Chapter 14.12 OFF-STREET LOADING AND PARKING

It is the purpose of this chapter to assure an adequate number of off-street parking and loading stalls are provided within the city, and to provide adequate vehicular and pedestrian/bicycle ingress, egress, and loading facilities that will reduce on-street parking, increase traffic safety, maintain smooth traffic flow, and reduce the visual impact of parking lots. Further, it is the intent of this chapter to ensure that off-street parking and loading facilities are designed in a manner that will ensure efficiency, protect public safety and, where appropriate, protect surrounding land uses from adverse impacts. [Ord. 1672 § 1 (Att. A), 2023; Ord. 1432 § 1 (Att. A), 2012; Ord. 1373 § 1 (Exh. A), 2010; Ord. 1146 (Exh. A), 2000.]

14.12.020 Applicability.

This chapter shall apply to all developments, land use activities and permit applications undertaken in compliance with this title and LMC Titles 15, 16, 17 and 18, as well as any applicable activities governed by the city shoreline master program. [Ord. 1672 § 1 (Att. A), 2023; Ord. 1432 § 1 (Att. A), 2012; Ord. 1373 § 1 (Exh. A), 2010; Ord. 1146 (Exh. A), 2000.]

14.12.030 Compliance required.

The provision and maintenance of off-street parking and loading stalls are continuing obligations of the property owner. No development, land use, and/or building permit shall be issued until compliance with the provisions contained herein is reviewed and approved by the community development director. The subsequent occupancy and/or use of buildings, structures, and property for which a permit is issued shall be conditional upon the unqualified continuance and availability of the amount of parking and loading stalls required by this chapter. Use of property in violation hereof shall be a violation of this chapter, subject to the enforcement provisions found in LMC Title 21. [Ord. 1672 § 1 (Att. A), 2023; Ord. 1432 § 1 (Att. A), 2012; Ord. 1373 § 1 (Exh. A), 2010; Ord. 1146 (Exh. A), 2000.]

14.12.040 Change of use – Effect.

Should the owner or occupant of a lot or building change the use to which the lot or building is put, thereby increasing off-street parking or loading requirements, it is unlawful and a violation of this title to begin or maintain such altered use until the required increase in off-street parking or loading is provided. [Ord. 1672 § 1 (Att. A), 2023; Ord. 1432 § 1 (Att. A), 2012; Ord. 1373 § 1 (Exh. A), 2010; Ord. 1146 (Exh. A), 2000.]

14.12.045 Expansion of existing use – Effect.

Prior to occupancy of an expanded (enlarged) floor area, off-street vehicle parking shall be provided in accordance with LMC 14.12.150 based on the expanded square footage. [Ord. 1672 § 1 (Att. A), 2023; Ord. 1432 § 1 (Att. A), 2012.]

14.12.050 Requirements for other uses – Authority.

Off-street parking and loading requirements for types of buildings and uses not specifically listed in this chapter shall be determined by the community development director in consultation with the public works director, based upon the requirements of comparable uses listed in this chapter or may be adjusted based upon a professional traffic impact study supplied to and accepted by the city. [Ord. 1672 § 1 (Att. A), 2023; Ord. 1432 § 1 (Att. A), 2012; Ord. 1373 § 1 (Exh. A), 2010; Ord. 1146 (Exh. A), 2000.]

14.12.060 Requirements – Where more than one use.

In the event several uses occupy a single structure or parcel of land, the total requirements for off-street parking and loading shall be the sum of the requirements of the various land uses computed separately. Off-street parking and loading facilities for one use shall not be considered as providing required facilities for any other use. [Ord. 1672 § 1 (Att. A), 2023; Ord. 1432 § 1 (Att. A), 2012; Ord. 1373 § 1 (Exh. A), 2010; Ord. 1146 (Exh. A), 2000.]

14.12.070 Joint use permitted when.

Owners of two or more uses, structures or parcels of land may agree to use jointly the same parking and loading stalls where the hours of operation do not overlap, provided substantial proof is presented to the city in the form of a written agreement pertaining to the cooperative use of the parking facilities for the life of the related uses. [Ord. 1672 § 1 (Att. A), 2023; Ord. 1432 § 1 (Att. A), 2012; Ord. 1373 § 1 (Exh. A), 2010; Ord. 1146 (Exh. A), 2000.]

14.12.080 Plan required.

A plan, drawn to scale, indicating how the off-street parking and loading requirements are to be fulfilled shall accompany a request for a building or other parking permit(s). Such plan shall be compliant with applicable development standards within this title. [Ord. 1672 § 1 (Att. A), 2023; Ord. 1432 § 1 (Att. A), 2012; Ord. 1373 § 1 (Exh. A), 2010; Ord. 1146 (Exh. A), 2000.]

14.12.090 Off-street loading berths.

A. For each use for which a building is to be erected or structurally altered to the extent of increasing the floor area to equal the minimum floor area required to provide loading stalls, and which will require the receipt or distribution of materials or merchandise by truck or similar vehicle, there shall be provided off-street loading stalls on the basis of minimum requirements in the table that follows. Uses with an average of one delivery truck a day or more (not including UPS, FedEx or similar delivery trucks) shall provide a berth area in compliance with other requirements of this chapter.

Industrial, manufacturing wholesale, warehouse, similar uses
	1 berth for each 50,000 square feet or part thereof, after the first 100,000 square feet
Restaurants
	1 berth for each 50,000 square feet or part thereof, after the first 100,000 square feet
Hospitals, convalescent/nursing homes and similar institutions
	1 berth for each 50,000 square feet or part thereof, after the first 100,000 square feet
Department stores, retail and other commercial uses
10,000 – 20,000 square feet	1 berth
20,001 – 50,000 square feet	2 berths, and 1 additional berth for each additional 50,000 square feet

B. Size. A loading berth shall contain space at least 10 feet wide, 50 feet long and have a height clearance of at least 14 feet.

C. Location.

1. Within the central commercial zoning district, where a structure and/or use 30,000 square feet or less in size is required to provide off-street loading and is adjacent to an existing alley, said alley may be used to fulfill the off-street loading berth.

2. Berth areas, whether physically designated or not, shall meet the requirements/intent of the fire code, shall not block parking, shall not impact traffic circulation in a negative manner, shall not impact adjacent properties in a negative manner, and shall not intrude into street rights-of-way.

3. The berth area is not required to be physically demarcated as a loading/unloading only area and may be used for multiple purposes so long as the functionality of the berth as a loading/unloading area is maintained.

D. Modification. If a loading berth has been provided in connection with an existing use, the loading berth shall not be eliminated if elimination would result in less berth area than is required to adequately handle the needs of the particular use. [Ord. 1672 § 1 (Att. A), 2023; Ord. 1432 § 1 (Att. A), 2012; Ord. 1373 § 1 (Exh. A), 2010; Ord. 1146 (Exh. A), 2000.]

14.12.100 Stacked parking.

Stacked parking areas must comply with all of the development standards in this chapter, except as superseded by this section.

A. Dimensions. Minimum stall width shall be eight and one-half feet and depth shall be 16 feet.

B. Enclosed. Stacked parking areas shall be located below ground level or enclosed within a structure. Additionally, stacked parking facilities may be located within a parking garage.

C. Layout. Parking layout requirements may be modified when the stacked parking area is fully automated or accessed only by attendants (employees). Stacked parking accessed without an attendant shall meet the layout requirements of LMC 14.12.170(D) and (E). All layouts shall be reviewed and approved for adequate fire access.

D. Striping. Stacked parking areas are not required to be striped.

E. Landscaping. Stacked parking areas located below ground level or enclosed within a structure are exempt from landscaping requirements. Stacked parking within a parking garage shall meet the landscaping requirements of LMC 14.12.190(G). [Ord. 1672 § 1 (Att. A), 2023; Ord. 1590 § 1 (Exh. A), 2019. Formerly 14.12.115.]

14.12.105 Off-street loading berth location.

Repealed by Ord. 1672. [Ord. 1432 § 1 (Att. A), 2012; Ord. 1373 § 1 (Exh. A), 2010; Ord. 1268 (Exh. D), 2005.]

14.12.110 Off-street loading elimination prohibited when.

Repealed by Ord. 1672. [Ord. 1432 § 1 (Att. A), 2012; Ord. 1373 § 1 (Exh. A), 2010; Ord. 1146 (Exh. A), 2000.]

14.12.120 Off-street parking required when.

In all districts, except the central commercial district, for each new structure or change of use which increases the structure or use in area 50 percent or more, there shall be provided and maintained off-street parking facilities in conformance with the provisions of this chapter; provided, however, that in the central commercial district, hotels, motels, bed and breakfasts, apartments and condominiums shall provide off-street parking on a ratio of one parking stall per guest room, suite or dwelling unit, as the case may be. Off-street parking requirements, as contained in this chapter, shall also be mandatory for any new development in the central commercial district that is greater than 10,000 square feet in size. [Ord. 1672 § 1 (Att. A), 2023; Ord. 1432 § 1 (Att. A), 2012; Ord. 1373 § 1 (Exh. A), 2010; Ord. 1146 (Exh. A), 2000.]

14.12.130 Off-street parking elimination prohibited when.

If a parking stall(s) has been provided in connection with an existing use or is added to an existing use, the parking stall(s) shall not be eliminated if elimination would result in less stalls than required by this chapter. [Ord. 1672 § 1 (Att. A), 2023; Ord. 1432 § 1 (Att. A), 2012; Ord. 1373 § 1 (Exh. A), 2010; Ord. 1146 (Exh. A), 2000.]

14.12.140 Off-street parking area measurements.

Repealed by Ord. 1672. [Ord. 1432 § 1 (Att. A), 2012; Ord. 1373 § 1 (Exh. A), 2010; Ord. 1146 (Exh. A), 2000.]

14.12.150 Off-street parking number of stalls required.

Standards for off-street parking shall be as follows:

When the city has received a shell building permit application, off-street parking requirements shall be based on the possible tenant improvements or uses authorized by the zone designation and compatible with the limitation of the shell permit. Where square feet are specified, the area measured shall be the gross floor area. Where fractional spaces result, the parking spaces required shall be rounded up to the nearest whole number.

A. Residential.

1. Single-, two- and multifamily dwellings, one stall per zero to 1,500-square-foot dwelling unit and two stalls for 1,500-square-foot and greater dwelling unit; however, multifamily developments, with more than 20 dwelling units, located within one-half mile from a public transit park-and-ride may reduce the associated parking requirements by five percent;

2. Boardinghouse, lodging or rooming house, two stalls per three guest accommodations plus one additional stall for the owner or manager and each employee.

B. Hotel or motel, one stall per sleeping unit and one stall per three employees and staff.

C. Institutional.

1. Welfare or correctional institution, sanitarium, nursing home, retirement home, rest home or convalescent home, one stall per five beds for patients or inmates and one stall per 3,000 square feet for employees and staff;

2. Hospital, one stall per bed and one stall per 3,000 square feet for employees and staff.

D. Places of Public Assembly.

1. Church, one stall per 350 square feet of floor area;

2. Library, reading room, museum, art gallery, one stall per 250 square feet of floor area;

3. Preschool, nursery, day nursery, kindergarten, one stall per teacher or adult supervisor and one pick-up and loading zone for every 25 students;

4. Elementary or junior high school, one stall per 500 square feet of floor area;

5. High school or college, one stall per 250 square feet of floor area;

6. Auditorium, gymnasium, club, lodge hall, or other place of public assembly, one stall per 250 square feet of floor area.

E. Commercial Amusement.

1. Stadium, arena, theater, one stall per 250 square feet of floor area;

2. Bowling alley, one stall per 250 square feet of floor area;

3. Dance hall, skating rink, one stall per 250 square feet of floor area;

4. Outdoor commercial amusement enterprise (except golf course and drive-in theater), one stall per 300 square feet of ground area;

5. Archery club, gun club, tennis club, swimming club, or similar athletic club, one stall per 100 square feet of floor area in clubhouse or 300 square feet of ground area, whichever requirement is greater;

6. Golf course, one stall per 100 yards in length of the course plus one stall per 500 square feet in the clubhouse.

F. Commercial.

1. Retail store (except as provided in subsection (F)(2) of this section), one stall per 500 square feet of floor area;

2. Retail store exclusively handling bulky merchandise such as automobiles or furniture, one stall per 3,000 square feet of floor area;

3. Service or repair shop, one stall per 600 square feet of floor area;

4. Bank, office (except medical or dental), one stall per 300 square feet of floor area;

5. Medical or dental office, one stall per 200 square feet of floor area;

6. Mortuary, one stall per 250 square feet of floor area;

7. Eating or drinking establishments, one stall per 100 square feet of floor area. For the purposes of eating or drinking establishments parking calculations, the net floor area shall be used (assembly and service area only);

8. Open-air market, used car sales lot, one stall per 1,500 square feet of land area.

G. Industrial. Manufacturing, fabricating, assembling, processing, packing, or storage establishments, wholesale establishment, freight depot, one stall per 1,000 square feet of area used.

H. Where electric vehicle charging stations are provided in parking lots or parking garages, accessible electric vehicle charging stations shall be provided at 50 percent of the total required ADA spaces. [Ord. 1672 § 1 (Att. A), 2023; Ord. 1432 § 1 (Att. A), 2012; Ord. 1398 § 1 (Exh. A), 2011; Ord. 1373 § 1 (Exh. A), 2010; Ord. 1146 (Exh. A), 2000.]

14.12.155 Access standards.

A. Access Preference. The following priority rating is intended to encourage alley use, when feasible. Subdivisions and new access requests should consider how to use alleys for access rather than adding traffic through neighborhoods.

1. Access from the alley is preferred with an indemnity waiver.

2. Access from a shared driveway or easement to a rear parking area, or optionally to a side or front parking area.

3. Access from a single driveway to a rear parking area, or optionally to a side or front parking area.

B. Access. When access is from more than one street, the lesser classified street shall be used; if they have the same classification, the property owner may choose the access street. [Ord. 1672 § 1 (Att. A), 2023.]

14.12.157 Driveway standards.

A. Driveways shall be located a minimum five feet from the property line, except for shared driveways. All driveways shall be located a minimum of three feet from aboveground utilities (such as hydrants, power poles and water boxes).

B. Second Driveways. For accessory dwellings, duplexes or multifamily development, an additional driveway may be placed when all of the following can be met:

1. Access is not provided from a collector street (such as Ski Hill Drive and Pine Street); and

2. No more than 40 percent of the property lot line, if used for combined driveways, is used for the driveway; and

3. The driveway width (combined for more than one driveway) shall be between 10 and 24 feet for the first 10 feet (minimum) of the property, where it may widen to a maximum of 50 percent of the lot width.

C. Driveways shall be designed and constructed consistent with the adopted construction standards, except driveways from an alley may be graveled. Pervious paving may be used, after the first seven feet from the access point, when meeting the stormwater requirements. If there is a through driveway connecting to both a public street and an unpaved alley, the driveway and associated parking shall be impervious surfaces.

D. Driveways shall be designed to meet stormwater requirements. [Ord. 1672 § 1 (Att. A), 2023.]

14.12.160 Residential parking standards.

In addition to the access standards of LMC 14.12.155 and driveway standards of LMC 14.12.157, all residential parking shall meet the following:

A. For single- and two-family dwellings, parking (any parking of four or fewer parking spaces) shall be located on the same lot as the dwelling(s) and may be part of the driveway so long as all required setbacks are met.

1. Where the dwelling has approval as a bed and breakfast, parking may be accessed either from the alley or a street.

B. For rooming houses, lodging houses or boardinghouses, parking shall be located within 200 feet from the dwelling, measured in a straight line from the dwelling.

C. Multifamily dwellings shall follow the parking lot requirements when five or more parking spaces are required.

D. Parking may be located after the first seven feet from the property line abutting a street, alley or public access easement.

E. Parking area shall be paved with a minimum width of 10 feet or the width of the garage, parking stalls, and/or carport, and a maximum of 50 percent of the lot width. On 30-foot-wide lots, the paved area shall be a maximum of 10 feet in width and parking shall be at right angles to the street.

F. Parking areas shall follow the adopted construction standards, except single-family, accessory and duplex parking off a city alley may be graveled.

G. Each parking space shall be a minimum of eight and one-half feet by 18 feet. [Ord. 1694 § 1 (Att. A-1), 2024; Ord. 1672 § 1 (Att. A), 2023; Ord. 1432 § 1 (Att. A), 2012; Ord. 1398 § 1 (Exh. A), 2011; Ord. 1373 § 1 (Exh. A), 2010; Ord. 1268 (Exh. D), 2005; Ord. 1146 (Exh. A), 2000.]

14.12.162 Commercial and industrial parking standards.

In addition to the access standards of LMC 14.12.155 and driveway standards of LMC 14.12.157, all commercial and industrial parking shall meet the following:

A. Required off-street parking shall be located in the same zoning district.

B. Off-street parking stalls for all uses and buildings except as otherwise provided in this chapter shall be located not farther than 500 feet from the building or use they are required to serve, measured in a straight line from the building or use.

C. Off-street parking required for uses in the central commercial district may be located not farther than 900 feet from the building or use it is intended to serve.

D. When all or part of the required parking for a use is to be provided on a lot other than the lot on which the use requiring parking is located, a covenant must be recorded to establish off-site parking. The covenant must be submitted to the city by or on behalf of the owner of the off-site parking lot along with written consent of the owner of the lot on which the use requiring parking is located, or such owner’s authorized representative. The covenant must be recorded only after the applicant has demonstrated that the off-site parking complies with all applicable requirements of this title and applicable zoning requirements within LMC Title 18.

E. Parking for city-owned and/or managed projects where employees will not be working on site on a daily basis may be located anywhere within the commercial zone districts of the city. If employees work on site, parking for the employees and visitors shall be provided in accordance with the provisions of this chapter.

F. Parking designs shall be consistent with LMC 14.12.170. [Ord. 1672 § 1 (Att. A), 2023.]

14.12.165 Off-street parking electric vehicle charging station stalls.

A. Purpose. For all parking lots or garages, except those that include restricted electric vehicle charging stations.

B. Number. No minimum number of charging station stalls is required.

C. Minimum Parking Requirements. An electric vehicle charging station stall may be included in the calculation for minimum required parking stalls that are required pursuant to other provisions of this code.

D. Location and Design Criteria. The following required and additional design criteria are provided in recognition of the various parking lot layout options:

1. Where provided, parking for electric vehicle charging purposes is required to include the following:

a. Signage. Each charging station stall shall be posted with signage indicating the stall is only for electric vehicle charging purposes.

b. Maintenance. Charging station equipment shall be maintained in all respects, including the functioning of the charging equipment. A phone number or other contact information shall be provided on the charging station equipment for reporting when the equipment is not functioning or other problems are encountered.

c. Accessibility. Where charging station equipment is provided within an adjacent pedestrian circulation area, such as a sidewalk or accessible route to the building entrance, the charging equipment shall be located so as not to interfere with accessibility requirements of WAC 51-50-005.

d. Lighting. Where charging station equipment is installed, adequate site lighting shall exist, unless charging is for daytime purposes only.

2. Parking for electric vehicles should also consider the following:

a. Notification. Information on the charging station, identifying voltage and amperage levels and any time of use, fees, or safety information.

b. Signage. Installation of directional signs at the parking lot entrance and at appropriate decision points to effectively guide motorists to the charging station stall(s).

E. Data Collection. To allow for maintenance and notification, the city will require the owners of any private new electric vehicle infrastructure station that will be publicly available (see definition of “electric vehicle charging station – public,” LMC 21.90.030) to provide information on the station’s geographic location, date of installation, equipment type and model, and owner contact information. [Ord. 1672 § 1 (Att. A), 2023; Ord. 1432 § 1 (Att. A), 2012; Ord. 1398 § 1 (Exh. A), 2011.]

14.12.170 Off-street parking lot – Design requirements.

Parking lots shall meet the following standards:

A. All parking, maneuvering and loading areas shall be paved.

B. No parking stalls shall be located within 15 feet of an ingress point of a parking lot or designed in a manner which permits backing movements or other maneuvering within a street, other than an alley.

C. Snow storage areas shall not cover catch basins nor eliminate any required parking stalls. If snow storage is not on site, a suitable agreement for off-site snow storage must be approved by the city.

D. The following table shall be the required parking dimensional requirements. Alternatives may be approved by the city engineer when meeting standard design principles.

Angle (in degrees)	Stall Widtha	Stall Depthb	One-Way Aisle Widthc	Parking Module Widthd	Vehicle Overhange
0 – Parallel Parking	8 ft. 6 in.	17 ft. 6 in.	10 ft. 0 in.	27 ft. 6 in.	2 ft. 6 in.
45	8 ft. 6 in.	17 ft. 6 in.	12 ft. 6 in.	47 ft. 6 in.	2 ft. 0 in.
60	8 ft. 6 in.	19 ft. 0 in.	14 ft. 6 in.	52 ft. 6 in.	2 ft. 3 in.
75	8 ft. 6 in.	19 ft. 0 in.	17 ft. 6 in.	55 ft. 6 in.	2 ft. 6 in.
90	8 ft. 6 in.	18 ft. 0 in.	20 ft. 0 in.	59 ft. 0 in.	2 ft. 7 in.

a. Stall width.

b. Stall depth.

c. Aisle width.

d. Parking module width.

e. Vehicle overhang.

E. Measurements.

1. Aisle Width (Item “c” in Graphic). The minimum aisle width for two-way traffic is 23 feet zero inches for all parking angles. The minimum aisle width for one-way traffic, service drives, or any other vehicle access is 10 feet. However, if the parking aisle also serves as a fire lane, the minimum unobstructed width shall be 20 feet.

2. Parking Stall Depth and Overhangs (Items “b” and “e” in Graphic). If the parking stall has a curb stop, the vehicle overhang dimension that corresponds to the parking angle shall count towards the parking stall depth dimension.

3. Curb Cuts. Curb cuts to all off-street parking lots shall be a minimum of five feet from the aisle edge and not exceed a maximum of 33 feet in total width for two-way traffic. Curb cut width shall be measured from the top of the curb slope. Curb cuts shall be separated a minimum of 10 feet.

4. Curb cuts to all off-street parking facilities for one-way traffic shall be a minimum of 10 feet wider than the access aisle serving the off-street parking facility. The additional 10 feet in width shall be divided so as to ensure the access aisle lane is centered between the curb cuts.

F. Barrier-Free Parking. Parking stalls shall meet the standards set forth in Chapter 51-40 WAC, as it now reads or is hereafter amended.

G. A stormwater drainage plan, including a maintenance plan, utilizing best management practices shall be submitted for approval by the city public works director. Stormwater drainage systems shall be maintained by the property owner.

H. All parking facilities shall be permanently maintained in such a way that dust is not emitted from the parking area/lot, and shall be free of weeds, litter, debris and graffiti. Parking areas/lots shall be striped biannually. Minimum surface requirements of the parking areas/lot shall follow the adopted construction standards.

I. Lighting shall be in conformance with Chapter 14.28 LMC, Lighting Standards. [Ord. 1672 § 1 (Att. A), 2023; Ord. 1432 § 1 (Att. A), 2012; Ord. 1373 § 1 (Exh. A), 2010; Ord. 1268 (Exh. C), 2005; Ord. 1146 (Exh. A), 2000.]

14.12.180 Off-street parking underground parking – Design requirements.

Repealed by Ord. 1672. [Ord. 1432 § 1 (Att. A), 2012; Ord. 1373 § 1 (Exh. A), 2010; Ord. 1146 (Exh. A), 2000.]

14.12.185 Off-street parking underground parking facility in the multifamily zone district to provide parking for a commercial zone district.

Repealed by Ord. 1672. [Ord. 1432 § 1 (Att. A), 2012; Ord. 1373 § 1 (Exh. A), 2010.]

14.12.190 Landscaping requirements for parking lots.

The following provisions shall be required for all parking facilities except single-family, duplex, or accessory dwelling units. Multifamily developments shall meet the requirements of subsection (H) of this section.

A. Compliance with the provisions contained in this section shall be demonstrated during the permit review process by submittal of a scaled landscape plan prepared by the applicant. The plan shall include a legend showing botanical and common names, mature plant sizes according to the species and the variety and/or cultivar selected (armor and fruit-litter-free where possible), quantities, locations, dimensions of planted area and percentage of parking lot landscaping. Additionally, the applicant shall submit a separate irrigation plan showing the required permanent, underground automatic irrigation system with backflow prevention device. Both plans shall be reviewed and approved by the city prior to any permit approvals.

B. It is the responsibility of the property owner to ensure all landscaped areas shall be continuously maintained in a healthy growing condition, which shall be a pest-free condition (free of harmful insects, diseases, and weed infestations). If living tree, shrub and/or other plant materials are damaged or destroyed by any means, they shall be replaced with suitable materials in suitable quantities. An alternative replacement plan that maintains the continuity of the overall landscape program may be reviewed and approved by the city at the property owner’s request.

C. If existing, well-established trees that have a trunk diameter of six inches or greater, as measured four feet above ground level, and/or vegetation (excluding noxious weeds and grasses) can realistically be utilized, they shall be preserved and incorporated into the overall landscape program.

D. A combination and variety of trees and/or shrubs, as well as living ground cover (can be in conjunction with natural ornamental landscaping materials such as bark), shall be provided in each landscaped area. The plant materials that are chosen shall be those best suited to the climate within the Leavenworth area, and shall be capable of providing shade to the parking facility within 15 years of planting.

E. A permanent, underground, and automatic irrigation system shall be installed and permanently maintained in all landscaped areas. Installation of the landscaping shall include preventative measures intended to reduce the necessary maintenance activities, particularly the incidence of weed growth.

F. The following minimum provisions shall be required for all parking facilities:

1. A minimum of 15 percent of the net asphalt area of all surface parking lots shall be landscaped. Projects with 3,000 square feet or less of gross area (pre-landscaping) may qualify for a reduction down to 10 percent (rather than 15 percent) required landscaping if designed with the assistance of a city-approved licensed landscape architect or designer. The city shall have the authority to approve, approve with conditions, or disapprove of the design and has the discretion to determine the required percentage anywhere between 10 and 15 percent. There are no administrative appeals to the decision of the city; however, the applicant may reapply with a revised or new proposal. “Parking lots” does not include walkways, pedestrian corridors and/or paths.

2. Where parking facilities adjoin a public right-of-way, except where located adjoining an alley, a landscaped planting strip at least six feet wide shall be established and continuously maintained between the back side of the public sidewalk and the parking lot. Where there exists area between the back side of the sidewalk and the property line, the entire distance between the sidewalk and the property line shall be landscaped. Any planting within 15 feet of a driveway shall not exceed 30 inches in height above street grade.

3. Where parking lots adjoin a residential or recreational zoning district, a landscaped planting strip at least 15 feet wide shall be established and continuously maintained between the parking lot and adjacent properties. If either a fence or wall is incorporated into this landscaping strip, the width may be reduced by 50 percent; provided, that any fencing shall be constructed of wood and be sight-obscuring; and any walls shall be constructed with masonry, blocks or textured concrete, with climbing plants and vines used to add texture and soften the appearance of both sides of the wall. Such wall or fence shall be a minimum of four feet in height, and not exceed the maximum allowed for fencing within the zoning district and, if no standard is specified, no fence or wall shall exceed eight feet in height. No fence within 15 feet of a driveway may exceed three feet in height. The community development director or designee, working in consultation with a landscape specialist, may allow an administrative deviation from the 15-foot-wide landscaping buffer, when demonstrated that the intent of screening, separation, stormwater control, plant health, snow storage and/or other aspects of buffer function and use are not adversely affected. For the purposes of this section, “landscape specialist” may include, but is not limited to, landscape architect, landscape designer, and/or person with knowledge of horticulture, design and biological science to create and maintain outdoor environmental space.

4. Provisions shall be made to ensure that five-foot pedestrian paths connecting the parking lot with the public right-of-way are provided throughout the landscaped areas.

5. At least one tree for every six parking stalls (if less than six, then no tree is required) shall be included in the development of the overall landscape program. The first priority in meeting this provision is to preserve existing, well-established trees that do not interfere with the safety, operation and functioning of the parking lot. Trees shall be dispersed throughout the parking lot, particularly adjacent to public rights-of-way; however, appropriate clustering of trees may be permitted, as approved by the city, particularly when existing trees are preserved within the parking lot.

6. All areas in a parking facility not used for driveways, maneuvering areas, parking stalls or walks shall be permanently landscaped with suitable materials and shall be permanently maintained, pursuant to a maintenance program submitted by the applicant and approved by the city.

7. Landscape borders, such as landscape timbers or blocks, to retain the landscaping materials and also to protect them from intrusion by vehicles are required.

8. To increase the parking lot landscaped area, a maximum of two feet (vehicle overhang area) of the parking stall depth may be landscaped in lieu of asphalt while maintaining the required parking dimensions.

G. The following minimum provisions shall be required for all structured parking:

1. For the purposes of this provision, “structured parking” means a multi-story car park (also called a parking garage, parking structure, parking ramp, or parking deck) which is a structure designed specifically to be for automobile parking and where there are a number of floors or levels on which parking takes place.

2. The structured parking shall have a continuous five-foot minimum perimeter landscaping strip except on the side property lines of interior lots where adjoining or common-wall construction is approved with an adjacent building. In addition to the applicable requirements of this section, the perimeter landscaping strip for a parking structure shall incorporate some vertical elements, such as trees, at least every 20 feet.

3. Landscaping materials shall be provided in planters and/or pots for five percent of the total surface deck areas. The planters and/or pots shall be distributed throughout the top deck areas and along the perimeter of intermediate decks.

4. For parking incorporated into a building, only the portions outside of the primary structure serving nonparking uses shall be landscaped to the above standards.

H. Multifamily Parking Facility. All multifamily parking facilities shall meet the following minimum landscaping standards:

1. Planting Area. A minimum five-foot-wide planting strip shall be provided adjacent to all street frontages and along all property lines which front upon a residential district. The total landscaped planting area, exclusive of lawns, shall not be less than eight percent of the gross project area.

2. Trees. One tree shall be required for each 250 square feet of required planting area. Trees of two-inch caliper (measured three feet above ground level) are required. At least one out of every four of the required trees shall be planted within the interior (20 feet from any lot line, unless prevented by the structures). Nuisance trees, which are susceptible to breakage, disease, or insect infestation, or which have undesirable growth habits (roots which invade sewer lines, trees which produce messy blooms and/or fruit) should be avoided.

3. Shrubs. The planting area must be 50 percent covered with shrubs which are two feet or higher at maturity.

4. Ground Cover. Ground cover is required to complete the landscaping of the planting areas.

5. Other Areas. All areas not covered by structures, paving or landscaped planting areas shall be maintained with native ground cover or grasses when adjacent to a residential zoning district.

6. Irrigation and Maintenance. A permanent, underground irrigation system shall be provided for all planting areas and lawns. All plantings shall be the owner’s responsibility to maintain and replace as needed. [Ord. 1672 § 1 (Att. A), 2023; Ord. 1432 § 1 (Att. A), 2012; Ord. 1373 § 1 (Exh. A), 2010; Ord. 1268 (Exh. D), 2005; Ord. 1146 (Exh. A), 2000.]

Prior ordinance history: Ords. 531, 551, 706, 732, 780, 919, 1049 and 1057.