Mammoth Lakes Municipal Code Ch. 17.44 Parking and Loading Standards

The requirements of this chapter are intended to:

(1) Reduce environmental, economic, and social impacts associated with parking;

(2) Reduce the amount of land devoted to parking;

(3) Reduce inefficient, dispersed, and single-use reserved parking;

(4) Provide on-street parking opportunities as appropriate;

(5) Encourage the use of feet-first alternative transportation modes and reduce vehicle use;

(6) Improve community livability, walkability, and character; and

(7) Provide flexibility in accommodating changes in demand and use.

(Code 1990, § 17.44.010; Ord. No. 14-02, § 4, 3-19-2014)

Each building and land use, including a change or expansion of a building or land use, shall provide parking in compliance with this chapter. No building shall be occupied and no land use shall be commenced until improvements required by this chapter are completed and approved by the review authority. All roadways shall comply with Public Works Street Standards and MLFPD standards.

(Code 1990, § 17.44.020; Ord. No. 14-02, § 4, 3-19-2014)

(a) Exceptions. Each land use shall provide the required number of parking spaces established in this chapter, except:

(1) To the extent that the State Density Bonus Law as provided in Government Code § 65915 allows for a reduction in parking;

(2) In cases where the requirement is modified in compliance with Section 17.44.040; and

(3) Except where parking standards have been established through a master plan or specific plan.

(b) Residential parking requirements. Parking requirements for residential land uses shall be provided in compliance with Table 17.44.030(a) except where the requirement is modified in compliance with Section 17.44.040, and except where parking standards have been established through a master plan or specific plan. Residential uses are described in Chapter 17.20 and are listed in Table 17.20.020 of Section 17.20.020.

Table 17.44.030(a). Required Parking Spaces (Residential Use Classifications)

(c) Nonresidential parking requirements. Parking requirements for nonresidential land uses shall be provided in compliance with Table 17.44.030(b), except where the requirement is modified in compliance with Section 17.44.040, and except where parking standards have been established through a master plan or specific plan. Nonresidential land uses are described in Table 17.24.020 in Chapter 17.24 and Table 17.28.020 in Chapter 17.28. Parking requirements for nonresidential uses are determined based on the following:

(1) Parking zones. Where Table 17.44.030(b) expresses parking zones for nonresidential uses, the parking zones shall be defined as follows and as shown in Figure 17.44.030(b)(1):

a. Parking zone 1. Includes the downtown and Old Mammoth Road commercial zoning districts, which represent the areas of Town with the highest concentration of mixed-use development and multi-modal accessibility, thereby reducing parking demand. Therefore, parking requirements in this zone are the lowest.

b. Parking zone 2. Includes the mixed Lodging/Residential zoning district and the Lodestar master plan area, which represent areas of Town with some mixed-use or multifamily development that is served by transit, thereby reducing parking demand moderately. Therefore, parking requirements in this zone are the second lowest.

c. Parking zone 3. Represents all other areas within Town, except where parking standards have been established through a master plan or specific plan.

(2) Minimum and maximum parking requirements. Where Table 17.44.030(b) expresses a minimum and maximum parking ratio for nonresidential uses, the ratios represent the minimum or maximum number of parking spaces allowed for each land use metric.

a. Minimum parking ratios. Represents the minimum number of parking spaces required.

b. Maximum parking ratios. Represents the maximum number of parking spaces allowed.

Table 17.44.030(b). Required Parking Spaces (Nonresidential Use Classifications)

Figure 17.44.030(b)(1). Location of Parking Zones

[Figure]

(d) Disabled (ADA) parking. Parking for the disabled shall be provided on site in compliance with the California Building Standards Code. Parking spaces required for the disabled shall count toward compliance with the number of parking spaces required by this chapter.

(e) Use with accessory components. A primary use with accessory components shall provide parking for each component. For example, a hotel with a restaurant shall provide the parking spaces required by Table 17.44.030(b) for a hotel (e.g., the guest rooms), and for a restaurant, except where the requirement is reduced or otherwise modified in compliance with Section 17.44.040.

(f) Floor area. Where Table 17.44.030(b) expresses a parking requirement based on gross leasable area (GLA) (for example: one space for each 1,000 GLA), the term "gross leasable area" shall mean gross leasable square footage of floor area measured in square feet, including balconies, basements, mezzanines, or upper floors, but excluding common areas such as elevators, stair wells, bathrooms, shared hallways, and lobbies. This shall apply to single and multiple occupant/tenant structures.

(g) Rounding of calculations. If a fractional number is obtained in calculations performed in compliance with this chapter, one additional parking space shall be required for a fractional unit of 0.50 or above, and no additional space shall be required for a fractional unit of less than 0.50.

(Code 1990, § 17.44.030; Ord. No. 14-02, § 4, 3-19-2014; Ord. No. 15-01, § 4(exh. A, § 26), 1-21-2015; Ord. No. 17-10, § 4(exh. A), 11-1-2017; Ord. No. 19-04, § 4(exh. A, e.), 11-6-2019; Ord. No. 2021-04, § 4(exh. B), 4-21-2021)

The number of parking spaces required by Section 17.44.030 may be modified through the following measures or combination of measures subject to approval of the review authority. Documentation to support the requested modification must be provided in a form acceptable to the review authority. A project receiving a waiver or reduction of required parking spaces pursuant to the State Density Bonus Law shall not be eligible to request a reduction in parking pursuant to Subsection (1) of this section, nor the payment of parking in-lieu fees pursuant to Subsection (2) of this section.

(1) Parking reductions. The review authority may grant a parking reduction for a specific use subject to the requirements listed in this subsection. No person shall change a use of land that is subject to an approved parking reduction except in compliance with the provisions of this subsection. Reductions of at least one parking space and not exceeding 25 percent of the parking required by Section 17.44.030 may be granted subject to approval of an administrative permit (Chapter 17.84). Reductions exceeding 25 percent of the parking required by Section 17.44.030 may be granted subject to approval of a use permit (Chapter 17.68). At the discretion of the review authority, a parking study prepared by a qualified transportation professional may be required in conjunction with a parking reduction request to demonstrate that adequate parking is provided. The review authority may grant a parking reduction for replacement or expansion of uses that are nonconforming only as to parking, if the review authority finds that the requirements of Subsection (2) of this section have been met.

a. Parking reduction criteria. In addition to the applicable required findings for either an administrative permit or a use permit, upon submission of documentation by the applicant of how the project meets the following criteria, the review authority may approve reductions of the parking requirements of Section 17.44.030 if the review authority finds that:

1. Use of a valet parking program will result in more efficient use of the existing parking area and provide an increase in the amount of available on-site parking commensurate with the size of the parking reduction being requested without impacting existing circulation or right-of-way;

2. Varying time periods of use will accommodate peak parking demand for each land use for which a reduction is requested based on Institute of Transportation Engineers Parking Generation estimates;

3. Internal or external trip capture by nearby on-site or off-site uses will reduce parking demand;

4. Some or all of the parking needs of the use will be adequately served through on-street parking in the right-of-way or off-street parking on an ongoing basis, in conformance with any existing seasonal restrictions on on-street parking adopted by the Town or the entity owning or maintaining any street on which parking is proposed;

5. Implementation of transportation demand management measures will continue to reduce the need for on-site parking on an ongoing basis (see Section 17.44.050); or

6. The parking needs of all uses will be met through shared use of off-street parking facilities by one or more uses, consistent with the following standards:

For off-site shared parking requests, a shared parking agreement shall be provided in a form acceptable to the review authority which identifies the location of the off-site shared parking spaces, guarantees the continued availability of the off-site shared parking spaces, and sets forth the ongoing responsibilities of the parties involved. The parties to the agreement shall include the owners and lessees of the off-site parking spaces and the owners and lessees of the subject site, and a copy of any such agreement shall be provided to the Town. The Town shall not be required to be a party to any such agreement, but each agreement shall grant the Town the right (but not the obligation) to enforce the agreement's terms and shall include a provision requiring that the Town be notified immediately of any termination or default of the agreement. Any termination or default of the agreement between parties shall result in revocation of the parking reduction approval by the Town unless a new alternative parking arrangement is approved by the Director within a reasonable timeframe, as determined by the Director.

7. Before approving a parking reduction pursuant to this subsection, the review authority shall evaluate any existing parking arrangements to determine whether additional parking can be accommodated subject to Town standards. If the review authority finds that additional parking can reasonably be provided, the provision of such parking shall be a condition of approval of the requested reduction.

b. Uses with nonconforming parking. The review authority is authorized to allow an existing nonresidential use that does not meet the current off-street parking requirements of Section 17.44.030(b), to be replaced or expanded subject to compliance with the following standards:

1. An existing permitted nonresidential use in an existing building may be replaced by another permitted nonresidential use if the new use has the same or lesser parking requirement as the use being replaced.

2. A nonconforming nonresidential use in an existing building may be replaced by a conforming nonresidential use or another nonconforming nonresidential use if the permitted or nonconforming replacement use has the same or lesser parking requirement as the use being replaced.

3. An existing or replacement nonresidential use, whether conforming or nonconforming, that does not meet current parking requirements, shall not be expanded in floor area or seating or be replaced by a use that has an increased parking requirement unless a use permit pursuant to Chapter 17.68, and a corresponding parking reduction pursuant to this section are approved.

4. Before approving a parking reduction pursuant to this subsection, the review authority shall evaluate the existing parking arrangement to determine whether it can accommodate additional parking or be rearranged to accommodate additional parking in compliance with Town standards. If the review authority finds that additional parking can reasonably be provided, the provision of such parking shall be a condition of approval of the requested reduction.

5. A nonconforming use shall not be replaced with a use, whether conforming or nonconforming, that would create a negative impact on parking for neighboring properties.

(2) Parking in-lieu fee. Upon the adoption of a parking districts and in-lieu fee program by the Council, the review authority may reduce or eliminate the minimum number of required on-site parking spaces for projects where the applicant executes an agreement with the Town to pay a parking in-lieu fee. The parking in-lieu fee agreement shall be recorded on the property as approved by the review authority through the use permit process. The in-lieu fee shall be determined through the adopted in-lieu fee program and shall consider current construction costs for parking (surface, understructure, underground). The funds shall be paid prior to the issuance of the first Certificate of Occupancy for the project. The funds shall be deposited with the Town in a special fund and shall be used and expended for the purpose of acquiring and developing off-street parking facilities located within the general vicinity of the structures for which in-lieu payments were made, as well as for meeting parking needs through strategies to reduce parking demand, or to improve access to parking.

(3) Spaces in excess of maximum allowed. The provision of parking spaces in excess of the maximum allowed as provided in Section 17.44.030 may be permitted subject to approval by the review authority and if the following conditions are met:

a. The excess parking spaces are available for use by the public or any on- or off-site tenant, business, or use (i.e., not reserved exclusively for that tenant, business, or use).

b. The provision of excess parking spaces does not cause adverse impacts as determined by the review authority.

c. A Town-approved covenant is recorded that includes a description of the excess parking arrangement and a requirement that all current and future tenants are notified of and shall adhere to the operational conditions of approval.

(Code 1990, § 17.44.040; Ord. No. 14-02, § 4, 3-19-2014; Ord. No. 2021-04, § 4(exh. B), 4-21-2021)

Development that seeks to reduce parking requirements per Section 17.44.040(a) through the implementation of transportation demand management measures shall do so in accordance with this section. The applicant shall submit a transportation demand management plan for review and approval by the review authority which documents how a reduction in vehicle trips and parking demand commensurate with the requested reduction in on-site parking spaces will be achieved and demonstrates consistency with the following requirements:

(1) Alternative travel information. All businesses or new multifamily residential or mixed use developments requesting a reduction of parking using TDM measures shall make, at a minimum, the following information available to employees or residents:

a. Carpooling/vanpooling information if available;

b. Transit schedules and route information;

c. Information on air pollution and alternatives to driving to work alone;

d. Bicycle route and facility information, including local bicycle maps, locations of nearest bicycle racks or locker storage facilities, and bicycle safety information; and

e. Information on walking to work, pedestrian safety, and walking shoe information.

(2) Trip reduction strategies.

a. A transportation demand management plan shall include strategies to reduce vehicle trips generated by the development as determined by the most current edition of the Trip Generation Handbook published by the Institute of Traffic Engineers (ITE) or any other data source approved by the review authority.

b. Any combination of the following methods may be incorporated into transportation demand management plans to document how a reduction in vehicle trips and parking demand commensurate with the requested reduction in on-site parking spaces will be achieved and maintained on an ongoing basis:

1. Alternative work schedules/flex-time;

2. Preferential parking for carpool or vanpool vehicles;

3. Bicycle parking and shower facilities;

4. Information center for transportation alternatives;

5. Provision of on-site of off-site multi-modal transportation improvements;

6. On-site childcare facilities;

7. Facilities and equipment to encourage telecommuting;

8. Contributions to funds for regional facilities such as park-and-ride lots, multi-modal transportation centers, satellite work centers, etc.;

9. On-site amenities such as cafeterias, restaurants, automated teller machines, and other services that would eliminate the need for additional trips;

10. Transit incentives for employees such as additional pay for carpoolers, flexible work times, etc.;

11. Elimination of free parking/unbundling parking;

12. Parking cash-out incentives for employees;

13. Video-conferencing facilities and equipment (additional credit will be given if policies are included to make facilities available to other businesses);

14. Plans for delivery of goods at off-peak times for applicable businesses; or

15. Plans and facilities for centralized deliveries of goods for multitenant facilities.

(Code 1990, § 17.44.050; Ord. No. 14-02, § 4, 3-19-2014; Ord. No. 15-01, § 4(exh. A, § 26), 1-21-2015; Ord. No. 2021-04, § 4(exh. B), 4-21-2021)

A parking lot with 50 or more vehicle parking spaces shall provide motorcycle parking spaces conveniently located near the main entrance to the primary structure and accessed by the same access aisles that serve the vehicle parking spaces in the parking lot.

(1) Number of spaces required. A minimum of one motorcycle parking space shall be provided for each 50 vehicle spaces or fraction thereof.

(2) Space dimensions. Motorcycle spaces shall have minimum dimensions of four feet by seven feet.

(Code 1990, § 17.44.060; Ord. No. 14-02, § 4, 3-19-2014)

As determined by the review authority, off-street tour bus parking and loading facilities shall be provided for new hotel, motel, and multifamily residential projects intended predominantly for nightly rental use. An electricity hook-up shall be provided for each tour bus parking space. No tour bus engine idling shall be allowed on-site.

(Code 1990, § 17.44.070; Ord. No. 14-02, § 4, 3-19-2014)

As determined by the review authority, oversize vehicle parking shall be provided for new hotel, motel, and multifamily residential projects intended predominantly for nightly rental use as necessary.

(Code 1990, § 17.44.080; Ord. No. 14-02, § 4, 3-19-2014)

Each multifamily project of four or more units and any nonresidential use shall provide bicycle parking in compliance with this section. A bicycle parking or storage plan shall be submitted to the review authority for review and approval. Nonresidential uses shall provide temporary long-term and short-term bicycle parking on a seasonal basis as approved by the review authority.

(1) Bicycle facility standards. Bicycle parking shall be designed for both short-term and long-term needs. The bicycle parking requirement may be met on-site or may be exempted as provided in 17.44.090(3). Bicycle parking facilities shall be designed and installed in accordance with the public works standards.

a. Short-term parking is intended for bicycle trips where bicycles will be left for a short time period (generally less than eight hours). Short-term parking shall be available to the public and should be located to provide convenient access to destinations. Short-term parking shall not be provided in designated snow-storage areas. Generally, the purpose of short-term parking is to provide for the convenience of commercial customers, employees, and residential visitors. Short-term bicycle parking shall be designed and located to address the needs of these users.

b. Long-term parking is intended for bicycle trips where bicycles will be left for a long-period of time (generally all day, overnight, or seasonally). Long-term bicycle parking shall be provided within a building, covered garage, or in bicycle lockers, and shall be secure and protected from weather. Long-term parking should be conveniently located and be accessible 24 hours a day, seven days a week. Long-term bicycle parking spaces may be provided as part of a communal storage area or individually as approved by the review authority. Generally, the purpose of long-term parking is to provide for the keeping of bicycles by residents and overnight visitors in residential and lodging facilities or employees of all businesses. Long-term bicycle parking facilities shall be designed to address these purposes.

(2) Number of bicycle spaces required. Bicycle spaces shall be provided in the proportions outlined in Table 17.44.090(b) for short-term and long-term needs.

Table 17.44.090(b). Bicycle Parking Requirements by Land Use

(3) Exemptions. Where it can be demonstrated that providing bicycle parking spaces required under this subsection is not physically practical or that the nature of the building use is such that bicycle parking spaces would not be used, the review authority may grant an appropriate exemption or reduced level of compliance in return for alternative, multi-modal investments as deemed appropriate by the review authority. Multifamily residential units with unshared individual garages shall be exempt.

(Code 1990, § 17.44.090; Ord. No. 14-02, § 4, 3-19-2014)

(a) Enclosed and unenclosed parking. New development is required to provide the following minimum amounts of enclosed parking. Enclosed parking is encouraged.

(1) Single-family residential. At least 50 percent of required parking shall be enclosed and at least one space shall be unenclosed, unless otherwise approved by the review authority.

(2) Multifamily residential. At least 50 percent of required parking shall be enclosed.

(3) Hotel or motel. At least 50 percent of required parking shall be enclosed.

(4) Other uses. Enclosed parking is encouraged, but not required.

(b) On-street parking. On-street parking shall be open to the public and shall not be reserved. On-street parking shall not be counted toward fulfilling parking requirements unless approved by the review authority in accordance with Section 17.44.040(1). On-street parking in commercial and resort zones along street frontages may be approved by the review authority. Road widths shall comply with public works standards or other standards mandated by jurisdictional authorities.

(c) Tandem parking. Vehicles may be parked in tandem where the parking area is serving a single dwelling (including dwellings in multiple-family developments when both tandem spaces are assigned to the same unit) and where the tandem parking is not more than two cars in depth. The review authority may grant approval of tandem parking for nonresidential developments if the applicant demonstrates that it will not interfere with orderly parking and movement of vehicles.

(1) The Director may also consider interior mechanical parking lifts when an attendant (valet) parking agreement is provided as permitted below. Proposals for mechanical parking lifts shall be reviewed by the Director and the fire marshal on a case-by-case basis to assess their functionality and safety.

(2) Tandem parking arrangements for nonresidential projects and where mechanical lifts are proposed, shall be approved through the use permit process and an attendant (valet) parking agreement shall be executed between the property owner and the Town to ensure that valet parking is provided during all days and hours of the use of the tandem parking spaces. The attendant parking agreement shall be binding upon and inure to the benefit of each party and their respective successors and assigns.

(d) Access to parking.

(1) Parking, including parking garages, shall be accessed from an alley or secondary frontage when possible. The curb opening of a parking lot or garage on a frontage shall not exceed two lanes in width, except commercial uses demonstrating high exiting vehicle volumes that may have two outbound lanes or as otherwise provided in the public works standards.

(2) No curb cuts into public rights of way for purposes of providing street access to on-site parking spaces on non-primary commercial and residential streets shall be permitted except where a project site meets at least one of the following conditions:

a. The site has no side or rear street access having a minimum right of way width for the lanes required for access;

b. The topography or configuration of the site or placement of buildings on the site precludes reasonable alley or secondary access to a sufficient number of parking spaces;

c. Snow storage or other natural hazards necessitate such access, as approved by public works;

d. The review authority determines that a curb cut is appropriate due to traffic, circulation or safety concerns.

1. If curb cuts are required, curb cut widths shall be kept to the minimum width and distance from adjacent intersections required, consistent with the public works standards.

2. On lots with adequate access, projects with new buildings or substantial remodels shall be required to replace any existing curb cuts or driveway aprons with a new full height curb.

3. Properties with existing nonconforming access driveways shall be constructed in accordance with the current public works standards when the property reconstructs or repaves the project parking area.

(e) Access to adjacent sites. Applicants are encouraged to provide off-street vehicle access to parking areas on adjacent properties to provide for convenience, safety, and efficient circulation. Pedestrian access between adjacent properties is also strongly encouraged. Where access circulation includes circulation for emergency service or other required access, cross easements shall be recorded for each property.

(f) Parking space and lot dimensions. Parking lots and stalls shall be designed consistent with the public works standards.

(g) Maintenance. All off-street parking spaces and driveway areas shall be paved and maintained for the duration of the use requiring such areas in accordance with the requirements of the Lahontan Regional Water Quality Control Board. Snow and ice shall be removed promptly from all required off-street parking and driveway areas.

(h) Landscaping. Parking areas shall be landscaped in compliance with Chapter 17.40 and with the following requirements:

(1) Amount of landscaping. Each use shall provide landscaping within or around the parking area at a minimum ratio of ten percent of the gross area of the parking lot. A minimum of one tree, the species of which shall be consistent with the Town recommended plant list, shall be provided for each five parking spaces. Tree plantings shall have a minimum size of three gallons as described in Section 17.36.050(b).

(2) Location of landscaping. The location of landscaping, including the placement of trees, shall be provided as part of a landscape plan to be reviewed and approved by the review authority prior to issuance of a grading permit.

(3) Irrigation. Irrigation shall be provided for landscaped areas.

(i) Snow storage. On-site snow storage shall be provided consistent with Section 17.36.110.

(j) Lighting. Lighting of all parking areas shall be consistent with Section 17.36.030.

(k) Striping and identification.

(1) Vehicle spaces. All required pavement striping shall be maintained in good condition. Parking spaces shall provide understandable markings to indicate where drivers should park. Subtle markings, such as contrasting colors in paving stones, are encouraged.

(2) Restriping. The restriping of any parking space or lot that substantially changes the existing parking layout or results in a lesser number of parking spaces, shall require the approval of a restriping plan by the review authority.

(l) Surfacing.

(1) All parking surfaces shall be paved with an approved material. Parking areas shall be designed to treat and retain the first flush storm as defined by the Town general plan and stormwater management plan. Parking areas shall be constructed in compliance with Lahontan Regional Water Quality Control Board permitting requirements and use best management practices.

(2) All grading plans relating to the parking facilities shall be reviewed and approved by the review authority before any work can commence.

(Code 1990, § 17.44.100; Ord. No. 14-02, § 4, 3-19-2014; Ord. No. 2021-04, § 4(exh. B), 4-21-2021)

Each driveway providing site access from a street or other public right-of-way shall be designed, constructed, and properly maintained in compliance with the public works standards, unless otherwise modified and approved by the Public Works Director.

(Code 1990, § 17.44.110; Ord. No. 14-02, § 4, 3-19-2014)

Off-street loading spaces shall be provided as required by this section. The Public Works Director may modify these requirements, where it is first determined that the operating, shipping, and delivery characteristics of the use do not require the number or type of loading spaces required by this section.

(1) Number of loading spaces required. All uses shall provide off-street loading spaces as described in Table 17.44.120. Requirements for uses not listed shall be determined by the review authority based upon the requirements for comparable uses.

(2) Standards for off-street loading areas. Off-street loading areas shall be provided in compliance with the following:

a. Dimensions. Loading spaces shall be a minimum of 12 feet in width, 40 feet in length, with at least 14 feet of vertical clearance and shall accommodate required access and turning radii.

b. Lighting. Loading areas shall have lighting capable of providing adequate illumination for security and safety; lighting shall also comply with the requirements of Section 17.36.030.

c. Location. Loading spaces shall be:

1. As near as possible to the main structure and limited to the rear two-thirds of the parcel, if feasible;

2. Situated to ensure that the loading facility is screened from adjacent streets;

3. Situated to ensure that loading and unloading takes place on-site and is not located within a required front setback, adjacent public right-of-way, or other on-site traffic circulation areas;

4. Situated to ensure that all vehicular maneuvers occur on-site. The loading areas shall allow vehicles to enter from and exit to a public street in a forward motion only; and

5. Situated to avoid adverse impacts upon neighboring residential properties and located no closer than 100 feet from a residential zoning district unless adequately screened and authorized by the review authority.

d. Loading ramps. Plans for loading ramps or truck wells shall be accompanied by a profile drawing showing the ramp, ramp transitions, overhead clearances, and required drainage.

e. Screening. Loading areas shall be screened from abutting parcels and streets with a combination of dense landscaping and faced solid masonry walls with a minimum height of six feet.

f. Striping.

1. Loading spaces shall be striped and identified for loading only.

2. The striping and "loading only" notations shall be continuously maintained in a clear and visible manner in compliance with the approved plans.

g. Surfacing.

1. All loading areas shall be surfaced with asphalt, concrete pavement, or comparable material as determined by the review authority and shall be graded to dispose of all surface water to the satisfaction of the review authority.

2. All grading plans relating to the loading facilities shall be reviewed and approved by the review authority before any work can commence.

Table 17.44.120. Loading Space Requirements

(Code 1990, § 17.44.120; Ord. No. 14-02, § 4, 3-19-2014)