Park City Municipal Corporation Municipal Code

Disclaimer: The information in this HTML document is subject to change at any time and without notification. This document is updated following adoption of an amending Ordinance and is maintained by the City Manager's office, 435-615-5186.

TITLE 15 - LAND MANAGEMENT CODE

CHAPTER 3 OFF-STREET PARKING

Chapter adopted by Ordinance No. 00-25

15- 3- 1. PURPOSE .

15- 3- 2. REQUIREMENT .

15- 3- 3. GENERAL PARKING AREA AND DRIVEWAY STANDARDS .

15- 3- 4. SPECIFIC PARKING AREA AND DRIVEWAY STANDARDS FOR SINGLE FAMILY RESIDENCES AND DUPLEXES, PARKING AREAS WITH 5 OR MORE SPACES, AND PARKING STRUCTURES .

15- 3- 5. DRIVEWAY STANDARDS FOR PRIVATE DRIVEWAYS WITHIN PLATTED, UNBUILT CITY STREETS .

15- 3- 6. PARKING RATIO REQUIREMENTS FOR SPECIFIC LAND USE CATEGORIES .

15- 3- 7. PARKING IN MASTER PLANNED DEVELOPMENTS .

15- 3- 8. PARKING IN THE HISTORIC DISTRICT .

15- 3- 9. BICYCLE PARKING REQUIREMENTS .

15- 3-10. OFF-STREET LOADING SPACES .

15- 3- 1. PURPOSE.

The purpose of this Chapter is to:

(A) specify Parking Area and Access drive standards for all Development within the City;

(B) specify Parking Ratio requirements for specific land use categories to ensure adequate and not excessive parking is provided for the use.

(C) provide solutions to mitigate impacts of parking and vehicular oriented Development;

(D) provide for safe and efficient parking for people with disabilities; and

(E) provide for convenient and safe motorcycle and bicycle parking to encourage and facilitate alternative modes of transportation.

15- 3- 2. REQUIREMENT.

An Applicant must provide required Off-Street parking with adequate provisions for independent ingress and egress by automobiles and other motorized vehicles at the time a Building is erected or enlarged.

If any land, Structure, or use is changed to create more Off-Street parking demand, the Owner must provide such additional Off-Street parking for the new use as is required by this Chapter. Required parking must be on-Site unless the Planning Commission allows such parking on adjacent or nearby deed restricted Lots.

15- 3- 3. GENERAL PARKING AREA AND DRIVEWAY STANDARDS.

Off-Street parking shall meet the following standards:

(A) GRADING AND DRAINAGE.

(1) Parking Areas must be Graded for proper drainage with surface water diverted to keep the Parking Area free of accumulated water and ice.

(2) Adequate control curbs must be installed to control drainage and direct vehicle movement.

(3) Parking Area drainage must be detained on Site, treated if required under NPDES (National Pollution Discharge Elimination Standards), and channeled to a storm drain or gutter as approved by the City Engineer.

(4) Driveways must not exceed a fourteen percent (14%) Slope.

(5) Drives serving more than one Single-Family Dwelling shall provide a minimum twenty foot (20') transition Area at no greater than two percent (2%) Slope beginning at the back of the curb, or as otherwise approved by the City Engineer, in anticipation of future Street improvements.

(B) SURFACING. Parking Areas and driveways must be Hard-Surfaced, maintained in good condition, and clear of obstructions at all times. See Required Yard Exceptions in Chapter 2 for further drive and parking requirements in specific zoning districts.

(C) PARKING AREA LIGHTING. Low-pressure or high pressure sodium light sources are the only allowed light sources for Parking Areas with five (5) or more spaces. Lighting fixtures affixed to Buildings for the purposes of lighting Parking Areas shall be prohibited. Light levels should be designed with minimum light trespass off-site by using cut-off Luminaries that are Fully Shielded with no light distributed above the horizontal plane of the Luminaire.

(1) MAXIMUM LIGHT DISTRIBUTION. For uniformity in lighting and prevention of shadows, an average horizontal luminance level of two (2) Foot Candles with a 4:1 Uniformity Ratio over the Site is the maximum allowed.

(2) POLE HEIGHT/ WATTAGE/ DESIGN/ HEIGHT. Luminaries mounting height must be, measured from the Parking Lot or driveway surface, in the range of twelve feet (12') to twenty feet (20') as determined by the Planning Department and/or the Planning Commission. The maximum Height shall only be allowed at the review and approval of the Planning Department with specific findings. The determination shall be based on:

(a) review of the Site plan,

(b) proposed land Uses,

(c) surrounding land Uses,

(d) Parking Area size,

(e) Building mass,

(f) location of the Site with respect to other lighting sources,

(g) impacts on the adjacent Properties,

(h) topography of Site, and

(i) other Site features.

Light poles higher than sixteen feet (16') are appropriate only for Parking Areas exceeding two hundred (200) stalls and not in close proximity to residential Areas.

(3) PARKING AREA WATTAGE/DESIGN STANDARD.

(a) Luminaries for twelve foot (12') to sixteen foot (16') poles must not exceed fifty (50) watts per fixture or 105 watts per pole.

(b) Luminaries for eighteen foot (18') and twenty foot (20') poles must not exceed seventy-five (75) watts per fixture or 150 watts per pole.

(c) Wood fixtures and fixtures mounted on wooden poles are encouraged. They must be naturally stained or painted in earth tones. If metal fixtures or poles are used they should be black, dark brown or earth tone.

(d) The base of the pole shall be treated with paint, stain, stucco or another form of decorative cover. All attempts shall be made to place the base of light poles within landscape Areas.

(4) UNDERGROUND PARKING GARAGE ENTRYWAYS. Light sources within the first thirty feet (30') of an open garage entryway must be high-pressure sodium light sources with partially shielded fixtures.

(5) SUBMISSION REQUIREMENTS. An Application for Development with Off-Street parking must contain the following:

(a) plans indicating the location on the premises, and the type of illumination devices, fixtures, lamps, supports, reflectors, installation and electrical details;

(b) description of illuminating devices, fixtures, lamps, supports, reflectors, and other devices, that may include, but is not limited to, manufacturer catalog cuts and drawings, including section where required;

(c) photometric data, such as that furnished by manufacturers or similar showing the angle of the cut off or light emission. A point by point light plan may be required to determine the adequacy of the lighting over the Site.

(6) NON-CONFORMANCE. All operable outdoor light fixtures lawfully installed, that do not meet these lighting requirements, are considered to be non-conforming fixtures. The Applicant must bring such fixtures into compliance with this Code with any exterior Building Permit. On residential Structures, only new exterior fixtures on remodels or new additions must comply with these requirements.

(D) PARKING AREA LANDSCAPING. Landscaping for Parking Areas is considered Landscaped Open Space.

(1) SIZE OF PARKING AREA. For purposes of this Section, a Parking Area is defined as five spaces or more. Underground parking or Parking Structures are excluded from the provisions of this Section except Screening.

(2) CALCULATION OF PARKING AREA. The Parking Area includes all spaces, aisles, and drives, as defined by the top-back of curb or edge of pavement.

(3) INTERIOR LANDSCAPING REQUIREMENTS IN THE GENERAL COMMERCIAL (GC), REGIONAL COMMERCIAL OVERLAY (RCO) AND LIGHT INDUSTRIAL (LI) ZONING DISTRICTS. Each Parking Area in the GC, RCO and LI Districts must have an Interior Landscaped Area equivalent to twenty percent (20%) of the total Parking Area, including drive aisles. Parking Areas with fewer than fifty (50) spaces must have an Interior Landscaped Area equivalent to ten percent (10%) of the Parking Area. Ten feet (10') of Perimeter Landscaping may count towards the Interior Landscaped Area.

Landscaped Areas shall generally not be less than five feet (5') wide. A reduction in the landscape Area width may be granted by the Planning Director if the Applicant provides acceptable mitigation to vegetate and buffer the unenclosed Parking Area.

Building Foundation Landscaping does not count towards Interior Landscaping Area. 

NON-CONFORMANCE. All landscaping lawfully installed, that does not meet these requirements is considered non-conforming landscaping. The Applicant must bring such landscaping into compliance with this Code with any change in use that increases the Parking Ratio requirements for the Site.

(4) INTERIOR LANDSCAPING. Parking should generally be located to the rear of Buildings or Screened so it does not dominate the Streetscape. In the design of large Parking Areas, bays of stalls shall generally be separated by landscaping to break up the mass of Hard-Surface paving. The Parking Area must be designed to provide adequate snow storage in winter.

Landscaped Areas shall generally not be less than five feet (5') wide. A reduction in the landscape area width may be granted by the Planning Director if the Applicant provides acceptable mitigation to vegetate and buffer the unenclosed Parking Area.

(5) PERIMETER LANDSCAPING. Unless a driveway exception is used, unenclosed Parking Areas shall generally include landscaping on all perimeter Property Lines. This provision shall not be required in zoning districts that allow zero Lot Line Development, or within the Historic District Zones, unless required as part of an approved Master Planned Development.

Landscaped areas shall generally not be less than five feet (5') wide. A reduction in the Landscape Area width may be granted by the Planning Director if the Applicant provides acceptable mitigation to vegetate and buffer the unenclosed Parking Area.

The Applicant shall generally maintain a minimum of one (1) tree and five (5) shrubs per twenty-five linear feet (25') of Landscaped Area. Trees and shrubs may be clustered as part of good design.

The Frontage Protection Overlay Zone (FPZ) requires a minimum landscaped buffer of thirty feet (30') in width, abutting the Street.

(6) SNOW STORAGE.  Snow storage Areas may be included in the Interior or Perimeter Landscaped Areas if they are landscaped to accommodate snow storage.

(7)  STORM WATER DETENTION/POLLUTION CONTROL.  Landscaped Areas used for storm water detention and pollution control may count towards the landscaping requirements.

(8)  CLEAR VIEW OF INTERSECTION.

(a)  Corner Lots.  No landscape obstruction is allowed in excess of two feet (2') in height above Street Grade within the Sight Distance Triangle.  A reasonable number of trees with lower branches pruned to six feet (6') to permit automobile drivers and pedestrians an unobstructed view of the intersection may be allowed by Administrative Permit.

(b) Driveway Access.  The same criteria as used on corner Lots apply to driveway Access except that the triangular Area is defined by the intersection of the road Right-of-Way, the line extending from the point-of-curve at the top-back-of-curb, and a line connecting them points twenty-five feet (25') from their intersection.

(E) SNOW STORAGE. Where parking availability will be affected by weather conditions, the Owner must provide adequate non-Hard Surfaced and landscaped snow storage Areas. Said snow storage areas must be on-Site and equivalent to fifteen percent (15%) of the total Hard-Surfaced Area; including, Parking Spaces, aisles, driveways, curbing, gutters, and sidewalks adjacent to each surface Lot in a usable, readily accessible location. Landscaping of these Areas shall accommodate snow removal and storage on-Site.

(F) PARKING SPACE DIMENSIONS.

(1) Parking Spaces must be nine feet (9') wide by eighteen feet (18') long. The City Engineer may approve minor variations in Parking Space dimensions.

(2) ADA Parking Space width requirements vary and shall be consistent with current Uniform Building Code standards.

(3) Compact spaces with dimensions of nine feet (9') wide by sixteen feet (16') long may be provided. These spaces are not Code spaces for the purpose of satisfying parking requirements.

(G) STREET ACCESS AND CIRCULATION. Off-Street Parking Areas must have unobstructed Access to a Street or alley. The Parking Area design for five (5) or more vehicles must not necessitate backing cars onto adjoining public sidewalks, parking strips, or roadways. With the exception of permitted Tandem Parking, Parking Spaces shall be independently accessible and unobstructed.

Applicants for all Drive-up or Drive-through service windows or facilities must provide sufficient stacking space for vehicles waiting for service, to prevent vehicles from waiting in the Right-of-Way.

(H) DRIVEWAY WIDTHS AND SPACING.

(1) DRIVEWAY WIDTHS. The following driveway width dimensions are required. Additional driveway standards for the Historic District are outlined in Section 15-3-8 of this Chapter. Minor variations in driveway widths may be approved by the City Engineer. 

(2) SPACING. A minimum of seventy-five feet (75') Spacing between major commercial driveways is recommended. Shared use of commercial drives is strongly recommended.

A minimum of fifteen feet (15') Spacing between Single-Family driveways is required if the Lot frontage is sufficient. In the Historic District a minimum of ten feet (10') Spacing between driveways is recommended. Shared driveways are strongly recommended.

The center line of intersections of the driveways of major traffic generators entering from opposite sides of roadway must be either perfectly aligned or offset by a minimum of one hundred and fifty feet (150').

The City Engineer may approve minor Spacing deviations. Access must be spaced as follows:

(I) TANDEM SPACES. Parking designs which necessitate parking one vehicle directly behind another, not perpendicular to each other, are permitted only for Single Family Dwellings, Accessory Apartments, and Duplex Dwellings in all zoning districts. In any zoning district where the Front Yard is twenty feet (20') or less, both Parking Spaces must be perpendicular to the Street, unless there is an adequate landscaped buffer between the Street and Parking pad, subject to review by the Planning Department.

(J) CLEAR VIEW OF INTERSECTING STREETS. In all Zoning Districts, no obstruction is allowed in excess of two feet (2') in Height above Street Grade on any corner Lot within the Site Distance Triangle. (See 15-3-3(D)(8))

A reasonable number of trees with lower branches pruned to six feet (6') to permit automobile drivers and pedestrians an unobstructed view of the intersection may be allowed by Administrative Permit.

(K) SIGNS. Refer to the Park City Sign Code (Title 12) for specific requirements for all signs associated with parking and drives.

(Amended by Ord. No. 06-22)

15- 3- 4. SPECIFIC PARKING AREA AND DRIVEWAY STANDARDS FOR SINGLE FAMILY RESIDENCES AND DUPLEXES, PARKING AREAS WITH 5 OR MORE SPACES, AND PARKING STRUCTURES.

(A) SINGLE FAMILY RESIDENCES AND DUPLEXES.

(1) SINGLE GARAGES. In Single Family Dwellings, single car garages must have a minimum interior dimension of eleven feet (11') wide by twenty feet (20') deep. Double car garages must be at least twenty feet (20') wide by twenty feet (20') deep.

All vehicles, boats, RVs, trailers, and similar wheeled vehicles must be parked on an approved paved surface.  At no time shall a vehicle be parked on lawn or other landscaped Areas.

(2) CIRCULAR DRIVEWAYS. Circular driveways are permitted for Single Family and Duplex Dwellings provided one let leads directly to and from a legally located garage or carport, subject to the following conditions:

(a) Such drives shall be hardsurfaced.

(b) Such drives shall be a minimum of fifteen feet (15'). and a maximum of twenty-four feet (24') in width.

(c) There shall be a Landscaped Area at least fifteen feet (15') in depth from the Front Property Line to the inside of the drive.

(d) Driveway Areas are not to be used for the parking or storage of any trailer, camper, motor home, boat, or other equipment at any time, nor is the Area to be used for permanent parking of any vehicle.

(e) Passenger automobiles may be parked on driveways serving private residences, provided the automobile is parking completely on private property.

(B) PARKING AREAS WITH FIVE (5) OR MORE SPACES.

(1) All Parking Lots shall maintain the required Front and Side Yard as would be required for any Structure.

(2) Wherever a Parking Lot or driveway to a Parking Lot is proposed to abut a residential use, the Applicant must Screen the Lot or drive.

(3) Adjacent driveways must be separated by an island of the following widths: Multi-Unit Dwelling a minimum width of eighteen feet (18'); Commercial a minimum width of twenty-four feet (24').

(4) Driveways must be at least ten feet (10') from any intersecting Right-of-Way.

The City Engineer may approve minor spacing and width deviations.

(C) PARKING GARAGES AND STRUCTURES.

(1) STRUCTURED PARKING REQUIREMENTS. Parking within a fully enclosed Parking Structure where the weather does not affect the availability of Spaces requires the following:

(a) Twenty-four foot (24') minimum aisle width, for 90 degree layout;

(b) Adequate circulation to ensure that each required Space is readily accessible as well as usable. Column and wall locations must be specifically addressed in terms of automobile and pedestrian circulation and maneuvering.

(c) Light sources within the first thirty feet (30') of a Parking Structure opening must be high pressure sodium or compact fluorescent light sources with Partially Shielded fixtures.

(Amended by Ord. No. 06-22)

15- 3- 5. DRIVEWAY STANDARDS FOR PRIVATE DRIVEWAYS WITHIN PLATTED, UNBUILT CITY STREETS.

The following standards apply to driveways within platted but unbuilt Streets.

(A) The driveway shall not exceed ten percent (10%) Slope.

(B) Adequate snow storage area along the downhill side and/or end of the driveway shall be provided.

(C) The driveway must be paved with asphalt or concrete.

(D) The driveway must not pre-empt any existing physical parking which may occur in the platted Street. If the platted Street has been improved to provide Public Parking, then any driveway proposal must replace such parking with new Public Parking of equal or better convenience and construction.

(E) The driveway and related improvements such as retaining walls shall be designed and built to minimize present and future conflicts with public utilities and stairs.

(F) The driveway construction requires a Conditional Use Permit , Section 15-1-10.

(G) An Encroachment Permit for the driveway is required.

(H) Private utilities, including snow melt devices, within the platted City Street require approval by the City Engineer.

15- 3- 6. PARKING RATIO REQUIREMENTS FOR SPECIFIC LAND USE CATEGORIES.

(A) RESIDENTIAL USES. Off-Street parking shall be provided for each land use as listed in this section, in the Parking Ratio Requirements tables. When applying the tables, the parking requirements stated for each use, or combination of uses, applies to each Dwelling Unit within the Structure. Specific uses, and the related parking ratio requirements are also shown below: Also refer to Title15LandMgtCode, CHAPT 15 Definitions, for clarification of Uses.       

RESIDENTIAL PARKING RATIO REQUIREMENTS
USE	PARKING RATIO (NUMBER SPACES)
Accessory Apartment	1 per bedroom
Lockout Unit in Single Family and Duplex Dwellings	1 per bedroom
Single Family Dwelling	2 per Dwelling Unit
Duplex Dwelling	2 per Dwelling Unit (4 total)
Triplex Dwelling	2 per Dwelling Unit (6 total)
Multi-Unit Dwelling	Apartment/ Condominium not greater than 650 sf floor Area	1 per Dwelling Unit
	Apartment/Condominium greater than 650 sf and less than 1000 sf floor Area	1.5 per Dwelling Unit
	Apartment/ Condominium  greater than 1,000 sf and less than 2,500 sf  floor Area	2 per Dwelling Unit
	Apartment/ Condominium  2,500 sf floor Area or more	3 per Dwelling Unit
Dormitory	1 per 200 sf floor Area devoted to accommodations
Boarding House, Hostel,	1 per 2 beds; and 1 per  manager's unit
Secondary Living Quarters	1 per bedroom in addition to requirements for primary residence
Guest House	1 per Unit
Nightly Rental	Parking for the first six (6) bedrooms is based on the parking requirement for the Dwelling.  An additional space is required for every additional two (2) bedrooms utilized by the Nightly Rental Use.  Parking for Historic Structures may be allowed on the Street adjacent to the Property, if approved by the Planning, Engineering, and Building Departments.

(Amended by Ord. No. 07-25)

15- 3- 7. PARKING IN MASTER PLANNED DEVELOPMENTS.

(A) In Master Planned Developments and in review of Conditional Use Permits, the initial parking requirement is determined by referring to the requirements for the use and the underlying zone. The Planning Commission may reduce this initial parking requirement to prevent excessive parking and paving. The Applicant must prove by a Parking Study that the proposed parking is adequate. The Parking Study must analyze whether:

(1) parking Uses will overlap,

(2) commercial spaces within the project will serve those residing within the project rather than the general public,

(3) or other factors that support the conclusion that the project will generate less parking than this Code would otherwise require.

(B) Master Planned Developments with a parking demand of eight (8) or fewer Parking Spaces may not reduce required parking under any circumstance.

(C) See LMC Chapter 10, Master Planned Developments (MPD's), for Parking Area Landscaping Requirements for MPD's.

15- 3- 8. PARKING IN THE HISTORIC DISTRICT.

(A) To encourage the location of parking in the Rear Yard and/or below Grade, the City allows common driveways along shared Side Yards to provide Access to parking if the Owner restricts the deeds to both properties to preserve the shared drive in perpetuity.

(B) Common Parking Structures are allowed as a Conditional Use where it facilitates:

(1) the Development of individual Buildings that more closely conform to the scale of Historic Structures in the District; and

(2) the reduction, mitigation or elimination of garage doors at the Street edge.

(C) A Parking Structure may occupy below Grade Side Yards between participating Developments if the Structure maintains all Setbacks above Grade.

(D) Driveways between Structures are allowed in order to eliminate garage doors facing the street, to remove cars from on-Street parking, and to reduce paved Areas, provided the driveway leads to an approved garage or Parking Area.

(E) Turning radii are subject to a review by the Community Development Department as to function and design.

15- 3- 9. BICYCLE PARKING REQUIREMENTS.

(A) New construction of, and additions to existing commercial or industrial Structures or Multi-Unit Dwellings must provide at least three (3) bicycle Parking Spaces or ten percent (10%) of the required off-Street Parking Spaces, whichever is greater, for the temporary storage of bicycles.

(B) For Developments generating a parking demand of greater than fifteen (15) bicycle Parking Spaces, the number and location of bike racks and storage shall be determined by the CDD, based on the land use and Site specific criteria such as Site design, parking layout, location of entrances, and proximity to public transit.

(C) EXCEPTION. These standards shall not apply to existing Structures that have been built with zero Setbacks or when such facilities would negatively impact Access, circulation, or snow removal.

(D) Bicycle spaces must accommodate bicycle storage medium security racks, in which both the bicycle frame and the wheels may be locked by the user. The spaces must be designed to prevent damage to the bicycle and to facilitate easy and secure storage without interference from or to adjacent bicycles. Bicycle racks or lockers must be anchored and be of solid construction, resistant to rust, corrosion, hammers and saws.

(E) Bicycle spaces must be Compatible with the surrounding Buildings and with surrounding Street furniture.

(F) Such facilities must be located in convenient, highly-visible, active, well-lighted Areas but shall not interfere with pedestrian movements and snow storage.

15- 3-10. OFF-STREET LOADING SPACES.

(A) Except in the Historic District Zones, every Structure that is to be used for any purpose which involves the receipt or distribution of materials or merchandise by vehicle, must provide and maintain adequate space for standing, loading, or unloading services Off-Street. All such loading Areas or berths shall be located so that no vehicle loading or unloading merchandise or other material shall be parked in any Front Yard or in any Street or Right-of-Way.

(B) Except in the Historic District Zones, loading docks and loading Areas must be Screened from adjoining Property and public Right-of-Way.