§ 117-324. Off-street parking and loading.

(a)

Applicability. Off-street parking and loading shall be provided in accordance with the regulations of this section for all new development, and for any existing development that is altered in a way that enlarges or increases capacity by adding or creating dwelling units, guest rooms, floor area or seats.

(b)

Parking and loading schedules.

(1)

Off-street parking schedule A. Off-street parking spaces shall be provided in accordance with the following off-street parking schedule (schedule A), provided that there shall be no minimum off-street parking requirement for uses located in the C-1 district. In some cases, the applicable off-street parking space requirement in schedule A refers to schedule B.

(2)

Number of spaces required. The number of parking spaces required for a use not listed herein shall be the same as for a similar use which is listed. Where the required number of spaces cannot be ascertained by this method, or the applicant and the city staff cannot agree, the matter shall be submitted to the planning commission for determination.

(3)

Approval. Such determination shall be subject to appeal to the city council.

_____

Schedule A

Uses		Number of Spaces Required
Residential
	Single-family detached	2 per dwelling unit
	Single-family attached	2 per dwelling unit
	Duplex	2 per dwelling unit
	Multifamily	1.25 per efficiency unit
		1.75 per one-bedroom unit
		2.25 per two-bedroom unit
		3.00 per three-bedroom and larger units
	Manufactured housing (all)	2 per dwelling unit
	Manufactured housing park	2 per unit, plus 1 for each 10 units
	Zero lot line single-family	2 per dwelling unit
Civic and commercial
	Animal care, general	1 per 400 square feet
	Animal care, limited	1 per 300 square feet
	Auditorium, arena, theater	1 for each 4 seats, based on maximum capacity
	Bank or financial institution	1 per 300 square feet
	Bed and breakfast	2 per building, plus 1 per guest room
	Church	1 for each 4 seats in the sanctuary (sharing possible)
	College or university	1 per 300 square feet, or 1 for each 2 students, whichever is greater
	Communication tower	1 space (plus office space, if on site)
	Construction sales and service	Spaces to be provided pursuant to schedule B
	Convenience store	1 per 200 square feet
	Day care, limited or general	1 per employee and/or attendant, plus 2 spaces
	Funeral home	1 for each 4 chapel seats, plus 1 per employee
	Government service	1 per 300 square feet
	Hospital	1 for each 3 beds, plus 1 for each 3 employees
	Hotel or motel	1 per guest room, plus 1 per 10 guest rooms
	Day care, limited or general	1 per employee and/or attendant, plus 2 spaces
	Library	1 per 500 square feet
	Medical service	6 per doctor or dentist
	Museum	1 per 500 square feet
	Office, general	1 per 300 square feet
	Recreation/entertainment, indoor	1 per 400 square feet
	Recreational vehicle park	1 per camping space
	Restaurant, fast-food	1 per 75 square feet of customer service/dining area
	Restaurant, general	1 per 150 square feet for first 2,500 square feet, plus 1 per 100 square feet over 2,500 square feet
	Retail/service, general	1 per 250 square feet
	Retail/service, furniture and bulky items	Spaces to be provided pursuant to schedule B
	School, nursery, elementary and middle	1 per staff and employee, plus 1 space per classroom
	School, high	1 for each 3 students, plus 1.5 per classroom
	Service station	2 per service bay, plus 1 per pump
	Vehicle and equipment sales	Spaces to be provided pursuant to schedule B
	Vehicle repair, general or limited	5 per service bay
	Vocational school	1 per 3 students, plus 1 per faculty member
	Warehouse, residential (mini) storage	1 for each 5 storage bays, or 1 per 1,000 square feet, whichever is greater
Industrial and manufacturing
	Asphalt or concrete plant	Spaces to be provided pursuant to schedule B
	Auto wrecking or salvage yard	Spaces to be provided pursuant to schedule B
	Manufacturing, general	Spaces to be provided pursuant to schedule B
	Manufacturing, limited	Spaces to be provided pursuant to schedule B
	Research service	1 per 300 square feet
	Warehousing	Spaces to be provided pursuant to schedule B
	Welding or machine shop	1 per 1,000 square feet or 1 per employee, whichever is greater

 

(4)

Off-street parking schedule B. Off-street parking for schedule B uses shall be provided in accordance with the following table:

Schedule B

Activity	Number of Spaces Required
Office or administrative area	1 per 300 square feet
Indoor sales, service or display area	1 per 500 square feet
Outdoor sales, service or display area	1 per 750 square feet
Manufacturing area	1 per 1,000 square feet
Indoor storage, warehousing, or equipment servicing	1 per 5,000 square feet unless number of employees and visitors requires greater

 

(5)

Off-street loading schedule. Off-street loading spaces shall be provided in accordance with the following minimum standards:

Off-Street Loading Schedule

Floor Area (in square feet)		Minimum Requirements
Retail and service, warehouse, wholesale, and manufacturing uses
	3,000 to 25,000	1
	25,001 to 85,000	2
	85,001 to 155,000	3
	155,001 to 235,000	4
	235,001 to 325,000	5
	325,001 to 425,000	6
	425,001 to 535,000	7
	535,001 to 655,000	8
	655,001 to 775,000	9
	775,001 to 925,000	10
	925,001 or more	10, plus 1 per 200,000 square feet above 925,001
Offices, nursing homes, hospitals, hotels and institutions
	3,000 to 100,000	1
	100,001 to 335,000	2
	335,001 to 625,000	3
	625,001 to 945,000	4
	945,001 or more	5, plus 1 per 500,000 square feet above 945,001

 

(c)

Computing off-street parking and loading requirements.

(1)

Multiple uses. Lots containing more than one use shall provide parking and loading in an amount equal to the total of the requirements for all uses.

(2)

Fractions. When measurements of the number of required spaces result in fractions, any fraction of one-half or less shall be disregarded and any fraction of more than one-half shall be rounded upward to the next highest whole number.

(3)

Area. Unless otherwise noted in the provisions, all square footage-based parking and loading standards shall be computed on the basis of gross floor area.

(4)

Employees, students and occupant-based standards. For the purpose of computing parking requirements based on the number of employees, students, residents or occupants, calculations shall be based on the largest number of persons working on any single shift, the maximum enrollment or the maximum fire-rated capacity, whichever is applicable and whichever results in the greater number of spaces.

(5)

American's With Disability Act Requirements (ADA). Pursuant to Federal ADA standards, a portion of the total number of required off-street parking spaces in each off-street parking area shall be specifically designated, located and reserved for use by person with physical disabilities. Responsibility for compliance, in all respects, shall rest with the applicant.

(d)

Location and design of off-street parking and loading spaces.

(1)

On-site. Except as otherwise specifically provided, required off-street parking and loading spaces shall be located on the same lot as the principal use.

(2)

Right-of-way. Off-street parking spaces shall be prohibited within the public right-of-way; and no portion of the abutting street right-of-way shall, except for the driveway, shall be paved or used in any manner except as green area.

(3)

Setbacks.

a.

In single districts, required off-street parking shall not be located within a street setback. Parking in excess of the required number of spaces is allowed in the street setback, but not off the driveway, and not in a manner which obstructs sidewalks or visibility.

b.

Where parking is to be provided in the street setback of a multifamily dwelling, there shall be established a setback line of ten feet. The area between the setback line and the front lot line shall be prepared and planted with grass, shrubs, trees, or ground cover not inconsistent with other landscaping provisions contained herein, and protected by interior curbing.

c.

In all commercial and industrial districts, required parking is allowed within the street setback.

(4)

Ingress and egress. Off-street parking and loading spaces shall be designed to permit exiting vehicles to enter the public right-of-way in a forward motion. No off-street parking or loading space shall be allowed that requires vehicles to back onto a public right-of-way, except single-family and duplex residential development on local and collector streets.

(5)

Surfacing. All required off-street parking and loading spaces, and the driveways serving off-street parking and loading spaces, except seasonal or event parking, shall be paved with asphalt, concrete or brick; provided driveways serving single-family dwellings shall only be required to pave the first 100 feet, as measured from the street. The area of the driveway from the edge of the street to the property line shall be paved.

a.

For seasonal or event parking, developers may propose alternative materials, methods, and designs in accordance with the U.S. Green Building Council, Leadership Energy and Environmental Design (LEED) voluntary rating system. Such proposals must include documented evidence from professional engineers, architects, or environmental planners demonstrating the effectiveness of the proposed alternative materials, methods, and designs in meeting the intent and purpose of these regulations. Any such proposals must be specifically approved by the city engineer. However, aggregate, chip and seal, or pea gravel and seal surfaces shall not be permitted.

(6)

Drainage. All off-street parking and loading areas shall be designed with drainage facilities adequate to dispose of all stormwater, and to not increase the stormwater runoff onto the surface of adjoining properties or streets.

(7)

Curbing. The perimeter of all off-street parking and loading areas and their access drives shall be curbed, with the exception of single-family, duplex, triplex and fourplex residences. Landscape islands and other interior features within parking lots shall also be protected by curbs. The area between the curb and the property line, except for the driveway, shall be maintained as green space.

(8)

Striping. Off-street parking areas containing five or more spaces shall be delineated by pavement striping.

(9)

Parking space dimensions. Off-street parking spaces shall contain a minimum area of at least 180 square feet, with a minimum width of nine feet and a minimum length of 18 feet.

(10)

Loading space dimensions. Off-street loading spaces shall be at least 14 feet by 45 feet in size, with a minimum 18-foot height clearance.

(11)

Aisle dimensions. Drive aisles within off-street parking lots shall comply with the following minimum width requirements:

Parking Angle (in degrees)	One-Way Aisle (in feet)	Two-Way Aisle (in feet)
90	24	24
60	18	24
45	16	24
30	13	24

 

(12)

Timing of construction. All required parking and loading spaces, driving aisles, and accessways shall be constructed prior to the issuance of a certificate of occupancy, provided that a temporary certificate of occupancy may be issued by the inspection department if it is determined, based on information provided by the applicant, that inclement weather or other factors beyond the control of the applicant have prevented compliance with this timing requirement. Before approval of a temporary certificate of occupancy, the parking area subgrade, stone base, shall be compacted in accordance with the city's construction standards. The temporary certificate of occupancy shall expire at the end of 120 days or within such shorter time-frame specified by the inspection department at the time of approval of the certificate.

(13)

Use of off-street parking and loading spaces. Required off-street parking spaces shall be used solely for the parking of motor vehicles in operating condition, and shall not be used for the storage of vehicles, boats, motor homes, campers, mobile homes, materials, tractor trailers or other temporary storage unless they are located in a designated staging area and are screened, fenced or otherwise fully shielded from public view.

(e)

Off-site parking. Required off-street parking shall be located on the same lot as the use it is intended to serve, provided that a portion, not to exceed 25 percent, of the required off-street parking spaces may be located on a remote and separate lot from the lot on which the principal use is located, if the off-site parking complies with the following standards.

(1)

Ineligible activities. Off-site parking shall not be used to satisfy the off-street parking standards for residential uses, restaurants, convenience stores, or other convenience-oriented uses.

(2)

Location. No off-site parking area shall be located more than 80 feet from the required parking lot of the use served, unless a shuttle service is provided. Distance shall be measured along the shortest legal, practical walking route.

(3)

Zoning classification. Off-site parking areas shall require the same or a more intensive zoning classification than that required for the use served.

(4)

Agreement for off-site parking. In the event that an off-site parking area is not under the same ownership as the principal use served, a written agreement shall be required. An attested copy of the agreement between the owners of record shall be submitted to the zoning official for recording. In addition, whether under the same ownership or not, a legal document to prevent development of the off-site parking area shall be executed and recorded. Recording of the agreement shall take place before issuance of a building permit for any use to be served by the off-site parking area or in the case of an existing building, prior to issuance of a certificate of occupancy.

(f)

Shared parking. The zoning official, subject to appeal to the planning commission, may authorize a reduction in the number of required parking spaces for multiple use developments and for uses that are located near one another that have different peak parking demands and operating hours. Shared parking shall be subject to the following standards.

(1)

Location. Shared off-street parking spaces shall be located no further than 500 feet from the building and uses they are intended to serve unless shuttle service is provided.

(2)

Study. An acceptable parking study shall be submitted which clearly established that uses will make use of the shared spaces at different times of the day, week, month or year.

(3)

Agreement. A shared parking plan shall be enforced through written agreement. Proof of recording of the agreement shall be presented prior to issuance of a building permit.

(4)

Revocation of certificate of occupancy. Failure to comply with the shared parking provisions of this article shall constitute a violation of this article, and shall specifically be cause for revocation of a certificate of occupancy.

(g)

Outdoor parking/storage of boats, trailers, and recreational vehicles. One boat, trailer and/or recreational vehicle may be parked outdoors on a lot in a residential district provided that:

(1)

The boat, trailer or recreational vehicle is owned and used by a resident of the premises;

(2)

The boat, trailer, or recreational vehicle is located in the side or rear yard;

(3)

The boat, trailer, or recreational vehicle is not parked in the area between the front of the residence and the street or other area between the structure and the street, except for the purpose of loading or unloading during a period of less than eight hours;

(4)

Any additional boats, trailers, or recreational vehicles must meet all other provisions of this section and be located in the rear yard;

(5)

The boat, trailer, or recreational vehicle is not used for living, sleeping or housekeeping purposes; and

(6)

The boat, trailer, or recreational vehicle is currently registered and licensed, as required by state law.

(7)

The administrative officer may approve the placement of such boat, trailer, or recreational vehicle in cases where the unit is located at a distance of 100 feet or greater from the street right-of-way.

(h)

Vehicle stack space for drive-through facilities. In addition to meeting the off-street parking requirements of the section, establishments with drive-through facilities shall comply with the following minimum vehicle stack space standards:

(1)

Stack space schedule.

a.

Fast-food restaurants, 110 feet measured from the order station.

b.

Banks, 70 feet measured from the teller drop.

c.

Automatic carwash, 50 feet measured from the entrance.

d.

Other uses, 30 feet measured from the pickup window.

(2)

Design and layout. Vehicle stack spaces shall be subject to the following design and layout standards:

a.

Stack spaces shall be designed so as not to impede pedestrian access to the building, on and off site traffic movements or movements into or out of parking spaces.

b.

Stack space lanes shall be a minimum of eight feet wide, and shall be separated from other internal driveways with painted lines or curbing.

(Zoning Ord., § 14.36.01; Ord. No. 11:066, 9-20-2011; Ord. No. 13:054, § I, 10-3-2013)