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Chapter 18.81
PARKING AND ACCESS REQUIREMENTSSections:
18.81.010 Purpose.
18.81.020 General requirements.
18.81.030 Spaces required.
18.81.040 Reductions allowed.
18.81.050 Location of spaces.
18.81.052 Noncommuter ferry parking.
18.81.054 Temporary ferry commuter parking.
18.81.056 Commercial parking or commercial parking businesses, other than ferry commuter parking and noncommuter ferry parking.
18.81.060 Joint use.
18.81.070 Design standards.
18.81.080 Circulation and walkways in multifamily and nonresidential development.
18.81.090 Grades.
18.81.100 Setback requirements.
18.81.110 Landscaping requirements.
18.81.120 Screening.
18.81.130 Lighting for multifamily and nonresidential developments.
18.81.140 Bicycle facilities for multifamily and nonresidential developments.
18.81.010 Purpose.
The purpose of this chapter is to provide for safe, efficient and well-designed access and parking while minimizing the environmental impact of motor vehicle facilities. (Ord. 92-08 § 2, 1992)
18.81.020 General requirements.
A. Driveways, parking, and walkways shall accommodate pedestrians, motor vehicles and bicycles used by occupants or visitors of a structure or use. Location is subject to review of the planning and engineering departments.
B. No building permit shall be issued until the applicant has submitted satisfactory plans demonstrating that required parking facilities will be provided and maintained. These plans must be approved by the city in conjunction with a permit review process or stamped approved and signed by the city engineer.
C. Unless authorized by a conditional use permit or this title, the use of property in a residential zone for commercial parking is prohibited.
D. Parking lots may be gravel if (1) the parking lot contains less than 10,000 square feet, or (2) the parking lot has less than a five percent slope. All driveways and other parking areas except those serving single-family residences, shall be hard surfaced with permanent materials such as asphalt, concrete, or unit pavers, and shall be designed to dispose of surface water, and pollutants from motor vehicles as provided in the city’s code.
E. Unless approved by the director, only a single access to public right-of-way is allowed for an individual lot. More than one access may be allowed by the director if the director determines, based on drawings or other information submitted by the applicant, that:
1. The proposed site access includes measures that mitigate any identified negative impacts or effects that would result from the additional access point(s); and
2. The additional access point(s) will improve on-site or off-site traffic flow or is necessary for, or will help facilitate, compliance with other requirements of this chapter.
F. Joint use of required access ways with adjacent properties is encouraged. The director may approve joint access if the applicant demonstrates to the satisfaction of the director that the joint access:
1. Will promote the orderly development of the surrounding area; or
2. Will help reduce or avoid cumulative adverse impacts that would result from each property accessing the right-of-way separately; and
3. Will not create a safety hazard.
G. With the exception of single-family and duplex buildings on individual lots, access and parking spaces shall be designed so that no backing movement by a vehicle, except emergency and service and delivery vehicles, shall be allowed onto a public right-of-way; provided, that the director may waive this requirement where no reasonable design alternative exists.
H. No parking space may block access to other parking spaces unless tandem parking has been approved for a single residence or individual dwelling units of a multifamily structure. (Ord. 2005-13 § 2, 2005; Ord. 92-08 § 2, 1992)
18.81.030 Spaces required.
A. All parking lots shall comply with the minimum requirements for handicapped parking spaces, as required by Washington State regulations related to barrier-free facilities.
B. Parking lots exceeding the number of spaces required by this section are not allowed unless approved by the planning commission.
C. In determining the number of parking spaces required by this section, all fractions greater than .5 shall be rounded up to the nearest whole number.
D. Two spaces for each dwelling unit are required; except that:
1. Each dwelling unit situated directly above a commercial use or directly above parking serving a commercial use in commercial zones shall require one parking space. Dwelling units separate from the commercial use or its parking by one or more intervening floors shall not be considered to be located “directly above” that use.
2. An accessory dwelling unit shall require one parking space, except as modified by BIMC 18.81.040.
3. For residential uses, including an accessory dwelling unit, the director may require guest parking in excess of the required parking spaces, whether or not the required parking is reduced pursuant to BIMC 18.81.040, up to a maximum additional 0.5 stall per dwelling unit, if there is adequate guest parking on the subject property.
E. For retail, commercial and personal services in a building with less than 1,000 square feet of floor area, five spaces per 1,000 square feet of floor area, except as modified by BIMC 18.40.030.
F. For retail, commercial and personal services in a building with 1,000 square feet of floor area or more, four spaces per 1,000 square feet of floor area shall be provided, except as modified by BIMC 18.40.030.
G. Industry and light manufacturing uses shall require one stall for each employee plus one stall for each 250 feet of office space.
H. For places of public accommodation serving food and beverage, including but not limited to restaurants and taverns, one space for each four occupants as determined by the department shall be provided.
I. For motels/hotels, and bed and breakfasts, one space is required for each sleeping room.
J. For places of assembly, including auditoriums, theaters and banquet rooms, 10 spaces for each 1,000 square feet of floor area or one space for each four fixed seats is required.
K. The parking requirements for schools shall be as follows:
1. One space per 50 students and one space per employee for elementary, middle, and junior high schools.
2. One space per 10 school students and one per employee for high schools.
L. The parking requirements for religious institutions shall be as follows: One space per five fixed or movable seats in the main assembly area.
M. For other educational, governmental, health care and recreational facilities not covered in subsections K and L of this section, the number of spaces must be adequate to accommodate the peak shift as determined by the director based on information submitted by the applicant in accordance with subsection O of this section.
N. Child day care centers shall require one stall for each on-duty shift employee plus one stall for each 12 children served by the facility. Capacity is determined by state license requirements.
O. For other uses or special cases, parking requirements shall be established by the director. For determination by the director, the applicant shall supply:
1. Documentation regarding actual parking demand for the proposed use; or
2. Technical studies prepared by a qualified professional relating to the parking need for the proposed use; or
3. Required parking for the proposed use as determined by other comparable jurisdictions.
P. Subject to approval as part of site plan review, the city and the developer of a site in the central core overlay district of the Mixed Use Town Center zoning district may voluntarily enter into an agreement to allow the parking requirement to be met by contributing into a public or cooperative commercial effort to create new structured or surface parking in that zone. This option shall only be available upon initiation of a project to create new structured or surface parking in that zone. The amount of the contribution shall be equivalent to that necessary to provide the required number of parking spaces. Monies so contributed shall be held, expended, or refunded in accordance with RCW 82.02.020.
Q. In the central core overlay district of the Mixed Use Town Center zoning district, new parking spaces will not be required for additions to existing buildings that are less than 25 percent of the existing floor area and less than 1,000 square feet. This exception to the parking requirement may be utilized only once per property and does not apply to additions or remodeling for the purpose of adding residential units. (Ord. 2005-13 § 3, 2005; Ord. 99-17 § 8, 1999: Ord. 98-35 § 4, 1999; Ord. 96-08 § 11, 1996; Ord. 92-08 § 2, 1992)
18.81.040 Reductions allowed.
Residential parking requirements may be reduced by 50 percent for dwelling units located within a one-half-mile radius and 25 percent for dwelling units located within a mile radius of the ferry terminal providing scheduled service to Seattle. This provision may not be used in conjunction with senior housing or other parking reduction arrangements. This provision does not preclude the authority of the director to require guest parking pursuant to BIMC 18.81.030.D. (Ord. 2005-13 § 4, 2005: Ord. 96-08 § 12, 1996; Ord. 92-08 § 2, 1992)
18.81.050 Location of spaces.
A. Parking in the Mixed Use Town Center and High School Road I and II zoning districts shall be located behind, to the side or under buildings. Parking shall not be located between a building and the front lot line, unless an applicant can demonstrate that locating parking between a building and the front lot line is the only feasible location.
B. Parking outside of the Mixed Use Town Center and High School Road I and II zoning districts is encouraged to be located behind, under or to the side of buildings.
C. Parking spaces serving dwelling units shall be located on the same lot with the building they serve, or, if approved by the director, within 200 feet of dwelling unit if consolidated with other spaces on a remote lot.
D. Parking spaces serving nonresidential uses may be consolidated in a remote location as permitted by this title or as approved by the planning commission. (Ord. 96-08 § 13, 1996; Ord. 92-08 § 2, 1992)
18.81.052 Noncommuter ferry parking.
Noncommuter ferry parking is permitted in the ferry terminal district as provided below.
A. Permanent noncommuter parking spaces may be developed in under-building or below grade parking in the ferry terminal overlay district, providing:
1. For each existing surface ferry parking space identified in Exhibit B of Ordinance 98-11 (the Winslow Master Plan) that is moved under-building or below grade, one noncommuter additional parking space may be developed under-building or below grade.
2. The total number of noncommuter additional parking spaces may not increase the total parking inventory of 1,121 spaces, as shown in Figure 18 of Exhibit B of Ordinance 98-11 (the Winslow Master Plan), by more than 353 spaces. No property owner of an existing surface parking lot may increase the total number of spaces on that property by more than 225 spaces.
3. These noncommuter additional parking spaces are only for use by noncommuter ferry passengers.
4. No grade level, under-building parking shall be adjacent to Winslow Way. Ingress and egress to the parking shall be allowed from Winslow Way.
5. Any level of parking contained within or under the structure that is visible from a public street shall be fully screened. Means of screening can include another use, landscaping which provides a vertical screen, street trees or other vegetation.
6. In addition to the screening required in subsection A.5 of this section, the street facade of the parking structure shall be enhanced by architectural detailing, art work (such as a mosaic, mural, decorative masonry pattern, sculpture, relief) or similar visual interest features.
7. A plan to mitigate visual impact of the parking structure, including the proposed landscaping and street facade treatment, shall be required as a condition of development application approval.
8. As a condition of development application approval, the property owner shall include a plan for designating parking for only noncommuter use and shall demonstrate how restriction of spaces for noncommuter parking will be enforced. Failure to enforce shall subject the owner to the provisions of Chapter 1.26 BIMC.
B. Temporary noncommuter ferry parking spaces may be developed as surface parking in the ferry terminal overlay district under the following conditions:
1. The property owner shall submit an application for approval for the construction of permanent noncommuter ferry parking spaces under subsection A of this section.
2. The property owner shall apply for and obtain a conditional use permit authorizing the use of the property for temporary noncommuter ferry parking. Such applications shall be processed as an administrative conditional use under BIMC 18.108.020.C.
3. Temporary noncommuter parking lots shall comply with the design and construction requirements of this chapter, except that:
a. Temporary parking lots and associated driveways may be gravel; provided, that all drainage requirements are met.
b. Temporary parking lots shall be exempt from the requirements of BIMC 18.81.080.B;
c. Temporary parking lots shall be exempt from the requirements of BIMC 18.81.080.D. Internal walkways may be surfaced with gravel, except that walkways providing access to handicapped spaces shall meet accessibility requirements; and
d. Temporary parking lots are exempt from the landscaping requirements of BIMC 18.81.110 and the screening requirements of BIMC 18.81.120.
4. Notwithstanding BIMC 18.108.060, a conditional use permit authorizing temporary noncommuter ferry parking spaces shall automatically expire 180 days after the date that the permit is issued. The temporary noncommuter parking shall be removed within 10 days after the permit expires.
5. Notwithstanding BIMC 18.108.070, the department may grant one extension of a conditional use permit authorizing temporary noncommuter ferry parking spaces for a period not to exceed 180 days if:
a. A request for an extension is received by the department no later that 30 days prior to the expiration of the permit;
b. Termination of the permit would result in an unreasonable hardship to the applicant, and the applicant is not responsible for the delay in obtaining the approval of the permanent noncommuter ferry parking spaces;
c. An extension of the permit will not cause substantial detriment to existing uses in the immediate vicinity of the subject property; and
d. The temporary noncommuter parking shall be removed within 10 days after the permit expires. (Ord. 2000-10 § 2, 2000: Ord. 99-64 § 9, 1999)
18.81.054 Temporary ferry commuter parking.
Temporary ferry commuter parking spaces may be developed as surface parking in the ferry terminal gateway and core overlay district under the following conditions:
A. An application has been submitted to redevelop a property on which existing ferry commuter parking is located, as shown on Figure 18 of Exhibit B of Ordinance 98-11 (the Winslow Master Plan), and this redevelopment will require the temporary displacement of existing ferry commuter parking spaces.
B. The property owner shall apply for and obtain a conditional use permit authorizing the use of the property for temporary ferry commuter parking. Such applications shall be processed as an administrative conditional use under BIMC 18.108.020.C.
C. The property owner shall comply with the requirements of BIMC 18.81.052.B.3.
D. Notwithstanding BIMC 18.108.060, a conditional use permit authorizing temporary ferry commuter parking spaces shall automatically expire one year from the date that the permit is issued. The temporary ferry parking shall be removed within 10 days after the permit expires.
E. Notwithstanding BIMC 18.108.070, the department may grant one extension of a conditional use permit authorizing temporary ferry commuter parking spaces for a period to be determined by the director; provided, that:
1. A request for an extension is received by the department no later that 30 days prior to the expiration of the permit;
2. Termination of the permit would result in an unreasonable hardship to the applicant;
3. An extension of the permit will not cause substantial detriment to existing uses in the immediate vicinity of the subject property; and
4. The temporary ferry commuter parking shall be removed within 10 days after the permit expires. (Ord. 2000-10 § 3, 2000)
18.81.056 Commercial parking or commercial parking businesses, other than ferry commuter parking and noncommuter ferry parking.
Commercial parking may be developed for general public use at no fee, or as a commercial parking business. Commercial parking businesses must comply with provisions of Chapter 5.10 BIMC.
A. Surface Parking Lots. Surface parking lots for commercial parking only, developed by public or private concerns, or developed by a public or cooperative commercial effort as provided for in BIMC 18.81.030.O are permitted in the core and gateway districts, providing:
1. Parking lots shall be sited on parcels within 200 feet of Winslow Way or lower Madison (south of Wyatt).
2. Parking lots shall not be sited adjacent to a parcel containing a parking lot or structure in which parking is the primary use.
3. Parking lots shall not exceed 30 spaces.
4. A plan to ensure that parking spaces are not used by ferry commuters shall be provided as a condition of development application approval.
B. Structured Parking. Structured parking for commercial parking only, developed by public or private concerns, or developed by a public or cooperative commercial effort as provided for in BIMC 18.81.030.O is a conditional use in the core district west of SR 305, providing:
1. Structures shall not be sited adjacent to a parcel containing a parking lot or structure in which parking is the primary use.
2. A plan to ensure that parking spaces in the structure are not used by ferry commuters shall be provided as a condition of development application approval.
3. Any level of parking contained within or under the structure that is visible from a public street shall be fully screened. Means of screening can include landscaping which provides a vertical screen; a facade that incorporates artwork (such as a mosaic, mural, decorative masonry pattern, sculpture, relief) over a substantial portion of the facade; or trees and other vegetation.
4. A plan to mitigate visual impact of the parking structure, including the proposed landscaping and/or artwork, shall be required as a condition of development application approval.
C. Exception to the Commercial Parking Requirement in the Core District. Commercial parking that is accessory to the parking associated with the primary use and in excess of the maximum commercial parking provided for in BIMC 18.40.030 is permitted in the core district. Such parking shall be placed under building or underground. (Ord. 99-17 § 9, 1999)
18.81.060 Joint use.
The required parking for two or more complementary uses may be reduced up to 50 percent when provided by a common parking lot. The reduction shall be authorized by the issuance of a conditional use permit. (Ord. 92-08 § 2, 1992)
18.81.070 Design standards.
A. Except as provided in subsection F of this section, parking lots shall be designed according to the parking chart and diagram below. Space depth shall be measured exclusive of access drives, aisles and other physical obstructions. Small car spaces may total no more than 30 percent of the required number.
B. Parking lots shall have direct access to a street or road easement and shall provide unobstructed access driveways exclusive of the required parking areas.
C. Multifamily and nonresidential developments shall use access standards as shown in the chart below.
D. Where possible, single-family residences shall share access drives.
E. Access drive widths for single-family residences shall be determined by the city engineer or fire marshal.
F. For parking located in structures, columns or other structural elements may encroach into the parking space a maximum of six inches on a side; provided, that no wall, post, guardrail, or other element shall be located in a manner that will obstruct car door opening or the exitway of persons from a parked vehicle.
A
Parking Angle
B
Curb Length
C
Stall
Width
D*
Stall
Depth
E
Aisle Width (paved surface)
Direction of Travel
45°
45°
45°
10.5
12.0
12.7
7.5
8.5
9
18.5
19
19
11
13
12
one-way
one-way
one-way
45°
45°
45°
10.5
12.0
12.7
7.5
8.5
9
18.5
19
19
20
24
22
two-way
two-way
two-way
60°
60°
60°
8.7
9.8
10.4
7.5
8.5
9
18.5
20.5
20.5
14
18
16
one-way
one-way
one-way
60°
60°
60°
8.7
9.8
10.4
7.5
8.5
9
19.2
20.5
20.5
20
24
22
two-way
two-way
two-way
75°
75°
75°
7.8
8.3
9.3
7.5
8.5
9
18.8
21
21
17.4
25
23
one-way
one-way
one-way
75°
75°
75°
7.8
8.3
9.3
7.5
8.5
9
18.8
21
21
20
24
22
two-way
two-way
two-way
90°
90°
90°
7.8
8.3
9.3
7.5
8.5
9
17.5
20
20
20
24
22
two-way
two-way
two-way
Parking Chart and Diagram
* Where wheel stops are required, they shall be placed 18 inches from the end of stall. Landscaping may be located between the wheel stop and the end of the stall. Landscaping so located shall be in addition to, and not part of, any landscaping required by this title.
(Ord. 2005-13 § 5, 2005; Ord. 99-17 § 10, 1999: Ord. 92-08 § 2, 1992)
18.81.080 Circulation and walkways in multifamily and nonresidential development.
A. Parking lots and driveways shall provide well-defined, safe and efficient circulation for motor vehicles, bicycles and pedestrians.
B. Landscaped islands with raised curbs shall be used to define entrances from public rights-of-way, define pedestrian walkways from the public rights-of-way to all buildings, define ends of parking aisles and indicate the pattern of circulation.
C. Pedestrian walkways shall be provided around buildings to the extent necessary to assure safe access to the building from parking areas and the public right-of-way. Where appropriate, as determined by the approving body, pedestrian walkways may be required to assure safe access to adjacent properties.
D. Internal walkways shall be surfaced with nonskid hard surfaces, meet accessibility requirements and be designed to provide a minimum of five feet of unobstructed width. Where walkways cross vehicular driving lanes, the walkways shall be constructed of contrasting materials or with maintained painted markings. Walkways shall be curbed and raised six inches above adjacent vehicular surface grade, except where the walkway crosses vehicular driving lanes or are required to meet accessibility standards. (Ord. 92-08 § 2, 1992)
18.81.090 Grades.
Where parking spaces are designated, grades shall not exceed six percent. Driveways and driving lanes between separate groups of parking shall not exceed 14 percent. Parking areas on sloping lots shall be laid out so that parked cars lie perpendicular to the slope. Where existing grades on property proposed for a parking lot exceed 10 percent, the city may require a topographic survey to show existing and proposed grades. (Ord. 92-08 § 2, 1992)
18.81.100 Setback requirements.
A. All parking spaces and driving aisles serving adjacent parking spaces, except those serving single-family residences, shall not be located within required front, rear or side setbacks.
B. The city may approve reductions of up to 50 percent of the setback requirements and the limits on contiguous stalls if major trees are saved and incorporated in the design of circulation and parking. (Ord. 2004-02 § 21, 2004: Ord. 99-17 § 11, 1999; Ord. 92-08 § 2, 1992)
18.81.110 Landscaping requirements.
Parking lots shall be landscaped in accordance with Chapter 18.85 BIMC. (Ord. 96-09 § 3, 1996; Ord. 92-08 § 2, 1992)
18.81.120 Screening.
When a parking lot or vehicular circulation abuts side or rear setbacks, except when serving only single-family residences, a sight-obscuring fence or vegetation barrier in accordance with Chapter 18.85 BIMC shall be installed within adjacent setbacks. Fences shall be at least five but not more than six feet in height, and may be planted with climbing vegetation. In commercial or mixed use zones, this requirement may be waived as part of the final decision on the permit, upon written agreement from adjoining property owners. (Ord. 2004-02 § 22, 2004: Ord. 99-17 § 12, 1999: Ord. 96-09 § 4, 1996; Ord. 92-08 § 2, 1992)
18.81.130 Lighting for multifamily and nonresidential developments.
Driveways and parking lots may be provided with lighting that is mounted on poles or building surfaces with lamp position not exceeding 20 feet in height. All light sources shall be hooded or shielded so that the lamp is not visible from adjacent properties or public rights-of-way. (Ord. 92-08 § 2, 1992)
18.81.140 Bicycle facilities for multifamily and nonresidential developments.
A. Except as provided in subsection B of this section, all parking facilities, except those serving single-family residences (including any use accessory thereto), shall contain bicycle parking facilities that allow secure locking of both the frame and wheels of a bicycle. One bicycle space shall be provided for every five parking spaces with a minimum of four spaces provided for each parking lot.
B. An applicant may request, and the director may approve, a reduction or waiver of the requirements of subsection A of this section, based on the following considerations:
1. The population to be served by the proposed use and the likelihood of demand for the bicycle facilities by that population.
2. The provision of alternative on-site area available for bicycle storage or security.
3. The operational characteristics of a proposed use and their effect on the likelihood or suitability of bicycle use. (Ord. 2005-13 § 6, 2005: Ord. 92-08 § 2, 1992)
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