HomeMy WebLinkAboutItems Submitted at 03-23-2009 Meeting 0
YCDC 03/23/09 Pages: 17
Submitted bN E. Chamberlain In Re: Item N.F
December 19, 2008
& February 19, 2009
To: Planning Commission,
Planning Committee, &
Auburn City Council
From: Bill Morchin
Subject: Converting a Residence to Office Use
Gentlemen & Gentlewomen;
The purpose of this fetter is to offer, in my absence, constructive advice to you on the subject.
I have heard from Brad Hughes that you will be convening meetings to consider a revision of codes that
are applicable to Residential to Office Conversions. I cannot attend these meetings because of a
preplanned vacation.
I have been experiencing the trials of such a conversion before and after purchasing a home at 1208 East
Main Street from Brad and Patrice Hughes. Brad and Patrice have gone through a lot of similar trials
since listing their property in lune 2007. I bought the property October 2, 2008. I was able to have an
application to accomplish the conversion, accepted December 4, 2008, a week after back and forth
changes.
My recent and ongoing experience has shown me that such a conversion does not reasonably fit into
some of the present commercial codes nor is the applicant trained and financed like the normal
commeraal applicant. I have nine points suggested in the attached sheet. And since mv Decerrsber 19"` {~~~da Superscript
iefter -k -
EIM
Yours truly;
Bill Morchin ~ ~ ~1345 East Main Street
Auburn WA 98002
Telephone: 253 939 6722
.
COMMENTS SUBMITTED BY MR. MORCHIN
1. There is a need for a caretaker to guide the owner (who is likely to be an amateur when it comes
to conversions) in a friendly manner through the staff bureaucracy and to explain a►I the reasons
why one cannot do this or that and to provide useful guidance to alternatives. The goal should
be to provide ways one can do this or that.
2. Credit needs to be given for available street parking and be made deductable to the required
number of on-site parking spaces for the conventional commercial developments. !a-add+tien
' ------------------------------""3. Reduce the amount of engineering the owner needs to employ for the conversion project by ~
means of helpful specialty staff guidance either directly or by referring to on-line tools that are
available. In some instances the engineering costs for the conversion can be as much as the
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4. Dedication of property to the city needs to be compensated for by the city if ownership is
transferred. It should be made possible for crediting such property transfer to required fees.
5. A temporary use permit should be granted to get a project going if there is seasonal or city staff
delays. This would apply to applications that have passed muster for the planning department to
accept and are likely to be accepted with minor changes. The permit should have a more
%immediate response by the city government than by the hearing examiner process which can
take 70 days. The goal should be either approve or reject an application within two weeks and a
temporary use permit within one week if delays are expected.
6. If the owner to use an automatic yard sprinkler system_it should not be required that i---------------------------- -
he/she install a separate water meter and service for such a system. In this case it should be
treated like a residence not a commercial site. The site is more like a residence than a
commerciaf one.
7. Many residences have a small distance between the front of the house structure and the
sidewalk. In such instances a ten-foot wide landscaping strip will take up a large proportion of
the -Allowances-
- should-
- be made to-permit the-owner to-use-a conventional- landscape plan
-
typical for RO zoned Auburn Additionally, a business needs to be seen, not hidden.
8. Traffic impact fees need to be reduced if there is public transit service nearby such as within two
_ _
9. There is a discontinuity between national organizational codes and city codes. In particular, it is
difficult to correlate floor load requirements to those types of businesses permissible in a RO
zone.
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
qeared towards encouraqina adaptive re-use af existinq sinqle family stn.,ctures that
continue to appear in accord with the sinqle 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
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 dwetling 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;
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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. Govemment 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: 66 pemeat
1. New sinqle family residential or conversions of single family residences to - - Formatted: Indent: Left:
commercial uses with additions qreater than 200 square feet over the lifetime of the 0.25°, First line: 0"
property, then the maximum lot coverage is 35 percent.
2. All other. maximum lot coverage is 55 qercent Formattea: indenc:
E. Maximum building height: 36-feet: 0•25"
1, New sin4le family residential or conversions of sinqle familv residences to Formattea: Indent: left:
commercial uses with additions greater than 200 sauare feet over the lifetime of the 0•25"
property, then the maximum building height is 25 feet
2. All other: Maximum building height is 35 feet.
F. Minimum yard setbacks:
I 1. F('Oftt: 20 feet; Formatted: Indent: Left:
0.25", Frst line: 0"
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a. New single familv residential or conversions of sinqle family residences to
commercial uses with additians of 200 square feet of less: then the front vard
setback is 10 feet.
b. All other: front yard setback is 20 feet.
2. Side, interior: five feet;
3. Side, street: 10 feet;
4. Reer: 25 #eet; - - Formatted: Indent: LeR:
a. New single familv residential or conversions of sinqle family residences to o.zs', First line: 0^
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 co versions to commercial use if on-street arkin is currentl allowed alonq the property HIM, a credit of eResuch number of oarkinp spaces mav
be counted towards tfte minimum off-street parkinq 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. Anv new construction, including additions and alterations. within the RO zone shall
utilize similar bulk scale and architectural and landscape elements of the existing site
structure or those of the neiqhborhood in which the property is located. A site plan and
building elevation plans shall be prepared by the applicant which addresses compliance
with the reauirements as outlined in this subsection. The plans shall be approved by the
Plannin Buildin and Communit Director or desi nee riar to the issuance of an
buildinq permits that follows written oublic operating IMMAIRM..
F. The Plannina, Buildinq, and Community Director and the Public Works Director or - , "
desiqnees may deviate from the development standards under Sections 18.22.040 and
18.22.060 up to 10 oercent, for example reduce rear setback by 1.5 feet to address
unusual circumstances for conversions of single family residential uses to non-
residential uses.
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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 I II;
2. Adjacent to R-R, R-S, LHRS, R-1, LHR1, R-2, or LHR2 zone: five-foot width of
Type IIF, 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: 0 to10-foot width to best fit with the avera e of homes two blocks
up and down on each side of the sVeet the conversion is located ;
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
witl require a five-foot width of Type III.
4. For conversions of sin le famil residences to commercial uses within the RO
zone: existinp healthy landscaqina mav be retained and utilized or
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su lemented to meet the intent of the code re uirements as determined b the
Plannin4, Buildinq, and Communitv Director or desiqnee. See Section .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 II, 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 II I;
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 111, 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 II, adjacent
outdoor storage yards wiil 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 firontage 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 1 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 I I I;
2. Adjacent to any R zone: 30-foot width of Type I;
3. Adjacent to 1, C-1, C-2, P-1, or C-N zone: 10-foot width of Type 11, 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 1;
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 (I)(2) of this section, all required yards shall
be landscaped with Type III landscaping.
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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 subiect proaertv is located within the RO zone a landscape plan siqned by a Formatted: Indent: First
licensed landsca e architect is not re uired however a lan shall be re ared b the line: 0~~ ~
applicant arovidinq a written record of landscapinq to be retained and The - M
plans shall be approved bv the Plannina Building and Community Director or desi nee
prior to the issuance of any buildinq 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. Except in the case of a residential to office , an automatic
irriqation system shall not be mandatory_
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 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
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necessary work. The agreement shall also hold the ciry harmless from all claims and
expenses, including attomey's fees.
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 ftom 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;
I 5. Residential and nonresidential parking lots with five or less spaces;-and
°id^^*;^, .m+h +hF^ F sshall 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 instatled 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 shalf 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
attomey's fees;
4. Upon completion of the required landscaping by the property owner the ciry shall
release the performance assurance device.
J. Private Property. All required tandscaping 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, comer lots or other
intersections. Any reduction of landscaping shalf be made up elsewhere on-site.
L. Significant Trees. All significant trees, as defined by ACC 18.50.034(E), shall be
retained and made part of the landscape plan.
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M. Species. The applicant shall utilize plant materials which complement the natural
I character of the Pacific Northwest. In the case of residential to office conversions it shall
not be necessarv to name plants by their Latin names.
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 la.ndscaping requirements.
The director may authorize a reduced width of planting or waive some or all of the
landscaping requirements if the applicant proposes an altemative 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 Planninq, Building, and Community Director or desiqnee may
authorize em lo ment of alternate landsca e methods rovided that the ve etation is
maintained ursuant to Section 18.50. .
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Chapter 18.52
OFF-STREET PARKING AND LOADING
Sections:
18.52.010 Generai.
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 par{cing 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, exce,pt that such lot which provides five percent of its area in .
iandscaping 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 foltows:
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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 cfassrooms 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.
1. Whenever there is a chanqe from a residential use to a nonresidential use in an -
existin buildin within the RO zone the re uirements of this title shall a I in full to
the new use: except that the Planninq, Buildinq, and Communit bv 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
mav be excluded from the qross 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.)
I P29e 10 Of 15 2124/200921+9r20091i2ar~nnc~
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 suppo►t 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, attemative pervious surfaces, mav be utitized as approved bv the
City Enqineer. Reauired ADA parkinq sqace(s) shall meet all current ADA sfandards
pursuant to current state requirements.
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 UF~ °^.,-4), 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.
~ Page 11 of 15 2/24/20092119r20091r2612009
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 handica~
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 angte 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.
~ 66. 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.
~ Page 12 of 15 2/24/20092r1°"AA°"'6"^^°
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1
.
~
~ C
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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 ovefiang area need not be paved but must be iandscaped 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 ovefiang landscape areas,
created exclusively for ovefiang 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 ovefiangs shall have appropriate wheel stops provided.
(Ord. 5733 § 4, 2003; Ord. 4949 § 1, 1997; Ord. 4229 § 2, 1987.)
18.52.125 Stacked parking.
I 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.)
~ Page 13 of 15 2/24/20092119f20091i261 o009
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 i+vithin 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
restrieted 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 ticense plate, card, or decal indicating that the vehicle is being used to
transport a disabled person as defined under Chapter 46.16 RCVV 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.)
TRAFFIC IMPACT FEES
In residential to nonresidential conversions within an RO zone, traffic impact fees will be
based unon substantiated anal is by the city and shall be levied bv a factor of one-half of
the rate applied to the sinaller of anv other nonresidential or to less than one-percent of
the property value zone if and only if substantiated.
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DEDICATION OF PROPERTY TO THE CITY BY A PROPERTY OWNER
Any property dedicated to the city that is a benefit to the citv and its citizens that is now
deemed necessary by the city to correct mistakes or improve services or is necessary
because of advances in technology or by changes in the size of vehicles shall cause the
owner of such property to be compensated for it's fair value bv the citv government.
~ Page 15 of 15 2/24/2009 2/19/20091/261200