Chapter 15.15
Development Standards – Parking and Circulation

Sections:

15.15.010 Purpose

15.15.020 Authority and Application

15.15.030 Computation of Required Off-Street Parking Spaces

15.15.040 Shared Parking Requirements

15.15.050 Repealed

15.15.055 Exception for Small, Resident-Oriented Uses

15.15.060 Handicapped Parking Requirements

15.15.070 Off-Street Loading Space Requirements

15.15.080 Stacking Spaces for Drive-Through Facilities

15.15.085 Stacking Spaces for Parking

15.15.090 Transportation System Management Requirements

15.15.095 Commute Trip Reduction (CTR) Concurrence

15.15.100 Off-Street Parking Plan Design Standards

15.15.110 Off-Street Parking Construction Standards

15.15.120 Repealed

15.15.130 Off-Site Parking Location

15.15.140 Pedestrian Circulation Through Surface Parking Lots

15.15.150 Parking Structure Design Standards

15.15.160 Ground Floor Uses in Parking Structures

15.15.170 Joint Use of Driveways and Parking Areas

15.15.180 Single-Family Maximum Off-Street Vehicle Parking Requirements

15.15.010 Purpose

The purpose of this chapter is to provide adequate parking for all uses permitted in the code, to reduce demand for parking by encouraging alternative means of transportation including public transit, ride-sharing and bicycles, and to increase pedestrian mobility in the City of SeaTac by:

A.  Setting minimum, off-street parking standards for different land uses that assure safe, convenient and adequately sized parking facilities within activity or business centers;

B.  Providing incentives to ride-share through preferred parking arrangements;

C.  Providing for parking and storage of bicycles;

D.  Providing incentives to encourage employee and citizen use of present and future high capacity transit (HCT) modes; and

E.  Requiring uses which attract large numbers of employees or customers to provide transit stops. (Ord. 92-1041 § 1)

15.15.020 Authority and Application

A.  All new uses locating in any new building shall be required to meet the off-street parking, internal circulation, loading space, bicycle parking and storage, and pedestrian circulation requirements of this chapter.

B.  Any use that requires an addition to an existing building or a change of use (encompassing more than forty percent (40%) of the gross floor area (gfa) of the building/complex) shall require the current parking standards be implemented relative to only the new square footage.

C.  If this chapter does not specify a parking requirement for a specific land use, the City Manager, or designee, shall establish the minimum requirement based on a comparable parking demand. The applicant may be required to provide a parking study for the proposed use demonstrating that the parking demand for the specific land use will be satisfied. The study shall be prepared by a professional with expertise in traffic and parking analysis, or an equally qualified individual authorized by the City Manager, or designee.

D.  If the required amount of off-street parking has been proposed to be provided off-site, the applicant shall provide a satisfactory written contract with cooperating landowners showing the provision of adequate off-street parking. Additionally, satellite parking is permitted for accessory uses in conjunction with primary uses in SMC 15.15.130.

E.  Once a use has approved parking layout and spaces, different uses/companies off-site cannot use the parking created for the subject property/development. (Ord. 95-1012 § 1; Ord. 92-1041 § 1)

15.15.030 Computation of Required Off-Street Parking Spaces

A.  Off-street parking areas shall contain at a minimum the number of parking spaces as stipulated in the following table. If the formula for determining the number of off-street parking spaces results in a fraction, the applicant shall be required to provide the number of spaces rounded up to the nearest whole number.

B.  The residential and commercial ratios may be reduced with proof of viable HCT or PRT, linkage/station, pursuant to the determination of the City Manager, or designee. The overall ratio cannot be lowered more than thirty-five percent (35%). (Ord. 95-1012 § 1; Ord. 93-1014 § 9; Ord. 92-1041 § 1)

15.15.030 Parking Space Requirements for Residential Uses

USE #	LAND USE	MINIMUM SPACES REQUIRED
	RESIDENTIAL USES
001	Single-Family (Detached Unit)*	2 per dwelling unit
001A	Single Attached Dwelling Unit	2 per dwelling unit
002	Duplex*	1.25 per dwelling unit
003	Townhouses*	1.25 per dwelling unit
004	Multi-family*
	Studio Unit	1 per dwelling unit
	1 Bedroom Unit	1.5 per dwelling unit
	2 – 3 Bedroom Unit	2 per dwelling unit
005	Senior Citizen Multi	1.25 per dwelling unit***
006	Manufactured Home	2 per dwelling unit
006A	Mobile Home	2 per dwelling unit
007	Bed and Breakfast/Guesthouse	1 per bedroom, plus 2 for residents
008	Community Residential Facility I	2 per dwelling unit
008a	Community Residential Facility II	**
008b	Transitional Housing	**
008c	Halfway House	**
009	Overnight Shelter	**
010	Convalescent Center/Nursing Home	1 per 5 beds
011	Mobile Home Park	2 per dwelling unit
013	College Dormitory	1.5 per bedroom
	ACCESSORY USES
018	Home Occupation	-
019	Shed/Garage	-

*These ratios may be reduced with proof of viable HCT linkage/station pursuant to the determination of the City Manager, or designee. The overall ratio may not be lowered more than ten percent (10%).

**Parking plan based on population served and projected needs should be submitted and approved by the City Manager, or designee.

***For low/moderate income senior housing, the ratios may be modified by a parking plan based on the projected need of the population served. Such plan must be approved by the City Manager or designee. Minimum ratio must be 0.8 parking space per unit.

(Ord. 01-1019 § 1; Ord. 01-1011 § 6; Ord. 00-1033 § 11; Ord. 99-1005 § 7; Ord. 95-1016 § 22; Ord. 95-1012 § 1; Ord. 92-1041 § 1)

15.15.030 Parking Space Requirements for Recreational/Cultural Uses

USE #	LAND USE	MINIMUM SPACES REQUIRED
	RECREATION/CULTURAL USES
022	Community Center	1 per 400 sf of building, plus 1 per employee
023	Golf Course	3 per hole, plus 1 per employee
024	Theater	1 per 3 fixed seats, plus 1 per employee
025	Drive-In Theater	-
026	Stadium/Arena	1 per 3 fixed seats, plus 1 per employee
027	Amusement Park	1 per 200 sf of area within enclosed buildings, plus 1 for every 3 persons that the outdoor facilities are designed to accommodate at maximum capacity
028	Library	1 per 200 sf of building
029	Museum	1 per 200 sf of building
030	Conference/Convention Center	1 per 3 fixed seats, plus 1 per 40 sf for assembly areas without fixed seats
031	Cemetery	1 per 40 sf of chapel area, plus 1 per employee
032	Private/Public Stable	1 per 2 stalls
033	Park	1 space for each 3 users at maximum utilization
034	Church	1 per 4 fixed seats, or 1 per 40 sf of gfa used for assembly purposes without fixed seats
035	Church Accessory	1 per 500 gsf
036	Recreational Center	1 per 400 sf of building
036.5	Health Club	1 per 150 sf of leasable space
037	Arcade (Games/Food)	1 per 250 sf of building
	EXCEPTIONS
	Bowling Center	5 per lane, plus 1 per employee
	Sports/Fitness Club	1 per 100 sf of building
	Golf Driving Range	1 per tee, plus 1 per employee

(Ord. 95-1016 § 22; Ord. 92-1041 § 1)

15.15.030 Parking Space Requirements for General, Educational and Health Services Uses

USE #	LAND USE	MINIMUM SPACES REQUIRED
	GENERAL SERVICES USES
042	Communications Facility	1 per 250 sf
043	Dry Cleaner	1 per 250 sf of building
044	Auto Repair	2 spaces per service bay
045	Auto Service	4 spaces, plus 6 stacking spaces
046	Funeral Home/Crematory	1 per 40 sf of chapel area, plus 1 per employee
047	Veterinary Clinic	1 per 300 sf of building area
048	Kennel	1 space per 12 animal enclosures 1 space per 250 sf of retail sales area 2 spaces for a dwelling unit
049	Day Care I	2 per facility, plus 1 per employee
050	Day Care II	2 per facility (minimum), plus 1 per employee, and 1 load/unload space per every 10 children
051	General Repair	1 per 250 sf of building
	EDUCATIONAL USES
055	Elementary – Jr. High	1 per 50 students, 1 per faculty member
056	High School	1 per 35 students, 1 per faculty member
057	Vocational School	1 per employee, 1 per 10 students
058	Specialized Instruction School	1 per employee, 1 per 2 students
059	College/University	1 per employee, 0.7 per student
	HEALTH SERVICES USES
062	Office/Clinic (Outpatient)	1 per 275 sf of building
064	Hospital	1 per bed plu 5 per each 2 employees
065	Medical/Dental Lab	1 per 300 sf of building
066	Miscellaneous Health	1 per 300 sf of building

(Ord. 97-1009 § 5; Ord. 95-1016 § 22; Ord. 94-1006 § 13; Ord. 92-1041 § 1)

15.15.030 Parking Space Requirements for Government/Office, Business Uses

USE #	LAND USE	MINIMUM SPACES REQUIRED
	GOVERNMENT/OFFICE USES
071	Social Service Office	1 per 250 sf
072	Public Agency Office	1 per 250 sf
073	Public Agency Yard	1 per 200 sf, plus 1 per 1,000 sf of indoor storage or repair areas
074	Public Archives	1 per employee, plus 1 per 400 sf of waiting/review areas
075	Court	1 per employee, plus 1 per 40 sf of fixed seats or assembly areas
076	Police Facility	1 per employee, plus 1 per 100 sf of public office areas
077	Fire Facility	1 per employee, plus 1 per 100 sf of public office areas
079	Helipad/Airport and Facilities	Helipad: 4 per pad; Airport: 1 per 500 sf of building
080	Utility Use	1 per 250 sf
081	Utility Substation	1 per substation site
082	Financial Institution	1 per 250 sf, plus 5 stacking spaces
083	City Hall	1 space per 250 sf of office area plus 1 per 40 sf of fixed seats or assembly area if a municipal court use is located in City Hall
083.5	Secure Community Transition Facility	1 per employee, plus 0.5 per resident for visitor parking
	BUSINESS SERVICES USES
084	Landscaping	1 per 250 sf of office/storage area
085	Butterfly/Moth Breeding	1 per 250 sf of office/retail area
086	Construction/Trade	1 per 250 sf of office
087	Truck Terminal	1 per 250 sf of office or 1 per employee, whichever is greater
088	Airport Support Facility	1 per 250 sf
089	Warehouse/Storage	1 per 250 sf of office, plus 1 per 3,500 sf of storage areas
090	Professional Office	1 per 300 sf of office building
091	Heavy Equipment Rental	1 per 250 sf of building
092	Misc. Equipment Rental Facility	1 per 250 sf of building
093	Auto Rental/Sales	1 per 300 sf, plus 1 per employee plus a minimum 3,000 sf of display area
094	Public/Private Parking	1 per employee (designated)
095	Motor Freight Repair	1 per 300 sf of office, plus 1 per 1,000 sf of indoor repair areas
096	Heavy Equipment Repair	1 per 300 sf of office, plus 1 per 1,000 sf of indoor repair areas
097	R and D/Testing	1 per 300 sf
098	Commercial/Industrial Accessory Uses	1 per 300 sf

(Ord. 02-1029 § 5; Ord. 00-1033 § 12; Ord. 98-1025 § 3; Ord. 95-1016 § 22; Ord. 92-1041 § 1)

15.15.030 Parking Space Requirements for Retail/Commercial Uses

USE #	LAND USE	MINIMUM SPACES REQUIRED
	RETAIL/COMMERCIAL USES
101	Hotel/Motel and Associated Uses
	Basic Guest and Employee (no shuttle service)	.9 per bedroom
	Basic Guest and Employee (with shuttle service)	.75 per bedroom
	with restaurant/lounge/bar	1 per 150 gsf
	with banquet/meeting room	1 per 150 gsf
	Retail: 15,000 gsf or less	1 per 1,000 gsf
	Retail: greater than 15,000 gsf	1.5 per 1,000 gsf
102	Forest Products	1 per employee
103	Hardware/Garden Material	1 per 250 sf of leasable space
104	Department/Variety Store	1 per 250 sf of leasable space
105	Food Store
	at least 15,000 sf	1 per 250 sf of leasable space
	less than 15,000 sf	3, plus 1 per 300 sf
106	Agricultural Crop Sales (Farm Only)	1 per 250 sf of leasable space
107	Auto/Boat Dealer	1 per 300 sf of building, plus 1 per employee
108	Auto Supply Store	1 per 250 sf of leasable space
109	Gasoline/Service Station
	without grocery store attached	1 per employee, plus 1 per service bay
	with grocery store attached	1 per employee, plus 1 per 200 sf of store area
110	Apparel/Accessory Store	1 per 250 sf of leasable space
111	Furniture Store	1 per 300 sf of building
112	Fast Food/Restaurant	1 per 150 sf of leasable space (plus 5 stacking spaces with drive-through)
112.1	Retail Food Shop	1 per 250 sf of leasable space
112.2	Tavern	1 per 250 sf of leasable space
113	Drug Store	1 per 250 sf of leasable space
114	Liquor Store	1 per 250 sf of leasable space
115	Antique/Secondhand Store	1 per 250 sf of leasable space
116	Sporting Goods and Related Store	1 per 250 sf of leasable space
117	Media Material	1 per 250 sf of leasable space
118	Jewelry Store	1 per 250 sf of leasable space
119	Hobby/Toy Store	1 per 250 sf of leasable space
120	Photographic and Electronic Store	1 per 250 sf of leasable space
121	Fabric Store	1 per 250 sf of leasable space
122	Florist Shop	1 per 250 sf of leasable space
123	Pet Store	1 per 250 sf of leasable space
124	Wholesale/Bulk Store	1 per 250 sf of leasable space
125	Beauty Salon	1 per 200 sf of gross floor area
125.1	Laundromat	1 per 250 sf of leasable space
125.2	Espresso Stand	1 per 150 sf of gross floor area, plus 3 stacking spaces with drive-through
125.3	Commercial Marine Supply	1 per 1,000 sf of gross floor area, plus 1 space per employee
126	Other Retail Uses	1 per 250 sf of gross floor area
127	Adult Entertainment

(Ord. 00-1033 § 13; Ord. 95-1016 § 22; Ord. 93-1036 § 11; Ord. 92-1041 § 1)

15.15.030 Parking Space Requirements for Manufacturing Uses

USE #	LAND USE	MINIMUM SPACES REQUIRED
	MANUFACTURING USES
130	Food Processing	1 per employee, plus 1 per 500 sf of building
131	Winery/Brewery	1 per employee, plus 1 per 40 sf of tasting area
132	Textile Mill	1 per employee, plus 1 per 500 sf of building
133	Apparel/Textile Products	1 per employee, plus 1 per 500 sf of building
134	Wood Products	1 per employee, plus 1 per 500 sf of building
135	Furniture/Fixtures	1 per employee, plus 1 per 500 sf of building
136	Paper Products	1 per employee, plus 1 per 500 sf of building
137	Printing/Publishing	1 per employee, plus 1 per 500 sf of building
138	Chemical/Petroleum Products	1 per employee, plus 1 per 500 sf of building
138.5	Biomedical Product Facility	1 per 500 sf of gross floor area, plus 1 space per employee
139	Rubber/Plastic/Leather/Mineral Products	1 per employee, plus 1 per 500 sf of building
140	Primary Metal Industry	1 per employee, plus 1 per 500 sf of building
141	Fabricated Metal Products	1 per employee, plus 1 per 500 sf of building
142	Commercial/Industrial Machinery	1 per employee, plus 1 per 500 sf of building
143	Computer/Office Equipment	1 per employee, plus 1 per 500 sf of building
144	Electronic Assembly	1 per employee, plus 1 per 500 sf of building
145	Aerospace Equipment	1 per employee, plus 1 per 500 sf of building
146	Misc. Light Manufacturing	1 per employee, plus 1 per 500 sf of building
147	Tire Retreading	1 per employee, plus 1 per 500 sf of building
148	Recycling Products	1 per 1,000 sf or 1 per employee, whichever is greater
149	Towing Operation	1 per employee (designated)
150	Auto Wrecking	1 per employee (designated), plus 3 for customers
151	Self-Service Storage	1 per employee (designated), plus 3 for customers
152	Off-Site Hazardous Waste Treatment and Storage  Facilities	1 per employee, plus 1 per 500 sf of building
153	Batch Plant	1 per employee, plus 1 per 500 sf of building

(Ord. 99-1003 § 3; Ord. 95-1016 § 22; Ord. 92-1041 § 1)

15.15.040 Shared Parking Requirements

The amount of off-street parking required by SMC 15.15.030(A) may be reduced by an amount determined by the City Manager, or designee, when shared parking facilities for two (2) or more uses are designed and developed, or developed adjacent to an existing use, as one (1) common parking facility, provided:

A.  The amount of the reduction shall not exceed ten percent (10%) of each use.

B.  A covenant or other contract for shared parking between the cooperating property owners is approved by the City Manager, or designee. The covenant or contract cannot be amended without the consent of the City Manager, or designee.

C.  If any requirements for shared parking are violated, the affected property owners must provide a remedy satisfactory to the City Manager, or designee, or provide the full amount of required off-street parking for each use, within sixty (60) days of notification. (Ord. 95-1012 § 1; Ord. 92-1041 § 1)

15.15.050 Exceptions for Community Residential Facilities (CRF)

Repealed by Ord. 99-1005. (Ord. 95-1012 § 1; Ord. 92-1041 § 1)

15.15.055 Exception for Small, Resident-Oriented Uses

The amount of off-street parking required by SMC 15.15.030 may be reduced by the City Manager or designee for uses meeting the definition of “small, resident-oriented uses”, provided:

A.  The amount of the reduction shall not exceed fifty percent (50%) of each use.

B.  If a use changes to one not meeting the definition of “small, resident-oriented uses”, then the affected property owners shall provide the full amount of off-street parking required by SMC 15.15.030 within sixty (60) days of such change in use. (Ord. 95-1016 § 52)

15.15.060 Handicapped Parking Requirements

Off-street parking and access for physically handicapped persons shall be provided in accordance with Section 7503 of the regulations adopted pursuant to Chapter 19.27 RCW, State Building Code, Chapter 70.92 RCW, Public Buildings – Provisions for Aged and Handicapped, and any subsequent amendments to the City of SeaTac adopted Uniform Building Code. (Ord. 92-1041 § 1)

15.15.070 Off-Street Loading Space Requirements

A.  Every nonresidential building engaged in retail, wholesale, manufacturing or storage activities, excluding self-service storage facilities, shall provide loading spaces in accordance with the standards listed below:

	Gross Floor Area	Number of Loading Spaces
	10,000 to 16,000 sf	1
	16,001 to 40,000 sf	2
	40,001 to 64,000 sf	3
	64,001 to 96,000 sf	4
	96,001 to 128,000 sf	5
	128,001 to 160,000 sf	6
	160,001 to 196,000 sf	7
	For additional 35,000 sf	1 additional

B.  Every hospital, auditorium, convention hall, exhibition hall, sports arena/stadium, or other similar uses shall provide loading spaces in accordance with the standards listed below:

	Gross Floor Area	Number of Spaces
	40,000 to 60,000 sf	1
	60,001 to 160,000 sf	2
	160,001 to 264,000 sf	3
	264,001 to 388,000 sf	4
	388,001 to 520,000 sf	5
	520,001 to 652,000 sf	6
	652,001 to 784,000 sf	7
	784,001 to 920,000 sf	8

C.  Every hotel, office building and restaurant shall provide a minimum of one (1) loading space; provided any of these uses over fifty thousand (50,000) square feet shall provide two (2) loading spaces.

D.  Each loading space shall be a minimum of ten (10) feet wide, thirty (30) feet long, and have an unobstructed vertical clearance of fourteen (14) feet, six (6) inches. Loading spaces shall be located to prevent trucks from projecting into any public right-of-way, parking area, and parking aisle. All loading spaces shall be designated and located in the rear or side of the building and away from frontage roads. (Ord. 92-1041 § 1)

15.15.080 Stacking Spaces for Drive-Through Facilities

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. A stacking space shall be located to prevent any vehicles from extending onto the public right-of-way, or interfering with any pedestrian circulation, traffic maneuvering, or other required parking areas. Stacking spaces for drive-through or drive-in uses (Short-Term Auto Service Uses) may not be counted as required off-street parking spaces. (Ord. 92-1041 § 1)

Figure 15.15.080a. STACKING SPACE

REQUIREMENTS FOR TYPICAL DRIVE THROUGH

15.15.085 Stacking Spaces for Parking

A.  Stacking spaces for vehicle parking or for auto rental/sales uses may be allowed; provided, that the area utilized for stacking spaces conforms with the parking lot landscaping requirements of SMC 15.14.090. Stacking of required off-street parking spaces shall not be allowed for employee or customer parking. Stacking aisle widths shall be a minimum of eight (8) feet, six (6) inches.

B.  Stacking spaces for commercial uses other than vehicle parking or auto rental/sales may be allowed through the use of valet parking, upon approval of a valet parking plan, by the Director of Planning and Community Development. The area of the lot utilized for stacking spaces shall conform with the parking lot landscaping requirements of SMC 15.14.090. Stacking aisle widths shall be a minimum of eight (8) feet, six (6) inches. At a minimum, the valet parking plan shall include, but not be limited to:

1.   A site plan showing the location of the valet parking on the property;

2.   The hours of operations;

3.   A detailed description of the valet parking system’s operation; and

a.   Methods to control noise;

b.   Methods to control glare from impacting adjacent properties;

c.   Methods to eliminate any impacts on adjacent or nearby residential neighborhoods;

4.   The name, address and phone number of the operator of the valet parking.

      Valet parking is allowed on or off-site. No valet parking shall be allowed on public rights-of-way. (Ord. 01-1017 § 4; Ord. 99-1003 § 5)

15.15.090 Transportation System Management Requirements

A.  All land uses in government/business, retail/commercial, manufacturing and any other land use where employees are a basis for computing the required off-street parking spaces in SMC 15.15.030(A) shall be required to reserve one (1) parking space of every fifteen (15) required spaces for ride-share parking as follows:

1.   The ride-share parking spaces shall be located closer to at least one (1) entrance than other employee parking except handicapped;

2.   Reserved areas shall have markings and signs indicating that the space is reserved for ride-share vehicles; and

3.   Parking in reserved areas shall be limited to vanpools, carpools, and any other vehicles meeting minimum ride-share qualifications set by the employer.

B.  The City Manager, or designee, may reduce the number of required off-street parking spaces when one (1) or more regularly scheduled high capacity public (or recognized private/public systems, i.e., Regional Personal Transit) transit routes serve the site. The amount of reduction shall be based on the frequency of the transit service and shall be limited as follows:

1.   Government/business/manufacturing – Forty percent (40%) maximum;

2.   Recreation/culture/retail/wholesale/general service – Thirty percent (30%) maximum. (Ord. 95-1012 § 1; Ord. 92-1041 § 1)

15.15.095 Commute Trip Reduction (CTR) Concurrence

A.  All applicable employers in the City shall comply with requirements of state and local ordinances on CTR standards.

B.  At a minimum, major employers, as denoted by state law, shall develop a commute trip reduction program within established timelines by the City. The plan shall include the necessary elements to reach established county and City goals. Those elements that should be considered are:

1.   Providing preferential parking or reduced parking charges, or both, for high occupancy vehicles;

2.   Instituting or increasing parking charges for single-occupant vehicles;

3.   Providing commuter ride matching services to facilitate employee ride-sharing for commute trips;

4.   Providing subsidies for transit fares, carpools or vanpools;

5.   Permitting the use of the employer’s vehicles for carpooling or vanpooling;

6.   Allowing flex-time work schedules to facilitate or encourage employee’s use of transit, carpools or vanpools;

7.   Coordinating with transportation providers to provide additional regular or express service to the worksite;

8.   Constructing special loading and unloading facilities for transit, carpool, and vanpool users;

9.   Providing bicycle parking facilities, lockers, changing areas, and showers for employees who bicycle or walk to work;

10.  Providing parking incentives such as rebates for employees who do not use the parking facilities;

11.  Providing guarantee ride home programs and emergency taxi service.

C.  All commute trip reduction plans shall be reviewed pursuant to mandated county and City policies.

D.  All determinations on the commute trip reduction plans are appealable as mandated by county and City policies.

E.  The City may impose civil penalties, in the manner provided in Chapter 7.80 RCW, for failure by an employer to implement a commute trip reduction program or to modify its commute trips reduction program pursuant to staff review. No major employer shall be liable for civil penalties under the state and local TDM ordinances if failure to achieve a commute trip reduction program goal was the result of an inability to reach agreement with a certified collective bargaining agent under applicable laws where the issues were raised by the employer and pursued in good faith. (Ord. 92-1041 § 1)

15.15.100 Off-Street Parking Plan Design Standards

A.  Off-street parking facilities shall not be located more than five hundred (500) feet from the building they are required to serve for all uses, except those specified below, and a marked pedestrian walkway shall be incorporated into the layout. Where parking facilities do not abut the building they serve, the required maximum distance shall be measured along the pedestrian walkways from the parking facility to the nearest building entrance.

1.   All senior citizen assisted housing facilities and CRFs shall have the parking facilities connected to the building they are required to serve. For all other residential dwellings, the parking facilities shall not be located more than one hundred (100) feet from the building(s) they are required to serve.

2.   For all religious organizations and hospitals, the parking facilities shall not be located more than one hundred fifty (150) feet from the building they are required to serve.

B.  Parking spaces parallel to the driveway or aisle serving them shall be a minimum of nine (9) feet wide and twenty-three (23) feet long. Driveways or aisles serving parallel spaces shall be a minimum of twelve (12) feet wide.

C.  Parking spaces oriented at an angle to the driveway or aisle serving them shall be consistent with the minimum dimensional requirements set forth by the following table, and further defined and illustrated in subsection (E) of this section, provided.

Parking Space Dimensions
A	B	C	D
30	8'6"	16'1"	14'0"
45	8'6"	18'4"	15'0"
60	8'6"	19'0"	18'0"
90	8'6"	18'0"	24'0"

D.  For ninety (90) degree angle parking spaces, the drive aisle width (Column D above) may be reduced three (3) inches for each additional one (1) inch of parking stall width.

E.  When determining the minimum dimensional requirements for parking spaces oriented at an angle to the driveway or aisle serving them, the following figure shall be consulted.

Figure 15.15.100e.

OFF-STREET PARKING CONFIGURATION STANDARDS

F.  All required bicycle parking facilities shall be located within a structure sheltered from the weather and designed to secure the bicycles and limit access to the structure to authorized users. Bicycle storage requirements may be satisfied by group or individual storage areas.

G.  All parking areas shall be landscaped as set forth in Chapter 15.14 SMC.

H.  Lighting shall be provided for safety of traffic and pedestrian circulation on the site as required by the adopted and hereafter amended City of SeaTac Uniform Building Code. It shall be designed to minimize direct illumination of abutting properties and adjacent streets.

I.  In determining the length of an off-street parking stall as required under SMC 15.15.100(C) and (E), overhangs from a wheel stop as required under SMC 15.15.110(B) and illustrated in Figure 15.15.110b may be included. (Ord. 01-1017 § 5; Ord. 97-1009 §§ 8, 9; Ord. 92-1041 § 1)

15.15.110 Off-Street Parking Construction Standards

A.  Off-street parking areas shall be paved with all-weather surface (concrete or asphalt) unless otherwise approved by the Public Works Department. Typical approved cross-section is illustrated below; contact the Department of Public Works for current standards.

Figure 15.15.110a. MINIMUM SURFACING
REQUIREMENTS FOR OFF-STREET PARKING

B.  Asphalt-surfaced parking areas shall have parking spaces marked by surface paint lines or a suitable substitute traffic marking material in accordance with the Washington State Department of Transportation Standards. Wheel stops are required where a parked vehicle would encroach upon adjacent property, pedestrian access, circulation areas or landscaping areas. Typically approved markings and wheel stop locations are illustrated on the following page. A vehicle overhang may be allowed into the landscaped area; provided the area of the vehicle overhang is not counted towards required landscaping. (Ord. 97-1009 § 6; Ord. 92-1041 § 1)

Figure 15.15.110b. STALL MARKINGS AND WHEEL STOP LOCATIONS

15.15.120 Compact Car Allowance Requirements

Repealed by Ord. 01-1017. (Ord. 92-1041 § 1)

15.15.130 Off-Site Parking Location

A.  The City Manager, or designee, may authorize a portion of the required parking for an accessory use (or for up to thirty percent (30%) of the primary use) to be located on a site other than the subject property if:

1.   Adequate parking exists for the primary use on the subject property;

2.   Adequate pedestrian, van or shuttle connection between the sites exists;

3.   The sites are within one (1) mile of each other; and

4.   The site used for off-site parking is zoned to allow public/private parking as a permitted use.

B.  Nonprofit uses adjacent to each other shall be allowed to share parking, regardless of zoning classification; provided, that:

1.   If the parking requires an expansion of the parking lot, all permit requirements otherwise required for such expansion (such as a conditional use permit and environmental (SEPA) review) must be met.

2.   All requirements of this subsections (A)(1) through (A)(3) and (C) are met.

C.  Criteria to be used by the City Manager or designee in authorizing off-site parking are:

1.   Off-site parking shall be accessed only by employees, not by the general public.

2.   The proposed connections between the sites are safe for pedestrians and vehicles.

3.   The proposed plan is compatible with adjacent uses.

4.   Off-site impacts are negligible or minimized.

5.   A contingency plan is submitted by the applicant and approved by the City that would provide for the parking to be developed on the subject property or established elsewhere if the off-site parking arrangement is no longer available.

D.  Legal documentation is required for the approved, off-site parking location and shall be recorded with the City of SeaTac City Clerk and the Department of Planning and Community Development. Off-site parking may be removed only if alternative parking is provided in conformance with the code and such parking is approved by the City Manager or designee. (Ord. 02-1017 § 1; Ord. 95-1012 § 1; Ord. 92-1041 § 1)

15.15.140 Pedestrian Circulation Through Surface Parking Lots

A.  Surface parking lots containing one hundred (100) parking spaces or more, or with more than three (3) vehicular circulation lanes, shall provide pedestrian walkways through the parking lot. Pedestrian walkways shall be raised, may be covered, and shall be a minimum of three (3) feet in width, separated from vehicular travel lanes to the maximum extent possible and designed to provide safe access to non-street front building entrances or existing pedestrian ways. The three (3) foot width shall not include any vehicle overhangs. Wheel stops shall be installed in parking spaces adjacent to all pedestrian walkways.

1.   For parking rows perpendicular to the principal building facade, pedestrian ways shall be located between two (2) rows of parking spaces at a minimum of one (1) pedestrian way every two hundred (200) feet. The pedestrian walkway(s) shall be located to provide access from the maximum number of spaces to the entrances of the building.

2.   For parking rows parallel to the principal building facade, pedestrian ways shall be incorporated adjacent to a series of aligned landscape islands at a minimum of one (1) walkway every twenty-one (21) parking spaces. The pedestrian walkway shall be located to provide access from the maximum number of spaces to the entrances of the building.

B.  The pedestrian walkways shall be clearly distinguished from traffic circulation, and particularly where vehicular and pedestrian routes intersect.

C.  Sidewalks or walkways which cross vehicular aisles or driveways shall be distinguished as follows (see example, Figure 15.14.140a):

1.   By a continuous raised crossing; or

2.   By using contrasting paving material.

Figure 15.15.140a. PEDESTRIAN CIRCULATION

D.  Pedestrian circulation through parking lots within the City Center shall conform with SMC 15.35.850. Pedestrian circulation standards through parking lots for high capacity transit facilities shall conform with SMC 15.36.330.

E.  The area used for raised pedestrian circulation may be counted towards the ten percent (10%) interior parking lot landscaping as required under SMC 15.14.090.

F.  The preceding standards may be modified by the Director of Planning and Community Development if the proponent can demonstrate that some other form of pedestrian circulation would be suitable for the site and would provide equivalent pedestrian safety. (Ord. 01-1017 § 7)

15.15.150 Parking Structure Design Standards

A.  Parking Structure Design. The following parking structure design standards shall apply to all parking structures located outside of the designated City Center and not associated with a high capacity transit (HCT) station. Design standards for parking structures within the City Center shall conform with the requirements of SMC 15.35.900. Design standards for parking structures associated with an HCT station shall conform with the requirements of SMC 15.36.400.

1.   Parking decks should be flat where feasible. At a minimum, a majority of both the ground floor and top parking decks shall be required to be flat, as opposed to continuously ramping (see Figure 15.15.150a).

2.   External elevator towers and stair wells shall be open to public view, or enclosed with transparent glazing.

3.   Lighting on and/or within multi-level parking structures shall be screened, hooded or otherwise limited in illumination area so as to minimize excessive glare and lighting of off-site areas.

Figure 15.15.150a. PARKING DECKS

4.   Parking structure top floor wall designs must conform to one or more of the following options:

a.   Top Floor Wall with Architectural Focal Point. A top floor wall focal point refers to a prominent wall edge feature such as a glazed elevator and/or stair tower, or top floor line trellis structure.

b.   Top Floor Wall Line Variation.

i.  Projecting Cornice. Top floor wall line articulated through a variation or step in cornice height or detail. Cornices must be located at or near the top of the wall or parapet.

ii. Articulated Parapet. Top floor wall line parapets shall incorporate angled, curved or stepped detail elements.

5.   Parking structures with building facades facing or visible from the public right-of-way (ROW) shall use one, or a combination of, the following design features:

a.   The facade shall have the appearance of an office building or hotel use.

b.   Design features that would mask the building as a parking structure.

      Proposed design features shall be approved by the Director of Planning and Community Development.

B.  Parking Structure Character and Massing. In addition to the standards contained in subsection (A) of this section, parking structure facades over one hundred fifty (150) feet in length shall incorporate vertical and/or horizontal variations in setback, material or fenestration design along the length of the applicable facade, in at least one or more of the following ways:

1.   Vertical Facade Changes. Incorporation of intervals of architectural variation at least every eighty (80) feet over the length of the applicable facade (see Figure 15.15.150b), such as:

a.   Varying the arrangement, proportioning and/or design of garage floor openings;

b.   Incorporating changes in architectural materials; and/or

c.   Projecting forward or recessing back portions or elements of the parking structure facade.

Figure 15.15.150b. VERTICAL FACADE CHANGES

2.   Horizontal Facade Changes. Designed differentiation of the ground floor from upper floors, such as:

a.   Stepping back the upper floors from the ground floor parking structure facade;

b.   Changing materials between the parking structure base and upper floors; and/or

c.   Including a continuous cornice line or pedestrian weather protection element between the ground floor and upper floors.

C.  Minimizing Views Into the Parking Structure Interior. Facades of parking structures shall be designed without continuous horizontal parking floor openings.

1.   For portions of parking structures without a pedestrian level retail/commercial use, the following building facade landscaping is required:

a.   Five (5) foot wide facade landscape strip consisting of:

i.  A mix of evergreen shrub groupings spaced no more than four (4) feet apart that do not exceed a height of six (6) feet at maturity;

ii. Ground cover; and

iii. Seasonal displays of flowering annual bedding plants.

2.   Any portion of a parking structure ground floor with exposed parking areas adjacent to a public street shall minimize views into the parking structure interior through one or more of the following methods which are in addition to the above facade landscaping strip:

a.   Decorative trellis work and/or screening as architectural elements on the parking structure facade, without compromising the open parking structure requirements of the Uniform Building Code (see example, Figure 15.15.150c); and/or

b.   Glass window display cases incorporated into pedestrian walls built between two structural pillars. Glass window display cases shall be at least two feet deep, begin twelve (12) to thirty (30) inches above the finished grade of the sidewalk, and cover at least sixty percent (60%) of the area between two pillars.

      The trellis work or window display cases may be waived if the proponent can demonstrate some other method to minimize views into the parking structure. Alternate methods shall be approved by the Director of Planning and Community Development.

Figure 15.15.150c.

3.   Upon conversion of portions of a parking structure to a pedestrian retail/commercial use, the Director of Planning and Community Development may approve the removal of initially installed pedestrian screening material in order to allow maximum visibility and access to the converted portions of the parking structure.

4.   In addition to the above, views into the upper floors of parking structures shall be minimized through one or more of the following methods:

a.   The use of planters integrated into the upper floors of parking structure facade design (see example, Figure 15.15.150d);

b.   Decorative trellis work and/or screening as architectural elements on the parking structure upper floor facades; and/or

c.   Upper parking floors designed as a pattern of window-like openings on the parking structure facade (see Figures 15.15.150c and 15.15.150d).

Figure 15.15.150d.

D.  Parking Floors Located Under or Within Buildings.

1.   Parking located under or within buildings shall subordinate the garage entrance to the pedestrian entrance in terms of prominence on the street, location and design emphasis (see example, Figure 15.15.150e).

Figure 15.15.150e.

2.   Parking at grade under a building shall be completely or wholly screened through any combination of walls, decorative grilles, or trellis work with landscaping (see example, Figure 15.15.150f).

Figure 15.15.150f.

(Ord. 01-1017 § 8)

15.15.160 Ground Floor Uses in Parking Structures

A.  Parking structures shall be designed so that an area equaling a minimum of fifty percent (50%) of the length of the exterior ground floor facade(s), excluding vehicle entrances and exits, is either built out as, or convertible to, retail/commercial or service uses. The applicable floor area shall extend in depth a minimum of twenty (20) feet from the exterior parking structure facade, provided that the minimum required may be averaged, with no depth less than fifteen (15) feet. The proposed location of the commercial area shall be approved by the Director of Planning and Community Development.

1.   The minimum clear interior ceiling height standard of the retail/commercial or service use portion of parking structures shall be ten (10) feet.

2.   Parking structure ground floors shall include fire suppressing sprinkler systems at the time of construction even if not required by the Uniform Building and Uniform Fire Codes, as adopted by the City, as to the remainder of the structure.

B.  At the time of construction, a minimum of one thousand (1,000) square feet of leasable retail/commercial or service space shall be constructed and made available for occupancy. The location of this space shall be approved by the Director of Planning and Community Development. The remainder of the area necessary to fulfill the minimum retail/commercial or service use requirement not included at the time of construction shall employ window display cases which shall be designed as follows (see Figures 15.15.160a and 15.15.160b):

1.   Glass window display cases shall be incorporated into ground floor walls and shall be built between two structural pillars. Glass window display cases shall be at least two (2) feet deep, begin twelve (12) to thirty (30) inches above the finished grade of the sidewalk, and cover at least sixty percent (60%) of the area between two pillars.

Figure 15.15.160a.

Figure 15.15.160b.

C.  Parking structures with ground floor retail/commercial or service uses will be granted an additional parking allowance as follows:

1.   The number of parking spaces displaced by the portion of the parking structure ground floor designed for retail/commercial or service uses may be added to the maximum number of allowed parking spaces established for on-site land uses. (Ord. 01-1017 § 9)

15.15.170 Joint Use of Driveways and Parking Areas

A.  The joint use of driveways and parking areas shall be encouraged to reduce overall parking needs. A convenient pedestrian connection must exist between the building facilities and/or properties to qualify as a joint use parking facility. As an incentive, the city will consider an overall reduction in the parking ratio of up to fifty percent (50%) of the minimum required for primary night-time uses such as theaters, bowling alleys, and restaurants when coordinated with a parking supply serving primarily daytime uses such as banks, offices, and retail stores.

B.  Automobile access shall be consolidated with no more than one (1) driveway per one hundred fifty (150) linear feet of street frontage along principal arterials, and one hundred (100) linear feet on all other street frontages. (Ord. 01-1017 § 10)

15.15.180 Single-Family Maximum Off-Street Vehicle Parking Requirements

Within the single-family zones (UL-5,000; UL-7,200; UL-9,600; and UL-15,000), the following maximum off-street parking standards shall apply. These standards shall be applicable to new and existing parking areas and are in addition to the off-street parking standards for a single-family residence specified under SMC 15.15.030.

A.  All motor vehicles, trailers, boats and RVs must be parked on one (1) of the approved surfaces listed in subsection (B) of this section.

B.  All required off-street parking spaces shall be constructed in conformance withSMC 15.15.030, 15.15.100, and 15.15.110. Additional off-street parking surfaces shall be constructed of one (1), or a combination of, the following materials:

1.   Concrete (four (4) inch Portland cement concrete over compact native soils); or

2.   Blacktop (two (2) inch asphalt concrete pavement over gravel section as described under subsection (B)(3) of this section); or

3.   Two (2) inches of 5/8 minus compacted rock provided mud or other fine material do not work their way to the surface of the rock. Alternate sized minus compacted rock may be used upon approval by the City;

4.   Any other configuration or materials, approved by the City, that maintains a durable uniform surface.

C.  Off-street parking surfaces outside of structures on-site may cover a maximum of one thousand two hundred (1,200) square feet or ten percent (10%) of the lot surface, whichever is greater. For the purposes of this section, a parking area includes any portion of a driveway or access road used for parking.

D.  No more than fifty percent (50%) of the front yard or eight hundred (800) square feet, whichever is smaller, can be off-street parking surface. For the purposes of this section the front yard shall be the area between the right-of-way and the portion of the house frontage that is farthest from the right-of-way. The width of the front yard shall extend to each side property line. (See Figure 15.15.180a).

Figure 15.15.180a.

      Other unique front yard configurations may be allowed subject to City approval. The remainder of the front yard not used for parking shall be landscaped. For the purpose of this section, landscaping shall either be one (1), or a combination of, the following:

1.   Grass or sod;

2.   Trees;

3.   Groundcover;

4.   Shrubs.

E.  On properties facing on two (2) or more public rights-of-way, the total off-street parking surfaces for all front yards shall not be greater than eight hundred (800) square feet. All remaining areas of the front yards not used for off-street parking or driving surfaces shall be landscaped as provided in subsection (D) of this section.

F.  Off-street parking is allowed in the side yard setback and within five (5) feet of the rear yard property line. Screening of vehicles parked in the side yard setback, or within five (5) feet of the rear property line, shall be required if requested by the adjacent property owner(s). If screening is requested, the screening shall be a solid wood fence or made of an alternate material, as approved by the City. Fences shall conform with the maximum height requirements of SMC 15.13.080(F). (Ord. 02-1037 § 1; Ord. 02-1006 § 1)