Chapter 17.105
OFF-STREET PARKING AND LOADING STANDARDS

Sections:

17.105.010    Purpose and intent.

17.105.020    General requirements.

17.105.030    Timing of the provision of required off-street parking and loading spaces.

17.105.040    Retention of off-street parking and loading spaces.

17.105.050    Permitted reductions in off-street parking requirements.

17.105.060    Location of off-street parking and loading areas.

17.105.070    Limitations on vehicular storage.

17.105.080    Determination of seating capacity at places of assembly.

17.105.090    Collective off-street parking provisions.

17.105.100    Joint-use parking requirements.

17.105.110    Off-street parking requirements in the MB zoning districts.

17.105.120    Development and maintenance of off-street parking areas.

17.105.130    Plan requirement.

17.105.140    Minimum required off-street parking spaces.

17.105.150    Off-street loading space requirements.

17.105.010 Purpose and intent.

(1) Off-street parking areas are required for all new uses of land so that all activities will have adequate parking for the occupants, employees, visitors, customers, and/or patrons and they will not have to rely on the public rights-of-way for this function.

(2) Off-street loading areas are required for all uses (except residential) to provide adequate space off of the city’s rights-of-way for the temporary parking of motor vehicles (primarily trucks) while loading or unloading goods and merchandise. (Ord. 929 Ch. 10(C)(1), 1995).

17.105.020 General requirements.

(1) No building or structure in any zoning district shall be erected or enlarged, nor shall any building, structure or land be used, designed or arranged for any purpose without provisions for such off-street parking and/or loading facilities as required by this code, nor shall any off-street parking or loading area, whether required by this code or voluntarily provided, be developed other than in the manner set forth herein.

(2) For the purpose of these standards, 146 square feet of land shall be deemed a parking space for one vehicle, including access aisle, except that 153 square feet of paved area or garage space shall be deemed a parking space for one vehicle. The minimum dimensions for each parking space shall be eight and one-half feet wide by 18 feet long. The maximum permitted dimensions for each parking space (except for designated handicapped spaces) shall be 10 feet wide by 20 feet long. On corner or through lots, (a) parking space may not be included within the area of any of required yards lying adjacent to either street, and (b) in no case shall any required off-street parking space be allowed to back out directly onto any major or minor collector road, as designated in the city’s Comprehensive Plan.

(3) The access aisles within any off-street parking area shall be a minimum of 11 feet wide for one-way traffic and a maximum of 24 feet wide for two-way traffic. The primary internal circulation system of an off-street parking lot, where no parking spaces are provided directly off this internal roadway, shall have a maximum width of 30 feet.

(4) All parking spaces and access driveways shall be paved or otherwise surfaced with an all-weather surface, and shall be graded and drained so as to dispose of surface water that might accumulate within or upon such area. No surface water from any parking area shall be permitted to drain onto adjoining property.

(5) Required loading spaces shall not be construed as supplying off-street parking space. In case of a use not specifically mentioned, the requirements for off-street parking facilities for a use that is similar shall apply. This determination shall be made by the planning director. (Ord. 929 Ch. 10(C)(2), 1995).

17.105.030 Timing of the provision of required off-street parking and loading spaces.

Off-street parking and loading spaces shall be provided at the time any use of land is established; or at the time that an occupancy permit is requested at the completion of construction of any building or structure; or at the time any building, structure, or land is altered or enlarged in any manner to increase the amount of off-street parking or loading spaces as required by this code. (Ord. 1110 § 3, 2002; Ord. 929 Ch. 10(C)(3), 1995).

17.105.040 Retention of off-street parking and loading spaces.

The requirements for off-street parking and loading shall be a continuing obligation of the owner or his/her assignee of the real estate on which any use is located as long as the use continues, and is a use that requires off-street parking or loading. It shall be unlawful for an owner of any building or land use activity affected by the off-street parking and loading requirements to discontinue, change, reduce or dispense with, or cause the discontinuance, change, or reduction of the required off-street parking or loading space. It shall be unlawful for anyone to use any new building without acquiring such area as is required and permitted to fulfill the off-street parking and loading requirements. Whenever off-street parking is required and cannot be provided on the same lot as the principal building, and is located on another parcel or property provided for and utilized for this purpose, said parcel or property shall be owned by the owner of the principal building for which the parking area serves. Alternatively, said parcel shall be restricted by a recorded agreement for off-street parking as long as off-street parking is required for such principal building. (Ord. 929 Ch. 10(C)(4), 1995).

17.105.050 Permitted reductions in off-street parking requirements.

(1) Off-street parking space required under these standards may be reduced at the time the capacity or use of a building is changed in such a manner that the new use or capacity would require fewer spaces. Such reduction shall not be less than the requirements set forth in these standards.

(2) The planning director may approve an administrative variance from the parking requirements of SMC 17.105.090 or 17.105.140 if a parking study prepared by a licensed transportation engineer documents that sufficient parking for the use is available per the ITE Manual or actual traffic counts on the site or a similar site. (Ord. 1110 § 3, 2002; Ord. 929 Ch. 10(C)(5), 1995).

17.105.060 Location of off-street parking and loading areas.

If off-street parking spaces cannot be provided on the same lot as the principal building (as stated in SMC 17.105.040), such facilities may be located on another parcel within 500 feet of the premises to be served, provided:

(1) The owner of such parking area enters into an agreement with the city of Stanwood providing that the land comprising the said parking area shall not be disposed of, nor the use changed, except in conjunction with the sale of the building that the parking area serves, as long as the facility is required.

(2) The owner agrees to bear the expense of recording the agreement and agrees that said agreement shall bind his heirs, successors, and assigns. (Ord. 929 Ch. 10(C)(6), 1995).

17.105.070 Limitations on vehicular storage.

(1) Except as otherwise provided in these standards, off-street parking spaces required herein may be occupied by the occupants, employees, or patrons of the property or by visitors or delivery vehicles incidental to the principal use, but not by vehicles being repaired, stored or displayed for sale or hire.

(2) Any off-street parking space or driveway shall be at least 20 feet in length. (Ord. 1110 § 3, 2002; Ord. 929 Ch. 10(C)(7), 1995).

17.105.080 Determination of seating capacity at places of assembly.

In stadiums, sport arenas, houses of worship and other places of assembly where individuals occupy benches, pews or other similar seating facilities, each 24 inches of such seating facilities shall be counted as one seat for the purpose of determining requirements for off-street parking facilities. (Ord. 1110 § 3, 2002; Ord. 929 Ch. 10(C)(8), 1995).

17.105.090 Collective off-street parking provisions.

Nothing in these standards shall prevent the collective provision of off-street parking facilities for two or more structures or uses; provided, that the total of such off-street parking spaces supplied collectively shall not be less than the sum of the requirements computed separately; provided also, that the requirements set forth hereinbefore as to maximum distances between parking facilities and principal structures or uses served shall apply to each structure or use participating in the collective provisions, and except as provided in SMC 17.105.100. (Ord. 1110 § 3, 2002; Ord. 929 Ch. 10(C)(9), 1995).

17.105.100 Joint-use parking requirements.

(1) Places of Public Assembly. Parking spaces already provided to meet off-street parking requirements of retail trade establishments, office buildings, schools, and industrial establishments, and lying within 500 feet of any place of public assembly, and that are not normally in use between the hours of 6:00 p.m. and 12:00 midnight and are made available for other parking, may be used to meet not more than 50 percent of the total requirements of parking spaces.

(2) Mixed Use Developments. In the case of mixed uses (such as shopping centers), the total requirements for off-street parking facilities shall be the sum of the requirements for the various uses computed separately. Off-street parking facilities for one use shall not be considered as providing required parking facilities for any other use, except as specified in subsection (1) of this section. (Ord. 1110 § 3, 2002; Ord. 929 Ch. 10(C)(10), 1995).

17.105.110 Off-street parking requirements in the MB zoning districts.

(1) Number of Spaces. To promote a more compact, pedestrian-friendly downtown center in Stanwood, the off-street parking requirements for retail trade, personal and business service establishments and offices, night clubs, and health clubs (as contained in the Table of Off-Street Parking Requirements contained in SMC 17.105.140) are reduced by 50 percent when they are proposed to be located in the MB-I zoning district. Commercial uses with MB-I zoning in the transit overlay zone are exempt from the requirements for off-street parking provided the use is a permitted use in the overlay.

(2) Location and Orientation of Parking.

(a) In the MB-I zone, no off-street parking stalls are permitted between the building and the street-front sidewalk (parking shall be provided in the rear of buildings and on-street).

(b) Parking stalls in the east end MB-I zone that are on-street shall be diagonal in fashion.

(c) In the MB-II zone, parking stalls are permitted between the building and the street front along a maximum of 50 percent of street frontage.

(3) When an existing building in the MB-I or MB-II district is being reused and the existing lot is not large enough to provide needed on-site parking, the planning director may consider allowing parking to be accommodated in an existing city parking lot within 500 feet of the development, subject to availability of parking stalls, as determined by the community development director. (Ord. 1249 § 7, 2009; Ord. 1164 § 4, 2004; Ord. 1110 § 3, 2002; Ord. 929 Ch. 10(C)(11), 1995).

17.105.120 Development and maintenance of off-street parking areas.

Off-street parking shall be developed and maintained in accordance with the following requirements:

(1) Screening and Landscaping. Screening and landscaping shall be provided in accordance with the landscape performance standards of this code.

(2) Minimum Distances and Setbacks. No part of any off-street parking area containing five or more vehicle spaces shall be closer than 10 feet to any dwelling, school, hospital, or other institution for human care.

(3) Bumper Guard and/or Bollard Requirements. There shall be provided a bumper guard and/or bollard of either wood, metal or concrete not more than two feet in height and securely anchored into the ground wherever there is required a protective fence or wall. Any such bumper guard and/or bollard shall be located at a sufficient distance so that automobiles will not strike the protective fence or wall. As an alternative, a concrete beam serving the same purpose may be provided.

(4) Off-Street Parking Area Surfacing Requirements. Any off-street parking area shall be surfaced with an asphaltic, bituminous, cement, or other properly bound pavement, or a combination of stone or brick pavers, so as to provide a durable and dustless surface, and shall be graded and drained so as to dispose of all surface water accumulation from the off-street parking area.

(5) Lighting. All lighting used to illuminate any off-street parking area shall be so arranged as to reflect the light away from adjoining premises used for residential purposes.

(6) Entrance, Exit, and Maneuvering Space. Vehicular drives providing entrance and exit to the street system from the off-street parking area shall have a minimum pavement width of 22 feet. This requirement shall not apply to single-family detached residences. The right-turn radius on the side of the driveway exposed to entry or exit by right-turning vehicles shall be a minimum of 17 feet. Maneuvering areas shall be sufficient to permit vehicles to enter and leave the parking lot in a forward motion (except for single-family detached dwelling units).

(7) Other Design Requirements.

(a) Parking areas shall be designed to meet the requirements of the city of Stanwood’s public works guidelines.

(b) Off-street parking areas shall be designed so that sanitation, emergency, and other public service vehicles can access such developments without having to back up unreasonable distances or make other dangerous turning movements.

(c) Circulation areas for off-street parking lots shall be designed so that vehicles can proceed safely without posing a danger to pedestrians or other vehicles, and without adversely interfering with the normal functioning of the parking lot.

(d) Developments with multiple buildings shall provide pedestrian circulation that connects the main entries of the buildings. All walkways shall be demarcated by a grade or material change and measure at least 60 inches in width.

(e) Parking lots greater than 100 parking spaces shall provide separate pedestrian walkways from any stalls greater than 85 feet away from a building entrance to the entrance. One walkway through the parking lot shall be provided for every 100 stalls or portion thereof. All walkways shall be demarcated by a grade or material change and measure at least 60 inches in width.

(f) The parking spaces shall be appropriately demarcated with painted lines or other markings.

(g) Off-street parking areas shall be properly maintained in all respects. They shall be kept in good condition (free from pot holes, etc.) and parking space lines or markings shall be kept clearly visible.

(h) Handicap-accessible parking spaces shall be provided in all required off-street parking areas at a rate consistent with the UBC, and adequately posted to be in conformance with all appropriate federal and state laws.

(i) No speed-bumps shall be installed within 100 feet of the point of access from the off-street parking lot to the street. (Ord. 1110 § 3, 2002; Ord. 929 Ch. 10(C)(12), 1995).

17.105.130 Plan requirement.

A plan shall be submitted to the planning director with every development permit application for any building or use that is required to provide off-street parking and/or loading space. The plan shall accurately depict the required number, dimensions, and location of parking spaces, other spaces in excess of the requirements, access aisles, driveways, vehicle turn-around or backup areas, areas designated for trash collection, off-street loading spaces (if required), the distance of the parking area to the structure or uses it is intended to serve, pedestrian walkways, required landscaping, and the relationship of the parking lot to the street system into which the vehicles will discharge. (Ord. 1110 § 3, 2002; Ord. 929 Ch. 10(C)(13), 1995).

17.105.140 Minimum required off-street parking spaces.

The minimum number of off-street parking spaces shall be determined from the following table, except for the provisions of SMC 17.105.110. Requirements for any use not specifically mentioned shall be the same as the use most similar to the one sought. In these instances, the planning director shall make this determination. When units of measurement determining the required off-street parking spaces result in a fractional space, then such fraction equal to or greater than one-half shall be interpreted as one off-street parking space. A minimum of four parking spaces shall be provided for any retail trade, personal service, or business/professional service establishment.

(1) For all residential, commercial and industrial zones, adequate ingress and egress for each parking space shall be provided without moving another vehicle and without backing a distance greater than 50 feet.

(2) In commercial and industrial zones all parking spaces shall be arranged so that ingress and egress is possible without backing over a sidewalk or sidewalk area unless specifically approved as to safety by the planning director. Turning and maneuvering space shall be located entirely on private property except that the usable portion of an alleyway may be credited as parking aisle space subject to approval as to safety by the planning director.

Table of Off-Street Parking Requirements

Use	Parking Requirement
Residential Development
Single-Family Detached Dwelling	2 spaces per dwelling unit
Two-Family Dwelling Units	2 spaces per dwelling unit, except that one bedroom units shall require 1.5 spaces
Attached Housing	2 spaces per dwelling unit, except that one bedroom units shall require 1.5 spaces
Group Homes	1.5 spaces for each bed
Boarding/Rooming Houses	1 space per bedroom
Accessory Dwelling Unit	1 space per dwelling unit
Manufactured Homes	2 spaces per manufactured home unit
Bed and Breakfast Accommodations	1 space for each room for rent, plus 2 spaces for the principal residential use
Hotels and Guest Homes	1 space for each room available for rent, plus 1 space for each 2 employees, plus space to accommodate 50% of the rated capacity of all banquet/meeting rooms, plus 50% of the required parking for retail food establishments (if any were provided)
Mobile Home Parks	2 spaces for each unit, plus 1 guest space for every 5 units
Multifamily Residential:
Studio and one bedroom	1.5 spaces for each unit, plus 1 guest space for every 5 units
Two bedrooms	2 spaces for each unit, plus 1 guest space for every 5 units
Three or more bedrooms	2.5 spaces for each unit, plus 1 guest space for every 5 units
Senior Apartments	1 space for each unit, plus 1 uncovered space for 5 units for guest parking
Senior Assisted Living	0.75 space for each unit
Retail Commercial Establishments
Convenience Stores	1 space per 150 square feet of retail floor area
Grocery Stores/Supermarket/Drug Store/General Merchandise	1 space per 200 square feet of retail floor area
Retail Food Establishments (no drive-in or fast food)	1 space per 200 square feet of gross floor area
Retail Food Establishment (drive-in or fast food)	1 space per 400 square feet of gross floor area
Auto Service Station	1 space per 200 square feet of gross floor area, plus sufficient space to accommodate vehicles at pumps without interfering with other parking spaces
Auto Repair/Maintenance/Tire Replacement	1 space per 200 square feet of gross floor area
Professional Service Establishments	1 space per 300 square feet of gross floor area
Adult Business	1 space for each 200 square feet of gross floor area, plus 1 space for each employee
Bowling Alley	3 spaces per lane
Driving Range	3 spaces, plus 1 space per tee
Golf Course	6 spaces per hole, plus as required for incidental uses (i.e., pro shop, bar, banquet room, etc.)
Miniature Golf Course	3 spaces per hole, plus as required for incidental uses (i.e., game room, food service, etc.)
Tennis/Racquetball and All Sports Courts	3 spaces per court, plus as required for incidental uses
RV Parks, Theme Amusement	1 space for each recreational vehicle space
Recreational Parks, Skating Rinks	Determined at project review
Video Arcade	1 space per 200 square feet of area
Art/Dance Studio	1 space per employee, plus 1 space per 2 students at maximum capacity
Barber Shop/Beauty Parlor	2.5 spaces for each chair or station
Bed and Breakfast, Inn or similar	1 space per bedroom, plus 2 for each residential unit
Carwash – Full Service	1 space per every 3 employees on the maximum shift, plus reservoir capacity equal to 2 times the capacity of the washing operation (the length of the conveyor divided by 20)
Carwash – Self Service	2 spaces per stall, plus 2 spaces queuing lane in front of each stall
Furniture/Appliance Stores	1 space for each 500 square feet of gross floor area, of sale floor display area, plus 1 space for each 2,500 square feet of gross floor area of warehouse storage
Health Clubs	1 space for each 200 square feet of gross floor area
Indoor Retail Concession Mall	1 space for each 200 square feet of gross floor area, plus 1 space for each vendor
Automotive Lube Tune-Up	1 space per bay, plus 1 space for each employee, plus 2 space queuing lanes for each bay
Marinas	1 space for every boat slip moorage, plus additional spaces as required by this section for other individual uses on the property (office, retail, etc.)
Multitenant Auto-Related	1 space for each 200 square feet of gross floor area, plus 1 facility space for each employee
Delicatessen/Donut Shop	1 space for each 100 square feet of gross floor area
Retail Nursery/Garden Shop	1 space for each 500 square feet of indoor display area, plus 1 space for each 2,500 square feet of outdoor display area
Vehicle Sales	1 space for each 400 square feet of gross floor area for showroom and office, plus 1 space for each 2,000 square feet of outdoor display area, plus 1 space for each 500 square feet of gross floor area for vehicle repair, plus 1 space for each 300 square feet of gross floor area for the parts department
All Other Commercial Uses Not Listed Above	1 space for each 400 square feet of gross floor area
Educational Facilities
Preschools/Daycare	1 space per classroom, plus 1 space for each 10 students (based on the rated capacity of the facility)
Elementary Schools	1.75 spaces per classroom, plus 1 space for each 8 students (based on the rated capacity of the facility)
Middle Schools	1.75 spaces per classroom, plus 1 space for each 6 students (based on the rated capacity of the facility)
High Schools	2 spaces per classroom, plus 1 space for each 4 students (based on the rated capacity of the facility)
Business/Trade/Vocational	1 space per 200 square feet of gross floor area
Industrial Uses
Auto Dismantling/Junk Yards/Recycling Centers	1 space for each 300 square feet of gross building area, plus 1 space for every 10,000 square feet of gross yard area
Industrial/Warehousing	For each structure
1 – 3,000 square feet	1 space for each 250 square feet of gross floor area
3,001 – 5,000 square feet	1 space for each 500 square feet of gross floor area
5,001 – 10,000 square feet	1 space for each 750 square feet of gross floor area
10,001 – 50,000 square feet	1 space for each 1,000 square feet of gross floor area
50,001 + square feet	1 space for each 1,250 square feet of gross floor area
Ministorage	1 space per 300 square feet of office space, plus 1 per employee, plus 1 per residential/manager’s unit
Public and Institutional Facilities
Hospitals/Health Care Facilities	1 space per bed, or 1 space per 250 square feet of gross floor area (whichever is greater)
Nursing Care Facilities/Senior Congregate/ Intermediate Care for the Infirm	1 space per 2 beds, plus 3 spaces for every 4 employees
Post Offices	1 space per 100 square feet of gross floor area
Government Offices/Courthouses	1 space per 250 square feet of gross floor area
Public Safety Facilities	1 space per 200 square feet of gross floor area
Churches, Conference/Meeting Facilities, Mortuaries, Theaters, Sanctuary, Auditoriums	1 space per 4 fixed seats, or 1 space for each 50 square feet of nonfixed seating area in the principal conference space or auditorium, whichever is greater
Libraries, Museums, Art Galleries	1 space per each 300 square feet of gross floor area
Residential Clubs, Rooming Houses and Similar Facilities with Guest Rooms	1 space for each 2 guests
Retirement Homes	1 space for each 1.5 living units
Recreational Facilities
Parks and Recreational Areas	1 space per 5,000 square feet of land area
Sports Stadiums (Including Gymnasium)	1 space for every 4 seats, plus 10 bus parking spaces
Other Facilities/Development
Veterinarians/Kennels/Animal Hospitals	1 space per 300 square feet of gross floor area
Doctor’s/Dentist’s Offices	5 spaces per practitioner
Dry Cleaners/Laundromats	1 space per 400 square feet of gross floor area
Manufacturing/Assembling	1 space for every 2 employees on maximum shift, or 1 space per 500 square feet of gross floor area (whichever is greater)
Greenhouse/Nursery Operations	1 space per 1,000 square feet of lot area used for storage, display, or sales, plus 1 space per 400 square feet of gross floor area

(Ord. 1110 § 3, 2002; Ord. 978, 1997; Ord. 972, 1996; Ord. 929 Ch. 10(C)(14), 1995).

17.105.150 Off-street loading space requirements.

(1) On the same premises with every building, structure or part thereof erected and occupied for manufacturing, storage, warehousing, goods display, retail trade establishment, hotel, hospital, wholesale operation, or other use similarly involving the receipt and distribution of vehicles, materials, or merchandise, there shall be provided and maintained on the lot adequate space for standing, turning, loading and unloading services to avoid interference with the public use of the streets of the city.

(2) Each such loading and unloading space shall be an area at least 12 by 50 feet with a 15- foot height clearance, and shall be provided for each 20,000 square feet of gross floor area, except that:

(a) No spaces are required for structures with less than 2,000 square feet of gross floor area;

(b) One space is required for structures with more than 2,000 but less than 20,000 square feet of gross floor area; and

(c) Additional off-street loading spaces shall be provided at a rate of one space for each

additional 20,000 square feet or increment thereof.

(3) Loading and unloading areas shall be so located and designed that the vehicles intended to use them can maneuver safely and efficiently to and from the roadway serving the property, and the loading/unloading operations can be done without obstructing roadway traffic or any off-street parking area.

(4) No area designated for loading/unloading facilities may be used to satisfy the area requirements for off-street parking, nor shall any portion of any off-street parking area be used to satisfy the area requirements for off-street loading/unloading facilities. (Ord. 929 Ch. 10(C)(15), 1995).