Chapter 18.240
OFF-STREET PARKING REQUIREMENTS

Sections:

18.240.010    Scope and application.

18.240.020    Off-street parking requirements.

18.240.030    Required number of off-street parking spaces.

18.240.040    Approval of off-street parking facilities.

18.240.010 Scope and application.

In any zoning district, for all structures built and all uses established after February 25, 1992, off-street parking shall be provided in accordance with the following regulations:

(a) Scope of Regulations.

(1) New Construction and New Uses. For all buildings and structures erected and all uses of land established after February 25, 1992, accessory off-street parking facilities shall be provided in accordance with the provisions contained herein.

(2) Expansion of a Building or Use. When the intensity of use of any building, structure, or premises shall be increased, additional parking facilities shall be provided as follows:

(i) Whenever a building, structure or use existing prior to February 25, 1992, is enlarged to the extent of less than 50 percent in floor area, the addition or enlargement shall comply with the parking requirements set forth herein.

(ii) Whenever a building, structure or use existing prior to February 25, 1992, is enlarged by one or more additions, the sum total of which increases the floor area to the extent of 50 percent or more, the uses contained within the original building or structure and all enlargements shall thereafter comply with the parking requirements set forth herein.

(iii) Whenever an existing single-family dwelling with more than 950 square feet in floor area has less than two parking spaces, it shall be permitted to expand by not more than 25 percent in floor area without having to comply with the off-street parking requirements set forth herein.

(3) Change of Use. Whenever a use existing prior to February 25, 1992, shall be changed to a new use, parking facilities shall be provided as required for such new use.

(4) Exempt District. Notwithstanding any other provision of this chapter, no parking facilities shall be required for any building or use permitted in the D-1 or D-3 districts.

(b) Existing Parking Facilities. Accessory off-street parking facilities in existence on February 25, 1992, and located on the same zoning lot as the building or use served shall not hereafter be reduced below or, if already less than, shall not be further reduced below the requirements for a similar new building or use.

(c) Permissive Parking Facilities. Nothing in this chapter shall be deemed to prevent the establishment of additional off-street parking facilities to serve any existing building or use; provided, that all regulations herein governing the location, design, and operation of such facilities are satisfied.

(d) Damage or Destruction. Whenever a building or use existing prior to February 25, 1992, and for which the required number of parking spaces is not provided, is damaged or destroyed by fire, tornado or other natural causes to the extent of 50 percent or more of its fair market value, the building, structure or use shall only be rebuilt or restored in compliance with this chapter. (Ord. 20062 § 39, 4-18-17.)

18.240.020 Off-street parking requirements.

(a) General Requirements. The following requirements shall govern in the design, location and number of off-street parking and stacking spaces:

(1) Computation. When determination of the number of off-street parking and stacking spaces results in a requirement of a fractional space, the fraction of one-half or less may be disregarded, and a fraction in excess of one-half shall be counted as one space.

(2) Utilization. Off-street parking and stacking facilities provided for the uses hereinafter listed shall be reserved exclusively for the parking of bicycles and motor vehicles, in operating condition, of patrons, occupants, visitors or employees of such uses.

(3) Computing Off-Street Parking. In computing the floor area to determine the requirement for off-street parking, such computations for a structure shall exclude:

(i) The exterior wall width of the structure;

(ii) Elevator shafts;

(iii) Common courts or lobby areas;

(iv) Mechanical equipment rooms;

(v) Stairways;

(vi) Restrooms;

(vii) Basements, except those portions not used exclusively for service to the structure;

(viii) Balconies;

(ix) Incidental storage areas including but not limited to janitorial rooms, supply rooms, etc.

The building official shall determine the net floor area of the structure and shall require off-street parking as specified for the use set forth in the applicable district regulations.

(4) Shared Parking Provisions. In the case of mixed uses, the off-street parking and stacking spaces required shall equal the sum of the requirements of the various uses computed separately, provided all regulations governing the location of accessory off-street parking and stacking spaces in relation to the uses served are adhered to.

(b) Specific Requirements.

(1) Open and Enclosed Parking. Accessory off-street parking and stacking spaces may be open to the sky or enclosed within a garage.

(2) Surfacing. All off-street parking and stacking spaces, aisles and drives shall be surfaced in accordance with the standards and specifications of the city or county.

(3) Location. Off-street parking and stacking spaces, aisles and drives shall be located as follows:

(i) General.

(A) Bicycle parking, off-street parking and stacking spaces, aisles and drives shall be located on the same zoning lot as the use served.

(B) Protective curbs shall be required to be installed three feet from public sidewalks to protect pedestrians a minimum of two feet from adjacent property lines, and at other places on the parking lot as may be required by the code enforcement director or the city engineer to protect the adjacent property.

(C) Aisles and drives shall not be considered in determining whether off-street parking and stacking requirements have been met except in the instance of single-family dwellings and duplexes.

(ii) Bicycle Parking. Bicycle parking shall be located in designated areas which minimize pedestrian and vehicle conflict. Bicycle parking shall be located within 120 feet of a main building entrance in an area that is visible and well-lighted. Well-lighted means a brightness level of at least one footcandle. Where multiple buildings exist, bicycle parking shall be distributed in a manner that serves all of the buildings in areas that are visible and well-lighted.

(4) Design. Except for single-family dwellings and duplexes, all bicycle parking, off-street parking, and stacking spaces, aisles and drives shall comply with the following prescribed standards:

(i) Area. Vehicular parking and stacking spaces shall comply with the minimum dimensions illustrated in Figure 1.

(ii) Access.

(A) Vehicular. Each vehicular parking space shall open directly upon an aisle of such width and design as illustrated in Figure 1. The greatest aisle width shown in Figure 1 shall be provided when combining different parking space configurations on the same aisle. All off-street parking facilities shall be designed with appropriate means of vehicular access to a street or alley in a manner which will least interfere with traffic movement; and all such points of access must be approved by the public works department. Aisles designed for two-way traffic shall have a minimum width of 24 feet.

(B) Bicycle. Each bicycle parking space shall comply with the minimum dimensions as illustrated in Figure 2.

(iii) Exiting a Parking Facility. No off-street parking facility shall be designed in such a manner that when exiting a parking facility it would require backing into a public street.

(iv) Curbing. Protective curbing shall be installed a minimum of three feet from a public sidewalk and two feet from adjacent property lines.

(v) Markings. The parking spaces in all off-street parking areas shall be visibly delineated on the surface by painted or marked stripes.

(vi) Bicycle Rack Design. Examples of approved bicycle racks are illustrated in Figure 3. Bicycle parking racks shall meet all of the following requirements:

(A) Located on paved, impervious, or approved pervious surfaces and securely anchored to the ground;

(B) Support the bicycle in at least two places;

(C) Enable the frame and at least one wheel to be secured; and

(D) Installed according to the manufacturer’s specifications.

(vii) Public Right-of-Way. Bicycle racks may be installed on public rights-of-way where there are no setbacks and the public works director has determined that interference with pedestrian traffic is minimal.

(5) Screening. All open, off-street parking facilities containing eight or more parking spaces shall be effectively screened on each side adjoining residential property (including single-family, duplex and multiple-family) or institutional property with a continuous, view-reducing wood fence, masonry wall, compact evergreen hedge or other landscape screening material which, when planted, will constitute an immediate view-reducing barrier. Such view-reducing screen shall be at least four feet but not more than eight feet in height. The requirement for screening may be waived with written approval from the adjacent property owner.

(6) Lighting. Any lighting used to illuminate off-street parking facilities shall be directed away from residential properties and public streets in such a way as not to create a nuisance. However, in no case shall such lighting exceed three footcandles measured at the lot line.

(7) Drainage. All stormwater runoff shall be collected, transported and disposed of in a manner as approved by the city engineer.

(8) Accessible Parking. Where a use is required to provide accessibility for persons with disabilities, the required parking spaces shall be located and designed in accordance with standards as set by the Americans with Disabilities Act (ADA).

(9) Bicycle Parking. New off-street parking constructed after June 1, 2014, shall include additional parking for bicycles. The additional parking area shall be equivalent to five percent of the number of vehicular parking spaces required in TMC 18.240.030, with a minimum of two. Parking facilities that are expanded after June 1, 2014, shall include additional parking for bicycles in the expanded area that is equal to five percent of the number of vehicular parking spaces required in TMC 18.240.030 in the expanded area, with a minimum of two.

(10) Modification of Parking Requirements.

(i) Reduction of Parking Spaces. Where it can be demonstrated by the property owner that a specific use has such characteristics that the number of parking or stacking spaces required is too restrictive, the planning director may, upon request, grant up to a 25 percent reduction in the number of required spaces. Such request shall be filed with the planning director on forms as may be provided. Should a reduction greater than 25 percent be requested, the applicant may request a variance from the board of zoning appeals in accordance with the procedures set forth in Chapter 2.120 TMC. Where a reduction of 25 percent or less is requested, the applicant shall be required to reserve an area of land on the site of the use served equal in size to the area of land needed to provide the spaces for which a reduction is granted. Such land reserved shall be suitable for development of a parking facility and conform with the parking requirements.

(ii) Bicycle Parking Substitution. In addition to the bicycle parking required in subsection (b)(9) of this section, up to 10 percent of the number of vehicular parking spaces required in TMC 18.240.030 may be substituted with bicycle parking.

(11) Condition of Off-Street Parking Facility. Any parking facility which does not meet the standards of this division and which shall create a nuisance to the public from any cause shall meet the requirements as recommended by the city or county traffic engineer, city or county engineer, planning director and city or county building official, pertaining to screening, surfacing or entrances or exits.

FIGURE 2

FIGURE 3

(Ord. 19904 § 2, 5-13-14.)

    Cross References: Planning department, TMC 2.25.090; public works department, TMC 2.25.110; board of zoning appeals, Chapter 2.120 TMC; development services division, Chapter 2.30 TMC; traffic engineer, TMC 10.10.010.

18.240.030 Required number of off-street parking spaces.

In all districts, except the C-5 district, there shall be provided prior to the occupation of a building or commencement of a principal use a minimum number of off-street parking and stacking spaces as set forth herein except as otherwise provided for in TMC 18.240.040(b).

Principal Use

Number of Spaces

(a)

Residential uses.

 

 

(1)

Single- and two-family dwellings.

1 per dwelling unit having not more than 950 square feet of floor area

 

 

 

 

2 per dwelling unit having more than 950 square feet of floor area

 

(2)

Multiple-family dwelling and apartment hotels.

2 per dwelling unit for first 20 units, and 1.5 per dwelling unit after the first 20 units for dwelling units not more than 800 square feet of floor area

 

 

 

 

2 per dwelling unit having more than 800 square feet of floor area

 

(3)

Multiple-family dwelling, elderly housing.

1 per every 2 dwelling units

 

(4)

Multiple-family dwelling, high-rise.

1.5 per dwelling unit for first 20 dwelling units and 1 per dwelling unit thereafter

 

(5)

Bed and breakfast inn.

1 per sleeping room

 

(6)

Hotels and motels.

1 per sleeping room plus additional space for restaurant, convention centers and other facilities as may be open to public

 

(7)

Congregate living and dormitory type dwellings.

1 per sleeping room

 

(8)

Fraternity/sorority house.

1 per 300 square feet of floor area

 

(9)

Developmentally disabled group home.

1 per each 2 sleeping rooms

(b)

Community facilities and institutional uses.

 

 

(1)

Public and private educational facilities.

 

 

 

(i)

Elementary and secondary.

2.5 per classroom

 

 

(ii)

Senior high.

10 per classroom

 

(2)

Religious assembly.

1 per every 4 seats in auditorium or largest room

 

(3)

Cultural facility.

1 per 300 square feet of floor area

 

(4)

Community center.

1 per 300 square feet of floor area

 

(5)

Reception, conference and assembly facility.

1 per 150 square feet of floor area or 1/3 of the occupant load, whichever is less

 

(6)

Day care center, type II.

1 per every 10 persons the facility is licensed to serve, but not less than 5 spaces. To provide for the safe and convenient loading and unloading of persons as well as minimize traffic congestion, a paved unobstructed pickup space with adequate stacking area (as determined by the city or county building official) shall be provided at the building entrance or stacking space to accommodate 5 vehicles

 

(7)

Residential care facility, types II and III.

1 per every 3 roomers, but not less than 2 spaces

 

(8)

Medical care facility, type II.

1 per every 3 beds

 

(9)

Community living facility, type I.

1 per every 2 roomers

 

(10)

Community living facility, type II.

1 per every staff member determined by the maximum number of staff present at any one time, but not less than 5 spaces

 

(11)

Crisis center, type I.

1 per 300 square feet of floor area

 

(12)

Crisis center, type II.

1 per 200 square feet of floor area

 

(13)

Hospital or medical center.

1.75 per hospital bed

 

(14)

Private membership association, club, lodge or fraternal organization.

1 per 300 square feet of floor area

 

(15)

Business or vocational school, technical college.

1 per 200 square feet of floor area

 

(16)

College or university.

1 per 2.63 students enrolled

(c)

Professional offices.

 

 

(1)

Medical and related offices and clinics, chiropractic, dental, optometrist, osteopath, pediatrician, etc.

1 per 300 square feet of floor area

 

(2)

Professional and governmental offices: accounting, architectural, engineering, governmental, insurance sales, law, real estate, sales and brokerage, etc.

1 per 400 square feet of floor area

 

(3)

Financial institution.

1 per 200 square feet of floor area, plus 3 stacking spaces for each external teller or customer service window

 

(4)

Veterinarian.

1 per 400 square feet of floor area

(d)

Commercial uses.

 

 

(1)

Business and retail establishments (other than listed).

1 per 200 square feet of floor area

 

(2)

Restaurants:

 

 

 

(i)

Family dining type, where all food consumed within an enclosed structure.

1 per 150 square feet of floor area or 1/3 the occupant load, whichever is less

 

 

(ii)

Carry-out and delivery only, where no food consumed on the premises.

1 per each employee based upon maximum shift, plus 5 stacking spaces per drive-in window. Such stacking spaces shall not be designed to impede pedestrian or vehicular circulation on the site or on any abutting street

 

 

(iii)

Drive-in type, where food may be consumed on the premises, outside a completely enclosed building, or served directly to customers in parked vehicles.

1 per 35 square feet of floor area, plus 5 stacking spaces per drive-in window. Such stacking spaces shall not be designed to impede pedestrian or vehicular circulation on the site or on any abutting street

 

 

(iv)

Fast food, an establishment whose principal business is the sale of pre-prepared or rapidly prepared food directly to the customer in a ready-to-consume state for consumption either within the restaurant building or off premises

1 per 85 square feet of floor area or 1/3 the occupant load, whichever is less, plus 5 stacking spaces per drive-in window. Such stacking spaces shall not be designed to impede pedestrian or vehicular circulation on the site or on any abutting street

 

(3)

Automotive service station, types I and II.

1 per 4 gas pumps, but not fewer than 4 spaces. In no instance shall a required parking space or its maneuvering area conflict with vehicles being fueled or awaiting fuel

 

(4)

Funeral home or mortuary.

1 per every 3 seats in the main seating area

 

(5)

Theater, adult/nonadult.

1 per each 2.5 seats

 

(6)

Automotive or vehicle car wash.

1 per each 2 washing stalls plus 2 stacking spaces per washing stall

 

(7)

Shopping centers.

4.55 per 1,000 square feet of gross floor area

(e)

Recreation, entertainment and amusement.

 

 

(1)

Commercial recreational facility (unless otherwise listed).

1 per 150 square feet of floor area

 

(2)

Courts, racquetball, handball, squash and tennis (when operated as an independent use).

4 per each court, or 1 per 3 spectator seats, whichever is greater

 

(3)

Amusement indoor establishments.

1 per 100 square feet of floor area

 

(4)

Bowling alley.

5 per alley, plus additional space for any other associated use (e.g., bar, restaurant, etc.) open to the public

 

(5)

Amusement park.

1 per 200 square feet of floor area plus 1 per 200 square feet of land area used for outdoor recreational areas

 

(6)

Auditorium, fairgrounds, stadiums and grandstands.

1 per every 4 seats

 

(7)

Athletic field.

15 spaces for every diamond; 20 spaces for every soccer or athletic field, or 1 space for every 4 seats, whichever is greater

 

(8)

Golf courses.

4 per each green, plus additional space for any other associated uses (e.g., tavern, restaurant, etc.) open to the public

 

(9)

Golf driving range.

1.5 per every tee, if provided, or 1.5 per each 20 feet of range width along the tees

 

(10)

Miniature golf course.

2 per hole

 

(11)

Outdoor range, archery, rifle, trap or skeet.

2 per target area or 1 per 5 seats, whichever is greater

(f)

Industrial uses.

 

 

(1)

Industrial establishments (other than listed).

1 per 1,000 square feet of floor area

 

(2)

Research and testing laboratory.

1 per 600 square feet of floor area

 

(3)

Warehousing.

1 per 1,000 square feet of floor area to a maximum of 5 spaces for establishments up to 25,000 square feet of floor area. For warehouses over 25,000 square feet, 5 spaces plus 1 for each additional 5,000 square feet above 25,000 square feet of floor area

 

(4)

Manufacturing or establishments engaged in production, processing, packing and crating, cleaning, servicing, or repair of materials, goods or products.

1 per 600 square feet of floor area up to 25,000 square feet of floor area; and 1 per 1,000 square feet of floor area above 25,000 square feet of floor area

(g)

Other uses. For uses not listed, parking spaces shall be provided on the same basis as required for the most similar listed use as determined by the appropriate city or county building official.

 

(Ord. 16754 §§ 25, 26, 9-13-94. Code 1995 § 48-30.02.)

18.240.040 Approval of off-street parking facilities.

The design of all off-street parking facilities shall be subject to the approval of the building official prior to issuance of a building and/or parking lot permit, or for any certificate of occupancy where no building permit is required. Before approving any off-street parking plan, the official shall find the spaces, aisles and drives provided are usable as designed and meet the requirements as set forth herein.

(a) Submission of Site Plan. Any application for a parking lot and/or building permit, or for any certificate of occupancy where no building permit is required, shall include therewith a site plan drawn to scale and fully dimensioned. Said plan shall show the full extent of the area to be used for off-street parking including angle and dimension of vehicular parking and stacking spaces, aisles and drives; type of surfacing; radius of curb return; width of curb opening; identify protective curbing; direction of traffic flow; drainage pattern and method of collection; sidewalks, bicycle parking, and type and height of screening and parking area trees. Bicycle racks may be installed on public rights-of-way where there are no setbacks and the public works director has determined that interference with pedestrian traffic is minimal.

(b) Temporary Permit. Prior to issuance of a certificate of occupancy, all parking and stacking spaces, aisles and drives shall be properly constructed and surfaced; except that the building official may issue a temporary certificate of occupancy in those instances where the building official finds that the surfacing cannot reasonably be completed due to adverse weather conditions or settling of land on the site after demolition or filling. A temporary certificate of occupancy shall be effective only to a date specified.

(c) Enforcement. If the applicant fails to construct the parking facility in conformity with the requirements of this chapter or other prescribed requirements, the governing body may order the removal or replacement of the nonconforming parking facility or portion thereof. The cost of removal or replacement and any necessary reconstruction shall be levied as a special assessment against the property.

(d) Public right-of-way shall not be utilized for internal traffic circulation or stacking for drive-up window facilities and similar such car-service features.

(e) All facilities proposing “drive-in” and/or “carry-out” service features shall be reviewed and considered by the traffic engineer or designee in respect to: ingress/egress to public right-of-way; the impact upon streetside parking; adequacy of on-site vehicle storage, parking and traffic patterns; and pedestrian safety. The traffic engineer or designee shall not approve the proposal if the public safety and welfare are negatively impacted. (Ord. 19904 § 3, 5-13-14.)

    Cross References: City council – mayor, Chapter 2.15 TMC; public works department, TMC 2.25.110; traffic engineer, TMC 10.10.010.