Larkspur City Zoning Code
18.56 Off-Street
Parking and Loading
Prior ordinance history: Ords. 295 §§ 180 – 182, 313 § 1, 320 § 4, 391 §§ 1 – 8.
A. Dimensions of Parking Areas. Parking area dimensions shall be described in terms of the following symbols and definitions:
1. U.P.D. (unit parking dimension): the combined dimension of two (2) rows of parking plus an aisle, measured perpendicular to the aisle;
18.56.010 Purpose.
It is the purpose of this chapter to provide regulation of the number and design of storage areas for self-propelled motor vehicles in order to provide adequate parking and loading facilities for residential, commercial and public land uses and structures. Further, it is the purpose to promote the safety of pedestrians as they move to and from their automobiles, ease of ingress and egress of motor vehicles in the parking and loading areas, enhance visual qualities, and reduce community greenhouse gas emissions by providing incentives for zero-emission vehicles and use of transit. (Ord. 1070 § 2, 2023; Ord. 1030 § 2(12), 2018; Ord. 513 § 1 (part), 1975)
18.56.020 Definitions.
Electric Vehicle Charging Space. “Electric vehicle charging space” means a space designated by the City for charging electric vehicles.
Electric Vehicle Charging Station. “Electric vehicle charging station” or “charging station” means any level of electric vehicle supply equipment station that is designed and built in compliance with California Electrical Code Article 625 and delivers electricity from a source outside an electric vehicle into a plug-in electric vehicle.
Floor Area. For the purposes of this chapter, “floor area” is defined as the gross floor area calculated using the outside dimensions of the structure with the exception of interior parking areas.
Seats. For the purposes of this chapter, twenty (20) inches of a pew or bench will be equivalent to a seat in determining parking requirements. If there are no fixed seats, parking requirements are to be based on floor area.
“Street width” means the average width of the physical street improvement measured perpendicular to the centerline of the street, adjacent to the site in question from:
1. Face of curb to face of curb.
2. Face of curb to edge of pavement.
3. Edge of pavement to edge of pavement.
Use, New. For the purposes of this chapter only, a “new use” is defined as one with an increased parking requirement, as established by this chapter, over the parking requirement, as established by this chapter, for the existing or latest use. (Ord. 1070 § 3, 2023; Ord. 1030 § 2(12), 2018; Ord. 977 § 1(4), 2011; Ord. 747 § 1, 1987; Ord. 513 § 1 (part), 1975)
18.56.025 Calculation of Parking.
The parking number calculation for a business shall be based on the one use which is the primary function of the business or user as determined by the Community Development Director, rather than the aggregate number of the individual functional spaces within the business. The parking calculation for a building or project shall be based upon the aggregate of the parking requirement of all the individual businesses and/or tenants. (Ord. 1062 § 14, 2022; Ord. 1030 § 2(12), 2018; Ord. 953 § 1(60), 2007; Ord. 667 § 3, 1981)
18.56.030 Applicability.
For all zoning districts, the requirements for off-street parking and loading spaces for vehicles, as provided in this chapter, shall apply under the following circumstances:
A. Construction of new structures, except accessory structures on residentially zoned properties.
B. Reconstruction and/or remodel and/or expansion of existing structures, except accessory structures on residentially zoned properties, where the total value of the reconstruction and/or remodel and/or expansion of the existing structure exceeds sixty (60) percent of the current replacement value of the original structure, as determined by the City Chief Building Official using the most current ICC assessed valuation data with a regional modifier. Sole replacement and/or upgrading of roofing are not included.
C. Where an existing structure is structurally altered in a manner that increases the parking requirement.
D. Establishment of any new use, as defined in this chapter. (Ord. 1069 § 5, 2023; Ord. 1030 § 2(12), 2018; Ord. 953 § 1(61), 2007; Ord. 929 § 61, 2004; Ord. 698 § 8, 1983; Ord. 513 § 1 (part), 1975)
18.56.040 Location of Required Spaces.
All permitted and required off-street parking spaces, open or enclosed, shall be located on the same parcel as the use for which such spaces are required, except that the Planning Commission may, upon application for a use permit, authorize parking spaces provided on other property within a radius of two hundred fifty (250) feet of the parcel.
If the structure or use requiring off-street parking spaces is in one ownership and the land upon which the off-street parking spaces are located is in a different ownership, there shall be recorded in the office of the County Recorder a covenant running with said land. Said covenant shall run to the benefit of the land upon which said structure or use is located and shall be in a form first approved by the City. Said covenant shall provide that the servient land shall continue to provide said parking spaces for so long as the use is maintained on the benefited land. It shall further provide that the servient land shall not be made subject to any other covenant or contract for use without prior written consent of the City. (Ord. 1030 § 2(12), 2018; Ord. 953 § 1(62), 2007; Ord. 513 § 1 (part), 1975)
18.56.050 Joint-Use Parking Facilities.
No parking or loading space provided about any building for purpose of complying with the provisions of this chapter shall be considered as providing parking or loading space for any other structure except under the following conditions. The Planning Commission may, upon application for a use permit by the owner or lessee of any property, authorize the joint use of parking facilities by the following uses or activities under the conditions specified herein:
A. Up to fifty (50) percent of the parking facilities required by this section for a use considered to be primarily a daytime use may be provided by the parking facilities of a use considered to be primarily a nighttime use; up to fifty (50) percent of the parking facilities required by this section for a use considered to be primarily a nighttime use may be provided by the parking facilities of a use considered to be primarily a daytime use, provided such reciprocal parking area shall be subject to conditions set forth in subsection (B) of this section.
The following uses are typical daytime uses: banks, bakery, business offices, retail stores, personal service shops, clothing or shoe repair or service shops, manufacturing or wholesale buildings and similar uses.
The following uses are typical of nighttime uses: dance halls, theaters, auditoriums and similar uses.
B. Conditions Required for Joint Use.
1. The structure or use for which application is being made for authority to utilize the existing off-street parking facilities provided for another structure or use, shall be located within a radius of two hundred fifty (250) feet of such parking facility.
2. The applicant shall show that there is no substantial conflict in the principal operating hours of the structures or uses for which the joint use of off-street parking facilities is proposed.
3. If the structure or use requiring off-street parking spaces is in one ownership, and the required parking spaces are provided in a different ownership, there shall be recorded in the office of the County Recorder a covenant in a form and manner pursuant to the provisions of Larkspur Municipal Code Section 18.56.040.
4. The joint-use parking facility will not be detrimental to the health, safety, morals, comfort, convenience or general welfare of the general public or injurious to property or improvements in the neighborhood. (Ord. 1030 § 2(12), 2018; Ord. 513 § 1 (part), 1975)
18.56.060 Multiple-Use Parking Requirements.
If more than one use is located on a site, the number of parking and loading spaces provided shall be not less than the sum of the requirements for each use except as provided in Larkspur Municipal Code Section 18.56.050. (Ord. 1030 § 2(12), 2018; Ord. 513 § 1 (part), 1975)
18.56.070 Single Purpose of Space.
Required parking space or loading space shall not be used for any other purpose until equivalent area is provided. (Ord. 1030 § 2(12), 2018; Ord. 513 § 1 (part), 1975)
18.56.080 Maintenance of Parking Areas.
Every parcel of land hereafter used as a public or private parking area or loading area including a commercial parking lot shall be developed and maintained in accordance with the requirements of Larkspur Municipal Code Sections 18.56.150 and 18.56.160. (Ord. 1030 § 2(12), 2018; Ord. 513 § 1 (part), 1975)
18.56.090 Planning Commission Determination.
The requirements established herein are considered to be the minimum needs for the particular uses in the district in which it is permitted, and in all cases where a use permit is required the Planning Commission shall give due consideration to the parking needs of the proposed use as they relate to the particular location, to the end that adequate off-street parking and loading facilities shall be provided. In the case of any structure, the use of which is not specifically mentioned herein, and for which no use permit is required from the Planning Commission, the Community Development Director shall apply the off-street parking requirements for a use most similar to the proposed use or the Community Development Director may refer the determination of parking requirements to the Planning Commission. (Ord. 1070 § 4, 2023; Ord. 1030 § 2(12), 2018; Ord. 513 § 1 (part), 1975)
18.56.100 Off-Street Parking Requirements.
The off-street parking requirements are as follows:
A.
Residential Uses | Space(s)/Unit | ||
|---|---|---|---|
Junior accessory dwelling unit | 0 | ||
Accessory dwelling unit | See Larkspur Municipal Code Chapter 18.23 | ||
Single-family | 2/unit plus guest parking | ||
Duplex | 2/unit plus guest parking | ||
Multiple | Rental | Condominium | |
Studio + 1 bedroom | 1/unit | 1/unit | Plus guest parking |
2-bedroom | 1.5/unit | 2/unit | |
3-bedroom | 2/unit | 2.5/unit | |
4-bedroom | 2/unit | 2.5/unit | |
In addition, guest parking shall be provided as set forth in Larkspur Municipal Code Section 18.56.110.
For religious institution-affiliated housing development projects developed pursuant to California Government Code Section 65913.6, as may be amended from time to time, the City shall reduce parking requirements as required under California Government Code Section 65913.6.
B.
Commercial Residential Use | Space(s)/Unit |
|---|---|
Hotel, motel | 1/unit + 1/20 unit |
C.
Retail Uses | Space(s)/Unit |
|---|---|
General Retail | |
Less than 5,000 sq. ft. | 1/165 sq. ft. |
5,000 to 10,000 sq. ft. | 1/180 sq. ft. |
More than 10,000 sq. ft. | 1/200 sq. ft. |
Bulk Merchandise | 1/600 sq. ft. |
(e.g., furniture store, appliance store, auto sales) | |
Gas station | 2/service bay + 2/station |
Repair Shops | 1/700 sq. ft. + 1/service vehicle |
(television, appliance, shoe repair) |
D.
Medical Uses | Space(s)/Unit |
|---|---|
Medical, dental and veterinarian offices and clinics | 1/200 sq. ft. + 1/office |
General hospital | 1/bed + 1/employee position |
Convalescent hospital | 1/4 beds + 1/employee position |
Rest homes | 1/4 beds + 1/employee position |
E.
Personal Services | Space(s)/Unit |
|---|---|
Places dispensing food and/or beverages | 1/3 seats or 1/80 sq. ft. |
Barber, beauty shops | 2/chair |
F.
Space(s)/Unit | |
|---|---|
Business and Professional Offices | 1/250 sq. ft. |
G.
Public Assembly (based on assembly area) fixed seats | Space(s)/Unit |
|---|---|
Motion picture theater | 1/4 seats or 1/25 sq. ft. |
Playhouse | 1/3 seats or 1/20 sq. ft. |
Auditorium | 1/4 seats or 1/25 sq. ft. |
Clubhouse | 1/5 seats or 1/40 sq. ft. |
Church | 1/5 seats or 1/40 sq. ft. |
The City shall reduce parking as required under California Government Code Section 65913.6, as may be amended from time to time, for religious institution-affiliated housing development projects.
H.
Recreation (plus as required for support facilities) | Space(s)/Unit |
|---|---|
Yacht harbor | 2/berth |
Golf courses | 3/hole |
Pool hall | 2/table |
Bowling alleys | 4/lane |
Tennis courts | 3/court |
Health/fitness instructional services and gyms | 1/250 sq. ft. |
I.
Wholesale and Warehouse Uses | Space(s)/Unit |
|---|---|
Wholesale warehousing | 1/750 sq. ft. + 1/service vehicle + 1/1,500 sq. ft. of exterior storage area |
Mini or self-storage warehouses | 1/employee, 4 minimum, one of which must meet requirements for an accessible space under California Building Code Title 24 Chapter 11B |
(This standard applies only to self-storage facilities with direct vehicular access to interior storage spaces. A twenty-six (26) foot-wide vehicular access aisle shall be provided along the entrances of the storage units to provide a fifteen (15) foot-wide travel lane and an eleven (11) foot-wide parking lane. Other self-storage facilities that do not meet these aisle requirements shall provide such additional parking as required by the Planning Commission.)
J.
Public and Quasi-Public Buildings and Uses | Space(s)/Unit |
|---|---|
Libraries | 1/500 sq. ft. |
Museums | 1/500 sq. ft. |
Schools | |
Elementary and secondary | 1-1/2 per classroom + auditorium requirement |
High schools | 1-1/2 per classroom + 1/20 projected student capacity + auditorium requirement |
Colleges | 1-1/2 per classroom + 1/5 projected student capacity + auditorium requirement |
Emergency shelters | Staff parking equal to the highest number of staff working in the emergency shelter at any time or the number of parking spaces required for other residential or commercial uses within the same zoning district, whichever is lower. |
K. For the purposes of calculating parking spaces:
1. There shall be a minimum requirement of one space for any use;
2. A fractional requirement of a parking space equal to or greater than 0.5 parking space shall be rounded to the next higher whole number;
3. A fractional requirement less than 0.5 space shall be rounded to the next lower number with the exception of subsection (K)(1) of this section. (Ord. 1081 § 11, 2024; Ord. 1079 § 16, 2024; Ord. 1078 § 15, 2024; Ord. 1077 § 11, 12, 13, 2024; Ord. 1070 §§ 5, 6, 2023; Ord. 1030 § 2(12), 2018; Ord. 981 § 6, 2011; Ord. 769 § 1, 1988; Ord. 513 § 1 (part), 1975)
18.56.110 Guest Parking Requirements.
Guest parking for residential uses shall be required as follows: Single-family units shall provide two (2) spaces, duplexes shall provide three (3) spaces, multiple units shall provide a minimum of four (4) spaces for the first five (5) units and one additional space for each additional five (5) units or portion thereof.
A. Guest parking shall be within two hundred fifty (250) feet (walking distance) of the building it is to serve.
B. Guest parking required for residential uses may be provided on the paved portions of streets adjacent to the property if sufficient street frontage is allotted by the following schedule:
1. On two-way streets paved less than thirty-four (34) feet wide and on one-way streets paved less than twenty-two (22) feet wide, no on-street parking shall be allotted;
2. On two-way streets paved from thirty-four (34) feet to forty-four (44) feet wide and on one-way streets paved from twenty-two (22) feet to thirty-two (32) feet wide, one-half of street frontage may be allotted (exclusive of driveways, no parking or standing zones);
3. On two-way streets paved wider than forty-four (44) feet and on one-way streets paved wider than thirty-two (32) feet, all of the street frontage may be allotted (exclusive of driveways, no parking or standing zones).
C. Tandem parking of guest spaces behind required parking spaces is permitted only when it serves to provide guest parking spaces on sites containing only one single-family dwelling, a residential accessory dwelling unit pursuant to Larkspur Municipal Code Chapter 18.23, or one duplex structure where the tandem spaces and the required parking spaces are intended to serve the same dwelling unit and do not encroach into the right-of-way, unless an encroachment permit is otherwise approved by the Community Development Director and Public Works Director.
D. Guest parking spaces on site for multiple residences shall be posted as “Guest Parking Only.” (Ord. 1062 § 14, 2022; Ord. 1030 § 2(12), 2018; Ord. 953 § 1(63), 2007; Ord. 929 § 62, 2004; Ord. 513 § 1 (part), 1975)
18.56.115 Reduced Parking for Developments Within One-Half Mile of Public Transit.
A. Purpose. The purpose of this section is to implement California Government Code Section 65863.2. The imposition of mandatory parking minimums can increase the cost of housing, limit the number of available units, and lead to an oversupply of parking spaces and increased greenhouse gas emissions. Therefore, prohibiting mandatory parking minimums furthers the City’s housing and greenhouse gas reduction goals.
B. Definitions. For purposes of this section:
“Event center” means a community center, activity center, auditorium, convention center, stadium, coliseum, arena, sports facility, pavilion, amphitheater, amusement park, fairgrounds, or other building, collection of buildings, or facility which is used exclusively or primarily for the holding of sporting events, contests of skill, exhibitions, conventions, meetings, spectacles, concerts, or shows, or for providing public amusement or entertainment.
“Housing development project” means a housing development project as defined in California Government Code Section 65589.5(h)(2).
“Low- and very low-income households” means the same as “lower-income households” as defined in California Health and Safety Code Section 50079.5.
“Moderate-income households” means the same as “persons and families of moderate income,” as defined in California Health and Safety Code Section 50093.
“Public transit” means a major transit stop as defined in California Public Resources Code Section 21155.
“Project” does not include a project where any portion is designated for use as a hotel, motel, bed and breakfast inn, or other transient lodging, except where a portion of a housing development project is designated for use as a residential hotel, as defined in Health and Safety Code Section 50519.
C. Reduced Parking Requirements Near Public Transit. The City shall not impose or enforce any minimum automobile parking requirement on a residential, commercial, or other development project if the project is located within one-half (1/2) mile of public transit.
D. Exceptions.
1. An event center shall provide parking as required in this chapter for employees and other workers.
2. Notwithstanding subsection (C) of this section, Reduced Parking Requirement Near Public Transit, the City may impose or enforce minimum automobile parking requirements on a project that is located within one-half (1/2) mile of public transit if the City makes written findings, within thirty (30) days of the receipt of a completed application, that not imposing or enforcing minimum automobile parking requirements on the development would have a substantially negative impact, supported by a preponderance of the evidence in the record, on any of the following:
a. The City’s ability to meet its share of the regional housing need in accordance with California Government Code Section 65584 for low- and very low-income households.
b. The City’s ability to meet any special housing needs for the elderly or persons with disabilities identified in the analysis required pursuant to California Government Code Section 65583(a)(7).
c. Existing residential or commercial parking within one-half (1/2) mile of the housing development project.
E. Subsection (D) of this section shall not apply to a housing development project that satisfies any of the following:
1. The development dedicates a minimum of twenty (20) percent of the total number of housing units to very low, low-, or moderate-income households, students, the elderly, or persons with disabilities.
2. The development contains fewer than twenty (20) housing units.
3. The development is subject to parking reductions based on the provisions of any other applicable law.
F. Electric Vehicle Parking Requirements. This section shall not reduce, eliminate, or preclude the enforcement of any requirement imposed on a new multifamily residential or nonresidential development that is located within one-half (1/2) mile of public transit to provide electric vehicle supply equipment installed parking spaces or parking spaces that are accessible to persons with disabilities that would have otherwise applied to the development if this section did not apply.
G. Providing Parking Voluntarily. A project may voluntarily build additional parking that is not shared with the public. When a project provides parking voluntarily, the City may impose requirements on that voluntary parking to require spaces for car share vehicles, require spaces to be shared with the public, or require parking owners to charge for parking. The City shall not require that voluntarily provided parking is provided to residents free of charge. (Ord. 1070 § 7, 2023)
18.56.120 Accessible Parking Requirements.
Accessible parking shall be provided as required by the State of California and the Americans with Disabilities Act. Accessible parking spaces shall count towards fulfilling the off-street parking requirements. No variance shall be required to convert parking spaces into required accessible parking spaces or an accessible parking space with an access aisle, even if the site becomes less conforming in parking, where a site is used for nonresidential uses and no replacement parking can be provided on site. (Ord. 1070 § 8, 2023)
18.56.130 Loading Space Requirements (Off-Street).
Off-street loading spaces shall be provided in accordance with Table 18.56-I set forth herein. (Ord. 1030 § 2(12), 2018; Ord. 513 § 1 (part), 1975)
18.56.140 Bicycle Parking Requirements.
Bicycle parking is required in nonresidential zones based upon the following ratios or the requirements of the adopted building code, whichever is stricter:
A. Ratio.
1. Short-Term Bicycle Parking. If the project is anticipated to generate visitor traffic, provide permanently anchored bicycle racks within two hundred (200) feet of the visitors’ entrance, readily visible to passersby, for five (5) percent of visitor motorized vehicle parking capacity, with a minimum of one two-bike capacity rack.
a. Design and Location. The design and location of bicycle racks shall conform to the following conditions:
i. Designed so that a bicycle can be backed into the space;
ii. Designed so that both rear wheel and frame can be locked to the bike rack;
iii. Firmly anchored in concrete or by other approved means;
iv. Location shall provide easy access, out of pedestrian and auto traffic, provide space for necessary circulation, and be behind curbing or other barrier so as to prevent vehicular damage.
2. Long-Term Bicycle Parking. For new development with over ten (10) tenant occupants, provide secure bicycle parking for five (5) percent of motorized vehicle parking capacity, with a minimum of one space. Acceptable parking facilities shall be convenient from the street and may include:
a. Covered, lockable enclosures with permanently anchored racks for bicycles;
b. Lockable bicycle rooms with permanently anchored racks; and
c. Lockable, permanently anchored bicycle lockers. (Ord. 1070 § 9, 2023; Ord. 1030 § 2(12), 2018; Ord. 977 § 1(5), 2011; Ord. 857 § 6, 1993; Ord. 513 § 1 (part), 1975)
18.56.145 Electric Vehicle Parking.
A. A parking space served by electric vehicle supply equipment or a parking space designated as a future electric vehicle charging space shall count as at least one (1) standard automobile parking space for the purpose of complying with any applicable minimum parking space requirements.
B. An accessible parking space with an access aisle served by electric vehicle supply equipment or an accessible parking space with an aisle designated as a future electric vehicle charging space shall count as at least two (2) standard automobile parking spaces for the purpose of complying with any applicable minimum parking space requirements.
C. If an electric vehicle charging station and any associated equipment interfere with, reduce, eliminate, or in any way impact the required parking spaces for existing uses, the Community Development Director shall reduce the number of required parking spaces for the existing uses by the amount necessary to accommodate the electric vehicle charging station and any associated equipment.
D. This section does not modify the approval requirements for an electric vehicle charging station pursuant to Larkspur Municipal Code Chapter 15.55. (Ord. 1070 § 10, 2023)
18.56.150 Parking and Loading Area Standards.
A. Dimensions of Parking Areas. Parking area dimensions shall be described in terms of the following symbols and definitions:
1. U.P.D. (unit parking dimension): the combined dimension of two (2) rows of parking plus an aisle, measured perpendicular to the aisle;
2. D (depth of stall): the depth of a row or bay of parking, perpendicular to the aisle;
3. A (aisle width): width of backout and flow space between parking rows;
4. W (width of stall): clear width of individual stall, perpendicular to the stall;
5. L (layout dimension of stall): distance from stall to stall on centers measured parallel to the aisle – useful in laying out a parking lot;
6. Angle of parking: angle between aisle and stall line;
7. Confined stall: a stall which has any structure higher than a six-inch curb on both stall lines, including walls, railings, stairwells, columns or fences but excepting columns located more than seven (7) feet from aisles;
8. End stall: a stall which has any structure (including curbs) on either of its stall lines;
9. Permissible bumper overhang: the area beyond parking lot curbs where it is safe and legally permissible for front bumpers to extend. Public sidewalks and landscaped areas are not areas of permissible bumper overhang;
10. High-turnover parking: parking where stalls change occupancy six (6) or more times per day;
11. Stall dimensions:
a. Clear stall widths shall be nine (9) feet for all end stalls, shopping centers, grocery stores, restaurants, drive-ins, retail uses, banks, public buildings, professional offices, short-term or shopper parking or parking for any high-turnover use. Clear stall widths shall be eight and one-half (8.5) feet for employee parking lots, long-term parking in commercially operated parking lots or garages, parking for low-turnover recreation or amusement areas, and parking for other low-turnover uses. Clear stall widths shall be nine (9) feet for all residential uses;
b. All confined stalls shall have a width of twelve (12) feet, except that an existing legal nonconforming residential garage with minimum interior dimensions of at least ten (10) feet in width by eighteen (18) feet in depth, clear of any obstructions, shall be considered to meet this requirement;
c. Relationship of stall dimensions to aisle dimensions and parking scale shall be as outlined in Tables 18.56-I and 18.56-II;
12. Compact car stalls: substandard stalls may be permitted as compact car stalls under the following conditions:
a. The dimensions must be as outlined in Table 18.56-III;
b. No substandard stall may be counted as a compact stall in lots having less than twenty (20) cars. After the first twenty (20) cars, compact stalls may be permitted at a rate not to exceed one compact stall for each four (4) stalls;
c. Further, compact stalls may be provided at a rate of three (3) additional compact stalls for each twenty (20) stalls; provided, that the difference in area between the standard stall and the compact stall will be utilized for landscaping in addition to landscaping that is otherwise required;
d. Compact car stalls shall be clearly marked: “SMALL CARS ONLY”;
13. Designated Parking for Electric Vehicles. Designated parking shall be provided in compliance with the adopted California Green Building Standards Code, Title 24, Part 11, CALGreen.
TOTAL NUMBER OF PARKING SPACES | NUMBER OF REQUIRED SPACES |
|---|---|
0 – 9 | 0 |
10 – 25 | 1 |
26 – 50 | 3 |
51 – 76 | 6 |
76 – 100 | 8 |
101 – 150 | 11 |
151 – 200 | 16 |
201 and over | At least 8 percent of total |
Parking Stall Marking. Paint, in the same paint as used for stall striping, the following characters such that the lower edge of the last word aligns with the end of the stall striping and is visible beneath a parked vehicle: “CLEAN AIR VEHICLE.”
B. Dimensions of Aisles and Driveways.
1. Aisles shall be at least twelve (12) feet wide for one-way traffic flow; twenty (20) feet wide for two-way traffic flow;
2. Aisle widths at turns may be governed by minimum turning radii (see subsection (C) of this section);
3. Aisles parallel and adjacent to public sidewalks are not recommended. They should be one vehicle length removed;
4. One-way aisles shall alternate direction, or otherwise provide logical circulation possibility. Circulation requiring use of the street is unacceptable;
5. Aisles shall provide for noncongestive flow from and into the street by logical relationships with the driveways. A two-way driveway shall lead into a two-way aisle. Reversal of the “right-hand rule” of driving for two-way aisles or closely adjacent one-way drives is not acceptable;
6. One-way aisles shall not dead end. Dead ends of two-way aisles with ninety (90) degree parking are permissible if back-around space is provided for last two (2) stalls.
C. Turning Radii, Turn-Around Requirements.
1. With the exception of sites containing only one single-family dwelling or one duplex, all parcels providing parking for three (3) or more cars must provide turn-around space for all stalls on site and backouts onto a public street shall not be permitted;
2. Aisles, ramps, turn-arounds and curves shall be designed with the following minimum radii:
a. Radius to curbs lower than nine (9) inches (wheel radius) shall have a minimum radius of twenty-eight (28) feet to the outside of the ramp and a minimum radius of twenty (20) feet to the inside of the ramp;
b. Radius to walls, columns or structures (body overhang radius) shall have a minimum radius of thirty (30) feet to the outside of the ramp and a minimum radius of sixteen (16) feet to the inside of the ramp;
3. Turning aisles or ramps with two-way traffic must have radii and aisle widths sufficient for two (2) cars to pass on the turn except in small parking lots of low turnover. (Ramps passing two (2) or more cars per minute in each direction during the peak hour of an average day require two-car passing widths on ramps). Ramp widths on turns shall be as follows:
a. Minimum one-way ramp width shall be twelve (12) feet from curb to curb and fourteen (14) feet from wall to wall;
b. Minimum two-way ramp width shall be twenty-four (24) feet from curb to curb and twenty-eight (28) feet from wall to wall.
No portion of a circular ramp may be considered as aisle for cars in adjacent bays;
4. For all structures other than single-family and duplex dwellings, vehicular access for Fire Department service must be provided with aisles and ramps with turning radius of eighty (80) feet to the outside edge of the ramp or aisle.
D. Truck and Loading Standards.
1. All loading shall take place on site, and freight-handling doors and facilities shall be oriented to legal off-street loading spaces, not to street or curb parking;
2. For the uses listed in Table 18.56-I, off-street loading berths shall be provided on the basis of gross floor area of the building or portions thereof devoted to such uses in the amounts shown herein;
3. Freight-handling docks shall be so located as to permit free use of aisles, drives and sidewalks during freight operation;
4. Adequate screening of loading areas is required;
5. Wherever the soil conditions permit, subsurface loading berths shall be constructed for buildings with gross leaseable floor areas in excess of one hundred thousand (100,000) square feet;
6. Period of deliveries of goods may be established by the Community Development Director for each commercial establishment.
E. Handicap Stalls. Parking stalls for the use of the physically handicapped must be provided in accordance to the standards set herein:
1. Handicapped stalls shall have a minimum width of twelve (12) feet;
2. Stalls for the handicapped must be located adjacent to pedestrian walks of the development to facilitate access to the buildings of the development;
3. These parking spaces must be opened on one side to allow room for individuals in wheelchairs or on braces and crutches to get in and out of an automobile onto a level surface suitable for wheeling and walking;
4. The stalls for the handicapped must be located such that handicapped individuals are not compelled to wheel or walk behind parked cars;
5. Parking stalls set aside for the physically handicapped must be denoted by the physically handicapped symbol adopted by the state. A sign stating “parking for handicapped persons” or some wording to that effect may be included;
6. Curbs adjacent to handicap stalls must be provided with ramps.
F. Pedestrian Aisles. In all parking lots with fifty (50) spaces or more a pedestrian aisle or aisles shall be provided to protect pedestrians.
1. The aisles shall extend from the building entrances to the extreme limits of the parking lot;
2. The pedestrian aisle should have a minimum width of four (4) feet. This area is not a permissible area for bumper overhang and shall be designed so as to protect the pedestrian from automobile traffic.
G. Lighting. Any lighting used to illuminate any off-street parking or loading areas shall be arranged so as to direct the light away from the adjoining premises in any R and A-P Districts.
H. Covering of Parking Spaces. In all R Districts, one-half of the required parking spaces (not guest parking spaces) must be covered.
I. Physical Construction.
1. Any off-street parking or loading area shall be surfaced with an asphaltic or Portland cement concrete pavement or other paving unit acceptable to the City Engineer which shall be so graded and drained as to dispose of all surface water accumulated within the area, and shall be so arranged and marked as to provide for the orderly and safe loading, parking and storage of self-propelled vehicles.
2. Parking lots and garages shall be adequately drained. The minimum slope for drainage shall be 0.75 percent unless there are physical limitations of construction in which event the minimum slope may be reduced to 0.50 percent. The maximum slope allowable in the storage areas of parking lots is five (5) percent.
3. Stall markings shall be installed and maintained in conformance with approved plans.
4. Bumper curbs, walls, fences or planting areas shall be provided at the back of sidewalks and along property lines or other lines delineating the parking area.
5. Ramp design in multilevel garages shall provide for slopes mild enough to ensure driver visibility of the pavement at all times.
6. Planted areas are encouraged, and shall be of adequate size and shall be sprinkled to ensure continued maintenance (refer to parking landscaping standards).
7. Aisle and stall marking should be double lines of striping at least four (4) inches wide and separated by at least nine (9) inches.
Table 18.56-I. Required Loading Spaces
Use | Gross Floor Area in Sq. Ft. | No. of Berths |
|---|---|---|
A. Hospitals, Sanitariums and Other Institutional Uses. | Below 100,000 For each additional 100,000 or fraction, add | 1 12' × 25' 1 12' × 25' |
B. If Hotels, Clubs and Lodges Contain Any of the Following: Retail Shops, Restaurants, Convention Halls, Auditoriums, Exhibition Halls or Business or Professional Offices. | Below 20,000 20,000 to 150,000 For each additional 150,000 or fraction, add | 1 12' × 25' 2 14' × 50' 1 14' × 50' |
C. Retail Stores. Establishments Dispensing Food or Beverage for Consumption on the Premises. Motor Vehicle and Machinery Sales. Wholesale Establishments (but not including warehouse and storage buildings other than accessory). | Below 12,000 12,000 to 25,000 25,000 to 40,000 40,000 to 100,000 For each additional 100,000 or fraction, add | 1 12' × 25' 2 12' × 25' 2 14' × 50' 3 14' × 50' 1 14' × 50' |
D. Auditoriums, Convention Halls, Exhibition Halls, Sports Arenas, Stadiums. Bowling Alleys. | Below 20,000 20,000 to 100,000 For each additional 100,000 or fraction, add | 1 12' × 25' 1 14' × 50' 1 14' × 50' |
E. Banks and Offices – Business, Professional and Governmental. | Below 100,000 For each additional 100,000 or fraction to 500,000, add | 1 12' × 25' 1 12' × 25' |
F. Establishments Engaged in Production, Processing, Cleaning, Servicing, Testing or Repair of Materials, Goods or Products. Warehouses and Storage Buildings. | Below 10,000 10,000 to 40,000 40,000 to 100,000 For each additional 100,000 or fraction, add | 1 12' × 25' 1 14' × 50' 2 14' × 50' 1 14' × 50' |
G. Theatres. | Below 25,000 For each additional 50,000 or fraction, add | 1 12' × 25' 1 12' × 25' |
H. Funeral Homes. | Below 50,000 For each additional 50,000 or fraction, add | 1 12' × 25' 1 12' × 25' |
Table 18.56-II. Minimum Dimensions – Parking Lot Layout
L Layout Dimension of Stall Parallel to Aisle | D Depth of Stall Perpendicular to Aisle | A Aisle Width Perpendicular to Aisle | UPD Unit Parking Dimension Perpendicular to Aisle Standard | Herringbone | |||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|
W Stall Width | 8.5 | 9 | 12@ | 9' Std. | #9' Herr. | 8.5* | 9+12@ | 8.5 | 9+12@ | 8.5 | 9+12@ | |
° ANGLE OF PARKING | 0 | 24.0 | 24.0 | 24.0 | 9.0 | 9.0 | 12.0 | 12.0 | 30.0 | 30.0 | 30.0 | 30.0 |
30 | 17.0 | 18.0 | 24.0 | 16.8 | 12.9 | 12.0 | 12.0 | 45.6 | 45.6 | 37.8 | 37.8 | |
35 | 14.8 | 15.7 | 20.9 | 17.7 | 14.0 | 12.0 | 12.0 | 47.4 | 47.4 | 40.0 | 40.0 | |
40 | 13.2 | 14.0 | 18.7 | 18.5 | 15.0 | 13.0 | 13.0 | 50.5 | 50.0 | 43.0 | 43.0 | |
45 | 12.0 | 12.7 | 17.0 | 19.1 | 15.9 | 15.1 | 14.0 | 53.3 | 52.2 | 46.9 | 45.9 | |
50 | 11.1 | 11.5 | 15.7 | 19.6 | 16.7 | 16.2 | 15.1 | 55.4 | 54.3 | 49.6 | 48.5 | |
55 | 10.4 | 11.0 | 14.7 | 19.9 | 17.3 | 17.6 | 16.3 | 57.8 | 56.5 | 52.2 | 50.9 | |
60 | 9.8 | 10.4 | 13.9 | 20.1 | 17.8 | 18.9 | 17.5 | 57.8 | 57.8 | 54.5 | 53.1 | |
65 | 9.4 | 9.9 | 13.2 | 20.1 | 18.2 | 20.3 | 18.8 | 60.3 | 58.8 | 56.7 | 55.2 | |
70 | 9.1 | 9.6 | 12.8 | 20.0 | 18.5 | 21.8 | 20.2 | 61.8 | 60.2 | 58.8 | 57.2 | |
75 | 8.8 | 9.3 | 12.4 | 19.7 | 18.5 | *23.3 | 21.6 | *62.7 | 61.0 | *58.8 | 57.2 | |
80 | 8.6 | 9.1 | 12.2 | 19.3 | 18.5 | 25.0 | *23.1 | 63.6 | *61.7 | 58.8 | *57.2 | |
85 | 8.5 | 9.0 | 12.1 | 18.7 | 18.3 | 26.5 | 24.5 | 63.9 | 61.9 | 63.1 | 61.1 | |
90 | 8.5 | 9.0 | 12.0 | 18.0 | 18.0 | 28.0 | 26.0 | 64.0 | 62.0 | 64.0 | 62.0 | |
@12-foot stall width required for confined stall.
#Depth of Stall, D, may be reduced 2 feet on standard layout if bumper overhang is permissible.
*Minimum aisle widths are 12 feet for one-way traffic flow; 22 feet for two-way flow.
Table 18.56-III. Compact Car Minimum Parking Lot Dimensions
L | D | A | U.P.D. | |
|---|---|---|---|---|
0 | 21.0 | 7.0 | 13.0 | 27.0 |
30 | 15.0 | 15.0 | 10.0 | 40.0 |
35 | 14.0 | 15.5 | 10.0 | 41.0 |
40 | 12.5 | 16.0 | 10.0 | 42.0 |
45 | 11.3 | 17.0 | 11.0 | 45.0 |
50 | 10.4 | 17.0 | 12.0 | 46.0 |
55 | 9.8 | 17.0 | 13.0 | 47.0 |
60 | 9.2 | 17.0 | 14.0 | 48.0 |
65 | 8.8 | 17.0 | 15.0 | 49.0 |
70 | 8.5 | 17.0 | 16.0 | 50.0 |
75 | 8.3 | 17.0 | 18.0 | 52.0 |
80 | 8.1 | 17.0 | 19.0 | 53.0 |
85 | 8.0 | 17.0 | 21.0 | 55.0 |
90 | 8.0 | 17.0 | 22.0 | 56.0 |
(Ord. 1070 § 11, 2023; Ord. 1062 § 14, 2022; Ord. 1030 § 2(12), 2018; Ord. 977 § 1(6), 2011; Ord. 953 § 1(64, 65), 2007; Ord. 929 § 63, 2004; Ord. 513 § 1 (part), 1975)
18.56.160 Parking and Loading Area Landscape Requirements.
A. Off-street parking areas for more than five (5) vehicles and off-street loading areas shall be effectively screened on each side which adjoins premises situated in any R District, or institutional premises, by a fence, hedge or suitable planted buffer area. Such fence or hedge shall be not less than three and one-half (3.5) feet in height except as provided in Larkspur Municipal Code Section 18.16.090 and shall be maintained in good condition without any advertising thereon. Any space between such fence, hedge or planted buffer area and the side lot line adjoining premises, or the front lot line facing premises, in any R District shall be landscaped with grass, hardy shrubs or evergreen groundcover and maintained in good condition.
B. Parking lots containing twelve (12) or more stalls shall have not less than ten (10) percent of the parking lot area devoted to landscaping. An adequate drainage and sprinkler system shall be provided for maintenance of planted areas.
C. Parking lots containing twelve (12) or more stalls shall also have:
1. Landscaping of all islands or small areas unused for parking stalls while maintaining adopted parking standards;
2. Irrigation facilities for all planted areas;
3. Protection for all planted areas by a six-inch curb or equivalent border barrier;
4. A six-foot minimum landscaped strip along all street frontages except for necessary driveways;
5. Trees as a major element of all landscaping plans, planted at a minimum ratio of one tree for every six (6) parking spaces; with every attempt being made to preserve healthy, existing trees;
6. Vegetation in the form of trees, shrubs or hedges must meet height requirements in six (6) years from time of occupancy permit.
D. Landscaped Buffer Strip. Where parking stalls, driveways or access aisles, for all uses other than single and duplex residential use, adjoin a property line, a landscaped buffer strip shall be provided having a minimum width of not less than three (3) feet. This regulation shall not be interpreted as supplanting other regulations of this title which require greater landscaped strips, yards or setbacks. (Ord. 1070 § 12, 2023; Ord. 1030 § 2(12), 2018; Ord. 953 § 1(66), 2007; Ord. 857 § 7, 1993; Ord. 513 § 1 (part), 1975)