Fife City Zoning Code
CHAPTER 19
56 PARKING AND CIRCULATION REGULATIONS
§ 19.56.010 Purpose.
It is the purpose of this chapter to provide for adequate, convenient and safe off-street parking, loading and circulation areas for the permitted land uses described in this title and to describe design standards and other required improvements, while allowing flexibility to meet the needs of business.
(Ord. 1317 § 3, 1998; Ord. 2140 § 2 (Exh. B), 2025)
§ 19.56.020 Chapter application.
New development, alteration to or expansion of existing development and a change in use of a structure or lot shall comply with the applicable requirements of this chapter.
A.
New Construction. Parking, loading and circulation areas in accordance with this chapter are required for all new construction and lot development.
B.
Existing Development or Use. Parking, loading and circulation area requirements for alteration or expansion of existing developments or for a change or increase in intensity of use shall be in accordance with the following:
1.
If adding greater than or equal to 50 percent to the existing parking, loading and circulation area, then the entire parking, loading and circulation area must meet the standards and requirements of this chapter.
2.
If adding less than 50 percent to the existing parking, loading and circulation area, then only the additional area must meet the standards and requirements of this chapter.
C.
No off-street parking is required for middle housing within one-half mile walking distance of a major transit stop.
D.
No off-street parking is required for ADUs within one-quarter mile walking distance of a major transit stop, unless the city has determined that the accessory dwelling unit is in an area with a lack of access to street parking capacity, physical space impediments, or other reasons supported by evidence that would make on-street parking infeasible for the accessory dwelling unit.
(Ord. 1317 § 3, 1998; Ord. 2140 § 2 (Exh. B), 2025)
§ 19.56.030 Location of off-street parking spaces.
A.
Off-street parking may be located in any yard setback, provided it does not interfere with any required landscaping, buffering or safety considerations.
B.
Location shall be:
1.
Single-family dwelling: on same lot as associated dwelling unit;
2.
Multifamily dwelling: on same lot as associated dwelling units. May be located on a contiguous lot if within 500 feet of dwelling units. The lot shall be legally encumbered by an easement or other appropriate means to ensure continuous use of the parking facilities;
3.
Other uses: on same lot as associated use. May be on a contiguous lot if the required amount of parking area for the subject use is set aside on the contiguous lot and if such area is located within 500 feet of the use. The lot area to be utilized shall be legally encumbered by an easement or other appropriate means to ensure continuous use of the parking facilities.
(Ord. 1317 § 3, 1998; Ord. 2140 § 2 (Exh. B), 2025)
§ 19.56.040 Parking space requirements per activity.
The following tables identify the minimum required number of parking spaces for each activity. The maximum number of parking spaces for each activity is 10 percent above the minimum required number listed below. The director shall determine the actual required spaces for a proposed activity based on the tables below, the requirements of this chapter, field experience, or analysis identifying the parking need for an unclassified use, and may issue an administrative determination as authorized by subsection (O) of this section. Accessible parking space requirements are the responsibility of the building official.
A.
Table Abbreviations. The following abbreviations are utilized in the tables below:
square feet of gross floor area = sf
dwelling unit = du
B.
Residential and Lodging Activities.
Use | Required Spaces |
|---|---|
Single-family | 2 per du. |
Middle housing | On lots smaller than 6,000 square feet: 1 per unit. On lots larger than 6,000 square feet: 2 per unit. |
Multifamily (per unit) | Studio: 1. 1 bedroom: 1.25. 2+ bedroom: 1.5. (At least 10% of the total parking spaces must be set aside for unreserved guest parking.) Co-living housing: 0.25 (Exempt from unreserved guest parking requirement.) |
Retirement apartment | 0.5 per du. |
Accessory du (ADU) | 1 per ADU in addition to required parking for primary residence. |
Home occupation with on-site customers | 1 per business use in addition to residential use. |
Manufactured home park | 2 per mobile home + 1 recreational vehicle space per 15 mobile homes. |
Hotel (bed and breakfast excluded from truck parking requirement) | 1 per guest room + 2 per 3 employees. 5% of total spaces for truck parking. |
Emergency shelter and emergency housing | 1 per each employee on shift. |
Transitional housing and permanent supportive housing | The same requirement as the housing type which the unit is in plus 1 stall for each on-site employee, as applicable. |
C.
Educational Activities.
Use | Required Spaces |
|---|---|
College, university, business or vocational school | 1.5 per employee + 1 per 3 students residing on campus + 1 per full-time equivalent student residing off campus. 1 bus space per each bus parked on site. |
High school with student commuters | 1.5 per employee + 2 per 5 students enrolled. 1 bus space per bus parked on site. |
Elementary, junior high and high schools (no student commuters) | 1.5 per employee. 1 bus space per each bus parked on site. |
Nursery school or day-care center | 1 per employee + 2 visitor spaces + sufficient drop-off/pick-up space to be determined by the director. |
D.
Commercial Activities.
Use | Required Spaces |
|---|---|
Bank | 1 per 200 sf. |
Drive-thru business | See FMC 19.56.050. |
Professional office or business | 1 per 300 sf. |
Shopping center | 2 per 1,000 sf. |
Restaurant, night club, gambling premises or tavern | 1 per 100 sf. |
High intensity retail or service shop (excluding drive-in business). See subsection (K) of this section | 1 per 200 sf. |
Low intensity retail or service shop. See subsection (K) of this section | 1 per 500 sf. |
Bulk retail sales/wholesale sales | 1 per 350 sf. |
Uncovered commercial area, including vehicle lots and plant nursery | 1 per 5,000 sf of retail sales area + any parking requirements for building. |
Motor vehicle repair and services | 1 per 400 sf (indoor maintenance bays shall not be considered parking spaces). |
Mortuary or funeral home | 1 per 100 sf of use area. |
E.
Industrial Activities.
Use | Required Spaces |
|---|---|
Manufacturing | 1 per 1,000 sf (less office and display space). 1 per 300 sf of office space + 1 per 500 sf of display space. |
Technological or biotechnological laboratory or testing facility | 1 per 1,000 sf (less office space) + 1 per 300 sf of office space. |
Warehouse, storage or distribution facility | 1 per 1,000 sf for the first 20,000 sf; 1 per 2,000 sf for the second 20,000 sf; 1 per 4,000 sf for areas in excess of the initial 40,000 sf; less office space. 1 per 300 sf of office space. |
Speculative industrial building with multiple use or tenant potential Note: For each new use or tenant, the property owner shall submit a scaled parking plan indicating the assigned parking for the applicable building. | 1 per 1,500 sf for initial 100,000 sf + 1 per 2,000 sf for remainder of building (less office space). 1 per 300 sf of office space. Note: This is a minimum requirement valid for construction purposes only. Parking requirements shall be based upon actual occupancy. |
Uncovered storage area | 1 per 5,000 sf of storage area. |
Parcel delivery service | 1 per 600 sf, less office space + 1 per 300 sf of office. |
F.
Recreational, Amusement and Assembly Activities.
Use | Required Spaces |
|---|---|
Auditorium, theater, place of public assembly, stadium or outdoor sports arena | 1 per 4 fixed seats or 1 per 175 sf of main auditorium or of principal place of assembly not containing fixed seats + 1 per 300 sf of office. |
Bowling alley | 4 per lane. |
Skating rink | 1 per 200 sf. |
Golf driving range | 1 per driving station. |
Miniature golf course | 1 per hole. |
G.
Public Activities.
Use | Required Spaces |
|---|---|
Library or museum | 1 per 250 sf of floor area of public and office space. |
Post office | 1 per 350 sf. |
H.
Medical Activities.
Use | Required Spaces |
|---|---|
Medical or dental office | 1 per 300 sf. |
Convalescent, nursing or rest homes | 1 per 3 beds + 0.5 per employee. |
Hospital | 1 per 3 beds + 1 per doctor + 1 per 3 employees. |
I.
Religious Activities.
Use | Required Spaces |
|---|---|
Religious institution | 1 per 8 seats in the main sanctuary, minimum of 8. Other use areas shall be calculated based on above requirements and shared use and use hours. |
J.
Other Uses. For uses not specifically identified in this chapter, the amount of parking required shall be based on the requirements for similar uses as determined by the director.
K.
Retail Sales and Service Uses.
1.
High intensity retail sales and service uses include, but are not limited to, barber/beauty shop, laundromat, mini-mart, drug store, gasoline station with retail sales and supermarkets.
2.
Low intensity retail sales and service uses include, but are not limited to, antique store, appliance sales, auto sales (building only), equipment repair shop, furniture store, hardware store, photography sales and shoe repair.
L.
Joint Use. In the case of two or more uses in the same building or on the same lot, the total requirements for off-street parking facilities shall be 75 percent of the sum of the requirements for the various uses computed separately, except for newly constructed shopping centers. Off-street parking facilities for one use shall not be considered as providing required parking facilities for any other use. The director shall be responsible for determining the various uses within a building or on a lot and the resulting parking requirements for each use.
M.
Joint Use Reduction for Dissimilar Hours. The joint use of parking facilities may be authorized for those uses which have dissimilar peak-hour parking demands if:
1.
The joint use facility has a quantity of parking spaces greater than or equal to the quantity of spaces necessary for the use with the highest parking requirement; or
2.
The quantity of parking spaces of one user is in excess of parking requirements for that use. The excess parking spaces within the facility may be leased to another user. To qualify as a joint use parking facility, the facility must be located within a radius of 500 feet from the structure or use it is intended to serve;
3.
The joint users shall enter into a contract for joint use parking facilities. The contract shall be for a minimum of five years and shall be approved by the city attorney prior to business license issuance. A joint use parking contract is not required within a planned development;
4.
Uses are not within a shopping center.
N.
Maximum Spaces. For multifamily, commercial and industrial uses where a minimum parking requirement is in place, a property owner may submit a waiver request to allow for parking spaces up to 20 percent above the maximum allowable number. If the waiver is granted, the increased parking spaces shall require an increase of 0.05 to the green area factor requirement for the site.
O.
Administrative Determination. The director has the authority to determine the number of parking stalls required per use and can alter the above requirements. In making an administrative determination the director shall consider potential impact to neighboring properties, the ability to limit vehicles traveling to the property, professional parking analysis, specific need and/or uniqueness of the business or sector, overall compliance with the goals and policies of the comprehensive plan, and compliance with other applicable development regulations including but not limited to setbacks, landscaping, and stormwater.
(Ord. 1317 § 3, 1998; Ord. 1685 § 1(Exh. A), 2009; Ord. 1760 § 2, 2011; Ord. 1954 § 41, 2016; Ord. 2140 § 2 (Exh. B), 2025; Ord. 2151 § 1 (Exh. 1), 2025)
§ 19.56.050 Drive-thru businesses.
A business which maintains a drive-thru facility shall provide stacking space for motor vehicles as follows:
A.
Stacking Space. The drive-thru facility shall have sufficient stacking space for motor vehicles during peak business hours. Stacking space is in addition to the required parking spaces for the specific use. Fast food restaurants shall have a minimum of six stacking spaces for each drive-thru lane. Banks shall have a minimum of three stacking spaces for each window. Other uses shall have the stacking space requirements as determined by the director. Stacking spaces shall be a minimum of 15 linear feet.
B.
Location. A drive-thru entrance, exit or stacking space shall not be located in an area which will cause congestion or safety hazards.
(Ord. 1317 § 3, 1998; Ord. 2140 § 2 (Exh. B), 2025)
§ 19.56.060 Off-street loading space.
For all new development or uses, adequate permanent off-street loading space and associated maneuvering area shall be provided if the use requires deliveries or shipments of people, materials, and/or merchandise. The loading space and maneuvering area shall be shown on a plan and submitted for approval by the director. No portion of a vehicle taking part in loading or unloading activities shall project into a public right-of-way, private easement or pedestrian area. Loading space and maneuvering areas shall be in addition to required off-street parking spaces.
A.
Relationship of Loading and Maneuvering Areas to Buffer Yards. For developments with buffer yards, the loading space and maneuvering area location shall be based, at a minimum, on the following criteria:
1.
At the farthest distance from the buffer yard as practicable; and
2.
If possible, in such a manner that the primary building is between the buffer yard and the loading and maneuvering area.
B.
Relationship to Setback. Uncovered loading space and maneuvering area may occupy any or all of a required setback, unless restricted by other sections of the FMC. A covered loading area shall comply with the minimum setback requirements for the district.
C.
Uses Which Require Loading Space. Structures and uses which require loading space and associated maneuvering area include, but are not limited to, the following: warehouses, supermarkets, department stores, office buildings greater than or equal to 20,000 square feet, industrial or manufacturing uses, freight terminals, railroad yards, mortuary and other commercial and industrial buildings which, in the judgment of the director, are similar in nature in regard to loading space and maneuvering area requirements. If applicable, this requirement may be waived by the director.
D.
Dimension and Quantity of Loading Spaces. The dimension and quantity of loading spaces shall be determined on a case-by-case basis by the director. The director's determination shall be based on the size and quantity of pick-up and delivery vehicles associated with the given structure or use. Loading spaces shall not be located within a required fire apparatus access lane.
(Ord. 1317 § 3, 1998; Ord. 2140 § 2 (Exh. B), 2025)
§ 19.56.070 Dimension and design standards.
A.
Parking Stall and Driveway/Aisle Dimensions.
Minimum Stall and Driveway/Aisle Dimensions | |||||
|---|---|---|---|---|---|
Stall Angle (degrees) | |||||
0° (parallel) | 30° | 45° | 60° | 90° | |
Stall Width (ft) | |||||
Regular space | 9 | 9 | 9 | 9 | 9 |
Compact space | 9 | 9 | 9 | 9 | 9 |
Stall Depth (ft) | |||||
Regular space | 22 | 19 | 19 | 19 | 19 |
Compact space | 22 | 16 | 16 | 16 | 16 |
Driveway/Aisle (ft) | |||||
One-way | 12 | 13 | 13 | 17 | 24 |
Two-way | 19 | 20 | 20 | 20 | 24 |
1. Accessible spaces. Information on the accessible parking space dimensions is the responsibility of the building official. 2. Two-foot overhang. Upon the approval of the director, two feet of parking space may overhang into a curbed, nonpedestrian area. | |||||
 |
B.
Compact Stalls. If five or more parking spaces are required, then 30 percent of the required parking spaces for a business may be designated and designed for compact cars. Compact stalls shall be identified by a minimum of five-inch lettering within each space. If practicable, compact stalls shall be interspersed throughout the required parking area.
C.
Truck Stalls. Truck parking stalls shall be a minimum of 55 feet by 10 feet. Truck stalls shall be identified by a minimum of six-inch lettering within each space.
D.
Bicycle Parking. All commercial, industrial, public and recreational uses which require 25 or more parking spaces in accordance with this chapter shall provide a minimum of five bicycle parking spaces. Bicycle parking areas shall provide a secure facility (i.e., racks, posts) for locking bicycles and shall be located in a reasonably convenient area on-site. The bicycle parking area shall not interfere with pedestrian or vehicular traffic. The director may require more bicycle facilities for uses requiring 100 or more parking spaces or high expected bicycle traffic. Designated indoor bicycle parking may be provided in lieu of outdoor parking upon approval of the director.
E.
Units of Measurement.
1.
Benches. In stadiums, sports arenas, churches and other places of assembly in which patrons or spectators occupy benches, pews or other similar seating facilities, each 20 inches of width of such seating facility shall be counted as one seat for the purposes of determining requirements for off-street parking facilities.
2.
Fractions. Required parking space calculations resulting in a fraction greater than or equal to 0.50 shall be rounded up and fractions less than 0.50 shall be rounded down.
F.
Long-Term Parking. Parking stalls shall not be used for permanent or long-term parking or storage of vehicles or materials.
(Ord. 1317 § 3, 1998; Ord. 2140 § 2 (Exh. B), 2025)
§ 19.56.080 Construction.
A.
Landscaping. The landscaping requirements of Chapter 19.64 FMC shall apply.
B.
Paving. All off-street parking areas, including stalls, loading space, maneuvering areas and access from public rights-of-way and private easements, shall be paved with permeable pavements. Impervious pavement materials may be used if stormwater runoff from the pavement is mitigated by adjacent on-site stormwater management BMPs when approved by the city engineer. When supported by geotechnical data, the city engineer shall have the authority to grant an exemption from all or part of these requirements.
C.
Wheel Stops. Wheel stops shall be required on the periphery of a parking lot to prevent vehicles from protruding into public rights-of-way, buildings, pedestrian walkways or bicycle lanes. Wheel stops shall be located two feet from the end of the stall.
D.
Parallel Stalls. Parallel stalls shall be designed so that the doors of vehicles do not open into public rights-of-way, pedestrian walkways, buildings or bicycle lanes.
E.
Lighting. Any lighting of a parking lot, including within circulation and storage areas, shall illuminate only the parking lot. All lighting shall be designed and located so as to avoid undue glare or reflection of light. Light standards shall not be located so as to interfere with parking stalls, pedestrian walkways, bicycle lanes or loading and circulation areas. The director may require a reduction in the wattage, height of the standards and/or light standard shields in order to ensure that lighting remains on site.
F.
Customer Parking Location. For commercial uses, customer parking shall be located as close to a customer entrance door as practicable. If customer parking is located on the opposite side of a building from the customer entrance, then a pedestrian walkway, which may include a sidewalk of at least five feet in width, adjacent to the building, curbed and raised six inches, may be required by the director.
G.
Drainage. Surface drainage point discharge shall not cross pedestrian areas.
H.
Ingress and Egress. Ingress and egress to a site shall be limited to the minimum extent necessary for adequate circulation. The number and appropriate width and curb cut dimensions of ingresses and egresses shall be determined by the public works director. The public works director may require ingress separate from egress in order to facilitate traffic safety. Ingress and egress for any off-street parking, loading and circulation areas shall not be located closer than 20 feet from the nearest intersection. The public works director may specify a required separation distance between a proposed or existing ingress and/or egress and greater than 20 feet separation from the nearest intersection.
I.
Traffic Control Devices. All traffic control devices, such as parking stripes, directional arrows or signs, railings, curbs and other devices, shall be installed and completed per plans approved by the public works director.
J.
Maintenance. All required circulation areas, including stalls, loading and maneuvering areas and access from public rights-of-way, shall be permanently maintained to ensure continuing compliance with this chapter.
(Ord. 1317 § 3, 1998; Ord. 1685 § 1(Exh. A), 2009; Ord. 1954 § 42, 2016; Ord. 2140 § 2 (Exh. B), 2025)
§ 19.56.090 Parking plan.
A detailed parking plan shall be submitted with applicable land use, building permit or business license application. The parking plan shall contain the following information: the existing and proposed development, parking stall and driving aisle location and dimensions, loading and maneuvering area, curb cuts, light fixtures, adjacent streets, landscape islands and peninsulas and other relevant features of the proposed parking facility. The parking plan shall include the location and square footage for each existing and/or proposed structure or use area and the proposed area, including floor area, dedicated to each use as identified in FMC 19.56.040. A lighting plan detailing light standard height, location of lights, wattage, and light dispersion patterns shall be submitted with the parking plan. The parking plan may be combined with the landscaping plan required in Chapter 19.64 FMC. The parking plan shall be subject to approval by the director.
Separate plans for off-street parking for residential developments with less than three proposed units are not required except when the parking space for residential uses is to be located on a lot other than the one on which the residential building is located.
(Ord. 1317 § 3, 1998; Ord. 2140 § 2 (Exh. B), 2025)
