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(1) Applicability. The provisions herein supplement the parking and circulation development standards in Chapter 18.50 CMC, including, but not limited to, for vehicles, bicycles, car share, and electric vehicle charging stations. Where there is a conflict, the standards herein apply.

(2) Purpose.

(a) To provide for adequate, convenient, and safe parking for cars and bicycles associated with permitted uses in downtown.

(b) To limit the overbuilding of parking, which has impacts on construction costs, land consumed, air and water quality, walkability, traffic congestion, and aesthetics.

(c) To provide for alternative parking arrangements such as flexible minimum requirements, and shared parking.

(3) Generally.

(a) Residential off-street parking areas shall consist of a parking lot, driveway, garage, carport, or a combination thereof, and shall be located on the lot they are intended to serve. For surface parking, at least 25 percent of the minimum required parking spaces for residential uses shall be covered.

(b) Any area once designated as required off-street parking shall not be changed to any other use unless and until parking facilities are provided elsewhere, which conform to the requirements of this chapter.

(c) The required off-street parking area shall be for occupants, employees, visitors, and patrons, and shall be limited in use to parking, except for approved temporary uses per Chapter 18.85 CMC.

(d) A parking study may be required for adjusting minimum and maximum quantitative requirements, determining times of peak parking demand, and determining impacts to on-street parking in the vicinity of the subject development site. For the purposes of this chapter, a parking study is a document that provides sufficient information to determine the parking requirements for a specific use. The estimate may be based on scientifically documented data for demand for the proposed use, census data, transit service, academic studies, similar uses in the City or comparable cities, or other sources accepted by the Director. All parking studies shall be prepared by either a professional engineer with expertise in traffic and parking analyses or an equally qualified individual authorized by the Director.

(e) Parking needs shall be balanced with low-impact development planning that considers the reduction of impervious surfaces as a priority.

(f) Wheel stops or curbing are required where a parked vehicle would encroach on adjacent property, pedestrian access or circulation areas, right-of-way, or landscaped areas (see CMC 18.50.120(3) for an illustration). See also CMC 18.31.430(4)(b). Perpendicular and angled spaces adjacent to a landscaped area shall be one-foot wider than the minimum width required by CMC 18.50.110(2).

(4) Computation of Required Parking Spaces.

(a) Minimum. Except as modified in subsection (6) of this section, off-street parking areas shall contain at a minimum the number of parking spaces stipulated in Table 18.31.450(4).

(b) Net Floor Area. Off-street parking ratios expressed as a number of spaces per square feet shall use the net floor area, as defined by Chapter 18.20 CMC.

(c) Fractions. If the formula for determining the number of off-street parking spaces results in a fraction, the number of off-street parking spaces shall be rounded to the nearest whole number with fractions of one-half or greater rounding up and fractions below one-half rounding down.

(d) Accessible Parking Requirements. Off-street parking and access for physically disabled persons shall be provided in accordance with of the regulations adopted pursuant to Chapter 19.27 RCW, State Building Code, and Chapter 70.92 RCW, Public Buildings – Provisions for Aged and Disabled.

(5) Number of Parking Spaces Required.

(a) Minimum. The minimum number of off-street parking spaces shall be determined in accordance with Table 18.31.450.

(b) Maximum. Parking for a specific use shall be limited to no more than 50 percent greater than the minimum parking requirement required by this section, unless otherwise specified in Table 18.31.450. The Director shall have the authority to restrict parking for a specific use to an amount that is less than the maximum amount allowed in this section if the proposal would substantially conflict with the stated purposes, objectives, goals, or policies contained in the comprehensive plan.

(c) Unclassified Uses. For those uses not covered by a use in Table 18.31.450, the following standards apply:

(i) If the use is listed in CMC 18.50.030, then the use is subject to the applicable required spaces.

(ii) For all other uses, the Director shall establish the minimum requirement based on a parking study (see subsection (3)(d) of this section).

Table 18.31.450. Minimum Parking Requirements

Use

Minimum

Additional Provisions

RESIDENTIAL

Townhouse

Same as multifamily (based on number of bedrooms)

At least one of the required spaces shall be located within an enclosed garage (tandem spaces are allowed).

Multifamily

Studio and 1-bedroom

1 per dwelling unit

Maximum 1.25 spaces per dwelling unit

Two-bedroom

1.5 per dwelling unit

Maximum 2 spaces per dwelling unit

Three bedrooms or more

2 per dwelling unit

Maximum 2.5 spaces per dwelling unit

Senior citizen assisted housing

0.5 per unit

COMMERCIAL

Business services

3 per 1,000 square feet

Eating and drinking establishment

6 per 1,000 square feet in dining, lounge and customer ordering area

• Maximum 12 per 1,000 square feet in dining, lounge and customer ordering area.

• On-street parking may partially or wholly fulfill the minimum parking requirement if supported by a parking study per CMC 18.31.450(3)(d).

Food stores

4 per 1,000 square feet

• Maximum 5 per 1,000 square feet

• On-street parking may partially or wholly fulfill the minimum parking requirement for the first 15,000 square feet of floor area if supported by a parking study per CMC 18.31.450(3)(d).

Gasoline stations

3 per facility plus 1 per 300 square feet of store

Hotel

1.1 per guest room

Maximum 1.5 per guest room

Live/work

See applicable multifamily residential standards based on the number of bedrooms

Professional office

2 per 1,000 square feet

Retail trade and services

2 per 1,000 square feet

No off-street parking is required for uses less than 5,000 square feet in mixed-use development

Shell commercial floor area – designed for multi-tenant use building with no residential uses

3 per 1,000 square feet

4 per 1,000 square feet

Shell commercial floor area within a multi-story mixed-use building.

2 per 1,000 square feet

3 per 1,000 square feet

CULTURAL/RECREATION

Theater

1 per 3 fixed seats, plus 2 spaces for every 3 employees

Maximum 2 per 3 fixed seats, plus 1 space per employee

Group assembly

1 per 5 fixed seats, plus 1 per 50 square feet without fixed seats used for assembly purposes

HEALTH SERVICES

Emergency care facility

5 per 1,000 square feet

Hospital

1 per bed

Medical office

5 per 1,000 square feet

See CMC 18.31.140(5) for structured parking requirements.

Nursing/personal care facility

1 per 4 beds

INDUSTRIAL/MANUFACTURING

Light industrial/manufacturing

1 per 1,000 square feet, plus additional parking for office or retail areas as noted elsewhere in this table

GOVERNMENT/INSTITUTIONAL

Government services

3 per 1,000 square feet

(6) Modifications to Parking Requirements.

(a) Ground floor commercial uses in the TC zone are exempt from the minimum parking requirements of this chapter, provided such uses are located in a mixed-use building at least three stories in building height and the exemption is supported by a parking study per CMC 18.31.450(3)(d).

(b) Existing developments with a permitted use that meet minimum parking requirements for the use may, subject to Director approval, change to another permitted use that requires more parking and be exempt from additional quantitative parking requirements of this chapter. Existing developments that expand their net floor area by 50 percent or more shall meet the minimum requirements of this chapter. In no case may any new or expanded development exceed the maximum parking spaces allowed by this chapter, unless meeting the requirements of subsection (6)(d) of this section.

(c) Minimum off-street parking for uses in the TC, MC, and MHO zones may be reduced from the requirements of Table 18.31.450(5) with any of the following options:

(i) The Director may allow up to a 50 percent reduction in minimum parking spaces if the reduction is supported by a parking study per subsection (3)(d) of this section.

(ii) For nonresidential uses 5,000 gross square feet or larger, two parking spaces may be replaced by one space reserved for employee carpools. Use of this of provision is limited to a 10 percent reduction in total parking spaces as determined by the Director.

(iii) For nonresidential uses 5,000 gross square feet or larger, a reduction in total parking spaces by up to five percent may be allowed as determined by the Director if showers, changing rooms, and day-use lockers near long-term bicycle parking are provided (see subsection (8) of this section for related requirements).

(iv) For new residential uses with 20 or more dwelling units, three parking spaces may be replaced by one space reserved for a car-sharing provider. Use of this provision is limited to a 15 percent reduction in total parking spaces as determined by the Director. A long-term agreement between the property owner and a car-sharing provider covering the life of the development is required and shall be approved by the Director. The agreement, along with a notice that the agreement is the basis for modified parking requirements under this chapter, shall be recorded with the title to the property before a certificate of occupancy is issued.

(v) The applicant may propose other transportation-related options that reduce parking demand in exchange for reduced minimum parking spaces if the Director determines they meet the purpose of this chapter.

(d) Maximum off-street parking outside the TC zone may be increased up to 25 percent from the requirements of Table 18.31.450(5) if the increase is supported by a parking study per subsection (3)(d) of this section. For increases more than 25 percent, the Director may require any of the following as a condition for the increase:

(i) For nonresidential uses 5,000 gross square feet or larger, provide spaces reserved for employee carpools.

(ii) For nonresidential uses 5,000 gross square feet or larger, provide showers, changing rooms, and day-use lockers near long-term bicycle parking (see subsection (8) of this section for related requirements).

(iii) For nonresidential uses 5,000 square feet or larger, provide a designated passenger loading and unloading area. This area may be located on the street with approval of the Public Works Director or on the development site.

(iv) For new residential uses with 20 or more dwelling units, provide spaces reserved for a car-sharing provider. A long-term agreement between the property owner and a car-sharing provider is required and shall be approved by the Director. The agreement, along with a notice that the agreement is the basis for modified parking requirements under this chapter, shall be recorded with the title to the property before a certificate of occupancy is issued.

(v) The applicant may propose other transportation-related conditions that reduce parking demand in exchange for increased maximum parking spaces if they meet the purpose of this chapter.

(7) Bicycle Parking Requirements.

(a) Minimum Required.

(i) The minimum number of short-term and long-term bicycle parking spaces required is in Table 18.31.450(7). For the purposes of this section, the Director shall determine what use applies to the development.

(ii) Bicycle parking ratios expressed as a number of spaces per square feet shall use the net floor area.

(iii) If the formula for determining the number of bicycle parking spaces results in a fraction, the number of off-street bicycle parking spaces shall be rounded to the nearest whole number with fractions of one-half or greater rounding up and fractions below one-half rounding down. If the formula results in a number less than one, then at least one bicycle parking space is required.

(iv) In the case of two or more uses on the same site, the total requirements for bicycle parking shall be the sum of the requirements for each use computed separately.

Table 18.31.450(7). Bicycle Parking Spaces Required

Use

Minimum Short-Term Bicycle Parking Spaces Required

Minimum Long-Term Bicycle Parking Spaces Required

Multifamily, group living

0.5 per 10 dwelling units, and 2 minimum

5 per 10 dwelling units, and 2 minimum

Overnight lodging

0.5 per 10 guest rooms, and 2 minimum

0.3 per 10 guest rooms, and 2 minimum

Place of assembly, civic, indoor recreation, day care

Fixed seats: 3 per 100

No fixed seats: 0.20 per 1,000 square feet

2 minimum

Fixed seats: 2 per 100

No fixed seats: 0.10 per 1,000 square feet

2 minimum

Retail sales, general service, personal service

0.25 per 1,000 square feet, and 2 minimum

0.10 per 1,000 square feet, and 2 minimum

Restaurant/bar

0.5 per 1,000 square feet, and 2 minimum

0.10 per 1,000 square feet, and 2 minimum

Office

0.10 per 1,000 square feet, and 2 minimum

0.20 per 1,000 square feet

Medical

0.05 per 1,000 square feet, and 2 minimum

0.05 per 1,000 square feet, and 2 minimum

Industrial, utilities

0.05 per 1,000 square feet, and 2 minimum

0.05 per 1,000 square feet, and 2 minimum

Schools: compulsory

0.75 per 10 students of planned capacity, and 2 minimum

1 per 10 employees and 1 per 20 students of planned capacity, and 2 minimum

Colleges and universities

1 per 10 students of planned capacity, and 2 minimum

1 per 10 employees and 1 per 10 students of planned capacity, and 2 minimum

(b) Long-term bicycle parking spaces shall be located in secure locations on the development site.

(c) Short-term bicycle parking spaces may be located in the following areas:

(i) Indoors or outdoors on the development site.

(ii) On a public sidewalk or street outside the development, provided of all of the following requirements are met:

(A) If on a sidewalk, the total sidewalk width (including any planting area or landscaped strip) is at least 12 feet wide.

(B) The bicycle parking spaces are within 100 feet of the development’s primary pedestrian entry.

(C) The Public Works Director certifies bicycle parking in the public right-of-way in the proposed location does not conflict with the transportation plan.

(D) The property owner maintains the bicycle parking in perpetuity per the terms of an encroachment permit recorded to the property title.

(E) Short-term bicycle spaces on a public sidewalk or street for multiple businesses or properties are encouraged to be consolidated, where practical, to comply with the requirements of this section.

(d) Design.

(i) The design of short-term and long-term bicycle parking spaces shall comply with the current “essentials of bike parking” and any subsequent updates maintained by the Association of Pedestrian and Bicycle Professionals, or similar standards approved for use by the Director.

(ii) Locating outdoor bicycle parking spaces under weather protection cover is encouraged.

(8) Electric Vehicle (EV) Parking Space Requirements.

(a) This section applies to all off-street parking facilities in the downtown zones. Refer to CMC 18.50.180 for additional design standards, sign standards, on-street parking standards, and exceptions. Refer to locally adopted building and electrical codes for detailed construction requirements.

(b) All charging equipment and services required by this section shall support a minimum of Level 2 charging standards as provided by the Society of Automotive Engineers (40 amps and 240 volts residential or 208 volts commercial).

(c) EV parking spaces shall be provided at the minimum rates shown in Table 18.31.450(8). Note that these minimums may exceed those required by WAC 51-50-0427.

(i) An EV parking space is one that has electric vehicle supply equipment (EVSE) of any level of sophistication installed at the time of certificate of occupancy. Networked EVSE has an internet connection and may have a customer interface for payment, limited hours of operation, and other functions.

(ii) An EV-capable parking space is one that can support EVSE in the future and is supported with electrical panel capacity and space to support minimum charging standards, a dedicated branch circuit for the parking space, internet-connection capacity and space (if required), and the installation of raceways (underground or surface-mounted). The EV-capable space requirement applies to both new development and to existing buildings when electrical panels are being upgraded. Prior to EVSE installation, nonelectric vehicles may park in EV-capable spaces.

(iii) Percentage-based rates apply to the total number of vehicle parking spaces actually planned or built (not the minimum number of spaces required elsewhere in this section). The rates also apply to new parking spaces that are created when an existing parking area (as of the adoption date of this section) is expanded by 50 percent or more.

(iv) Mixed-use developments shall meet the applicable residential and nonresidential EV parking space requirements consistent with the proportion of each use.

Table 18.31.450(8). Electric Vehicle Parking Space Requirements

Use

Minimum Number of EV Parking Spaces

Minimum Number of EV-Capable Parking Spaces

Note

Single-family, cottage, and townhouse

1 per unit

EVSE may be in the form of 240-volt power outlets. Networked EVSE is not required.

Duplex

1 per two units

Multifamily with 10 or more dwelling units

5% of spaces

2 spaces minimum

30% of spaces

4 spaces minimum

EVSE may be in the form of 240-volt power outlets. Networked EVSE is not required.

Non-residential use with 3,000 gross square feet floor area or more (including hotels)

5% of spaces

1 space minimum

10% of spaces

2 spaces minimum

Networked EVSE is encouraged but not required.

Parking facility (primary use)

5% of spaces

2 spaces minimum

10% of spaces

4 spaces minimum

Networked EVSE is required.

(d) Signs for EV parking spaces shall be consistent with RCW 46.08.185. EVSE shall not include any electronic changeable copy sign (see other sign standards in Chapter 18.55 CMC).

(e) Consistent with WAC 51-50-0427, a minimum of one accessible parking space in Group B, Group R-1 hotel and motel only, and Group R-2 occupancies shall be an EV parking space. This accessible space may not be double counted for the non-EV accessible parking spaces required by subsection (4)(d) of this section.

(9) Parking Management Plans. Developments that contain more than 30,000 square feet of commercial area and/or more than 100 units of housing are required to submit a parking management plan that responds to the vision in the comprehensive plan. A parking management plan shall address the following:

(a) Integration and connection with adjacent parking areas associated with other developments.

(b) A joint use parking strategy or documentation that demonstrates why such a strategy is not feasible.

(c) A joint use parking strategy is appropriate when all of the following criteria are met:

(i) The total parking area exceeds 8,000 square feet.

(ii) The uses sharing parking facilities are of different use categories or have different hours of operation.

(iii) The parking facilities are designed and developed as a single on-site common parking facility, or as a system of on-site and off-site facilities, if all facilities are connected with improved pedestrian facilities and no building or use is more than 800 feet from the most remote joint-use facility. (Ord. 08-21 § 3 (Exh. B))