Chapter 17.85
ACCESS, PARKING AND LOADING

Sections:

17.85.010    Title.

17.85.020    Application.

17.85.030    Purpose.

17.85.040    Authority.

17.85.050    General and exceptions.

17.85.060    Required off-street parking – Quantity.

17.85.070    Shared parking.

17.85.080    Cooperative parking.

17.85.090    Drive-in businesses.

17.85.100    Off-street parking area development and maintenance.

17.85.105    Development of required off-street parking spaces for single-family dwelling units.

17.85.110    Off-street parking lots – Location and screening.

17.85.115    Off-street parking plan design standards.

17.85.120    Pedestrian circulation and access.

17.85.125    Existing off-street parking reduction.

17.85.130    Fractional spaces.

17.85.135    Off-street loading space.

17.85.140    Design standards for private streets and roads.

17.85.010 Title.

This chapter shall be called “Access, Parking and Loading.” (Ord. 1857 § 2 (Exh. B), 2018).

17.85.020 Application.

The standards of this section shall apply to all new uses, structures, and development, and to the expansion or modification of existing uses, structures and developments. (Ord. 1857 § 2 (Exh. B), 2018).

17.85.030 Purpose.

The purpose of this chapter is to provide for adequate, safe, and convenient off-street parking and loading areas for the different zones as described in this title by specifying requirements for off-street parking and loading, and describing design standards and other required improvements. (Ord. 1857 § 2 (Exh. B), 2018).

17.85.040 Authority.

This chapter is adopted pursuant to the provisions of chapters 35A.63, 36.70A, 36.70B RCW and other applicable laws. (Ord. 1857 § 2 (Exh. B), 2018).

17.85.050 General and exceptions.

A. Off-street parking and loading lots shall be provided in accordance with the following provisions of this chapter for every building hereafter erected, altered, enlarged, or relocated.

1. Any new building, use or structure shall provide the required parking to the standards specified herein.

2. Any parking lot hereafter physically altered shall comply with all of the provisions of this chapter, except that such lot which provides five percent of its area in landscaping shall be deemed to comply with chapter 17.80 BMC.

B. Parking Quantity Exceptions in General.

1. Parking Exceptions for Landmark Structures. The director may reduce or waive the minimum accessory off-street parking requirements for a use permitted in a landmark structure, considering the following elements:

a. A survey may be required of on- and off-street parking availability.

b. A determination that there is no feasible way to meet parking requirements on the lot.

c. Consideration of the types and scale of uses proposed or practical in the landmark structure and the controls imposed by the landmark designation.

2. Expansion of Existing Nonresidential Uses in Commercial and Business Zones. Additional parking spaces for nonresidential uses shall not be required for the expansion of existing structures if the minimum parking requirement would not be increased by more than 10 percent. If the minimum parking requirement would be increased by more than 10 percent, the parking spaces required for the entire expansion shall be provided. This provision may be used only once for any individual structure.

3. Whenever any existing, nonresidential use in a building is changed to another use in the same building, the requirements of this section shall apply in full to the new use if and only if the change in parking requirements between the old and new uses is greater than five spaces. Credit for on-street parking spaces that are located along the building’s street frontage shall be given.

4. Whenever there is a change from a residential use to a nonresidential use in an existing building, the requirements of this section shall apply in full to the new use; except that the planning commission may determine that a portion of the residential structure cannot be effectively utilized by the proposed commercial use and such area then may be excluded from the gross floor area used to compute the parking requirement.

5. Existing on-street parking spaces abutting a development site may be used to meet the requirements of this chapter, at a rate of one space for every 20 linear feet of abutting street frontage, except:

a. Spaces that are not available, or will not be available, due to roadway design, right-of-way constraints, or future plans shall not be included; and

b. Applicants may be required to provide a parking survey prepared by a qualified professional demonstrating that adequate on-street parking is reasonably available.

C. Parking Quantity Exceptions in the Downtown Special Planning Area.

1. No parking shall be required for new uses in existing structures, or when existing structures are remodeled.

2. No parking shall be required for the first 2,500 square feet of nonresidential floor space, or the nonresidential portion of a live-work unit.

3. No parking shall be required for any floor area used for human services or child care.

4. No parking shall be required for the addition of one residential unit to an existing building. If two units are added, one space will be required; three units will require two spaces, etc.

5. When an existing nonresidential structure is partially or completely converted to residential use, no parking shall be required for the first dwelling unit; provided, the lot area is not increased and any existing parking is screened and landscaped to the greatest extent practical.

D. Tandem Parking and Multifamily. Off-street parking for multifamily structures may be provided as tandem parking.

E. Parking and loading areas shall have reasonable access to a public street or alley.

F. Removal of required parking and/or loading spaces from practical use by obstruction, erection of buildings, or other actions as to reduce the parking and/or loading capacity or usefulness thereof below the minimum requirements established in this chapter is prohibited.

G. “Parking area” includes the parking spaces together with driveways and the access to public street. (Ord. 1857 § 2 (Exh. B), 2018).

17.85.060 Required off-street parking – Quantity.

A. The number of off-street parking spaces shall be determined for each principal use of the land, building, or structure. For ancillary uses to the principal use, required parking shall be calculated the same as for the principal use, or as otherwise provided for in this chapter. For uses not specifically identified in this chapter, parking shall be provided as specified for the use which, in the opinion of the director, is most similar to the use under consideration.

B. The total number of parking spaces provided for any use or development shall not exceed 120 percent of the minimum requirements identified in this section, except:

1. This limitation shall only apply to uses and developments that require 20 or more parking spaces; and

2. This limitation shall not apply to uses and developments where an alternative maximum number is prescribed by Burlington Municipal Code; and

3. Additional spaces may be provided in excess of 120 percent of the minimum requirement; provided, that any such spaces are located under a building with usable floor space; and

4. This limitation may be waived for publicly owned parking lots; and

5. This limitation may be waived if a traffic and parking study is submitted showing the need for additional parking. Such studies shall be prepared by a licensed engineer, shall be consistent with, and integrated into, any other traffic study prepared for the project, and shall be reviewed by the city engineer.

USE	PARKING REQUIREMENT GENERAL
ANIMALS
Dog day care with no outside runs or kennels	1 space for each 500 square feet
Kennels, boarding, outside runs	1 space for each 2,000 square feet
Veterinary clinic, animal services, animal hospital with no outside runs or kennels	1 space for each 350 square feet
ASSEMBLY
Commercial recreation indoors (bowling, swimming, skating, bingo, dancing)	1 space for each 100 square feet of activity area
Commercial recreation outdoors (miniature golf, batting, ball courts)	1 space for each 350 square feet, or 1 per cage, hole, court
Community center, city	1 space for each 550 square feet
Facilities for lectures, meetings, dances, receptions	1 space for each 8 fixed seats or 1 space for each 100 square feet of spectator assembly area not containing fixed seats
Library	l space for each 80 square feet of floor area of all auditoriums and public meeting rooms; plus 1 space for each 500 square feet of other gross floor area open to the public
Motion picture theatre, adult motion picture theatre	1 space for each 8 fixed seats or 1 space for each 100 square feet of spectator assembly area not containing fixed seats
Museum	1 space for each 100 square feet of floor area of all auditoriums and public assembly rooms; plus l space for each 500 square feet of other gross floor area open to the public
Performing arts theater	1 space for each 8 fixed seats or l space for each 100 square feet of spectator assembly area not containing fixed seats
Private club, health, fitness, civic, social and other organization	1 space for each 100 square feet of floor area of all auditoriums and public assembly rooms; plus 1 space for each 500 square feet of other gross floor area open to the public
Religious facility	1 space for each 80 square feet of all auditoriums
Sports facility or stadium	1 space for each 8 fixed seats or l space for each 100 square feet of spectator assembly area not containing fixed seats
Topless club	1 space per 200 square feet
HEALTH AND FAMILY SERVICES
Counseling service	1 space for each 350 square feet
Day care, adult	1 space for each 10 clients or 1 space for each staff member, whichever is greater; plus 1 loading and unloading space for each 20 clients
Commercial child day care centers and mini commercial child day care centers	1 space for each 10 children or 1 space for each staff member, whichever is greater; plus 1 loading and unloading space for each 20 children
Family day care home	1 loading and unloading space
Health care facility	1 space for each 350 square feet
Hospital	2 per bed
Medical facilities, clinic, laboratory, urgent care, triage	1 space for each 350 square feet
Medical services, doctor, chiropractor, optometrist office, health care	1 space for each 350 square feet
Nursing home, convalescent center, assisted living	1 space for each 2 staff members on site at peak staffing time; plus 1 space for each 6 beds or units
Physical therapy, massage services	1 space for each 350 square feet
INDUSTRY, MANUFACTURING, PROCESSING, WHOLESALING
Auction house except animals	1 space for each 2,000 square feet
Bulk storage of petroleum products unless incidental to primary use	1 space for each 2,000 square feet
Cold storage plant	1 space for each 2,000 square feet
Commercial laundry	1 space for each 2,000 square feet
Concrete mixing or batch plant	1 space for each 2,000 square feet
Construction services, contractor’s office and storage	1 space for each 2,000 square feet
Equipment rental and leasing	1 space for each 2,000 square feet
Enameling, galvanizing and electroplating	1 space for each 2,000 square feet
Government facilities other than office	1 space for each 2,000 square feet
Heavy equipment and trucks, repair, sales and leasing	1 space for each 2,000 square feet
Laboratories such as water quality, soil testing, research and development	1 space for each 1,500 square feet
Manufactured/mobile home sales lot	1 space for each 2,000 square feet
Manufacturing and related activities such as processing, assembling, research and development	1 space for each 1,500 square feet
Materials yards – lumber, stone, concrete products	1 space for each 2,000 square feet
Mini-storage and/or household goods warehouse	1 space for each 30 storage units
Motor freight terminals	l space for each 2,000 square feet
Printing and publishing	1 space for each 2,000 square feet
Retail and wholesale of products manufactured, processed, or assembled on site	1 space for each 1,500 square feet
Salvage yard	1 space for each 2,000 square feet
Storage warehousing	1 space for each 2,000 square feet
Warehouse and distribution facilities	1 space for each 2,000 square feet
Wholesale showroom	1 space for each 1,500 square feet
Wood processing	1 space for each 2,000 square feet
LODGING
Bed and breakfast inn	1 space for each dwelling plus 1 space for each 2 guest rooms or suites
Hotels or motels	1 space for each sleeping room or suite
RESIDENTIAL
Accessory dwelling unit	1 space
Adult family home	1 space for each dwelling unit
Multifamily dwellings	General: 1-1/2 per 1 and 2 bedroom; 2 per 3 or more bedroom and guest parking at a rate of 1 space for every 3 units Downtown special planning area: 1 per unit
Apartment for adults age 55 and up	1 space for each dwelling unit and guest parking at 1 space for 3 units
Artist’s studio dwelling	1 space for each dwelling unit
Boarding and group housing	1 space for each dwelling unit
Caretaker’s quarters	None
Residential small lot development	1 space for each dwelling unit
Duplex (two-family dwelling)	1 per 1 and 2 bedroom; 2 per 3 or more bedroom 1 per unit downtown
Live-work unit up to 2,500 square feet	1 space for each unit
Live-work unit greater than 2,500 square feet	1 space for each unit; plus the number of spaces required for the commercial or manufacturing activity conducted in the unit, based on the most similar nonresidential use Downtown special planning area: See BMC 17.85.050(C)
Mobile home park or trailer park	2 per unit plus guest parking at 1 space for 3 units
Single-family dwelling including manufactured home	1 per 2 bedroom, 2 per 3 or more bedroom 1 downtown special planning area
Townhouse	1 per 1 and 2 bedroom; 2 per 3 or more bedroom 1 downtown special planning area
RETAIL AND SERVICE
Banking and related financial institutions	1 space for each 350 square feet
Business support services	1 space for each 2,000 square feet
Car wash	1 space for each 2,000 square feet
Communication utilities	1 space for each 2,000 square feet
Custom and craft work	l space for each 1,000 square feet
Dog day care	l space for each 500 square feet
Drive-in business – high volume such as food, coffee, bank	1 space for each 200 square feet
Eating and drinking establishments – all types	1 space for each 200 square feet
Funeral home and mortuary services	1 space for each 350 square feet
Gas station	1 space for each 2,000 square feet
Ground floor businesses in downtown special planning area	None, maximum of 10 spaces
Major durables sales, service, and rental such as furniture, appliance	l space for each 2,000 square feet
Multipurpose convenience store such as grocery, hardware, drugs, variety	1 space for each 350 square feet
Municipal buildings, city hall, police and fire stations	1 space for each 350 square feet
Office, administrative	1 space for each 1,000 square feet
Office, customer service	1 space for each 350 square feet
Personal and household retail sales and service, general	1 space for each 350 square feet
Personal services such as barber, beauty shop, tan, tattoo	1 space for each 500 square feet
Sales, service and rental of office equipment	1 space for each 350 square feet
Shopping center or mall	1 space for each 350 square feet
Small appliance repair	1 space for each 500 square feet
Specialty food store – bakery, deli, cheese, wine, some seating	1 space for each 500 square feet
Studios – art, music, photography	1 space for each 1,000 square feet
Trades and subcontractors – plumbing, electrical, HVAC	1 space for each 1,000 square feet
Woodworking	1 space for each 1,000 square feet
SCHOOLS/EDUCATION/TRAINING
School, private elementary and secondary	1 space for each 80 square feet of floor area of all auditoriums and public assembly rooms, or if no auditorium or assembly rooms, 1 space for each staff member
School, public elementary and secondary	1 space for each 80 square feet of floor area of all auditoriums or public assembly rooms, or 1 space for every 8 fixed seats in auditoriums or public assembly rooms containing fixed seats, for new public schools on a new or existing public school site
Vocational or fine arts school	1 space for each 2 faculty and full-time employees; plus 1 space for each 5 students (based on the maximum number of students in attendance at any one time)
TRANSPORTATION AND UTILITIES
Dispatch facility – taxi, ambulance, limousine	1 space for each 1,000 square feet
Telecommunication tower	1 space
Terminal – bus, rail, transit	1 space for each 200 square feet
Transit vehicle base	1 space for each 2,000 square feet
Utility substation or service facility	1 space for each 2,000 square feet
VEHICLE RELATED
Automotive or boat parts or accessories sales	1 space for each 350 square feet
Automobile wrecking yard	1 space for each 2,000 square feet
Sales, service and rental of motorized vehicles including automobiles, motorcycles, trucks other than semis, boats	1 space for each 2,000 square feet
Semi-tractor and trailer sales	1 space for each 2,000 square feet
Towing service	1 space for each 1,000 square feet
Vehicle repair, major and minor	1 space for each 2,000 square feet; minimum of 3 spaces
** In addition, for all multifamily uses whose average gross floor area per dwelling unit, excluding decks and all portions of a structure shared by multiple dwelling units, exceeds 500 square feet shall be required up to a maximum additional 0.15 spaces per dwelling unit; and When at least 50 percent of the dwelling units in a multifamily use have three bedrooms, an additional 0.25 spaces per bedroom for each unit with three bedrooms shall be required; and Any multifamily use that contains a dwelling unit with four or more bedrooms shall be required to provide an additional 0.25 spaces per bedroom for each unit with four or more bedrooms.

(Ord. 1857 § 2 (Exh. B), 2018).

17.85.070 Shared parking.

A. Shared Parking – General Provisions.

1. Shared parking shall be allowed between two or more uses to satisfy all or a portion of the minimum off-street parking requirement of those uses as provided in subsections (B) and (C) of this section.

2. Shared parking shall be allowed between different categories of uses or between uses with different hours of operation, but not both.

3. A use for which an application is being made for shared parking shall be located within 800 feet of the parking.

4. No reduction to the parking requirement shall be made if the proposed uses have already received a reduction through the provisions for cooperative parking.

5. The reduction to parking permitted through shared use of parking shall be determined as a percentage of the minimum parking requirement as modified by the reductions permitted in BMC 17.85.050.

6. An agreement providing for the shared use of parking, executed by the parties involved, shall be filed with the director. Shared parking privileges shall continue in effect only as long as the agreement, binding on all parties, remains in force. If the agreement is no longer in force, then parking shall be provided as otherwise required by this chapter.

B. Shared Parking for Different Categories of Use.

1. A business establishment may share parking according to only one of the following subsections: (B)(2), (3), or (4) of this section.

2. If an office use and a retail sales and service use share parking, the parking requirement for the retail sales and service use may be reduced by 20 percent; provided, that the reduction shall not exceed the minimum parking requirement for the office use.

3. If a residential use shares parking with a retail sales and service use other than lodging uses, eating and drinking establishments or entertainment uses, the parking requirement for the residential use may be reduced by 30 percent; provided, that the reduction does not exceed the minimum parking requirement for the retail sales and service use.

4. If an office and a residential use share off-street parking, the parking requirement for the residential use may be reduced by 50 percent; provided, that the reduction shall not exceed the minimum parking requirement for the office use.

C. Shared Parking for Uses with Different Hours of Operation.

1. For the purposes of this section, the following uses shall be considered daytime uses:

a. Customer service and administrative offices;

b. Retail sales and services, except eating and drinking establishments, lodging uses, and entertainment uses;

c. Wholesale, storage and distribution uses;

d. Manufacturing uses; and

e. Other similar primarily daytime uses, when authorized by the community development director or designee.

2. For the purposes of this section, the following uses shall be considered nighttime or Sunday uses:

a. Auditoriums accessory to public or private schools;

b. Religious facilities;

c. Entertainment uses, such as theaters, bowling alleys, and dance halls;

d. Eating and drinking establishments;

e. Lodging uses; and

f. Other similar primarily nighttime or Sunday uses, when authorized by the community development director or designee.

3. Up to 90 percent of the parking required for a daytime use may be supplied by the off-street parking provided by a nighttime or Sunday use and vice-versa, when authorized by the director, except that this may be increased to 100 percent when the nighttime or Sunday use is a religious facility.

4. The applicant shall show that there is no substantial conflict in the principal operating hours of the uses for which the sharing of parking is proposed. (Ord. 1857 § 2 (Exh. B), 2018).

17.85.080 Cooperative parking.

A. Cooperative parking shall be permitted between two or more business establishments which are commercial uses according to the provisions of this section.

B. Up to a 20 percent reduction in the total number of required parking spaces for four or more separate business establishments, 15 percent reduction for three business establishments, and a 10 percent reduction for two commercial uses may be authorized by the director under the following conditions:

1. No reductions to the parking requirement shall be made if the proposed business establishments have already received a reduction through the provisions for shared parking.

2. The business establishments for which the application is being made for cooperative parking shall be located within 800 feet of the parking.

3. The reductions to parking permitted through cooperative parking shall be determined as a percentage of the minimum parking requirement as modified by the reductions permitted through BMC 17.85.050(B) and (C) and this section.

4. An agreement providing for the cooperative use of parking shall be filed with the director when the facility or area is established as cooperative parking. Cooperative parking privileges shall continue in effect only as long as the agreement to use the cooperative parking remains in force. If the agreement is no longer in force, then parking shall be provided as otherwise required by this chapter. New business establishments seeking to meet parking requirements by becoming part of an existing cooperative arrangement shall provide the director with an amendment to the agreement stating their inclusion in the cooperative parking facility or area. (Ord. 1857 § 2 (Exh. B), 2018).

17.85.090 Drive-in businesses.

All banks, savings and loan associations, food dispensing establishments, and other businesses which maintain drive-in facilities which are intended to serve customers who remain in their motor vehicles during business transactions, or are designed in such a manner that customers must leave their automobiles temporarily in a driving lane located adjacent to the facility, shall provide stacking space for the stacking of motor vehicles as follows:

A. Stacking Space. The drive-in facility shall be so located that sufficient stacking space is provided for the handling of motor vehicles using such facility during peak business hours of such facility.

B. Driveway Location. The location of entrances and exits shall be determined by the public works director.

C. Shopping Centers. When located in a shopping center, drive-in facilities shall provide sufficient stacking space to handle peak business demands and shall not in any way obstruct the normal circulation pattern of the shopping center. (Ord. 1857 § 2 (Exh. B), 2018).

17.85.100 Off-street parking area development and maintenance.

A. All parking areas, including interior driveways and access to a public street, shall be paved with permeable pavement, asphalt concrete, or cement concrete pavement. All asphalt pavement sections shall have a minimum pavement section consisting of two inches of Class “B” asphalt concrete, two inches of five-eighths-inch minus crushed rock, and six inches of Class “A” bank run gravel or approved equal. All permeable paving, concrete pavement sections, or any alternative asphalt pavement sections shall be designed to support the post development traffic loads anticipated due to the intended use.

B. Parking and circulation areas, access roads, and drive aisles shall be designed and constructed with LID features such as permeable pavement, rain gardens, or bioretention areas unless demonstrated to be infeasible through an engineering analysis.

C. In determining the feasibility of LID features, an engineering analysis shall be submitted and reviewed by the city engineer. This analysis should consider site characteristics such as soil and ground water conditions, and anticipated traffic volumes. The analysis should be consistent with the Department of Ecology’s “Stormwater Manual for Western Washington” and the design and site evaluation guidance in the Puget Sound Partnership’s “Low Impact Development Technical Guidance Manual for Puget Sound.” The engineering analysis requirement identified above may be waived by the city engineer for simple small-scale projects when the feasibility of permeable pavement can be easily determined without the need for additional information or analysis; provided, that an engineering analysis shall be submitted for all projects involving 20 or more parking spaces.

D. All parking and circulation areas, access roads, and drive aisles shall be designed and constructed in accordance with any applicable requirements in BMC Title 14.

E. Parking areas shall be used for automobile parking only, with no sales, unless permitted elsewhere by this title, dead storage, repair work, or dismantling of any kind.

F. Outdoor sales areas shall be paved and landscaped in accordance with this title.

G. If lighting is provided, it shall be arranged to reflect away from the residential area, also from any public street or highway.

H. Drainage facilities for storm water shall be provided for and be approved by the public works department.

I. Ingress and egress shall be approved as to location and design by the public works department.

J. Driveways and parking stalls shall be clearly marked.

K. Landscaping. See chapter 17.80 BMC. (Ord. 1857 § 2 (Exh. B), 2018).

17.85.105 Development of required off-street parking spaces for single-family dwelling units.

For parking areas serving single-family dwellings, this section shall apply in lieu of BMC 17.85.100.

A. Required off-street parking spaces for one-family dwellings on separate lots smaller than 15,000 square feet in area shall be paved with permeable pavement, asphalt concrete, or cement concrete. Each required off-street parking space shall be connected to an improved public or private street by a driveway which shall be paved with permeable pavement, asphalt concrete, or cement concrete.

B. Required off-street parking spaces for one-family dwellings on separate lots of 15,000 or more square feet in area shall have an all-weather surface. Each required off-street parking space shall be connected to an improved public or private street by a driveway which shall have an all-weather surface. The construction of the all-weather surface shall be determined by the public works director.

C. A note shall be included on the face of subdivisions and short subdivisions identifying any applicable impervious surface limits.

D. Driveways for single-family dwellings may utilize a two track design to minimize impervious surface coverage. (Ord. 1857 § 2 (Exh. B), 2018).

17.85.110 Off-street parking lots – Location and screening.

A. Required off-street parking shall be located on the same parcel as the uses served unless off-site parking is authorized in compliance with this chapter. Parking shall be located on each site in compliance with the parking layer requirements illustrated below:

1. First Layer. The area between the frontage line and the facade line.

2. Second Layer. The area between the facade line and 20 feet from the facade. Note that the second layer is not required on the secondary frontage.

3. Third Layer. That portion of the lot that is neither the first layer nor the second layer. Generally this portion of the lot extends to an alley or an interior lot line.

B. Surface Parking Location and Screening. The following requirements shall apply in addition to any other parking, landscaping, setback, or site design requirements:

1. Parking area and service yards must be screened from adjoining residences.

2. Where alley access is available, parking shall be located off the alley and no curb cuts shall be permitted for residential uses.

3. Parking located in the setback in front of the building shall be screened and landscaped with a streetscreen as defined in BMC 17.80.105.

4. Parking area illumination shall be directed away from residential uses.

5. Downtown special planning area including surface parking shall be located in the third layer and masked by a streetscreen or building, except that driveways and aprons may be located in the first or second layer.

6. Burlington Boulevard Corridor. Surface parking may be located in the first, second or third layer and masked by a streetscreen if the street frontage is not fully occupied by buildings.

C. Single-Family Dwellings. Required parking shall be located on the same lot as the building it serves.

D. Off-Site Parking. Required parking may be in areas other than on the premises if the required amount of parking area is set aside for a particular use in such a lot and such area is not located more than 800 feet from the premises and is in the same zone as the use. The lot or area to be utilized shall be legally encumbered by an easement or other appropriate means to ensure continuous use of the parking facilities.

E. Whenever required parking facilities are located off site, pedestrian facilities shall be provided connecting the satellite parking facility to the development being served, which are safe, durable and adequate to accommodate pedestrian use. (Ord. 1857 § 2 (Exh. B), 2018).

17.85.115 Off-street parking plan design standards.

A. Parking stalls and drive aisles shall be consistent with the dimensions specified in Figure “A” below.

B. Up to 30 percent of the parking spaces required by this chapter may be compact spaces, except in the downtown special planning area where all of the required parking spaces may be compact.

C. Off-street parking lots shall comply with the barrier-free parking space requirements of the International Building Code.

D. The minimum parking space and aisle dimensions for the most common parking angles are shown on chart below. For parking angles other than those shown on the chart, the minimum parking space and aisle dimensions shall be determined by the community development director and shall be proportional to the dimensions shown below.

Figure A
Minimum Parking Stall and Aisle Dimensions

Parking Angle	Stall Width	Curb Length	Stall Depth	Aisle Width		Unit Depth
				1-Way	2-Way	1-Way	2-Way
0°	8.0	20.0	8.0	12.0 12.0	20.0 20.0	** 29.0	** 37.0
30°	8.0* Min. 8.5	16.0* 17.0	15.0* 16.5	10.0 10.0	20.0 20.0	** 43.0	** 53.0
45°	8.0* Min. 8.5	11.5* 12.0	17.0* 19.0	12.0 12.0	20.0 20.0	** 50.0	** 58.0
60°	8.0* Min. 8.5	9.5* 10.0	18.0* 20.0	18.0 18.0	20.0 20.0	** 58.0	** 60.0
90°	8.0* Min. 8.5	8.0* 8.5	15.0* 17.0	23.0 23.0	23.0 23.0	** 63.0	** 63.0

* For use with compact stalls only.

** Variable with compact and standard combinations.

E. Any parking spaces abutting a landscaped area on the driver or passenger side of the vehicle shall provide an additional 18 inches above the minimum space width requirement to provide a place to step other than in the landscaped area. The additional width shall be separated from the adjacent parking space by a parking space division stripe. The parking space depth may be reduced when vehicles overhang a walkway under the following conditions:

1. Wheelstops or curbs are installed.

2. The remaining walkway provides a minimum of 60 inches of unimpeded passageway for pedestrians.

3. The amount of space depth reduction is limited to a maximum of one and one-half feet for standard parking spaces and one and one-half feet for compact spaces including the wheelstop or curb.

F. Driveways may cross required setbacks or landscaped areas in order to provide access between the off-street parking facilities and the street, provided no more than 10 percent of the required landscaping or setback area is displaced by the driveway. Driveways may be used for parking when serving single detached dwellings but shall not be considered for purposes of calculating required parking.

G. Lighting shall be provided for safety of traffic and pedestrian circulation on the site, as required by the International Building Code. It shall be designed to minimize direct illumination of abutting properties and adjacent streets. The city council shall have the authority to waive the requirement to provide lighting. (Ord. 1857 § 2 (Exh. B), 2018).

17.85.120 Pedestrian circulation and access.

A. All uses shall provide pedestrian access to the site. Pedestrian access shall be provided at all pedestrian arrival points for the development including the property edges, adjacent lots, abutting street intersections and mid-block crosswalks, existing transit stops and at least every 100 feet of consecutive street frontage. Pedestrian access shall be located as follows:

1. Access at property edges and to adjacent lots shall be coordinated with existing development to provide logical circulation patterns between developments.

2. Residential developments shall provide links between cul-de-sacs or buildings to allow pedestrian access from within the development and from adjacent developments to activity centers, parks, common tracts, open spaces, schools or other public facilities, transit stops and public streets.

3. Pedestrian walkways shall be located as follows:

a. If walkways run parallel to the parking row at least one walkway shall be provided for every two rows. Rows without walkways shall be landscaped or contain barriers or other means to encourage pedestrians to use the walkways.

b. If walkways run perpendicular to the parking rows, access to the walkway shall be no further than five parking spaces. Landscaping, barriers or other means shall be provided between the parking rows to encourage pedestrians to use the walkways.

B. Pedestrian walkways shall form an on-site circulation system that minimizes the conflict between pedestrians and traffic at all points of pedestrian access to on-site parking and building entrances. Pedestrian walkways shall be provided when the pedestrian access or any parking space is more than 75 feet from the building entrance or principal on-site destination and as follows:

1. All developments which contain more than one building shall provide walkways between the principal entrances of the buildings.

2. All nonresidential buildings set back more than 100 feet from the public right-of-way shall provide for direct access from the building to the buildings on adjacent lots.

C. Pedestrian access and walkways shall meet the following minimum design standards:

1. Access and walkways shall be well lit and physically separated from driveways and parking spaces by landscaping, berms, barriers, grade separation or other means to protect pedestrians from vehicular traffic.

2. Access and walkways shall be a minimum of 60 inches of unobstructed width and shall be constructed using permeable pavement unless demonstrated to be infeasible through an engineering analysis, in which case an alternative hard surface approved by the city engineer shall be used.

3. Access shall be usable by the mobility impaired and shall be designed and constructed to be easily located by the sight-impaired pedestrian by either grade change, texture or other equivalent means.

4. A crosswalk shall be required when a walkway crosses a driveway or a paved area accessible to vehicles.

5. If any parking space is more than 150 feet from the building entrance or principal on-site destination, a stop sign, stop line or other pavement marking and a speed bump shall be required at the end of every row of parking.

6. If any parking space is more than 200 feet from the building entrance or principal on-site destination:

a. At least one sheltered rest area shall be provided; and

b. Raised crosswalks or speed bumps shall be located at all points where a walkway crosses the lane of vehicle travel.

7. Where the building entrance is more than 250 feet from the public right-of-way, a sheltered rest area may be required at the public street.

8. Sidewalks and walkways should be sloped to drain towards adjoining landscaping, planting areas, or infiltration features. (Ord. 1857 § 2 (Exh. B), 2018).

17.85.125 Existing off-street parking reduction.

Off-street parking facilities shall not be eliminated or reduced to an amount less than that required for new uses. (Ord. 1857 § 2 (Exh. B), 2018).

17.85.130 Fractional spaces.

When units or measurements determining the number of required parking spaces result in requirements of a fractional space, any fraction up to one-half shall be disregarded, and fractions of one-half or over shall require one parking space. (Ord. 1857 § 2 (Exh. B), 2018).

17.85.135 Off-street loading space.

Buildings devoted to retail trade, retail and wholesale food markets, warehouses, supply houses, wholesale and manufacturing trade, hotels, hospitals, laundry, dry cleaning establishments or other buildings where large amounts of goods are received or shipped shall provide loading and unloading space on the same premises as the building as follows:

A. Building of 6,000 square feet or more of floor area: one off-street loading and unloading space plus one additional off-street loading space for each 20,000 square feet of floor area;

B. Each loading space shall be not less than 10 feet in width, 25 feet in length and 14 feet in height;

C. Loading space, exclusive of driveways and/or corridors leading thereto, shall not be considered as providing off-street parking space. (Ord. 1857 § 2 (Exh. B), 2018).

17.85.140 Design standards for private streets and roads.

Private streets and roads created to serve new development, including subdivisions, short subdivisions, binding site plans, and commercial and industrial development, shall be subject to the following standards and requirements:

A. A road maintenance agreement and access easement approved by the city engineer shall be recorded with Skagit County auditor’s office;

B. Streets and roads serving up to four dwelling units shall be at least 20 feet in width;

C. Streets and roads serving more than four dwelling units or carrying a traffic volume of up to 250 average trips per day, whichever is less, shall be at least 28 feet in width and a sidewalk shall be provided on at least one side in addition to the 28 feet of roadway width;

D. Streets and roads carrying a traffic volume of 250 average trips per day or more shall comply with the design standards and specifications applicable to public streets and roads in chapter 12.28 BMC;

E. Low impact development features such as bioretention areas, rain gardens, and permeable paving shall be incorporated into the design and construction of all private streets and roads unless demonstrated to be infeasible through an engineering analysis. In determining the feasibility of such low impact development features, an engineering analysis shall be submitted and reviewed by the city engineer. This analysis should consider site characteristics such as soil and ground water conditions, and anticipated traffic volumes. The analysis should be consistent with the Washington State Department of Ecology’s “Stormwater Manual for Western Washington” and the design and site evaluation guidance in the Puget Sound Partnership’s “Low Impact Development Technical Guidance Manual for Puget Sound.”

F. All private streets and roads shall be designed and constructed consistent with any applicable requirements in BMC Title 14. (Ord. 1857 § 2 (Exh. B), 2018).