Division 2 — Parking

§ 6.10.330. Definitions.

A. "Parking space"

means an area for the parking of a motor vehicle plus those additional areas required to provide for safe ingress and egress from such space. The area set aside to meet these provisions must be usable and shall have permanent driveway access for off-street parking.

• B. "Parking facility"

means a clearly identifiable location for vehicular parking. A parking facility may be a parking area, parking lot, or parking structure.

• C. "Mixed use"

means whenever there is a combination of two or more distinct uses on one lot or building site, the total number of parking spaces required to be provided for such lot or building site shall be not less than the sum total of parking spaces required for each of the distinct uses. No off-street facilities provided for one use shall be deemed to provide parking facilities for any other use, except as provided under "shared parking."

• D. "Shared parking"

means the use of a parking facility where the total spaces are less than what is required for a "mixed" use. If allowed per a community plan, on-street parking is considered to be a part of a shared parking facility.

(Ord. 903; Ord. 1152 § 2; Code 1997 § 5-44)

• A. Standard: All other parking areas shall be paved with a finished thickness of two inches of asphalt-concrete (AC) properly compacted on a four-inch aggregate base compacted to a relative compaction of 95 percent with the approved native subgrade, compacted to a relative compaction of 90 percent, at a minimum slope of two percent and a maximum of five percent. These requirements shall be a standard which may be reduced by the city, provided the following findings are made:

  1. The proposed parking space is temporary; or

  2. The soil conditions, moisture conditions, or proposed slope of the pavement warrants the reduction. This shall be verified by a soils report (prepared by a licensed soils engineer) and approved by the city engineer.

• B. Standard: Retain Parking Spaces. Off-street automobile parking spaces being required in connection with any existing building or use shall be retained so long as such building or use remains, unless an equivalent substitute number of such spaces are provided and retained thereafter which conform to the requirements of this article. This regulation shall not require the establishment of more automobile parking space than is required herein for a new building or use.

• C. Standard: Encroachment Permit Required. An encroachment permit shall be required for providing access to all off-street parking areas or lots. Prior to the issuance of the encroachment permit, the planning department shall approve the parking design, except for single-family and duplexes which shall be approved by the engineering department.

• D. Standard: Plot Plan Required. A plot plan of any proposed off-street parking area, other than single-family, shall be submitted to either the planning department at the time of the application for design review for the building to which the parking area is an accessory, or to the engineering department at such time as an encroachment permit is applied for to use any land for a parking area.

The scale of the plot plan shall be kept to a size so that all information indicated will be legible but shall be no smaller than one inch equals 20 feet. The plot plan shall be completely

dimensioned to scale and shall show all the following details:

1. Land use classification setbacks and statement of use.

2. Scale of the plot plan.

3. All adjacent street, alleys and points of ingress and egress.

4. Sidewalks, curbs and gutters.

5. Entire ownership of the lot or parcel being developed.

6. Use, total floor area, existing and proposed structures.

7. Height of building and number of stories.

8. Completely dimensioned parking layouts.

9. Grading and drainage plan of parking lot, including topography and design typicals using the city's standard plans.

10. Landscaping, walls, fences and lighting.

11. Type of pavement.

12. Existing tree(s) to be removed or retained.

13. Areas of snow storage.

14. Location of light standards and proposed illumination plan covering entire parking area.

15. In addition to the above, multiple residential plot plans shall indicate the number of dwelling units.

16. Hospital plans shall indicate the total number of beds.

17. Assessor parcel number and physical address.

• E. Standard: Location. All off-street facilities shall be located as follows: All parking facilities shall be located on the same lot parcel or building site project area as the use for which such spaces are provided, except that:

  1. Parking for any use other than a single-family detached dwelling may be located on a different lot or lots, subject to the use permit process; provided, that such lot or lots are located within a commercial/public service land use classification and are less than 300 feet distant from the lot line of the use for which such parking is provided or a vehicle shuttle is provided if lot exceeds 300 feet. Such lot or lots shall be under common ownership with the lot or building site for which such spaces are provided and documented by a deed restriction.

  2. When included in a community plan, parking on the street may be considered in determining the adequacy of parking facilities. If this occurs, the city shall not be responsible for clearing of snow within the parking stall within this area and a separate private agreement is required to remove the parking lot stall snow in this area subject to the city approval.

• F. Standard: No parking space shall be located in any required yard adjacent to a public street, except that only one required parking space shall be permitted in the driveway located within the required yard setback adjacent to a public street for a single-family, duplex or triplex use.

• G. Standard: Underground Facilities. Underground parking facilities shall conform to all applicable provisions of this section; except, that when no part of such facility extends more than three feet

above the lowest level of the natural grade, such facility may then project into any required yard area, subject to the following conditions:

1. That yards shall at all times be accessible to pedestrians and fire equipment with no structural projections interfering with such access.

2. Front and exterior side and rear yards shall be landscaped above such structures.

• H. Standard: Off-Street Parking Facility Design. Parking facilities shall be designed to provide the required parking spaces within a minimum amount of area. Parking facilities should minimize coverage and minimize impacts on water quality. Projects may have imposed, as conditions of approval, appropriate provisions of the design guidelines, as well as the following improvements:

  1. Size of Spaces. All parking spaces shall conform in size to the following minimum standards. No parking space shall be less than nine feet wide or less than 19 feet long except:

     • a. In areas adjacent to landscaping, the parking space length may be reduced to 17 feet for vertical or diagonal parking provided an approved wheel stop is located outside the 17 feet.

     • b. Spaces for compact cars may be reduced to 15 feet in length (13 feet with wheel stops) and eight and one-half feet wide. Such spaces for compact cars shall not exceed more than 10 percent of the total off-street parking requirement.

• c. Compact car parking spaces, in addition to the 10 percent allowed by subsection (H)(1) (b) of this section, may be allowed by special use permit issued by the zoning administrator if:

     - i. The parking facility exceeds 20,000 square feet in size; 
  
     - ii. The designated compact car parking spaces are located together in a portion(s) of the parking facility in a manner consistent with reasonable design standards for such facilities; 
  
     - iii. The compact car spaces are identified by approved signage; 
  
     - iv. Reasonable provisions have been made for enforcement of restrictions on the use of designated spaces by compact cars only; 
  
     - v. The total compact spaces within the parking facility shall not exceed 25 percent of the maximum spaces which are allowed by the parking ratios; 
  
  - d. Parking within a Garage or Carport. Minimum dimensions are a clear space of nine feet wide and 19 feet in depth and a height of seven feet. 
  
  - e. Off-Street Parking Facility Required Improvements. 
  
     - i. Aisles shall be improved as follows, except for single-family and duplexes:
  

Notes:

• For parallel spaces, not less than three feet of additional maneuver area per space shall be provided at one end of each space.

** Angle parking can only have one-way aisles.

• ii. Every parking space shall be clearly marked. All markings shall be maintained so they are always visible and legible.

• iii. Traffic circulation within any parking facility shall be designed to ensure that no automobile need enter a public street in order to progress from one aisle to any other aisle within the same lot, nor enter a public street backwards in order to leave such lot. If such circulation is not otherwise possible, directional signs or markings shall be provided in all facilities in which one-way traffic has been established.

• iv. Turning Radius within Parking Lots. All areas used for off-street parking shall be served by a driveway as required in this section and shall also provide sufficient area for on-site turning movements so that no traffic will have to back out onto any traveled way, except for parking areas serving single-family dwellings, duplexes and triplexes, when situated in other than a building group.

• v. Any such facility shall be prepared, graded, and paved in such manner to ensure that all surface waters will drain in accordance with the technical specifications of the city engineer, which shall be provided to ensure that no surface waters from such facility shall be discharged across, over or upon any public sidewalk abutting thereto.

• vi. Bumper guards or wheel stops shall be provided in such a manner to ensure that no portion of any parked vehicle shall touch any wall, fence or building, nor shall project beyond any lot lines bounding such facility; except, that two or more uses utilizing a common area are exempt on the common boundary. Said wheel stop types shall be approved by the city.

• vii. Where a commercial parking lot abuts property classified for residential uses, a six-foot-high, sight-obscuring fence shall be constructed.

• viii. There shall be a bumper or vehicular barrier provided where such areas abut a sidewalk to keep the cars from encroaching onto the public sidewalk.

• ix. Any lights provided to illuminate such parking areas shall be arranged to reflect the light away from adjoining premises and shall conform to the city lighting standards (see citywide design standards).

• x. No person shall pave within the drip line of a tree that is to be retained unless the drip line extends more than five feet from the trunk of the tree. In the case where the drip line is more than five feet from the trunk of the tree, no person shall pave within five feet of the trunk of the tree; provided, that if paving extends around less than 50 percent of the circumference of the trunk of the tree, such paving may be placed within one foot of the tree.

• xi. No vehicle access shall be located within the curb radius of a corner lot or within 15 feet of the curb radius.

• xii. That a backup turning space five feet deep by 24 feet wide be provided at the end of a 90-degree parking space which has no access to a driveway.

• xiii. See the standards within the citywide design standards for pedestrian circulation and driveways, parking and loading spaces for parking lot landscaping.

xiv. Handicapped/Disabled Parking.

  - (I) New construction and remodeling shall conform to state of California law, Title **24** of the California Code of Regulations, and shall be administered by the chief building official. Contact the city building division for standards. 

  - (II) For preexisting lots, prior to the requirements of Title 24 (1991), compliance of handicap standards shall be based on the Americans with Disabilities Act (ADA) administered by the federal government, available from the Federal Department of Justice, Architectural and Transportation Barriers Compliance Board, 1111 18th St. NW, #501, Washington DC, 20036, (202) 653-7834. 

• xv. All parking areas/driveways shall install landscaping or parking barriers (approved by the city) to prevent encroachment into nonimpervious coverage areas. City shall approve the materials and installation of said barriers as a part of building permit, encroachment permit or through the city design review process.

• xvi. The side yard setback for nonresidential parking lots may have a zero setback unless:

  • (I) The parking lot adjoins a residential PAS, in which case the setback shall be five feet; and/or

  • (II) The less-than-five-foot setback interferes with an existing driveway on an adjacent property.

• f. Landscape of Parking Lots.

• i. Landscaped Perimeter. Off-street parking areas for commercial/public service land use classifications shall have a landscaped perimeter. The minimum width of the perimeter shall be equal to the required yard setback. Where the perimeter faces a public street, recreation area, or the lake, a three-foot-high screen shall be provided.

  • ii. Trees. All parking areas shall provide random tree planting in the landscape perimeter at a ratio of one tree for every four parking spaces provided. This ratio may be adjusted as a part of the design review process to ensure adequate site visibility.

  • iii. Landscaped Islands. Landscaped islands within parking areas are encouraged as a means to break up the visual dominance of parked vehicles. Landscaped islands allow the retention of significant existing vegetation, while providing opportunities to add additional landscaping. Existing vegetation, especially large trees, will benefit from pervious planting beds above root systems. Vegetation in landscaped islands must be adequately protected from vehicle damage by such methods as curbing, tree wells, changes in grade, boulders and other parking barriers.

The location, number and size of the islands will be subject to the design review process and will be based on the size of the lot, the vegetation to be saved and the on-site snow removal program. Any reduction or elimination of landscape islands shall result in the increase in perimeter landscaping.

• iv. Maintain Sight Distances. In order to allow drivers safe visibility at intersections of driveways and streets, no obstruction in excess of three feet high shall be placed within a triangular area formed by the street and driveway at property line and a line connecting them at points 25 feet from their intersection. Trees pruned high enough (eight feet off the ground) to permit driver visibility may be permitted.

• v. Emergency Vehicle Access. Provide adequate access for emergency vehicles and for those persons attempting to render emergency services. Said minimum access

shall be 20 feet. In the event one-way drives (less than 20 feet wide) are developed, there needs to be an overall clear width of some form of hardscape, 20 feet wide for emergency vehicles.

  - g. Snow Storage. 

     - i. Parking areas shall be sloped at least two percent to prevent ponding and icing. 

     - ii. Snow storage shall not be located within required parking spaces and their access drives, public rights-of-way or public snow storage easements. 

2. Standard: Parking Demand Exceeds Requirements. Should the use demand additional parking spaces, above what is required by the parking ratios, and such demand negatively impacts the adjoining neighborhoods, then the city has the right to revisit the use to resolve the parking impact through such methods as requiring an off-site parking lot, transit management plan, and the like. Failure to resolve the impact shall result in a zoning enforcement action subject to the penalties contained therein.

ve what is required by the parking ratios, and such demand negatively impacts the adjoining neighborhoods, then the city has the right to revisit the use to resolve the parking impact through such methods as requiring an off-site parking lot, transit management plan, and the like. Failure to resolve the impact shall result in a zoning enforcement action subject to the penalties contained therein.

3. Standard: On-Street Parking. Unless otherwise allowed, street parking shall only be permitted in locations designated as a part of an adopted community plan where such parking is used to meet the on-site parking requirements.

• (Ord. 903; Ord. 1152 § 2; Code 1997 § 5-45)

• A. Exceptions. The standards may be modified subject to the provisions of the introduction section of the citywide design standards. In addition to those provisions, the city shall also find:

  1. The environmental impact will be lessened by the lesser improvement; and

  2. Traffic safety for vehicles and pedestrians will be enhanced by the lesser improvement; and

  3. The lesser improvement will substantially meet the intent of the requirement.

• B. Modification of the Parking Demand Ratios.

  1. In lieu of the parking demand ratios required by this article, an applicant may submit to the city (and referred to TRPA) a technically adequate parking analysis to reduce the ratios. A parking analysis shall include:

     • a. A parking demand ratio estimate.

     • b. Proposed measures or programs (if any) that will be incorporated into the project that are not based on use. Such measures are to be included in a transportation management plan, which would outline such transit incentives as reduced or free bus passes for tenants/employees, shelters, and if not on a bus route, shuttle systems and the like.

     • c. Schedule of funding and cost of implementation of transportation management plan measures.

     • d. Any additional information as deemed necessary.

  2. The city shall process this parking analysis as a use permit, along with the appropriate conditions, to reduce the parking demand ratios when it finds:

     • a. Adequate off-street parking will be provided for the proposed use as determined by a parking analysis;

     • b. The environmental impact of the use will be lessened by the reduction in parking spaces (staff may condition the use permit);

     • c. Traffic safety for other vehicles and pedestrians will be enhanced by the lesser requirement.

  3. In addition to the above, if the parking analysis is done to establish a shared parking facility, the city shall also find:

     • a. The uses have different peak periods;

     • b. The parking demand will not overlap;

     • c. The parking facility will meet peak demand;

     • d. The property owners are willing to sign reciprocal agreements for "shared parking" approved as to form and substance by the city.

• (Ord. 903; Ord. 1152 § 2; Code 1997 § 5-46)

• A. Definition. "Nonconforming apron, drive or parking area" means one which was lawfully existing on the adoption date of the ordinance codified in this article and does not conform to the standards contained within this article.

• B. Standards.

  1. Standard: Continuation. A nonconforming apron, driveway and parking area may be continued, except as provided in this section or otherwise provided by law.

  2. Standard: Enlargement. No person shall enlarge a nonconforming apron, driveway or parking area in any manner which increases its noncompliance.

  3. Standard: Expansion, Addition or Change of Use. No person shall expand, add to or change the use of a commercial building that results in the increase in the number of parking spaces without bringing the apron, driveway and increased number of parking spaces into conformance.

  4. Standard: Minor Maintenance and Repair Permitted. The minor maintenance and repair of any nonconforming portion of an apron, drive or parking area is permitted. Minor maintenance and repair are those which maintain and repair an existing apron, drive or parking space including such activities as pothole patching, seal coating and crack repair. Minor maintenance is considered that maintenance and repair which preserves the existing condition of the apron, drive or parking area.

  5. Standard: Major Maintenance and Repair Not Permitted. The major maintenance and repair of any nonconforming portion of an apron, drive or parking area is not permitted. Major maintenance and repair is considered that maintenance and repair which improves the existing condition of the apron, drive or parking area. Examples of major maintenance and repair include the removal and replacement of nonconforming portions of an apron, driveway or parking lot material that is not considered a pothole, or the resurfacing of an apron drive or parking area not considered a seal coat.

Note: Installation, repair or replacement of walkways whether separate or contiguous to a driveway, within the 10-foot setback of any property line fronting a city travelway, is not allowed. (Ord. 903; Ord. 1152 § 2; Code 1997 § 5-47)