Chapter 18.48 - Parking and Loading Standards
Sections:
18.48.010 - Purpose of Chapter
18.48.020 - Applicability
18.48.030 - General Parking and Loading Regulations
18.48.040 - Number of Parking Spaces Required
18.48.050 - Adjustments to Off-Street Parking Requirements
18.48.060 - Disabled/Handicapped Parking Requirements
18.48.070 - Development Standards for Off-Street Parking
18.48.080 - Driveways and Site Access
18.48.090 - Bicycle Parking and Support Facilities
18.48.100 - Off-Street Loading Space Requirements
18.48.110 - Downtown Off-Site Parking
18.48.010 - Purpose of Chapter
This Chapter provides off-street parking and loading standards to:
A. Provide for the general welfare and convenience of persons within the Town by ensuring sufficient parking facilities to meet the needs generated by the specific use;
B. Provide accessible, attractive, secure and well-maintained off-street parking and loading facilities;
C. Increase public safety by reducing congestion on public streets;
D. Encourage the use of alternative modes of transportation and other trip reduction measures;
E. Ensure access and maneuverability for emergency vehicles; and
F. Provide loading and delivery facilities in proportion to the needs of the proposed use.
18.48.020 - Applicability
Every use, including a change or expansion of a use or structure shall have appropriately maintained off-street parking and loading areas in compliance with the provisions of this Chapter. A use shall not be commenced and structures shall not be occupied until improvements required by this Chapter are satisfactorily completed.
18.48.030 - General Parking and Loading Regulations
A. Retention and maintenance of
parking and loading areas. All covered or uncovered off-street parking and loading facilities required by this Chapter shall be permanently reserved for parking and loading purposes.
1. The Director may approve the temporary reduction of parking or loading spaces in conjunction with a seasonal or intermittent use for not more than 30 days in any calendar year.
2. All parking facilities, including but not limited to curbs, directional markings, disabled symbols, landscaping, pavement, signs, striping, and wheel stops, and other facilities, shall be permanently maintained by the property owner/tenant in good repair, free of litter and debris, potholes, obstructions, and stored material.
B. Parking and loading to be
unrestricted. Owners, lessees, tenants or persons having control of the operation of a premises for which parking or loading spaces are required by this Chapter shall not prevent, prohibit or restrict authorized persons from using these spaces without prior approval of the Director.
C. Vehicles for sale. Vehicles, trailers or other personal property shall not be parked upon a public or private street, parking lot, or public or private property for the purpose of displaying the vehicle, trailer, or other personal property for sale, hire or rental, unless the property is appropriately zoned, and the vendor is licensed to transact business at that location.
18.48.040 - Number of Parking Spaces Required
Each use shall provide at least the minimum number of off-street parking spaces required by this Chapter, except where an exception has been granted through approval of a land use permit.
A. Parking requirements by land
use. Each land use shall be provided the number of off-street parking spaces required by Table 3-10.
1. Additional requirements. Additional spaces may be required by the review authority through land use permit conditions of approval, where applicable.
2. Uses not listed. Land uses not specifically listed by Table 3-10 (Parking requirements by land use), below, shall provide parking as required by the Director. The Director shall use the requirements of Table 3-10 as a general guide in determining the minimum number of off-street parking spaces to be provided.
3. Rounding of quantities. When a calculation of the number of parking spaces required results in a fraction of 0.50 or more, the number of required spaces shall be rounded up to the nearest whole number.
B. Expansion of existing
structure, change in use. When a structure is enlarged or increased in capacity or intensity, or when a change in use requires more off-street parking, additional parking spaces for the enlargement or increase in capacity or intensity shall be provided in compliance with this Chapter.
C. Multiple uses on a single
site. A site or facility proposed for multiple tenants or uses (for example, a building with ground-floor shops and second floor offices) shall provide the aggregate number of parking spaces required for each separate use; except where the site is developed as a shopping center, the parking ratio shall be that required for the shopping center as a whole as provided in Table 3-10.
D. Parking required by permits,
Development Agreements, or Specific Plans. Parking requirements established by Use Permits, Development Agreements, Specific Plans or similar entitlements supersede the provisions of this Chapter.
E. Excessive parking. The parking standards established in this Chapter are both minimum and maximum standards. Off-street parking spaces in excess of these standards may be approved only in conjunction with a land use permit, and when additional landscaping and pedestrian improvements are also provided. When a project proposal includes parking in excess of the number of spaces required by this Chapter, the review authority shall approve no more than 20 percent more spaces than otherwise required.
F. Bench or bleacher seating. Where fixed seating is provided in the form of benches or bleachers, a seat shall be construed to be not less than 24 inches of continuous bench space for the purpose of calculating the number of required parking spaces.
G. Company-owned vehicles. The number of parking spaces required by this Chapter does not include spaces needed for the parking of company-owned vehicles. Parking spaces for company-owned vehicles shall be provided in addition to the requirements for a particular land use.
H. Restaurants adjacent to
Truckee River. Outdoor seating and dining areas for restaurants and cafes (except counter-service restaurants) adjacent to the Truckee River shall be exempt from complying with the parking requirements of this Chapter and paying in-lieu parking fees, up to a maximum of 10 parking spaces. The outdoor seating and dining areas shall front the Truckee River, shall provide views of the Truckee River, and shall be accessible to the public during business hours. The outdoor seating and dining areas may be covered but shall not be enclosed. Parking required to serve the outdoor seating and dining in excess of 10 parking spaces shall be provided in accordance with the provisions of this Chapter. For example, if the outdoor seating and dining area is 1,200 square feet in size, two parking spaces shall be required for the outdoor seating and dining area (12 parking spaces required for 1,200 s.f. - exemption for 10 spaces = 2 spaces).
|
TABLE 3-10
PARKING
REQUIREMENTS BY LAND USE
|
| Land Use Type:
Manufacturing Processing and
Warehousing
|
Vehicle Spaces Required |
| General
manufacturing, industrial and processing uses
(See Section 18.12.030, Table 2-6,
"Manufacturing and Processing Uses" for
examples.)
|
2
spaces per each 1,000 sq.ft. of gross floor area for the
first 25,000 sq.ft.; and 1 space per each 1,000 sq.ft.
thereafter. The gross floor area shall include incidental
office space comprising less than 20% of the total gross
floor area. The parking requirements for additional
office space shall be calculated separately as provided
by this table for "Offices." |
| Recycling
facilities |
Determined
by Use Permit. |
| Research
and development, laboratories |
1
space per each 250 sq.ft. of gross floor area, plus 1
space for each company vehicle. |
| Warehouses
and storage facilities (for example, long- term storage
facilities) |
1
space per each 2,000 sq.ft. of gross floor area for the
first 10,000 sq.ft., and 1 space per each 5,000 sq.ft.
thereafter. The gross floor area shall include incidental
office space comprising less than 20% of the total gross
floor area. The parking requirements for additional
office space shall be calculated separately as provided
by this table for "Offices." |
| Wholesale
and distribution operations not used exclusively for
storage. |
1
space per each 1,000 sq.ft. of gross floor area for the
first 10,000 sq.ft., and 1 space per each 3,000 sq.ft.
thereafter. The gross floor area shall include incidental
office space comprising less than 20% of the total gross
floor area. The parking requirements for additional
office space shall be calculated separately as provided
by this table for "Offices." |
| Land Use Type:
Recreation, Education, Public
Assembly
|
Vehicle Spaces Required |
| Child
day care - Centers |
1
space per each 7 children, plus adequate drop-off area as
approved by the Director. |
| Child
day care - Large family day care homes |
1
space per each employee and 1 space for drop-off/pick-up,
in addition to the required residential spaces. |
| Churches,
community centers, meeting halls, membership
organizations, mortuaries, and performance theaters |
1
space per each 3 seats; without fixed seats, 1 space per
each 50 sq.ft. of gross floor area |
| Cinemas
- Single-screen |
1
space per each 3 seats, plus 6 spaces for employees |
| Cinemas
- Multi-screen |
1
space per each 5 seats, plus 10 spaces for employees. |
| Golf
courses |
3
spaces per hole; plus clubhouse spaces as required for
restaurants, bars, indoor recreation/fitness
centers,office, etc. |
| Golf
driving ranges (separate from golf course) |
2
spaces per tee. |
| Indoor
recreation/fitness centers - Arcades |
1
space per each 200 sq.ft. of gross floor area |
| Indoor
recreation/fitness centers - Bowling alleys |
5
spaces per lane, plus required spaces for ancillary uses. |
| Indoor
recreation/fitness centers - Health/fitness clubs |
1
space per each 250 sq.ft. of gross floor area. |
| Indoor
recreation/fitness centers - Pool and billiard rooms |
2
spaces per table, plus required space for ancillary uses. |
| Indoor
recreation/fitness centers - Skating rinks |
1
space per each 400 sq.ft. of gross floor area for public
use, plus required spaces for ancillary uses. |
| Libraries,
museums, art galleries |
1
space per each 500 sq.ft. of gross floor area, plus 1
space per official vehicle. |
| Outdoor
commercial recreation |
Determined
by Use Permit |
| Land Use Type:
Recreation, Education, Public
Assembly (Continued)
|
Vehicle Spaces Required |
| Schools
(public and private) - Elementary/Junior High |
2
spaces per each classroom, plus 1 space for every 200
sq.ft. of assembly area in an auditorium. |
| Schools
(public and private) - High School |
3
spaces per each classroom, plus 1 space for every 6
students |
| Schools
(public and private) - College |
As
determined by Use Permit. |
| Schools
(public and private) - Trade and business schools |
1
space per each 50 sq.ft. of gross classroom floor area. |
| Studios
for dance and art |
1
space per each 200 sq.ft. of gross floor area. |
| Tennis/racquetball/handball
or other courts |
2
spaces per each court, plus 1 space per each 200 sq.ft.
of floor area for ancillary uses. |
| Performance
theaters, meeting halls and membership organizations. |
1
space per each 3 seats; without fixed seats, 1 space per
each 50 sq.ft. of gross assembly or viewing area, plus
ancillary uses (e.g. bar, restaurant). |
| Land Use Type:
Residential Uses
|
Vehicle Spaces Required |
Group
Quarters
(Including boarding houses, rooming houses, dormitories,
and organizational houses) |
1
space per each bed, plus 1 space per each 8 beds for
guest parking, 1 space per each employee on largest
shift. |
| Duplex
housing units |
2
spaces per each unit. |
| Mobile
homes (in M.H. parks) |
2
spaces per each mobile home (tandem parking allowed in an
attached carport), plus 1 guest parking space for each 4
units. |
| Multi-family dwelling, condominiums and
other attached dwellings. |
Studio
and 1 bedroom units - 1.5 spaces per each unit with 1
space per unit in a fully enclosed garage. Spaces not
required to be in garage for affordable housing units. |
| 2
bedrooms or more - 2 spaces per each unit, with 1 space
per unit in a fully enclosed garage. Spaces not required
to be in garage for affordable housing units. |
| Multi-family
dwelling, condominiums and other attached dwellings. |
Guest
parking - 25% of total required spaces. |
| Mixed-use
developments |
Determined
by Use Permit. |
| Secondary
residential units |
2
spaces in addition to that required for the single-family
dwelling. |
| Senior
housing projects |
1
space per each unit with 0.5 spaces per unit covered,
plus 1 guest parking space per each 10 units. |
| Senior
congregate care facilities |
0.5
space per each residential unit, plus 1 space per each 4
units for guests and employees. |
| Single-family
dwelling |
2
spaces. |
| Land Use Type:
Retail Trade
|
Vehicle Spaces Required |
| Automobile,
mobile home, vehicle, machinery and parts sale |
1
space per each 400 sq.ft. of gross floor area, plus 1
space per each 3,000 sq.ft. of outdoor display and sales
service area, plus 1 space per each 300 sq.ft. of gross
floor area for a parts department. |
| Banks
and financial services |
1
space per each 300 sq.ft. of gross floor area. |
| Building
materials, hardware stores and plant nurseries |
1
space per each 300 sq.ft. of gross floor area, plus 1
space per each 1,000 sq.ft. of outdoor display and sales
area. |
| Convenience
stores |
1
space per each 200 sq.ft. of gross floor area. |
| Restaurants
(except fast food), cafes, cafeterias, nightclubs,
taverns, lounges or similar establishments for the
consumption of food and beverages on the premises. |
1
space per each 75 sq.ft. of gross floor area for patrons,
plus 1 space per each 300 sq.ft. of service area, plus
one space per each 100 sq.ft. of outdoor dining area.
Parking spaces for outdoor dining areas may be used for
snow storage. See Section 18.48.040.H regarding
restaurants adjacent to the Truckee River. |
| Restaurants,
fast food |
1
space per each 100 sq.ft. of gross floor area, plus 1
space per each 100 sq.ft. of outdoor dining area. |
| Restaurants,
delicatessens, take out only, no customer seating |
1
space per each 250 sq.ft. of gross floor area. |
| Retail
Stores - General merchandise |
1
space per each 250 sq.ft. of gross sales area, plus 1
space per each 600 sq.ft. of storage area, and 1 space
per each company vehicle. |
| Retail
Stores - Appliance, furniture and bulk goods stores |
1
space per each 500 sq.ft. of gross floor area and 1 space
per each company vehicle. |
| Shopping
centers |
1
space per each 250 sq.ft. of gross floor area for centers
of less than 30,000 sq.ft. and 1 space per each 300
sq.ft. of gross floor area for centers of 30,000 sq.ft.
or more. |
| Land Use Type:
Service Uses
|
Vehicle Spaces Required |
| Bed
and Breakfast Inns |
1
space per each guest room, in addition to the required
parking for the residential use. |
| Copy
and reproduction |
1
space per each 400 sq.ft. of gross floor area. |
| Consumer
products - repair and maintenance |
1
space per each 250 sq.ft. of gross floor area |
| Depots:
bus, freight, or rail |
Determined
by Use Permit |
| Equipment
rental |
1
per each 300 sq.ft. of gross floor area, plus 1 space per
each 1,000 sq.ft. of outdoor display, sales, storage, and
work area. |
| Hotels
and motels |
1
space per each guest room, plus 1 space per each 2
employees on largest shift, plus required spaces for
accessory uses. |
| Medical
Services - Clinics, medical/dental offices |
1
space per each 200 sq.ft. of gross floor area. |
| Medical
Services - Extended care (elderly, skilled nursing
facilities and residential care homes) |
1
space per each 3 beds the facility is licensed to
accommodate |
| Medical
Services - Hospitals |
1
space per each patient bed the facility is licensed to
accommodate, plus 1 space per each 400 sq.ft. of office
area, plus required spaces for ancillary uses as
determined by the Director. |
| Medical
Services - Medical/dental labs |
1
space per each 300 sq.ft. of gross floor area. |
| Offices,
business and professional |
1
space per each 250 sq.ft. of gross floor area for the
first 5,000 sq.ft. and 1 space per each 300 sq.ft.
thereafter. |
| Pet
grooming |
1
space per each 400 sq.ft. of gross floor area. |
| Personal
services - Barber/beauty shops (and other personal
services: tattoo studios, massage therapy) |
1
space per each 250 sq.ft. of gross floor area. |
| Kennels
and animal boarding |
1
space per each 500 sq.ft. of gross floor area, plus 1
space for each 800 sq.ft. of boarding area |
| Laundries
and dry cleaning plants |
1
space per each 1,000 sq.ft. of gross floor area. |
| Dry
cleaning pick-up facilities |
1
space per each 400 sq.ft. of activity area (office,
reception area, counter area), plus 1 space per each 1,
000 sq. ft of storage or work area. |
| Laundromats |
1
space per each 250 sq.ft. of gross floor area. |
| Laboratories
and research/development facilities |
1
space per each 300 sq.ft. of gross floor area |
| Service
stations |
1
space per each 180 sq.ft. of gross floor area, plus 3
spaces per each service bay. |
| Storage,
personal storage facilities |
2
spaces for manager office. |
| Vehicle
repair and maintenance - Repair garage |
4
spaces per service bay, plus adequate queuing lanes for
each bay, plus 1 space for each 2 employees on the
largest shift. |
| Vehicle
repair and maintenance - Self-service vehicle washing |
2.5
spaces per washing stall, for queuing and drying. |
| Vehicle
repair and maintenance - Full-service vehicle washing |
10
spaces, plus 10 spaces per wash lane for drying area,
plus queuing area for 5 vehicles ahead of each lane. |
| Veterinary
clinics and hospitals |
1
space per each 250 sq.ft. of gross floor area, plus 1
space per each 800 sq.ft. of boarding area. |
18.48.050 - Adjustments to Off-Street Parking Requirements
A. Shared parking reduction. Where two or more non-residential uses are developed as a recognized shopping or professional center and two or more uses have distinct and differing peak traffic usage periods, (for example, a theater and a bank) or share customers (for example, a restaurant and retail store), a reduction in the required number of parking spaces may be approved, provided that the most remote space is located within 500 feet of the use it is intended to serve (as measured along the most direct pedestrian path). The amount of reduction may be up to 25 percent of the total parking spaces required for the uses. A parking study analyzing peak hour parking demands for the uses may be required.
Mixed use projects that include residential uses may be eligible for parking space reduction incentives in compliance with Section 18.58.140 (Mixed Use Development).
B. Compact car spaces. Parking lots with 20 or more spaces may include compact car spaces for up to 25 percent of the total number of required spaces. Compact car spaces shall be a minimum of 8 feet by 14 feet in size and shall be clearly marked "Compact Only" in letters not less than 12 inches high and 7 inches wide.
18.48.060 - Disabled/Handicapped Parking Requirements
Parking areas shall include parking spaces accessible to the disabled in the following manner:
A. Number of spaces, design
standards. Parking spaces for the disabled shall be provided in compliance with Section 1129B of the California Building Code of Regulations;
B. Reservation of spaces
required. Disabled accessible spaces required by this Chapter shall be reserved by the property owner/tenant for use by the disabled throughout the life of the approved land use;
C. Upgrading of markings
required. If amendments to State law change standards for the marking, striping, and signing of disabled parking spaces, disabled accessible spaces shall be upgraded in compliance with the new State standards. Upgrading shall be completed by affected property owners within 60 days of being notified in writing by the Department of new State standards; and
D. Fulfilling of requirements. For parking lots with 10 or more spaces, disabled accessible parking spaces required by this Chapter shall count toward fulfilling off-street parking requirements.
18.48.070 - Development Standards for Off-Street Parking
Off-street parking areas shall be designed and constructed in compliance with the following standards. See also Chapter 18.50 (Parking Design Guidelines).
A. Location. Off-street parking areas shall be provided on the subject site, outside of any public right-of-way, except that parking may be located on a parcel directly abutting the parcel served subject to a covenant running with the land recorded by the owner of the parking lot guaranteeing that the required parking will be maintained for the life of the use or activity served.
B. Access to parking areas and parking stalls.
1. Driveway location and
design. Site access driveways shall be located and designed in compliance with Section 18.48.080 (Driveways and Site Access.)
2. Internal maneuvering
area. Parking areas shall provide suitable maneuvering room so that vehicles enter an abutting street in a forward direction. Parking lots shall be designed to prevent access at any point other than at designated access drives. The Director may approve exceptions for single-family homes and duplexes;
3. Car pool and bicycle
space location. Car pool and bicycle spaces shall be located as close as is practical to the entrance(s) to the use they are intended to serve. Spaces shall be situated so that they do not obstruct the flow of pedestrians at entrances or sidewalks; and
4. Vertical clearance. A minimum unobstructed clearance height of 14 feet shall be maintained above areas accessible to vehicles.
C. Adjacent site access. Non-residential developments should be designed and constructed to provide shared vehicle and pedestrian access to adjacent non-residential properties for convenience, safety and efficient circulation. A joint access agreement running with the land shall be recorded by the owners of the abutting properties, as approved and executed by the Director, guaranteeing the continued availability of the shared access between the properties;
D. Parking space and lot dimensions.
1. Residential uses. Minimum parking dimensions shall be as indicated in Table 3-11. See also Figure 3-19.
TABLE 3-11
MINIMUM PARKING STALL AND LOT DIMENSIONS
FOR RESIDENTIAL USES
| Length |
Width |
|
Covered Spaces (garage/carport)
|
| 20
feet |
10
feet;
12 feet if
located parallel to an object(s) that may obstruct
vehicle doors.
|
|
Uncovered Spaces
|
| Spaces
shall conform to the standards in Table 3-12. |
|
Tandem Spaces
|
| 20
feet |
9
feet |
2. Non-residential uses. Minimum parking dimensions shall be as indicated in Table 3-12. (See Figure 3-19, Parking Lot Dimensions)
TABLE 3-12
MINIMUM PARKING STALL AND LOT DIMENSIONS
FOR NON-RESIDENTIAL USES
|
Standard Stall
|
Compact Stall
|
|
Length
|
Width
|
Length
|
Width
|
| 20
feet; 18 feet with bumper overhang per Subsection D.3 |
9 feet
|
16
feet; 14 feet with bumper overhang per Subsection D.3 |
8 feet
|
|
One-Way
Traffic and Single-Loaded Aisles
|
|
Parking
angle (degrees)
|
Stall depth
(1)
|
Aisle width
(travel lane)
|
Total bay
depth (2) (approximate)
|
|
30
|
17 feet (3)
|
14 feet
|
30 feet
|
|
45
|
19 feet (3)
|
15 feet
|
35 feet
|
|
60
|
20 feet (4)
|
16 feet
|
38 feet
|
|
90
|
20 feet (4)
|
24 feet
|
44 feet
|
|
One-Way
Traffic and Double-Loaded Aisles
|
|
Parking
angle (degrees)
|
Stall depth
(1)
|
Aisle width
(travel lane)
|
Total bay
depth (2) (approximate)
|
|
30
|
18 feet (3)
|
14 feet
|
48 feet
|
|
45
|
19 feet (3)
|
15 feet
|
55 feet
|
|
60
|
20 feet (4)
|
16 feet
|
60 feet
|
|
90
|
20 feet (4)
|
24 feet
|
64 feet
|
|
Two-Way
Traffic and Double-Loaded Aisles
|
|
Parking
angle (degrees)
|
Stall depth
(1)
|
Aisle width
(travel lane)
|
Total bay
depth (2) (approximate)
|
|
30
|
18 feet (3)
|
24 feet
|
60 feet
|
|
45
|
19 feet (3)
|
24 feet
|
62 feet
|
|
60
|
20 feet (4)
|
24 feet
|
64 feet
|
|
90
|
20 feet (4)
|
24 feet
|
64 feet
|
Notes:
(1) Stall depth may be reduced by two feet with bumper overhang per Subsection D.3.
(2) Bay depths are approximate and may not equal "stall depth + aisle width" because of parking angles.
(3) Stall depth may be reduced by three feet for compact spaces.
(4) Stall depth may be reduced by four feet for compact spaces.
3. Bumper overhang areas. A maximum of two feet of the parking stall depth may be landscaped with low-growth, hearty materials in lieu of paving, allowing a two-foot bumper overhang while maintaining the required parking dimensions. A two-foot bumper overhang is also allowed over adjacent sidewalks provided that a minimum clear distance of four feet is maintained on the sidewalk at all times.
4. Parallel parking spaces. Parallel parking spaces shall have minimum width of 10 feet and a minimum length of 24 feet. Aisle widths shall be 14 feet for one-way traffic and 24 feet for two-way traffic.
E. Directional arrows and signs:
1. In parking facilities containing 40 or more parking spaces, aisles, approach lanes and maneuvering areas shall be clearly marked with directional arrows and lines to ensure the safe and efficient flow of vehicles.
2. The Director may require the installation of the traffic signs in addition to directional arrows to ensure the safe and efficient flow of vehicles in a parking facility.
3. The exit from a parking area which provides parking for 40 or more vehicles shall be clearly marked with a vehicle "STOP" sign.
F. Grades of entrances, spaces
and driveways.
1. Entrance - Four
or fewer dwellings including single-family dwellings. Driveways shall have a maximum grade of 16 percent measured along the driveway centerline, for a distance of not less than 20 feet from the ultimate right-of-way line of the street or alley.
2. Entrance - Five or more
dwellings and all other uses. Driveways shall have a maximum grade of 12 percent, measured along the driveway centerline, for a distance of not less than 20 feet from the ultimate right-of-way line of the street or alley.
3. Parking spaces. Parking spaces and abutting access aisles shall have a maximum grade of seven percent, measured in any direction.
4. Interior driveways. Ramps or driveways for four or less dwelling units within the interior of a parking area (beyond 20 feet from ultimate right-of-way line) shall have a maximum grade of 16 percent. Ramps or driveways for five or more dwelling units and all other uses within the interior of a parking area shall have a maximum grade of 12 percent.
5. Vertical clearance. Covered parking spaces shall have a vertical clearance of at least seven feet, six inches above the parking lot surface for all uses except residential. The Director may require a higher vertical clearance where necessary to comply with Section 1129B of the California Building Code of regulations for disabled/handicapped parking.
G. Landscaping. Landscaping shall be provided in compliance with the requirements of Chapter 18.40 (Landscape Standards).
H. Lighting. 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 structure(s). Any illumination, including security lighting, shall be directed downward, away from adjacent properties and public rights-of-way in compliance with Section 18.30.060 (Exterior lighting).
I. Maintenance of parking
facilities. Parking facilities shall be properly maintained at all times. Surface materials shall be free of holes and cracks. Painted markings (e.g., parking space striping, pedestrian crossings, directional markings, loading area identification, fire aisles, etc.) shall be maintained to be clearly visible to motorists and pedestrians. Landscaped areas shall be kept free of litter and shall be maintained in compliance with the requirements of Section 18.40.050.F. (Installation and maintenance of landscape).
J. Residential garages -
Minimum size. Garages shall be completely enclosed on four sides and have a solid roof. The minimum interior dimensions shall be 10 feet in width and 20 feet in length for a single-car garage and 20 feet in width by 20 feet in length for a two-car garage.
K. 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.
L. Shopping cart storage. Parking facilities shall contain shopping cart storage areas for appropriate uses (e.g., supermarkets, drugstores, etc.). The number, dimensions and locations of these storage areas shall be determined by the Director.
M. Striping and identification. Parking spaces shall be clearly outlined with four-inch wide lines painted on the surface of the parking facility. Compact and car pool spaces shall be clearly identified for compact vehicle and car pool usage respectively. Spaces for the disabled shall be striped and marked according to the applicable State standards. All parking lot striping shall be permanently maintained in good condition.
N. Surfacing. Parking spaces and maneuvering areas for all vehicles (including motorcycles) shall be paved and permanently maintained with asphalt, concrete or other all-weather surfacing approved by the Director.
O. Tandem parking. Tandem parking resulting in the stacking of no more than two parking spaces may be allowed to satisfy off-street parking requirements for single-family dwellings, secondary residential units, duplexes, and bed and breakfasts. Tandem parking resulting in the stacking of two parking spaces within a garage shall not be allowed to satisfy off-street parking requirements.
P. Separation. Parking spaces shall be separated from adjacent fences, walls, property lines, landscaped areas and structures in accordance with the Public Improvements and Engineering Standards.
18.48.080 - Driveways and Site Access
Driveways providing site access shall be from an improved street, alley or other right-of-way, and shall be designed, constructed and maintained as follows:
A. Number of driveways. One driveway encroachment shall be allowed for each parcel two acres or less in size unless the Director and Town Engineer find that more than one driveway encroachment is necessary to accommodate traffic volumes for the development and the additional driveway encroachment will not be detrimental to traffic flow on the street(s). Whenever a property has access to more than one street, access shall be generally limited to the lowest volume street where the impact of a new access will be minimized; and
B. Distance from street
corners. Parking area driveways shall be located a minimum of 150 feet from the nearest intersection, as measured from the centerline of the driveway to the centerline of the nearest travel lane of the intersecting street. For parcels with street frontages of less than 150 feet, the minimum distance shall be 100 feet. The review authority may reduce these requirements based on recommendations from the Town Engineer that site configuration or terrain, or adjacent roadway conditions necessitate another location than provided by this Subsection.
C. Driveway spacing. Driveways shall be separated along the street frontage as follows:
1. Single-family and duplex
residential development. Driveways shall be separated by at least six feet, unless a shared, single driveway is approved by the Director. The six-foot separation does not include the transition or wing sections on each side of the driveway;
2. Multi-family and
non-residential development. Where two or more driveways serve the same or adjacent multi-family or non-residential development, the centerline of the driveways shall be separated by a minimum of 50 feet. Exceptions to this standard shall be subject to the approval of the Town Engineer; and
D. Driveway width and length.
1. Single-family dwellings.
a. Driveways providing access to garages or parking areas that are set back 20 feet or less from the street property line shall not exceed the width of the garage door opening plus 2 feet or the width of the parking area. This standard shall not apply to turnaround areas for vehicles.
b. When a garage is perpendicular (90 degrees) to the driveway, a minimum 24-foot deep unobstructed back-out area shall be provided.
c. All newly constructed residences shall be served by a driveway that is constructed to within at least 50 feet of each dwelling unit.
d. Driveways exceeding 150 feet, but less than 800 feet in length, shall provide a turnout near the midpoint of the driveway. Where the driveway exceeds 800 feet, turnouts shall be provided no more than 400 feet apart.
e. Dead-end driveways in excess of 400 feet in length shall be provided with a turnaround at the closed end. Grades on turnarounds shall be no more than 12 percent. The turnaround shall be built with the edge of the fire lane within 50 feet of the dwelling unit but no closer than ten feet.
f. Driveway curves shall be constructed with a curvature radius of not less than 50 feet, measured at centerline. For all curve radii less than 100 feet, an additional four feet of surfacing width shall be provided.
g. The driveway shall be capable of supporting a 40,000 lb. legally-loaded vehicle or provided with a minimum of four inches of compacted Class II aggregate base.
h. A roadside vegetation fuel modification area as required by the Truckee Fire Protection District regulations shall be provided for a distance of ten feet on each side of the driveway.
i. The standards in Subsections (d) to (i) may be modified by the Truckee Fire Protection District Fire Marshall in compliance with District ordinances and policies.
2. Multi-family residential projects.
a. Driveways for multi-family uses with four or less units shall have a minimum paved width of 20 feet.
b. Driveways for multi-family uses with more than four units shall have a minimum paved width of 24 feet.
3. Non-residential uses. Driveways for non-residential uses shall have a minimum paved width of 12 feet for one-way driveways and 24 feet for two-way driveways. The maximum driveway width shall be 30 feet subject to approval of the Director and Town Engineer, exclusive of the area provided for a median divider.
4. Modified width. The review authority may modify the driveway width based on recommendations from the Town Engineer.
E. Clearance from obstruction. The nearest edge of a driveway curb cut shall be at least three feet from the nearest property line, the centerline of a fire hydrant, utility pole, traffic signal, light standards, or other similar facilities. Street trees shall be a minimum of 10 feet from the driveway access, measured at the trunk. Driveways shall have an overhead clearance of 15 feet in height except within a parking structure which may be reduced to seven feet, six inches.
F. Traffic safety sight area. Structures or landscaping over 30 inches in height shall not be allowed within a traffic safety sight area except elements associated with a public utility or a traffic safety device.
18.48.090 - Bicycle Parking and Support Facilities
Bicycle parking facilities shall be provided for non-residential and multi-family residential uses as follows.
A. Number of spaces required. Multi-family residential projects with 11 or more dwelling units, and all non-residential projects, shall provide bicycle parking spaces at a rate of five percent of the number of vehicle parking spaces required by Section 18.48.040 (Number of Parking Spaces Required), with a minimum of three spaces required in all cases. The Director may modify this requirement where it can be demonstrated that a lesser number of bicycle spaces can adequately serve the intended use.
B. Nonconforming uses. Any existing non-residential use without bicycle parking spaces shall provide the number of bicycle spaces required by this Section for the area of any proposed expansion or intensification.
C. Bicycle parking design and
devices. Bicycle parking areas shall be designed and constructed as follows.
1. Parking equipment. Each bicycle parking space shall include a stationary parking device to adequately support the bicycle.
2. Parking layout:
a. Aisles. Providing access to bicycle parking spaces shall be at least five feet in width;
b. Spaces. Each bicycle space shall be a minimum of two feet in width and six feet in length and have a minimum of seven feet of overhead clearance;
c. Relationship to
structure entrances. Bicycle spaces shall be conveniently located and generally within proximity to the main entrance of a structure; and
d. Relationship to
motor vehicle parking. Bicycle spaces shall be separated from motor vehicle parking spaces or aisles by a fence, wall, or curb, or by at least five feet of open area, marked to prohibit motor vehicle parking.
C. Bicycle parking area
surfacing. Bicycle parking areas shall be surfaced so as to keep the area in a dust-free condition, subject to the approval of the Director.
D. Shower and locker facilities
encouraged. The Town encourages shower and locker facilities in projects when appropriate. Incentives may be provided (e.g., reduction of required parking) when it can be demonstrated that providing these facilities will help reduce vehicle trips generated by the particular use. The granting of incentives (e.g., waiver or modification of development standards) shall be through the approval of a Minor Use Permit (Chapter 18.76).
18.48.100 - Off-Street Loading Space Requirements
A. Number of loading spaces
required. Non-residential uses with less than 5,000 sq.ft. of gross floor area shall provide one off-street loading space, which may be combined with an off-street parking space. Non-residential uses with 5,000 square feet of floor area or more shall provide off-street loading space in compliance with Table 3-13. Requirements for uses not specifically listed shall be determined by the Director based upon the requirements for comparable uses and upon the particular characteristics of the proposed use.
|
TABLE 3-13
REQUIRED
LOADING SPACES
|
| Type of Land Use |
Total Gross Floor Area |
Loading Spaces Required |
| Manufacturing, research and development,
institutional, and service uses |
5,000
to 20,000 sq.ft. |
1
space |
| 20,001
sq.ft. or more |
1
for each additional 20,000 sq.ft., plus additional as
required by Director. |
| Office uses |
5,000
to 35,000 sq.ft. |
1
space |
| 35,001
sq.ft. or more |
1
for each additional 35,000 sq.ft., plus additional as
required by Director. |
| Commercial
and other allowed uses |
5,000
to 10,000 sq.ft. |
1
space |
| |
10,001
sq.ft. or more |
1
for each additional 10,000 sq.ft., plus additional as
required by Director. |
B. Standards for off-street
loading areas. Off-street loading areas shall be provided in the following manner:
1. Dimensions. Loading spaces shall be not less than 15 feet in width, 25 feet in length, with 14 feet of vertical clearance;
2. Lighting. Loading 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 adjacent structure(s);
3. Loading doors and gates. Loading bays and roll-up doors shall be painted to blend with the exterior structure wall(s) and be located on the rear of the structure only. Bays and doors may be located on the side of a structure, away from a street frontage, where the Director determines that the bays, doors and related trucks can be adequately screened from view from adjacent streets;
4. Loading ramps. Plans for loading ramps or truck wells shall be accompanied by a profile drawing showing the ramp, ramp transitions and overhead clearances;
5. Location. Loading spaces shall be located and designed as follows:
a. As near as possible to the main structure and limited to the rear two-thirds of the parcel, if feasible;
b. Situated to ensure that the loading facility is screened from adjacent streets as much as possible;
c. Situated to ensure that loading and unloading takes place on-site and in no case within adjacent public rights-of-way or other traffic areas on-site;
d. Situated to ensure that vehicular maneuvers occur on-site and away from parking areas and driveways; and
e. Situated to avoid adverse impacts upon residential properties, and landscaped in compliance with Section 18.40.040.B (Site Landscaping Requirements - Parking Areas).
6. Screening. Loading areas abutting residentially zoned parcels shall be screened in compliance with Section 18.30.110 (Screening); and
7. Striping. Loading areas shall be striped indicating the loading spaces and identifying the spaces for "loading only." The striping shall be permanently maintained by the property owner/tenant in a clear and visible manner at all times.
18.48.110 - Downtown Parking
Off-street parking requirements for uses in the Downtown Residential Zoning Districts and the Downtown Commercial and Manufacturing Zoning Districts may be provided in one or more of the following manners:
A. Off-street parking provided in accordance with this Chapter;
B. An in-lieu parking fee in accordance with Section 18.12.070(A);
C. Off-street parking provided on on a non-contiguous, separate parcel or parcels subject to all of the following requirements:
1. The off-street parking shall be approved as part of the land use permit and comply with all applicable standards of Chapter 18.40 (Landscape Standards) and Chapter 18.48 (Parking and Loading Standards);
2. The parcel(s) on which the parking is proposed to be provided shall be located in the DMU, DC, DM, DRM, or DRH zoning district and shall be located within 300 feet from the parcel containing the use the parking is intended to serve;
3. Due to existing site conditions, the review authority shall find that it is not feasible to provide the required off-street parking on the parcel containing the use; and
4. The parcel(s) on which the parking is proposed to be provided is under the control of the same business or ownership entity as the parcel containing the use, and a deed restriction is recorded in the Nevada County Recorder’s Office on the parcels. The deed restriction shall prohibit the conveyance or transfer of the parcels separately from each other during the period the use is operating.
D. On-street parking provided within the street right-of-way in front of the parcel containing the use subject to all of the following requirements:
1. A minor use permit shall be approved in compliance with Chapter 18.76;
2. The review authority shall find that the on-street parking does not currently existing or the condition of the parking is substantially below Town standards;
3. The property owner and/or business owner shall construct the on-street parking in accordance with the Public Improvement and Engineering Standards and the requirements of the Town Engineer;
4. The on-street parking shall be located directly adjacent to the parcel containing the use;
5. One on-street parking space shall be equivalent to 0.75 of an on-site parking space;
6. An agreement shall be executed between the property owner, business owner, and the Town requiring the property owner and/or business owner to provide street maintenance services and snow removal on the on-street spaces as required by the Town Engineer;
7. The on-street parking spaces shall be available for public parking with no exclusive occupancy for the business(es);
8. For any portions of the on-street parking located within the parcel containing the use, a public use easement shall be executed and recorded in the Nevada County Recorder’s Office;
9. The on-street parking shall not be identified in the Downtown Specific Plan as part of a public parking lot or as a streetscape improvement for the street;
10. The review authority shall find that the on-street parking will not hinder future improvement plans for the street, will not result in traffic safety hazards, and will not unduly interfere with traffic flow.
E. Other on-street and off-street parking proposals that do not comply with Subsections A, B, C, and/or D may be authorized through approval of a Minor Use Permit in compliance with Chapter 18.76.
