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3. There is an existing improvement that prevents use of the alley for vehicular access <br />and the improvement cannot reasonably be relocated or removed; or <br />4. For nonresidential or mixed uses, driveway access from the street is necessary to <br />provide access for commercial customer traffic; this exception may not be used to <br />justify a street access point that primarily provides access to employee or resident <br />parking areas; or <br />5. Providing access from the street will reduce or minimize adverse impacts on <br />adjacent properties; or <br />6. Street access for multiple levels of off-street parking within a structure when access <br />from an alley to all parking levels is not feasible due to topography or lot geometry. <br />C. Driveways. The design of all driveways and internal vehicle circulation shall be in accordance <br />with EMC Title 13 and the city design standards. Maximum driveway width within the public <br />right-of-way shall be as provided in Chapter 13.16 EMC. For residential zones, the following <br />additional requirements shall apply to the portion of the driveway located outside the right-of- <br />way for: <br />1. For non-alley access lots, the maximum driveway width within twenty feet of the <br />right-of-way abutting the front lot line or within ten feet of the street side lot line shall <br />not exceed thirty feet, or fifty percent of the lot frontage width, whichever is less. <br />However, where a driveway is permitted, a minimum driveway width of ten feet will be <br />allowed; <br />Section 27. EMC 19.34.120 is hereby amended as follows, with strikeout text deleted and underlined <br />text added. <br />19.34.120, Parking area design and construction. <br />A. Parking Design Specifications. The minimum requirements for parking stall and aisle <br />dimensions, striping, pavement thickness, and subgrade shall be as set forth in the city design <br />standards. <br />B. Surfacing. <br />1. All parking areas shall consist of durable surface materials approved by the planning <br />director and city engineer. Depending upon site and soil conditions, low impact <br />development (LID) stormwater management facilities are encouraged, and may be <br />required by the city’s stormwater management manual. <br />2. Residential Exception. For residential uses with six or fewer dwellings on a property, <br />nonrequired vehicle parking that is located outside of the front and street side setbacks <br />areas may use surface materials in accordance with city design standards including grass <br />block pavers and reinforced grass paving systems; provided, however, that parking in <br />the area between a street-facing facade and the street must be on a paved surface as <br />allowed by EMC 19.34.110(C).