Chapter 18.95
PARKING LOT CONSTRUCTION

Sections:

18.95.000    Permit required.

18.95.010    Application.

18.95.020    Requirements.

18.95.030    Tandem parking prohibited.

18.95.000 Permit required.

No person shall construct, modify and/or expand a parking lot without first obtaining approval from the city engineer and a building permit. Except for parking areas intended for not more than four vehicles and accessory to a single-family dwelling, all plans and specifications must first be approved by the architectural design board before a permit may be issued. [Ord. 2428 § 1, 1984].

18.95.010 Application.

A. Filing. An application shall be filed with the building official, along with the plans for the building or use which the parking lot will serve. In the event that the parking lot is not being constructed for use in conjunction with a building, a site plan shall be submitted which shows any and all existing buildings on the lot on which the parking lot is to be constructed as well as all structures within 15 feet of the boundary line of the lot.

B. Required Information. The plan shall be drawn on a scale of 1" = 20' and shall include the following:

1. North point and scale;

2. All adjacent streets, alleys, sidewalks and curbs;

3. Existing trees over one foot diameter, in or near the parking lot;

4. Entire ownership of lot or parcel being developed;

5. The outline of all existing and proposed structures;

6. Dimensions and height of building in number of stories or feet and total floor area, existing and proposed;

7. Completely dimensioned parking layouts, clearly showing all spaces;

8. Existing and proposed land contours;

9. Provisions for drainage control. [Ord. 2471, 1984; Ord. 2428 § 2, 1984].

18.95.020 Requirements.

A. Dimensions.

1. Cars. The applicant must provide an aggregate parking area of sufficient size to provide all the required parking spaces at the full width dimensions. If the applicant satisfies this condition, the applicant has the following two choices for meeting the minimum standards for off-street parking dimensions within this aggregate area: a) all at full width method, or b) mixture of full width/reduced width method.

a. All at Full Width Method. The full width parking space shall be eight and one-half feet in width and 16-1/2 feet in length. Minimum standards for off-street parking space dimensions shall not be less than as shown on Figure 18-1, Minimum Parking Lot Requirements for One- and Two-Way Traffic.

b. Mixture of Full Width and Reduced Width Method.

(1) The applicant must be able to demonstrate that sufficient parking area is available to provide all required parking spaces at the full width dimensions as defined in subsection (b)(2) below.

(2) Full Width Parking Stall Size. The full width parking space shall be eight and one-half feet in width and 16-1/2 feet in length. Minimum standards for off-street parking space dimensions shall not be less than as shown on Figure 18-1, Minimum Parking Lot Requirements for One- and Two-Way Traffic.

(3) If the conditions of subsections (b)(1) and (b)(2) above have been satisfied, and the applicant selects this methodology, a maximum of fifty percent of the total provided parking spaces may be sized at reduced width per the parking space dimensions specified in subsection (b)(4) below.

(4) Reduced Width Parking Stall Size. The reduced width parking space shall be eight feet in width and 16-1/2 feet in length. Minimum standards for off-street parking space dimensions shall not be less than as shown on Figure 18-1, Minimum Parking Lot Requirements for One- and Two-Way Traffic.

2. Trucks. Parking areas for vehicles with a gross vehicle weight exceeding 8,000 pounds shall be designed to meet sound, commonly accepted specifications necessary for parking such vehicles as designated by the city engineer.

B. Control Devices. Hard-surfaced parking lots shall use painted stripes to designate spaces. Gravel parking lots shall use durable raised rails and wheelstops and signs to designate spaces. Pedestrian walks in parking lots shall be protected by curbs or raised rails.

C. Pavement. Parking lots shall be hard surfaced. The city engineer may allow gravel parking lots for temporary parking lots, or where parking is primarily long term. Driveways for gravel parking lots shall be hard-surfaced from at least 20 feet back from the property line, to the street.

D. Grades. Maximum parking slopes shall be six percent; minimum slope shall be one percent. The city engineer may waive the maximum slope requirement, up to a maximum of 14 percent, if the applicant can demonstrate that an increase in the slope maximum will not result in conditions that may pose a hazard or otherwise endanger the public’s health, safety or welfare.

1. The city engineer shall consider the following criteria, where applicable, in reviewing an application for waiver:

a. The waiver request is not made for the sole purpose of circumventing other requirements of the community development code, general convenience, or to reduce routine construction cost compared to similar projects.

b. Site conditions or other city requirements necessitate the request. Site conditions may include but are not limited to the protection of streams, trees and vegetation; addressing storm drainage and ground water concerns; minimizing impacts on adjacent properties; and avoidance of excessive grading or retaining walls.

c. Mitigating safety measures as proposed or required by the city engineer can be included in the design and realistically constructed as designed.

d. The public welfare will be enhanced. Examples include the enhancement of the aesthetic environment, reduction in potential pollutants, noise, dust or odor, public convenience, and/or the general safety of the public during construction.

e. Utilization of existing parking lots with similar profiles to the proposed lots can be shown to operate safely and efficiently.

f. The request complies with barrier free design standards and other handicap related laws, requirements and standards.

g. The waiver decision would not be otherwise detrimental to the city.

2. If a waiver is granted, the city engineer will place in the appropriate city file a signed, written statement of findings, reasons and conditions for authorizing the waiver of the parking slip requirement.

3. Driveways and aisles shall conform to the standards of ECDC 18.80.060. [Ord. 3585 § 1, 2006; Ord. 3121 § 1, 1996; Ord. 2737 § 1, 1989; Ord. 2428 § 3, 1984].

18.95.030 Tandem parking prohibited.

Any required off-street parking space, whether by the requirements of ECDC Title 18 or any other provision of the code, shall be individually accessible. Tandem or stacked parking may not be utilized to provide any required parking space; except that tandem parking may be permitted in the following instances:

A. Where an applicant proposes to provide additional parking spaces for the benefit of visitors and residents in addition to those required by the code, the staff may approve the use of tandem or stacked parking where such tandem parking will not block or impede access to any required space, or present a safety hazard. In no event shall tandem or stacked parking be permitted where its use would increase the permitted density of development.

B. On a single-family (RS-zoned) lot, one tandem space may be provided in order to meet the minimum required parking on the property.

C. An application to provide additional parking spaces as set forth above shall be processed in accordance with the provisions of ECDC 18.00.020. [Ord. 3788 § 14, 2010; Ord. 3344 § 1, 2001; Ord. 2794 § 1, 1990].

Figure 18-1

Figure 18-2