Chapter 19.18
DEVELOPMENT STANDARDS –
PARKING AND CIRCULATION

Sections:

19.18.010    Off-street parking – General requirements.

19.18.020    Ingress and egress provisions.

19.18.030    Facilities location.

19.18.040    Provision for building expansion or enlargement.

19.18.050    Mixed occupancies.

19.18.060    Changes in occupancy.

19.18.070    Joint use.

19.18.075    Conditions for joint use.

19.18.080    Site plan required.

19.18.090    Parking area design and construction.

19.18.095    Stacking spaces for drive-through facilities.

19.18.100    Uses for which parking is not specified.

19.18.110    Reduction of required spaces when effective alternatives to automobile access are proposed.

19.18.115    Reduction of required spaces in downtown vision plan area.

19.18.120    Number of spaces – Fractions.

19.18.130    Loading areas.

19.18.140    Landscaping requirements for parking areas.

19.18.150    Variance requests to this chapter.

19.18.160    Spaces required.

19.18.010 Off-street parking – General requirements.

Every building hereafter constructed, reconstructed, expanded or occupied, or use of property hereafter established or modified shall be provided with off-street parking as provided in this chapter, and such parking areas shall be made permanently available and maintained for parking purposes. No building permit shall be issued until plans showing provisions for the required off-street parking have been submitted and approved as conforming to the standards of this chapter. (Ord. 2131, 1997).

19.18.020 Ingress and egress provisions.

The director of public works shall have authority to fix the location, width and manner of approach of vehicular ingress or egress from a building or parking area to a public street and to alter existing ingress and egress as may be required to control traffic in the interest of public safety and general welfare. (Ord. 2131, 1997).

19.18.030 Facilities location.

(1) Parking for one and two-family dwellings shall be provided on the same lot as the dwelling     unit it is required to serve.

(2) Parking for multiple-family dwellings shall be not over 100 feet from the building it serves.

(3) Parking for uses not specified above shall not be over 500 feet from the building it serves.

(4) All off-street parking spaces for nonresidential uses shall be located on land zoned in a manner     which would allow the particular use the parking will serve.

(5) If the parking for a building or use is located on a lot other than the lot upon which the use for     which the parking is required is located, the owner of the lot containing the parking shall execute a covenant in a form acceptable to the city attorney, stating that the lot is devoted in whole or in part to required parking for the use on another lot. The owner of the property upon which the main use is located shall record this covenant with the Snohomish County auditor’s office to run with the properties on which both the principal use and the off-street parking are located. The owner shall provide a copy of the recorded covenant to the planning department. (Ord. 2131, 1997).

19.18.040 Provision for building expansion or enlargement.

Whenever any building is enlarged in height or ground coverage, off-street parking shall be provided for the expansion or enlargement in accordance with the requirements of the schedule; provided, however, that no parking space need be provided in the case of enlargement or expansion where the number of parking spaces required for such enlargement is less than 10 percent of the parking spaces specified in the schedule for the building. Nothing in this provision shall be construed to require off-street parking spaces for the portion of such building existing on April 25, 1972. (Ord. 2131, 1997).

19.18.050 Mixed occupancies.

In the case of mixed uses, the total requirements for the various uses shall be computed separately. Off-street parking facilities for one use shall not be considered as hereinafter specified for joint use. (Ord. 2131, 1997).

19.18.060 Changes in occupancy.

Whenever the occupancy classification of a building is changed, the minimum standards for off-street parking for the new occupancy classification shall be applicable; provided, that if the

existing occupancy had established a legal nonconforming status with respect to off-street parking requirements, no additional off-street parking shall be required for the new occupancy unless said new occupancy is in a classification requiring more parking than that which would have been required for the existing occupancy if it had been subject to the provisions of this chapter. If strict application of this section is not feasible due to existing site conditions such as building or parcel size, shape or layout a variance may be granted by the planning director. (Ord. 2298 § 20, 1999; Ord. 2131, 1997).

19.18.070 Joint use.

The planning director may, upon application by the owner or lessee of any property, authorize the joint use of parking facilities by the following uses or activities under the conditions specified herein:

(1) Up to 50 percent of the parking facilities required by this chapter for primarily “nighttime” uses such as theaters, bowling alleys, bars, restaurants and related uses, may be supplied by certain other types of buildings or uses herein referred to as “daytime” uses such as banks, offices, retail and personal service shops, clothing, food, furniture, manufacturing or wholesale and related uses;

(2) Up to 50 percent of the parking facilities required by this chapter for primarily “daytime” uses may be supplied by primarily “nighttime” uses;

(3) Up to 100 percent of the parking facilities required by this section for a church or for an auditorium incidental to a public or parochial school, may be supplied by the off-street parking facilities provided by uses primarily of a “daytime” nature;

(4) Up to 100 percent of the parking facilities required for a park and ride facility may be supplied by the off-street parking facilities provided by uses primarily of a “nighttime” or “weekend” nature such as a church. (Ord. 2131, 1997).

19.18.075 Conditions for joint use.

The building or use for which application is being made to utilize the off-street parking facilities provided by another building or use shall be located within 500 feet of such parking facilities in addition to which:

(1) The applicant shall show that there is no substantial conflict in the principal operating hours of the two building or uses for which joint use of off-street parking facilities is proposed; and

(2) Parties concerned in the joint use of off-street facilities shall submit a proper legal instrument defining the conditions of the joint use for review and approval of the planning division and     city attorney; and

(3) In the event of a change in ownership or use, the joint use instrument may be terminated upon mutual agreement by all parties if reviewed and approved by the planning director. The existing and/or new uses shall comply with all parking and landscaping requirements of this chapter for said uses. (Ord. 2131, 1997).

19.18.080 Site plan required.

A site plan for every new or enlarged off-street parking lot or motor vehicle sales area shall be approved by the planning department prior to construction. The site plan shall be drawn utilizing a common engineering scale (e.g., 1′′=20′, 1′′=30′, 1′′=40′) and will show the proposed/existing development, locations, size, shape and design of the parking spaces, curb cuts, lighting, landscaping, irrigation, parking lot circulation, drainage and other features of the proposed parking lot. (Ord. 2131, 1997).

19.18.090 Parking area design and construction.

(1) Parking stalls and aisles shall be designed according to Figure 1, “Minimum Standards for     Off-Street Parking,” unless all parking is to be done by parking attendants on duty at all times that the parking lot is in use for the storage of automobiles. Up to 50 percent of the off-street parking spaces required by this chapter may be designed for compact cars in accordance with Table 2 of Figure 1, “Compact Car Stall and Aisle Specifications.” Such parking stalls shall be individually marked in the parking plan and on each constructed parking stall as being for compact cars only. Parking at any angle other than those shown is permitted, providing the width of the stalls and aisle is adjusted by interpolation between the specified standards. Parking shall be so designed that automobiles shall not back out into public streets.

(2) Screening in the form of a solid masonry wall, architectural fences or dense coniferous hedges shall be erected or planted and maintained to a height of not less than five feet where a parking lot has a common boundary line with any residentially zoned property.

(3) Parking lot illumination shall be provided for all parking lots containing 15 or more parking spaces, and shall be designed and constructed so as to:

(a) Provide security lighting to all parking spaces;

(b) Be shielded in a manner that does not disturb residential uses or pose a hazard to passing traffic.

Notwithstanding the provisions of this subsection, however, it shall not affect or limit exterior lighting standards as may be imposed by MMC Title 5 on adult cabarets, adult motion picture theaters, and adult drive-in theaters.

(4) Maintenance of all areas provided for off-street parking shall include removal and replacement of dead and dying trees, grass and shrubs, removal of trash and weeds, and repair of traffic-control devices, signs, light standards, fences, walls, surfacing materials, curbs, railings and     drainage facilities.

(5) Hard surfacing shall be required of all parking facilities to allow for marking of stalls and installation of other traffic control devices as set forth by the director of public works and this chapter. Parks, agricultural and similar uses are exempt from this requirement; provided, the facility is surfaced with no less than three inches of crushed gravel and is maintained in a dust-free condition.    Gravel parking lots shall use durable raised rails and wheelstops and signs to designate parking spaces.

(6) When parking facilities are surfaced with gravel, the driveway and approaches shall nevertheless be paved with hard surfacing from at least 20 feet back from the property line, to the street.

(7) All off-street parking areas shall be graded and drained so as to dispose of surface water that might accumulate within or upon such area.

(8) Internal vehicle and pedestrian circulation for parking lots shall be approved by the planning director and city engineer. Parking lot circulation shall allow for access so pedestrians and wheelchairs can easily gain access from public sidewalks and bus stops to building entrances through the use of raised concrete sidewalks, or pedestrian paths which are physically separated from vehicle traffic and maneuvering areas. In shopping center parking lots containing more than 100 spaces, such pedestrian/wheelchair paths shall be a minimum of five feet wide and constructed in a manner that they cannot be used as a holding area for shopping carts.

(9) Access driveways for parking areas shall be located so as to cause the least possible conflict with vehicular and pedestrian traffic on public rights-of-way. The planning director and city engineer shall have the authority to restrict the number, size and location of access driveways to private parking areas.

(10) The city engineer may require joint use of driveways by more than one property.

(11) Handicap parking stalls shall meet the requirements of Chapter 11, 1997 Uniform Building Code (as amended) and Federal ADA regulations.

(12) Parking areas should be located and designed to consider impacts to the streetscape. Except for adult facilities as defined by MMC 19.06.012, where feasible, on-site parking shall be located at the sides and rear of buildings or complexes. For adult facilities, on-site parking shall be located where most visible from both the streetscape and the public access to the adult facility.

(13) All parking facilities with more than 50 parking spaces shall provide a bicycle storage area in which to temporarily store bicycles. Bicycle storage space shall consist of a conveniently located and sturdy rack, hooks, bar or locker permitting locking or enclosure of the bicycle frame and both wheels to prevent thefts. With the exception of hanging hooks, bicycle storage facilities shall be designed so as not to support the full weight of the bicycle on one or both wheels. The bicycle storage area shall have the capabilities to hold 10 percent of the number of required parking spaces. The planning director may waive this requirement if it can be demonstrated that the rack would not be reasonably utilized due to the location of the facility.

(14) When provided, bicycle parking facilities shall be located near building entrances rather than in remote areas and shall not impede pedestrian or vehicle traffic flow or cause damage to landscaped areas. (Ord. 2418 § 1, 2002; Ord. 2298 § 21, 1999; Ord. 2131, 1997).

Figure 1

Minimum Standards for Off-Street Parking

Table 1
Conventional Car Stall and Aisle Specifications

Parking Layout	Angle		Dimensions		One-Way		Two-Way
Diagram 1	Parking Angle	Stall Width	Curb Length	Stall Depth	Aisle Width	Parking Section Width	Aisle Width	Parking Section Width
	A	B	C	D	E	F	E	F
parallel:     one side	0°	8′	21′	8′	12′	20′	22′	30′
two sides	0°	8′	21′	8′	22′	38′	24′	40′
angular:	20°	8.5′	24.9′	14.5′	11′	40′	20′	49′
	30°	8.5′	17′	16.9′	11′	44.8′	20′	53.8′
	40°	8.5′	13.2′	18.7′	12′	49.4′	20′	57.4′
	45°	8.5′	12′	19.4′	13.5′	52.3′	20′	58.8′
	50°	8.5′	11.1′	20′	15.5′	55.5′	20′	60′
	60°	8.5′	9.8′	20.7′	18.5′	59.9′	22′	63.4′
	70°	8.5′	9′	20.8′	19.5′	61.1′	22′	63.6′
	80°	8.5′	8.6′	20.2′	24′	64.4′	24′	64.4′
perpendicular:	90°	8.5′	8.5′	19′	25′	63′	25′	63′

Acceptable Parking Designs

Table 2
Compact Car Stall and Aisle Specifications

Parking Layout	Angle		Dimensions		One-Way		Two-Way
	Parking Angle	Stall Width	Curb Length	Stall Depth	Aisle Width	Parking Section Width	Aisle Width	Parking Section Width
	A	B	C	D	E	F	E	F
parallel:	0°	8′	20′	8′	12′	28′	20′	36′
angular:	45°	8′	11.3′	15′	12.5′	42.5′	20′	50′
	60°	8′	9.2′	16.5′	17′	50′	22′	55′
perpendicular:	90°	8′	8′	16′	22′	54′	25′	57′

19.18.095 Stacking spaces for drive-through facilities.

(1) A stacking space shall be an area measuring eight feet, six inches by 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 space for drive-through or drive-in uses may not be counted as required off-street parking spaces.

(2) For each drive-up lane of a financial institution, business service, gas stations, vendor stand, or other drive-through use not listed, a minimum of three stacking spaces shall be provided.

(3) For each service lane of a drive-through restaurant, a minimum of seven stacking spaces shall be provided. For high volume drive-through restaurants up to 12 stacking spaces may be required.

(4) Stacking spaces serving businesses that are located adjacent to a less intensive zone than that in which the business is located, or are located adjacent to a public use area such as a street, sidewalk, park, or trail, shall be landscaped to provide a buffer between the stacking spaces and the adjacent zone or public use. Said landscaping shall conform to the requirements of Chapter 19.16 MMC and the administrative landscaping guidelines prepared by the city. (Ord. 2418 § 2, 2002).

19.18.100 Uses for which parking is not specified.

If this chapter does not specify a parking requirement for a specific use in a particular zone, the planning director shall establish the minimum requirement on a case-by-case basis. Such determination shall be based upon staff investigation, review of requirements for comparable uses, and comparative data as may be available and appropriate for the establishment of minimum parking requirements. The applicant may be required to provide sufficient information to demonstrate that the parking demand for a specific use will be satisfied, based upon existing uses. (Ord. 2131, 1997).

19.18.110 Reduction of required spaces when effective alternatives to automobile access are proposed.

Upon demonstration to the hearing examiner that effective alternatives to automobile access are proposed to be implemented, the examiner may reduce by not more than 40 percent the parking requirements otherwise prescribed for any use or combination of uses on the same or adjoining sites, to an extent commensurate with the permanence, effectiveness, and demonstrated reduction in off-street parking demand achieved by such alternative programs. Alternative programs which may be considered by the examiner under this provision include, but are not limited to the following:

(1) Private vanpool operation;

(2) Transit/vanpool fare subsidy;

(3) Imposition of a charge for parking;

(4) Provision of subscription bus services;

(5) Flexible work-hour schedule;

(6) Capital improvement for transit services;

(7) Preferential parking for carpools/vanpools;

(8) Participation in the ride-matching program;

(9) Reduction of parking fees for carpools and vanpools;

(10) Establishment of a transportation coordinator position to implement carpool, vanpool, and transit programs; or

(11) Bicycle parking facilities. (Ord. 2131, 1997).

19.18.115 Reduction of required spaces in downtown vision plan area.

Commercial uses within the downtown core, southwest sector, southeast sector, and waterfront sector may reduce the number of required off-street parking spaces in accordance with this section, upon demonstration to the community development department that the proposed use is in conformance with the downtown vision plan guidelines as set forth in the comprehensive plan. Expansion of existing commercial buildings and uses are required to demonstrate conformance with the city’s design standards and guidelines or to incorporate reasonable measures to meet the intent of the guidelines for existing uses. For commercial uses requiring less than 10 spaces, the parking requirements may be waived by the director. For required parking in excess of 10 spaces, the applicant must demonstrate that adequate on-street parking facilities exist within 400 feet of the proposed use in order to qualify for a reduction. Parking may be reduced by up to 50 percent if consistent with the downtown vision plan guidelines. In approving a reduction to required off-street parking, the department may require improvement of existing right-of-way to meet the intent of this code in providing improved parking, walkways and access to the business. (Ord. 2575 § 1, 2005).

19.18.120 Number of spaces – Fractions.

If the parking formula used to determine parking requirements results in a fractional number greater than or equal to one-half, the proponent shall provide parking equal to the next highest whole number. (Ord. 2131, 1997).

19.18.130 Loading areas.

On the same premises with every building, structure, or part thereof, erected and occupied for manufacturing, storage, warehouse, goods display, department store, wholesale store, market, hotel, hospital, mortuary, laundry, dry cleaning, or other use which requires delivery of merchandise or materials by trucks shall be provided truck loading and unloading berths. The space shall be so situated that no part of a truck or van using the loading space will project into the public right-of-way. Each loading space shall measure not less than 10 feet wide by 30 feet long, with 14-foot height clearance, and shall be made permanently available for such purposes, and shall be surfaced, improved and maintained as required in MMC 19.18.090. Required loading spaces shall be provided in accordance with the following table:

Gross Floor Area	Number of Berths
10,000 – 20,000 sq. ft.	1
20,001 – 50,000 sq. ft.	2
50,001– 100,000 sq. ft.	3
above 100,000 sq. ft.	1 for each additional 50,000 sq. ft.

Every hotel, office building, restaurant, assembly structure or similar use shall provide truck loading and unloading berths according to the following standards:

Aggregate Gross Floor Area	Number of Berths
20,000 – 50,000 sq. ft.	1
50,001 – 100,000 sq. ft.	2
above 100,000 sq. ft.	1 for each additional 50,000 sq. ft.

(Ord. 2131, 1997).

19.18.140 Landscaping requirements for parking areas.

Landscaping requirements for all parking areas are contained within Chapter 19.16 MMC. (Ord. 2131, 1997).

19.18.150 Variance requests to this chapter.

(1) In considering a request for a modification of parking requirements, the hearing examiner shall consider the following factors:

(a) Type of use proposed and traffic generation, including hours of operation, frequency of employee and customer trips, and other specific factors relating to the proposed use;

(b) Location of the subject property, proximity to and availability of public transportation facilities, likelihood of customers or employees to use public transportation;

(c) Other information which is relevant and necessary to make a determination as to the validity of the request for modification. Such additional information may include parking studies and traffic surveys for the proposed project vicinity and data concerning the actual parking demand of other similar uses.

(2) In approving a request for the modification of the number of required off-street parking spaces, the hearing examiner may require that a transit stop be located on the subject lot in order to promote use of public transit and to justify a reduction in the required number of parking spaces. (Ord. 2131, 1997).

19.18.160 Spaces required.

The required number of off-street parking spaces shall be in conformance with the following, and where alternative standards prevail, the greater applied in conflicting computations.

LAND USE	MINIMUM REQUIRED SPACES
RESIDENTIAL USES
Single-family dwellings, duplexes, townhouses, and mobile homes	Two per dwelling; provided, that a driveway or guest parking space (1 space per unit) is also required, where an enclosed private garage is utilized to meet required parking; and provided further, that parking spaces behind other required parking spaces (a.k.a. “tandem parking”) will not be counted towards the total required parking in a development
Accessory dwelling units	One space per dwelling unit
Multiple-family dwellings, one bedroom per unit	One and one-half per dwelling unit
Multiple-family dwellings, two or more bedrooms	One and three-fourths per dwelling unit
Retirement housing and apartments	One per dwelling
Mobile home parks	Two per unit, plus guest parking at one per four lots
Rooming houses, similar uses	One per dwelling
Bed and breakfast accommodations	One space for each room for rent, plus two spaces for the principal residential use
RECREATIONAL/CULTURAL USES
Movie theaters	One per four seats
Stadiums, sports arenas and similar open assemblies	One per eight seats or one per 100 sq. ft. of assembly space without fixed seats
Dance halls and places of assembly w/o fixed seats	One per 75 sq. ft. of gross floor area
Bowling alleys	Five per lane
Skating rinks	One per 75 sq. ft. of gross floor area
Tennis courts, racquet clubs, handball courts and other similar commercial recreation	One space per 40 sq. ft. of gross floor area used for assembly, plus two per court
Swimming pools (indoor and outdoor)	One per 10 swimmers, based on pool capacity as defined by the Washington State Department of Health
Golf courses	Four spaces for each green, plus 50 percent of spaces otherwise required for any accessory uses (e.g., bars, restaurants)
Gymnasiums, health clubs	One space per each 200 sq. ft. of gross floor area
Churches, auditoriums and similar enclosed places of assembly	One per four seats or 60 lineal inches of pew or 40 sq. ft. gross floor area used for assembly
Art galleries and museums	One per 250 sq. ft. of gross floor area
COMMERCIAL/OFFICE USES
Banks, business and professional offices (other than medical and dental) with on-site customer service	One per 400 sq. ft. gross floor area
Retail stores and personal service shops unless otherwise provided herein	If < 5,000 sq. ft. floor area, one per 600 sq. ft. gross floor area; if > 5,000 sq. ft. floor area, eight plus one per each 300 sq. ft. gross floor area
Grocery stores	One space per 200 sq. ft. of customer service area
Barber and beauty shops	One space per 200 sq. ft.
Motor vehicle sales and service	Two per service bay plus one per 1,000 sq. ft. of outdoor display
Motor vehicle or machinery repair, without sales	Two plus two per service bay
Mobile home and recreational vehicle sales	One per 3,000 sq. ft. of outdoor display area
Motels and hotels	One per unit or room
Restaurants, taverns, bars with on-premises consumption	If < 4,000 sq. ft., one per 200 sq. ft. gross floor area; if > 4,000 sq. ft., 20 plus one per 100 sq. ft. gross floor area
Drive-in restaurants and similar establishments, primarily for auto-borne customers	One per 75 sq. ft. of gross floor area. Stacking spaces shall be provided in accordance with MMC 19.18.095, Stacking spaces for drive-through facilities
Shopping centers	If < 15,000 sq. ft.: five spaces per 1,000 sq. ft. of gross floor area; if > 15,000 sq. ft. of gross floor area: four spaces per 1,000 sq. ft. of gross floor area
Day care centers	One space per staff member, and one space per 10 clients. A paved unobstructed pick-up area shall be set aside for dropping off and picking up children in a safe manner that will not cause the children to cross the parking area or lines of traffic
Funeral parlors, mortuaries or cemeteries	One per four seats or eight feet of bench or pew or one per 40 sq. ft. of assembly room used for services if no fixed seating is provided
Gasoline/service stations w/grocery	One per employee plus one per 200 sq. ft. gross floor area
Adult facilities as defined by MMC 19.06.012	One per 75 sq. ft. of gross floor area or, in the case of an adult drive-in theater, one per viewing space
HEALTH SERVICES USES
Nursing homes, convalescent homes for aged	One per five beds plus one space per employee and medical staff
Medical and dental clinics	One per 200 sq. ft. gross floor area
Hospitals	One per two beds, excluding bassinets
EDUCATIONAL USES
Elementary – Jr. high schools (public and private)	Five plus one per each employee and faculty member
Senior high schools (public and private)	One per each 10 students plus one per each employee or faculty member
Commercial/vocational schools	One per each employee plus one per each two students
PUBLIC/GOVERNMENT USES
Public utility and governmental buildings	One per 400 sq. ft. of gross floor area
Libraries	One per 250 sq. ft. of gross floor area
MANUFACTURING/WAREHOUSE USES
Manufacturing and industrial uses of all types, except a building used exclusively for warehouse purposes	One per 500 sq. ft. of gross floor area plus one per each two employees on maximum working shift
Warehouses, storage and wholesale businesses	One per each two employees on maximum working shift
Mini self-storage	One per each 50 storage cubicles equally distributed and proximate to storage buildings. In addition, one space for each 50 storage cubicles to be located at the project office

(Ord. 2728 § 4, 2007; Ord. 2526 § 12, 2004; Ord. 2298 § 22, 1999; Ord. 2131, 1997).