17.110.010 General requirements of parking spaces

17.110.010 General requirements of parking spaces.

The following general requirements shall apply to all off-street parking spaces:

A. Parking Space Size. The size of parking spaces shall conform with, and be as prescribed in, SMC 17.110.020, Table 17.110-1, Off-Street Parking Chart, and shall be striped or marked accordingly with paint as established in City standards. Each space shall be provided with adequate ingress and egress as established by City standard. Parking spaces proposed to be located in a garage or carport shall be not less than 20 feet in length and 10 feet in width, interior dimensions.

1. For residential development, parking spaces shall be located off the streets as specified herein; except that parking spaces on the directly adjoining property street frontage may count toward the parking requirement for a multifamily use. The parking space shall be of legal size and located on an improved street where parking is otherwise allowed. Residential parking may be covered or uncovered.

2. For dwellings and other residential uses, parking spaces shall not be located within the required front setback except in a conforming driveway, and in side or rear yard setback areas, the location of parking spaces shall conform to the setback requirements for accessory structures.

3. If driveway parking is proposed, minimum dimensions for purposes of calculating spaces shall be eight and one-half feet wide and 18 feet deep.

4. For nonresidential development, on-street spaces located directly adjoining site frontage may count towards satisfaction of parking requirements. The parking space shall be of legal size and located on an improved street where parking is otherwise allowed.

1. Parking is not permitted on lawns or landscaped yard areas.

2. If head-on spaces are not being proposed, the parking spaces will be subject to City Engineer or Planning Director approval, and shall meet the size and back-up dimensions set forth in SMC 17.110.020, Table 17.110-1, Off-Street Parking Chart.

3. Parking spaces shall be located on the same lot or parcel as the building or use that they are to serve, or located on an adjacent or contiguous lot under an easement appurtenant to the property to be served.

4. All parking areas shall be surfaced with a permeable paving material, such as pavers or pervious concrete when feasible, as approved by the City Engineer. Adequate drainage improvements shall be provided as approved by the City Engineer.

1. Parking spaces shall be located on the same lot or parcel as the building or use that they serve, or located on an adjacent or contiguous lot under an easement appurtenant to the property to be served, or on property within 300 feet from said development under ownership or easement.

2. Parking may also be provided through a business community owned or operated parking lot or garage, provided the building/development can provide adequate guarantee or proof of participation in said parking lot program.

E. Industrial Uses. Off-street parking may be provided off site, provided such off-street parking is located within 300 feet of the property to be served; and provided, that the amount of off-site parking satisfies not more than 50 percent of the parking requirements of the activity for which parking is provided.

F. Mixed Uses. In case of mixed uses, the total requirements for off-street parking spaces shall be the sum of the requirements for the various uses; however, the parking requirement for the use with the smaller parking requirement may be reduced by 33 percent. In addition, the Planning Commission shall have the authority to approve a reduction in parking requirements for projects which contain a mix of nonresidential uses.

G. Double-Counting. Off-street parking facilities for one use shall not be considered as providing parking facilities for any other use except as noted in subsection H of this section, and shall not be used for the parking of transportable facilities used for commercial purposes, except during the construction period wherein mobile homes or transportable facilities may be used for construction office purposes.

H. Shared Parking. The Planning Commission may allow the sharing of parking stalls on property within 300 feet of the use, provided a clear separation of time/use is evident (i.e., movie theater/professional office). If uses change to uses requiring time overlap for uses, parking will be required to be provided on the original nonsharing basis.

1. Surface. All parking areas shall be surfaced with a permeable paving material, such as pavers or pervious concrete when feasible, as approved by the City Engineer. Adequate drainage improvements shall be provided as approved by the City Engineer.

2. Access. Each entrance and exit to a parking lot shall be constructed and maintained so that any vehicle entering or leaving the parking lot will be visible for a distance of 30 feet on a 45-degree angle to any passing vehicle. Appropriate bumper guards, entrance and exit signs, and directional signing shall be maintained where needed.

a. Commercial driveway access aprons for driveways for 20 or fewer parking spaces shall be not less than 12 feet in width. Driveways shall be not less than 20 feet in width when serving 21 or more parking spaces, and the width of every aisle or driveway shall be 10 feet when serving 20 or fewer parking spaces. Reductions or modifications may be permitted by the City Engineer where the City Engineer finds that the provision of multiple driveways, access locations, tree preservation, or other physical conditions merit modification of the requirements.

b. Should the City Engineer determine that the use of permeable paving material is infeasible, driveways shall be surfaced with a minimum four-inch PCC or four-inch Class A.B. and one-and-one-half-inch A.C. at option of the owner, and comparable alternate materials may be approved by the City Engineer.

a. No more than one driveway shall be permitted on single-family residential parcels of less than 100 feet in width unless the City Engineer finds that the number of dwelling units, access restrictions, tree preservation, or other physical conditions merit modification of this requirement.

b. Driveway width for single-family parcels shall be a maximum of 24 feet or half the length of the street frontage, whichever is less, unless the City Engineer or Planning Director finds that the number of dwelling units, access restrictions, tree preservation, or other physical conditions merit modification of this requirement.

c. Driveway length shall be a minimum of 19 feet, measured from the back of the sidewalk.

d. Driveway placement shall be subject to City Engineer review and approval.

5. Tandem Parking Spaces. Tandem parking is allowed for single-family uses and, if spaces are assigned, for multifamily uses.

a. All parking facilities are subject to Design Review Board approval. Parking facilities shall have landscaping in and around the paved area. The amount of landscaping in the parking area shall be the maximum amount reasonable, given the circulation constraints of the site. The Design Review Board shall determine what the maximum amount reasonable is for landscaping in the parking area.

b. The landscaping around parking areas adjacent to streets shall be not less than five feet in width, and if adjacent to a State highway, not less than 10 feet in width unless otherwise approved by the Design Review Board. If the parking area is elevated six feet or more above the street level, an additional five-foot setback from the top of bank shall be provided.

c. At least one tree of a minimum 15-gallon container size shall be provided for every five off-street parking spaces. The Design Review Board may increase or decrease the minimum requirements for landscaping around paved areas, and for tree planting, if warranted by special design considerations.

d. All landscaping shall be protected with concrete curbs or other efficient barriers.

e. All landscaping shall be irrigated and maintained free of weeds, debris, and litter.

f. The submission of any plan for off-street parking facilities shall be accompanied by a detailed landscape plan for approval.

7. Lighting. All lighting used to illuminate parking facilities shall be as approved by the Design Review Board. All lighting shall be arranged so as to reflect the light away from adjoining residential areas or public streets. Lighting shall be installed with the intent of providing only as much light as is necessary for public safety.

1. For any new use of an existing building in a residential district, no additional parking spaces shall be required for any permitted use; provided, that the number of required parking spaces for the new use does not exceed the number required for the last legal use.

2. In nonresidential districts, no additional parking shall be required for any permitted new nonresidential use which requires a parking standard no more intense than one space per 300 square feet for commercial uses, one space per 500 square feet for industrial uses, or one space per 500 square feet in the CD and CM Districts.

K. Additions to Residential Units. Additions to existing residential units which are currently nonconforming as to parking may be permitted without the provision of additional parking so long as there is less than a 50 percent increase in floor area. If there is an increase of more than 50 percent of the existing floor area, parking shall be provided consistent with SMC 17.110.030. (Ord. 1111, 2018)