HomeMy WebLinkAboutIV-A Residential Conversions. r
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- ~ - - - - - Memorandum
- ~ASHINGTGN
To: Planning and Community Development Committee
From: Elizabeth Chamberlain, Principal Planner
Date: January 1, 2009
Re: Pro osed Re ulation Chan es for Conversions of Sin le Famil Residence p s to g g 9 Y
Commercial Uses
1
Background
At the December 8, 2008 Planning and Community Development Committee meeting staff
presented proposed code changes for conversions of single family residences to commercial 1 uses. The committee pravided feedback to staff on which direction to proceed.
~ Information
Attached to this memo are the proposed code changes to the Residential Offce SRO} District,
Landscaping and Screenin 18.50 , Off-Street Parkin and Loadin 18.52 and Sto in g~ } g 9~ }a pp 9}
Standing, and Parking Chapters of the Auburn City Code X10.36}. At this point staff is focusing on amendments to the zoning code Title 18} as these changes require 60-day state review,
Planning Commission public hearing and recommendation, and City Council approval. Changes
to the Public Works Design Standards are reviewed at the council committee level and Public
Works staff will take the lead on any changes to those standards.
The proposed code changes are based an information provided and subsequent discussion by
the committee at the December 8, 2008 meeting.
Briefly discussed at the December S, 2008 meeting was strongly encouraging pre-application meetings for residential conversions to commercial uses. Also discussed was nat charging the
application fee for this type of project within the RO zone as an incentive for applicants to have a
pre-application meeting with staff. This would necessitate a change to the 2009 fee schedule.
Next Steps
Staff is looking for feedback fram the committee on the proposed code changes at the January
12, 2009 meeting. Staff will take the proposed code changes before the Planning Commission for a public hearing and recommendation. Once that process is complete then the amendments
will come back before the PCDC for review and recommendation to the City Council.
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AUBURN MORE THAN YO IMA U GINED
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Chapter 18,22
R0 RESIDENTIAL 4FFiCE AND RO-H RESIDENTIAL OFFICE-HOSPITAL
DISTRICT
Sections:
1 0 Intent. 18.~~.0~~ Permitted uses.
18.~~.~3~ Uses requiring permit.
~ 8,~.~40 Development standards far RO designation.
18.~~.050 Development standards for RO-H designation. . 18.~~.~~0 Supplemental development standards for both the RO and RO-H
designations.
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18,22.010 Intent. ~ The RO and RO-H zone is intended primarily to accommodate business and
professional offices, medical and dental clinics, banks and similar financial institutions at
locations where the are com atible with residential use . 3 y p s Some retail and personal
services maybe 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
E uses along arterials or near the hospital. ~cr~~~~r~i~~r~ €^ic~~r~rci~l i~ - c~E cc~ {
~~~4i~~f~~~~ ~~~;ur~c~~~~ `t~~~~ r~w~~c cf c,~E~tir~~f ~~r~~i~ f~r~iiflj tr~~c~~a~~~ t~~ ~ ccn~~n~e tc .
~a ~o~r in ac~cr F~{~i~l~ ffie zinc Ic fiif re;~i~~E;iol ~~~~a~~~~.
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 § 2,1951.}
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, ~~~e~~ m~~i~c~l ~r~ ~far~~~l cffiucc;
8. Nonresidential multitenant buildings which were constructed prior to ,dune 15,
1981, 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 ar a mini daycare center;
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2, Funeral homes;
3. Hospitals excluding animal};
4. Medical and dental clinics;
5. Nursing homes; 6. Personal service shops;
1. Pharmacies;
- 8. Professional offices;
9, Religious institutions; 10. Noncommercial municipal automobile parking facilities. Ord. 5133 § 1, 2003;
Ord. 4562 § 2 ~Exh. A},1992; Ord. 4304 § 1 X12},1988; Ord. 4284 § 1,1988; Ord,
4229 § 2,1987.} 3
i 18,22.030 Uses requiring permit.
The fallowing 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 i
schools;
3. Government facilities; 4. Nursing homes;
r 5. Personal service shops;
6. Religious institutions;
7, Restaurants, excluding drive-in facilities, i B. Conditionally permitted uses in RO-H designation:
. 1, Daycare, limited to daycare center, preschools or nursery schools;
i 2. Government facilities;
~ 3, Multifamily dwellings, provided 1,240 s uare feet of lot area is rovided for each q p 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 § 2,1981.} c
i 18.22.040 Development standards for R4 designation.
A. Minimum lot area: ?,200 square feet. .
B. Minim um lot width. 50 feet. C, Minimum lot depth. 80 feet.
D. Maximum lot coverage: 55 percent
1. if ~~~iitic~~ cr ~[te~~ti~~, fc~ ~c~~~~er~ie~ tc ~c~~~~=er~i~f i~ ~e~ter th~ri
l.~~f-e ~hefl th e I~11c~1Cl"f~.~~~f i~~ I ~ ~~e~~e1~t, E, Maximum building height: 35 feet.
~ If ~;~itia~~ cr ei~cr~ticn, fc= ~c~~~rersic~ tc ~c~~~~;~er~i~l i~ reete~~ the ~Q~
~~~~-e feeti then the »~air~~~~ b~.~ildi~~~ l~eicht feet
F. Minimum yard setbacks: 1. Front: 20 feet; ~a~~ ccri~jer~ic~s tc Gcrr~mer~iel ~e, ~~~itir~3~~ cr ~Iter~ticn ~~0
~~~~-e feet ~I` le~~ m~ ~ ~~e ~eth~ric ~~~1 0 feet,
2. Side, interior: fve feet;
3. Side, street:l0 feet;
4. Rear: 25 feet; Fer ~c~~ercic~s tc ec~~e~-~i~l ~~~e, ~~~~itic~~s ar ~Iter~tic~~~ €~re feea ~~r le~~ ~ ~ ~et~~~l~ cr~l~ ~ feet.
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5. Accessory structures shall meet alt 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. ir~r ccr~~~~r~icr~ t~~ c~ro~~~cr~i~i u~~ if c~-~tr-e~° ~ari~{ ~oa~~ i~ ~~r~rcr~ti~~
all~~~~~ aIG~~ the ~~r~~~rtV arc==~ star ~ ~.ror~it ct c~~c ar~.ir~c ~ h~ ~c~~~~t°c! tcv~~~ar~s the r::ir~i~~~u~ ct~~tr~l~t ~}arir~~~ r:~ ►,~irc~~,
I. Landscaping: see Chapter 18.5D ACC.
J. Signs: see Chapter 18.56 ACC. Ord. 5711 § 1, 2003; Ord. 4562 § 2 ~Exh. A},1992;
Ord. 4304 § 1 X13},1988; Ord. 4229 § 2,1987.}
~8.22.Ofi0 Supplemental development standards for both the RO and Rn-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 shalt be no outside storage of materials allowed.
C. Refuse cans, containers or dumpsters shall be screened from the view of adjoining properties.
D. Noon-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 10.145 RCVV}.
~..~r~~~ nc~~ r~cr~~tru~tic~r~ ir~~[u~c~ aditicr~~ ar~~ altcra°io ~ ~it3~ir~ the P~ ~c~ ~h~i~
~ c~ ~ pith the ~~ivtir~ ar~hit~~tural olcr~~~~ts ~i~r~ilar tc that of tl~c rlei~ hhcrhoo i~~ ,~~hi~h d ~
~h.~ _rc . c~ 1c~a~cc. E Tl'~c far~in ~uil~ir~L , Ccr~rr~urit DircEL=cr a~ tl~e Pu~li~ crk~ Qir~~t~~r~ r3~~
~~i~iat~ trcm the ~~~f~3~ r~e~~t stanclarr_!s ur~dcr ~cUtior~~ ~ 3.~~.~4~ anal 3.~~.Ot(~ a to
s ~ ~ ~YwNll~ c~f~~i~~~`~ ~1f1~~a~ ~61"~~lfl~~t~fl~~~.
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Chapter ~ 8.5a
LANDSCAPING AND SCREENING
Sections:
13.5D.010 Intent. 18,50,020 Scope.
~ 3.50.030 Definitions.
13.50.040 Types of landscaping.
18,50.050 Regulations by zone. . 13.50.060 General landscape requirements.
13.50.070 Landscape maintenance requirements. 3
13,50,OS0 Modification of landscaping requirements.
~ 8.50.010 Intent,
The intent of this chapter is #o provide minimum landscaping and screening
3 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,
E 1996; Ord. 4113 § 1,1995; Ord. 4229 § 2,1981.} E
18.54.020 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, ar repairs of any ex~st~ng building or structure exceed 50 E percent of the value of the building or struc#ure, 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 maybe modified by the planning director. Ord. 4914 § 1,1996; Ord. 4304 § 1 X33},1988; Ord.
4229 § 2,1981.}
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-#oot width of
.Type Ill, adjacent parking or driveways will require afive-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 afive-foot width of Type III.
C. RO and RO-H Districts.
1. Street frontage:l0-foot width of Type 111;
2. Adjacent to R-R, R-S, R-1, R-2, or R-3 zone:l0-foot width of Type III, adjacent parking or driveways will require a 10-foot width of Type ll;
3. Adjacent to R-4, R-MHP:five-foot width of Type I,V, adjacent parking or driveways
will require a fve-foot width of Type III. . k py I ~'t, f~ ~4 E[~ r f'~ ~ E f _~t~ ' S t~ }qtr
~~t~[~I~~I E 4E e~ ~ ~l.JL~ ~f~iEr~~IE~ !~~\3~La~ ~ ~i~~ LE~~I~~Gk.E E1~ ~Ld~~~ E~ ~Ik~rS..r~~c'~~ ° ~ j t;~ t~~ 1~~~~c~ rc ~~irct~~~~ ~s ~eter~r~i~~~~1 ~ f t~~ Pls~~nir~~, ~~i[~~i~~ _ , ~~ci
r c~~~~~.~it l~i~c~tcr.
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D. I, LH I, C-1, LHC 1, C-2, C-N, P-1, and LHP 1 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 Il, adjacent parking or driveways will require afive-foot width of Type I;
3. Adjacent to R-4, LHR4, R4, R0-H, R-MHP, or LHRMHP zone: five-foot width of
Type III, adjacent parking or driveways will require afive-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, ar R-3 zone: l0-foot width of Type II, adjacent
parking or driveways will require a 10-foot width of Type I; 3. Adjacent to R-4, R~, RD-H ar 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:l0-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-
footwidth of Type III landscaping, a Type II landscaping may be provided;
2. Adjacent to an R zone:1 D-foot width of T e I• J Y Yp 3. Adjacent to I, C-1, C-2, P-1, or C-N zone: l0-foot width of Type li, adjacent
outdoor storage yards will require a 10-foot width of Type I;
~ 4. Adjacent to C-3, LF zone:10Wfootwidth 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
E minimum width of a five-foot Type I landscaping; Adjacent to the Interurban Trail. Outdoor storage yards adjacent to the Interurban
Trail regardless of the zoning of the Interurban Trails shall have a minimum 10-foot
3 width of Type I landscaping. 1
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, CM2, 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 Il,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.
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.
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4.Outdoor storage areas shalt be screened with a minimum width of foe-foot Type I
landscaping. Ord. 5036 § 3, 2006; Ord. 5863 § 5, 2004; Ord. 5342 § 2, 2000; Ord.
4914 § 1,1996; Ord. 4304 § 135} X39},1988; Ord. 4229 § 2,1981.}
18.50.Ofi0 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; 2
1. Location of outdoor storage areas;
~ 8. Location of significant trees;
j 9. Location of water sources}. IF , lT ~h~ _i~. t-~ ~C~- l~ I~~C~_~~'~!fl€hi£~ ~~'i~ 1~~~~~~c i~f~ ~i ~1~~~ ~ ;Formatted. Indent: First line; ~ i
~~i•l~~l (~il~~~~ ~1 ~illt~4~~ =v ~~c~ I~~'~~I~IC~~,
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 fines the landscaping shall be located tv serve the greatest public benefit.
f). Irrigation. No portion of any landscaped area shall be located further away than 50
feet from a source of water ode uate to irri ate the landsca in q 9 P 9•
E. Lawn Substitution. Sodded lawn may be substituted for the required shrubs or ground cover but of I 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 penod of two years after the initial planting. 2. The building oft'~cial shall require a maintenance assurance device for a period of
one yearfrom the completion of planting in orderto ensure compliance with the
requirements of this section. The value of the maintenance assurance device shall
4 equal at least 5o 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 maybe 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.
5. Upon completion of the one-year maintenance period, and if maintenance has not 1, been performed by the city, the city shalt 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.D50. H. Parking Lots.
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1. A planter area shall be required along the entire street frontage~s~, except
driveways and walkways; provided, that nosight-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 AGC 18.50.050~A~ #hrough ~H~ for street frontages;
2. All lots with more than 12 spaces, a 100-s uare-foot lanter area shall be re uired q p q
at the end of each single row of parking, but in no case shall there be more than 1D
parking spaces between any required planter area. The location of the planter area ,E 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, mare 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 ofone gallon in size; _ 5. Residential ~Il~ =~cnc~idcl~a=~1 arkin lots with five or less s ace shall be Dale ed: , and n
p g p t anresidential parking three or less spaces, exempt rom the parking lot landscape requirements. ots, wit
I. Performance Assurance. .
3 ~ 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 fora 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 al) 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.
,,1. 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 andlor 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 upelsewhere on-site.
L. Signifcant Trees. All significant trees, as defined by ACC 18.5D.D3D~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.
N. Landscaped Berms. In addition to the minimum landscape requirements of ACC
18.50.050, landscaped berms maybe 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 orenvironmental impact statement. The minimum height of the earth
creating the berm shall be three feet and have a slope no greater thantwo-foot horizontal to one-foot vertical. ~4rd. 4914 § 1,1996; Grd. 4229 § 2,1981.E
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~ 8.50.080 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 wid#h in strategic locations.
at~fithi~~ t~~ l~~ ~~cr~c the l~l~~~~~i~~, ~~~ilc~i~~ c~~,sf~it f ~ir~tctor ~~~th~~I~~
GI1 I~JI~~~~[ I I~~r"'~~ L7J ~~C.r>ti.JL~ I~~~~+.]~~ ~ { I EG¢Il~~{z7 ~~u<<~~i '3C{n~Ul LiV i.S.aw? ii iJl7f ~~F~~ tE Elm ri
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Chapter 18.52
QFF-STREET PARKING AND LOADING
Sections: ~ 8.52.01 ~ General.
18,52,020 Required off-street parking -Minimum standards.
X8.52.030 Reductions of the quantity of required parking.
X8.52.040 Drive-in businesses. 18,52.05D Cff-street parking area development and maintenance.
~ 8.52.080 Development of off-street parking spaces for single-family dwellings and
duplexes.
. 18.52.085 Commercial vehicles in residential zones.
18.52.00 Off street parking lots _ Location. 18.52.0Sa Repealed. ,
18,52,090 Parking space dimensional requirements.
18.52.100 Existing off-street parking reduction.
18.52.11 ~ Fractional spaces. 18.52.120 Parking in front or side yards --Prohibited generally.
18.52.125 Stacked parking.
18.52.13a Cff street loading space.
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15.52.010 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, i 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
1 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 existin b,uildin within the C-2 zonin distric h r t t e e uirements of this section 9 9 , g q 3
shall apply only if there is an increase in Hoar 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 shalt be deemed to comply with ACG 18.50.060~H}. 4. Any parcel of land that is used or is intended to be used as a parking area shat! 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 shalt 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 5o percent of f 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 1,1991} 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 ofthe 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 chan a from a residential use to a nonresidential use in an
g ~ 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
fi 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.
. }a~~=;~c~, far tfrc i~ ~ ~ ~~~~~~f f~cm ~ rc~i~cti~l ~~~c tc ~ ~~cr~rcci~cti~l ~~c~ in are
c~i~tir~ ~i[~i ~~li~ihir~ ti7c ~ ~cr~c ti~~ r~° uiryr~~r~€~ ct ti~i~ title ~h~ll ~p~ ire ~~li tc 1 tli~ r~c~F~ t ti~at tl~~ ~Ia~~ir~~E ~~il~#i~ , ~~~d ~cr~r~~~~~it ~ir~fc= i1=~~ r~1e~r~~
))1 (cYY +t~~~ cjfcj~jia c~cc1 t^ict~ r~i~ l ~j~f'tcrr~~icc t~~t ~ ~crticn of t`he rc~i~c'n-'tial c~t~ ~~ft~rc,[( 1~t7r~c~ ~r4...i~~~11G~t~ 1.1 E~l~~~~ bl ~l ll.r °3~ "~w~~~ ~i~~rLf~~ `~s~.7 ~r ~11L1 ilLi Rlh ~~ti.a~ l,E~~
t7~~`~r l~~ ~~~I~~~~r_i i~-~rr~ ~~~u ~~~s ~r L[~~~ t~ ~~~r~1 `t~ the ~ ~~fr1C~ Ll~r-f'rl"I~ ~t. G. The required parking andlor loading shall have reasonable access to a street or alley 3
and a capacity according to the use of the building listed in the following sections.
D. Where a use is not fisted, the planning director shall determine the number of
required parking andlor loading spaces based upon similar uses for which the requirements are specified.
E. Removal of required parking andlor loading spaces from practical use by obstruction,
erection of buildings; or other actions as to reduce the parking andlar 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,
andlor for aesthetic enhancement or natural lighting purposes. ~Qrd. 4949 § 1,1991;
ord. 4229 § 2,1951.}
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18.52.050 o~-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.
~u~ J~~~~r'~[~~ 1~~r'[~~ E[tl ? ~C~1~ ~~C'~~C~[r7 ~["~I"T~ 1~ ~ ~z C~1[' C'~[~~C~~[~~ ~
~~~l~~~I~~~C~t'~I U~~ ~~~~[C~~t~f~' p[°VIUC.~~ ~UCy~~~~ [~i1~ c~ll[~~~ ~~?r~~!~~ ~:~`f l~~ ~1=~
;~cc~. ~irct ~~~~ir ~~~~c 3~1 ~~~~~t ~f1~Y;~1~~ ~t~nc~~r~~. B. Parking areas shall be used far 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 ,and be clear) marked. ~ . ~ ` Deleted: u ~ Y ~ H. Landscaping: see Chapter 18.50 ACC. ~ ~e~eted; sa2.2.2.9 ~
I. 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 b the cit Y Y 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 1Z 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. €4rd. 4949 § 1,1991; Ord. 4229 § 2,19$l.y
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 Z2 feet long. Driveways or aisles serving
3 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.
F
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One- Two- Way Way
A B C D D
'ICI 30 9.a' 1 ~.3' ~ 2.0' 2a.o'
45 9.0' 19.8' 1~.a' 20,0'
60 9.a' 21.a' 1~.a' 2o.a'
90 9,a' 19.a' 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
ownedlleased automobile parking facilities may designate up to 50 percent of the
spaces as "compact." ~r~ l~~ ~c~~ III ~~~:i,= ~~~rc~ r e s~.r tie r~~~.air~~ I~~~i~:.~
aL~ ~h~ll ~~R~c~ ~l~e ~~~-r~:~t ~t~r~~ar~~~. ____.__W~
om act sized arkin s aces oriented arallel to the dr~vewa or aisle servin Deleted: z .....__p_~__ ___p------_9..~p.~~~~----~---........~~-p--- ---~.._~~Y~~-~-----~_......~....._g. i them shall be a minimum of eight feet wide and 20 feet long. Driveways ar aisles
serving compact sized parallel parking spaces shall be a minimum of 11 feet wide.
. om ac size ar in s aces oriented at an an le to the drivewa or aisle Delete _~P_~~_________--P_____-9___p___._________~~~_ - -~~~~~-___g_.. Y_____ .3
serving them shall be consistent with the minimum dimensional requirements set
forth by the following table and further defined b subsection C of this section• i Y ~ provided, that aisle widths shall not be less than 10 feet.
~ Qne- Twv-
Wa Wa ! Y Y
~ A B C D D 1
3o s. o' 14.9' 1 a. 0' 20. o'
45 0,0' ~ 7.0' 13.0' 20.0'
6o s.o' 17.9' 10.0' 20.0'
90 $.o' 16.a' 22,0' 22.0'
f Every compact parking space created pursuant to this section shall be clearly . - . ~ ~ deleted: 4 1 . 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.
Existing parking lots may provide #or compact parking spaces under the provisions - ~ Deleted: ~
of this section; provided, that the parking lot shall comply with all provisions of this
chapter except that any parking [ot 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.
i Page 12 of 14
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~j~ ~ r ~ , t } ~,r
~r ~~f~ i~ !f f tF ~ d~ r f 'i
f ~ i f 3 r ~ ~ ~
L,,,~ 3 it 1 l 5.~ 4
5 ; ~ ~44 ~L ,~'~5 ~ ` i 9~
D.Off-street parking lots shall comply with the handicapped parking space requirements.
E. Overhang parking may be permitted. j 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 E E 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.
j Ord. 5733 § 4, 2003; Ord. 4949 § 1,1991; Ord. 4229 § 2,1981,}
~ 18.52.125 Stacked parking,
I(l Stacked parking, i.e., parking one car behind another, is ermitted for funeral homes.
dingle-family homes fcr ~~~I.~~1~,~..~ c~~1~~c~ .~~rkir~„c1.~r~f~~~`~ ~1~~ l~~ ~c~c only, Deleted and . r .
unless the use has complied with the requirements of ACC 18.52.030E}. Ord. 4949 § 1,199?.}
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. . .
Chapter ~~,3fi
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 c~c ~ ~~3f1 <if~ tic l~~ ~.cnc; and
2. A vertical sign, between 48 and 6D 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 f
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 othenNise
~ 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 ar park a vehicle in a properly pasted 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 maybe impounded with a parking citation to its owner when a vehicle without a special license plate, card, ar 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, assigned and marked asset forth in subsection A of this section. The issuance o€ a previous parking citation to said
vehicle far 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.D0. Ord. 5124 § 4, 20D2; Ord. 5608 § 1, 2DD1; Ord. 5212 § 1 ~Exh. F},
1999; Ord. 5110 § 2,1998; Ord. 4169 § 2,1995; Ord. 4358 2, 3,1989; Ord. 4023 § 1,
1985. }
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