Chapter 12.38
PARKING AND DRIVEWAY STANDARDS

Sections:

12.38.010    General.

12.38.020    Parking lots—Permits.

12.38.030    Parking lots—Plans.

12.38.040    Pavement standards.

12.38.050    Geometrics and design standards.

12.38.060    Slope standards.

12.38.070    Loading zone standards.

12.38.080    Screening standards.

12.38.090    Landscaping standards.

12.38.100    Handicapped parking standards.

12.38.110    Driveway and driveway ramp standards.

12.38.120    Turnaround standards.

12.38.130    Signing standards.

12.38.140    Parking lot maintenance.

12.38.150    Temporary parking lots.

12.38.160    Common-access driveways.

12.38.010 General.

Driveways, driveway ramps, parking stalls and aisles, including pavement, drainage, landscaping, screen fencing and lighting, shall conform to these standards and all requirements of the Municipal Code. All spaces and driveways must be designed to function properly. City inspection is required at appropriate times to ensure that all specifications are met. (Ord. 1156 § 3 (1) Ex. A (A), 1990)

12.38.020 Parking lots—Permits.

A. If the parking lot is not a part of a larger project, the builder shall obtain a parking lot permit from the community development department prior to constructing a new or modifying an existing parking lot. To obtain a permit, a plan for the project must be submitted to the community development department.

B. Any restriping or improvements, other than for maintenance purposes, to a parking lot also requires approval of a parking lot permit by the community development department. (Ord. 1156 § 3(1)Ex.A(B), 1990)

12.38.030 Parking lots—Plans.

Plans for the parking lots shall conform to city standards and shall show design for grading, paving, striping, signing, curbing, lighting, landscaping and trash enclosures. (Ord. 1156 § 3 (1) Ex. A (C), 1990)

12.38.040 Pavement standards.

A. Parking lots and driveways shall be paved.

B. The minimum thickness of pavement shell be as specified in these standards.

C. Base material shall be compacted to a minimum of ninety-five percent. Compaction test reports shall be submitted to the community development department for verification of proper compaction.

D. All motorcycle spaces within parking lots shall be concrete pads.

E. Porous pavement surface methods approved by the city arborist shall be provided within the dripline of existing trees in or near parking lots.

F. All spaces shall be marked, with handicapped spaces having a special pavement marking in each space.

G. Directional entrances and exits and aisles shall be signed and marked on the pavement. (Ord. 1156 § 3 (1) Ex. A (D), 1990)

12.38.050 Geometrics and design standards.

A. Turning Radii. The minimum allowable inside vehicle turning radius in parking and driveway areas shall be twenty feet unless fire apparatus access is necessary, in which case the minimum inside radius shall be 30.5 feet and the outside radius shall be forty-six feet or as required by the fire department (turning radii are not necessarily the radii of curbs around islands and other improvements). Additional details are as shown on the standard drawing attached to the ordinance codified in this chapter and on file in the office of the city clerk.

B. Spaces Which Back Onto Street.

1. Except as noted in subsection C of this section, parking spaces which back directly onto the public street shall be set back a minimum of twenty feet from the back of the sidewalk, regardless of the zoning of the property.

2. Except as noted in subsection C of this section, no portion of any parking space or aisle, except driveways for ingress or egress, shall be permitted in a required street yard setback area.

C. Tandem Parking. Residential uses may have required spaces arranged in tandem subject to the approval of the community development director. Single dwellings where tandem parking is approved may have one unenclosed parking space within the street yard (refer to Section 17.16.020 of this code).

D. Walls/Walkways/Entrances. A parking space facing a wall containing entrances and abutting a walkway to those entrances must be at least four feet clear of such a wall.

E. Wheel Stops. Wheel stops are required if the space is headed into a wall, fence, landscaped area, building or side of another auto. Additional wheel stops may be required by the community development department. Concrete curbing may be substituted for wheel stops to the approval of the community development department.

F. Overhangs-Encroachments Dimensions shown on the standards attached to the ordinance codified in this chapter must be clear of overhangs or other encroachments which might interfere with vehicular access. Circulation areas shall be provided at the ends of aisles.

G. Maneuvering Parking lots with more than six spaces shall be designed so that automobiles will exit onto a public street in a forward direction and with no more than two maneuvers. “Maneuver” means and is defined as each motion in either a forward or backward direction. No space may be allowed that requires a vehicle to be maneuvered on the public sidewalk in order to exit. All spaces must be designed to be entered in one maneuver. A turnaround may be required if it is considered unsafe for a vehicle to back into the street by the community development department and/or city engineer.

H. Parking Stall Sizes. All parking stalls shall comply with the parking bay dimension standards for average-sized cars as provided in the engineering standard details. Upon approval of an exception by the community development director or architectural review commission, a limited number of compact parking spaces may be allowed if justified by unusual circumstances such as saving a tree or using otherwise unusable space. Compact stalls, if used, shall be designed and constructed in accordance with the engineering standard details. Handicapped spaces shall be designed and constructed in accordance with state and local requirements (refer to the state standards attached to the ordinance codified in this chapter).

I. Motorcycle Spaces. All motorcycle spaces shall be designed and constructed in compliance with the engineering standards for motorcycle spaces.

J. Bicycle Parking. Bicycle parking shall be provided in accordance with city zoning requirements. Bicycle parking may include lockable racks and/or lockers to the approval of the community development department.

K. Truck Access. Commercial and industrial parking lots serving loading zones shall be designed to accommodate access and circulation movement for on-site truck circulation. The community development director or city engineer may require wider driveways and aisles as determined warranted. (Ord. 1156 § 3 (1) Ex. A (E), 1990)

12.38.060 Slope standards.

Parking spaces shall slope no more than five percent in any direction and no less than one-half percent in the direction of drainage. A maximum of ten percent slope in aisle and turnaround areas may be allowed. Swales of less than one percent slope shall be concrete. Variations of these standards may be allowed by the community development director for hardship situations providing safety and convenience concerns have been met. (Ord. 1156 § 3 (1) Ex. A (F), 1990)

12.38.070 Loading zone standards.

Off-street loading zones shall be a minimum of twelve feet wide and twenty-five feet long. Loading zones shall be designed so that trucks parking in them will not encroach onto the public right-of-way or into required parking spaces or driveways. Loading spaces designed for large trucks shall have appropriately larger access to allow maneuvering without encroaching into landscape areas. Loading zones or areas may not encroach into fire lanes. Loading zones (spaces) shall be provided in accordance with the city’s zoning regulations (refer to Sections 17.46.020 and 17.48.020). Additional loading zones maybe required by the community development department or fire department. (Ord. 1156 § 3 (1) Ex. A (G), 1990)

12.38.080 Screening standards.

A. In Large Parking Lots. Any parking lot with more than six parking spaces adjoining a street shall have the street frontage screened with a three-foot (minimum) high wall, fence, hedge consisting of five-gallon or larger plants, or landscaped berm. The area between such screen and the street shall be landscaped.

B. Near Residential Development. A parking lot on a site adjacent to a residential development or next to a residential zone shall be screened by a solid six-foot high wall, fence or an existing mature hedge. (Ord. 1156 § 3(1)Ex.A(H),1990)

12.38.090 Landscaping standards.

A. Planting Area Placement. All parking lots planting areas shall generally be provided after each six parking spaces in any row and at the ends of each row of parking spaces in order to encourage the use of trees in parking areas. Landscape areas shall have a minimum dimension of four feet. Landscape areas shall be defined by concrete curbing designed to minimize damage to pavement caused by irrigation of landscaping. Landscape areas defining ends of rows shall extend to the minimum inside turn radius, shall not conflict with an aisle or backup area, nor be less than four feet in width. Exceptions to this provision may be granted by the community development director or the architectural review commission.

B. Planting Arrangement. In order to prevent large expanses of pavement, parking lots shall have at least five percent of their surface devoted to landscaping, exclusive of setbacks, arranged in an appropriate and effective manner. Additional landscape area may be required by the community development department or the architectural review commission.

C. Maintenance. In all zones, required street yard areas shall be landscaped and perpetually maintained. All landscape planting shall be maintained and dead plants shall be replaced as necessary. Drought-tolerant planting must be used in accordance with the city’s landscape standards for water conservation.

D. Irrigation. Drought-tolerant planting must be used in accordance with the city’s landscape standards for water conservation. Landscape areas shall have a permanent underground irrigation system.

E. Landscape Preservation. Planting areas which may be hit by automobiles or where drainage control is necessary shall be defined by a six-inch curb or berm of reinforced concrete, brick or block. A header-board protected by parking bumpers or other suitable permanent material may be approved by the community development department. Header-boards, walls or berms must also be provided between the back of a city sidewalk and a planting area to prevent soil from washing onto the sidewalk. Porous pavement surface methods approved by the city arborist shall be provided within the dripline of existing trees in or near parking lots. (Ord. 1156 § 3 (1) Ex. A (I), 1990)

12.38.100 Handicapped parking standards.

All handicapped parking spaces shall be constructed and signed in accordance with state and local laws, shall be located conveniently for use by handicapped persons as approved by the community development department. Site development requirements for handicapped accessibility are attached to the ordinance codified in this chapter. (Ord. 1156 § 3 (1) Ex. A (J), 1990)

12.38.110 Driveway and driveway ramp standards.

A. Driveway Widths. Driveways shall be the same width as the curb openings, not including the transitions. They must be within the width limitations noted on Engineering Standard No. 2120. Exceptions may be granted in special circumstances by the city engineer or community development director. Unless authorized by the city engineer, property owner, adjacent property owner and the community development director, the driveway ramp and transition must lie entirely in front of the property served. The fire department may require greater driveway widths to allow for proper emergency vehicle access.

B. Number of Driveways Permitted. Only one driveway is allowed per street frontage for residential property unless the frontage exceeds seventy feet, then a maximum of thirty percent of the frontage may be in driveways. The total width of all driveways to commercial or industrial property shall not exceed fifty percent of the frontage of the property. Additional restrictions may be placed on driveways entering arterial streets in order to minimize the disruption to traffic.

C. Abandoned Driveways and Driveway ramps. As a condition of issuance of any driveway permit, all abandoned driveways and driveway ramps on the same property shall be removed, landscaped and the curb, gutter and sidewalk properly restored. (Ord. 1156 § 3 (1) Ex. A (K), 1990)

12.38.120 Turnaround standards.

A. Deep Driveways. Driveways which are over one hundred feet long shall have an approved turnaround at the end allowing cars to safely exit in a forward direction. In some instances, the community development director may require turnarounds for shorter driveways.

B. Single-Family House Driveways. Single-family residential developments generally do not need to conform with this requirement unless there are extreme grade, fire hazard and/or alignment problems determined by the community development director or fire marshal. (Ord. 1156 § 3 (1) Ex. A (L), 1990)

12.38.130 Signing standards.

Except for R-1 zoned and R-2 zoned property, entrances and exits that are one-way shall be marked with an approved sign and pavement marking. Handicapped, compact car and loading spaces shall be signed with pavement marking or markings on wheel stops in accordance with state code and local laws. All pavement markings, striping and signs shall be approved by the community development department. Refer to Section 12.38.100. (Ord. 1156 § 3 (l) Ex. A (M), 1990)

12.38.140 Parking lot maintenance.

It shall be the duty of the property owner to maintain and repair the parking lot and related improvements in accordance with the standards set out in this chapter and any other conditions imposed at the time of approval. If the community development department finds that the lot is in need of maintenance or repair, to ensure public safety and welfare, the city may have the work done thirty days after a written notice to the property owner by the director. Maintenance costs shall be applied as a lien against the property 1156 § 3(1)Ex.A(N), 1990)

12.38.150 Temporary parking lots.

Parking lots which will be used for one year or less may be developed in conjunction with a temporary use as provided in the zoning regulations. Such temporary parking lots need not provide landscaping as would otherwise be required, but they shall meet all other design standards (parking space dimensions, aisle widths, and so on). Temporary lots shall have an all-weather, dust-free surface as required by the community development department. (Ord. 1156 § 3 (1) Ex. A (O), 1990)

12.38.160 Common-access driveways.

A. Where Permitted. Common-access driveways may be permitted in either of the following cases:

1. On lots of record, existing before the effective date of the ordinance codified in this chapter, if the community development director approves an administrative use permit; or

2. In new subdivisions where a common driveway is proposed as part of subdivision approval.

B. Basic Criteria. A common-access driveway must meet all of the following criteria:

1. The driveway must not be inappropriately located (for example, too close to a dwelling, play area or sloped bank).

2. It must be determined that there is no significant potential for conflict between the parties sharing the driveway because of its location, length, grade, usage or other characteristics.

C. For Residential Uses. The following provisions apply to common-access driveways to serve premises zoned or used for residential purposes:

1. Before granting any permit authorizing construction of a common-access driveway or structures to be served by such driveway, the city shall require an easement or covenant to be filed with the county recorder setting forth driveway usage rights and responsibilities for each parcel served. At minimum, the required easement or covenant shall include the following statements:

a. All affected property owners will be jointly responsible for the improvement and maintenance of all parts of the common access driveway.

b. All parking on the commonly used portions of the driveway is prohibited.

c. Any affected property owner may avail himself of the vehicle-removing authority granted private property owners in Section 22658 of the California Vehicle Code when any vehicle is parked in the common-access driveway so as to interfere with entry or access to a parcel it serves.

d. Property owners agree to hold the city harmless from all claims of damages or liability arising from any action to tow away vehicles pursuant to subsection (C)(1)(c) of this section.

e. If the easement or covenant is abandoned or dissolved, each lot previously served by the common-access driveway shall be provided with standard access as required by these regulations.

2. The driveway shall serve no more than four residential units unless special circumstances warrant the grant of an exception by the community development director.

3. The director or planning commission may add other requirements or conditions deemed necessary or appropriate.

4. The community development department shall supply the police department with copies of all easement or covenants.

D. Commercial and Industrial Uses. Before granting any permit authorizing the construction of any common-access driveway to serve premises zoned or used for commercial or industrial purposes, the city may impose the requirements listed in this section for residential uses as well as any additional requirements or conditions it deems necessary or appropriate. (Ord. 1156 § 3 (1) Ex. A (P), 1990)