded by more than one lot line that is not a street line, the area bounded by all such lot lines and their parallel lines twenty feet distant constitutes the interior setback areas of the lot. Any lot area that, pursuant to the descriptions in this section, falls within both the street-line setback area and the interior setback area shall be deemed part of the street-line setback area and not part of the interior setback area. The provisions of this paragraph are illustrated by the following diagram:

• 17.24.020C: Location of setback areas (shown in plan view):

==> picture [341 x 361] intentionally omitted <==

Example of some interior and street line setback areas. Note that, for clarity, not all of the setback areas are shown for Lots A, B, and D.

• D. Notwithstanding subsection (A) of this section, no part of any dwelling shall be erected closer than fifty feet from the center line of any right-of-way; provided, however, that the maximum distance required by this paragraph between any part of the dwelling and the street line shall be thirty feet. (Any dwelling legally erected prior to the effective date of this subsection and not conforming to the provisions of this paragraph shall be a legal nonconforming structure and may be enlarged, reconstructed, or otherwise altered so long as the resulting dwelling is not any closer to the center line of any right-of-way and not any closer to the street line than the dwelling was prior to the alteration.) The provisions of this paragraph are illustrated by the following diagrams:

• 17.24.020D. Setback distances for dwellings (shown in plan view):

==> picture [261 x 180] intentionally omitted <==

Example where the "street" is a dedicated right-of-way.

==> picture [261 x 180] intentionally omitted <==

Example where the "street" is an easement for right-of-way purposes, rather than a dedicated right-ofway.

• E. The diagrams in this section are illustrative only and not part of the ordinance.

• F. Homes Eight Thousand Square Feet and Greater. On property improved with a single-family residence eight thousand square feet or greater in size, the street line and interior setbacks shall be increased in the aggregate by fifteen feet beyond what would otherwise be required under this

chapter, with a minimum of five feet being added to the street-line setback and the balance being added to the interior setback.

(Ord. 683 § 9, 2008; Ord. 639 § 17, 2003)

• A. In determining compliance with the provisions of this chapter, the distance between a lot line and a structure located on the lot shall be measured along a line perpendicular to the lot line beginning at the lot line and continuing to the nearest measuring point (as defined in subsection B of this section) of the structure.

• B. 1. The edge of the pavement on tennis and other play courts shall be the measuring point for such structures.

  2. The edge of the coping, if any, of a swimming pool, spa, or hot tub shall be the measuring point. If there is no coping, the edge of the water in a swimming pool, spa, or hot tub shall be the measuring point.

  3. The nearest exterior wall shall be the measuring point for buildings.

  4. For all other structures, the edge of the structure shall be the measuring point.

(Ord. 639 § 17, 2003)

Chapter 17.28 - HEIGHT LIMITATIONS*

A building envelope shall be established at every setback line, out of which no structure except chimneys shall penetrate; provided, however, that when Section 17.24.020(D) applies to a dwelling, the building envelope shall be established at that line past which no part of the dwelling may be erected. The envelope shall commence at existing grade at all setback lines, rising to a height of twenty-two feet directly above grade, then extending at a slope of forty-five degrees inward (away from the property line) to a maximum height of thirty-two feet measured from a warped plane parallel to existing grade. The following diagrams illustrates the building envelope profile, including the thirty-two foot height limitation, for zero and thirty percent slopes.

In the case of land that has not been altered from its natural state, "existing grade" means the natural grade. In the case of land that has previously been subject to grading, as defined in Section 15.24.020, "existing grade" means the grade that existed (as reasonably determined by the building department) five years prior to the date of the application for the building permit for the project for which the building envelope is being calculated.

==> picture [356 x 361] intentionally omitted <==

(Ord. 657 § 3, 2005; Ord. 639 § 18 (part), 2003)

17.28.020 - Outdoor fixtures other than retaining walls.

The height limitations for outdoor fixtures other than retaining walls are set forth in Chapter 12.12.

(Ord. 639 § 18 (part), 2003)

17.28.030 - Retaining walls.

The maximum allowable retaining wall height shall be six feet or such lesser height as set forth in Sections 12.12.050(B), 17.24.010(B)(1), and 17.24.010(C) as applicable.

(Ord. 639 § 18 (part), 2003)

Chapter 17.32 - RESIDENTIAL STRUCTURE SIZE AND LOT COVERAGE*

17.32.010 - Purpose.

The purpose of this chapter is to regulate the size of single-family dwellings and accessory structures and to provide for review by the city council of very large homes. This chapter does not apply to private schools, country clubs, private clubs, public facilities, and other structures not associated with single-family dwellings.

(Ord. 639 § 20 (part), 2003)

• A. For purposes of Sections 17.32.030 and 17.32.040, the phrase "total covered floor area" shall mean the total area of all buildings on the lot (except for excluded accessory structures listed in this section) measured to the exterior wall lines thereof (i.e., the outside edge of exterior walls). This shall include all roofed areas with a level floor-to-ceiling height of at least seven feet, including basements as set forth in subsection C of this section, closets, stairwells, bay windows, turrets, and other projections bounded by two or more exterior walls, plus the additional amount of square footage, if any, specified by subsections B and D of this section. For purposes of this chapter, floor area includes finished or unfinished floor area. The foregoing notwithstanding, the following accessory structures shall be excluded from (i.e., not counted in) the floor area calculation: trellises, open gazebos, open pergolas, open decks, carports open on at least two sides, and other structures of a similar type as determined by the town's planning office.

• B. For rooms or areas with low sloping ceilings, such as attics, all floor areas with a level floor-toceiling height of at least five feet shall be counted as floor area.

• C. For basement areas with exterior walls less than two feet above the surrounding natural grade, thirty-three percent of all floor areas with a level floor-to-ceiling height of at least six feet shall be counted as floor area. For basement areas with exterior walls two feet or more above the surrounding natural grade, one hundred percent of all floor areas with a level floor-to-ceiling height of at least six feet shall be counted as floor area. The height of exterior basement walls shall be measured from the surrounding natural grade to the plate height of the ground-level floor above.

• D. For spaces with high ceilings, one hundred and fifty percent of all floor area (after the first three hundred square feet, which shall be counted at one hundred percent) with a floor-to-ceiling height greater than twelve feet shall be counted as floor area.

(Ord. 657 § 4, 2005; Ord. 639 § 20 (part), 2003)

• A. The total covered floor area shall be at least twenty-five hundred square feet.

• B.

The total covered floor area shall not exceed twenty-five percent of the net lot area for the first acre plus fifteen percent of the net lot area over one acre. This percentage is known as the floor area ratio ("FAR") and is calculated by dividing the total covered floor area (in square feet) by the net lot area (in square feet).

• C. When five hundred square feet or less remain in the allowable floor area, a notice (prepared by the town) shall be recorded by the property owner to notify future owners that the square footage remaining for additional development of the property is minimal and that the building department should therefore be consulted as to whether any additional development is possible on the property.

(Ord. 639 § 20 (part), 2003)

17.32.040 - Floor area in excess of eight thousand square feet.

• A. Except as set forth in subsection G. of this section, the design of any new primary dwelling having a total covered floor area, as defined in subsection 17.32.020.A, in excess of eight thousand square feet shall not be deemed approved or conditionally approved, regardless of any recommendation of the architecture and design review board or the lack of a timely and proper appeal, until the project has been submitted to the city council for review and final disposition.

• B. New primary dwellings having a total covered floor area in excess of eight thousand square feet shall be submitted to the city council as follows: the submittal shall include, but not be limited to, all the written documentation that was presented to the architecture and design review board for its consideration, as well as the written record of the architecture and design review board's action.

• C. The submittal to the city council shall be noticed in the same manner as was required for the architecture and design review board's consideration of the project.

• D. The city council's review shall include a public hearing and shall consider the following:

  1. The project's compliance with all applicable laws, regulations, and policies.

  2. The recommendation of the architecture and design review board.

  3. The project's aesthetic compatibility with the site and the neighborhood, including, without limitation, the impact of such square footage on the site and the neighborhood.

• E. The city council shall either approve, conditionally approve, or deny the project, or instruct the applicant to make revisions to the design and resubmit it to the architecture and design review board for additional review.

• F. Notwithstanding the other provisions of this section, following design review by the architecture and design review board, the city planner may determine, in consultation with the commissioner for the planning office, that the city council review set forth in this section is not necessary

because (i) there is no unresolved opposition to or concern about the project raised in the public hearing before the architecture and design review board and (ii) the project was approved by the architecture and design review board with no dissenting votes.

(Ord. 654 § 23, 2004; Ord. 639 § 20 (part), 2003)

• (Ord. No. 715, § 10, 6-9-2014; Ord. No. 761, § 16, 1-13-2020)

There is no limitation on the number of accessory structures that may be allowed on a lot; provided, however, that each covered accessory structure shall not exceed one thousand square feet in floor area, except as otherwise set forth in Sections 17.52.020(C)(5) and (C)(6).

(Ord. 654 § 25, 2004; Ord. 648 § 8, 2003; Ord. 639 § 20 (part), 2003)

• A. For purposes of this chapter, there are three types of residential lot coverage: Structural coverage, hardscape coverage, and softscape coverage.

  1. Structural coverage consists of areas of the lot covered by a house, a garage, a carport, and any other accessory structure having more than one wall and a roof. These shall be measured to their exterior wall lines or exterior supporting columns, but shall not include porches, entries, porticos, balconies, and the like (if such porches, entries, porticos, balconies, and the like are roofed and open on at least two sides) and shall not include roof overhangs, if all these excluded items together do not exceed, in area, ten percent of the maximum permitted structural coverage. Structural coverage is often referred to as the "footprint" of the abovedescribed structures on the lot.

  2. Hardscape coverage consists of areas of the lot located beneath a roof or covered by manufactured, non-plant pervious or impervious materials but does not include anything included in structural coverage.

     • a. "Impervious surface" means any constructed surface that prevents the passage of water into the underlying soil or otherwise significantly increases runoff. Common impervious surfaces include, but are not limited to, concrete, asphalt, brick or other stone materials set in sand or concrete.

     • b. "Pervious" or porous materials used for walkways, driveways and patios may receive certain exceptions from site coverage as provided for in this chapter if the applicant demonstrates that the proposed material allows the passage of water into the underlying soil, the area of that material would be counted at fifty percent of the total area of such surface(s) for determining the calculation of lot coverage.

  3. Softscape coverage consists of all lot coverage that is not structural coverage or hardscape coverage. Examples of softscape are live trees, shrubs, lawns, live plant material, dirt, indigenous grasses and woodland, or "decorative landscaping." Examples of decorative landscaping are non-live materials such as rocks, gravel, decomposed granite, mulch, or bark and does not include asphalt, cement or any other impervious surface.

• B. The maximum surface area of a lot that may be covered by structural coverage is as follows:

• C. Subject to the provisions of paragraph B of this section, the combined total of structural plus hardscape coverage shall not exceed fifty percent of the net lot area; provided, however, that in any setback area adjacent to the street line, the combined total of structural plus hardscape coverage shall not exceed forty percent of such area.

• D. Softscape coverage is subject to the limitations set forth in Section 17.56.040.

(Ord. 639 § 20 (part), 2003)

(Ord. No. 692, § 5, 9-13-2010; Ord. No. 761, § 17, 1-13-2020)

Chapter 17.36 - OFF-STREET PARKING REQUIREMENTS*

I. Residential Parking

• A. Every newly constructed or substantially enlarged dwelling shall include a garage that meets the definition of "garage" in Chapter 17.08 and the requirements of this Chapter 17.36. No existing garage shall be removed or converted to something other than a garage unless another garage, meeting the requirements of this chapter, is constructed to replace the existing garage.

• B. For purposes of this chapter, a "newly constructed dwelling" is one for which a building permit is issued for the construction of an entirely, or almost entirely, new dwelling. The preservation of a token amount of wall or similar structural part of an existing structure shall not prevent the construction from being deemed a "newly constructed dwelling."

• C. For purposes of this chapter, a "substantially enlarged dwelling" is one for which a building permit is issued for the construction of an addition which results in a net increase in floor area that is greater than fifty percent of the dwelling's existing floor area.

• D. If the construction does not constitute "a newly constructed dwelling" or a "substantially enlarged dwelling" but nonetheless includes the addition of one or more bedrooms and that addition brings to the total number of bedrooms to four or more, additional garage space(s) shall be provided, as necessary, to bring the dwelling into compliance with the minimum number of parking spaces set forth in Section 17.36.030.

• E. For purposes of this chapter, a bedroom is a private room designed for or capable of being used for sleeping, separated from other rooms by a door and accessible to a bathroom (which includes a bathtub or shower) without crossing another room other than a hallway or open area.

(Ord. 639 § 19, 2003)

Each garage parking space shall be at least ten feet wide and twenty feet long and have at least seven and a half feet vertical clearance. Each unenclosed parking space shall be at least eight and one-half feet wide and eighteen feet long. Outside and directly in front of each garage door shall be a minimum

unobstructed backup space at least twenty-five feet long (measured in a straight line from and perpendicular to the front of the garage doors) and twenty feet wide. The backup space shall be on private property and not in the public right-of-way.

• (Ord. 652 § 6, 2003; Ord. 639 § 19, 2003)

17.36.030 - Minimum number of parking spaces; locations of parking spaces.

• A. Every dwelling shall have at least the following number of parking spaces, depending on the number of bedrooms in the dwelling:

• Plus additional parking spaces (which may or may not be enclosed) as recommended by the architecture and design review board, based on the size and design of the dwelling and the size and configuration of the property.

  • B. Required garage spaces shall be usable independently of each other. In other words, garage spaces arranged in tandem shall be counted as one required garage space. For purposes of this chapter, spaces arranged in tandem are spaces arranged one behind the other such that only one of the spaces has access to the driveway without crossing over another parking space.

  • C. The required backup space in front of the garage doors shall not be counted as required additional parking spaces.

  • D. All required parking spaces shall be on the private property and not in the public right-of-way.

• (Ord. 639 § 19, 2003)

17.36.035 - Parking spaces for second units.

• A. Parking spaces for second units shall be governed by this section and not by the other sections of this chapter except that Subsection E of Section 17.36.010, Subsection D of Section 17.36.030, and the second sentence of Section 17.36.020 shall apply to second units.

• B. The required minimum parking for second units is as follows: (i) Unit with one or two bedrooms: one unenclosed parking space; and

• (ii) Unit with three or more bedrooms: two unenclosed parking spaces; and

  • (iii) Parking for second units may be provided as tandem parking on an existing driveway.

• C. Notwithstanding Subsection B of this section, no additional parking shall be required for second units located within one-half mile of a public transit stop or car share vehicle pickup location, second units located entirely within an existing primary residence or an existing accessory structure, or second units otherwise exempt under Government Code Section 65852.2(d) or successor provision. If a second unit replaces an existing garage, carport, or covered parking structure, replacement spaces must be provided to meet the requirements of Chapter 17.36 but may be provided as covered spaces, uncovered spaces, tandem spaces, or mechanical parking lifts.

• (Ord. 648 § 9, 2003)

• (Ord. No. 743, § 3, 12-12-2016)

II. Non-Residential Parking and Loading

The purpose of these provisions is to alleviate or prevent congestion of the public streets and to promote the public safety and welfare by establishing minimum requirements for off-street parking, and loading and unloading of motor vehicles, at private schools, country clubs, public parks, and private clubs.

(Ord. 639 § 19, 2003)

The following definitions apply to this part II of this chapter:

"Aisle" means the traveled path through a parking lot between one or two rows of parked vehicles.

"Aisle width" means the width of backout and driving aisle between parking rows.

"Bumper overhang" means the area beyond the wheel stop and parking lot curbs where it is safe and legally permissible for bumpers to extend.

"Length of stall" means the measurement of the individual stall measured perpendicular to the width.

"Parking bay" means the section of a parking lot containing an aisle and one or two rows of parking stalls.

"Ramp" means an inclined portion of a parking structure intended for travel purposes to access different levels or areas of a parking structure and which may provide parking stalls on one or both sides.

"Stall" means a portion of a parking lot designed to hold one vehicle and marked by painted lines on pavement.

1. "Compact stall" means an off-street parking stall that is eight feet wide and seventeen feet long that is designed to accommodate a vehicle that is less than fifteen feet in overall length and six feet in width.

2. "Confined stall" means an off-street parking stall that has any obstruction higher than a six inch curb on both sides, including walls, railings, stairwells, columns, or fences.

3. "End stall" means the last off-street stall in a row or bay of parking that requires a motorist to egress in the direction of ingress and requires additional backup space.

4. "Restricted stall" means an off-street parking stall that has any structural element, including curbs over six inches on either side.

5. "Standard stall" means an off-street parking stall that is eight feet six inches wide and eighteen feet long.

"Width of stall" means the clear width of an individual stall measured perpendicular to the angle of parking.

(Ord. 639 § 19, 2003)

17.36.060 - Scope.

This part II of this chapter shall apply to all private schools, country clubs, public parks, and private clubs located in the town. In the event of an increase in intensity of use, change in use, or voluntary upgrade, the following shall apply:

• A. When the intensity of use of any structure or premises is increased through the addition of dwelling units, gross floor area, or other units of measurement used by this part II to determine parking or loading requirements, parking lots and loading facilities shall be provided for such increase in intensity of use.

• B. Whenever the existing use of a structure or premises is hereafter changed to a new use, parking lots or loading facilities shall be provided as required for such new use.

• C. Whenever a parking lot, constructed before the adoption of this part II and the preceding regulations adopted by resolution on June 11, 2001, and not meeting the design provisions of Section 17.36.170, is voluntarily upgraded without a change in or intensification of use, the

parking lot shall reflect an improvement towards meeting those design provisions.

(Ord. 639 § 19, 2003)

Access to garage or parking stalls shall be provided by a driveway or driveways meeting the following requirements:

• A. Driveways may not be less than ten feet wide when serving two or fewer garage or parking stalls and not less than twelve feet wide when serving three or more garage or parking stalls.

• B. Each required off-street parking stall shall open directly upon an aisle or driveway of such width and design as to provide safe and efficient means of vehicular ingress and egress.

• C. The vehicular access to a street designed for the off-street parking lot shall be that which will least interfere with traffic movements and which will provide a safe and efficient means for pedestrians using the parking lot to have access to the building entry.

• D. Driveways shall also meet requirements of the town's fire and engineering departments.

(Ord. 683 § 10, 2008: Ord. 639 § 19, 2003)

Off-street parking lots or loading facilities in existence as of June 11, 2001, or provided voluntarily after that date, shall not thereafter be reduced below (or further reduced, if already below) the requirements of this part II of this chapter without prior approval of the city council.

(Ord. 639 § 19, 2003)

Nothing in this part II of this chapter shall be deemed to prevent the voluntary establishment of off-street parking lots or loading facilities to serve an existing use of land or buildings, provided that this part II is adhered to in establishing those lots and facilities.

(Ord. 639 § 19, 2003)

For any conforming building or use that is in existence on June 11, 2001, and is subsequently damaged or destroyed and thereafter reconstructed, reestablished, or repaired (and for any legally nonconforming use that is lost by reason of such damage or destruction, off-street parking lots or loading facilities need not be provided, except that parking lots or loading facilities equivalent to any maintained at the time of such

damage or destruction shall be restored or continued in operation. However, in no case shall it be necessary to restore or maintain parking lots or loading facilities in excess of those required by this part II of this chapter for equivalent new uses or construction.

(Ord. 639 § 19, 2003)

Off-street parking lots for different structures or uses, or for mixed uses, may be provided collectively so long as the total number of stalls so located together is not less than the sum of the separate requirements for each use.

(Ord. 639 § 19, 2003)

When determination of the number of off-street parking stalls required by this part II of this chapter results in a requirement of a fractional stall, an additional stall shall be provided.

(Ord. 639 § 19, 2003)

All required off-street parking stalls shall conform to the following standards:

• A. Width of stall:

  1. Eight feet for compact stalls only.

  2. Eight feet six inches for standard stalls.

  3. Ten feet for two adjacent end or restricted stalls and all confined stalls.

  4. As otherwise required in Section 17.36.150.

• B. Length of stall:

  1. Seventeen feet for compact stalls only.

  2. Eighteen feet for standard stalls.

  3. Stall depths may be reduced two feet where bumper overhang is permissible.

• C. Vertical clearance:

  1. Not less than seven feet over the entire stall area for all stalls.

• D. Marking of compact car stalls:

  1. The surface of each stall shall be clearly marked "SMALL CARS ONLY."

(Ord. 639 § 19, 2003)

Aisles serving off-street parking stalls shall conform to the following standards:

• A. Aisles shall be at least twelve feet wide for one-way traffic flow and twenty-two feet for twoway traffic flow.

• B. Aisle widths at turns shall be provided pursuant to the standards of the American Association of State Highways and Transportation Officials (AASHTO), subject to approval by the city engineer.

• C. One-way aisles shall alternate direction, or otherwise provide logical vehicular circulation subject to approval of the city engineer.

• D. Aisles shall provide for non-congestive flow from and into the street by logical relationships with the driveways. A two-way driveway shall directly connect with a two-way aisle. Reversal of the "right-hand rule" of driving for two-way aisles or closely adjacent one-way drives is prohibited.

• E. One-way aisles shall not dead-end.

• F. Circulation requiring use of the street or public right-of-way is prohibited.

(Ord. 639 § 19, 2003)

---

Circulation for parking lots shall conform to the following:

• A. Backout onto any public right-of-way shall be prohibited.

• B. All parcels providing three or more permanently maintained garage or parking stalls shall provide an area for turnaround purposes on the site that shall have a minimum turning radius of twenty-four feet and be located adjacent to the entrance of the garage or parking stall, and not on any part of the public right-of-way.

• C. Each end stall in an open or enclosed parking lot shall be provided with a three-foot turning bay or the end stall shall measure at least eleven feet six inches in width. Additional maneuvering space shall be provided for entering vehicles to turn around in the event the parking bays are fully occupied.

• D. Aisles, ramps, turnarounds, and curbs shall be designed with the following minimum radii:

• E. Turning aisles or ramps with two-way traffic shall have radii and aisle widths sufficient for two

automobiles to pass on the turn. Ramp widths on turns shall be as follows:

• F. No portion of a circular ramp may be considered an aisle for automobiles in adjacent bays.

• (Ord. 639 § 19, 2003)

---

Handicapped parking shall conform to the requirements of the then-current California Building Standards Code.

(Ord. 639 § 19, 2003)

17.36.170 - Design—Maintenance.

• A. All open off-street parking areas shall be improved with a compacted base, surfaced with plant mix asphalt, concrete, or other surfacing, including pervious pavement such as porous asphalt, permeable concrete, and permeable pavers designed to support anticipated vehicle loads, approved by the city engineer. Delineated parking stalls and directional arrows showing traffic movements shall be painted onto the paved off-street parking area and maintained in good condition. Open off-street parking areas surfaced only with gravel and not marked with delineated parking stalls and directional arrows and in existence prior to June 11, 2001, shall not be required to meet the stricter requirements of this paragraph so long as such gravel parking areas are maintained in good condition (weed-free, covered with a thick, level layer of gravel, and adequately drained) and motor vehicles using the area are shown where to park by a parking attendant whenever there is an event or activity that may result in the parking area's being filled to much or all of its capacity.

• B. Parking lots and garages shall be adequately drained and shall integrate green infrastructure measures indicated in the town's green infrastructure plan approved by resolution of the city council.

• C. Any lighting used to illuminate off-street parking areas shall be directed away from residential properties so as not to create a nuisance.

(Ord. 639 § 19, 2003)

(Ord. No. 757, § 14, 10-14-2019)

Unless otherwise specified, the floor area used for determining off-street parking requirements is the gross floor area of the building(s).

(Ord. 639 § 19, 2003)

Off-street parking stalls shall be provided as listed below. Parking stalls required on an employee basis shall be based on the maximum number of employees on duty plus employees residing on the premises at any one time.

USES MINIMUM PARKING STALLS REQUIRED

(Ord. 639 § 19, 2003)

(Ord. No. 711, § 4, 11-12-2013)

• A. A minimum of one bicycle parking facility shall be provided in parking lots containing from thirty to one hundred parking stalls with another bicycle parking facility being provided for each additional one hundred parking stalls or fraction thereof. Additional bicycle parking facilities shall be provided where projected usage as determined by the city engineer indicates a greater need.

• B. Bicycle parking facilities shall be designed to provide access to each bicycle and to public streets and access easements. Bicycle parking facilities may be divided and provided at multiple locations on-site. Each bicycle shall be provided a minimum of eighteen inch side clearance from the centerline of adjacent bicycles and ten inch clearance both front and rear.

C.

Means, such as racks or fixed lockers, shall be provided for securing bicycles. Outdoor bicycle parking facilities shall be highly visible from the principal use and public streets.

• D. Bicycle parking areas and automobile parking areas shall be separated from each other by location or physical barrier.

• E. The ground surface of any bicycle parking facility shall be finished or planted to avoid mud and dust.

• F. Bicycle parking facilities shall integrate green infrastructure measures as such measures are identified as opportunities in the town's green infrastructure plan approved by resolution of the city council and as such measures are technically feasible.

(Ord. 639 § 19, 2003)

(Ord. No. 757, § 15, 10-14-2019)

Compact car stalls meeting all standards set forth in this part II of this chapter may be permitted as follows:

• A. Where the number of required parking stalls is from ten to one hundred, thirty percent of such stalls may be compact car stalls.

• B. Where the number of required parking stalls is more than one hundred, forty percent of such stalls may be compact car stalls.

• C. If the computation of the number of compact car stalls allowed results in a number that includes a fraction, the number shall be rounded up to the next higher whole number if the fraction exceeds three-fourth and otherwise rounded down to the next lower whole number.

(Ord. 639 § 19, 2003)

For uses not listed in Section 17.36.190, parking stalls shall be provided on the same basis as required for the most similar listed use, or as determined by the city council.

(Ord. 639 § 19, 2003)

Every private school, country club, and private club shall have at least one on-site off-street loading stall located on the same parcel as the use served. (In the case of multiple legal parcels, the word "parcel" refers to all contiguous parcels devoted to the use in question and "the property line of the parcel" means the perimeter of all the contiguous parcels devoted to the use in question.) Any loading stall for vehicles over a

two-ton capacity shall be located at least fifty feet away from the property line of the parcel unless the loading stall is completely enclosed by building walls, a uniformly solid fence or wall, or any combination of these, and such enclosure is at least six feet high. No loading stall shall be located within twenty-five feet of the nearest point of intersection of any two streets.

(Ord. 639 § 19, 2003)

Loading stalls shall be of a size consistent with the loading demands on an average business day for the use of the parcel; provided, however, that all loading stalls shall be at least ten feet wide by at least twentyfive feet long, exclusive of aisle and maneuvering space, and shall have a vertical clearance of at least fourteen feet; and provided, further, that if trucks larger than those normally accommodated by the foregoing dimensions are likely to make deliveries to the parcel, the loading stall, aisles, driveways, turnaround, and overhead clearances shall be appropriately increased.

(Ord. 639 § 19, 2003)

Each required off-street loading stall shall be designed with appropriate means of vehicular access to a street in a manner that will least interfere with traffic movements and shall be designed to preclude backing out onto a public right-of-way.

(Ord. 639 § 19, 2003)

All open off-street loading stalls shall be improved with a compacted base at least five inches thick plus at least three inches of plant mix asphalt or concrete (or other comparable material approved by the city engineer) on top of the base or shall be of a permeable pavement placed on an aggregate base that is designed for the anticipated vehicle load, as indicated by the town's green infrastructure plan approved by resolution of the city council and as approved by the city engineer.

(Ord. 639 § 19, 2003)

(Ord. No. 757, § 16, 10-14-2019)

Space allocated to any off-street loading stall shall not, while so allocated, be used to satisfy the space requirements for any off-street parking lots or portions thereof.

(Ord. 639 § 19, 2003)