HomeMy WebLinkAboutDocuments submitted during meetingPCDC 01/12/09 Pages: 4
Submitted by K. McLain In Re: Item IV.B.
FACT SHEET - Shoreline Master Program
Regulatory Background:
• This program regulates how we develop and redevelop the Green and White River
shoreline areas within the City of Auburn. The new designations specify the category
of development that is allowed in those areas. Preferred shoreline uses include
residential, water-dependent uses, or recreational access.
• The goal of the program is to reserve development of the shoreline to benefit people
and nature. This program integrates a 200-foot area of shoreline jurisdiction along the
length of the Green and White Rivers. Any development within this area that meets
the cost requirements is reviewed to insure that the proposal meets the intent of
allowing public access and protection of natural resources.
• There are some uses prohibited along the shoreline, but it is more common to regulate
how development happens than to prohibit the development altogether.
• All allowed development along the Green and White Rivers must either mitigate for
environmental impact or preserve the natural characteristics of the shoreline.
Current Update Effort:
• As a result of staff turnover at Ecology, there has been a delay in moving forward
with formal Ecology approval.
• Our current program was adopted in 1973, and the update is entering the formal
Ecology process now. Ecology will be holding a public hearing at City Hall, which
will allow the public to ask questions and testify about the proposed changes to the
Shoreline Program.
• The goal is to adopt the SMP update at the July 6, 2009 City Council meeting.
Public Benefit:
• This update better reflects our current development and shoreline use conditions than
the one adopted 35 years ago.
• These are designated "Shorelines of Statewide Significance", which allows protection
of an area for regional benefit, not just City benefit.
• There is more specificity in what types of activities are allowed in the shoreline areas
of Auburn.
• The goal is to allow development and growth but still protect our natural areas for
future generations, especially fisheries.
• Certain smaller projects are exempt from permitting requirements, including single
family residences. Even exempt projects are required to comply with the program.
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PCDC 01/12/09 Pages: 15
Submitted by E. Chamberlain In Re: Item IV.E.
From: Elizabeth Chamberlain, Principal Planner~fv
CC: Mayor Lewis
Kevin Snyder, Assistant Director
Date: January 9, 2009
Re: PCDC Agenda Item IV.E - Residential Conversions
Attached please find an update of the draft code changes for the residential conversions
agenda item. Please replace the document in the packet with the attached revised
document.
If there are any questions please contact me at echamberlaina-auburnwa.gov or at 253-
931-3092.
Page 1 of 1
AUBURN *MOPE THAN YOU IMAGINED
Chapter 18.22
RO RESIDENTIAL OFFICE AND RO-H RESIDENTIAL OFFICE-HOSPITAL
DISTRICT
Sections:
18.22.010 Intent.
18.22.020 Permitted uses.
18.22.030 Uses requiring permit.
18.22.040 Development standards for RO designation.
18.22.050 Development standards for RO-H designation.
18.22.060 Supplemental development standards for both the RO and RO-H
designations.
18.22.010 Intent.
The RO and RO-H zone is intended primarily to accommodate smaller-scale business
and professional offices, medical and dental clinics, banks and similar financial
institutions at locations where they are compatible with residential uses. Some retail and
personal services may be permitted if supplemental to the other uses allowed in the
zone. This zone is intended for those areas that are in transition from residential to
commercial uses along arterials or near the hospital. Conversions to commercial uses is
geared towards encouraging adaptive re-use of existing single family structures that
continue to appear in accord with the single family residential character.
The RO-H designation is to be used exclusively for the hospital area, located in the
vicinity of 2nd Street N.E. and Auburn Avenue, and is intended to be used for medical
and related uses and those uses compatible with the medical community. (Ord. 4562 § 2
(Exh. A), 1992; Ord. 4229 § 2, 1987.)
18.22.020 Permitted uses.
Hereafter all buildings, structures or parcels of land shall only be used for the following,
unless otherwise provided for in this title:
A. Permitted uses in RO designation:
1. Art and photography studios, including accessory sales;
2. Banks and similar financial institutions, excluding drive-in facilities;
3. Computer sales, including service that is incidental and subordinate to the sales;
4. Duplexes, 3,600 square feet of lot area per dwelling unit is required;
5. Home-based daycare;
6. Multiple-family dwellings; provided, that 2,400 square feet of lot area is provided
for each dwelling unit;
7. Professional offices, except medical and dental offices;
8. Nonresidential multitenant buildings which were constructed prior to June 15,
1987, the adoption date of Zoning Ordinance No. 4229, and were zoned C-1, to
occupy any tenant space within the building with a use that is permitted outright
within Chapter 18.26 ACC;
9. One detached single-family dwelling not to exceed one single-family dwelling per
lot;
10. Accessory uses to permitted residential uses to include residential garage, guest
cottage, recreation room, tool shed, noncommercial greenhouse and swimming pool;
11. Keeping of not more than four household pets. This limit shall not include birds,
fish or suckling young of pets.
B. Permitted uses in RO-H designation:
1. Daycare limited to home-based or a mini daycare center;
Page 1 of 14 1/9/2009
2. Funeral homes;
3. Hospitals (excluding animal);
4. Medical and dental clinics;
5. Nursing homes;
6. Personal service shops;
7. Pharmacies;
8. Professional offices;
9. Religious institutions;
10. Noncommercial municipal automobile parking facilities. (Ord. 5733 § 1, 2003;
Ord. 4562 § 2 (Exh. A), 1992; Ord. 4304 § 1(12), 1988; Ord. 4284 § 1, 1988; Ord.
4229 § 2, 1987.)
18.22.030 Uses requiring permit.
The following uses may be permitted when a conditional use permit has been issued
pursuant to the provisions of Chapter 18.64 ACC:
A. Conditionally permitted uses in the RO designation:
1. Civic, social and fraternal clubs;
2. Daycare limited to mini daycare center, daycare center, preschools or nursery
schools;
3. Government facilities;
4. Nursing homes;
5. Personal service shops;
6. Religious institutions;
7. Restaurants, excluding drive-in facilities.
B. Conditionally permitted uses in RO-H designation:
1. Daycare, limited to daycare center, preschools or nursery schools;
2. Government facilities;
3. Multifamily dwellings, provided 1,200 square feet of lot area is provided for each
dwelling unit;
4. Restaurants, excluding drive-in facilities;
5. Other retail sales of products that support the medical community. (Ord. 4562 § 2
(Exh. A), 1992; Ord. 4229 § 2, 1987.)
18.22.040 Development standards for RO designation.
A. Minimum lot area: 7,200 square feet.
B. Minimum lot width: 50 feet.
C. Minimum lot depth: 80 feet.
D. Maximum lot coverage: 55 PeFGen
1. New single family residential or conversions of single family residences to
commercial uses with additions greater than 200 square feet over the lifetime of the
property, then the maximum lot coverage is 35 percent.
2. All other: maximum lot coverage is 55 percent.
E. Maximum building height: 3 et:
1 New single family residential or conversions of single family residences to
commercial uses with additions greater than 200 square feet over the lifetime of the
property, then the maximum building height is 25 feet.
2. All other: Maximum building height is 35 feet.
F. Minimum yard setbacks:
1. Front: 49et;
Page 2 of 14 1/9/2009
a. New single family residential or conversions of single family residences to
commercial uses with additions of 200 square feet of less; then the front yard
setback is 10 feet.
b. All other: front yard setback is 20 feet.
2. Side, interior: five feet;
3. Side, street: 10 feet;
4. Rear: 25 feed
a. New single family residential or conversions of single family residences to
commercial uses with additions of 200 square feet of less; then the rear yard setback
is 15 feet.
b. All other: rear yard setback is 25 feet
5. Accessory structures shall meet all the required setbacks of the zone with the
exception that the rear yard setback may be reduced to five feet; provided, that any
structure with a vehicular entrance from a street (public or private) or public alley
shall be set back a minimum of 20 feet.
G. Fences and hedges: see Chapter 18.48 ACC.
H. Parking: see Chapter 18.52 ACC. Parking must be set back a minimum of 10 feet
from a street. For conversions to commercial use, if on-street parking is currently
allowed along the property fontage, a credit of one parking space may be counted
towards the minimum off-street parking required.
1. Landscaping: see Chapter 18.50 ACC.
J. Signs: see Chapter 18.56 ACC. (Ord. 5777 § 1, 2003; Ord. 4562 § 2 (Exh. A), 1992;
Ord. 4304 § 1(13), 1988; Ord. 4229 § 2, 1987.)
18.22.060 Supplemental development standards for both the RO and RO-H
designations.
A. All uses shall be conducted entirely within an enclosed structure, except
noncommercial municipal automobile parking facilities in the RO-H zone.
B. There shall be no outside storage of materials allowed.
C. Refuse cans, containers or dumpsters shall be screened from the view of adjoining
properties.
D. No on-site hazardous substance processing and handling, or hazardous waste
treatment and storage facilities shall be permitted, unless clearly incidental and
secondary to a permitted use. On-site hazardous waste treatment and storage facilities
shall be subject to the state siting criteria (Chapter 70.105 RCW).
E. Any new construction, including additions and alterations, within the RO zone shall
utilize similar bulk scale and architectural elements of the existin site structure or
those of the neighborhood in which the property is located. A site plan and building
elevation plans shall be prepared by the applicant which addresses compliance with the
re uirements as outlined in this subsection. The plans shall be approved b the
Planning, Building, and Community Director or designee prior to the issuance of an
building permits.
F. The Planning, Building, and Community Director and the Public Works Director or
designees may deviate from the development standards under Sections 18.22.040 and
18.22.060 up to 10 percent to address unusual circumstances.
Page 3 of 14 1/9/2009
Chapter 18.50
LANDSCAPING AND SCREENING
Sections:
18.50.010
Intent.
18.50.020
Scope.
18.50.030
Definitions.
18.50.040
Types of landscaping.
18.50.050
Regulations by zone.
18.50.060
General landscape requirements.
18.50.070
Landscape maintenance requirements.
18.50.080
Modification of landscaping requirements.
18.50.010 Intent.
The intent of this chapter is to provide minimum landscaping and screening
requirements in order to maintain and protect property values, to enhance the city's
appearance, to visually unify the city and its neighborhoods, to improve the character of
certain areas of the city, to reduce erosion and storm water runoff, and to maintain or
replace existing vegetation and to prevent and abate public nuisances. (Ord. 4914 § 1,
1996; Ord. 4773 § 1, 1995; Ord. 4229 § 2, 1987.)
18.50.020 Scope.
A. This chapter applies to all uses and activities developed in the city excluding single-
family and duplex units on individual lots.
B. When additions, alterations, or repairs of any existing building or structure exceed 50
percent of the value of the building or structure, or a residential use is converted to a
nonresidential use, then such building or structure shall be considered to be a new use
and landscaping provided accordingly; provided, that if any existing foundation or fence
layout precludes full compliance herewith, then the landscaping requirements may be
modified by the planning director. (Ord. 4914 § 1, 1996; Ord. 4304 § 1(33), 1988; Ord.
4229 § 2, 1987.)
18.50.050 Regulations by zone.
A. R-R, R-S, LHRS, R-1, LHR1, R-2, LHR2, R-3, and LHR3 Districts. Landscaping shall
only be required in conjunction with a conditional use permit. The type and amount to be
determined at that time the CUP is approved.
B. R-4 and LHR4 Districts.
1. Street frontage: five-foot width of Type III;
2. Adjacent to R-R, R-S, LHRS, R-1, LHR1, R-2, or LHR2 zone: five-foot width of
Type III, adjacent parking or driveways will require a five-foot width of Type II;
3. Adjacent to R-3 or LHR3 zone: five-foot width of Type IV, adjacent parking or
driveways will require a five-foot width of Type III.
C. RO and RO-H Districts.
1. Street frontage: 10-foot width of Type III;
2. Adjacent to R-R, R-S, R-1, R-2, or R-3 zone: 10-foot width of Type III, adjacent
parking or driveways will require a 10-foot width of Type 11;
3. Adjacent to R-4, R-MHP: five-foot width of Type IV, adjacent parking or driveways
will require a five-foot width of Type III.
4. For conversions of single family residences to commercial uses within the RO
zone: existing healthy landscaping may be protected, retained and utilized or
supplemented to meet the intent of the code requirements as determined by the
Page 4 of 14 1/9/2009
Planning, Building, and Community Director or designee. See Section 18.50.060 for
plan requirements.
D. I, LHI, C-1, LHC1, C-2, C-N, P-1, and LHP1 Districts.
1. Street frontage: five-foot width of Type III, no street frontage landscaping is
required for the C-2 zone except for parking lots and as may be required by ACC
18.28.050(F);
2. Adjacent to R-R, R-S, LHRS, R-1, LHR1, R-2, LHR2, R-3, or LHR3 zone: five-foot
width of Type 11, adjacent parking or driveways will require a five-foot width of Type I;
3. Adjacent to R-4, LHR4, RO, RO-H, R-MHP, or LHRMHP zone: five-foot width of
Type III, adjacent parking or driveways will require a five-foot width of Type II.
E. C-3, LF Districts.
1. Street frontage: five-foot width of Type III;
2. Adjacent to R-R, R-S, R-1, R-2, or R-3 zone: 10-foot width of Type II, adjacent
parking or driveways will require a 10-foot width of Type I;
3. Adjacent to R-4, RO, RO-H or R-MHP zone: 10-foot width of Type III, adjacent
parking or driveways will require a 10-foot width of Type II;
4. Outdoor storage yards adjacent to any C, P, I or M-1 zone.
F. M-1 District.
1. Street frontage: 10-foot width of Type III, an additional 10-foot width will be
required when loading and unloading docks face a street. In lieu of the additional 10-
foot width of Type III landscaping, a Type II landscaping may be provided;
2. Adjacent to any R zone: 10-foot width of Type I;
3. Adjacent to I, C-1, C-2, P-1, or C-N zone: 10-foot width of Type ll, adjacent
outdoor storage yards will require a 10-foot width of Type I;
4. Adjacent to C-3, LF zone: 10-foot width of Type III, adjacent outdoor storage yards
will require a 10-foot width of Type I;
5. For those buildings that have frontage on a street a minimum of a 10-foot width of
Type III landscaping shall be placed next to the building;
6. Outdoor storage yards adjacent to other M-1 zoned property shall have a
minimum width of a five-foot Type I landscaping;
7. Adjacent to the Interurban Trail. Outdoor storage yards adjacent to the Interurban
Trail (regardless of the zoning of the Interurban Trail) shall have a minimum 10-foot
width of Type I landscaping.
G. M-2 District.
1. Street frontage: 10-foot width of Type III;
2. Adjacent to any R zone: 30-foot width of Type I;
3. Adjacent to I, C-1, C-2, P-1, or C-N zone: 10-foot width of Type II, adjacent
outdoor storage yards will require a 10-foot width of Type I;
4. Adjacent to C-3 or LF zone: 10-foot width of Type II, adjacent outdoor storage
yards will require a 10-foot width of Type I;
5. For those buildings that have frontage on a street a minimum of a 10-foot width of
Type II landscaping shall be placed next to the building.
H. BP District. The amount and type of landscaping shall be determined at the time of
the approval of the business park. The landscaping requirements shall however be
guided by the M-1 requirements and a minimum of 15 percent of the business park shall
be landscaped.
1. EP District.
1. Except as provided for in subsection (1)(2) of this section, all required yards shall
be landscaped with Type III landscaping.
Page 5 of 14 1/9/2009
2. The planning director may reduce the width of required landscaping by up to 50
percent for projects employing drip irrigation or similar water conservation measures,
use of native plant materials, or xeriscaping.
3. In no case shall less than 15 percent of the lot be landscaped.
4. Outdoor storage areas shall be screened with a minimum width of five-foot Type I
landscaping. (Ord. 6036 § 3, 2006; Ord. 5863 § 5, 2004; Ord. 5342 § 2, 2000; Ord.
4914 § 1, 1996; Ord. 4304 § 1(36)-(39), 1988; Ord. 4229 § 2, 1987.)
18.50.060 General landscape requirements.
A. Application. A landscape plan shall be required and shall be accurately drawn using
an appropriate engineering scale and shall illustrate the following:
1. Adjacent streets, public and private;
2. Boundaries and dimensions of site;
3. Location of on-site buildings;
4. Location of on-site parking areas;
5. Location and size of landscape areas;
6. Location, species and size of planting materials;
7. Location of outdoor storage areas;
8. Location of significant trees;
9. Location of water source(s).
If the submect property located within the RO zone a landscape plan signed b a
licensed landscape architect is not required however a plan shall be prepared b the
applicant providing a written record of landscaping to be retained and maintained. The
tans shall be approved b the Planning, Building, and Community Director or designee
prior to the issuance of any building permits.
B. Driveways and Pedestrian Walkways. Landscaping is generally required along all
street frontages with the exception of driveways and pedestrian walkways within the
property.
C. Fences. When fences and landscaping are required along the property line, the fence
shall be set back of the landscaping if the fence abuts a street, so as to not obscure
such landscaping. At other property lines the landscaping shall be located to serve the
greatest public benefit.
D. Irrigation. No portion of any landscaped area shall be located further away than 50
feet from a source of water adequate to irrigate the landscaping.
E. Lawn Substitution. Sodded lawn may be substituted for the required shrubs or ground
cover but all portions of the lawn area must be served by an automatic irrigation system.
F. Maintenance.
1. The property owner shall be responsible for replacing any unhealthy or dead
plants for a period of two years after the initial planting.
2. The building official shall require a maintenance assurance device for a period of
one year from the completion of planting in order to ensure compliance with the
requirements of this section. The value of the maintenance assurance device shall
equal at least 50 percent of the total landscape materials.
3. If the landscaping is not being properly maintained, the property owner shall be so
notified by the city. If after 30 days from the city's notification the landscaping is still
not being maintained then the maintenance device may be used by the city to
perform any type of maintenance necessary to ensure compliance with this chapter.
4. The maintenance assurance device shall be accompanied by an agreement
granting the city and its agents the right to enter the property and perform any
necessary work. The agreement shall also hold the city harmless from all claims and
expenses, including attorney's fees.
Page 6 of 14 1/9/2009
5. Upon completion of the one-year maintenance period, and if maintenance has not
been performed by the city, the city shall release the maintenance assurance device.
G. Outdoor Storage. Outdoor storage yards that are visible from a street or are adjacent
to residentially zoned property shall be screened by a minimum of a five-foot width of
Type I landscaping. Additional width may be required to comply with ACC 18.50.050.
H. Parking Lots.
1. A planter area shall be required along the entire street frontage(s), except
driveways and walkways; provided, that no sight-obscuring plants will be allowed
whenever safe sight clearance is necessary for ingress and egress from a public
street. The width of the planter area shall be as required in ACC 18.50.050(A)
through (H) for street frontages;
2. All lots with more than 12 spaces, a 100-square-foot planter area shall be required
at the end of each single row of parking, but in no case shall there be more than 10
parking spaces between any required planter area. The location of the planter area
may be varied upon evidence submitted which shows that the intent of the
landscaping requirements have not been lessened. Any variation must receive
planning director approval;
3. Each planter area shall contain at least one tree, a minimum of one and one-half
to two inches in caliper. For planter areas in excess of 30 feet in length, more trees
are required and shall be spaced not further than 30 feet apart;
4. Each planter area shall contain shrubs, spaced three feet on center, and be a
minimum of one gallon in size;
5. Residential and nonresidential parking lots with five or less spaces-,a-Rd
non i I " I , 3rking lots, with three or less , shall be exempt from the
parking lot landscape requirements.
1. Performance Assurance.
1. The required landscaping must be installed prior to the issuance of the certificate
of occupancy unless the building official determines that a performance assurance
device will adequately protect the interests of the city;
2. The performance assurance device shall only be valid for a 120-day period and
shall have a value of 100 percent of the estimated cost of the landscaping to be
performed. If the landscaping has not been installed after the 120 days then the
assurance device may be used by the city to perform any necessary work to
implement the landscape plan;
3. The performance assurance device shall be accompanied by an agreement
granting the city and its agents the right to enter the property and perform work. The
agreement shall also hold the city harmless from all claims and expenses, including
attorney's fees;
4. Upon completion of the required landscaping by the property owner the city shall
release the performance assurance device.
J. Private Property. All required landscaping shall be located entirely on private property.
When landscaping is required to separate adjacent uses, the landscaping shall run the
full length of the adjacent property.
K. Sight Hazards. The building official and/or city engineer may review and modify
landscape plans which may affect visibility for ingress, or egress, corner lots or other
intersections. Any reduction of landscaping shall be made up elsewhere on-site.
L. Significant Trees. All significant trees, as defined by ACC 18.50.030(E), shall be
retained and made part of the landscape plan.
M. Species. The applicant shall utilize plant materials which complement the natural
character of the Pacific Northwest.
Page 7 of 14 1/9/2009
N. Landscaped Berms. In addition to the minimum landscape requirements of ACC
18.50.050, landscaped berms may be required to mitigate any impacts associated with a
specific project. The berms may be applied through an administrative or conditional use
permit, contract rezone, or as a condition associated with a mitigated determination of
nonsignificance or environmental impact statement. The minimum height of the earth
creating the berm shall be three feet and have a slope no greater than two-foot
horizontal to one-foot vertical. (Ord. 4914 § 1, 1996; Ord. 4229 § 2, 1987.)
18.50.080 Modification of landscaping requirements.
The director may authorize a reduced width of planting or waive some or all of the
landscaping requirements if the applicant proposes an alternative method of landscaping
that would achieve the intent and purpose of the landscaping required in this chapter
and which, in the opinion of the director, provides a superior level of buffering/screening.
Alternative landscaping techniques may include the use of native vegetation existing on
site, the use of berms or increasing perimeter landscape width in strategic locations.
Within the RO zone the Planning, Building, and Community Director or designee may
authorize employment of alternate landscape methods such as Planter boxes with a
minimum soil depth of 24 inches, provided that the vegetation is maintained pursuant to
Section 18.50.070.
Page 8 of 14 1/9/2009
Chapter 18.52
OFF-STREET PARKING AND LOADING
Sections:
18.52.010 General.
18.52.020 Required off-street parking - Minimum standards.
18.52.030 Reductions of the quantity of required parking.
18.52.040 Drive-in businesses.
18.52.050 Off-street parking area development and maintenance.
18.52.060 Development of off-street parking spaces for single-family dwellings and
duplexes.
18.52.065 Commercial vehicles in residential zones.
18.52.070 Off-street parking lots - Location.
18.52.080 Repealed.
18.52.090 Parking space dimensional requirements.
18.52.100 Existing off-street parking reduction.
18.52.110 Fractional spaces.
18.52.120 Parking in front or side yards - Prohibited generally.
18.52.125 Stacked parking.
18.52.130 Off-street loading space.
18.52.010 General.
A. Off-street parking and loading lots shall be provided in accordance with the following
provisions of this chapter for every building or use hereafter erected, altered, enlarged,
or relocated.
1. Any new building, use or structure shall provide the required parking to the
standards specified in this chapter. The provision of additional parking is not required
for a change of use in existing buildings in the C-2 zoning district.
2. Whenever a new building replaces an existing building or there is an expansion of
an existing building within the C-2 zoning district, the requirements of this section
shall apply only if there is an increase in floor area of 25 percent or more (including
the cumulative increase of previous expansions after the effective date (April 1,
1997) of the ordinance amending this section).
3. Any parking lot hereafter physically altered shall comply with all of the provisions
of this chapter, except that such lot which provides five percent of its area in
landscaping shall be deemed to comply with ACC 18.50.060(H).
4. Any parcel of land that is used or is intended to be used as a parking area shall be
improved pursuant to the provisions of this chapter. This shall include all parking
areas whether or not required by this chapter except as provided in ACC
18.52.060(A) and (B).
5. For existing parking lots that are resurfaced in excess of 50 percent of its area,
then at least five percent of the entire parking area shall be landscaped consistent
with Chapter 18.50 ACC.
6. If existing parking lots are restriped, then the new layout of the parking spaces
shall be the same as the previous layout or, if changed, then the changed layout
shall conform to the existing dimensional requirements of this chapter.
B. These regulations shall not be retroactive to include any building or use existing at the
time of passage of the ordinance codified in this chapter, except as follows:
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1. When a building is located on a different site, there shall be provided off-street
parking and loading spaces as required for new buildings.
2. When the number of units is increased by alteration or addition to a dwelling or
other structure containing sleeping rooms, there shall be provided off-street parking
and loading spaces for such additional units. When there are other alterations to a
residential structure, the requirements of this chapter shall apply whenever the value
of such alterations or the cumulative value of previous alterations after the effective
date (April 1, 1997) of the ordinance amending this section exceeds 50 percent of
the assessed valuation of the structure.
3. When there are alterations or additions to a nonresidential building outside the C-2
zoning district, there shall be provided off-street parking and loading spaces for any
increase, including any cumulative increase of previous additions or alterations after
the effective date (April 1, 1997) of the ordinance amending this section, in the gross
floor area or number of seats, bowling lanes or classrooms therein, except that when
the aggregate number of spaces required for such alterations or additions is five or
less, the off-street parking need not be provided.
4. Whenever any existing, nonresidential use in a building outside of the C-2 zoning
district is changed to another use in the same building, the requirements of this
section shall apply in full to the new use if and only if the change in parking
requirements between the old and new uses is greater than five spaces.
5. Whenever there is a change from a residential use to a nonresidential use in an
existing building, the requirements of this title shall apply in full to the new use;
except that the hearing examiner by means of a special exception may determine
that a portion of the residential structure cannot be effectively utilized by the
proposed commercial use and such area then may be excluded from the gross floor
area used to compute the parking requirement.
6. Whenever there is a change from a residential use to a nonresidential use in an
existing building within the RO zone, the requirements of this title shall apply in full to
the new use; except that the Planning, Building, and Community Director b means
of a special exception may determine that a portion of the residential structure
cannot be effectively utilized by the proposed commercial use and such area then
may be excluded from the gross floor area used to compute the parking requirement.
C. The required parking and/or loading shall have reasonable access to a street or alley
and a capacity according to the use of the building listed in the following sections.
D. Where a use is not listed, the planning director shall determine the number of
required parking and/or loading spaces based upon similar uses for which the
requirements are specified.
E. Removal of required parking and/or loading spaces from practical use by obstruction,
erection of buildings, or other actions as to reduce the parking and/or loading capacity or
usefulness thereof below the minimum requirements established in this chapter is
prohibited.
F. "Gross floor area" includes all floor area within the exterior walls of the building
including area in halls, storage, and partitions, but excluding furnace and similar utility
space used solely to maintain the building for occupancy.
G. "Parking area" includes the parking spaces together with driveways and the access to
a street.
H. "Gross leasable area" is the gross floor area reduced by the area of public lobbies,
common mall areas, permanently designated corridors, and atriums or courtyards
provided solely for pedestrian or merchandise access to the building from the exterior,
and/or for aesthetic enhancement or natural lighting purposes. (Ord. 4949 § 1, 1997;
Ord. 4229 § 2, 1987.)
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18.52.050 Off-street parking area development and maintenance.
Every parcel of land hereafter used as a public or private off-street parking area shall be
developed and maintained as follows:
A. The parking areas on private property, including interior driveways and access to a
public street, shall be paved with asphalt concrete or cement concrete pavement and
shall have appropriate bumper guards where needed. Where a driveway crosses an
improved public right-of-way, it shall be constructed with cement concrete. All pavement
sections shall be designed to support the post development traffic loads anticipated due
to the intended use as approved by the city engineer.
For properties within the RO zone converting from single family residential to a
nonresidential use, alternative pervious surfaces,may be utilized as approved by the City
Engineer. Required ADA parking space shall meet all current ADA standards.
B. Parking areas shall be used for vehicle parking only, with no sales, unless permitted
elsewhere by this title, dead storage, repair work, or dismantling of any kind.
C. If lighting is provided, it shall be hooded, shielded, directed downward and not exceed
one-half foot-candle at the property line.
D. Drainage facilities for storm water are required and shall be approved by the public
works department.
E. Ingress and egress shall be approved as to location and design by the public works
department.
F. A six-inch extruded concrete curb shall be provided around landscaped islands,
peninsulas or similar features.
G. Driveways and parking stalls shall be clearly marked. Driveways or aisles that serve
emergency access shall have a 20-foot minimum width, an unobstructed vertical
clearance of at least 13 feet six inches (see UFC °n), and be clearly marked.
H. Landscaping: see Chapter 18.50 ACC.
1. Sidewalks or pedestrian walkways shall be visibly marked with striping or differentiated
pavement.
J. For parking lots in excess of 50 spaces, the design shall be approved by the city
engineer and the planning director. Designs shall be reviewed for dimensional and
landscaping requirements, drainage, pavement, pedestrian amenities, circulation,
arterial access and queuing and driveway locations, bicycle parking location, lighting and
signage.
K. The maximum grade of driveways should be no more than 12 percent. Grades of up
to 15 percent may be allowed upon approval by the city engineer and the planning
director. A landing approach area shall be provided with a grade not exceeding eight
percent. (Ord. 4949 § 1, 1997; Ord. 4229 § 2, 1987.)
18.52.090 Parking space dimensional requirements.
A. Standard Sized Parking Spaces.
1. Standard sized parking spaces parallel to the driveway or aisle serving them shall
be a minimum of nine feet wide and 22 feet long. Driveways or aisles serving
standard sized parallel spaces shall be a minimum of 12 feet wide.
2. Standard sized parking spaces oriented at an angle to the driveway or aisle
serving them shall be consistent with the minimum dimensional requirements set
forth by the following table, and further defined by subsection C of this section;
provided, that aisle widths shall not be less than 10 feet.
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One- Two-
Way Way
A
B
C
D
D
30
9.0'
17.3'
12.0'
20.0'
45
9.0'
19.8'
15.0'
20.0'
60
9.0'
21.0'
18.0'
20.0'
90
9.0'
19.0'
24.0'
24.0'
B. Compact Sized Parking Spaces.
1. In any off-street parking lot up to 30 percent of the spaces may be designated as
"compact" spaces and be developed according to the minimum dimensional
requirements for compact spaces established under this section. Municipally
owned/leased automobile parking facilities may designate up to 50 percent of the
spaces as "compact."
2. In the RO zone all parking spaces may be compact, except the required handicap
space shall meet the current ADA standards.
23. Compact sized parking spaces oriented parallel to the driveway or aisle serving
them shall be a minimum of eight feet wide and 20 feet long. Driveways or aisles
serving compact sized parallel parking spaces shall be a minimum of 11 feet wide.
43. Compact sized parking spaces oriented at an angle to the driveway or aisle
serving them shall be consistent with the minimum dimensional requirements set
forth by the following table and further defined by subsection C of this section;
provided, that aisle widths shall not be less than 10 feet.
One- Two-
Way Way
A
B
C
D
D
30
8.0'
14.9'
10.0'
20.0'
45
8.0'
17.0'
13.0'
20.0'
60
8.0'
17.9'
16.0'
20.0'
90
8.0'
16.0'
22.0'
22.0'
45. Every compact parking space created pursuant to this section shall be clearly
identified as such by painting the word "COMPACT" in upper case block letters,
using white paint, on the pavement within the space. The additional use of signs to
identify any large blocks of compact parking spaces is encouraged. The random
distribution of compact spaces or blocks of compact spaces throughout a parking lot
is also encouraged.
65. Existing parking lots may provide for compact parking spaces under the
provisions of this section; provided, that the parking lot shall comply with all
provisions of this chapter except that any parking lot which provides five percent of
its area in landscaping shall be deemed to comply with all landscaping requirements.
C. When determining the minimum dimensional requirements for standard and compact
parking spaces oriented at an angle to the driveway or aisle serving them, the following
figure shall be consulted.
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D. Off-street parking lots shall comply with the handicapped parking space requirements.
E. Overhang parking may be permitted.
1. The overhang area need not be paved but must be landscaped with deciduous
trees planted 30 feet on center and groundcover or sodded lawn provided. The trees
shall be planted to avoid conflict with the vehicles. No overhang landscape areas,
created exclusively for overhang parking, shall be considered to meet the landscape
requirements of this title. The overhang landscape area must be a minimum width of
five feet; however, the maximum overhang allowed into the landscaped area shall be
two feet. Overhangs into otherwise required landscaped areas are not permitted
unless the width of the landscaped area is increased by at least two feet and the
plant material increased accordingly.
2. All parking spaces with overhangs shall have appropriate wheel stops provided.
(Ord. 5733 § 4, 2003; Ord. 4949 § 1, 1997; Ord. 4229 § 2, 1987.)
18.52.125 Stacked parking.
Stacked parking, i.e., parking one car behind another, is permitted for funeral homes,
and-single-family homes, and for designated employee parking within the RO zone only,
unless the use has complied with the requirements of ACC 18.52.030(E). (Ord. 4949 §
1, 1997. )
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Chapter 10.36
STOPPING, STANDING AND PARKING
10.36.268 Disabled parking - Violation.
A. A parking space or stall for a physically disabled person shall be indicated by:
1. A painted state-approved handicap symbol on the pavement situated in the center
of the parking stall designating handicap parking for public and private property
parking, except within the RO zone; and
2. A vertical sign, between 48 and 60 inches off the ground, with the international
symbol of access described under RCW 70.92.120 displaying the notice "State
disabled parking permit required" and a warning that other vehicles without permits
will be impounded.
B. Any person who meets the criteria for special parking privileges under Chapter 46.16
RCW shall be allowed free of charge to park a vehicle being used to transport that
person for unlimited periods of time in parking zones or areas which are otherwise
restricted as to the length of time parking is permitted. This section does not apply to
those zones or areas in which the stopping, parking or standing of all vehicles is
prohibited or which are reserved for special types of vehicles. The person shall obtain
and display a special card, decal, or license plate under Chapter 46.16 RCW to be
eligible for the privileges set forth in this section.
C. No person shall stop, stand or park a vehicle in a properly posted and marked parking
space or stall indicated for a physically disabled person as provided in subsection A of
this section for any purpose or length of time unless such vehicle displays a special
license plate, card or decal indicating that the vehicle is being used to transport a
disabled person as defined under Chapter 46.16 RCW.
D. A vehicle may be impounded with a parking citation to its owner when a vehicle
without a special license plate, card, or decal indicating that the vehicle is being used to
transport a disabled person as defined under Chapter 46.16 RCW is parked in a stall or
space clearly and conspicuously marked therefore whether the space is provided on
private property without charge or on public property, as signed and marked as set forth
in subsection A of this section. The issuance of a previous parking citation to said
vehicle for violation of the terms of this section shall constitute said prior notice.
E. No person shall stop, stand or park a vehicle in front of or within 20 feet of a
wheelchair ramp on a public street, except for marked, disabled parking stalls.
F. Any violation of this section shall be an infraction and punishable by a monetary
penalty of $250.00. (Ord. 5724 § 4, 2002; Ord. 5608 § 1, 2001; Ord. 5212 § 1 (Exh. F),
1999; Ord. 5110 § 2, 1998; Ord. 4769 § 2, 1995; Ord. 4358 2, 3, 1989; Ord. 4023 § 1,
1985.)
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