Chapter 17.56
OFF-STREET PARKING

Sections:

17.56.010    Requirements.

17.56.020    Ingress and egress provisions.

17.56.030    Location of parking spaces.

17.56.040    Spaces required.

17.56.043    Fractional spaces.

17.56.045    Special provisions for downtown business and public/semi-public zoning districts.

17.56.050    Parking for unspecified uses.

17.56.055    Parking credit for alternatives to automobile access.

17.56.060    Mixed-use occupancies.

17.56.070    Joint uses.

17.56.080    Common parking areas.

17.56.087    Valet parking.

17.56.090    Loading space.

17.56.100    Parking lot and structure development standards.

17.56.110    Parking lot surfacing requirements.

17.56.120    Illumination.

17.56.130    Landscaping requirements for parking lots.

17.56.140    Commercial parking lots and structures.

17.56.010 Requirements.

Every building hereafter erected, moved, reconstructed, enlarged or subject to change in use from a lower intensity to a higher intensity shall be provided with parking spaces as provided in this chapter, and the parking spaces shall be made permanently available and maintained for parking purposes. No building permit shall be issued until plans showing provisions for the required parking have been submitted and approved as conforming to the standards of this chapter. Every lot or parcel of land used as a public or private parking area or new or used car sales area and having a capacity of three or more vehicles shall be developed and maintained in accordance with this chapter. (Ord. 519 § 1 (part), 1985: Ord. 387 (part), 1982)

17.56.020 Ingress and egress provisions.

The city engineer shall have the authority to fix the location, width and manner of approach of vehicular ingress or egress from a building or parking area to a public street and to alter existing ingress and egress as may be required to control street traffic in the interest of public safety and general welfare. All new structures shall take primary access from a public street or private road that complies with the private road requirement as established by Chapter 12.28 and any other applicable ordinance. (Ord. 519 § 1 (part), 1985: Ord. 387 (part), 1982)

17.56.030 Location of parking spaces.

Off-street parking spaces shall be located as specified in this chapter. Where a distance is specified, the distance shall be the walking distance measured from the nearest point of the parking facilities to the nearest point of site with the building it serves:

A.    Parking for single-family and multiple-family dwellings shall be on the same lot or building site with the building it serves.

B.    Off-site parking for uses not specified in subsection A of this section shall not be over three hundred feet from the building or use it serves, except as described in Section 17.56.045(B). Such distance shall be measured from the nearest point of the parking facility to the building or use which the facility is required to serve.

C.    All off-street parking spaces shall be located on land zoned:

1.    In a manner which would allow the particular use the parking will service; or

2.    Public/semi-public (PSP) subject to the provisions of that district. (Ord. 884 § 1, 1996; Ord. 576 § 4, 1987; Ord. 509 § 2, 1985; Ord. 387 (part), 1982)

17.56.040 Spaces required.

The required number of off-street parking spaces is as set out in Table 17.56.040. (Ord. 996 § 3, 1999; Ord. 884 § 10, 1996: Ord. 519 § 1 (part), 1985; Ord. 387 (part), 1982)

Table 17.56.040: Off-Street Parking Requirements 

Use Classification

Number of Spaces Required

1. Auto wrecking yards

15 spaces for yards less than 10 acres in size and 25 spaces for yards 10 acres and larger in size

2. Banks, office buildings, including real estate offices

3 per 1,000 square feet of gross floor area, minimum 5

*3 per 1,000 square feet of gross floor area

3. Barber and beauty shops

3 per 1,000 square feet of gross floor area

4. Bowling alleys

5 per lane

5. College or commercial schools for adults

1 per 4 seats in classroom, plus 1 per employee

6. Commercial daycare centers

1 space for each employee plus 1 for each 8 children

7. Dance halls and places of assembly without fixed seats

13.3 per 1,000 square feet of gross floor area

*10 per 1,000 square feet of assembly area

8. Drive-in restaurants and similar establishments, primarily for autoborne customers

13.3 per 1,000 square feet of gross floor area

9. Fraternity, rooming or boarding houses

1 per accommodation

10. Funeral parlors, mortuaries and cemeteries

1 per 4 seats or 8 feet of bench or pew or 25 per 1,000 square feet of assembly room used for services if no fixed seating provided

11. Hospitals, convalescent homes, sanitariums, institutions for aged and children, welfare or correctional institutions

1 per 2 beds

12. Launderettes and self-service laundries

1 per each 2 washing and/or drying machines

13. Libraries, art galleries, museums

4 per 1,000 square feet of gross floor area

*3 per 1,000 square feet of gross floor area

14. Manufacturing and industrial uses of all types (including associated office and retail space not exceeding 35% of the gross floor area), except a building used exclusively for warehouse purposes

1.5 per 1,000 square feet of gross floor area, or 1 per employee, whichever is greater

15. Medical and dental offices/clinics

5 per 1,000 square feet of gross floor area

*3 per 1,000 square feet of gross floor area

16. Mini self-storage

1 space per each 10 storage cubicles equally distributed in close proximity to storage buildings, plus 1 space for each 50 storage cubicles to be located at the project office

17. Mobile home and recreational vehicle sales

0.3 per 1,000 square feet of outdoor display area

18. Motels and hotels

1 per unit or room, plus additional parking in accordance with this schedule for restaurants, conference or convention facilities, and other businesses or facilities associated with the hotel or motel.

19. Motor vehicle or machinery repair without sales

5 per 1,000 square feet of gross floor area

20. Motor vehicles sales and service

1 per 1,000 square feet of gross floor area, plus 7 per 1,000 square feet of outdoor display area

21. Multiple-family dwellings, except retirement housing

2 per dwelling unit

 

*1.5 per studio or 1 bedroom unit; 2 per 2 or more bedroom units; plus 1 per every 4 units for guest parking

22. Passenger terminals (bus, rail, ferry)

To be determined by the planning director, or designee

23. Restaurants, taverns, or bars for on-premises consumption

10 per 1,000 square feet of gross floor area, minimum 5

 

*5 per 1,000 square feet of gross floor area for 4,000 square feet or less; 20 plus 10 per 1,000 square feet of gross floor area greater than 4,000 square feet or one space per three seats, whichever is greater

24. Restaurants (take-out and/or limited to 4 tables)

5 per 1,000 square feet of gross floor area

25. Retail stores; multi-tenant

4.5 per 1,000 square feet of gross floor area (employee parking is to be accommodated on site)

26. Retail stores and personal service shops

5.5 per 1,000 square feet of gross leasable area

 

*3 per 1,000 square feet of gross floor area (square footage of common areas used exclusively for storage or circulation may be deducted from the total gross floor area, subject to planning director, or designee, approval)

27. Retirement housing

1 per dwelling unit plus 1 guest space for every 4 units

28. Schools, elementary, junior middle or high, public or private

1 space for each 12 seats in the auditorium or assembly room, plus 1 space for each employee, plus sufficient off-street space for safe loading and unloading of students from school buses

 

*2 per classroom for elementary, junior, or middle schools; 6 per classroom for high school

29. Single-family or two-family dwellings

2 per dwelling; driveways may be counted as 1 parking space

30. Skating rinks

13.3 per 1,000 square feet of gross floor area

31. Stadiums, churches, theaters, sports arenas, auditoriums, and clubs and lodges and all assembly places with fixed seats

1 per 4 seats or 8 feet of bench or pew

32. Swimming pools (indoor and outdoor)

1 per 10 swimmers, based on pool capacity as defined by the Washington State Department of Heath

33. Tennis courts, racquet clubs, handball courts, and other similar commercial recreation

25 per 1,000 square feet of gross floor area used for assembly, plus 2 per court

34. Utility and communication establishments without regular employment

1 space

35. Warehouses, storage buildings or structures used exclusively for storage purposes (including associated office and retail space not exceeding 35% of the gross floor area), except mini self-storage

.5 per 1,000 square feet of gross floor area, or 1 per employee, whichever is greater

* Refers to alternative parking requirements in the downtown business district

 

17.56.043 Fractional spaces.

If the provisions of this chapter result in a parking requirement which includes a fractional parking space equal to or greater than one-half, one parking space shall be required. (Ord. 884 § 2, 1996)

17.56.045 Special provisions for downtown business and public/semi-public zoning districts.

A.    On-Street Parking Credit. A reduction in the number of off-street parking spaces shall be allowed on a one-to-one basis, based upon the actual number of existing or proposed parking spaces meeting city requirements on adjacent street frontage. The city requirements for on-street stalls and vehicular circulation are specified in Chapter 10.08, Parking of Motor Vehicles. Lots with more than one frontage shall be allowed to count the parking on two frontages only. The provision shall apply only to lots with frontages that are improved with curbs, gutter and sidewalk. Parking in alleys shall not be counted as a credit toward the off-street parking requirements.

B.    Off-Site Parking. Parking for uses within the downtown business and public/semi-public zoning districts may be located beyond three hundred feet from the building or use it serves with approval from the planning director or designee. Such distance shall be measured from the nearest point of the parking facility to the building or use which the facility is required to serve. In making a determination on the request, the planning director or designee shall consider:

1.    The type of use the off-site parking facilities are intended to serve, i.e., off-site parking may not be appropriate for high turnover uses such as fast food;

2.    Proximity of the off-site parking facilities;

3.    Ease of pedestrian access to the off-site parking facilities; and

4.    Provisions for valet parking service.

C.    Routine business parking for day-to-day operations in the public/semi-public zoning district must be on-site. (Ord. 1128 § 2, 2005: Ord. 884 § 3, 1996: Ord. 548 § 2, 1986)

17.56.050 Parking for unspecified uses.

Where the parking requirements for a use are not specifically defined herein, the parking requirements for such use shall be determined by the planning director or designee. Such determination shall be based upon staff investigation, parking requirements for comparable uses, and comparative data as may be available and appropriate for the establishment of minimum parking requirements. (Ord. 884 § 4, 1996: Ord. 387 (part), 1982)

17.56.055 Parking credit for alternatives to automobile access.

Upon demonstration to the community development director that effective alternatives to automobile access are proposed, the community development director may reduce by not more than forty percent the parking requirements otherwise prescribed for any use or combination of uses on the same or adjoining sites. The extent of the reduction shall be commensurate with the permanence, effectiveness, and demonstrated reduction in off-street parking demand effectuated by such alternative programs. Alternative programs which may be considered by the community development director under this provision include, but are not limited to, van pooling, ride matching for carpools, and provision of subscription bus service. (Ord. 1411 § 3, 2018: Ord. 884 § 5, 1996)

17.56.060 Mixed-use occupancies.

A reduction from the parking space requirements as specified in Table 17.56.040, Off-Street Parking Requirements, may be allowed by the planning director, or designee, for mixed-use buildings or developments if an adequate shared parking program is developed. Requirements of the program are as outlined in the following subsections:

A.    A shared parking study based on the current methodology accepted by the city and prepared by a licensed traffic engineer with experience in performing shared parking studies shall be submitted. The study must demonstrate that the development will result in a more efficient use of parking provided because the combined peak parking demand is less than the normal standards due to the following factors: (a) different, off-setting parking activity or intensity patterns of the business in the development; and/or (b) it can be reasonably anticipated that a number of customers or clients will be served by both uses while on the site; and

B.    A shared parking allocation plan showing all shared parking shall be submitted. The number of spaces required for an approved shared parking plan shall be based on the number of spaces estimated to be the combined use peak parking demand. (Ord. 881 § 6, 1996: Ord. 387 (part), 1982)

17.56.070 Joint uses.

A.    Joint use of required parking spaces may occur where two or more uses on the same or separate sites involving more than one property owner are able to share the same parking spaces because their parking demands occur at different times. Applicants applying for approval of a joint use parking plan may be required to furnish a parking study as described in Section 17.56.060(A) and must meet the following conditions:

1.    When use of another site for parking is proposed, such parking shall be located within a district permitting such a use.

2.    There is not substantial conflict in the principal operating hours of the uses for which the joint use of the parking facility is proposed.

3.    The applicant shall present a binding legal agreement, which may include a parking easement, in a form acceptable to the city. The agreement shall be executed by the parties holding an ownership interest in the properties subject to a joint use parking agreement. Further, it shall provide that the agreement may be enforced by the city and shall be irrevocable for the term of the proposed joint use parking. The agreement shall also provide that in the event the joint use parking becomes unavailable, adequate replacement of off-street parking shall be provided in accordance with this chapter. Such instrument, after being approved to form and manner by the city attorney, shall be approved by the planning director, or designee, and recorded with the Snohomish County auditor’s office.

B.    The city shall maintain a record of all uses and of the owners or tenants that are subject to a joint use agreement. (Ord. 884 § 7, 1996: Ord. 387 (part), 1982)

17.56.080 Common parking areas.

Common parking facilities may be provided to satisfy on-site requirements if the sum of the spaces in the common facility equals the sum of the spaces required for the individual developments/uses, subject to the following minimum conditions:

A.    A parking allocation plan shall be approved by the planning director, or designee, showing all common parking areas and shall be kept on file with the city.

B.    Where more than one business occurs and common parking areas are utilized, each business must have access to its proportional allotment of the spaces. No allocation or validation program will be allowed which would prevent any tenant from the use of his proportionate allocation of parking.

C.    A reciprocal parking easement in a form satisfactory to the city shall be executed by all parties involved and by the owner of the property where the parking spaces are located. Such an agreement shall ensure the continued availability of the number of spaces allocated to each use and shall be kept in the appropriate city property files. (Ord. 884 § 8, 1996: Ord. 387 (part), 1982)

17.56.087 Valet parking.

A.    A valet parking plan, based on attendants being on duty at all times when the use or structure is open, may be used to fulfill the parking requirements of this chapter, subject to approval by the planning director, or designee. A parking plan which is drawn to scale and shows the layout of parking spaces must be submitted to the city for approval. The review of parking plans shall be based on the following criteria:

1.    The drop-off and pick-up areas are adequately posted and safe from traffic hazards;

2.    The drop-off and pick-up areas do not cause traffic congestion or hazards to pedestrians on adjoining city streets; and

3.    The valet parking area is off-street and, if applicable, complies with the provisions of Section 17.56.070, joint use parking, and Section 17.56.080, common parking areas.

B.    If the provision of valet parking was required as a condition of project approval, and the valet parking area or service is discontinued for any reason whatsoever, the project owner or operator shall:

1.    Secure or make available, an equal number of replacement parking spaces within an acceptable time and location, as determined by the planning director or designee; or

2.    Demonstrate to the satisfaction of the planning director or designee that fewer replacement spaces are needed and that those spaces will be provided within an acceptable time;

3.    Should the project owner or operator not provide the required replacement parking spaces to the satisfaction of the city, the city shall impose penalties as permitted by law, including but not limited to suspension and/or revocation of any licenses or permits or any other remedies permitted by law. (Ord. 884 § 9, 1996)

17.56.090 Loading space.

On the same premises with every building, structure, or part thereof, erected and occupied for manufacturing, storage, warehouse, goods display, department store, wholesale, market, hotel, hospital, mortuary, laundry, dry cleaning, or other uses involving the receipt or distribution of vehicles, material or merchandise, there shall be provided and maintained on the lot adequate space for standing, loading and unloading services in order to avoid undue interference with the public uses of the streets or alleys. The space, unless otherwise adequately provided for, shall include a ten foot by twenty-five foot loading space, with fourteen foot height clearance for every twenty thousand square feet, or fraction thereof, of gross building area used or land used for abovementioned purposes. The space shall be so situated that no part of a truck or van using the loading space will project into the public right-of-way. (Ord. 387 (part), 1982)

17.56.100 Parking lot and structure development standards.

A.    Building sites which contain more than one hundred parking spaces shall be designed with access lanes and fire lanes not less than twenty-five feet in width, forming a continuous route or loop connecting at both ends with public streets. In parking lots containing less than one hundred parking spaces, emergency access shall be provided subject to approval of the community development director. Emergency access shall be provided to within fifty feet of any multiple-family building. If any of these requirements are impractical due to the peculiarities of the site and/or building, other provisions for emergency access may be approved by the fire marshal. Parking in fire lanes is prohibited, and indicated as being unlawful by signs and/or painting on the parking lot surface.

B.    All parking stalls and aisles shall be designed according to Figure 2, Minimum Standards for Off-Street Parking, unless all parking is to be done by parking attendants on duty at all times that the parking lot is in use for the storage of automobiles. Up to thirty-five percent of the off-street parking spaces required by this chapter may be designed for compact cars in accordance with Table 2 of Figure 2, Interlocking—Compact Cars. The parking stalls shall be individually marked in the parking plan and on each constructed parking stall as being for compact cars only. Parking at any angle other than those shown is permitted, providing the width of the stalls and aisles is adjusted by interpolation between the specified standards. Parking shall be so designed that automobiles shall not back out into public streets. Handicap parking shall be installed in accordance with the Regulations for Barrier-Free Facilities as adopted by the Washington State Building Code Advisory Council.

(Ord. 1390 § 11 (Exh. C) (part), 2016: Ord. 1262 § 4 (part), 2010; Ord. 387 (part), 1982)

17.56.110 Parking lot surfacing requirements.

All off-street parking areas shall be graded and before an occupancy permit for the building use is issued, surfaced to standards for asphaltic concrete or other surfacing sufficient to eliminate dust and mud, provide for proper storm drainage and allow for marking of stalls and installation of other traffic control devices as set forth by the city public works director and this title. All traffic control devices such as parking strips designating car stalls, directional arrows or signs, curbs, bull rails, and other developments shall be installed and completed as shown on the approved plans. Hard-surfaced parking areas shall use paint or similar devices to delineate parking stalls and directional arrows. Pedestrian walks shall be curbed, or raised six inches above the lot surface. (Ord. 387 (part), 1982)

17.56.120 Illumination.

Any lights provided to illuminate any public parking area, any semi-public parking area, or used car sales area permitted by this title shall be arranged so as to reflect the light away from any dwelling unit and the public right-of-way. Approval is obtained from the State Highway Department, and/or the public works director, for any lights which flash or blink, simulating traffic signals. (Ord. 387 (part), 1982)

17.56.130 Landscaping requirements for parking lots.

A.    Purpose. The purpose of the landscaping provision is:

1.    To break up the visual effect created by large expanses of barren asphalt;

2.    To encourage the preservation of mature evergreen and other large trees which presently grow throughout the county;

3.    To ensure the preservation of land values by creating an environmental quality which complements the objectives of the respective land uses;

4.    To manage and treat stormwater runoff from parking lot surfaces.

B.    Landscape Plans. No building permit shall be issued where landscaping is required until a landscaping plan has been submitted and approved by the planning department.

C.    Landscaping on Street Frontage. Parking areas or outdoor display areas fronting on a street right-of-way shall provide a minimum five-foot-wide, Type III, landscaped planting area along the entire street frontage except for driveways; provided, that the plantings shall not obstruct the sight distance at street intersections. As an alternative, applicants may employ bioretention or other landscape-based stormwater management practices within this five-foot wide area; provided, that the planting design has a mix of trees, shrubs, and groundcover per the Type V landscaping standards.

D.    Additional Plantings. Additional plantings may be placed on street right-of-way behind the sidewalk line if the property owner provides the city with a written release of liability for damages which may be incurred to the planting area from any public use of right-of-way.

E.    Amount and Location. Ten percent of the parking area shall be in landscaping (exclusive of landscaping required by subsection C of this section to be on the street frontage); provided, that:

1.    No landscaping area is less than fifty square feet in area;

2.    No parking stall is located more than forty-five feet from a landscaped area. The city may approve landscaping plans involving alternatives to this specification for individual properties if it finds the alternatives would be more effective in meeting the purposes of this section;

3.    All landscaping must be located between parking stalls, at the end of parking columns, or between stalls and the property line. No landscaping which occurs between the parking lot and a building or recreation area shall be considered in the satisfaction of these requirements. Landscaping should use native vegetation and stormwater BMPs where possible.

F.    Size Exception. Parking lots containing less than twenty parking spaces need provide only perimeter screening to satisfy the ten percent area requirements.

G.    Materials Used. Planting areas shall include liberal landscaping using primarily such materials as trees, ornamental shrubs, lawn or combinations of such materials.

H.    Internal Property Lines. When a parking area abuts residentially zoned property along any interior property line, a minimum six-foot-high screening device, or a minimum five-foot-wide planting area with planting spaced to form a solid, sight-obscuring screen within a reasonable period of time, as determined by the planning director, shall be installed along the property line.

I.    Maintenance of Landscaped Areas. All required landscape shall be maintained in a healthy growing condition and free of trash and debris. Dead or dying plantings shall be removed and replaced or repaired.

J.    Protective Curbing. All landscaped areas shall be protected from vehicle damage by a six-inch protective curbing and, if necessary, wheel blocks.

K.    Timing of Installation. All required landscaping shall be installed prior to building occupancy; provided, the planning director may authorize up to a one-hundred- twenty-day delay where planting season conflicts would produce high probability of plant loss. For the maintenance and/or replacement of landscape areas, a bond or assignment of funds to the city in a reasonable amount and for a reasonable duration as determined by the planning director shall be required. (Ord. 1390 § 11 (Exh. C) (part), 2016: Ord. 1262 § 4 (part), 2010; Ord. 908 § 10, 1997: Ord. 387 (part), 1982)

17.56.140 Commercial parking lots and structures.

A.    Interim Commercial Parking Lots. Existing parking lots originally created as an accessory use to meet off-street parking requirements for a primary use on the parcel may be partially or completely converted into a commercial parking lot pursuant to the following requirements. No conditional use permit is required for an interim commercial parking lot.

1.    The existing parking lot was legally established with the primary use.

2.    The existing parking lot is paved.

3.    The interim use as a commercial parking lot ends no later than December 31, 2023.

4.    There are more than two parking spaces beyond the minimum number of off-street parking spaces required by this chapter. At least the minimum number of parking spaces required for the primary uses on the parcel shall be designated for exclusive use by the primary uses and shall not be used as commercial parking spaces.

5.    Safe pedestrian routes are available on a right-of-way adjacent to the parcel on which the parking lot is located as determined by the director of planning and community development or director of public works, or their designee.

6.    A solid fence at least four feet high shall be located between the parking lot and residential uses on parcels adjacent to the parking lot.

7.    Up to fifty percent of the parking stalls in the entire parking lot may be compact stalls provided compact parking stalls are only located on aisles where all of the stalls on one side are exclusively compact stalls.

8.    The requirements of Section 17.58.070, Screening between districts, shall be conformed to where the parking lot is on a parcel adjacent to a single-family use.

9.    In zoning districts where permanent commercial parking lots are allowed, an interim commercial parking lot may be converted to a permanent use by obtaining a conditional use permit before December 31, 2023, pursuant to Chapter 17.64 and this chapter.

10.    Operators of commercial parking lots shall be subject to the requirements of Chapter 5.04, Business Licenses and Regulations.

11.    The commercial parking lot shall be subject to Chapter 5.10, Commercial Parking Tax.

B.    Permanently Converting a Portion of an Existing Parking Lot into a Commercial Parking Lot. A portion of an existing paved parking lot may be permanently converted into a commercial parking lot, as a primary, joint or secondary use, pursuant to the following requirements:

1.    The existing parking lot was legally established with the primary use.

2.    A conditional use permit is obtained pursuant to Chapter 17.64.

3.    Minimum Parcel Size Requirements.

a.    Ten thousand square feet when parcel is used solely as a commercial parking lot.

b.    Seven thousand one hundred square feet when the commercial parking lot is a joint or secondary use on the parcel.

4.    The parking lot shall be paved.

5.    There are more than two parking spaces beyond the minimum number of off-street parking spaces required by this chapter. At least the minimum number of parking spaces required for the primary uses on the parcel shall be designated for exclusive use by the primary uses and shall not be used as commercial parking spaces.

6.    Safe pedestrian routes are available on a right-of-way adjacent to the parcel on which the parking lot is located as determined by the director of planning and community development or director of public works, or their designee.

7.    A solid fence at least four feet high shall be located between the parking lot and residential uses on parcels adjacent to the parking lot.

8.    Up to fifty percent of the parking stalls in the entire parking lot may be compact stalls provided compact parking stalls are only located on aisles where all of the stalls on one side are exclusively compact stalls.

9.    The requirements of Section 17.58.070, Screening between districts, shall be conformed to where the parking lot is on a parcel adjacent to a single-family use.

10.    Operators of commercial parking lots shall be subject to the requirements of Chapter 5.04, Business Licenses and Regulations.

11.    The commercial parking lot shall be subject to Chapter 5.10, Commercial Parking Tax.

C.    New Commercial Parking Lots Created on Undeveloped or Redeveloped Lots or as Part of the Expansion of an Existing Parking Lot. New commercial parking lots, either on undeveloped or redeveloped lots or as part of the expansion of an existing parking lot, may be constructed pursuant to the following requirements.

1.    A conditional use permit is obtained pursuant to Chapter 17.64.

2.    New commercial parking lots in the WMU zoning district shall be subject to Section 17.25.090 and not to the provisions of this section.

3.    Minimum Parcel Size Requirements.

a.    Ten thousand square feet when parcel is used solely as a commercial parking lot.

b.    Seven thousand one hundred square feet when the commercial parking lot is a joint or secondary use on the parcel.

4.    If the commercial parking lot is a secondary use on the parcel, then the parking lot shall be located behind or to the side of the primary use structure and shall not be located in the front setback area.

5.    Curb, gutter and sidewalk improvements shall be installed on all public street frontages.

6.    The parking lot shall be paved.

7.    A solid fence at least four feet high shall be located between the parking lot and residential uses on parcels adjacent to the parking lot.

8.    The paved area of the commercial parking lot shall be set back a minimum of five feet from all alleys.

9.    The parking lot shall be within one-quarter mile of a public transit bus stop with a safe walking route between the stop and the parking facility or other route as approved by the director of planning and community development or director of public works or their designee and a safe route must be available along the adjacent rights-of-way.

10.    The requirements contained in this chapter shall be conformed to with the following exception: Up to fifty percent of the parking stalls in the entire parking lot may be compact stalls provided compact parking stalls are only located on aisles where all of the stalls on one side are exclusively compact stalls.

11.    The requirements of Section 17.58.070, Screening between districts, shall be conformed to where the parking lot is adjacent to a single-family use.

12.    The relevant requirements of Chapter 13.12, Surface Water Management, shall be conformed to.

13.    At least one of the following on-site stormwater management or low impact development integrated management practices (as described in the Washington State Department of Ecology’s “2005 Stormwater Management Manual for Western Washington” or the Puget Sound Action Team/Washington State University Pierce County Extension’s “Low Impact Development Technical Guidance Manual for Puget Sound”) shall be incorporated into the site unless an analysis prepared by a licensed professional (either an engineering geologist or civil engineer specializing in geotechnical engineering) legally able to practice in the state of Washington is provided demonstrating all of the practices listed below would be ineffective due to site conditions:

a.    All parking lot landscaped areas or areas which are not covered with impervious surfaces which may receive stormwater runoff are bioretention areas (rain gardens) or concave vegetated surfaces designed to collect stormwater and promote infiltration;

b.    All sidewalks on the entire site are reverse slope sidewalks;

c.    The parking lot area pavement is either porous concrete, porous asphalt, porous pavers or permeable interlocking concrete pavement and an appropriate maintenance manual and schedule is adopted; or

d.    The roof of any new building located on the site includes a vegetated area of at least four hundred square feet.

14.    All relevant city of Mukilteo development standards established by city council resolution shall be conformed to.

15.    Operators of commercial parking lots shall be subject to the requirements of Chapter 5.04, Business Licenses and Regulations.

16.    The commercial parking lot shall be subject to Chapter 5.10, Commercial Parking Tax.

D.    Commercial Parking Structures. Commercial parking structures are allowed pursuant to the following requirements.

1.    Either a conditional use permit pursuant to Chapter 17.64 or an essential public facilities special use permit pursuant to Chapter 17.18 is obtained.

2.    Minimum Parcel Size Requirements.

a.    Ten thousand square feet in the WMU, CB, CB(S) and CB(S)-2 zoning districts.

b.    Seven thousand one hundred square feet in the DB zoning district.

3.    If the commercial parking structure is a secondary use on the parcel, then the parking structure shall:

a.    Be located behind, below, above or to the side of the primary use structure and shall not be located in the front setback area; or

b.    Provide commercial activity on street level and shall have landscape screening for aboveground facades that supports vertical landscaping or other obscuring treatment as approved by the planning and community development director or his/her designee.

4.    Curb, gutter and sidewalk improvements shall be installed on all public street frontages.

5.    Parking structures in the WMU zoning district shall be subject to Section 17.25.090 and not to the provisions of this section.

6.    Parking structures in the DB zoning district shall:

a.    Be located under or behind a building, or below grade if the commercial parking structure is a secondary use on the parcel.

b.    When a commercial parking structure is the primary use on a site, then retail, office or similar uses shall occupy the portion of the parking structure, to a depth of at least twenty feet, fronting on a primary street.

i.    The part of the structure that must be occupied with retail or office uses is always the portion fronting a street, if a parcel fronts both an alley and a street.

ii.    For parking structures on lots with more than one street frontage, the part of the structure that must be occupied with retail or office uses is the portion fronting the street with the higher average street elevation (the average of the elevations at each end point and the mid point of the lot line).

iii.    None of the parking structure is required to have retail or office uses if the parking structure is a secondary or joint use on a parcel, or is part of an essential public facility and is located behind a building and does not have any street frontage.

7.    All parking structures shall:

a.    Not have an unbroken facade plane exceeding thirty feet. Projections or recesses used to break up the facade plane shall be a minimum of three feet wide and three feet deep.

b.    Not have an untreated wall area exceeding two hundred square feet.

c.    Facade Materials.

i.    Allowed: include masonry, stone, wood, metal members, colored or textured concrete masonry units.

ii.    Prohibited: include vinyl siding, asphalt siding, aluminum lap siding, siding grade plywood, unfinished concrete (i.e., uncoated, unpainted, unpolished) and hardy board.

d.    Minimize window and facade openings using techniques to minimize facade openings such as transom walls at two feet nine inches high, or window sills at five feet above sidewalk.

e.    Have vehicular entrances that incorporate two of the following elements into the design: arches; lintels; piers or pilasters; masonry trim; planters; ornamental lighting; or tile, stone, or pre-cast panels.

f.    Alternative standards that accomplish the same effect as those listed above may be approved by the director of planning and community development or her/his designee.

8.    The parking structure shall be within one-quarter mile of a public transit bus stop with a safe walking route between the stop and the parking facility or other route as approved by the director of planning and community development or director of public works or their designee and a safe route must be available along the adjacent rights-of-way.

9.    The requirements contained in this chapter, shall be conformed to with the following exception: Up to fifty percent of the parking stalls in the entire parking lot may be compact stalls provided compact parking stalls are only located on aisles where all of the stalls on one side are exclusively compact stalls.

10.    The requirements of Section 17.58.070, Screening between districts, shall be conformed to where the parking structure is adjacent to a single-family use.

11.    The relevant requirements of Chapter 13.12, Surface Water Management, shall be conformed to.

12.    At least one of the following on-site stormwater management or low impact development integrated management practices (as described in the Washington State Department of Ecology’s “2005 Stormwater Management Manual for Western Washington” or the Puget Sound Action Team/Washington State University Pierce County Extension’s “Low Impact Development Technical Guidance Manual for Puget Sound”) shall be incorporated into the site unless an analysis prepared by a licensed professional (either an engineering geologist or civil engineer specializing in geotechnical engineering) legally able to practice in the state of Washington is provided demonstrating all of the practices listed below would be ineffective due to site conditions:

a.    Any landscaped areas or areas which are not covered with impervious surfaces which may receive stormwater runoff are bioretention areas (rain gardens) or concave vegetated surfaces designed to collect stormwater and promote infiltration;

b.    All sidewalks on the entire site are reverse slope sidewalks;

c.    The parking lot area outside of the parking structure footprint is porous concrete, porous asphalt, porous pavers or permeable interlocking concrete pavement and an appropriate maintenance manual and schedule is adopted; or

d.    The roof of any new building located on the site includes a vegetated area of at least four hundred square feet.

13.    All relevant city of Mukilteo development standards established by city council resolution shall be conformed to.

14.    Operators of commercial parking structures shall be subject to the requirements of Chapter 5.04, Business Licenses and Regulations.

15.    The commercial parking structure shall be subject to Chapter 5.10, Commercial Parking Tax. (Ord. 1397 § 1, 2017; Ord. 1262 § 4 (Exh. B), 2010)