A. Access and Circulation:
1. Design: Parking facilities must be designed so that a car within a facility will not have to enter a street to move from one location to any other location within the same facility.
2. Exit: Parking facilities in nonresidential zones must be designed in such a manner that any vehicle on the property will be able to exit from the property traveling in a forward direction. However, vehicles may exit onto an alley traveling in a reverse direction.
3. The Director may approve adjustments from the site access and circulation standards as provided in Chapters 22 and 23 of this title.
B. Driveway And Parking Area Paving And Surfacing: All permanent on site parking, loading, vehicle storage and vehicle sales areas must be paved with approved concrete or asphaltic concrete. On-site parking areas to be used for not longer than one year must be surfaced and maintained with an impervious material acceptable to the Director so as to eliminate dust and mud. All on-site parking areas must be graded and drained so as to dispose of all surface water in accordance with the applicable stormwater regulations. Acceptable alternative paving materials include decorative concrete, permeable concrete, grasscrete, brick, or similar material of equivalent durability. The Director may approve adjustments from the driveway and parking area paving standards for non-standard roadbed construction and alternative roadway surfaces (such as drivable reinforced turf) as provided in Chapters 22 and 23 of this title.
C. Parking Area Striping: All parking spaces must be clearly striped with white, double four-inch wide stripes, one foot apart. The Director may approve adjustments from the parking area striping standards as provided in Chapters 22 and 23 of this title. The alternative designs may include the use of colored concrete and other decorative materials provided that alternative striping options clearly identify parking spaces and distinguish them from adjoining walkways and drive aisles.
FIGURE 1 - PARKING AREA STRIPING
D. Parking Space Location:
1. Residential:
a. Required parking spaces, excepting guest spaces, must be located within a garage or carport as required in Subsection S of this Section.
b. No required guest parking space may be located, in whole or in part, in a required front yard or front two-thirds of a required side yard.
2. Nonresidential:
a. Parking spaces may encroach into a required street-facing setback up to a maximum of 50 percent of the required setback area, provided a minimum landscaped setback of five feet is maintained. Parking spaces may encroach into a required interior side and rear setback up to the interior side or rear property line, provided that the interior side and rear property line does not abut a public or private street.
b. Parking spaces that back up directly into a driveway entrance must maintain a minimum landscaped setback of 20 feet from any street facing property line.
c. Where vehicular access is provided by an alley, parking may intrude into the required rear yard; provided, however, the amount of setback intruded upon must be replaced by increasing the other required yards on site by an equivalent amount.
FIGURE 2 - PARKING SPACE LOCATION
E. Parking Lot Slope: The maximum slope for parking lots is five percent. The Director may approve adjustments from the parking lot slope standard as provided in, Chapters 22 and 23 of this title.
F. Lighting:
1. Lights provided to illuminate any parking area or vehicle sales areas as permitted by this Code must be arranged so as to direct the light away from any premises upon which a residential dwelling unit is located.
2. Parking area light standards located within 50 feet of a property line must not exceed 25 feet in height.
3. The Director may approve adjustments from the lighting standards.
G. Landscaping:
1. All new or substantially redesigned parking areas must provide landscaping as provided in chapter 2, “General Provisions”, of this title.
H. Parking Space Dimensions:
1. Minimum Interior Dimensions:
Space Type | Minimum Width | Minimum Length |
Space Type | Minimum Width | Minimum Length |
Commercial standard | 8.5 feet | 18 feet |
Residential standard | 9 feet | 20 feet |
Residential - narrow lots1 | 8.5 feet | 20 feet |
Vehicle lift | 8.5 feet | 18 feet |
Compact | 8.5 feet | 15 feet |
Parallel | 8.5 feet | 24 feet |
Accessible | See note 2 | See note 2 |
Motorcycle | 5 feet | 9 feet |
Bicycle3 | 2 feet | 5 feet |
Notes:
1. Lots under 40 feet in width.
2. The dimensions of accessible parking spaces must comply with the Americans With Disabilities Act (ADA), title III and California Code of Regulations (CCR), California Access Code, title 24.
3. Each bicycle space must accommodate one 2-bicycle capacity rack.
2. Single-Family Dwellings:
a. Two-car garages must have minimum interior dimensions of 20 feet by 20 feet, except for narrow lots as indicated below.
FIGURE 4 - SINGLE-FAMILY DWELLING GARAGE
b. Individual garages must not exceed 900 square feet in size or a four car capacity, whichever is less. Subterranean garages and semi-subterranean garages that meet the definition of a basement are exempt from this requirement.
3. The Director may approve adjustments to the parking space dimensions standards as provided in Chapters 22 and 23 of this title.
I. Compact Spaces: Compact parking is allowed for office, industrial, hotel, and recreational uses up to a maximum of 20 percent of required parking spaces. Parking provided in excess of the required number may be compact in size. Compact spaces cannot be allowed for retail uses.
J. Tandem Spaces: All tandem parking spaces, where allowed, must be clearly outlined on the surface of the parking facility.
TANDEM SPACES PERMITTED
Use | Maximum Percentage of Required Spaces3 | Maximum Percentage of Required Spaces in Smoky Hollow | Maximum Depth |
Single- and two-family residential | 100 | n/a | 2 spaces1 |
Multiple-family residential | Prohibited2 | n/a | n/a |
Retail and services | Prohibited | 30 | 2 spaces |
Industrial | 20 | 85 | 2 spaces |
Office | 20 | 85 | 2 spaces |
Restaurant | Prohibited | 10 | 2 spaces |
Notes:
1. Tandem spaces for single- and two-family dwellings must be assigned to the same unit.
2. Tandem parking is permitted for multiple-family residential developments involving density bonuses, pursuant to Government Code section 65915.
3. Parking provided in excess of the required number may be tandem in configuration.
The Director may approve adjustments to the required number and standards for tandem parking spaces as provided in Chapters 22 and 23 of this title, subject to conditions. The conditions may include recording of a covenant agreement, requiring a parking attendant, requiring valet service, and other operational conditions. The Director may also approve tandem parking in excess of the above limits for permitted temporary uses and/or special events.
K. Parking Clearance and Obstructions:
1. Vertical Clearance: The minimum vertical clearance for all parking areas must be seven feet.
a. Exceptions: Storage cabinets and other obstructions shall be permitted in an area above the front end of parking spaces that must be at least 4.5 feet above the ground and no more than 3.5 feet from the front end of the space.
2. Horizontal Clearance: Parking spaces located next to walls, columns, or similar obstructions must provide an additional one foot of clearance on the side of the obstruction.
a. Exceptions:
(1) Columns or similar obstructions are permitted in the one-foot clearance area four feet of the front and rear end of a parking space.
(2) Walls, columns, or similar obstructions may project six inches into the front end corners of a parking space.
(3) In existing parking facilities, standard parking spaces may be reduced in length by up to two feet to accommodate installation of electric vehicle charging stations.
3. Disabled Access: Where necessary to comply with the Americans With Disabilities Act (ADA), title III and California Code of Regulations (CCR), California Access Code, title 24, parking facilities may deviate from the parking clearance and obstructions standards.
FIGURE 5 - REQUIRED CLEARANCE AND PERMITTED OBSTRUCTIONS
4. The Director may approve adjustments to the parking clearance and obstructions standards as provided in Chapters 22 and 23 of this title.
L. Vehicle Ramps:
Maximum slope | 20 percent |
Transitions slopes | Required at each end of ramps that exceed a 6 percent slope |
Maximum transition length | 8 feet |
Slope of transitions | 50 percent of the main ramp slope |
FIGURE 6 - VEHICLE RAMP DESIGN
The Director may approve adjustments to the vehicle ramps standards as provided in Chapters 22 and 23 of this title.
M. Drive Aisle Width and Parking Row Depth:
Parking Angle | Aisle Width - One-Way | Aisle Width - Two-Way | Standard Space Depth | Compact Space Depth | Space Width |
A | B | B | C | C | D |
0° - parallel | 12' | 18' | 8.5' | 8.5' | 24' |
30° | 12' | 18' | 16.36' | 14.86' | 17' |
45° | 15' | 18' | 18.74' | 16.62' | 12.02' |
60° | 16' | 18' | 19.84' | 17.24' | 9.82' |
90° | 25' | 25' | 18' | 15' | 8.5' |
FIGURE 7 - PARKING AISLE AND PARKING SPACE DIMENSIONS
1. For 90 degree parking, the parking aisle width can deviate from the above requirements based on the following table:
EXCEPTIONS FOR 90° PARKING ANGLE1
Parking Space Minimum Width (in feet) | Aisle Width (in feet) |
8.5 | 25 |
9.0 | 24 |
9.5 | 23 |
10 | 22 |
Note:
1. The exceptions for 90-degree parking do not apply to garages for single- and two-family dwellings.
2. The Director may approve adjustments to the drive aisle width and parking space depth standards as provided in Chapters 22 and 23 of this title.
N. Driveway and Curb Cuts: All curb cuts and driveways must lead directly to required parking. Curb cuts not leading to parking, must be removed whenever new buildings are constructed or additions are made to existing buildings. The location and design of all driveway entrances and exits must comply with the standards listed below. The goal of these standards is to: 1) preserve on street parking spaces, where applicable, 2) improve traffic safety, and 3) improve on site vehicle circulation.
1. Driveway and Curb Cut Width:
Zone | Curb Cut Width (in feet)*
| Driveway Width (in feet) | ||
Minimum | Maximum | Minimum | Maximum | |
Zone | Curb Cut Width (in feet)*
| Driveway Width (in feet) | ||
Minimum | Maximum | Minimum | Maximum | |
R-1 and R-2 - lots less than 50 feet wide | 10 | 20 | 10 | 20 |
R-1 and R-2 - lots at least 50 feet wide | 10 | 25 | 10 | 28 |
R-3 - serving 12 or fewer parking spaces or one-way | 12 | 30 | 12 | 30 |
R-3 - serving 13 or more parking spaces or two-way | 18 | 30 | 18 | 30 |
Nonresidential - one-way | 12 | 30 | 12 | 30 |
Nonresidential - two-way | 18 | 30 | 18 | 30 |
Note:
* Curb cut width excludes the width of aprons.
2. Curb Cut Locations:
Zone | Minimum Distance Between Curb Cuts On The Same Property | Minimum Distance From Curb Cuts To Street Corners | Minimum Distance From Curb Cuts To Property Lines |
Residential | 24 feet | 20 feet | 5 feet |
Nonresidential | 24 feet* | 50 feet | 5 feet |
Note:
* Driveway and Curb Cuts: All curb cuts and driveways must lead directly to required parking. Curb cuts not leading to parking, must be removed whenever new buildings are constructed or additions are made to existing buildings. The location and design of all driveway entrances and exits must comply with the standards listed below. The goal of these standards is to: 1) preserve on street parking spaces, where applicable, 2) improve traffic safety, and 3) improve on site vehicle circulation.
FIGURE 8 - CURB CUT AND DRIVEWAY LOCATIONS
3. The Director may approve adjustments to the driveway and curb cut standards as provided in Chapters 22 and 23 of this title.
O. Corner Clearance and Driveway Visibility: All parking areas must meet the corner clearance and driveway visibility standards as provided in chapter 2, “General Provisions”, of this title.
P. Drive-Through Facilities:
1. Drive-through lanes may encroach into required landscaped setbacks up to a maximum of 50 percent of the required setback area, provided a minimum landscaped setback of five feet is maintained.
2. Drive-through lanes must be located and designed in such a manner as to not interfere with on-site and off-site circulation. The location and design of the drive-through lane is subject to Director review and approval.
DRIVE-THROUGH LANE DIMENSIONS
Use | Minimum Length (Continuous) | Minimum Width |
Eating and drinking establishments | 150 feet | 10 feet |
Banks, pharmacies, and cleaners | 60 feet | 10 feet |
FIGURE 9 - DRIVE-THROUGH FACILITIES
3. The Director may require wider or longer drive-through lanes, subject to a queuing study.
4. The Director may approve adjustments to the drive-through facilities standards as provided in Chapters 22 and 23 of this title.
Q. Parking Structure Standards:
1. The following setback requirements apply to all subterranean parking facilities:
Zone | Projection Above Grade | Setback |
Residential | Completely subsurface | Must meet required front setback |
No rear or side setback required | ||
No more than 3 feet above grade | Must meet required setbacks | |
More than 3 feet above grade | Must meet required setbacks and must be screened from public view | |
Nonresidential | Completely subsurface | No setbacks required1 |
Above grade | Must meet required setbacks |
Note:
1. The parking structure must be designed in such a manner as to maintain sufficient soil above for landscaping (ground cover, shrubs and trees) to grow above grade.
2. The Director may approve adjustments to the parking structure standards as provided in Chapters 22 and 23 of this title.
R. Special Residential Parking Provisions:
1. Covered parking: All required parking spaces must be covered and enclosed in the following manner:
Use | Minimum Parking Enclosure |
Single- and two-family dwellings | Fully enclosed garage |
Multiple-family dwellings | Covered structure enclosed on 3 sides |
Guest parking spaces | May be uncovered and unenclosed |
2. Residential Garage Openings: All garages must meet the minimum and maximum widths listed below:
Type Of Garage | Minimum Opening Width | Maximum Opening Width |
Single car | 8 feet | 14 feet |
Two car | 16 feet | 20 feet |
Multiple-family residential | 16 feet | Equal to the drive aisle width it serves |
3. Residential Turn Radius Requirements:
a. One or two car garages located behind a residence must provide a minimum turning radius of 25 feet.
b. Residential garages that take access directly from an alley may measure the required turn radius to the opposite side of the alley.
FIGURE 10 - RESIDENTIAL TURN RADIUS AND ALLEY ACCESS
4. The Director may approve adjustments to the special residential parking provisions standards as provided in Chapters 22 and 23 of this title.
S. Vehicle Lifts: Vehicle lifts may be used by right to provide off street parking spaces on lots in the single-family residential (R-1) zone and the two-family residential (R-2) zone where the vehicle lifts provide parking in excess of the minimum number of required parking spaces subject to the standards in this section and in this chapter.
1. An administrative use permit is required for vehicle lifts providing required off street parking spaces on lots in the R-1 and R-2 zones subject to the following:
a. The vehicle lift must be located only within a fully enclosed garage.
b. A vehicle lift may only be used to store two vehicles vertically where a minimum vertical height clearance from the floor to the ceiling plate of the garage is a minimum of 14 feet clear of obstructions.
c. A vehicle lift must be designed and used as a designated parking space for use only by occupants in the same dwelling unit as the parking space located directly below the vehicle lift.
d. A vehicle lift must be permitted only if it is operated with an automatic shutoff safety device, is installed according to manufacturer specifications, and is operable at all times.
2. In nonresidential zones, vehicle lifts are permitted as tandem spaces, subject to the limitations in ESMC § 15-15-5(K), and may store up to two vehicles vertically. (Ord. 1444, 8-3-2010; amd. Ord. 1483, 11-5-2013; Ord. 1551, 8-15-2017; Ord. 1573, 10-2-2018; Ord. 1620, 11-17-2020; Ord. 1629, 11-16-2021; Ord. 1648, 6-21-2023; Ord. 1659, 5-7-2024)