This Chapter contains information on vehicle and pedestrian circulation areas, parking areas, and related improvements. Information on the number of parking spaces required for a particular use can be found in the use zone charts, Chapter 19.15 BMC. Chapter 19.15 BMC references this chapter for the minimum required parking for the MU-DT Zone and the Old Burien Overlay. This chapter provides information on the number of required spaces for a particular use specifically for the MU-DT Zone and the Old Burien Overlay. This Chapter provides a process for determining the case-by-case parking requirements for some uses. It also contains a process for increasing or decreasing the parking requirements of this Code, and a process for reducing/meeting the minimum off-street parking requirement through contribution to a parking Fee-in-Lieu program for commercial uses in certain land use zones. Finally, this Chapter contains requirements regarding the location and minimum dimensions of parking areas and other vehicular and pedestrian circulation areas. For regulations regarding vehicles parked on residential property, see Chapter 10.11 BMC. [Ord. 849 § 49, 2024; Ord. 652 § 1, 2017; Ord. 492 § 2, 2008, Ord. 292 § 1, 2000, Ord. 531 § 1, 2010]

This chapter provides adequate parking for all uses allowed in this Code; to reduce demand for parking by encouraging alternative means of transportation including public transit, rideshare, and bicycles; and to increase pedestrian mobility by:

1. Setting minimum off-street parking standards for different land uses that assure safe, convenient, and adequately sized parking facilities;

2. Providing incentives to rideshare through preferred parking arrangements;

3. Providing for parking and storage of bicycles;

4. Providing safe direct pedestrian access from public rights-of-way to structures and between developments;

5. Requiring uses which attract large numbers of employees or customers to provide transit stops; and

6. Providing for payment of a Fee-in-Lieu of providing off-street parking as otherwise required by this chapter for commercial uses in the MU-DT zone and Old Burien Overlay. [Ord. 849 § 50, 2024; Ord. 652 § 1, 2017; Ord. 531 § 1, 2010; Ord. 292 § 1, 2000]

1. Parking Plan Required. Prior to the issuance of any permits for a new building, structure, or use, or for the enlargement of an existing building, structure, or use that requires off-street parking, the applicant shall submit a parking plan for approval by the director. This plan shall contain all design features and elements necessary to show compliance with this chapter.

2. Parking Requirement Not Specified. If this code does not specify a parking requirement for a proposed use, the director shall establish the minimum requirement. Parking requirements shall be based on the operation of the proposed use, parking requirements established for similar zones or uses, or a study of anticipated parking demand submitted by the applicant. Sufficient information shall be provided to demonstrate that the parking demand for a specific use will be satisfied. Parking studies shall be prepared by a professional engineer with expertise in traffic and parking analyses unless an equally qualified individual is authorized by the director.

3. Fee-in-Lieu Option. The minimum number of stalls to be provided through payment of a fee-in-lieu of parking as allowed by this chapter shall be based on a schedule derived from the Institute of Transportation Engineers (ITE) standard parking rates for Land Uses, as adjusted periodically to reflect downtown Burien parking usage. This schedule may be amended as needed by the city council.

4. Per-Space Fee. The per-space parking fee for this program shall be uniform throughout the MU-DT zone and Old Burien overlay. The fee shall be adjusted annually, based on changes in the state of Washington Department of Transportation’s construction cost index.

5. If the site is in the MU-DT zone, the requirements contained in Chapter 19.47 BMC supersede any conflicting provisions of this Chapter. The provisions of this chapter that do not conflict with Chapter 19.47 BMC apply to MU-DT zoned properties. [Ord. 868 § 3, 2025; Ord. 849 § 51, 2024; Ord. 794 § 1, 2022; Ord. 680 § 1, 2017; Ord. 652 § 1, 2017; Ord. 560 § 1 (Exh. A), 2012; Ord. 292 § 1, 2000]

1. Number of Parking Spaces. Off-street parking areas shall contain, at a minimum, the number of parking spaces as stipulated in Table 19.20.040.1. If the formula for determining the number of off-street parking spaces results in a fraction, the number of off-street parking spaces shall be rounded to the nearest whole number, with fractions of one-half or greater rounding up and fractions below one-half rounding down. If two or more uses are on the same site, the total requirements for off-street parking shall be the sum of the requirements for each use computed separately, except as permitted in BMC 19.20.050 pertaining to shared parking. For all uses not listed, see BMC 19.20.030(2).

2. Handicapped Parking Requirements. Off-street parking and access for physically disabled or challenged persons shall be provided consistent with BMC Title 15, Buildings and Construction.

3. Guest Parking. For residential developments containing eight or more dwelling units, the director may require additional parking spaces for guests if there is inadequate guest parking proposed on the site, and

A. Adequate, safe on-street parking is not available; or

B. The on-street parking is in or adjacent to an R-1 or R-2 zone.

4. Modification of the Number of Required Parking Spaces.

A. Development within one-quarter mile straight line distance of transit stops served by a transit route that runs at least four times an hour for twelve or more hours each weekday may request a waiver from the minimum required parking spaces, subject to a parking study under BMC 19.20.030(2).

B. An applicant may request a modification of the minimum required number of parking spaces by submitting a study of anticipated parking demand complying with BMC 19.20.030(2), proving that parking demand can be met with a reduced parking requirement. In such cases, the director may approve a reduction of the minimum required number of parking spaces on a case-by-case basis.

C. In the MU-DT zone and the Old Burien overlay, the applicant may meet their parking obligation by:

i. Providing the required number of parking spaces following the fee in lieu of parking demand rate schedule for the MU-DT zone and the Old Burien overlay as shown in Table 19.20-2, and in accordance with the most recent parking occupancy supply of downtown Burien zones.

ii. Performing a study of anticipated parking demand following BMC 19.20.030(2). Fee in lieu of parking is not available if required parking is determined through a parking demand study.

iii. Under BMC 19.20.030(3), the applicant may meet a portion of their parking obligation through contribution to a parking fee-in-lieu program. The city council shall establish the cost per parking space for the parking fee-in-lieu program.

5. Parking for Shell Building Permits. When Burien receives a shell building permit application, off-street parking requirements shall be based on the possible tenant improvements or uses authorized by the zone designation and compatible with the limitations of the shell permit. When the range of possible uses results in different parking requirements, the director will establish the amount of parking based on a likely range of uses. The director may deny a certificate of occupancy for individual use if the number of parking spaces required by Chapter 19.15 BMC and this chapter is not provided.

6. Bicycle Parking.

A. Applicability. Bicycle parking is required for development exceeding the following thresholds:

i. Residential development: eight or more dwelling units;

ii. Convenience retail and eating and drinking establishment: 4,000 sq. ft.;

iii. Office: 5,000 sq. ft.;

iv. Other commercial and industrial uses: 10,000 sq. ft.;

v. Non-dwelling-unit STEP housing types: 10 beds or 2,000 sq. ft., whichever is less;

vi. Neighborhood commercial of any size see BMC 19.17.085;

vii. Co-living housing: eight or more sleeping units.

B. Bicycle Parking Types.

i. Long-term bicycle parking spaces include the following types:

a. Racks in an indoor, lockable bike room.

b. Racks in a covered, lockable bike enclosure.

c. Bike lockers.

ii. Short-term bicycle parking spaces consist of outdoor bicycle racks.

C. Required Bicycle Parking. Table 19.20.040.6 states the required number of parking spaces for specific uses that meet the thresholds in subsection (6)(A) of this section. Standards are cumulative for each use in mixed-use buildings. Bicycle parking facilities shared by multiple uses are encouraged.

D. The director may reduce bicycle parking facilities for patrons when it is demonstrated that bicycle activity will not occur at that location.

E. Short-term bicycle parking facilities for patrons shall be within 100 feet of and visible from the building entrance and be designed to allow either a bicycle frame or wheels to be locked to a structure attached to the pavement or building. Short-term bicycle parking located in the public street right-of-way within 100 feet of the building entrance can be counted towards the short-term parking requirement.

F. All bicycle parking and storage shall be in safe, visible areas that do not impede pedestrian or vehicle traffic flow and shall be well-lit for nighttime use.

G. Indoor long-term bicycle storage must be located on the ground floor or a floor with elevator access.

7. Table 19.20-2 is used based on the results of the most recent occupancy study of publicly available parking supplies in downtown Burien zones to determine the required number of parking spaces for an applicant. A parking occupancy study should be completed every two years to determine the column in Table 19.20-2 that reflects the current occupancy. [Ord. 881 § 1, 2025; Ord. 868 § 3, 2025; Ord. 850 § 13, 2024; Ord. 849 § 52, 2024; Ord. 652 § 1, 2017; Ord. 560 § 1 (Exh. A), 2012; Ord. 531 § 1, 2010; Ord. 313 §1, 2000; Ord. 292 § 1, 2000]

1. General Exemptions to Parking Requirements.

A. On sites within a one-quarter mile straight-line distance of transit stops that are served by transit at least four times an hour for 12 or more hours a day, no parking is required for dwelling units that are specifically for seniors or people with mental or physical challenges (disabilities). Guest parking rules in BMC 19.20.040(3) remain in effect.

B. No parking is required for additional dwelling units or sleeping units provided within an existing building.

C. No parking is required for ADUs.

D. The following parking requirement exemptions only apply to sites that are partially or entirely located outside a 1-mile radius of the SeaTac International Airport:

i. No parking is required for middle housing development in the R1, R2, or R3 zones when the site is partially or entirely located within a one-half mile radius of a qualified public transit stop.

ii. No parking is required for residential development if compliance with Chapter 19.26 BMC would make the proposed residential development or redevelopment infeasible.

iii. No parking is required for co-living housing developments when the site is partially or entirely located within a one-half mile radius of a qualified public transit stop.

2. Parking Exemptions for Existing Buildings in the MU-DT Zone and the Old Burien Overlay.

A. To calculate required off-street parking spaces, the gross floor area of all uses located in buildings existing as of November 20, 2017, and located in the MU-DT zone and the Old Burien overlay, is exempt from providing additional off-street vehicle parking spaces.

B. Additions, expansions, or reconstruction of buildings existing as of November 20, 2017, located in the MU-DT zone and the Old Burien overlay are exempt from providing additional off-street vehicle parking spaces for additions, expansions, or reconstruction that are no greater than two stories in height. Only the gross floor area of the portion of additions, expansions, or reconstructions to existing buildings that are greater than two stories is subject to BMC 19.20.040.

C. Dwelling units associated with additions, expansions, or reconstruction of buildings existing as of November 20, 2017, located in the MU-DT zone and the Old Burien overlay are not exempt from providing required off-street vehicle parking spaces and are subject to BMC 19.20.040.

D. Existing off-street vehicle parking spaces beyond those required under the provisions of BMC 19.20.040 may be removed, provided the quantity of off-street vehicle parking is not reduced below the minimum required for the uses located in the existing building. This only applies to buildings existing as of November 20, 2017, in the MU-DT zone and the Old Burien overlay.

E. These exemptions from providing additional off-street vehicle parking for existing buildings in the MU-DT zone and the Old Burien overlay zones are in effect until November 20, 2026, and may be extended by the city council for four additional years based on an evaluation of downtown parking availability. [Ord. 881 § 1, 2025; Ord. 868 § 3, 2025]

Shared parking and access between sites and between different uses is encouraged. To ensure the long-term availability of the shared parking and/or access, a covenant, easement or other contract for shared parking and/or access between the cooperating property owners shall be approved by the Director. This document must be recorded with King County records and elections divisions as a deed restriction on both properties and cannot be modified or revoked without the consent of the Director. If any requirements for shared parking are violated, the affected property owners must provide a remedy satisfactory to the Director or provide the full amount of required off-street parking for each use, in accordance with the requirements of this chapter, unless a satisfactory alternative remedy is approved by the Director. [Ord. 652 § 1, 2017; Ord. 292 § 1, 2000]

1. Loading spaces shall be located so that trucks shall not obstruct pedestrian or vehicle traffic movement or project into any public right-of-way. All loading space areas shall be separated from required parking areas and designated as truck loading spaces.

2. Any loading space located within 100 feet of a Residential zone shall be screened and operated to reduce noise and visual impacts. Noise mitigation measures may include architectural or structural barriers, berms, walls, or restrictions on the hours of operation. [Ord. 849 § 53, 2024; Ord. 652 § 1, 2017; Ord. 292 § 1, 2000]

A drive-through facility shall be designed and located so that sufficient stacking space is provided for handling of motor vehicles using such facility during peak business hours of the facility. A stacking space shall be an area measuring eight feet by 20 feet with direct forward access to a service window of a drive-through facility. Stacking spaces and the entrance and exit for the drive-through facility shall be located to prevent any vehicles from extending onto the public right-of-way, or interfering with any pedestrian circulation, traffic maneuvering, or other parking space areas. Stacking spaces shall not be counted as required parking spaces. [Ord. 652 § 1, 2017; Ord. 292 § 1, 2000]

All major employers (as defined by state law) shall demonstrate compliance with requirements of local and state laws on commute trip reduction (CTR). [Ord. 652 § 1, 2017; Ord. 292 § 1, 2000]

1. All uses shall provide pedestrian access onto the site. Pedestrian access points shall be provided at all pedestrian arrival points to the development, including the property edges, adjacent lots, abutting street intersections, crosswalks, and transit stops. Pedestrian access shall be coordinated with existing development to provide circulation patterns between developments.

2. Pedestrian walkways shall form an on-site circulation system that minimizes conflicts between pedestrians and traffic at all points of pedestrian access to on-site parking and building entrances, and between buildings.

3. Pedestrian access and walkways shall comply with City of Burien development standards and meet the following minimum design standards:

A. Residential development in residential zones not subject to the commercial and multifamily design standards per Chapter 19.47 BMC shall comply with the following:

i. Pedestrian connection is required between each residential building and the sidewalk (or to the street if there is no sidewalk). Driveways may be used to meet this requirement;

ii. Access and walkways shall be well-lit, providing a consistent foot-candle rating of 0.5 at a minimum and shall be installed so the light is directed downward onto that property. All light sources must be shielded to direct light away from the sky and residential uses. See Figure 19.47.350.2 for an illustration of appropriate light shielding;

iii. Access and walkways shall be a minimum of four feet in width and meet Burien’s standards for surfacing of walkways or sidewalks; and

iv. Access and walkways shall be permanently unobstructed to the fire district’s satisfaction.

B. For all other developments not meeting subsection (3)(A) of this section, the following apply:

i. Access and walkways shall be well-lit and physically separated from driveways and parking spaces by landscaping, berms, barriers, grade separation, or other means to protect pedestrians from vehicular traffic;

ii. Access and walkways shall be a minimum of five feet of unobstructed width and meet Burien’s standards for surfacing of walkways or sidewalks;

iii. Access shall be usable by mobility-impaired persons and shall be designed and constructed to be easily located by the sight-impaired pedestrian by either grade change, texture, or other equivalent means; and

iv. A crosswalk is required when a walkway crosses a driveway or a paved area accessible to vehicles. Raised crosswalks or speed bumps may be required at all points where a walkway crosses the lane of vehicle travel. [Ord. 868 § 3, 2025; Ord. 652 § 1, 2017; Ord. 292 § 1, 2000]

1. Parking Area Location: Off-street parking shall be located on the same site as the development served by the parking. The director may approve off-site parking for uses located in zones other than Residential zones, if:

A. The applicant provides an acceptable alternative plan if the off-site parking does not work; and

B. Appropriate legal documents establishing the off-site parking area are submitted for director approval pursuant to BMC 19.20.050.

2. Driveway Location, Design, and Construction. Access between off-street parking areas and abutting public streets shall be designed, located, and constructed in accordance with city of Burien development standards.

3. Dead-End Alley Access to Parking. No dead-end alley may provide access to more than eight required off-street parking spaces, unless approved by the public works director.

4. Driveways and Parking Areas in Setbacks.

A. The following standards apply to residential development in the R-1, R-2, and R-3 zones that do not have access to an improved alley and vehicular access is provided from a street or right-of-way:

i. The maximum driveway width is 20 feet for a two-stall driveway or 10 feet for a single-stall driveway within any required yard setback. The driveway shall be measured at the widest point of the driveway parallel with the street frontage for which the vehicle access is provided.

ii. A minimum of five feet separation is required between each driveway within any required yard setback, except when the street frontage is less than 30 feet wide.

iii. The total width of driveways within any required yard setback shall not exceed 30 feet, except if designed as a U-shape pull-through driveway entering and departing the property from the same frontage, provided the driveway does not exceed 10 feet in width measured at the property line and the center of the U-shape is set back a minimum of 10 feet from the property line as reflected in the illustration below:

iv. Additional driveways serving a single lot may be permitted when designed to meet ADA standards and approved by the public works director or designee. Sight distance requirements from collector streets and arterial streets shall apply.

v. All parking areas must have a minimum of 20 feet in length.

vi. Street-facing detached garages and carports shall not protrude beyond the front building facade.

B. Driveways for R-4, R-5, and other zones may cross required setbacks or landscaped areas abutting a public right-of-way to provide access between the off-street parking areas and the street. Maximum width within the setback or landscaped area is 12 feet for one-way traffic and 24 feet for two-way traffic. A wider encroachment may be allowed, provided no more than 20 percent of the required landscaping or setback area is displaced by the driveway.

5. Driveways and Parking Areas Outside of Setbacks.

A. Driveways and off-street parking areas located outside of the required yard setback and between a building and the street frontage shall not exceed 20 feet in width, except if:

i. The combined width of all garages and off-street parking areas does not exceed a total of 60 percent of the length of the street frontage property line;

ii. The garages and off-street parking area are separated from the street property line by a dwelling unit(s); or

iii. The garages or off-street parking area is located more than 100 feet from a street.

6. Minimum Parking Space and Parking Lot Aisle Dimensions. The minimum parking space and parking lot aisle dimensions for the most common parking angles are shown in Table 19.20-1. For parking angles other than those shown on the chart, the minimum parking space and parking lot aisle dimensions shall be determined by the director.

A. The parking space dimensional requirement for residential uses may be reduced from what is shown on Table 19.20-1 to eight feet in width and 20 feet if the following apply:

i. The site is located more than one mile straight line distance from the SeaTac International Airport; or

ii. The parking is not for people with disabilities.

7. Compact Parking Spaces. In any development with more than 20 parking spaces, up to 50 percent of the total number of required parking spaces may be sized to accommodate compact cars. In any development containing more than 80 parking spaces, at least 20 percent of the total number of parking spaces provided shall be sized to accommodate compact cars. Each space shall be clearly identified as a compact car space by painting the word “COMPACT” in capital letters, a minimum of eight inches high, on the pavement at the base of the parking space and centered between the striping.

8. Landscaping Requirements. Parking lots shall be landscaped in accordance with BMC 19.25.070.

9. Additional Width Abutting Landscaped Area. Any parking spaces abutting a landscaped area on the driver or passenger side of the vehicle shall provide an additional 18 inches above the minimum space width requirement to provide a place to step, other than in the landscaped area.

10. Reduction of Parking Space Depth. The parking space depth may be reduced up to 18 inches when vehicles overhang a walkway if the remaining walkway provides a minimum of 60 inches of unimpeded passageway for pedestrians.

11. Parking for Residential Uses.

A. Dwelling units may have tandem or end-to-end parking spaces for each dwelling unit, but shall not combine parking for separate dwelling units in tandem parking areas.

B. All vehicle parking and storage must be in a garage, carport, or on an approved paved surface. Any paved surface used for vehicle parking or storage must have direct and unobstructed driveway access.

C. Parking spaces for residential uses shall be adequately sized and located to accommodate a standard-sized vehicle without the vehicle extending into the public right-of-way, required setbacks, required pedestrian access, required landscaping, or a vehicular access easement or tract.

12. Vanpool and Carpool Parking Design Standards. Vanpool/carpool parking areas shall meet the following minimum design standards:

A. A minimum vertical clearance of seven feet three inches shall be provided to accommodate van vehicles if designated vanpool/carpool parking spaces are in a parking structure; and

B. A minimum turning radius of 26 feet four inches with a minimum turning diameter (curb to curb) of 52 feet five inches shall be provided from parking lot aisles to adjacent carpool/vanpool parking spaces.

13. Parking Area Lighting. Lighting shall be provided for the safety of traffic and pedestrian circulation on the site, as required by the International Building Code. It shall be designed to minimize direct illumination of abutting properties and adjacent streets. The director shall have the authority to waive the requirement to provide lighting. [Ord. 868 § 3, 2025; Ord. 849 § 54, 2024; Ord. 652 § 1, 2017; Ord. 659 § 7, 2016; Ord. 292 § 1, 2000]

1. Surfacing. Off-street parking areas shall have dust-free, all-weather surfacing. Parking spaces that consist of grass block pavers may count toward minimum parking requirements. Off-street parking areas shall conform to city of Burien development standards.

2. Grading. Grading work for access and parking areas shall comply with city of Burien development standards.

3. Drainage. Drainage and erosion/sedimentation control facilities shall be provided in accordance with city of Burien development standards.

4. Parking Space Markings. Asphalt or concrete surfaced parking areas shall have parking spaces marked by surface paint lines or suitable substitute traffic marking material in accordance with the Washington State Department of Transportation standards. Wheel stops or curbing are required where a parked vehicle would encroach on adjacent property, pedestrian access or circulation areas, right-of-way, or landscaped areas.

5. Curbing. All access and parking areas shall be enclosed with cast-in-place vertical curbs or functionally equivalent structural barriers. Curbs may be cut to allow surface water runoff to enter low-impact development best management practices (LID BMPs).

6. Bicycle Parking. Where bicycle parking is provided, locate the bicycle parking over permeable pavement if allowed in accordance with BMC Title 13. [Ord. 868 § 3, 2025; Ord. 652 § 1, 2017; Ord. 659 § 8, 2016; Ord. 479 § 1, 2007, Ord. 292 § 1, 2000]

Internal access roads to off-street parking areas shall conform with the surfacing and design requirements for private commercial roads set forth in City of Burien development standards. [Ord. 652 § 1, 2017; Ord. 292 § 1, 2000]

The property owner shall maintain all off-street access and parking areas. Maintenance shall include removal and replacement of dead and dying trees, grass and shrubs, removal of trash and weeds, and repair and maintenance of traffic control devices, parking space striping, signs, light standards, fences, walls, surfacing materials, curbs, railings and landscaping. Parking area stormwater facilities, including permeable pavements, shall be maintained in accordance with BMC Title 13. [Ord. 652 § 1, 2017; Ord. 659 § 9, 2016; Ord. 292 § 1, 2000]

[Ord. 652 § 1, 2017; Ord. 659 § 9, 2016; Ord. 292 § 1, 2000]

Also see Fig. 19.20-1

[Ord. 652 § 1, 2017; Ord. 292 § 1, 2000]

[Ord. 652 § 1, 2017; Ord. 531 § 1, 2010]