Chapter 18.52
OFF-STREET PARKING AND LOADING
Sections:
18.52.010 General.
18.52.020 Required off-street parking – Minimum standards.
18.52.030 Reductions of the quantity of required parking.
18.52.040 Drive-in businesses.
18.52.050 Off-street parking area development and maintenance.
18.52.060 Development of off-street parking spaces for single-family dwellings and duplexes.
18.52.065 Commercial vehicles in residential zones.
18.52.070 Off-street parking lots – Location.
18.52.080 Repealed.
18.52.090 Parking space dimensional requirements.
18.52.100 Existing off-street parking reduction.
18.52.110 Fractional spaces.
18.52.120 Parking in front or side yards – Prohibited generally.
18.52.125 Stacked parking.
18.52.130 Off-street loading space.
18.52.010 General.
A. Off-street parking and loading lots shall be provided in accordance with the following provisions of this chapter for every building or use hereafter erected, altered, enlarged, or relocated.
1. Any new building, use or structure shall provide the required parking to the standards specified in this chapter. The provision of additional parking is not required for a change of use in existing buildings in the C-2 zoning district.
2. Whenever a new building replaces an existing building or there is an expansion of an existing building within the C-2 zoning district, the requirements of this section shall apply only if there is an increase in floor area of 25 percent or more (including the cumulative increase of previous expansions after the effective date (April 1, 1997) of the ordinance amending this section).
3. Any parking lot hereafter physically altered shall comply with all of the provisions of this chapter, except that such lot which provides five percent of its area in landscaping shall be deemed to comply with ACC 18.50.060(H).
4. Any parcel of land that is used or is intended to be used as a parking area shall be improved pursuant to the provisions of this chapter. This shall include all parking areas whether or not required by this chapter except as provided in ACC 18.52.060(A) and (B).
5. For existing parking lots that are resurfaced in excess of 50 percent of its area, then at least five percent of the entire parking area shall be landscaped consistent with Chapter 18.50 ACC.
6. If existing parking lots are restriped, then the new layout of the parking spaces shall be the same as the previous layout or, if changed, then the changed layout shall conform to the existing dimensional requirements of this chapter.
B. These regulations shall not be retroactive to include any building or use existing at the time of passage of the ordinance codified in this chapter, except as follows:
1. When a building is located on a different site, there shall be provided off-street parking and loading spaces as required for new buildings.
2. When the number of units is increased by alteration or addition to a dwelling or other structure containing sleeping rooms, there shall be provided off-street parking and loading spaces for such additional units. When there are other alterations to a residential structure, the requirements of this chapter shall apply whenever the value of such alterations or the cumulative value of previous alterations after the effective date (April 1, 1997) of the ordinance amending this section exceeds 50 percent of the assessed valuation of the structure.
3. When there are alterations or additions to a nonresidential building outside the C-2 zoning district, there shall be provided off-street parking and loading spaces for any increase, including any cumulative increase of previous additions or alterations after the effective date (April 1, 1997) of the ordinance amending this section, in the gross floor area or number of seats, bowling lanes or classrooms therein, except that when the aggregate number of spaces required for such alterations or additions is five or less, the off-street parking need not be provided.
4. Whenever any existing, nonresidential use in a building outside of the C-2 zoning district is changed to another use in the same building, the requirements of this section shall apply in full to the new use if and only if the change in parking requirements between the old and new uses is greater than five spaces.
5. Whenever there is a change from a residential use to a nonresidential use in an existing building, the requirements of this title shall apply in full to the new use; except that the hearing examiner by means of a special exception may determine that a portion of the residential structure cannot be effectively utilized by the proposed commercial use and such area then may be excluded from the gross floor area used to compute the parking requirement.
C. The required parking and/or loading shall have reasonable access to a street or alley and a capacity according to the use of the building listed in the following sections.
D. Where a use is not listed, the planning director shall determine the number of required parking and/or loading spaces based upon similar uses for which the requirements are specified.
E. Removal of required parking and/or loading spaces from practical use by obstruction, erection of buildings, or other actions as to reduce the parking and/or loading capacity or usefulness thereof below the minimum requirements established in this chapter is prohibited.
F. “Gross floor area” includes all floor area within the exterior walls of the building including area in halls, storage, and partitions, but excluding furnace and similar utility space used solely to maintain the building for occupancy.
G. “Parking area” includes the parking spaces together with driveways and the access to a street.
H. “Gross leasable area” is the gross floor area reduced by the area of public lobbies, common mall areas, permanently designated corridors, and atriums or courtyards provided solely for pedestrian or merchandise access to the building from the exterior, and/or for aesthetic enhancement or natural lighting purposes. (Ord. 4949 § 1, 1997; Ord. 4229 § 2, 1987.)
18.52.020 Required off-street parking – Minimum standards.
The number of off-street parking spaces shall be determined for each principal use of the land, building, or structure. For ancillary uses to the principal use, required parking shall be calculated the same as for the principal use, or as otherwise provided for in this chapter. The following standards are applicable in all zoning districts except the DUC zone; refer to Chapter 18.29 ACC for specific requirements for that zone.
A. Residential.
1. Single-family: one parking space per two bedroom dwelling, two parking spaces per three or more bedroom dwelling;
2. Two-family (duplex): one and one-half parking spaces per one bedroom and two bedroom living units, two parking spaces per three or more bedroom living units;
3. Multifamily: one and one-half parking spaces per one bedroom and two bedroom units, two parking spaces per three or more bedroom units, for developments in excess of 50 dwelling units, one screened space for each 10 dwelling units shall be provided for recreational vehicles;
4. Mobile homes: one parking space per one bedroom and two bedroom units, two parking spaces per three or more bedroom units. Within mobile home parks, parking space shall not be allowed within required setbacks; recreation and laundry areas shall provide off-street parking spaces equal to one per each 10 mobile home sites within the development;
5. Boardinghouses and lodginghouses: one parking space for the proprietor plus one space per sleeping room for boarders and/or lodging use plus one additional space for each four persons employed on the premises;
6. Fraternities, sororities, and dormitories: one parking space for each four beds;
7. Multifamily dwellings, for the elderly, operated under contract with a public agency or subsidized under a state, local or federal program: one parking space for each four dwelling units; a minimum of four spaces shall be provided. A binding legal agreement must be executed guaranteeing that the dwellings will be used exclusively for this use. The agreement shall be approved by the city attorney and recorded at the appropriate King County office, for properties located in King County, or recorded at the appropriate Pierce County office, for properties located in Pierce County;
8. Assisted living facility: one parking space per two units, plus one parking space for each two employees;
9. Supportive housing: one space per every two units, either located on site or on an abutting property. Required parking may be reduced up to 25 percent if a supportive housing project is located within 500 feet of public transit, support services and/or retail facilities meeting basic daily needs.
B. Commercial Activities.
1. Auto, boat, or recreational vehicle sales or leasing, new or used: one space per 5,000 square feet of outdoor sales area, one space per 1,000 square feet of showroom and services facilities, and one space per each 250 square feet of office area, but in no case shall there be less than six spaces provided. The outdoor sales area shall be paved in accordance with ACC 18.52.050(A) and landscaped in accordance with ACC 18.50.060(H)(1);
2. Repealed by Ord. 5777;
3. Food retail stores and markets: one parking space per 200 square feet of gross floor area; a minimum of six parking spaces shall be provided;
4. Mini-marts and self-service gas stations: one parking space per 200 square feet of gross floor area in addition to pump island spaces;
5. Health and physical fitness clubs: one space per 100 square feet of gross floor area;
6. Laundry, self-service: one parking space per four washing machines; a minimum of five parking spaces shall be provided;
7. Manufactured home sales lots: one space per 5,000 square feet of outdoor sales area, and one space per 250 square feet of office area;
8. Mortuaries or funeral homes: one parking space per four seats in the assembly area, computed as seven square feet of floor area per seat;
9. Motels, motor hotels and hotels: one and one-quarter parking spaces per sleeping unit;
10. Motorcycle and other small engine vehicle sales and service: one space for each 400 square feet of gross floor area of the building and one space for each 1,000 square feet of outdoor sales area. The outdoor sales area shall be paved in accordance with ACC 18.52.050(A) and landscaped in accordance with ACC 18.50.060(H)(1);
11. Motor vehicle repair and services: one parking space per 400 square feet of gross floor area; a minimum of three spaces shall be provided;
12. Offices, including professional and business, banks and related activities: one space per 300 square feet of gross floor area. Up to 400 square feet of unfinished basement floor area used exclusively for storage may be excluded from the parking requirement. “Unfinished basement floor area” is defined as any floor level, below the first story of a building, which floor level is not provided sufficient light, ventilation, exit facilities, or sanitary facilities, as required for any legal occupancy classification. (See subsection D of this section for doctors’ offices and clinics, etc.);
13. Personal service shops: one parking space per 400 square feet of gross floor area; a minimum of two shall be provided;
14. Restaurants, nightclubs, taverns and lounges: one space per 100 square feet of gross floor area;
15. Shopping centers: one parking space per 250 square feet of gross leasable floor area;
16. Video arcades: within a range of one space per three video machines and one space per one machine as may be determined appropriate by the planning director, considering availability of existing parking, the nature of related business, and expected clientele of the arcade;
17. Other retail establishments, including but not limited to appliances, bakeries, dry cleaning, furniture stores, hardware stores, household equipment service shops, clothing or shoe repair shops: one parking space per 500 square feet of gross floor area;
18. Private lodges, with no overnight boarding facilities: one parking space per 100 square feet of gross floor area.
C. Industrial and Manufacturing Activities.
1. Manufacturing, research and testing laboratories, creameries, bottling establishments, bakeries, canneries, printing, and engraving shops: one parking space per 1,000 square feet of gross floor area;
2. Warehouse and storage:
|
Building Size |
Parking Requirements |
|
Up to 20,000 sq. ft. |
1 per 2,000 sq. ft. (3 minimum) |
|
20,001 to 100,000 sq. ft. |
1 per 2,500 sq. ft. (10 minimum) |
|
100,000 sq. ft. and up |
1 per 3,000 sq. ft. (40 minimum) |
3. Uncovered outdoor storage areas, which are incidental and subordinate to a principal use that otherwise meets the parking requirements, need not provide additional parking;
4. Office space shall provide parking as required for offices.
D. Medical Facilities.
1. Convalescent, nursing and health institutions: one parking space for each employee per employee shift, plus one space for each three beds;
2. Hospitals: two parking spaces for each bed, plus parking for nonhospital space computed as determined elsewhere in this section;
3. Medical, dental, and other doctors’ offices: one space per 200 square feet of gross floor area.
E. Public Assembly and Recreation.
1. Assembly halls, auditoriums, stadiums, sports arenas, and community clubs: one parking space per three fixed seats; where fixed seats consist of pews or benches, the seating capacity shall be computed upon not less than 18 linear inches of pew or bench length per seat. Where movable chairs are provided, each seven square feet of the floor area to be occupied by such chairs shall be considered as a seat;
2. Bowling alleys: five spaces per bowling lane, additional parking for food and beverage on same premises shall be required as per subsection (B)(14) of this section and for spectator or assembly seating as per subsection (E)(1) of this section;
3. Churches: one parking space per five seats; in computing seating capacity and requirements for assembly area without seats, use requirements as set forth for assembly halls per subsection (E)(1) of this section;
4. Dance halls: one parking space per 100 square feet of gross floor area;
5. Libraries and museums: one parking space per 250 square feet of gross floor area;
6. Miniature and/or indoor golf: one parking space per hole;
7. Parks: as determined by the planning director and/or hearing examiner on an individual basis;
8. Skating rinks: one parking space per 400 square feet of gross floor area.
F. Educational Activities.
1. Elementary and junior high schools: one and one-half parking spaces for each classroom or teaching station;
2. High schools: one parking space for each employee, plus one parking space for each eight students;
3. School auditoriums, stadiums and sports arenas: see requirements as set forth in subsection (E)(1) of this section;
4. Colleges and universities: upon review by planning director and hearing examiner;
5. Nursery schools and daycare centers: one parking space for each employee plus loading and unloading areas;
6. Business and/or beauty schools: one parking space per 200 square feet of gross floor area.
G. Other Uses. For uses not specifically identified in this chapter, parking shall be provided as specified for the use which, in the opinion of the planning director, is most similar to the use under consideration. (Ord. 6167 § 4, 2008; Ord. 6140 § 2, 2007; Ord. 6071 § 3, 2007; Ord. 5777 § 1, 2003; Ord. 5556 § 1, 2001; Ord. 5170 § 1, 1998; Ord. 4949 § 1, 1997; Ord. 4304 § 1(40), (41), 1988; Ord. 4229 § 2, 1987.)
18.52.030 Reductions of the quantity of required parking.
A. Except within the DUC zone, reductions of the quantity of required parking may be allowed based upon the following provisions and the project location as shown in the following table:
|
|
C-2 Zone |
Citywide |
|
Waiver of parking requirement for change of use or if addition is smaller than 25% of floor area (ACC 18.52.010(A)(1) and (2)) |
Yes |
No |
|
Waiver of parking requirement for change of use or additions if five or less spaces (ACC 18.52.010(B)(3) and (4)) |
N/A |
Yes |
|
25% reduction of required parking (ACC 18.52.030(A)(1)(a)), with an additional 15% reduction (for a total of 40%) if located within a specified area (ACC 18.52.030(A)(1)(b)) |
Yes |
No |
|
Multifamily residential use – One space per dwelling unit (ACC 18.52.030(A)(2)) |
Yes |
No |
|
Joint use of parking (ACC 18.52.030(B)) |
No |
Yes |
|
Mixed occupancies and shared uses (ACC 18.52.030(C)) |
No |
Yes |
|
Reduced parking demand study (ACC 18.52.030(D)) |
Yes |
Yes |
|
Valet parking (ACC 18.52.030(E)) |
Yes |
Yes |
B. Joint Use of Parking Facilities.
1. A reduction in the total number of required parking spaces may be allowed when two or more uses with different peak parking demands will share a parking facility.
2. Calculation of Shared Parking Requirements. When joint use of parking facilities is proposed, the number of required parking spaces shall be determined by the following procedure:
a. Multiply the minimum parking requirement for each individual use as provided in ACC 18.52.020 by the appropriate percentage listed in the table below for each of the five designated time periods;
b. Sum each of the five vertical columns for the table;
c. The minimum parking requirement is given by the highest sum resulting from subsection (B)(2)(b) of this section.
|
|
Weekdays |
Weekends |
|||
|
Uses |
Night Midnight 6:00 a.m. |
Day 9:00 a.m. 4:00 p.m. |
Evening 6:00 p.m. Midnight |
Day 9:00 a.m. 6:00 p.m. |
Evening 6:00 p.m. 4:00 a.m. |
|
Residential |
100% |
60% |
90% |
80% |
90% |
|
Office/Industrial |
5% |
100% |
10% |
10% |
5% |
|
Commercial/Retail (non-office) |
5% |
70% |
90% |
100% |
70% |
|
Hotel/Motel |
80% |
80% |
100% |
80% |
100% |
|
Restaurant (non-fast food) |
10% |
50% |
100% |
50% |
100% |
|
Entertainment/Recreation (theaters, bowling alleys, etc.) |
10% |
40% |
100% |
80% |
100% |
|
Churches |
5% |
10% |
30% |
100% |
80% |
|
All others |
100% |
100% |
100% |
100% |
100% |
3. The provisions in this subsection B of this section shall not result in a reduction of more than 25 percent from the requirements which would apply in the absence of this subsection. These provisions shall not be applied in addition to the parking reduction for downtown (subsection (A)(1) of this section).
4. This provision shall only apply to residential uses within the commercial zoning districts.
5. The off-street parking facilities to be used jointly shall be located within a walking distance of 500 feet of the use which they are to serve.
6. Reductions for the joint use of existing parking facilities may be allowed where there has been a change in use of the existing building that reduced the parking requirements. Documentation of the change in use, the reduced parking requirement, the number of excess spaces and the analysis of subsections (B)(1) and (B)(2) of this section must be submitted to the planning director for approval.
7. The concerned parties shall execute a binding legal agreement for as long as the joint use of parking is proposed. The agreement shall be nonrevocable, and written such that if the joint use parking becomes unavailable, then substitute parking meeting all of the requirements of this chapter must be provided or the use must be discontinued. The agreement shall be approved by the city attorney and recorded at the appropriate King County office for properties located in King County, or recorded at the appropriate Pierce County office for properties located in Pierce County.
C. Mixed Occupancies and Shared Uses.
1. In the case of two or more principal uses in the same building, the total requirements for off-street parking facilities shall be 75 percent of the sum of the requirements for the principal uses computed separately. Parking reductions for the downtown (subsection A of this section) shall not be added to this provision for a reduction in parking requirements.
2. In order for a use to be considered a separate principal use under the terms of this section, the uses must be physically and managerially separated in a manner which clearly sets the principal uses apart as separate businesses or operations. Various activities associated with single businesses shall not be considered separate uses.
3. Required off-street parking facilities for one use shall not be considered as providing required parking facilities for any other use, unless joint use parking is approved pursuant to subsection B of this section.
D. Reduced Parking Demand Study.
1. An applicant may be allowed to provide less than the required parking spaces by submitting a parking study that describes how parking demand can be met with a reduced parking requirement. Reasons for reducing the parking requirement under this section may include, but are not limited to: (a) unique characteristics of the use, (b) location adjacent to transit facilities, or (c) adoption of an approved transportation demand management plan.
2. The applicant shall provide a proof of future parking plan which shows the location for all minimum required parking spaces in conformance with all applicable requirements. These areas shall be set aside and landscaped or treated in such a manner so that they may not be used for parking. The city may require installation of some or all of the additional spaces whenever a need arises. If the owner fails to comply, the city may undertake the installation. A bond shall be secured for a five-year period to cover the costs of converting those spaces to parking. The value of the bond shall be determined by the planning director based upon the cost of installing the initial parking area.
3. The parking study and the proof of future parking plan must be approved by the planning director. A binding legal agreement guaranteeing the provisions of this section shall be approved by the city attorney and executed and recorded at the appropriate King County office for properties in King County, or recorded at the appropriate Pierce County office for properties located in Pierce County.
E. Valet Service.
1. For public assembly and recreational uses, restaurants, funeral homes and other uses requiring more than 500 parking spaces, an applicant may be allowed to provide less than the number of required spaces if valet parking is to be used. A reduction in the amount of required parking per ACC 18.52.020 of as high as 25 percent may be permitted, depending on the size and type of the use if approved by the planning director.
2. The applicant may be required to provide a proof of future parking plan which shows the location for all minimum required parking spaces in conformance with applicable setback requirements. The city may require installation of some or all of the additional spaces whenever a need arises. The parking study and the proof of future parking plan must be approved by the planning director. A binding legal agreement guaranteeing the provisions of this section shall be approved by the city attorney and executed and recorded at the appropriate offices of King County for properties located in King County, or recorded at the appropriate offices of Pierce County for properties located in Pierce County. (Ord. 6071 § 4, 2007; Ord. 5556 § 1, 2001; Ord. 5170 § 1, 1998; Ord. 4949 § 1, 1997; Ord. 4229 § 2, 1987.)
18.52.040 Drive-in businesses.
All banks, savings and loan associations, food dispensing establishments, and other businesses which maintain drive-in facilities which are intended to serve customers who remain their motor vehicles during business transactions, or are designed in such a manner that customers must leave their automobiles temporarily in a driving lane located adjacent to the facility, shall provide stacking space for the stacking of motor vehicles as follows:
A. Stacking Space. The drive-in facility shall be so located that sufficient stacking space is provided for the handling of motor vehicles using such facility during peak business hours of such a facility.
B. Driveway Location. The location of entrances and exits shall be determined by the city engineer.
C. Shopping Centers. When located in a shopping center, drive-in facilities shall provide sufficient stacking space to handle peak business demands and shall not in any way obstruct the normal circulation pattern of the shopping center. (Ord. 4949 § 1, 1997; Ord. 4229 § 2, 1987.)
18.52.050 Off-street parking area development and maintenance.
Every parcel of land hereafter used as a public or private off-street parking area shall be developed and maintained as follows:
A. The parking areas on private property, including interior driveways and access to a public street, shall be paved with asphalt concrete or cement concrete pavement and shall have appropriate bumper guards where needed. Where a driveway crosses an improved public right-of-way, it shall be constructed with cement concrete. All pavement sections shall be designed to support the post development traffic loads anticipated due to the intended use as approved by the city engineer.
B. Parking areas shall be used for vehicle parking only, with no sales, unless permitted elsewhere by this title, dead storage, repair work, or dismantling of any kind.
C. If lighting is provided, it shall be hooded, shielded, directed downward and not exceed one-half foot-candle at the property line.
D. Drainage facilities for storm water are required and shall be approved by the public works department.
E. Ingress and egress shall be approved as to location and design by the public works department.
F. A six-inch extruded concrete curb shall be provided around landscaped islands, peninsulas or similar features.
G. Driveways and parking stalls shall be clearly marked. Driveways or aisles that serve emergency access shall have a 20-foot minimum width, an unobstructed vertical clearance of at least 13 feet six inches (see UFC 902.2.2.1), and be clearly marked.
H. Landscaping: see Chapter 18.50 ACC.
I. Sidewalks or pedestrian walkways shall be visibly marked with striping or differentiated pavement.
J. For parking lots in excess of 50 spaces, the design shall be approved by the city engineer and the planning director. Designs shall be reviewed for dimensional and landscaping requirements, drainage, pavement, pedestrian amenities, circulation, arterial access and queuing and driveway locations, bicycle parking location, lighting and signage.
K. The maximum grade of driveways should be no more than 12 percent. Grades of up to 15 percent may be allowed upon approval by the city engineer and the planning director. A landing approach area shall be provided with a grade not exceeding eight percent. (Ord. 4949 § 1, 1997; Ord. 4229 § 2, 1987.)
18.52.060 Development of off-street parking spaces for single-family dwellings and duplexes.
For parking areas serving single-family dwellings and duplexes, this section shall apply in lieu of ACC 18.52.050.
A. For those off-street parking spaces required pursuant to ACC 18.52.020(A)(1), the following standards shall apply:
1. Off-street parking spaces for single-family dwellings and duplexes on lots located in all zones except the R-R zone shall be paved with asphalt concrete or cement concrete. Each off-street parking space shall be connected to an improved street or alley by a driveway a minimum of 11 feet in width which shall be paved with asphalt concrete or cement concrete.
2. Off-street parking spaces for single-family dwellings on separate lots in the R-R zone may have an all weather surface. Each off-street parking space shall be connected to an improved street by a driveway which may have an all weather surface. The construction of the all weather surface shall be determined by the city engineer. The driveway approach, to a paved street, shall be paved and be at least 11 feet wide and 30 feet in length.
3. The pavement width of a driveway to serve a single-family or duplex parking area shall be a minimum of 11 feet. If the driveway is a designated fire lane, the pavement width shall be at least 20 feet and have an unobstructed vertical clearance of at least 13 feet, six inches (UFC 902.2.2.1).
B. Off street vehicle parking spaces, including those for trailers, recreational vehicles, and boats on trailers, that are provided in addition to those required pursuant to ACC 18.52.020(A)(1) shall meet the following standards:
1. Off-street parking spaces located in the front yard of lots located in all zones except the R-R (rural residential) zone shall have one of the following surfaces:
a. Asphalt concrete or cement concrete pavement; or
b. Gravel; provided, that weeds, mud or other fine material do not work their way to the surface of the gravel; and provided, that loose gravel is contained on the subject property; or
c. Any other materials including pavers or permeable surfaces including grasscrete that are approved by the city and that maintain a durable uniform surface.
2. Driveways that exclusively serve nonrequired off-street parking spaces are also subject to the surfacing requirement.
3. Boats not on trailers shall not be stored in the front yard.
C. Off-street parking, whether required or not required by the code, shall be subject to the following:
1. Single-Family Dwellings.
a. Not more than 50 percent of the front yard or 800 square feet, whichever is smaller, can be off-street parking surface. However, except as provided for in subsection (D)(2) of this section, in no instance shall a single-family dwelling be limited to less than 400 square feet of off-street parking surface in the front yard. For the purposes of calculating the allowable area under this section, the front yard shall be the area between the right-of-way and the portion of the single-family dwelling’s front facade farthest from the right-of-way. The width of the front yard shall extend to each side property line.
b. On properties facing on two or more public rights-of-way, the total off-street parking surfaces for all front yards shall not be greater than 800 square feet. Exceptions may be considered pursuant to subsection (D)(1) of this section.
2. Duplexes.
a. Not more than 50 percent of the front yard, or 1,600 square feet, whichever is smaller, can be off-street parking surface. However, except as provided for in subsection (D)(2) of this section, in no instance shall a duplex be limited to less than 800 square feet of off-street parking surface in the front yard. For the purposes of calculating the allowable area under this section, the front yard shall be the area between the right-of-way and the portion of the duplex’s front facade farthest from the right-of-way. The width of the front yard shall extend to each side property line.
b. On properties facing on two or more public rights-of-way, the total off-street parking surfaces for all front yards shall not be greater than 1,600 square feet. Exceptions may be considered pursuant to subsection (D)(1) of this section.
D. The planning director may administratively review and consider approving alternative off-street parking surfacing layouts to address the following:
1. Unique front-yard configurations including, but not limited to, panhandle lots, cul-de-sac lots, corner lots, nonconforming development situations or situations where on-street parking on the block does not exist.
2. Situations where the minimum allowable square footage identified in subsections (C)(1)(a) and (2)(a) of this section equals or exceeds the allowable area for off-street parking. In such instances, the planning director shall review and consider approving an alternative proposal to avoid surfacing of the entire front yard for off-street parking purposes. (Ord. 5913 § 1, 2005; Ord. 4949 § 1, 1997; Ord. 4229 § 2, 1987.)
18.52.065 Commercial vehicles in residential zones.
A. No person shall park any commercial vehicle on any property within the following zoning districts in the city: (R-1) single-family residential, (R-2) single-family residential, (R-3) duplex residential, (R-4) multiple-family residential, (LHR1) single-family residential, (LHR2) single-family residential, (LHR4) multiple-family residential, and (PUD) planned unit development.
B. No person shall park more than one commercial vehicle on any property within the single-family residential (R-S) zoning district in the city, and no person shall park more than two commercial vehicles on any property within the rural residential (R-R) zoning district in the city.
C. It shall be a defense to a violation of this section that during the entire time that the vehicle was parked in the residential neighborhood the operator of the vehicle was actively engaged in making a delivery or providing services to residents in the immediate vicinity of where the vehicle was parked. (Ord. 6019 § 2, 2006.)
18.52.070 Off-street parking lots – Location.
The following provisions shall apply in all zoning districts except the DUC zone:
A. Single-family dwellings: required parking shall be located on the same lot as the building it is to serve.
B. Multifamily dwellings: required parking may be on a contiguous lot in the same zone if located within a walking distance of 500 feet of dwelling units. The lot shall be legally encumbered by an easement or other appropriate means to ensure continuous use of the parking facilities. Documentation shall require review and approval of the city attorney.
C. Other uses: may be in areas other than on the premises if the required amount of parking area is set aside for a particular use in such a lot, and such area is located within a walking distance of 500 feet from the premises and is in the same zone as the use. The lot or area to be utilized shall be legally encumbered by an easement or other appropriate means to ensure continuous use of the parking facilities. Documentation shall require review and approval of the city attorney.
D. Whenever required parking facilities are located off-site, sidewalks, or an approved pedestrian facility, shall be provided connecting the satellite parking facility to the development being served. If lighting is provided, it shall be hooded, shielded, directed downward and not exceed one-half foot-candle at the property line.
E. A permit may be issued by the hearing examiner pursuant to the hearing requirements of ACC 18.70.040 whenever parking is to be located at a walking distance greater than 500 feet from the use, or whenever parking for a use in a commercial or industrial zone is to be located in a residential zone if it is found that:
1. The required parking cannot be provided as required in subsections B and C of this section;
2. There is adequate access provided between the parking area and the use;
3. The character of the adjoining land uses would not be disrupted by the increased pedestrian and vehicular traffic;
4. The design and configuration of the parking area is compatible with adjacent uses.
F. The planning director may authorize parking for a use to be located in a different zone (except as provided for in ACC 18.52.070(E)) if the director makes the same findings as listed in ACC 18.52.070(E). (Ord. 6071 § 5, 2007; Ord. 4949 § 1, 1997; Ord. 4304 § 1(42), 1988; Ord. 4229 § 2, 1987.)
18.52.080 Off-street parking – In-lieu of fees.
Repealed by Ord. 4949. (Ord. 4688 § 2, 1994.)
18.52.090 Parking space dimensional requirements.
A. Standard Sized Parking Spaces.
1. Standard sized parking spaces parallel to the driveway or aisle serving them shall be a minimum of nine feet wide and 22 feet long. Driveways or aisles serving standard sized parallel spaces shall be a minimum of 12 feet wide.
2. Standard sized parking spaces oriented at an angle to the driveway or aisle serving them shall be consistent with the minimum dimensional requirements set forth by the following table, and further defined by subsection C of this section; provided, that aisle widths shall not be less than 10 feet.
|
|
|
|
One-Way |
Two-Way |
|
A |
B |
C |
D |
D |
|
30 |
9.0' |
17.3' |
12.0' |
20.0' |
|
45 |
9.0' |
19.8' |
15.0' |
20.0' |
|
60 |
9.0' |
21.0' |
18.0' |
20.0' |
|
90 |
9.0' |
19.0' |
24.0' |
24.0' |
B. Compact Sized Parking Spaces.
1. In any off-street parking lot up to 30 percent of the spaces may be designated as “compact” spaces and be developed according to the minimum dimensional requirements for compact spaces established under this section. Municipally owned/leased automobile parking facilities may designate up to 50 percent of the spaces as “compact.”
2. Compact sized parking spaces oriented parallel to the driveway or aisle serving them shall be a minimum of eight feet wide and 20 feet long. Driveways or aisles serving compact sized parallel parking spaces shall be a minimum of 11 feet wide.
3. Compact sized parking spaces oriented at an angle to the driveway or aisle serving them shall be consistent with the minimum dimensional requirements set forth by the following table and further defined by subsection C of this section; provided, that aisle widths shall not be less than 10 feet.
|
|
|
|
One-Way |
Two-Way |
|
A |
B |
C |
D |
D |
|
30 |
8.0' |
14.9' |
10.0' |
20.0' |
|
45 |
8.0' |
17.0' |
13.0' |
20.0' |
|
60 |
8.0' |
17.9' |
16.0' |
20.0' |
|
90 |
8.0' |
16.0' |
22.0' |
22.0' |
4. Every compact parking space created pursuant to this section shall be clearly identified as such by painting the word “COMPACT” in upper case block letters, using white paint, on the pavement within the space. The additional use of signs to identify any large blocks of compact parking spaces is encouraged. The random distribution of compact spaces or blocks of compact spaces throughout a parking lot is also encouraged.
5. Existing parking lots may provide for compact parking spaces under the provisions of this section; provided, that the parking lot shall comply with all provisions of this chapter except that any parking lot which provides five percent of its area in landscaping shall be deemed to comply with all landscaping requirements.
C. When determining the minimum dimensional requirements for standard and compact parking spaces oriented at an angle to the driveway or aisle serving them, the following figure shall be consulted.
D. Off-street parking lots shall comply with the handicapped parking space requirements.
E. Overhang parking may be permitted.
1. The overhang area need not be paved but must be landscaped with deciduous trees planted 30 feet on center and groundcover or sodded lawn provided. The trees shall be planted to avoid conflict with the vehicles. No overhang landscape areas, created exclusively for overhang parking, shall be considered to meet the landscape requirements of this title. The overhang landscape area must be a minimum width of five feet; however, the maximum overhang allowed into the landscaped area shall be two feet. Overhangs into otherwise required landscaped areas are not permitted unless the width of the landscaped area is increased by at least two feet and the plant material increased accordingly.
2. All parking spaces with overhangs shall have appropriate wheel stops provided. (Ord. 5733 § 4, 2003; Ord. 4949 § 1, 1997; Ord. 4229 § 2, 1987.)
18.52.100 Existing off-street parking reduction.
Existing off-street parking facilities shall not be eliminated nor reduced to an amount less than that required for new buildings unless the facility or the associated use meets the requirements of any of the provisions of ACC 18.52.030. (Ord. 4949 § 1, 1997; Ord. 4229 § 2, 1987.)
18.52.110 Fractional spaces.
When units or measurements determining the number of required parking spaces result in requirements of a fractional space, any fraction up to one-half shall be disregarded, and fractions of one-half or over shall require one parking space. (Ord. 4949 § 1, 1997; Ord. 4229 § 2, 1987.)
18.52.120 Parking in front or side yards – Prohibited generally.
On any lot in any R-R, R-S, R-1, R-2, R-3, and R-4 district, the off-street parking and loading space required by this chapter shall not be provided in the required front or side yard area except as otherwise specified in this chapter. (Ord. 4949 § 1, 1997; Ord. 4229 § 2, 1987.)
18.52.125 Stacked parking.
Stacked parking, i.e., parking one car behind another, is permitted for funeral homes and single-family homes only, unless the use has complied with the requirements of ACC 18.52.030(E). (Ord. 4949 § 1, 1997.)
18.52.130 Off-street loading space.
Buildings devoted to retail trade, retail and wholesale food markets, warehouses, supply houses, wholesale and manufacturing trade, hotels, hospitals, laundry, dry cleaning establishments or other buildings where large amounts of goods are received or shipped shall provide loading and unloading space on the same premises as the building as follows:
A. Buildings of 6,000 square feet or more of floor area, one off-street loading and unloading space plus one additional off-street loading space for each 20,000 square feet of floor area;
B. Each loading space shall be not less than 10 feet in width, 25 feet in length and 14 feet in height;
C. Loading space, exclusive of driveways and/or corridors leading thereto, shall not be considered as providing off-street parking space. (Ord. 4949 § 1, 1997; Ord. 4229 § 2, 1987.)