Chapter 18.09
PARKING

Sections:

18.09.010    General provisions – Parking standards.

18.09.020    Nonconforming parking.

18.09.030    Provision of required parking.

18.09.040    Off-street parking standards.

18.09.050    Table of Off-Street Parking Standards.

18.09.060    Administrative Adjustment of Parking Standards.

18.09.070    Approval criteria for special uses.

18.09.080    Time of completion.

18.09.090    Parking area standards.

18.09.095    Parking layout dimensions.

18.09.100    Temporary parking.

18.09.110    Loading spaces.

18.09.120    Transportation management plan (TMP).

18.09.130    Downtown parking provisions.

18.09.140    Electric vehicle charging parking provisions.

Note: Parking area construction standards are contained in Issaquah’s Street Standards.

18.09.010 General provisions – Parking standards.

A.    Purpose of Parking Standards: The purpose of parking standards is to assure adequate off-street parking, reduce on-street parking, increase traffic safety, maintain smooth traffic flow, and reduce the visual impact of parking lots. These standards are also designed to achieve safe and efficient vehicular and nonmotorized circulation and economy of space.

B.    Intent of Parking Standards: The intent of the parking standards is to promote effective use of transportation facilities with the goal of moving people from place to place. Emphasis shall be given to alternate methods of moving people which will: deter traffic congestion; promote environmental quality through less use of fossil fuels and potentially less impervious surface needed for parking areas; and provide convenience and reliability to commuters, residents, pedestrians, employees, tourists, shoppers, students, bicyclists, special populations and service providers. Commuter mobility is enhanced by: providing ride sharing through preferred parking arrangements; providing incentives to include parking and storage of bicycles in development and redevelopment plans; and requiring safe, direct nonmotorized access from public rights-of-way to structures/developments.

C.    Applicability and Authority:

1.    Existing Uses: Unless an expansion or change of use is requested, these provisions shall not be applicable to uses which conform to parking requirements existing prior to the effective date of such provisions (Land Use Code update Ord. 2107). A change of tenant that retains the same or similar use shall not be required to “upgrade” to meet the parking standards of this Code. If there is a conflict regarding a specific interpretation of a “similar” use of the new tenant, the Planning Director/Manager shall make an interpretation, through the Level 0 Review (Chapter 18.04 IMC).

2.    New Developments or a Change of Use: These provisions are applicable to new developments and to changes of use for existing developments.

3.    Substantial Remodels or Additions: These provisions are applicable to substantial remodels or additions which expand the gross floor area of the use by ten (10) percent or greater. Remodels or additions to single family units do not require additional parking spaces; however, the site plan must be consistent with the other parking standards.

4.    Authority – Unclassified Uses: If this section does not specify a parking requirement for a specific land use, the Planning Director/Manager shall establish the minimum requirement based on the nearest comparable parking demand through the Level 0 Review. The applicant may be required to provide sufficient information to demonstrate that the parking demand for a specific land use will be satisfied, based upon existing land uses similar to the proposed use. The applicant shall provide a parking study for the proposed use which shall be prepared by a professional with expertise in traffic and parking analyses. (Ord. 2447 § 55, 2005; Ord. 2108 § 9.1, 1996).

18.09.020 Nonconforming parking.

A.    Demolition and Change of Use: Developments which had legal nonconforming parking facilities prior to the effective date of these provisions (Land Use Code update Ord. 2107) must become conforming when:

1.    A structure is demolished; or

2.    The use of the development is changed to a dissimilar use.

B.    Additions: If the basis for calculating required parking is increased, such as adding gross floor area, seats, units, or other measure, then required parking shall be provided for the increased amount.

C.    CBD: See IMC 18.09.130, Downtown parking provisions, for requirements in the CBD zoning district. (Ord. 2549 § 4, 2009; Ord. 2108 § 9.2, 1996).

18.09.030 Provision of required parking.

A.    Purpose of Required Parking Spaces: The purpose of requiring parking as a condition of development is to provide an adequate amount of vehicle parking for a specific use, recognizing that a balance must be reached between:

1.    Inadequate Parking: Leading to traffic congestion and additional parking violations on adjacent streets as well as unauthorized parking in nearby private lots; and

2.    Excessive Parking: Wasting space and resources that could be better utilized for development or pervious surface.

B.    Conformance: All off-street parking shall comply with the provisions of this Code.

C.    Permit Required: Off-street parking or loading spaces shall not be created, constructed, located, relocated or modified after the effective date of these provisions without first obtaining a Building Permit or Clearing and Grading Permit.

D.    Accessory Uses – Same Review: All off-street and loading spaces which are not themselves primary uses are considered accessory uses and shall be subject to the same procedures and review requirements as primary uses.

E.    Use of Required Parking: Required off-street parking is intended to provide vehicle parking only for residents, customers, patrons and employees. Area devoted to parking may not be used for any other purpose, except as authorized by this Code. Required off-street parking shall not be used for:

1.    The storage of vehicles, recreational vehicles, boats, or other materials;

2.    The parking of vehicles used in conducting the business; or

3.    The sale, repair or servicing of any vehicle.

F.    Location of Parking:

1.    Single Family/Duplex: Required parking for single family units and duplexes shall be on-site.

2.    Multifamily: Parking is not permitted in the side setback of a multifamily development when the parking would abut a single family district. In other cases, parking for multifamily development is allowed in the rear and side setback.

3.    Other Uses: The minimum required off-street parking area shall be provided within eight hundred (800) feet of the building or use for which the parking area is required.

4.    All Uses: Parking and the storage and/or display of vehicles shall not be provided in any required landscape planting area unless otherwise allowed by Chapter 18.12 IMC, Landscaping.

G.    Unlawful Elimination of Required Parking or Loading Spaces: An owner or operator of any building or land use affected by this section shall not eliminate or reduce required parking or loading facilities without the establishment of alternative parking or loading facilities which meet the requirements of this section.

H.    Change in Current Use: When a change of use is proposed for an existing structure, required parking shall be provided according to the parking standards within this section. If the proposed use requires more parking than the previous use, the applicant shall provide that additional parking as an approval condition of development.

I.    Bicycle Parking: Bicycle parking shall be provided as follows:

1.    Quantity: All sites required to provide nonmotorized facilities shall provide bicycle parking spaces equal to five (5) percent of required automobile parking parking spaces for the first three hundred (300) required auto stalls and one (1) percent of auto stalls in excess of three hundred (300). Only customer and employee parking spaces shall be used to determine this requirement. In no case shall the amount be less than two (2) bicycle spaces.

2.    Location: Bicycle parking shall be placed in a publicly visible location within fifty (50) feet of a primary building entrance. Bicycle parking shall not block pedestrian use of a walkway. Shopping centers or other multibuilding developments may group bicycle parking in a unified location, provided the location is consistent with the other location requirements.

3.    Exceptions:

a.    Sites requiring eight (8) or fewer auto stalls are exempt from bicycle parking.

b.    The Planning Director/Manager may reduce the quantity of bicycle parking spaces when it is demonstrated that bicycle activity will be limited at that location, but in no case can the amount be reduced to less than two (2) bicycle spaces.

c.    The Planning Director/Manager may require additional spaces when it is determined that the use or its location will generate a high volume of bicycle activity. Such a determination will include but not be limited to the following uses:

(1)    Park/playfield;

(2)    Marina;

(3)    Library/museum/arboretum;

(4)    Elementary/secondary school or colleges/universities;

(5)    Sports club; or

(6)    Retail business (when located along a developed bicycle trail or designated bicycle route). (Ord. 2587 § 3 (Exh. B2), 2010; Ord. 2447 § 56, 2005; Ord. 2283 § 3, 2000; Ord. 2108 § 9.3, 1996).

18.09.040 Off-street parking standards.

A.    Intent: The intent of the off-street parking standards is to provide adequate parking for individual uses within the City. These standards are based on the assumption that intensity of use governs the need for parking. For example, restaurants are typically more intense than office uses and require a higher ratio of parking. Specific off-street parking standards are listed in the Table of Off-Street Parking Standards (IMC 18.09.050). Generally:

1.    One (1) space per one hundred (100) square feet for high traffic uses (restaurants, taverns);

2.    One (1) space per two hundred (200) square feet for retail commercial;

3.    One (1) space per three hundred (300) square feet for offices;

4.    One (1) space per five hundred (500) square feet for land intensive commercial uses (car, lumber sales, or rental equipment).

B.    Computation of Required Spaces:

1.    Gross Floor Area: For the purpose of calculating the minimum number of required parking spaces, gross floor area means the total of all floor areas of a building as measured from the interior surface of each exterior wall of the structure excluding stairwells and elevator shafts, mechanical rooms, janitorial sink rooms, restrooms, attic space and interior vehicular parking or loading, and all floors below the first or ground floor, except when used or intended to be used for human habitation or service to the public. Hallways, lobbies, conference rooms, ground level or above ground storage rooms, enclosed porches and balconies shall be included in the gross floor area.

2.    Fraction: If the calculation of the number of off-street parking spaces in the Table of Off-Street Parking Standards contains a fraction, such number shall be rounded up or down to the next whole number: fractions less than one-half (0.5) shall be rounded down to the whole number and fractions which are one-half (0.5) and greater shall be rounded up to the next higher whole number.

3.    Use Not Listed in Table: If a proposed use is not addressed in the Table of Off-Street Parking Standards, the parking requirements shall be determined through a Level 0 Review (IMC 18.04.110 through 18.04.270).

4.    Parking Reduction for CBD: See IMC 18.09.130, Downtown parking provisions. All other parts of this section still apply in the CBD.

5.    Parking Reduction for Electric Vehicle Charging Stations: See IMC 18.09.140, Electric vehicle charging parking provisions.

6.    Administrative Adjustment of Standards: An applicant may request an Administrative Adjustment to the parking standards for an individual project, as established (IMC 18.09.060). (Ord. 2624 § 5 (Exh. A4a), 2011; Ord. 2549 § 4, 2009; Ord. 2108 § 9.4, 1996).

18.09.050 Table of Off-Street Parking Standards1.

TABLE 18.09.050
TABLE OF OFF-STREET PARKING STANDARDS 

(Transportation management programs may also be required.)

LAND USE

REQUIRED PARKING

RESIDENTIAL

Single Family/Duplex

2 spaces per unit: tandem parking may be used to fulfill this requirement

Accessory Dwelling Unit

1 space: tandem parking may be used to fulfill this requirement

Multifamily: Studio Apartment

1 space per unit3

Multifamily: Other Than Studio Apt.

2 spaces per unit3

Senior Housing, Large and Small Scale

1 space per 2 units and 1 space for each employee @ peak times3

Assisted Living Facilities:

- Senior Assisted Care Facility

1 space for each 2 units + 1 space per employee @ max. shift

- Residential Care Facility

1 space for each 2 units + 1 space per employee @ max. shift

- Nursing Home

1 space per 3 beds

- Retirement Home

1 space per 3 beds

PUBLIC/QUASI-PUBLIC

Banquet/Meeting/Reception

1 space per 75 sq. ft. GFA in dining or lounge areas or 1 space per 4 persons @ occupancy load, whichever is greater

Church/ Religious Facility, Funeral Home/Mortuary/Memorial Chapel

1 space per 4 seats

Community Center

1 space per 300 sq. ft. of offices, plus 1 space per 100 sq. ft. of weight rooms/workout and/or dance rooms, plus 1 space per 150 sq. ft. of multipurpose activity rooms, plus 1 space per 100 sq. ft. for restaurant/cafe or snack bar, plus 1 space per employee @ max. shift, plus additional for any stadiums/arenas or other uses according to standards established in Chapter 18.07 IMC

Day Care Operations2

1 space per 6 attendees @ max. occupancy, plus 1 space per employee @ max. shift

Government:

- Courthouse

3 spaces per courtroom, plus 1 space for each 30 sq. ft. of fixed seating in the courtroom. In addition, for the remainder of the courthouse, 1 space for each 300 sq. ft. of GFA

- Government Office Buildings

1 space per 300 sq. ft. GFA (like general office)

- Maintenance Shop

1 space per employee @ max. shift

- Police Station w/ or w/out City Jail

1 space per 300 sq. ft. gross floor area

- Fire Station

- Post Office

1 space per 200 sq. ft. gross floor area

Library, Museum, Art Gallery

1 space per 200 sq. ft. GFA or 1 space per 4 persons @ occupancy load

Nonprofit Organizations, Social Services

1 space per 4 persons @ occupancy load

Schools:

- Montessori or Similar

Each development application to be reviewed to determine if operational characteristics are more similar to a day care operation or an elementary school, with the appropriate parking standard required

- Elementary, Jr. High and Middle School

3 spaces per classroom or 1 space per 3 seats in auditorium, whichever is greater

- High School

4 spaces per classroom plus 1 space per employee and faculty member, or 1 space per 3 seats in auditorium or stadium, whichever is greater (“classroom” does not include library, lunchroom, gym/auditorium, or pool area)

- College, University, Vo.-Tech, or Business School

1 space per 400 sq. ft. GFA

RECREATION

Amusement Parlors (Video Arcades)

1 space per 200 sq. ft. GFA

Baseball/Football/Soccer Fields

1 space per 3 seats in spectator area (18 inches is considered a “seat” on a bench or bleacher); if there is no seating for spectators an Interpretation, Level 1 Review, is required

Billiard and Pool Hall

1 space per 100 sq. ft. GFA

Boat Launching and Docking Areas

1 space per 2 docking slips + 4 for each launching ramp

- Marinas and Sailing Clubs

1 space per 2 docking slips + 1 per 300 sq. ft. principal building

Bowling Alley

5 spaces per 1 bowling lane

Golf Course w/ or w/out Pro Shop, Restaurant, Etc.

5 spaces per golf hole + 1 space per 200 sq. ft. GFA for food/beverage prep, service and consumption, + 1 space per 300 sq. ft. GFA devoted to other clubhouse and pro shop uses

Golf Driving Range

2 spaces per practice tee

Gymnasium without Seating (Basketball, Volleyball, Soccer, and Other Indoor Sports)

1 space per 300 sq. ft. GFA

Health/Fitness Club, Gym, Aerobic Studio

1 space per 100 sq. ft. GFA for workout space (swimming pools excluded from calculation), retail shops, restaurants, etc., shall require additional parking, according to established standards

Karate School/Dance Studio

1 space per 100 sq. ft. GFA of workout space

Neighborhood Park/Picnic Area

2 spaces per picnic table

Shooting Range

1 space per practice station

Skating Rink (Rink Area)

1 for each 100 sq. ft.

Stadium/Arena w/ or w/out Open Air Amphitheater

1 space per 3 seats (18 inches is considered a “seat” on a bench or bleacher)

Swimming Pool, Public

1 space per 3 seats in spectator area (18 inches is considered a “seat” on a bench or bleacher), plus 2 spaces per pool lane, plus 1 space per employee @ max. shift

Theater, Live and Movie

1 space per 4 seats, plus 1 per employee

Tot Lot/Play Area

1 space per 100 sq. ft. of play area

Trail Head

Class 1: 50 to 100 cars (growth potential for 200), Class 2 and 3: 10 to 25 cars (growth potential for 50)

Zoological Park/Garden

1 space per 500 sq. ft. GFA of observation buildings, plus 1 space per 100 sq. ft. GFA for all snack bar and restaurant use, plus 1 space per 200 sq. ft. GFA of retail/gift shop, plus 1 space per employee @ max. shift

COMMERCIAL/INDUSTRIAL

Adult Entertainment

1 space per 300 sq. ft. GFA

Agricultural Food Processing and Storage

1 space per 500 sq. ft. GFA

Antique Shop

1 space per 500 sq. ft. GFA

Appliance Store

1 space per 500 sq. ft. GFA

Art/Pottery/Stained Glass Studio w/ or w/out Retail Sales

1 space per 200 sq. ft. GFA

Automotive:

- Car Wash, Drive-Through

6 stacking spaces per drive-through entrance, plus 1 per employee @ max. shift

- Car Wash, Self-Service

1 stacked space per wash bay

- Auto and Truck Maintenance/Service Shops

2.5 spaces per work area or bay

- Motorcycle Sales and Repair

2.5 spaces per work area or bay

- Paint and Body Repair Shops

2.5 spaces per work area or bay

- Auto Parts/Accessories, Glass, Tires, Etc.

1 space per 300 sq. ft. GFA

- Automobile and Truck Rental

1 space per 500 sq. ft. GFA, including indoor display showrooms

- Automobile and Truck Sales/Dealership

1 space per 500 sq. ft. GFA, including indoor display showrooms

-Large Vehicle and Heavy Equipment Dealership

1 space per 500 sq. ft. GFA, including indoor display showrooms

- Service Station

2.5 spaces per work area or bay

- Service Station w/ Grocery

2.5 spaces per work area or bay + 1 per 200 sq. ft. GFA

- Tire Rebuilding and Recapping

2.5 spaces per work area or bay

- Towing Service and Storage Yard

2.5 spaces per work area or bay

- Truck/Trailer Storage (Outdoor)

1 space per 1,000 sq. ft. GFA

- Automotive Wrecking and Dismantling Yards

1 space per 500 sq. ft. GFA

Bakery, Retail

1 space per 200 sq. ft. GFA

Bank, Financial Institution

1 space per 200 sq. ft. GFA (drive-through window requires stacking spaces; see IMC 18.09.090(K))

Banquet/Meeting/Reception

See PUBLIC/QUASI-PUBLIC

Bar/Tavern

1 space per 100 sq. ft. GFA

Barber or Beauty Shop w/ or w/out Nail Salon

1 space per 200 sq. ft. GFA

Bed and Breakfast/Guest House

2 spaces for manager/proprietor living unit + 1 per guest room (not operated as a home occupation)

Boat Building, Sales and Repair

2.5 spaces per work area + 1 space per 500 sq. ft. GFA showroom/display area

Brewery/Winery

1 space per 500 sq. ft. GFA + tasting area, gift shops, restaurants, etc., shall require additional parking, according to standards set in this section

Building Material Storage and Sales

1 space per 500 sq. ft. GFA of structure and storage area

Butcher Shop/Meat Market

1 space per 200 sq. ft. GFA

Canning, Bottling, Preserving and Packaging Foods and/or Beverages

1 space per 500 sq. ft. GFA or structure

Carpenter Shop

1 space per 300 sq. ft. GFA

Cement/Gravel Operation

1 space per 300 sq. ft. GFA for office area, or 1 space per employee @ max. shift

Clothing Fabrication and Repair

1 space per 300 sq. ft. GFA

Cold Storage Plant

1 space per 500 sq. ft. GFA of structure

Conference Center

1 space per 100 sq. ft. GFA + 1 space per room + additional for restaurants (1 per 100 sq. ft. GFA) and gift shops (1 per 200 sq. ft. GFA)

Contractor’s Storage Yard

1 space per 500 sq. ft. GFA of structure and covered storage area

Creamery or Bottling Plant

1 space per 500 sq. ft. GFA of structure

Day Care Operations2

1 space per 6 attendees @ max. occupancy, plus 1 space per employee @ max. shift

Delicatessen Store, Eat In/Carry Out

1 space per 100 sq. ft. GFA

Dry Cleaning and Pressing Shop

1 space per 300 sq. ft. GFA

Electronic Assembly/Manufacturing

1 space per 500 sq. ft. GFA, or 1 space per employee @ max. shift

Electroplating

1 space per 500 sq. ft. GFA, or 1 space per employee @ max. shift

Employment Agency

1 space per 200 sq. ft. GFA

Feed and Cereal Mill

1 space per 500 sq. ft. GFA

Feed Store and Agricultural Supply

1 space per 500 sq. ft. GFA of structure and covered storage area

Formal Wear/Tuxedo Rental

1 space per 200 sq. ft. GFA

Freight Terminal

1 space per 500 sq. ft. GFA of structure and covered storage area

Frozen Food Locker

1 space per 500 sq. ft. GFA of structure

Furniture Store

1 space per 500 sq. ft. GFA

Grocery/Convenience Store

1 space per 200 sq. ft. GFA

Hardware Store

1 space per 200 sq. ft. GFA

Helistop: As Accessory Use Only

1 space per 100 sq. ft. GFA of terminal/passenger areas

Hobbies, Toys and Games

1 space per 200 sq. ft. GFA

Hotels, Inns, Motels, Time Share Lodging

1 space per room + additional for restaurants (1 per 100 sq. ft. GFA) and gift shops (1 per 200 sq. ft. GFA)

Interior Decorator

1 space per 300 sq. ft. GFA

Laundromat

1 space per 300 sq. ft. GFA

Locksmith

1 space per 300 sq. ft. GFA

Lumber Yard

1 space per 500 sq. ft. GFA of structure and covered storage area

Machine Shop

1 space per 500 sq. ft. GFA

Manufacturing:

- Distribution Center

1 space per 300 sq. ft. GFA of office use, plus 1 per 500 sq. ft. remaining area for distribution operation

- Manufacturing

1 space per 500 sq. ft. GFA

Massage Therapist

1 space per 300 sq. ft. GFA

Medical:

- Ambulance/Emergency Facility (Private)

1 space per 300 sq. ft. GFA

- Drugstore/Pharmacy

1 space per 200 sq. ft. GFA

- Hospital

1 space per 1.5 beds

- Laboratory Facility

1 space per 300 sq. ft. GFA

- Medical and Dental Offices

1 space per 200 sq. ft. GFA

- Outpatient Clinic

1 space per 200 sq. ft. GFA

- Veterinary Clinic (Animal)

1 space per 200 sq. ft. GFA

Office, Professional or Corporate

1 space per 300 sq. ft. GFA

Plant Nursery/Garden Center

1 space per 200 sq. ft. GFA and 1 space per 500 sq. ft. of storage areas not used for retail display or sales

Plumbing Shop

1 space per 200 sq. ft. GFA (same as hardware)

Printing and Publishing

1 space per 200 sq. ft. GFA

Processing Raw Materials (Wood, Fruit, Etc.)

1 space per 500 sq. ft. GFA of structure and covered storage area

Recycling Center

1 space per 500 sq. ft. GFA of structure and covered storage area

Rental Equipment Shop

1 space per 500 sq. ft. GFA of structure and storage area

Research and Development w/ or w/out Chemical Lab

1 space per 500 sq. ft. GFA

Restaurants, Cafes and Coffee Shops

1 space per 100 sq. ft. GFA except seasonal exterior seating areas (drive-through window requires stacking spaces; see IMC 18.09.090(K))

General Retail/Service

1 space per 200 sq. ft. GFA

Sand Blasting

1 space per 500 sq. ft. GFA of structure and covered storage area

Sawmill and Planing Mill

1 space per 500 sq. ft. GFA of structure and covered storage area

Shopping Center

1 space per 200 sq. ft. GFA; theaters (movie or live) within center must provide individual parking according to the standards within this section; theater GFA is not used to calculate remaining shopping center parking requirement, but used to define specific parking for that use

Specialty Food Store (No Dining)

1 space per 200 sq. ft. GFA

Storage, Mini (Completely Enclosed)

1 space per 20 storage units

Storage of Machinery (Indoor)

1 space per 500 sq. ft. GFA of structure and covered storage area

Storage of Machinery, Including Boats, Trailers, RVs, Etc. (Outdoor)

1 space per 500 sq. ft. GFA of structure and covered storage area

Storage, Warehouse

1 space per 1,000 sq. ft. GFA of structure and covered storage area

Tanning Salon

1 space per 200 sq. ft. GFA

Tasting Area: Accessory to Food or Beverage Manufacturing/Production

1 space per 40 sq. ft. GFA

Taxidermy

1 space per 300 sq. ft. GFA

Upholstering (w/o Furniture Display)

1 space per 300 sq. ft. GFA

Welding Shop

1 space per 300 sq. ft. GFA

Wholesale Business/Outlet Store

1 space per 150 sq. ft. GFA

UNCLASSIFIED USE

Interpretation through Level 0 Review, based on similar uses

(Ord. 2613 § 3 (Exh. B2), 2011; Ord. 2552 § 6, 2009; Ord. 2462 § 36, 2006; Ord. 2405 § 14, 2004; Ord. 2283 § 3, 2000; Ord. 2110 § 3, 1996; Ord. 2108 § 9.5, 1996).

18.09.060 Administrative Adjustment of Parking Standards.

A.    Purpose: The purpose of permitting the Administrative Adjustment of Parking Standards or requirements is to provide for flexibility in reducing or modifying parking standards in all zoning districts, without permitting an adjustment that would negatively impact the surrounding neighborhood. An adjustment to a parking standard or requirement may be approved based on a determination by the Planning Director/Manager that the adjustment is consistent with the purpose of this Code, and the intent and purposes of the parking standards and/or requirements.

B.    Process: The Planning Director/Manager has the authority to make the final decision regarding Administrative Adjustment of Standards for all levels of review. The Planning Director/Manager shall consider the application information regarding the approval criteria which has been provided by the applicant and any public comment which has been received within the comment period. The Planning Director/Manager may request input from the Chair of the Development Commission during the comment period; however, this is not required. The Planning Director/Manager’s decision on the Administrative Adjustment of Standards is final unless appealed. The Planning Director/Manager’s decision on Administrative Adjustment of Standards is appealable as established for Level 2 Review (Chapter 18.04 IMC).

C.    Applicability and Approval Criteria: An Administrative Adjustment to Parking Standards or requirements may include the amount of compact parking spaces; the materials used for parking areas; the required spaces for a specific project; or any other parking standard governed by this chapter. The following is a listing of potential Administrative Adjustments of Parking Standards and the individual approval criteria.

D.    Required Parking Spaces: The purpose of an Administrative Adjustment for required parking spaces is to provide flexibility to those uses which may be extraordinary, unique or to provide flexibility to a combination of uses which makes the parking spaces appear inappropriate. Approval criteria for the Administrative Adjustment, in addition to the criteria for the Level 2 Review, are as follows:

1.    Documentation: The applicant shall document that the individual project will require the amount of parking which is different from that required under the required parking standards. Documentation may include the parking requirements and performance of similar uses in other areas, or other related information;

2.    Function and Use of Site: The applicant shall demonstrate that modifying the amount of required parking spaces will not negatively impact the use or function of the site and/or adjacent sites;

3.    Intent: The applicant shall demonstrate that the adjustment of the standards will be equal to, or superior in, fulfilling the intent and purpose of the original requirements;

4.    Numbers of Employees/Customers: The applicant shall establish:

a.    An on-site transportation management program for uses with fifteen (15) or more employees;

b.    Valet parking or shuttle service, where appropriate; and

c.    The applicant shall demonstrate that the number of employees/customers is lower or higher than the established “industry standard” based on comparative information of similar uses in other areas; and

5.    Tree Retention: The applicant shall demonstrate that the adjustment allows for the retention of existing significant trees. Significant trees retained through this provision shall be considered protected trees and not able to be removed without replacement.

E.    Shared Parking: The purpose of shared parking is to efficiently utilize parking resources where the potential for shared parking provisions with adjacent land uses has been analyzed and found to be appropriate with the following criteria, including special provisions for shared employee parking:

1.    Prime Hours of Operation: Majority of employees arrive and leave site at nonpeak hours for parking lot usage, and can stagger the use of the parking lot; or

2.    Shuttle: Majority of customers arrive at one time and valet parking or shuttle service is used.

F.    Other Parking Standards: The following approval criteria, in addition to the Level 2 Review criteria, are required in order to permit an Administrative Adjustment of other parking standards:

1.    Access: The proposal will not create negative impacts to the adjacent properties or rights-of-way, dedicated tracts, or easements;

2.    Compatibility: The proposal is compatible with the character, scale and existing uses of the surrounding neighborhood;

3.    Intent: The adjustment of the standards will be equal to, or superior in, fulfilling the intent and purpose of the original requirements;

4.    Safety: The proposal does not negatively impact any safety features of the project, nor create any hazardous features; and

5.    Services: The proposal will not create negative impacts to public services, including fire and emergency services. (Ord. 2546 § 4, 2008; Ord. 2543 § 4, 2008; Ord. 2108 § 9.6, 1996).

18.09.070 Approval criteria for special uses.

A.    Automotive Sales, Rental and Leasing: The minimum number of customer/employee parking stalls for car dealerships shall be based on the gross building square footage, including the indoor display area, but not including any outdoor display areas.

B.    Mixed Uses: When different uses occupy a single structure or parcel that is not considered a shopping center by this Code, the total required parking spaces shall be the sum of the requirements of the individual uses.

C.    Shared Parking:

1.    Purpose: The purpose of shared parking is to efficiently use parking facilities for more than one (1) use, specifically uses whose prime hours of operation do not overlap. The intent of this provision is to decrease the amount of parking provided for a specific use by sharing adjacent underutilized parking facilities.

2.    Review for Shared Parking:

a.    Existing Buildings: Shared parking may be approved administratively by the Planning Director/Manager for existing buildings through a Level 1 Review;

b.    New Projects/Buildings: Shared parking for new projects or buildings does not require a separate review process, and may be approved within the site plan review process under which the project is being reviewed.

3.    Spaces Required: Number of spaces required for shared parking:

a.    Nonoverlapping Prime Hours of Operation: If the businesses have nonoverlapping prime hours of operation, the property owner(s) shall provide parking spaces equal to those required of the business with the greater of the applicable individual parking requirements.

b.    Overlapping Prime Hours of Operation: If the businesses have overlapping prime hours of operation, the property owner(s) shall provide parking spaces equal to the total of the individual parking requirements.

c.    The required number of spaces for shared parking may be reduced by ten (10) percent in the CBD zoning district consistent with Chapter 18.19 IMC, Olde Town Design Standards.

4.    Approval Criteria for Shared Parking: Shared parking for businesses with either nonoverlapping or overlapping prime hours of operation may be approved if all of the following approval criteria are met:

a.    Location: The location of the parking facilities must be:

(1)    Generally within a radius of eight hundred (800) feet from the lot lines of the uses which are involved in the shared parking contract, allowing for flexibility if the site for shared parking is within a reasonable distance to the uses. If shared parking is used only for employees of the involved uses, the location can be outside the eight hundred (800) foot radius; and

(2)    Zoned to permit parking facilities outright, or through a specific site plan review process.

b.    Nonmotorized Facilities: Provision of nonmotorized facilities consistent with Chapter 18.07 IMC that connect the respective uses and the shared parking facilities.

c.    Signage: The availability of parking for each use is indicated by directional signs governed by this Code (Chapter 18.11 IMC).

d.    Shared Parking Contract: A contract is enacted, signed by all the owners/operators of the shared uses and the City, which provides for City enforcement. The shared parking contract shall:

(1)    Provide that the land comprising the required shared parking facilities shall not be encroached upon, used, sold, leased, or conveyed for any purpose, except in conjunction with the building or use which the required parking serves, so long as the shared parking facilities are needed. The contract terms shall be for at least a five (5) year minimum;

(2)    Indicate prime hours of operation for shared uses;

(3)    Assign maintenance provisions for the parking facilities and landscaping;

(4)    Designate potential times of overflow, and a parking plan which will be implemented in the event of overflow; and

(5)    The parking contract approved by the Planning Director/Manager shall be filed with the deed of the parcels involved, so that the agreement is binding upon successors.

e.    Contract Changes: Changes to the contract, or a redrafting of the original enacted contract, must be reviewed and approved through the Level 1 Review process before the shared parking contract is within compliance of this Code. Termination of this contract may occur through an approval through Level 1 Review.

f.    Evaluation Upon Request: The City may reevaluate the parking situation upon request, at the expense of the owner, and at this time the City may:

(1)    Permit the shared parking to continue as in the past; or

(2)    Continue the situation with additional conditions related to new information, for example, information regarding prime hours of operation or other information; or

(3)    Request that other parking provisions be implemented before the use(s) may continue due to problems with the existing situation.

5.    Implementation Problems: If shared parking is not functioning according to the contract, the property owners or the City may request to alter the shared parking contract. If consensus cannot be reached, traditional parking will be required as established in the Table of Off-Street Parking Standards. The property owner may also propose an Administrative Adjustment of Standards as an option for implementation problems.

D.    Shopping Centers:

1.    Purpose of Required Standard for Shopping Centers: The purpose of parking standards for shopping centers is to balance the parking needs of small and large businesses and the variety of uses within a shopping center. More efficient provision of parking is accomplished through a general standard for shopping centers, and this system accommodates the changing of businesses and uses within a shopping center.

2.    Computation of Required Spaces: Within a shopping center, all uses, excluding theaters, shall calculate the parking requirement using the shopping center standard as established in the Table of Off-Street Parking Standards. Theaters shall provide parking pursuant to the Table of Off-Street Parking Standards. The theater gross floor area (GFA) is not used to calculate remaining shopping center parking requirements, but only used to define specific parking for that use and shall not be used in the shopping center calculation.

3.    Change or Expansion of Use: When a change or expansion of use occurs within an established shopping center, additional parking shall be provided if additional square footage for the use is being requested, unless the applicant can provide information showing that the shopping center has adequate parking, based on the standards in the Table of Off-Street Parking Standards. When a change of use involves a theater within the shopping center, the applicant shall provide parking pursuant to the Table of Off-Street Parking.

E.    Tandem Parking:

1.    Purpose: The purpose of tandem parking is to allow flexibility in the parking provisions for single family and duplex uses, and for other uses under certain conditions. Tandem parking may be permitted in multifamily, office or commercial projects through an Administrative Adjustment of Standards (AAS).

2.    Review Required: Proposals for tandem parking shall be processed through the Level 1 Review.

3.    Approval Criteria: Tandem parking may be permitted if all of the following approval criteria are met:

a.    Each duplex may have only one (1) tandem parking stall (equaling two (2) parking spaces) for each dwelling unit within the duplex;

b.    Ingress and egress for the tandem parking stalls do not interfere with the safety of residents or adjacent property owners;

c.    Tandem parking stalls must be of standard size; compact tandem stalls are not permitted;

d.    For multifamily, office or commercial projects, tandem parking must address the need for individual occupants to coordinate parking based on a written parking plan. The proposal must also meet the AAS approval criteria for IMC 18.09.060(F), Other Parking Standards.

F.    Nonmotorized Facilities: Nonmotorized facilities shall be provided consistent with Chapter 18.07 IMC. (Ord. 2549 § 4, 2009; Ord. 2447 § 57, 2005; Ord. 2311 § 7, 2001; Ord. 2283 § 3, 2000; Ord. 2108 § 9.7, 1996).

18.09.080 Time of completion.

A.    Prior Installation of Required Parking: All parking improvements including striping and graphics required by this Code shall be installed prior to any change in the use of land or structures and prior to the occupancy of any new or enlarged structure.

B.    Delay of Installation:

1.    Delayed Parking: Upon approval of the Planning Director/Manager, completion of the required parking improvements may be delayed due to inclement weather or poor soil conditions (example: settling of fill). Requests for such delays shall be submitted in writing and shall explain the reason for the request and an estimated completion date for the improvements. No delay shall be longer than six (6) months, and all approved delays shall be bonded pursuant to the City’s estimate of the value of the delayed improvements.

2.    Reserved Parking:

a.    Purpose and Intent: The purpose of reserved parking is to:

(1)    Provide less “paved and striped” parking than the minimum required, given documentation by the applicant which indicates a lower parking demand for the specific site or use; and

(2)    Provide landscaping in lieu of remaining parking which could be converted into “paved and striped” parking if site/use conditions change. The intent of reserved parking is to permit less impervious surface until conversion to parking is deemed necessary by the Planning Director/Manager.

b.    Delay of Completion: The Planning Director/Manager may grant a delay in completion of up to fifty (50) percent of the required parking for a particular use for either an unlimited or a specific time period contingent upon all of the following criteria being met:

(1)    Presentation of satisfactory evidence from the applicant that the anticipated parking needs of the proposed facility are significantly less than those provided for in the Table of Off-Street Parking Standards;

(2)    Submission of a Site Plan Showing:

(A)    The parking area to be immediately developed;

(B)    The reserved area fully designed as a landscaped area initially and as a parking area in the future; and

(C)    The reserved area included as impervious surface for the site calculations and storm drainage calculations;

(3)    The area designated for reserved parking is not a right-of-way or a dedicated easement;

(4)    There are no structures/buildings intended for or constructed in the subject area;

(5)    A monitoring program is created which shall include a site visit every six (6) months, by an official designated by the Planning Director/Manager, to ensure there are no parking problems. The program shall also include alternative transportation management procedures the applicant shall follow if minor or occasional parking problems occur; and

(6)    A letter from the applicant (sample available from Permit Center) guaranteeing full and satisfactory completion of all required parking improvements upon written notice of requirement by the Planning Director/Manager. (Ord. 2108 § 9.8, 1996).

18.09.090 Parking area standards.

Parking lot dimensions are found in IMC 18.09.095, Parking layout dimensions. Additional construction standards are found in Issaquah’s Street Standards.

A.    Purpose of Parking Area Standards:

1.    Purpose of Parking Area: The purpose of a parking area is to provide safe, barrier-free access connecting the parking area to the specific use for persons using the parking area.

2.    Purpose of Required Standard Spaces and Aisles: The purpose of requiring standard parking spaces is to provide safe access and adequate parking area for vehicles, including public safety vehicles. Standard aisle widths and radius shall permit accessibility to vehicles, including public safety vehicles.

B.    Materials: Single family residential uses are not required to pave and stripe their parking and circulation areas. All other parking and circulation areas must be hard surfaced, consistent with the City of Issaquah’s current construction standards. Gravel, turf-block or other similar alternative surface may be permitted only if all of the following approval criteria are met:

1.    Barrier-Free: Those portions of the parking and nonmotorized area are surfaced according to barrier-free regulations;

2.    Access to Right-of-Way: At least twenty (20) feet of the initial vehicular entrance leading to all the rights-of-way are paved in order to minimize any dust, gravel or other material from being transported from the parking area to adjacent streets or alleys;

3.    Character/Location: The alternative surface may be appropriate because of the character of the use and/or the character of the location; and

4.    Maintenance: The alternative surface shall be maintained, as needed, by the property owner; and

5.    Parking Standards: The alternative surface meets all other parking standards, excluding striping, but including landscaping and screening.

C.    Marking: The property owner shall identify required parking stalls, directional arrows and crosswalks within parking areas using paint or other methods approved by the Planning Director/Manager and required by Street Construction Standards. Crosswalk marking shall be provided consistent with IMC 18.07.080(B). Paint is not permitted as a sole means of marking crosswalks. Display areas which are not required parking areas, such as a car dealership or rental display area, are not required to be marked as individual stalls.

D.    Parallel Parking Stalls: Parallel parking stalls shall be designed so that the doors of the vehicles do not open into the public right-of-way (for parking lot construction details, see IMC 18.09.095, Parking layout dimensions).

E.    Lighting: All lighting shall be designed and installed to avoid glare or reflection of light. Light standards shall not be located where they may interfere with parking stalls, stacking areas, and ingress and egress to parking areas. Also see IMC 18.07.107, Outdoor lighting.

F.    Driveways:

1.    Location and Design: The location and design of driveways shall be reviewed by the City in accordance with the City’s driveway construction standards found in Issaquah’s Street Construction Standards.

2.    Combined Driveways: The owners of adjoining properties shall provide combined driveways wherever practical. In conjunction with approval of a development, the City may require a property owner to provide an access and circulation easement to an abutting owner where joint access is reasonable to serve future development.

G.    Design Standards and Stall Dimensions:

1.    Stall dimensions including standard, compact and parallel stall dimensions shall be designed as shown in IMC 18.09.095, Parking layout dimensions. The dimensions for ninety (90) degree, head-in parking stalls shall be:

a.    Standard – nine (9) feet by twenty (20) feet;

b.    Compact – nine (9) feet by fifteen (15) feet;

c.    Parallel stalls – eight (8) feet by twenty-three (23) feet.

2.    Design and construction standards for parking areas shall be reviewed by the City in accordance with the City’s adopted Street Standards. Wheelstops shall be provided for parking stalls abutting landscape areas, buildings or any nonmotorized corridors, including walkways. Wheelstops shall be positioned eighteen (18) inches into the parking stall; however, stalls may overhang up to eighteen (18) inches beyond a curb line into a landscaped area without a wheelstop, provided parking shall not intrude into required landscape planters or block the required width of a walkway.

H.    Compact Car Stalls:

1.    Number Permitted: Up to sixty (60) percent of required parking may be sized for compact car stalls; provided, that compact spaces are not located along a fire lane. The designation of compact stalls must be included on the site plan.

2.    Size: Compact car stalls shall not be less than nine (9) feet by fifteen (15) feet for ninety (90) degree head-in stalls.

I.    Barrier-Free Spaces: The property owner shall provide parking and access, including appropriate dimensions, in accordance with the Washington State Amendments to the Uniform Building Code, Chapter 11, Regulations for Barrier-Free Facilities, as currently written or amended. These parking requirements shall not be calculated as additional parking stalls to the requirement established in the Table of Off-Street Parking Standards (IMC 18.09.050).

1.    Accessible parking spaces shall be located on the shortest possible accessible route of travel to an accessible building entrance. In facilities with multiple accessible building entrances with adjacent parking, accessible parking spaces shall be dispersed and located near the accessible entrances. Whenever practical, the accessible route of travel shall not cross lanes of vehicular traffic. Where crossing traffic lanes is necessary, the route of travel shall be designated and marked as a crosswalk. Exception: In multilevel parking structures, all accessible van parking spaces may be located on the same level.

2.    Where a parking facility is not accessory to a particular building, accessible parking spaces shall be located on the shortest accessible route to an accessible pedestrian entrance to the parking facility.

J.    Inner Circulation Required: Vehicle circulation for all parking areas on the site shall be contained within the proposed parking area.

K.    Stacking Spaces/Drive-Through Window Facility: A stacking space shall be an area measuring eight (8) feet by twenty (20) feet with direct forward access to a service window of a drive-through facility. Individual spaces within the lane may not be delineated with pavement markings. Stacking lanes may not be located within required driveway, internal circulation drive or parking aisle widths, and may not interfere with site circulation.

1.    Requirements: Uses providing drive-up or drive-through services shall provide vehicle stacking spaces as follows:

Table 18.09.090: Minimum Required Stacking Spaces/Drive-Through Window Facility

Drive-Through Use

One Window

Two Windows

Three + Windows

Drive-Through Food/Beverage Service

5 stacking spaces

4 stacking spaces per window

3 stacking spaces per window

Drive-Through Bank/Financial Institution, Business Service, or Other Drive-Through Use Not Listed

4 stacking spaces

3 stacking spaces per window

2 stacking spaces per window

2.    Parking Credit: Credit towards minimum parking requirements should be given for each drive-through station. One-third (1/3) parking credit should be given for each stacking space; provided, that the terms related to the provision and design of stacking space are met. For example, two (2) drive-through windows with three (3) stacking spaces each equals six (6); six (6) divided by one-third (1/3) equals two (2) parking spaces credited to the total parking requirement, as established on the Table of Off-Street Parking Standards.

3.    Administrative Adjustment: Exceptions to this requirement may be permitted through an Administrative Adjustment of Parking Standards (IMC 18.09.060) if an applicant can document that less than the required minimum stacking spaces would be ample during prime operating hours of the development.

L.    Landscaping and Screening:

1.    Required: The property owner shall provide landscaping and screening as required in Chapter 18.12 IMC, Landscaping and Tree Preservation.

2.    Reserved Parking in Landscaping: If reserved parking is approved by the Planning Director/Manager, the property owner shall provide landscaping in the reserved parking area as required. Landscaping in the reserved parking area does not count toward the required landscaping requirement for that site. See Delay of Installation/Reserved Parking for more information (IMC 18.09.080(B)(2)).

3.    Parking Which Abuts Residential: Every parking area in a non-single family project abutting property in any residential district shall be separated from such property by a solid wall, view-obstructing fence, or compact evergreen hedge at least six (6) feet in height. The screening shall be provided and maintained along the property line of such lot except in the required front setback.

M.    Nonmotorized Facilities: Nonmotorized facilities shall be provided consistent with Chapter 18.07 IMC, Required Development and Design Standards.

N.    Repair and Maintenance of Required Parking and Circulation Areas: The property owner shall maintain in perpetuity all parking and circulation areas in a safe, functional, and well-maintained condition that meets all applicable standards and project approvals. (Ord. 2587 § 3 (Exh. B2), 2010; Ord. 2560 § 6 (Exh. A5), 2009; Ord. 2543 § 4, 2008; Ord. 2497 § 5, 2007; Ord. 2447 § 58, 2005; Ord. 2283 § 3, 2000; Ord. 2108 § 9.9, 1996).

18.09.095 Parking layout dimensions.

Table 18.09.095: Parking Layout Dimensions

Parking Layout Dimensions (in feet) for Standard-Sized Stalls and Two-Way Traffic at Various Angles

Dimension

On
Diagram

45°

60°

75°

90°

Stall width, parallel to aisle

A

12.5

10.5

9.5

9.0

Stall length of line

B

25.0

22.0

20.5

20.0

Stall depth to wall

C

17.5

19.0

19.5

20.0

Aisle width between stall lines

D

20.0

22.0

24.0

24.0

Stall depth, interlock

E

15.5

17.5

18.8

20.0

Module, wall to interlock

F

52.5

58.5

62.5

64.0

Module, interlocking

G

50.5

57.0

62.0

64.0

Module, interlocking to curb face

H

51.0

56.0

60.0

62.5

Bumper overhang (typical)

I

2.0

2.5

2.5

2.0

Offset

J

6.5

2.5

0.5

0.0

Setback

K

11.0

8.5

5.0

0.0

Cross aisle, one-way

L

14.0

14.0

14.0

14.0

Cross aisle, two-way

M

24.0

24.0

24.0

24.0

Parking Layout Dimensions (in feet) for Compact-Sized Stalls and Two-Way Traffic at Various Angles

Dimension

On
Diagram

45°

60°

75°

90°

Stall width, parallel to aisle

A

11.5

9.0

8.5

9.0

Stall length of line

B

23.0

19.0

17.0

15.0

Stall depth to wall

C

15.0

16.5

17.0

15.0

Aisle width between stall lines

D

20.0

20.0

20.0

24.0

Stall depth, interlock

E

13.0

15.0

16.5

15.0

Module, wall to interlock

F

48.0

51.5

53.5

54.0

Module, interlocking

G

46.0

52.0

53.0

54.0

Module, interlocking to curb face

H

46.5

50.0

51.5

52.5

Bumper overhang (typical)

I

1.5

2.0

2.0

2.0

Offset

J

5.5

2.5

0.5

0.0

Setback

K

9.5

7.0

4.5

0.0

Cross aisle, one-way

L

14.0

14.0

14.0

14.0

Cross aisle, two-way

M

24.0

24.0

24.0

24.0

Parking Layout Dimensions (in feet) for Standard-Sized Stalls and One-Way Traffic at Various Angles

Dimension

On
Diagram

45°

60°

75°

90°

Stall width, parallel to aisle

A

12.5

10.5

9.5

9.0

Stall length of line

B

25.0

22.0

20.0

20.0

Stall depth to wall

C

17.5

19.0

19.5

20.0

Aisle width between stall lines

D

12.0*

16.0*

23.0

24.0

Stall depth, interlock

E

15.5

17.5

19.0

20.0

Module, wall to interlock

F

45.0**

52.5**

61.5

64.0

Module, interlocking

G

42.5

51.0

61.0

64.0

Module, interlocking to curb face

H

43.0

50.2

59.0

62.5

Bumper overhang (typical)

I

2.0

2.5

2.5

2.0

Offset

J

6.5

2.5

0.5

0.0

Setback

K

11.0

8.5

5.0

0.0

Cross aisle, one-way

L

14.0

14.0

14.0

14.0

Cross aisle, two-way

-

24.0

24.0

24.0

24.0

*If dimension “C” on the diagram is adjacent to or in the proximity of a building and if the parking area is located on ground level, dimension “D” on the diagram shall be at least 20 feet.

**If dimension “C” is adjacent to or in the proximity of a building and if the parking area is located on ground level, dimension “F” shall reflect the difference between dimension “D” as shown on the table and the minimum required. (Example: Assume a row of 45° stalls is adjacent to a building and at ground level; aisle width between stall lines must be at least 20.0 feet instead of 12.0 feet; module, wall to interlock must be at least 53.0 feet instead of 45.0 feet.)

Parking Layout Dimensions (in feet) for Compact-Sized Stalls and One-Way Traffic at Various Angles

Dimension

On
Diagram

45°

60°

75°

90°

Stall width, parallel to aisle

A

11.5

9.0

8.5

9.0

Stall length of line

B

23.0

19.0

17.0

15.0

Stall depth to wall

C

15.0

16.5

17.0

15.0

Aisle width between stall lines

D

12.0*

16.5*

20.0*

24.0

Stall depth, interlock

E

13.0

15.0

16.5

15.0

Module, wall to interlock

F

40.0*

48.0**

53.5**

54.0

Module, interlocking

G

38.0

47.0

52.5

54.0

Module, interlocking to curb face

H

38.5

46.5

51.0

52.5

Bumper overhang (typical)

I

1.5

2.0

2.0

2.0

Offset

J

5.5

2.5

0.5

0.0

Setback

K

9.5

7.0

4.5

0.0

Cross aisle, one-way

L

14.0

14.0

14.0

14.0

Cross aisle, two-way

-

24.0

24.0

24.0

24.0

*If dimension “C” on the diagram is adjacent to or in the proximity of a building and if the parking area is located on ground level, dimension “D” on the diagram shall be at least 20 feet.

**If dimension “C” is adjacent to or in the proximity of a building, dimension “F” shall reflect the difference between dimension “D” as shown on the table and the minimum required. (Example: Assume a row of 45° stalls is adjacent to a building and at ground level; aisle width between stall lines must be at least 20 feet instead of 12 feet; module, wall to interlock must be at least 48 feet instead of 40 feet.)

(Ord. 2283 § 3, 2000).

18.09.100 Temporary parking.

A.    Special Events: Temporary parking for special events is addressed through the Special Events Street Use Permit process (Chapter 5.14 IMC).

B.    Requirements for Construction:

1.    A temporary gravel or unimproved parking area requires a Special Events Street Use Permit.

2.    Temporary parking must have a setback of twenty (20) feet from existing streets.

3.    All temporary parking areas shall comply with National Fire Protection Association standards.

C.    Exceptions: Produce stands and Christmas tree stands are exempt from obtaining a Special Events Street Use Permit for parking; however, they shall be processed through the review pursuant to the Table of Permitted Land Uses (IMC 18.06.130). (Ord. 2108 § 9.10, 1996).

18.09.110 Loading spaces.

A.    Purpose of Required Loading Spaces: The purpose of requiring loading spaces is to provide for adequate room entirely on-site and off any traffic circulation routes for the loading and unloading of commercial vehicles which are associated with the proposed development.

B.    When required: Whenever the normal operation of any development requires that goods, merchandise, or equipment be routinely delivered to or shipped from that development, a sufficient off-street loading and unloading area shall be provided to accommodate the delivery or shipment operations in a safe and convenient manner.

C.    Defined: Type A Loading Space shall be at least twenty-five (25) feet in depth and ten (10) feet in width. Type B Loading Space shall be at least fifty (50) feet in depth and twelve (12) feet in width. All buildings with overhangs that project over loading spaces shall have a vertical overhang clearance of not less than fourteen (14) feet, exclusive of access aisle, platform or maneuvering area.

D.    Loading Space Requirements:

1.    Design: All required off-street loading facilities shall be designed such that vehicles engaging in loading or unloading activities shall not encroach upon or interfere with the right-of-way or public use of streets, alleys or sidewalks. Maneuvering space of not less than fifty-two (52) feet in length shall be provided adjacent to the loading dock, and this maneuvering space shall not include any area designated or used for off-street parking, storage or trash dumpsters.

2.    Other Parking Requirements: No area allocated to loading and 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 loading and unloading facilities.

3.    Computation of Required Loading Spaces:

TABLE 18.09.110 – COMPUTATION OF REQUIRED LOADING SPACES

TYPE OF USE

TYPE A

TYPE B

• COMMERCIAL: 30,000 sf or less

Retail, Restaurant, etc.

- 1 loading space for first 10,000 sf

- 1 loading space for next 20,000 sf

Office

- 1 loading space

• COMMERCIAL: More than 30,000 sf

Retail, Restaurant, etc.

- 1 loading space per 30,000 sf

- 1 loading space per 30,000 sf

Office

- 1 loading space per 30,000 sf

• SCHOOLS

Elementary, Junior and Senior High, and others having food service

- 1 loading space per food service operation

4.    Exceptions: Exceptions to loading space requirements may be permitted through the Administrative Adjustment of Parking Standards (IMC 18.09.060). (Ord. 2283 § 3, 2000; Ord. 2108 § 9.11, 1996).

18.09.120 Transportation Management Plan (TMP).

A TMP is a contract between the City and a property owner or manager or an employer or group of employers stating that the employer(s) will provide education, opportunities, and employee incentives for ride sharing, parking incentives and other transportation alternatives. The TMP also addresses the responsibility of the property owner or manager or employer(s) for monitoring the success of the TMP, and reporting the annual results to the City.

A.    Purpose: The purpose of requiring a TMP for certain uses and all projects over a specific size/density is to promote the use of transportation alternatives which lessen traffic congestion, lessen the impact on the City’s air quality, and use the City’s existing infrastructure more efficiently.

B.    When Required: A TMP is required for individual projects, pursuant to the City’s adopted transportation management regulations. (Ord. 2283 § 3, 2000; Ord. 2108 § 9.12, 1996).

18.09.130 Downtown parking provisions.

A.    Parking Reductions in the CBD Zoning District: Parking requirements for all uses located in the CBD zone may be reduced by as much as twenty-five (25) percent as follows:

1.    General Reduction: Parking requirements for all uses in the CBD zone may be reduced by fifteen (15) percent in order to encourage redevelopment and promote pedestrian systems.

2.    Shared Parking: An additional ten (10) percent of the required number of spaces for shared parking may be reduced in the CBD zone when the provisions of IMC 18.09.070(C), Shared Parking, are met.

B.    Additional Provisions within the Downtown Business District: The following provisions apply to the downtown business district area (see Figure 18.09.130, Issaquah Downtown Parking Study):

1.    Change of Use: No additional parking shall be required for a change in use for an existing structure or the use of previously unused space within an existing structure.

2.    Additions: No additional parking shall be required for structural additions that are ten (10) percent or less of the original gross floor area of the building. Additional parking shall be provided in accordance with Chapter 18.09 IMC for any structure addition that exceeds ten (10) percent of the original gross floor area.

3.    Reconstruction and Demolition: The number of nonconforming parking spaces may be retained for a replacement structure when the gross floor area is not increased, required permits are approved within twelve (12) months of damage or demolition and the parking spaces provided for the replacement structure comply with the site design requirements in Chapter 18.12 IMC, Landscaping. Additional parking shall be provided in accordance with this chapter for that portion of any replacement structure that exceeds the original gross floor area.

4.    Overall Minimum: The number of parking spaces per parking lot shall not be reduced to less than the number of established spaces or the number of spaces existing as of August 15, 1986, whichever is less.

C.    Displacement Parking Credit: Property that was historically used for parking purposes (as indicated in the Boundary and Topographic Survey of Issaquah Community Center done by Target Surveys Inc., dated March 17, 1986, as filed with LID), which has now been converted to landscaping and/or walkways through an easement pertaining to LID No. 19, shall be granted a displacement parking credit, calculated as follows: The property may build additional square footage for every one-quarter (1/4) parking space, within the boundaries of said property, which was displaced by the LID. The occupancy of the new building space shall determine the amount of additional square footage that would be allowed for the displaced parking.

D.    Review: Use of the downtown parking provision by an applicant does not require additional review, and shall be reviewed along with the complete application for the project. (Ord. 2549 § 4, 2009; Ord. 2311 § 8, 2001; Ord. 2283 § 3, 2000; Ord. 2108 § 9.13, 1996).

Figure 18.09.130

18.09.140 Electric vehicle charging parking provisions.

For every electric vehicle charging station provided, the required number of parking spaces may be reduced by an equivalent number, provided the total reduction does not exceed five (5) percent of the total required parking spaces. For example, if forty (40) parking spaces are required and two (2) electric vehicle charging stations are provided, the total required parking may be reduced to thirty-eight (38) spaces, yielding thirty-six (36) “regular” parking spaces and two (2) electric vehicle charging parking spaces. Note that in this example the total reduction may not be in excess of two (2) spaces (40 * 5% = 2), so if three (3) electric vehicle charging stations were provided instead, the total reduction in required parking would still be two (2) spaces, yielding thirty-five (35) “regular” parking spaces and three (3) electric vehicle charging parking spaces. (Ord. 2624 § 5 (Exh. A4b), 2011).


1

Any applicant may apply for an Administrative Adjustment of Parking Standards pursuant to Chapter 18.09 IMC.

2. Not operated as a home occupation.

3. Guest parking for multifamily residential uses and senior housing is included in the standard and is assumed to be one-quarter (1/4) space per unit.