Chapter 15.06 OFF-STREET PARKING AND LOADING

Chapter 15.06
OFF-STREET PARKING AND LOADING

Sections:

15.06.010 Purpose.

15.06.020 Off-street parking and loading spaces required.

15.06.030 General provisions.

15.06.035 Electric vehicle charging stations.

15.06.040 Off-street parking standards.

15.06.050 Computation of required spaces.

15.06.060 Location of required spaces.

15.06.065 Driveway locations.

15.06.070 Schedule of minimum parking dimensions.

15.06.080 Site plan required.

15.06.090 Required landscaping of parking areas.

15.06.100 Lighting of parking lots.

15.06.110 Construction and maintenance.

15.06.120 Time of completion.

15.06.130 Off-street loading space required.

15.06.140 Nonconforming parking.

15.06.010 Purpose.

The following parking standards are intended to establish adequate off-street parking, reduce on-street parking, increase traffic safety, maintain smooth traffic flow, and reduce the visual impact of parking lots. (Ord. 2017-017 § 2 (Exh. B) (part), 2017: Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1 (part), 2008: Ord. 2947 § 1 (part), 1986).

15.06.020 Off-street parking and loading spaces required.

No off-street parking or loading spaces shall be placed, constructed, located, relocated or modified after adoption of this title without first receiving a development permit from the administrative official. All vehicle storage, off-street parking and loading spaces that are not a principal use are accessory uses and shall be subject to the same procedures and review requirements as the principal use. All off-street parking and vehicle storage spaces shall be provided in conformance with the provisions of this chapter. (Ord. 2017-017 § 2 (Exh. B) (part), 2017: Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1 (part), 2008: Ord. 93-81 § 27, 1993: Ord. 2947 § 1 (part), 1986).

15.06.030 General provisions.

A. The off-street parking and loading facilities required by this chapter shall be established prior to any change in the use of land or structures and/or prior to the occupancy of any new or enlarged structure.

B. Required off-street parking spaces shall provide vehicle parking only for residents, customers, patrons, and employees. Required parking shall not be used for the storage of vehicles or materials; the parking of company or business vehicles used in conducting the business; or for the sale, repair or servicing of any vehicle.

C. Any area once designated for required off-street parking shall not be used for any other purpose unless and until equal facilities are provided elsewhere and a site plan has been approved to reflect the change, or the primary use of the property is changed to a use requiring less off-street parking.

D. The required front yard in the R-3 district shall not be used for off-street parking for four or more cars unless the three-foot strip nearest the front property line is landscaped and a two-foot-high concrete, masonry, or decorative block wall, wood fence, or solid landscaping screen is provided. (For corner lots see YMC 15.05.040.)

E. A parking circulation plan is required for parking lots and the associated vehicular travel ways for multifamily and nonresidential uses that have five or more required off-street parking spaces. The required off-street parking shall be designed in a manner that eliminates a need for backing and maneuvering from or onto streets, sidewalks, pedestrian ways, or bikeways in order to exit a property or maneuver out of parking spaces. Furthermore, the parking lot and associated travel ways shall be designed in a manner that provides for safe and adequate traffic flow.

1. Loading spaces and truck maneuvering areas shall be included in the parking circulation plan.

2. Drive-through lanes and related facilities shall be clearly shown on the parking circulation plan.

3. Driveway locations and specifications shall be shown on the parking circulation plan and are subject to review for safety and traffic flow. The location of the driveways shall conform to YMC 15.06.065.

4. The parking circulation plan is a site plan requirement. Recommendations regarding adequate circulation may be received from the traffic engineering staff, city engineering staff, fire department, and other reviewing agencies. Additional mitigation or redesign may be required if the proposed circulation pattern creates safety conflicts. (Ord. 2017-017 § 2 (Exh. B) (part), 2017: Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1 (part), 2008: Ord. 2947 § 1 (part), 1986).

15.06.035 Electric vehicle charging stations.

A. Electric vehicle charging stations, as defined by RCW 36.70A.695(5), or as amended, shall be allowed as follows, except for on resource lands or in critical areas:

1. An accessory use to an approved principal use in the B-1, B-2, HB, SCC, LCC, CBD, GC, M-1, M-2, RD, and AS zoning districts.

2. As a right-of-way use permit in public parking lots and/or on-street public parking areas. (Ord. 2017-017 § 2 (Exh. B) (part), 2017).

15.06.040 Off-street parking standards.

A. Table of Required Off-Street Parking. The parking standards in Table 6-1, Table of Off-Street Parking Standards, are established as the parking standards for the uses indicated. These parking requirements are based on gross floor area. “Gross floor area” means the total square footage of all floors in a structure as measured from the interior surface of each exterior wall of the structure and including halls, lobbies, enclosed porches and fully enclosed recreation areas and balconies, but excluding stairways, elevator shafts, attic space, mechanical rooms, restrooms, uncovered steps and fire escapes, private garages, carports and off-street parking and loading spaces. Storage areas are included in gross floor area. However, the required off-street parking for storage areas shall be calculated at the rate of one space per five hundred square feet rather than the specific parking standard established in Table 6-1; except when the parking standard for the principal use would require fewer parking spaces (i.e., one space per six hundred square feet). All required off-street parking shall be subject to the procedures of this title and the standards of this section.

B. Uses Not Specified. Off-street parking requirements for uses not specifically listed in Table 6-1 shall be determined by the reviewing official based upon the requirement for similar uses.

C. Downtown Business District Exempt. The downtown business district of Yakima, as shown in Figure 6-1 and hereby adopted as a part of this chapter, shall be exempt from the provisions of this chapter as they relate to the number of parking spaces required, except that this exemption shall not apply to property that is used for residential purposes; and further provided, that all the other requirements of this chapter shall apply to any parking provided by the applicant.

D. Subsidized Low-Income Housing Parking.

1. At the time of land use application submittal, the applicant must submit documentation demonstrating that the housing units will be used for the intended population for a minimum of ten years. Such documentation may include, but is not limited to, an application form submitted to receive subsidy from the city or state.

2. Upon a change in occupancy from subsidized housing to another use, the minimum number of required off-street parking spaces is as required for the new use.

Figure 6-1

Table 6-1. Table of Off-Street Parking Standards
LAND USE	PARKING STANDARDS
AGRICULTURE (COMMERCIAL)
Agriculturally related industries	1 space for each employee based on the maximum working at any given shift; 1 space for each 300 square feet of gross floor area for packing and processing areas; or 2 spaces for the first 1,000 sq. ft. of gross floor area, plus 1 space for each additional 5,000 sq. ft. for CA storage, warehouse, and refrigeration areas, whichever is deemed more appropriate by the reviewing official
AMUSEMENT AND RECREATION
Game rooms, card rooms, electronic game rooms	1 space for each playing table, for every 3 seats or every 3 machines, whichever is greater
Horse racing tracks, speedways, grandstands	1 space for each 3 fixed seats or 54" of bench seating
Bowling alleys	5 spaces for each lane
Gymnasiums, exercise facilities	1 space for each 200 sq. ft. of gross floor area
Parks (public or private)	10 spaces per acre for passive recreation; 20 spaces per field for active recreation
Roller and/or ice skating rink	1 space for each 150 sq. ft. of skating surface area
Swimming pools	1 space for each 50 sq. ft. of water surface area
Movie theatres	1 space for each 4 seats
Golf courses	5 spaces per green and 1 space per 300 sq. ft. of gross floor area
Golf driving ranges	1 space per tee or 1 space per 15 feet of driving line, whichever is greatest
Auditoriums, exhibition halls, community centers, fraternal organization	1 space for each 100 sq. ft. of gross floor area
COMMUNITY SERVICES
Churches, synagogues, temples, and funeral homes	1 space for each 3 fixed seats (or 54" of bench-type seating) 1 space for each 40 sq. ft. of general reception/gathering area
Community gardens* (accessory to an approved principal use) (See YMC 15.04.060(G))	None
Community gardens* (with planting area of 0.25 acre or less)	None
Community gardens* (with planting area of more than 0.25 acre and up to 0.5 acre)	2 spaces
Community gardens* (with planting area of more than 0.5 acre up to 1 acre)	4 spaces
Convalescent, nursing and group homes	1 space for each 2 beds
Fire and police stations	1 space for each 200 sq. ft. of gross floor area
Halfway houses (detention centers)	1 space for each 2 beds
Hospitals	1.5 spaces for each bed
Schools:
Primary, elementary	3 spaces for each classroom, or 1 space for each 3 seats (54" bench-type seating) in the assembly area, whichever is greater
Junior, senior	Same as primary/elementary and 1 space for each 4 students over 16 years old
Junior or community colleges	1 space for each 400 sq. ft. of gross floor area
Juvenile detention centers	1.5 spaces for each bed
Libraries	1 space for each 100 sq. ft. of gross floor area
Museums, art galleries	1 space for each 100 sq. ft. of gross floor area
Preschools, day care centers	1 space for each employee plus 1 space for each 6 children
Vocational and business schools	1 space for each 400 sq. ft. of gross floor area
MANUFACTURING (MASS PRODUCTION)
All uses listed under manufacturing in Table 4-1	1 space for each employee per maximum shift
RESIDENTIAL
Accessory dwelling units	1 space
Single-family dwelling, manufactured home, mobile home	2 spaces
Two-family dwellings	4 spaces
Tiny house, tiny house with wheels, recreational vehicle	1 space
Multifamily development
Less than 10	2 spaces (1.5 in CBD) per dwelling
10 or more units	1.5 (1 in CBD) spaces per dwelling
Retirement homes	1 space for each dwelling unit
Subsidized low-income housing (see YMC 15.06.040(D))	0.5 spaces per dwelling
RETAIL TRADE AND SERVICES
Automobile and truck, manufactured homes, travel trailer sales	1 space for each 500 sq. ft. of showroom and 1 space for each 1,000 sq. ft. of retail sales floor area
Automotive: Automobile maintenance and service shops	2 spaces per service area including work bays
Car wash	6 spaces per wash bay
Car wash, self-service	1 space for each 1,000 sq. ft. of gross floor area
Paint and body repair	2 spaces per service area including work bays
Specialized repair shops (battery, radiator, etc.)	2 spaces per service area including work bays
Wrecking and dismantling yards	1 space for each 500 sq. ft. of gross floor area
Beauty and barber shops	1 space for each 400 sq. ft. of gross floor area
Short term rental	1 space for each guest room
Building and contractors	1 space for each 800 sq. ft. of gross floor area
Congregate living facility	1 space for every 2 beds
Drug stores	1 space for each 200 sq. ft. of gross floor area
Employment agencies (private)	1 space for each 200 sq. ft. of gross floor area
Espresso/coffee stand with or without drive-through	1 space for each 50 sq. ft. of gross floor area, including outside seating, and one space for each employee
Farm supplies	1 space for each 800 sq. ft. of gross floor area
Florists	1 space for each 500 sq. ft. of gross floor area
Financial institutions	1 space for each 200 sq. ft. of gross floor area
Furniture, home furnishings, appliances	1 space for each 800 sq. ft. of gross floor area
Heating and plumbing equipment stores	1 space for each 400 sq. ft. of gross floor area
Home occupations	See YMC 15.04.120(J)
Insurance agents, brokers and service agencies	1 space for each 200 sq. ft. of gross floor area
Lumber yards	1 space for each 800 sq. ft. of gross floor area of structure and covered storage area
Nurseries	1 space for each 400 sq. ft. of G.F.A. of structure and permanent outside display and sales area
Medical and dental laboratories, offices, and clinics	1 space for each 200 sq. ft. of gross floor area
Motels and hotels	1.2 spaces for each guest room
Multiple use centers (3 or more uses with shared parking)
—having less than 25,000 sq. ft. of gross floor area	1 space for each 300 sq. ft. of gross floor area
—having 25,001—400,000 sq. ft. of gross floor area	1 space for each 400 sq. ft. of gross floor area
—having 400,001—600,000 sq. ft. of gross floor area	1 space for each 500 sq. ft. of gross floor area
—having 600,001+ sq. ft. of gross floor area	1 space for each 600 sq. ft. of gross floor area
Paint, glass, and wallpaper stores	1 space for each 400 sq. ft. of gross floor area
Professional office building for use by accountants, attorneys, etc.	1 space for each 200 sq. ft. of gross floor area
Real estate offices	1 space for each 200 sq. ft. of gross floor area
Restaurant, cafe, and drive-in eating facilities	1 space for each 50 sq. ft. of indoor public floor area, and 1 space for each 200 sq. ft. of outdoor public eating area
Retail establishments in Table 4-1 but not listed in this table
—less than 25,000 sq. ft. of gross floor area	1 space for each 300 sq. ft. of gross floor area
—25,001—400,000 sq. ft. of gross floor area	1 space for each 400 sq. ft. of gross floor area
—400,001—600,000 sq. ft. of gross floor area	1 space for each 500 sq. ft. of gross floor area
—600,001+ sq. ft. of gross floor area	1 space for each 600 sq. ft. of gross floor area
Service stations	2 spaces for working/service area, including bays
Taverns and bars, dine, drink, and dance establishments	1 space for each 75 sq. ft. of gross floor area
Waste material processing and junk handling	1 space for each 500 sq. ft. of gross floor area
TRANSPORTATION
Bus terminals, storage and maintenance facilities	1 space for each 300 sq. ft. of gross floor area
Air, rail and truck terminals	1 space for each 300 sq. ft. of gross floor area
Taxicab terminals, maintenance and dispatching centers	1 space for each 300 sq. ft. of gross floor area
UTILITIES
Utility services	1 space for each 800 sq. ft. of gross floor area
WHOLESALE TRADE
Wholesale trade warehouses	1 space for each employee based on the maximum working at any given shift; or 1 space for each 300 square feet of gross floor area for packing and processing areas; 2 spaces for the first 1,000 sq. ft. of gross floor area, plus 1 space for each additional 5,000 sq. ft. for CA storage, warehouse, and refrigeration areas; whichever is deemed more appropriate by the reviewing official
Residential mini-storage	1 space for each 300 sq. ft. of gross floor area of office space
How to Use Table 6-1: 1. Calculate the gross floor area for the structure. (See YMC 15.06.040 to determine gross floor area.) 2. Determine the amount of gross floor area used for storage rooms. 3. Required off-street parking for storage is one space per 500 square feet. 4. Find the proposed use in Table 6-1. Example: — The gross floor area of the structure is 3,000 sq. ft. 1,000 sq. ft. of the structure is used for storage. The parking standard for storage rooms is one space per 500 sq. ft. (YMC 15.06.040). 1,000 ÷ 500 = 2 off-street parking spaces for the storage area. — The proposed use is a shoe shop. According to Table 6-1, shoe shops require one off-street parking space for each 300 sq. ft. of gross floor area. 2,000 ÷ 300 = 6.6 or seven spaces, since fractions of parking spaces are rounded up (YMC 15.06.050(A)). — The total required off-street parking of this use is: 2 spaces (for storage area) + 7 spaces (for the rest of the gross area) = 9 spaces.

(Ord. 2022-011 § 1 (Exh. A), 2022; Ord. 2020-001 § 1 (Exh. A) (part), 2020: Ord. 2019-044 § 1 (Exh. A) (part), 2019: Ord. 2017-017 § 2 (Exh. B) (part), 2017: Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2014-030 § 5, 2014; Ord. 2011-52 § 7, 2011; Ord. 2010-16 § 7, 2010: Ord. 2008-46 § 1 (part), 2008: Ord. 2001-22 §§ 1—3, 2001; Ord. 2001-14 §§ 1—3, 2001; Ord. 95-36 § 4, 1995; Ord. 93-81 § 28, 1993; Ord. 3106 § 15, 1988; Ord. 3019 § 27, 1987; Ord. 2947 § 1 (part), 1986).

15.06.050 Computation of required spaces.

The following rules shall apply in the determination of the number of required off-street parking spaces:

A. Fraction. If the number of off-street parking spaces required in Table 6-1 contains a fraction, such number shall be changed to the next higher whole number.

B. Mixed Uses. When different uses occupy a single structure or lot, the total required parking spaces shall be the sum of the requirements of the individual uses.

C. Shared Uses.

1. Owners of two or more uses, structures, or parcels of land within three hundred feet of each other may share the same parking or loading areas when the hours of operation do not overlap.

2. The owners of two or more uses, structures, or parcels within three hundred feet of each other may also share facilities concurrently; however, the total parking requirements shall be the sum of the requirements for each individual use.

3. 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, and spaces shall not be assigned, allocated, or reserved between uses. (Also see YMC 15.06.060.)

4. A parking easement approved by the administrative official shall be filed with the county auditor whenever two or more uses propose to share off-street parking facilities.

D. Tandem Parking. Parking spaces in tandem, having a single means of ingress and egress, shall not be counted as two off-street parking spaces for the purpose of fulfilling the requirements of this chapter; except that each tandem space for single-family dwellings and duplexes shall be counted as a required parking space.

E. Compact Car Parking. For parking areas with twenty or more required parking spaces, up to fifteen percent of the required number of off-street parking spaces may be designed for compact car parking. Compact spaces shall be no less than eight feet by seventeen feet and each space must be labeled individually with a durable pavement marking “Compact.” (Ord. 2017-017 § 2 (Exh. B) (part), 2017: Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2012-34 § 2, 2012; Ord. 2008-46 § 1 (part), 2008: Ord. 93-81 § 29, 1993; Ord. 3019 § 28, 1987; Ord. 2947 § 1 (part), 1986).

15.06.060 Location of required spaces.

Off-street parking facilities shall be located according to the following:

A. For single-family and two-family dwellings, parking facilities shall be located on the same lot or building site as the buildings they are required to serve.

B. For hospitals and convalescent, nursing or rest homes, parking facilities shall be located not more than one hundred fifty feet from the buildings they are required to serve unless they are part of an approved master plan or campus plan.

C. For uses other than those specified above, parking facilities shall not be located over three hundred feet from the buildings they are required to serve unless they are part of an approved master plan or campus plan.

D. Groups of three or more parking spaces shall be served by a driveway so that no vehicular backing/maneuvering movement will occur within a public right-of-way other than an alley.

E. No parking lot or driveway serving a nonresidential use in a commercial or industrial district shall be located in a residential zoning district. (Ord. 2017-017 § 2 (Exh. B) (part), 2017: Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1 (part), 2008: Ord. 2947 § 1 (part), 1986).

15.06.065 Driveway locations.

All proposed or modified driveway approaches shall be shown on a general or detailed site plan. The driveway locations shall conform to the following standards:

A. No driveway approach shall be so located as to create a hazard to pedestrians or motorists, or invite or compel illegal or unsafe traffic movements;

B. No driveway approach on a local access street may be located closer to the street intersection corner than thirty feet as measured from the property line at the corner;

C. No driveway access to an arterial street shall be located within seventy-five feet (measured along the arterial) of any other such arterial street access on the same side of the street;

D. No driveway access shall be allowed to an arterial street within seventy-five feet of the nearest right-of-way line of an unsignalized street intersection;

E. Internal driveways shall be paved and be a minimum of twelve feet wide for one-way travel and twenty feet wide for two-way travel, or wider if required by the International Fire Code;

F. Driveway access shall be limited in the vicinity of a signalized street intersection. No driveway shall be permitted within one hundred feet of a signalized intersection, as measured from the right-of-way line. Any driveway within two hundred feet of the right-of-way line of the intersection shall be restricted to right turns only;

G. The construction of new driveway approaches from a public street or a modification of an existing driveway approach requires a construction permit pursuant to YMC Chapter 8.64 for the specifications of the driveway approach;

H. Adjustments from this section may be approved if the modification is reasonable and necessary, and does not create an unsafe condition for motorists or pedestrians; and

I. Existing driveways in violation of these standards at the time of adoption will not be deemed nonconforming, but redevelopment of the property requires any new or modified driveway to be consistent with these standards. (Ord. 2017-017 § 2 (Exh. B) (part), 2017: Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2010-16 § 8, 2010: Ord. 2008-46 § 1 (part), 2008).

15.06.070 Schedule of minimum parking dimensions.

Driveways and parking stalls shall conform to Table 6-2, which is hereby adopted as the schedule of minimum parking dimensions. (Refer to diagram below. All dimensions are based on a basic nine-foot-by-nineteen-foot stall.)

Table 6-2. Standard Parking Lot Dimensions
PARKING ANGLE ALONG CURB	STALL WIDTH	CURB LENGTH PER CAR	STALL DEPTH	MINIMUM DRIVEWAY WIDTH1	LOT WIDTH: 1 ROW + 1 DRIVEWAY PER CAR	SQ. FT.	LOT WIDTH: 2 ROWS + 1 DRIVEWAY PER CAR	SQ. FT.	LOT WIDTH: 3 ROWS + 2 DRIVEWAYS PER CAR	SQ. FT.	LOT WIDTH: 4 ROWS + 2 DRIVEWAYS PER CAR	SQ. FT.
0°	8'	23'	8'	12'	20'	460	28'	322	48'	368	56'	322
30°	9'	18'	17'3"	11'	28'4"	510	45'6"	411	66'2"	397	83'6"	376
45°	9'	12'7"	19'8"	13'	32'10"	420	52'5"	336	79'0"	376	98'10"	315
60°	9'	10'4"	21'0"	18'	39'0"	407	60'	313	95'0"	330	116'0"	305
90°	9'	9'	19'	24'	43'	387	62'	279	105'	315	124'	279

1. Ninety-degree parking permits two-way driveway travel. If the angle is less than ninety degrees driveway travel shall be one-way.

Figure 6-2

(Ord. 2017-017 § 2 (Exh. B) (part), 2017: Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1 (part), 2008: Ord. 3019 § 29, 1987; Ord. 2947 § 1 (part), 1986).

15.06.080 Site plan required.

A site plan for every new or enlarged off-street parking lot or motor vehicle sales area shall be approved by the administrative official prior to construction. The site plan shall comply with the provisions for general or detailed site plans in YMC 15.11.030 and 15.11.040 and shall also show the proposed development, locations, size, shape and design of the parking spaces, parking circulation plan, curb cuts, lighting, landscaping, irrigation and other features of the proposed parking lot. (Ord. 2017-017 § 2 (Exh. B) (part), 2017: Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1 (part), 2008: Ord. 2947 § 1 (part), 1986).

15.06.090 Required landscaping of parking areas.

A. The standard for landscaping of parking and vehicle storage lots with five or more spaces shall be ten percent of the total parking area. This landscaping area may be included to satisfy the lot coverage (impermeable surface) requirements of Table 5-1.

B. The planting area standard, where required, shall be a minimum of twenty-four square feet with the exception of raised planter boxes around buildings.

C. A standard of one tree from an approved list shall be planted for every fifteen single-row parking stalls or every thirty double-row parking stalls within the parking lot.

D. Landscaping may consist of a combination of trees, shrubs, and groundcover with careful consideration to eventual size and spread, susceptibility to disease and pests, durability, and adaptability to existing soil and climatic conditions.

E. Landscaping shall be located within the parking area, such as in between parking spaces or in parking “islands,” or around the perimeter of the parking lot.

F. Every parking area that abuts property in any residential district shall be separated from such property by a solid wall, view-obscuring fence, landscaped berm, or compact evergreen hedge at least six feet in height. The administrative official may increase the height, depth, and content of said screening as necessary to adequately protect adjacent single-family residential development. The screening shall be provided and maintained along the property line of such lot. (Ord. 2017-017 § 2 (Exh. B) (part), 2017: Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2010-16 § 9, 2010: Ord. 2008-46 § 1 (part), 2008: Ord. 93-81 § 30, 1993; Ord. 2947 § 1 (part), 1986).

15.06.100 Lighting of parking lots.

Lighting shall be provided to illuminate any off-street parking or loading space used at night. When provided, lighting shall be directed to reflect away from adjacent and abutting properties. Parking lots adjacent to residential districts or uses shall be designed with down-shielding and luminaries creating no lighting pollution upon those properties. A photometric lighting plan may be required if the parking lot is located adjacent to or abutting residential properties. Further requirements and restrictions are required when the property is located within the airport safety overlay. (See YMC Chapter 15.30.) (Ord. 2017-017 § 2 (Exh. B) (part), 2017: Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1 (part), 2008: Ord. 2947 § 1 (part), 1986).

15.06.110 Construction and maintenance.

All off-street parking lots, driveways, travel ways, parking aisles, vehicle storage, and vehicle sales lots having a capacity of three or more vehicles shall be constructed in the following manner:

A. Surfacing. Paved with two-inch-thick asphaltic surfacing on an aggregate base, or an equivalent surfacing acceptable to the administrative official, so as to eliminate dust or mud. Pervious asphalt or concrete materials are encouraged.

B. Grading and Drainage. Graded and drained so all surface water is disposed of on site. Grading and drainage facilities shall be designed according to accepted engineering standards and the Eastern Washington Stormwater Manual, which will require review by the city engineer or a designee.

C. Border Barricades. Any parking, vehicle storage, or motor vehicle sales area abutting the street property line shall provide a concrete curb at least six inches in height and located at least two feet from the street property line. The curb shall be securely anchored. No curb shall be required across any driveway or entrance to the parking area, or if the parking lot is separated from the street by a fence or hedge.

D. Markings. All parking spaces (except motor vehicles sales areas) 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 administrative official to indicate individual parking stalls. Signs or markers located on the parking lot surface shall be used as necessary to ensure safe and efficient use of the parking lot. In addition, when required, all accessible parking spaces shall be marked and signed in compliance with the currently adopted International Building Code.

The owner or lessee of a required parking area shall maintain the paved surface, drainage facilities, landscaping, and irrigation facilities in conformance with the standards of this chapter and the approved site plan. (Ord. 2017-017 § 2 (Exh. B) (part), 2017: Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2010-16 § 10, 2010: Ord. 2008-46 § 1 (part), 2008: Ord. 93-81 § 31, 1993: Ord. 2947 § 1 (part), 1986).

15.06.120 Time of completion.

All parking required by this title shall be installed prior to occupancy or commencement of use. Where compliance with this requirement is not possible, the administrative official may grant an appropriate delay under the provisions of YMC 15.12.070(D). (Ord. 2017-017 § 2 (Exh. B) (part), 2017: Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1 (part), 2008: Ord. 2947 § 1 (part), 1986).

15.06.130 Off-street loading space required.

Off-street loading and unloading spaces shall be required for any use requiring frequent loading or unloading from trucks or other large vehicles. (See YMC 15.06.030.)

A. Loading Space Size. 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 twelve feet in width and twenty-five feet in length. On-site maneuvering space of not less than fifty-two feet in length shall be provided adjacent to the loading dock. This maneuvering space shall not include any area designated for off-street parking.

B. Loading Space Location. 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 any public or private road. (Ord. 2017-017 § 2 (Exh. B) (part), 2017: Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1 (part), 2008: Ord. 2947 § 1 (part), 1986).

15.06.140 Nonconforming parking.

A. Any use which, on the effective date of the ordinance codified in this section or any amendments hereto, is nonconforming in terms of required off-street parking facilities may continue in the same manner as if they were conforming; however, the number of existing off-street parking spaces shall not be reduced.

B. When an existing structure with nonconforming parking is expanded and additional parking is required, the additional parking spaces shall be provided in accordance with the provisions of this chapter; however, the number of additional spaces shall be computed only to the extent of the enlargement, regardless of whether or not the number of previously existing spaces satisfies the requirements of this chapter.

C. When the use of an existing lot or structure with nonconforming parking is changed to another use listed in Table 4-1, the nonconformity shall cease and the new use shall provide all the required off-street parking in accordance with the provisions of this chapter. However, this requirement may be waived by the administrative official for existing buildings and/or lots within the CBD or GC zoning districts, containing insufficient area to provide parking, provided the following factors are taken into consideration:

1. New use has similar parking requirements to the previously approved use;

2. The availability of on-street parking;

3. The availability of nearby off-street parking or other opportunities to conform to the parking standard, such as a shared parking agreement; and

4. Location of the business in proximity to the downtown business district exempt area (YMC 15.06.040(C)). (Ord. 2017-017 § 2 (Exh. B) (part), 2017: Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2010-16 § 11, 2010: Ord. 2008-46 § 1 (part), 2008: Ord. 2947 § 1 (part), 1986).