Chapter 18.130
PARKING AND LOADING
Sections:
18.130.010 Purpose and applicability.
18.130.020 Parking and loading requirements.
18.130.030 Parking and loading standards.
18.130.040 Off-site parking facilities.
18.130.050 Performance standards.
18.130.060 Development standards.
18.130.070 Special considerations.
18.130.010 Purpose and applicability.
A. Promote the preservation and use of historic properties;
B. Maintain a pedestrian-friendly environment;
C. Assure adequate off-street parking;
D. Reduce the visual impact of parking lots; and
E. Promote the use of alleys for parking and loading. [Ord. 1192 § 1 (Exh. A), 2022; Ord. 1174 § 1 (Exh. A), 2020; Ord. 1060 §§ 5, 6, 2010; Ord. 1059 § 2 (Exh. A (12.130.010)), 2010.]
18.130.020 Parking and loading requirements.
A. Off-street parking and loading facilities shall be available prior to occupancy of a site, commencement of commercial/industrial activities, changes in use or major alteration/enlargement of the site, use or structure. All required parking spaces shall be permanently available and maintained for parking purposes only.
B. For the purposes of these requirements, “major alteration or enlargement” shall mean a change of use or an addition that would increase the number of parking spaces or loading berths required by this chapter by more than 10 percent of the total number required prior to the alteration or enlargement.
C. Within the commercial zone the following shall apply:
1. All uses shall demonstrate adequate and safe on-street parking areas.
2. New buildings, buildings increasing to two or more stories, or hotel/motel uses shall be required to meet all the provisions of this chapter.
3. Existing buildings/uses not listed in subsection (C)(2) of this section shall be exempt from this chapter.
D. The total number of off-street parking spaces required shall be calculated based on the total floor area of the proposed use, unless otherwise specified. The “total floor area” is defined as the gross floor area minus square footage of the following areas:
1. Elevator shafts and stairways;
2. Public restrooms;
3. Public lobbies, common mall areas, atriums, and courtyards provided solely for pedestrian access to the building from the exterior, and/or for aesthetic enhancement or natural lighting purposes; and
E. The following categories, and examples thereof, shall be used in defining various types of land uses and activities:
1. Residential: single-family, duplex and multifamily dwelling units excluding short-term rental uses.
2. Community services: churches, schools, funeral homes, convalescent/nursing homes, clubs, lodges, grange halls, museums, art museums, municipal buildings, etc.
3. General retail: grocery stores, pharmacies, hardware stores, liquor stores, furniture stores, department stores, clothing stores, etc.
4. General service: mini-marts, gas/service stations, beauty salons, espresso stands, eating and drinking establishments, etc.
5. Transient services: hotels, motels, bed and breakfasts, boarding houses, etc.
6. Professional office: law, doctor, real estate, accounting, insurance offices, financial institutions, etc.
7. Industrial facilities: wholesale trade, warehousing, processing and manufacturing plants, formula businesses, auto recycling and heavy equipment repair shops, etc.
F. The required number of parking spaces for each land use/activity category shall be as follows (where applicable, nonresidential uses shall be subject to review criteria listed under subsection H of this section).
|
Category |
Required Spaces |
|---|---|
|
Residential |
2 spaces/dwelling unit |
|
Community Services |
1 space/200 square feet |
|
General Retail |
1 space/300 square feet |
|
General Service |
1 space/100 square feet |
|
Transient Services |
1 space/room or group of rooms rented as a single unit |
|
Professional Office |
1 space/250 square feet |
|
Industrial Facilities |
1 space/500 square feet of retail area and 1 space/1,000 square feet of gross floor area |
1. Off-street parking requirements for uses not specifically defined above shall be determined by the administrator based upon the requirement for similar uses and the criteria specified in subsections H and I of this section.
2. In calculating the required number of parking spaces for facilities containing more than one use, the ratio for each use shall be applied to the total square footage for each use and then added together for the required number of parking spaces.
G. All new residential uses, changes of residential uses, or expansions of existing residential uses or structures shall provide off-street parking in accordance with the following requirements:
1. Single-family dwelling, two spaces;
2. Multifamily dwelling units, two spaces for each dwelling unit;
3. Accessory dwelling units, see Chapter 18.140 RMC;
4. Home businesses, see Chapter 18.140 RMC;
5. For all other residential uses the parking requirements shall be determined based on a parking plan prepared by the project sponsor and submitted for city review and approval in accordance with the provisions of this chapter.
H. All new nonresidential uses and structures, changes of nonresidential uses or expansions of existing nonresidential uses or structures shall provide sufficient off-street parking to meet the needs of employees, visitors, customers, and clients. The parking requirements shall be determined based on a parking plan prepared by the project sponsor and submitted for city review and approval. This parking plan shall document the projected parking needs of the use including, but not limited to, the approved building occupancy in accordance with the table under subsection F of this section, projected trip generation estimates, the needs and experiences of similar facilities, and the standards for similar facilities contained in the most recent edition of the Institute of Transportation Engineers (ITE) Trip and Parking Generation Manual or similar manual approved by the city, and the availability of nearby on-street or shared parking; provided, that:
1. Project sponsors are encouraged to explore opportunities for shared parking;
2. Upon adoption of an appropriate off-street parking fee by the city, project sponsors may propose to make voluntary payments in lieu of providing off-street parking, subject to city approval;
3. Proposed uses and activities that exceed SEPA threshold requirements may be required to prepare a more extensive parking analysis;
4. The parking requirements for uses of buildings on the Roslyn register of historic places may be modified or reduced based on a finding that the building and the proposed activity complies with the provisions of Chapter 18.60 RMC, Historic Register Design Review; and
5. Following the adoption of standards to guide the construction of historically accurate replications, the parking requirements for buildings certified by the city as meeting these standards may be modified or reduced.
I. All new nonresidential uses and structures, changes of nonresidential uses, or expansions of existing nonresidential uses or structures, requiring frequent loading or unloading from trucks or other large vehicles, as determined by the city, shall prepare and submit for city review and approval a loading and delivery plan that identifies the proposed location of deliveries and measures to ensure pedestrian and traffic safety, emergency vehicle access, and that cars, driveways, or businesses are not unreasonably blocked. [Ord. 1174 § 1 (Exh. A), 2020; Ord. 1060 §§ 5, 6, 2010; Ord. 1059 § 2 (Exh. A (12.130.020)), 2010.]
18.130.030 Parking and loading standards.
A. The following provisions apply to all parking and loading facilities:
1. The design elements identified in the city of Roslyn standards and guidelines for the preservation, rehabilitation, restoration, and reconstruction of historic properties.
a. This includes, but is not limited to, the orientation of garage doors and driveways towards alleys in accordance with the provisions of RMC 18.50.070(A)(5).
2. The off-street parking and loading facilities required by this chapter shall be provided as a part of any addition to the floor area of a structure or change in use. Required facilities shall be provided before the occupancy of any new or enlarged structure.
3. Required off-street parking spaces shall provide vehicle parking only for residents, customers, patrons, and employees. Off-street parking areas shall not be used for storage of materials in commercial and light industrial zones, or for the sale, repair or servicing of any vehicle.
4. Any area once designated for required off-street parking shall not be used for other purposes until equal facilities are provided elsewhere or the use of the property is changed to a new use requiring less off-street parking.
5. All parking required by this title shall be installed prior to occupancy or commencement of use. No permanent certificate of occupancy shall be issued until all required parking improvements are completed.
6. Lighting of parking facilities and loading areas shall be hooded and arranged to reflect away from adjoining properties and streets in accordance with the RMC.
B. The following rules shall apply in the determination of the number of required off-street parking spaces:
1. If the number of off-street parking spaces contains a fraction, such number shall be rounded up to the next higher whole number.
2. When different uses occupy a single structure or lot, the total required parking spaces shall be the sum of the required parking spaces required for each of the individual uses.
3. Owners of two or more uses, structures, or parcels of land within 300 feet of each other may share the same parking or loading areas when the hours of operation do not overlap. The required number of spaces shall be computed from the use or uses requiring the greatest number of parking spaces during any one time period. Whenever shared parking is allowed under this section, the parking lot shall be signed so as to reasonably notify the public of the availability of use.
4. Parking spaces in tandem, having a single means of ingress and egress, shall not be counted as two off-street parking spaces except for one-family or two-family dwellings where tandem parking may be allowed.
C. Off-street facilities shall be located according to the following, unless otherwise approved by the city:
1. For single-family and multifamily dwellings, parking facilities shall be located on the same lot or building site as the buildings they are required to serve;
2. For hospitals, convalescent, nursing or rest homes, parking facilities shall be located not more than 150 feet from the buildings they are required to serve and be part of the same property;
3. For uses other than those specified in this section, parking facilities shall not be located over 300 feet from the buildings they are required to service, and shall be subject to a shared parking agreement approved by the city;
4. Groups of five or more parking spaces shall be served by a driveway so that no vehicle backing or maneuvering movement will occur within a public right-of-way other than an alley; and
5. Off-street parking may not be located in required front yard setbacks unless there is no other practical alternative as determined by the city.
D. Every new parking lot or portion thereof and associated driveways used for a public or private parking lot shall be designed and constructed in the following manner:
1. All parking facilities and associated driveways shall be designed and constructed in accordance with city standards.
E. Off-street loading and unloading spaces shall be designed and constructed in the following manner:
1. The required loading space shall be of adequate size to accommodate the maximum number and size of vehicles simultaneously loading or unloading at the structure. Each off-street loading space shall have the minimum dimensions of 12 feet in width and 25 feet in length;
2. Required off-street loading and related maneuvering space shall be located only on or abutting the property served. No part of any vehicle using the loading space shall project into the right-of-way of public thoroughfare;
3. All loading spaces and associated driveways shall be designed and constructed in accordance with city standards; and
4. Off-street loading shall be provided for all commercial/industrial establishments which are engaged in retailing or wholesaling of merchandise requiring loading or unloading from trucks or other large vehicles.
F. The following conditions shall apply to all existing buildings and uses with nonconforming parking:
1. Any use which is nonconforming in terms of required off-street parking and/or loading facilities may continue to operate; provided, that the number of existing off-street parking spaces shall not be reduced.
2. When an existing structure with nonconforming parking and/or loading is expanded, and additional parking/loading is required, the additional facilities shall be provided to bring the building or use into compliance.
3. Uses within structures in the commercial and light industrial zone may be added or changed without the requirements of additional off-street parking/loading facilities. However, when new floor area is added to any structure in these zones, off-street parking/loading facilities (computed only for the floor area being added) shall be provided.
4. When the use of an existing lot or structure with nonconforming parking is changed to another use, the nonconformity shall cease and the new use shall provide all the required off-street parking in accordance with the provisions of this chapter, except as may be authorized pursuant to a variance.
G. Handicapped parking shall be provided in accordance with applicable state laws. [Ord. 1174 § 1 (Exh. A), 2020; Ord. 1060 §§ 5, 6, 2010; Ord. 1059 § 2 (Exh. A (12.130.030)), 2010.]
18.130.040 Off-site parking facilities.
Reserved. [Ord. 1174 § 1 (Exh. A), 2020.]
18.130.050 Performance standards.
Parking areas associated with single-family dwellings shall be exempt from the provisions of this chapter, except as provided in RMC 18.130.020.
A. Lighting. Lighting shall illuminate any off-street parking or loading spaces used at night. When provided, lighting shall be directed toward the property only and shall be in compliance with the Roslyn Municipal Code.
B. Barrier-Free Parking. Accessible parking shall be provided, in accordance with the Washington State Barrier Free Code.
C. Maintenance. The owner of a required parking area shall maintain the paved surface and any required landscaping, irrigation and drainage facilities as required by this chapter and the approved site plan. [Ord. 1174 § 1 (Exh. A), 2020.]
18.130.060 Development standards.
All off-street parking areas shall be constructed in the following manner:
A. Surfacing. Off-street parking areas shall be surfaced with gravel, asphalt, concrete or similar surfaces.
B. Parking Space Dimension. Parking spaces shall be a minimum of nine feet in width by 18 feet in length.
C. Minimum Area per Space. The minimum area requirement for each parking space, together with access and maneuvering areas, shall not be less than 360 square feet per parking space or stall.
D. Storm Water Drainage. All storm water shall be accommodated on site in a system approved by the city engineer.
E. Border/Barricades. Each parking space adjacent to buildings, walls, landscaped areas, street rights-of-way and/or sidewalks shall be provided with a concrete curb or bumper at least six inches in height at or within two feet of the front of such space.
F. Striping. All parking spaces shall be marked by durable painted lines at least four inches wide and extending the length of the stall or by curbs or other means approved by the reviewing official to indicate individual parking stalls. Directional arrows shall be clearly drawn on paved surfaces in order to provide a safe pattern of traffic movement.
G. Entrances and Exits. All points of ingress and egress to parking areas shall have a minimum separation of 100 feet and are subject to approval by the city engineer.
H. Backing onto Public Right-of-Way. In all commercial, industrial and multifamily developments, parking areas shall be arranged to avoid any vehicles from backing onto any street or public right-of-way.
I. Yard Areas/Setbacks. Off-street parking areas shall be located outside of required yard areas, except that, within the commercial and industrial zoning districts, required parking may be permitted within that portion of the front yard area that is more than 10 feet from the front property line when consistent with all other provisions of this title. [Ord. 1174 § 1 (Exh. A), 2020.]
18.130.070 Special considerations.
Any development that dedicates additional right-of-way for transit facilities, or provides transit facilities on site, may reduce the off-street parking requirements by 10 percent. Local transit improvements may include, but are not limited to, shelters, benches, bus turnouts and similar improvements that directly benefit the users of the development. All improvements, including any dedication of right-of-way, shall be approved by the local transit authority prior to receiving a reduction in parking requirements. [Ord. 1174 § 1 (Exh. A), 2020.]