Off-street parking areas shall generally be provided outside of any public right-of-way in the following manner:
A. Access. Access to off-street parking areas shall be provided in the following manner:
1. Parking areas shall provide suitable maneuvering room so that all vehicles may enter an abutting street in a forward direction. Single-family homes and duplexes which gain access from local streets are exempt from this requirement and the Director may approve exceptions for other residential projects; and
2. A minimum unobstructed clearance height of 7 feet 6 inches shall be maintained above all areas accessible to vehicles.
B. Location. Off-street parking areas shall be located in the following manner:
1. In order to minimize the visual impact of vehicles, the parking areas other than single-family residential shall be located to the rear or side of the parcel, or appropriately screened from public views if located along the street frontages. The parking areas shall not be located within a sight distance area.
2. Uncovered off-street parking for single-family and duplex uses in residential zoning districts may be located in the setback areas only on an approved all-weather surface and not within front or street side yard landscaped areas.
3. Off-street parking for all uses outside the downtown area, except for single-family dwellings and duplexes, shall be located at least 10 feet behind the front and street-side property lines. The area between the parking area and the property line(s) shall be fully landscaped, except for point of access, and this landscaped area shall not be counted as meeting the minimum 5 percent interior landscape requirement.
4. Off-street parking in the DN, DS, RMU, and -COS zoning districts shall be located at least 5 feet behind the front and street-side property lines. The area between the parking area and the property lines shall be fully landscaped, except for point of access, and this landscaped area shall be counted as meeting the minimum 5 percent interior landscape requirement.
C. Parking Lot and Space Dimensions:
1. General Requirements. Minimum parking dimensions shall be as indicated in the following Table 5-5 and as illustrated by Figure 5-10.
Minimum Parking Stall Dimensions | |||||
Standard Stall | Compact Stall | Parallel Parking | |||
Length | Width | Length | Width | Length | Width |
20 feet, or 18 feet (1) | 9 feet | 16 feet, or 14 feet (1) | 8 feet | 22 feet | 9 feet |
Notes:
(1) A maximum of 2 feet of the parking stall depth may coincide with sidewalk that is a minimum of six feet wide or landscape planters with low-growth, hearty materials.
One-Way Traffic and Single-Loaded Aisles
| |||
Parking angle (degrees)
| Stall depth, with bumper overhang
| Aisle width (travel lane)
| Total bay depth
|
30 | 17 feet | 13 feet (1) | 30 feet |
45 | 19 feet | 13 feet (1) | 32 feet |
60 | 20 feet | 16 feet (1) | 36 feet |
75 | 20 feet | 20 feet (1) | 40 feet |
90 | 20 feet | 24 feet (1) | 44 feet
|
Notes:
(1) Aisle width may be 12 feet, where no adjacent angled parking exists.
One-Way Traffic and Double-Loaded Aisles
| |||
Parking angle (degrees)
| Stall depth, with bumper overhang
| Aisle width (travel lane)
| Total bay depth
|
30 | 18 feet | 13 feet (1) | 49 feet |
45 | 19 feet | 13 feet (1) | 51 feet |
60 | 20 feet | 16 feet (1) | 56 feet |
75 | 20 feet | 20 feet (1) | 60 feet |
90 | 20 feet | 24 feet (1) | 64 feet
|
Notes:
(1) Aisle width may be 12 feet, where no adjacent angled parking exists.
Two-Way Traffic and Double-Loaded Aisles
| |||
Parking angle (degrees)
| Stall depth, with bumper overhang
| Aisle width (travel lane)
| Total bay depth
|
30 | 18 feet | 24 feet (1) | 60 feet |
45 | 19 feet | 24 feet (1) | 62 feet |
60 | 20 feet | 24 feet (1) | 64 feet |
75 | 20 feet | 24 feet (1) | 64 feet |
90 | 20 feet | 24 feet (1) | 64 feet
|
Notes:
(1) Aisle width may be 20 feet, where no adjacent angled parking exists.
2. Compact Parking Spaces. When two or more off-street parking spaces are required by this chapter, up to one-half of the parking spaces proposed for a residential project may be compact spaces. Up to one-third of the spaces proposed for a non-residential project may be compact spaces. Each compact space shall be clearly marked as “compact.”
3. Dimensions for Private Garages. A minimum unobstructed inside dimension of 10 feet by 20 feet shall be maintained for a private one-car garage. A minimum unobstructed inside dimension of 20 feet by 20 feet shall be maintained for a private two-car garage, except that when one of the two spaces may be a compact space, water heaters, laundry facilities, shelves, and other fixtures commonly located in garages may project up to four feet into one of the two spaces so as to reduce its length to a minimum of 16 feet.
D. Drainage. All off-street parking/loading areas shall be designed and constructed:
1. So that surface water will not drain over any sidewalk or adjacent parcels. Drainage from a site to a street across a driveway may be approved; and
2. In compliance with the stormwater quality and quantity standards and the City’s Best Management Practices.
E. Landscaping. Landscaping shall be provided for all parking areas, as follows and as shown on Figure 5-11, unless otherwise specified in this chapter:
1. Area of Landscaping Required. Landscaping shall be provided in all buffer areas between property lines and the off-street parking areas, to properly screen vehicles from view and minimize the expansive appearance of these areas. A minimum of 5 percent of the total interior off-street parking area shall be landscaped, unless the review authority finds that a lesser or greater percentage would be compatible with the surrounding area.
Any landscaped buffer area required by these Regulations, along the perimeter of the parking areas, shall not be counted as meeting the minimum 5 percent interior landscape requirement. The total interior off-street parking area shall be computed by adding all areas used for access drives, aisles, stalls, and maneuvering within that portion of the site that is devoted to parking and circulation, excluding entrance drives.
2. Area of Shading Required. Trees shall be planted and maintained in planters or landscaped areas so that at tree maturity, 15 years, at least 50 percent of the total paving area, not including the entrance drives as depicted in Figure 5-11, parking areas under carports, or multi-story parking structures, shall be shaded at solar noon on June 21. This shading requirement shall not apply to the development of single family residences. On sites with compacted or poor soils and/or drainage, additional installation measures such as, but not limited to, soil amendments and over-excavation of planting holes, shall be required to ensure that the shading standard can be reached. Active solar arrays may be used in part to meet the shading requirement if approved in conformance with Chapter 19.18 (Site Design and Architectural Review).
a. Calculations. Shaded parking lot area is determined by using an appropriate percentage of crown square footages as indicated in the Sunset Western Garden Book. Overlapping canopies shall not count towards the calculation number.
b. Calculation Table. Landscape shading plans shall include a table that includes the following information:
(1) Botanical name and common names of trees;
(2) Total square feet of shade assumed for each tree;
(3) Total parking lot area to be shaded; and
(4) Total shade provided.
c. Shade Square Foot Bonuses: Trees planted on the western perimeter of parking lots and in linear planters with a minimum width of six feet and a minimum length of 36 feet shall receive a 10 percent square foot shade bonus for each tree canopy.
d. Exceptions. Exceptions from the fifty percent shading requirement may be made under extraordinary circumstances where project design or site conditions preclude attainment of the standard. Such a deviation from the standard shall be supported by a finding that the project has been demonstrated to be of greater quality or community benefit than might occur with a conventional development proposal.
3. Perimeter Landscaping:
a. Adjacent to Streets. Parking areas, for other than single family residential and residential duplex uses, adjoining a public right-of-way shall be designed to provide a landscaped planting strip between the right-of way and parking area a minimum of 5 feet in depth in the DN, DS, RMU and -COS zoning districts, and a minimum of 10 feet in all other zoning districts. Any planting, sign, or other structure within a sight distance area of a driveway shall not exceed 36 inches in height, with the exception of street trees.
b. Adjacent to Residential Use. When a parcel is developed with three or more dwelling units, parking located in a rear or interior side yard adjoining any parcel in the RS or R1 zoning district shall be set back at least 6 feet from the common property line, with a landscaped planter as a buffer. Parking areas for non-residential uses adjoining residential uses shall be designed to provide a landscaped planter with a minimum 10-foot width between the parking area and the common property line bordering the residential use. A fence or wall shall be constructed along the property line, in compliance with Subsection J (Screening), below. These requirements shall not apply to a property line in common with an alley.
4. Interior Landscaping:
a. Planter Strips Between Parking Aisles. Planter strips and islands shall be, at a minimum, 6 feet wide, measured inside the curbing, in an amount to fulfill the 50 percent shading and parking landscaping requirement. Adequate pedestrian paths shall be provided throughout the landscaped areas. Clustering of trees may be approved by the Director or review authority.
b. Areas Not Used for Parking. Areas in a parking lot not used for driveways, maneuvering areas, parking spaces, or walks shall be landscaped and permanently maintained.
5. Curbing, Irrigation. All areas containing plant materials shall be bordered by a concrete curb at least 6 inches high and 6 inches wide and provided with an approved automatic irrigation system. An alternative barrier design to protect landscaped from vehicle damage may be approved by the Director.
F. Lighting. Multi-family residential, commercial, and industrial parking areas shall have lighting capable of providing adequate illumination for security and safety. Lighting standards shall be energy-efficient and in scale with the height and use of the on-site structures. Any illumination, including security lighting, shall be shielded and directed downward, away from adjacent properties and public rights-of-way in compliance with Section 19.60.050 (Exterior lighting). See Figure 5-12.
G. On-Site Location Required. On-Site Location Required. All parking spaces shall be located on the same parcel as the main use or structure unless granted an administrative use permit in compliance with Chapter 19.25 (Administrative Use Permits) and Subsection H (Off-Site Location Requirements), below.
H. Off-Site Location Requirements. The following requirements shall apply to providing off-street parking at an off-site location:
1. A portion or all of the required off-street spaces, including required access, may be located on any parcel within 500 feet of the site;
2. The approval shall be based on accessibility to the main use or structure, and the use and development of the neighboring parcel(s);
3. The applicant shall provide evidence, as deemed satisfactory by the Zoning Administrator, that a suitable long-term lease or other binding agreement can be executed and recorded which would guarantee that the parcel containing the main use or structure has an irrevocable right to utilize the identified parcel for parking; and
4. This provision shall not apply where joint use parking and/or access are included as part of a subdivision approval.
I. Residential Guest Parking. Guest parking in residential zoning districts shall be so designated and restricted, with appropriate signs/pavement markings, for the exclusive use of the guests.
J. Screening. Multi-family, commercial, manufacturing, and public parking areas abutting residentially zoned parcels shall have a wood fence or decorative masonry wall, not less than 6 feet high, to properly screen the parking areas, subject to approval by the Director. The Director may waive or modify this requirement to protect the views of adjacent residences. Wall treatments shall occur on both sides.
K. Striping and Marking. Parking stalls shall be identified by stripes of paint, or other durable striping material specified and approved by the Director, on the parking lot surface. Double stripes may be used. Parallel spaces shall be marked with single lines.
L. Surfacing. All off-street parking areas, including driveways and maneuvering areas, shall be paved with all-weather surfacing and provided with storm drainage facilities subject to the approval of the public works director. All-weather surfacing shall be portland cement concrete, asphaltic concrete, or double chip seal. Porous surface materials which may reduce stormwater runoff may be used subject to review and approval of the public works director.
M. Tandem Parking. Tandem parking may be allowed to satisfy off-street parking requirements for single-family dwellings or duplexes located on local residential streets or private streets. Tandem parking may be allowed to satisfy off-street parking requirements for multi-family dwellings only when the required maneuvering area is entirely on-site and vehicles are able to exit the property in a forward direction, subject to review authority approval.
N. Wheel Stops/Curbing. Continuous concrete curbing at least 6 inches high and 6 inches wide shall be provided for all parking spaces located adjacent to fences, walls, property lines, and structures. All parking lots shall have curbing around all parking areas and aisle planters in compliance with Subsection E (Landscaping), above. Individual wheel stops may be used in lieu of continuous curbing when the parking stall is adjacent to a landscaped area and the drainage is directed to the landscaped area. Wheel stops shall be maintained to provide protection of landscaped areas and structures.
(Ord. 2442, Ord. 2494 §43, Ord. 2519 §28)