Chapter 17.56OFF-STREET PARKING AND LOADING REQUIREMENTS

Sections:

17.56.010
Purpose.
17.56.020
Applicability.
17.56.030
Pre-existing buildings.
17.56.040
Parking standards for land uses.
17.56.050
Size and design standards.
17.56.060
Stacking space.
17.56.070
Loading space.
17.56.080
Lighting.
17.56.010Purpose.

The purpose of this section is to provide adequate off-street parking and loading spaces for all uses permitted by this title, to reduce demand for parking by encouraging alternative means of transportation, and to increase pedestrian mobility within the city by:

A. Setting minimum off-street parking and loading standards for different land uses. Said standards shall assure safe, convenient and adequately sized parking facilities.

B. Providing incentives to rideshare through preferred parking arrangements.

C. Providing for the parking and storage of bicycles.

D. Providing safe, direct, pedestrian access from public rights-of-way to structures and between structures.

E. Providing space for public/private shuttle service.

(Ord. 1163 § 1 (part), 2001)

17.56.020Applicability.

A. Before any occupancy permit may be granted for any new or enlarged building or for a change of use in any existing building, the – use shall be required to meet the provisions of this chapter.

B. If this chapter does not specify a parking requirement for a land use, the city planner or designated representative shall establish the minimum requirement based on a review of similar land uses and, if deemed necessary by the city, a study of anticipated parking demand. Parking studies shall be prepared by a professional engineer with expertise in traffic and parking analyses, or an equally qualified individual as approved by the city. Transportation demand management actions shall be considered in determining anticipated demand.

C. If any of the required off-street parking is to be provided off-site, the applicant shall provide written agreements with affected landowners showing that the required off-street parking shall be provided in a manner consistent with the provisions of this chapter. If approved by the city, these agreements shall be recorded with the county as a deed restriction on the title to all applicable properties. These deed restrictions may not be revoked or modified without city authorization.

D. Within the Old Town Commercial District, no on-site parking is required; properties may, however, be required to participate in programs to provide common parking through fees in lieu of parking, local improvements districts, or other programs approved by the city.

(Ord. 1163 § 1 (part), 2001)

17.56.030Pre-existing buildings.

If a pre-existing building does not provide sufficient off-street parking, the building may be remodeled or rehabilitated (but not enlarged) without providing additional parking if the existing use within the building remains unchanged or is changed to a use with the same or lesser parking demand. If the use is changed or enlarged, any additional parking required must be provided. The requirements of this section shall apply to only to the additional parking demand that would be created by the new use above the existing use.

(Ord. 1163 § 1 (part), 2001)

17.56.040Parking standards for land uses.

No use may be established without providing off-street parking in the amount indicated in this section. Uses may provide seventy-five to one hundred twenty-five percent of the standard amount indicated. On-street parking directly abutting the use may be credited to the required parking amount, provided the parking is available and the individual spaces marked on the street.

A. Residential.

Single-family detached, duplex, townhouses

2.0 spaces per dwelling unit

Accessory Dwelling Unit

1.0 spaces per dwelling unit

Multi-family
Studio units

1.0 spaces per dwelling unit

One+ bedroom units

2.0 spaces per dwelling unit

Senior Citizen, Assisted

0.5 spaces per dwelling or sleeping unit

Community residential facilities
(group homes, etc.)

1.0 spaces per two bedrooms

Bed and breakfast guesthouse

1.0 spaces per guest room, plus 2.0 per facility

B. Commercial Activities.

Banks

1.0 spaces per each 200 sq. ft. of gross floor area1

Professional and business offices

1.0 spaces per each 250 sq. ft. of gross floor area1

Shopping centers

4.0 spaces per 1000 sq. ft. of gross leaseable area (GLA)for centers having a GLA of 400, 000 sq. ft. or less;

4.5 spaces per 1000 sq. ft. of GLA for centers having a GLA of over 400,000 sq. ft.

Restaurants, nightclubs, taverns

1.0 spaces per each 100 sq. ft. of gross floor area1

Retail stores, supermarkets, department stores, personal service

1.0 spaces per each 200 sq. ft. of gross floor area1

Other retail (furniture, appliance, hardware, service shops, shoe repair)

1.0 spaces per each 500 sq. ft. of gross floor area1

Uncovered commercial area, new and used car lots, plant nursery

1.0 spaces per each 5,000 sq. ft. of retail sales area in addition to any parking required for the buildings1

Motor vehicle repair and service

1.0 spaces per each 400 sq. ft. of gross floor area1,4

Industrial show room and display

1.0 spaces per each 500 sq. ft. of display area

Bulk retail stores

1.0 spaces per each 350 sq. ft. of gross floor area

Hotel/Motel (excluding restaurant)

1.0 spaces per unit plus 2.0 spaces per each 3 employees on site at any one time.

C. Industrial Activities.

Manufacturing, research and testing laboratories, bottling establishments, bakeries, printing and engraving

1.0 spaces per each 1,000 sq. ft. of gross floor area;

Warehouse and storage buildings

1.0 spaces per each 2,000 sq. ft. of gross floor area

Self-service storage

1.0 space per 3,500 sq. ft. of storage area, plus
2.0 spaces per any residential/caretaker unit

D. Recreation – Amusement – Cultural – Government Activities. Auditoriums, theaters, places of public assembly, stadiums, outdoor sports areas 1.0 spaces per each four fixed seats or 1.0 space per 100 sq. ft. of floor area of main auditorium or of principle place of assembly, whichever is greater.

Bowling alleys

5.0 spaces per bowling lane

Dancehalls and skating rinks

1.0 spaces per each 200 sq. ft. of gross floor area

Golf course

3.0 spaces per hole, plus 1.0 space per 300 sq. ft. of club house facilities

Golf driving range

1.0 parking space per each driving station

Miniature golf courses

1.0 parking space per each hole

Recreational buildings

1.0 spaces per each 200 sq. ft. of gross floor area

Libraries and museums

1.0 spaces per each 250 sq. ft. in office and public use

E. Educational Activities.

Elementary, middle/junior high schools

1.0 space per employee, plus 1. 0 space per 30 students. If buses for transportation of students are kept at the school, parking space (of sufficient size to park the bus) shall be provided for each bus. 1.0 additional space for each 100 students shall be provided for visitors in the vicinity of or adjacent to, the administrative portion of the building.

High schools

1.0 space per employee, plus 1.0 space per each 10 students. If buses for transportation of students are kept at the school, parking space (of sufficient size to park the bus) shall be provided for each bus. 1.0 additional space for each 100 students shall be provided for visitors in the vicinity of, or adjacent to, the administrative portion of the building.

Nursery schools, day care centers

1.0 space per each employee, plus loading and unloading areas.

F. Medical Activities.

Medical, dental offices

1.0 spaces per each 200 sq. ft. of gross floor area

Convalescent, nursing and health institutions

1.0 parking space per each employee, plus 1.0 space per each four beds.

Hospitals

1.0 space per each 3 beds, plus 1.0 space for each staff doctor, plus 1.0 space for each employee.

Veterinary clinics

1.0 space per each 300 sq. ft. of office, labs, and examination rooms.

Nursing home

1.0 space per each 4 patient beds.

G. Religious Activities.

Churches

1.0 space per each 5 fixed seats in the main auditorium

Mortuaries, funeral homes

1.0 spaces per each 100 sq. ft of floor area of assembly room

1Except when located within a shopping center.

2For parking requirements for associated office areas, see professional and business offices.

3All existing churches enlarging the seating capacity of their main auditorium shall provide 1.0 additional parking space for each 5 additional seats provided by the new construction. Churches making structural alterations or additions which do not increase the seating capacity of the main auditorium are not required to provide additional parking.

4Parking and storage for vehicles being repaired is separate.

(Ord. 1163 § 1 (part), 2001)

17.56.050Size and design standards.

A. Parking Stalls and Aisles. The minimum parking space and aisle dimensions are shown on the table below (attached). Regardless of the parking angle, one-way aisles shall be at least ten feet wide, and two-way aisles shall be at least twenty feet wide. Any parking space abutting a landscape area on the driver or passenger side of the vehicle shall provide an additional eighteen inches above the minimum space width requirement to provide a place to step outside the landscaping.

MINIMUM PARKING SPACE AND AISLE DIMENSIONS

Parking Angle

Stall Width

Curb Length

Stall Depth

Aisle Width

Unit Depth

1-way

2-way

1-way

2-way

0

8.0

20.0

8.0

12.0

20.0

8.5

22.5

8.5

12.0

20.0

29.0

37.0

9.0

22.5

9.0

12.0

20.0

30.0

38.0

10.0

10.0

12.0

20.0

30

8.0

16.0

15.0

10.0

20.0

8.5

17.0

16.5

10.0

20.0

42.0

53.0

9.0

18.0

17.0

10.0

20.0

44.0

54.0

10.0

45

8.0

11.5

17.0

12.0

20.0

8.5

12.0

12.0

20.0

50.0

58.0

9.0

12.5

12.0

20.0

51.0

59.0

10.0

60

8.0

9.6

18.0

18.0

20.0

8.5

10.5

20.0

18.0

20.0

58.0

60.0

9.0

10.5

21.0

18.0

20.0

60.0

62.0

10.0

90

8.0

8.0

16.0

23.0

23.0

8.5

8.5

20.0

23.0

23.0

63.0

63.0

9.0

9.0

20.0

23.0

23.0

63.0

63.0

10.0

B. Parking Stall Size and Standards.

Compact. A compact parking stall shall be a minimum of eight feet by seventeen feet, and shall be clearly identified by signing or other marking as approved by the city engineer. Compact spaces shall not exceed twenty-five percent of the total required parking.

Standard. Nine feet by nineteen feet.

Parallel. Nine feet by twenty-three feet.

C. Surface. All parking facilities shall be paved with Portland cement concrete, asphaltic concrete or other hard durable surface approved by the planning director.

D. Location. Off-street parking areas shall be located not more than five hundred feet from the building they are required to serve for all uses except as specified below. Where the off-street parking areas do not abut the buildings they serve, the required maximum distance shall be measured from the nearest building entrance that the parking area serves:

1. For all single-family detached dwellings, the parking spaces shall be located on the scone lot they are required to serve;

2. For all other residential dwellings at least a portion of parking areas shall be located within one hundred feet from the buildings they are required to serve; and

3. For all non-residential uses permitted in residential zones, the parking spaces shall be located on the same lot they are required to serve and at least a portion of the paring areas shall be located within one hundred feet from the nearest building they are required to serve;

4. Parking should be located to the rear or sides of buildings, when feasible;

5. Except for single-family dwellings and duplexes, no parking or maneuvering area is permitted in any required yard or landscaped buffer except for the minimum amount necessary to access the development.

E. Driveways/access. All parking facilities shall be provided with safe and convenient access to a street. Ingress and egress to public streets shall be provided only through driveways of such dimension, location and construction as approved by the public works director, or their designee. Driveways for single-family detached dwellings may not exceed twenty feet in width. Driveways for other than single-family detached and duplex structures shall be at least fifteen feet in width for one-way traffic, and twenty-two feet in width for two-way traffic. No driveway shall exceed thirty-five feet in width, nor be located closer than twenty feet to a side property line. Driveways onto collector and arterial streets shall be combined where possible.

F. Suitable wheel or bumper stops are required to prevent vehicles from overhanging walkways, and to prevent damage to landscaping. Concrete curbs shall be provided at the edge of all parking and maneuvering areas, except for single family and duplex dwellings.

G. Parking facilities shall be designed so that exiting vehicles are not required to back into streets, except for residential uses of less than four units on local access streets.

H. Marked walkways, at least five feet in width, and separated from traffic lanes, parking spaces and vehicle overhangs, shall be provided from parking areas to the entrances of the associated use.

I. Landscaping/Screening. Landscaping and screening requirements for off-street parking are contained in Chapter 17.64 “Landscaping.”

J. Off-street parking and access for physically handicapped persons shall be provided in accordance with Section 7503 of the regulations adopted pursuant to RCW 19.27, State Building Code, and RCW 70.92, Public Buildings – Provisions for Aged and Disabled.

K. Snow Storage. Adequate space for the storage of snow removed from the parking lot shall be provided. Parking spaces over the required minimum may be used for snow storage. Snow storage areas may not include required landscaping unless designed in such a manner as to prevent landscaping damage.

L. Bicycle Parking. The city, through the design review process, may require bicycle parking facilities (i.e., a bike rack or locker-type facilities) for uses such as:

Parks, playfields;

Community facilities;

Elementary and secondary schools;

Sports club; or

Retail business located along a developed bicycle trail or designated bicycle route.

All bicycle parking and storage shall be located in safe, visible areas in close proximity to building entrances and shall not impede pedestrian or vehicle traffic flow. Bicycle parking areas shall be well lit for nighttime use.

M. Pedestrian Circulation. Safe and convenient pedestrian paths shall be provided from parking areas to building entries and between buildings within a site and adjacent sites to provide for pedestrian safety and to encourage walking between businesses.

(Ord. 1163 § 1 (part), 2001)

17.56.060Stacking space.

A. A stacking space shall be an area measuring eight feet by twenty feet with direct forward access to a service window of a drive-through facility. A stacking space shall be located to prevent any vehicles from extending onto public right-of-way, or interfering with any pedestrian circulation, traffic maneuvering, or other parking space areas. When located in a parking lot, drive-through facilities shall provide sufficient stacking spaces so as to not in any way obstruct the normal circulation pattern of the parking lot. Stacking spaces for drive-through uses may not be counted as required parking spaces.

B. Uses providing drive-through services shall provide vehicle stacking spaces as follows:

1. For each drive-through lane of a bank/financial institution, business service or other similar use, a minimum of five stacking spaces shall be provided; and

2. For each drive-through lane of a restaurant, a minimum of seven stacking spaces shall be provided.

(Ord. 1163 § 1 (part), 2001)

17.56.070Loading space.

Permanent off-street loading space shall be provided for developments if the activity carried on is such that the building requires deliveries to it or shipments from it of people or merchandise. No portion of a vehicle taking part in loading, unloading or maneuvering activities shall project into a public street, sidewalk or interior pedestrian area. Loading space or maneuvering areas shall be in addition to required off-street parking areas.

A. Required Number of Spaces.

1. Non-residential buildings engaged in retail, wholesale, manufacturing or storage activities, excluding self-storage facilities, shall provide loading spaces in accordance with the following standards:

GROSS FLOOR AREA

REQUIRED NUMBER OF LOADING SPACES

1 to 9,999 square feet

0

10,000 to 16, 000 square feet

1

16,001 to 40,000 square feet

2

40,001 to 64,000 square feet

3

64,001 to 106,000 square feet

4

For each additional 36,000 square feet

1 additional

2. Buildings engaged in hotel, office building, restaurant, hospital, auditorium, convention hall, sports arena/stadium, or other similar use shall provide loading spaces in accordance with the following standards:

GROSS FLOOR AREA

REQUIRED NUMBER OF LOADING SPACES

1 to 39,999 square feet

0

40,000 to 60,000 square feet

1

60,001 to 160,000 square feet

2

160,001 to 264,000 square feet

3

For each additional 140,000 square feet

1 additional

B. Size. Each required loading space shall be a minimum of ten feet in width, thirty feet in length, and have an unobstructed vertical clearance of fourteen feet, six inches.

C. Relationship of Loading Space to Residential Areas. Loading berths shall be located not closer than fifty feet to any residential district, unless wholly enclosed within a building, or unless screened from such residential area by a wall or uniformly painted fence not less than six feet in height.

D. Relationship to Open Space. No portion of a loading area may protrude into a required yard, setback or landscape area. A covered loading berth shall comply with the minimum setback requirements for the district.

E. Screening. When abutting a public or private street (excluding alleys), loading spaces shall be screened and fenced.

F. Self-service Storage Facilities. Multi-story self-service storage facilities shall provide two loading spaces, and single story facilities one loading space, adjacent to each building entrance that provides common access to interior storage units. Each loading berth shall measure not less than twenty-five feet by twelve feet with an unobstructed vertical clearance of fourteen-feet six-inches, and shall be surfaced, improved and maintained as required by this chapter. Any floor area additions or structural alterations to a building shall be required to provide loading space or spaces as set forth in this chapter.

(Ord. 1163 § 1 (part), 2001)

17.56.080Lighting.

Any lighting of a parking lot or storage area shall illuminate only the parking lot or storage area. All lighting shall be designed and located so as to avoid undue glare or reflection or light onto adjoining properties or public rights-of-way in excess of measurement of one foot candle of illumination. Light standards shall not be located so as to interfere with parking stalls, maneuvering areas, or ingress and egress areas. Lighting shall be directed downward and shielded to reduce unnecessary light and glare.