Chapter 19.130 OFF-STREET PARKING

If any provisions of this chapter (other than FWRC 19.130.020) conflict with the provisions of Chapter 19.225 FWRC regarding properties in the city center (CC) zone, the provisions of Chapter 19.225 FWRC will be followed. In the event of a conflict, all provisions of this chapter that do not conflict with Chapter 19.225 FWRC apply to properties in the CC zone.

(Ord. No. 07-554, § 5(Exh. A(11)), 5-15-07; Ord. No. 97-296, § 3, 6-17-97; Ord. No. 90-43, § 2(105.10), 2-27-90. Code 2001 § 22-1376.)

19.130.020 Number of spaces – Minimum.

(1) Generally. Except as provided in subsection (3) of this section, the number of parking spaces required by Chapters 19.195 through 19.240 FWRC for any particular use is the minimum number of parking spaces required for that use, and the applicant shall provide at least that number of spaces.

(2) Guest parking for residential uses. For residential uses, the city may require guest parking spaces in excess of the required parking spaces, if there is inadequate guest parking on the subject property.

(3) The number of parking spaces required by this Code for a particular use may be reduced only when the use for which the parking is required:

(a) Provides shared parking in accordance with FWRC 19.130.120;

(b) Is located in the CC-C or CC-F zones and is accompanied by a traffic demand management plan which, as a condition of project approval, the applicant shall implement. In such an instance, the director may approve reduction of the required number of parking spaces by up to 20 percent. Transportation demand management options which can be considered by the director include, but are not limited to, the following:

(i) Private vanpool operation;

(ii) Transit/vanpool fare subsidy;

(iii) Preferential parking for carpools/vanpools;

(iv) Flexible work-hour schedule;

(v) Participation in a ride-matching program; or

(vi) Bicycle parking facilities;

(c) Is located in the CC-C or CC-F zones, is adjacent to a public street right-of-way classified to allow on-street parking and the applicant makes a one-time contribution to a city fund established strictly to fund development of on-street parking. The amount of the contribution will be based on a per stall cost established by the city, and the required number of stalls may be reduced on a one-for-one basis according to the amount of the contribution paid;

(d) Provides a parking study in accordance with FWRC 19.130.080(2).

(4) The number of parking spaces required by this Code for a particular use shall be reduced, as needed, to be consistent with the following:

(a) For all housing units constructed after July 1, 2019, that are affordable to very low-income or extremely low-income individuals and that are located within one-quarter mile of a transit stop that receives transit service at least two times per hour for 12 or more hours per day, no more than one parking space per bedroom or three-quarters space per unit shall be required, unless the unit is located in an area that the director determines has a lack of access to street parking capacity, physical space impediments, or other reasons supported by evidence that would make on-street parking infeasible for the unit.

(b) For housing units constructed after July 1, 2019, that are specifically for seniors or people with disabilities and that are located within one-quarter mile of a transit stop that receives transit service at least four times per hour for 12 or more hours per day, no parking shall be required except for staff and visitors, unless the unit is located in an area that the director determines has a lack of access to street parking capacity, physical space impediments, or other reasons supported by evidence that would make on-street parking infeasible for the unit.

(c) For market rate multifamily housing units constructed after July 1, 2019, that are located within one-quarter mile of a transit stop that receives transit service from at least one route that provides service at least four times per hour for 12 or more hours per day, no more than one parking space per bedroom or three-quarters space per unit, unless the unit is located in an area that the director determines has a lack of access to street parking capacity, physical space impediments, or other reasons supported by evidence that would make on-street parking infeasible for the unit.

(Ord. No. 23-949, § 13, 2-7-23; Ord. No. 07-554, § 5(Exh. A(11)), 5-15-07; Ord. No. 97-296, § 3, 6-17-97; Ord. No. 90-43, § 2(105.15), 2-27-90. Code 2001 § 22-1377.)

19.130.030 Number of spaces – Determined on a case-by-case basis.

If this title does not specify a parking space requirement for a particular use in a particular zone, the director of community and economic development shall determine a parking requirement on a case-by-case basis. The director shall base this determination on review of an applicant’s written narrative of expected parking need, comparison of similar uses, a thorough parking study in accordance with FWRC 19.130.080(2), or other means.

(Ord. No. 12-735, § 3, 12-4-12; Ord. No. 07-554, § 5(Exh. A(11)), 5-15-07; Ord. No. 97-296, § 3, 6-17-97; Ord. No. 90-43, § 2(105.20), 2-27-90. Code 2001 § 22-1378.)

19.130.040 Number of spaces – Fractions.

If the formula for determining the minimum and maximum number of parking spaces results in a fraction, that fraction will be rounded up to the next higher whole number.

(Ord. No. 07-554, § 5(Exh. A(11)), 5-15-07; Ord. No. 97-296, § 3, 6-17-97; Ord. No. 90-43, § 2(105.25), 2-27-90. Code 2001 § 22-1379.)

19.130.050 Bonds.

The city may require or permit a bond under Chapter 19.25 FWRC to ensure compliance with any of the requirements of this chapter.

(Ord. No. 07-554, § 5(Exh. A(11)), 5-15-07; Ord. No. 97-296, § 3, 6-17-97; Ord. No. 90-43, § 2(105.120), 2-27-90. Code 2001 § 22-1380.)

Article II. Modifications²

19.130.060 Generally.

The provisions of this article establish the circumstances and procedure under which the requirements of this chapter may be modified, either at the request of the appellant or at the initiation of the city.

(Ord. No. 07-554, § 5(Exh. A(11)), 5-15-07; Ord. No. 97-296, § 3, 6-17-97; Ord. No. 90-43, § 2(105.115(1)), 2-27-90. Code 2001 § 22-1396.)

19.130.070 Authority to grant.

(1) If the proposed development or use of the subject property requires approval through process I, II, III, or IV, any proposed modification will be considered as part of that process using the criteria of this article.

(2) If subsection (1) of this section does not apply, the director of community development may require, grant, or deny a modification in writing. The decision of the director may be appealed as provided for in process IV of this title.

(Ord. No. 09-594, § 155, 1-6-09; Ord. No. 07-554, § 5(Exh. A(11)), 5-15-07; Ord. No. 97-296, § 3, 6-17-97; Ord. No. 97-291, § 3, 4-1-97; Ord. No. 90-43, § 2(105.115(2)(a), (b)), 2-27-90. Code 2001 § 22-1397.)

Cross references: Process III review procedure, Chapter 19.65 FWRC; process IV review procedure, Chapter 19.70 FWRC.

19.130.080 Criteria.

The city may grant or require a modification to the provisions of this chapter if the city determines, based on the submitted plans and/or other information that the following criteria have been met for modifications to the applicable sections:

(1) The parking area design provisions of FWRC 19.130.160(2) and 19.130.200 may be modified if:

(a) The modification will not create any vehicular or pedestrian safety problems;

(b) The modifications will not affect the ability to provide any property with police, fire, emergency medical and other essential services; and

(i) The modification is necessary because of a pre-existing physical condition; or

(ii) The modification will produce a site design superior to that which would result from adherence to the adopted standard.

(2) A decrease in the required number of parking spaces under FWRC 19.130.020 may be permitted if a thorough parking study documents that fewer parking spaces will be adequate to fully serve the uses.

(Ord. No. 07-554, § 5(Exh. A(11)), 5-15-07; Ord. No. 97-296, § 3, 6-17-97; Ord. No. 90-43, § 2(105.115(3)), 2-27-90. Code 2001 § 22-1398.)

19.130.090 Parking area requirements.

The parking area location requirements of FWRC 19.130.110 may be modified if:

(1) The proposed parking area will have no adverse impacts on adjacent properties;

(2) It is reasonable to expect that the proposed parking area will be used by the employees, patrons and others coming to the subject property; and

(3) A safe pedestrian and/or shuttle connection exists, or will be created at the time of occupancy, between the subject property and the proposed parking area.

(Ord. No. 07-554, § 5(Exh. A(11)), 5-15-07; Ord. No. 97-296, § 3, 6-17-97; Ord. No. 90-43,

§ 2(105.115(2)(c)), 2-27-90. Code 2001 § 22-1399.)

19.130.100 Surface material.

The surface material requirements of FWRC 19.130.210 may be modified if:

(1) The surfacing material will not enter into the drainage system, or onto public or other private property;

(2) The surfacing material will provide a parking surface which is usable on a year-round basis;

(3) Use of the surfacing material will not result in dust or deterioration of air quality; and

(4) Runoff from the parking area will not degrade water quality.

(Ord. No. 07-554, § 5(Exh. A(11)), 5-15-07; Ord. No. 06-515, § 3, 2-7-06; Ord. No. 97-296, § 3, 6-17-97; Ord. No. 90-43, § 2(105.115(2)(g)), 2-27-90. Formerly 22-1403. Code 2001 § 22-1400.)

Article III. Location of Parking Areas

19.130.110 Generally.

(1) Unless otherwise specified in this title or modified in accordance with FWRC 19.130.090, the applicant shall provide the required number of parking spaces either:

(a) On the subject property; or

(b) On a lot adjoining the subject property, if that lot is in a zone that permits the use conducted on the subject property.

(2) If the parking is located on a lot other than the lot containing the use which generates the parking space requirements, the owner of the lot containing the parking must sign a covenant or other instrument, in a form acceptable to the city attorney, requiring that the lot be devoted in whole or in part to required parking for the use on another lot. The applicant must record this statement with the county to run with all affected properties.

(Ord. No. 07-554, § 5(Exh. A(11)), 5-15-07; Ord. No. 97-296, § 3, 6-17-97; Ord. No. 90-43, § 2(105.30), 2-27-90. Code 2001 § 22-1421.)

19.130.120 Shared facilities.

(1) Two or more businesses or uses may share parking areas. The number of parking spaces that must be provided in such shared areas must be at least 90 percent of parking spaces required by this title for all such businesses or uses that are open or generating parking demands at the same time. The owner of each lot must sign an agreement in a form acceptable to the city attorney, stating that the owner’s property is committed to providing parking for the other property. This statement must be recorded with the King County auditor, at the applicant’s expense, and shall run with the properties.

(2) A request for shared parking on properties located in the CC-C and CC-F zones must meet the following requirements:

(a) The applicant must submit a parking demand study, prepared by a professional traffic engineer, demonstrating that the peak hours of parking demand for the businesses or uses which propose to share parking will not substantially conflict.

(b) The shared parking facilities and buildings which they serve shall be connected with pedestrian facilities improved according to the standards set forth in FWRC 19.115.050(4)(b), and no building or use involved shall be more than 500 feet from the most remote parking facility. The distance between the parking facility and the building or use which it is to serve shall be measured from the closest portion of the parking facility to the nearest building entrance that the parking area serves.

(c) Notwithstanding subsection (1) of this section, a business or use located in a CC-C or CC-F zone and proposing to share parking may reduce the number of required parking spaces, up to a maximum of 20 percent of the number of spaces otherwise required; provided, that the reduction shall not exceed the number of shared spaces reasonably anticipated to be available to the applicant during the applicant’s peak hours of parking demand.

The provision for a 20 percent maximum parking requirement reduction is suggested as an administrative guideline only. The planning director shall ultimately determine the size of the parking reduction, subject to the other requirements of this subsection.

(d) A written agreement shall be drawn to the satisfaction of the city attorney and executed by all parties concerned assuring the continued availability of the number of stalls designed for joint use.

(Ord. No. 07-554, § 5(Exh. A(11)), 5-15-07; Ord. No. 97-296, § 3, 6-17-97; Ord. No. 90-43, § 2(105.35), 2-27-90. Code 2001 § 22-1422.)

19.130.130 Adjoining low density zones.

The applicant shall locate a parking area for a use, other than a detached dwelling unit, as far as possible from any adjoining single-family zone.

(Ord. No. 07-554, § 5(Exh. A(11)), 5-15-07; Ord. No. 97-296, § 3, 6-17-97; Ord. No. 90-43, § 2(105.40), 2-27-90. Code 2001 § 22-1423.)

19.130.140 Required setback yards.

For regulations on parking areas in required setback yards, see FWRC 19.130.240.

(Ord. No. 07-554, § 5(Exh. A(11)), 5-15-07; Ord. No. 97-296, § 3, 6-17-97; Ord. No. 90-43, § 2(105.45), 2-27-90. Code 2001 § 22-1424.)

Article IV. Parking Area Design

19.130.160 Generally.

(1) The applicant shall design parking areas in accordance with Chapter 19.115 FWRC, Community Design Guidelines.

(2) The director of community development is authorized to adopt standards, specifications and requirements, consistent with the provisions of this title, which shall be on file in the city clerk’s office, regarding the design and dimensional requirements of parking areas, driveways and related improvements. These standards, specifications and requirements shall be followed and have the full force and effect as if they were set forth in this chapter.

(Ord. No. 07-554, § 5(Exh. A(11)), 5-15-07; Ord. No. 98-330, § 3, 12-15-98; Ord. No. 96-270, § 3(D), 7-2-96; Ord. No. 90-43, § 2(105.50, 105.55), 2-27-90. Code 2001 § 22-1441.)

19.130.170 Compact car spaces.

The applicant may develop and designate up to 25 percent of the number of parking spaces for compact cars.

In the CC-F and CC-C zones, the applicant may designate up to 40 percent of the number of parking spaces for compact stalls if the parking lot has more than 20 spaces.

(Ord. No. 07-554, § 5(Exh. A(11)), 5-15-07; Ord. No. 98-330, § 3, 12-15-98; Ord. No. 97-296, § 3, 6-17-97; Ord. No. 90-43, § 2(105.60), 2-27-90. Code 2001 § 22-1442.)

19.130.180 Barrier free access.

The applicant shall design the parking area using standards set forth in state regulations for barrier free access.

(Ord. No. 07-554, § 5(Exh. A(11)), 5-15-07; Ord. No. 98-330, § 3, 12-15-98; Ord. No. 90-43, § 2(105.65), 2-27-90. Code 2001 § 22-1443.)

19.130.190 Traffic control devices.

If the parking area serves a use other than a detached dwelling unit, the applicant shall clearly delineate parking spaces, traffic directions and entrance and exit ways. The city may require other traffic control devices necessary to ensure the safe and efficient flow of traffic. All traffic control devices shall conform with FWRC 19.135.060.

(Ord. No. 07-554, § 5(Exh. A(11)), 5-15-07; Ord. No. 98-330, § 3, 12-15-98; Ord. No. 90-43, § 2(105.95), 2-27-90. Code 2001 § 22-1451.)

19.130.200 Backing onto street prohibited.

A parking area that serves any use, other than one serving detached dwelling units or dwelling units developed as zero lot line townhouse development, must be designed so that traffic need not back onto any street.

(Ord. No. 07-554, § 5(Exh. A(11)), 5-15-07; Ord. No. 98-330, § 3, 12-15-98; Ord. No. 90-43, § 2(105.100), 2-27-90. Code 2001 § 22-1452.)

19.130.210 Surface materials.

(1) The applicant shall surface the parking areas, driveways and other vehicular circulation areas with a material comparable or superior to the surface material of the right-of-way providing direct vehicle access to the parking area.

(2) Single-family residential uses shall surface the first 40 feet of unpaved driveways measured from the back of the sidewalk or public right-of-way, whichever is greater.

(3) Grass grid pavers may be used for emergency access areas that are not used in required permanent circulation and parking areas.

(Ord. No. 07-554, § 5(Exh. A(11)), 5-15-07; Ord. No. 98-330, § 3, 12-15-98; Ord. No. 90-43, § 2(105.105), 2-27-90. Code 2001 § 22-1453.)

19.130.220 Streets used in circulation pattern prohibited.

A parking lot may not be designed so that a street is used as part of its circulation pattern to get from one part of the parking lot to another part of the parking lot.

(Ord. No. 07-554, § 5(Exh. A(11)), 5-15-07; Ord. No. 90-43, § 2(105.110), 2-27-90. Code 2001 § 22-1454.)

Article V. Reserved

Article VI. Yard Requirements

19.130.240 Driveways and parking areas.

Vehicles may not be parked in required yards except as follows:

(1) Detached dwelling units. The regulations of this section apply to driveways and parking areas for detached dwelling units.

(a) Generally. Vehicles may not be parked in a required side yard, but may be parked in the required front and rear yards only if parked on a driveway and/or parking pad. A driveway and/or parking pad, in a required front yard, may not exceed 20 feet in width except as specified in subsection (1)(b) of this section and may not be closer than five feet to any side property line. Recreational vehicles to be used as a temporary dwelling on a residential lot where the primary dwelling unit is unsafe to occupy by reason of disaster or accident such as fire, wind, earthquake, or other similar circumstance are not required to be parked on a driveway and/or parking pad.

(b) Exception. A driveway and/or parking pad in a required front yard may exceed 20 feet in width if:

(i) It serves a three-car garage, the subject property is at least 60 feet in width, and the garage is located no more than 40 feet from the front property line;

(ii) It serves an ADU and the subject property is at least 60 feet in width; or

(iii) It serves an ADU and the width of the driveway at the property line directly abutting the right-of-way does not exceed 20 feet.

In addition, a driveway may flare at the front property line to a maximum width of 30 feet.

(2) Attached and stacked dwelling units in residential zones. The regulations of this subsection apply to driveways and parking areas for stacked and townhouse (attached) dwelling units in residential zones.

(a) Parking areas may not be located in required yards.

(b) Driveways must be set back at least five feet from each property line, except the portion of any driveway which crosses a required yard to connect with an adjacent street.

(3) Other uses. Parking areas and driveways for uses other than those specified in subsections (1)(a) and (b) of this section may be located within required setback yards.

(4) Shared parking. If parking serves two adjacent uses, the parking area may be anywhere in the required yard between those uses.

(5) Zero lot line townhouse dwelling units and lots in small lot detached development. Parking areas and driveways for these uses may utilize shared parking and park in required yards as specified in FWRC 19.205.010, Zero lot line townhouse and townhouse (attached) dwelling units; FWRC 19.205.020, Small lot detached dwelling units; and FWRC 19.200.020, Zero lot line townhouse and townhouse (attached) dwelling units.

(Ord. No. 23-963, § 9, 7-5-23; Ord. No. 09-607, § 3(Exh. A-1), 4-7-09; Ord. No. 07-554, § 5(Exh. A(9)), 5-15-07; Ord. No. 90-43, § 2(115.115(5)), 2-27-90. Code 2001 § 22-1135.)

Article VII. Residential Parking and Vehicle Storage³

19.130.245 Purpose and intent.

The purpose of this article is to establish standards for parking and storage of vehicles for residential zones and uses. These standards are intended to protect property values by reducing visual blight caused by vehicle storage and to provide reasonable size limitations for storage of commercial and recreational vehicles.

(Ord. No. 10-674, § 6, 10-19-10.)

19.130.246 Parking and storage of motor vehicles and nonmotorized vehicles

(1) All motor vehicle and nonmotorized vehicle parking and storage for residential uses containing either detached or attached dwellings shall be in a garage, carport, driveway, or a parking pad except for recreational vehicles to be used as a temporary dwelling as specified in FWRC 19.130.290(1). A parking pad shall accommodate the size of the vehicle and be composed of asphalt, cement, gravel, pavers, or LID methods (pervious asphalt, pervious concrete, etc.). Grass shall be an acceptable parking pad surface except in the area located between the primary dwelling unit and the front property line, and except as limited by FWRC 19.130.240.

(2) Any garage, carport or parking pad shall have direct driveway access.

(3) All vehicles considered junked, wrecked, dismantled, or inoperable must be stored in a completely enclosed building.

(Ord. No. 10-674, § 7, 10-19-10.)

19.130.250 Parking and storage of commercial vehicles in residential zones limited.

Parking or storage of commercial vehicles is prohibited on residentially zoned lots except as follows:

(1) A maximum of one commercial vehicle based on standard pickup, light duty trucks, or passenger vehicles, that does not exceed a maximum of 10,000 pounds gross vehicle weight rating (GVWR as defined in RCW 46.25.010) may be parked on any residentially zoned lot;

(2) A maximum of one commercial vehicle regardless of GVWR may be parked or stored on any lot in a single-family residential zone (RS 35.0) or a suburban estates zone (SE);

(3) Commercial vehicles may be parked on any lot in a residential zone for a maximum of 48 hours for the exclusive purpose of loading or unloading the vehicle;

(4) Commercial vehicles may be parked on any lot in a residential zone for construction purposes pursuant to a valid development permit;

(5) A maximum of one commercial vehicle not more than nine feet in height and 22 feet in length may be parked on any lot if used for private construction purposes and when it is not visible from a right-of-way or access easement and not parked in the driveway;

(6) Parking or storage as allowed by FWRC 19.130.270.

Except for commercial vehicles used for loading and unloading purposes and commercial vehicles for construction purposes with a valid development permit, no more than one commercial vehicle is allowed per lot.

(Ord. No. 09-607, § 3(Exh. A-1), 4-7-09; Ord. No. 09-595, § 12, 1-6-09; Ord. No. 04-457, § 3, 2-3-04. Code 2001 § 22-1176.)

19.130.260 Parking and storage of recreational vehicles, utility trailers, and boats in residential zones limited.

Parking or storage of any recreational vehicle, utility trailer, or boat is permitted on residentially zoned lots outside of a completely enclosed structure only when consistent with the following requirements:

(1) Recreational vehicles, utility trailers, and boats shall not intrude into rights-of-way or obstruct sight visibility from driveways or street intersections.

(2) Recreational vehicles, utility trailers, and boats shall not be parked in the front yard unless there is no reasonable access to the side or rear yard because of topography or other physical conditions on the property.

(3) No more than one recreational vehicle, utility trailer, and boat may be stored at any time.

(4) At no time shall a parked or stored recreational vehicle, utility trailer, or boat be occupied or used as permanent or temporary housing unless specifically allowed under FWRC 19.130.290.

(5) The recreational vehicle, utility trailer, or boat shall be licensed and operable.

(6) The utility trailer or boat shall be owned by a resident or owner of the property. The recreational vehicle shall be owned or occupied by the resident or owner of the property.

Notwithstanding the foregoing, recreational vehicles, utility trailers, or boats may be parked temporarily for loading and unloading activities regardless of whether such parking is consistent with the requirements of this section.

(Ord. No. 24-991, § 4, 9-17-24; Ord. No. 09-607, § 3(Exh. A-1), 4-7-09; Ord. No. 09-595, § 13, 1-6-09; Ord. No. 04-457, § 3, 2-3-04. Code 2001 § 22-1177.)

19.130.290 Limitation on use.

It is a violation of this chapter to sleep in, or use for any other residential purpose, a vehicle, recreational vehicle, or boat parked in a residential zone for more than 14 days in any 180-day period, except as allowed by subsection (1) of this section.

(1) Based on a written request, the director may permit a recreational vehicle of any size to be used as a temporary dwelling on a single-family residential lot where the primary dwelling unit is unsafe to occupy by reason of disaster or accident such as fire, wind, earthquake, or other similar circumstance, or where a valid building permit has been issued for remodel of the primary structure, provided:

(a) The recreational vehicle may be occupied for a maximum of 12 months from the date of the director’s approval. One 12-month extension may be granted by the director based on demonstration of continuing hardship and documented good faith efforts to complete construction.

(b) Occupancy of the recreational vehicle shall cease within 30 days of issuance of a certificate of occupancy for reconstruction of the primary dwelling unit at the property.

(c) The recreational vehicle may be located within the required front yard setback but may not obstruct sight distance at driveways and intersections. The recreational vehicle may not be located in required side or rear yard setbacks.

(d) Generators shall not be utilized.

(e) The director’s approval is revocable if the requirements of this section are not met.

(2) The director shall provide a copy of the approval letter to the applicant, property owner (if different from the applicant), and all adjoining property owners.

(Ord. No. 24-991, § 5, 9-17-24; Ord. No. 09-607, § 3(Exh. A-1), 4-7-09; Ord. No. 04-457, § 3, 2-3-04; Ord. No. 90-43, § 2(115.145(3)), 2-27-90. Formerly 22-1179. Code 2001 § 22-1180.)

Cross references: Traffic and vehicle regulations, FWRC Title 8; requirements for conformance of nonconforming parking, FWRC 19.30.090; landscape requirements, Chapter 19.125 FWRC; vehicular access easement improvements required, FWRC 19.135.090 et seq.

Cross reference: City government, FWRC Title 2.

Cross reference: District regulations, FWRC Title 19, Division VI.