Lacey City Zoning Code
16.72 Off-Street
Parking and Loading
16.72.010 Intent.
It is the intent of this chapter to:
A. Assure that space is provided for the parking, loading and unloading of motor vehicles on the site of premises or uses which attract said motor vehicles;
B. Provide minimum and maximum standards of space and parking arrangements, and for the movement of motor vehicles into and out of such spaces;
C. Promote implementation of the city of Lacey Transportation Plan policies to support commute trip reduction programs and more use of transportation choices;
D. Provide alternatives and incentives to reduce parking needs by utilizing transportation demand management (TDM) strategies;
E. Reduced parking has benefits, particularly considering opportunities for alternative use of valuable land resources. Less space utilized for parking means additional area for retail space, additional building pads, or more pervious surface and landscaping. Increased retail space can help promote a healthy retail tax base. More pervious surface and landscaping can reduce drainage impacts, and promote more attractive cityscape;
F. Calm traffic for pedestrian comfort and security on public streets and parking lots by:
1. Controlling access to sites; and
2. Allowing parking on the streets in zones with a pedestrian emphasis for separation between the sidewalk and moving automobiles;
G. Enhance safety for pedestrians and motor vehicle operators;
H. Encourage the creation of an aesthetically pleasing and functionally adequate system of off-street parking and loading facilities. (Ord. 1434 §3, 2014; Ord. 1130 §1, 2000; Ord. 583 §2.29(A), 1980).
16.72.020 General requirements.
A. Off-street parking spaces and driveways shall not be used at any time for purposes other than their intended use, i.e., the temporary storage of motor vehicles used by persons visiting or having business to conduct on the premises for which the parking is provided. Provided, however, the site plan review committee may approve other uses it deems reasonable that will not adversely impact parking requirements for the primary use of the property such as street merchant pads, temporary seasonal merchandise displays, pedestrian refuge islands, and pocket parks for pedestrian seating and use.
B. Parking space required and intended for use by occupants or users of specific premises shall not be leased or rented to others, nor shall such space be made unavailable through other means to the users for whom the parking spaces are intended. This, however, does not preclude shared parking arrangements approved by the city or other activities approved by the site plan review committee.
C. Except where specifically permitted in certain zoning districts, off-street parking spaces shall not be used for loading or unloading of commercial vehicles larger than those vehicles for which the parking spaces are intended.
D. Whenever a building or a piece of land is put to a use different from the immediately preceding use, or when a building is remodeled, reconstructed or expanded, adequate off-street parking shall be provided consistent with the new use, reconstruction or expansion of the premises.
E. Proposed large projects that are defined as major employers or worksites (RCW 70.94.524) shall provide an assessment of the cost of parking space separate from the cost of the area used for building purposes. This information will help the applicant, the city of Lacey and Intercity Transit evaluate opportunities for parking reduction and TDM strategies. (Ord. 1539 §118, 2019; Ord. 1434 §4, 2014; Ord. 1130 §2, 2000; Ord. 583 §2.29(B), 1980).
16.72.025 Maintenance.
A. It shall be the responsibility of the property owner to ensure that all off-street parking spaces and areas required by this chapter are maintained for the duration of the improvement or use requiring the parking area.
B. All parking facilities, including curbs, directional markings, handicapped symbols, landscaping, pavement, signs, striping, and wheel stops, shall be permanently maintained by the property owner/tenant in good repair, free of litter and debris, potholes, obstructions, and stored material.
C. Drive aisles, approach lanes, and maneuvering areas shall be marked and maintained with directional arrows and striping to expedite traffic movement. Any area not intended for parking shall be signed as such, or, in areas where curb exists, the curb may be painted red in lieu of signs. (Ord. 1539 §119, 2019).
16.72.030 District parking requirements.
A. The requirements for any use not listed herein shall be those of the listed use most similar to the unlisted use. When similarity is not apparent, the enforcing officer and/or the site plan review committee shall determine the minimum and maximum for the unlisted use.
B. For conditional uses, as identified and described in Chapter 16.66 LMC, the parking requirement shall be as provided in that chapter or as determined by the site plan review committee.
C. Residential District. Off-street parking requirements for residential districts are located in Table 16T-13.
D. Commercial, Community Office and Industrial Uses.
1. General Parking Standards--Parking Standard Table.
a. In the several commercial, industrial, community office, and mixed use districts, off-street parking requirements shall be as shown in Table 16T-13; provided, that all of the property is controlled by a single person or corporation, or written agreements for shared parking, acceptable to the city, are filed with the enforcing officer.
b. Phased Reduction of Maximum Parking Standards. One technique for transportation demand management (TDM) is to reduce maximum allowable parking spaces. This can be done by slowly phasing down the maximum allowable number of parking spaces over a period of years. This technique has advantages of reducing vehicle trips and conserving urban commercial land that can be used for other purposes. However, this technique has the potential to have a significant adverse impact on the jurisdiction’s economic development if other reasonable forms of alternative transportation are not available. This technique should be periodically revisited to consider its viability but should not be implemented until its viability for Lacey is established.
c. Minimum Optional Guidelines and Maximum Standards. To promote parking reduction, the optional minimum guideline serves as a suggested parking number but is not mandatory for automobiles except for single-family residential development. Applicants are encouraged to provide less automobile parking than the minimum listed whenever possible based upon being located within one-half mile of a fixed transit route with thirty-minute headway or less, available on-street parking, shared parking within walking distance, on-site vehicle sharing programs, and other factors. The minimum number listed for bicycle parking shall be provided as indicated in the table for both commercial and residential development.
If the number of parking spaces is less than the minimum required, this shall be demonstrated at the time of application to the site plan review committee based upon a parking plan. Upon justification to the satisfaction of the committee, whatever number of parking spaces agreed upon shall be the number required, and this shall be an enforceable condition of the approval.
The maximum parking standards may be increased if the site plan review committee finds compelling reasons to do so. Such determination shall be at the sole discretion of the committee based upon such factors as unique site or use requirements, historical data of a particular use or other relevant factors indicating additional parking is necessary to properly serve a use or uses at a site.
Shared parking agreements are encouraged if the physical relationship between the premises is within convenient walking distance and makes such sharing possible.
2. If more parking spaces than the maximum permitted by Table 16T-13 exist on the subject property, an owner/developer may lease those excess spaces or convert excess spaces into LID facilities where feasible, such as permeable paving or bioretention, until conformance with Table 16T-13 is reached.
a. Shared parking is particularly encouraged when:
(1) The total number of parking spaces provided is sufficient to meet expected demand; or
(2) The uses are operating during different hours and number of spaces needed for all uses at any one time are satisfied. If permitted, the total number of spaces for a shared arrangement should be no greater than the maximum number of spaces permitted for all uses operating at the same time.
b. Where adjoining parking facilities of two or more ownerships are developed and designed as one parking facility, a reduction of required parking spaces may be permitted based upon the increased potential opportunity for shared parking and other parking reduction techniques.
c. The continuation of joint or shared facilities should be assured by a sufficient legal document such as a covenant or reciprocal easement agreement or by participation in a local improvement district or parking association. Joint or shared parking associated with multi-tenant retail and commercial uses will be considered to be a shared parking facility. Lease agreements will satisfy the requirement for a sufficient legal document. However, any new tenant whose parking requirement reduces the total parking available in the shared parking facility below seventy-five percent of the requirements for all uses sharing the facility will be required to provide additional parking.
d. For large projects where a traffic study is required under Chapter 14.21 LMC (Traffic Mitigation and Concurrency) and the proposal has one hundred or more employees, a comprehensive TDM strategy may be proposed to achieve a reduction in minimum parking listed in the parking table. Additionally, a bonus credit towards transportation impact fees may be awarded for reducing parking area pursuant to this section. The reduction in parking permitted and the incentive bonus shall be commensurate with the permanence, effectiveness and demonstrated reduction in off-street parking demand effectuated by such alternative programs.
Alternative programs that may be considered by the enforcing officer and/or site plan review committee under this provision include, but are not limited to, the following:
(1) Private vanpool operation;
(2) Transit/vanpool fare subsidy;
(3) Imposition of a charge for parking;
(4) Provision of subscription bus services;
(5) Flexible work hour schedule;
(6) Capital improvements for transit services;
(7) Preferential parking for carpools/vanpools;
(8) Participation in the ride-matching program;
(9) Reduction of parking fees for carpools and vanpools;
(10) Establishment of a transportation coordinator position to implement carpool, vanpool and transit programs;
(11) Bicycle parking facilities including associated shower and changing facilities;
(12) Compressed work week;
(13) Telecommuting;
(14) Advancements in technology including autonomous vehicles;
(15) Other techniques and strategies approved by the site plan review committee.
e. Parking reduction under this subsection (D)(2) must provide information regarding the administration of the program to the site plan review committee. The information must include:
(1) Address each individual TDM strategy as part of the transportation impact analysis;
(2) Provide the city with an estimate of peak hour employees as part of their site plan review application and traffic impact analysis;
(3) Provide estimated parking occupancy rates for the development as part of the transportation impact analysis showing average weekday use;
(4) Demonstrate how TDM strategies will be used to minimize the need for parking.
3. The city is hereby authorized to develop parking requirements specific to certain geographic locations or districts rather than individual sites by pooling parking supply in desired locations. Any parking requirements established as part of these programs may deviate from the typical standards contained herein and would be binding on the properties within these locations.
E. Transportation Demand Management Incentives. The site plan review committee shall determine whether the applicant can receive a traffic impact mitigation fee reduction for implementation of TDM strategies that reduce parking needs. Such incentives will be as listed in the following schedule as well as any traffic mitigation credit allowed under LMC 14.21.030. The incentive bonus is as follows:
1. Any developer who builds at the minimum amount of parking allowed shall receive a five percent trip reduction in the calculation of traffic impacts.
2. Any developer who builds at or below the minimum and includes significant strategies from subsection (D)(2)(d) of this section is eligible for an additional five percent trip reduction bonus.
3. Additional bonuses will be allowed under the provisions of LMC 14.21.030. (Ord. 1614 §1, 2022; Ord. 1539 §120 (part), 2019; Ord. 1500 §3 (part), 2016; Ord. 1496 §101, 2016; Ord. 1434 §5, 2014; Ord. 1230 §1, 2004; Ord. 1220 §52, 2004; Ord. 1192 §185, 2002; Ord. 1130 §3, 2000; Ord. 859 §1, 1989; Ord. 691 §41, 1984; Ord. 583 §2.29(C), 1980).
Table 16T-13
Use | Unit Measure | Optional Min | Max | Required Bicycle Parking Spaces |
|---|---|---|---|---|
BUSINESS PARK | ||||
General business park1 | Per 1,000 square feet | 2 | 4 | See offices |
COMMERCIAL | ||||
Banks | Per 1,000 gross square feet | 2 | 3 | See offices |
Billiard halls | Per table | 1 | 2 | 1 per 20 auto stalls. Minimum of 4 |
Bowling alleys | Per alley | 3 | 5 | 1 per 20 auto stalls. Minimum of 4 |
Commercial recreation | Per 1,000 square feet | 3 | 5 | 1 per 20 auto stalls. Minimum of 4 |
Daycare, preschools, nursery schools | Per teacher plus 1 drop-off loading area per 7 students | 0.5 | 1 | 1 per 25 auto stalls. Minimum of 1 |
Per room or suite | 1 | 2 | See retail | |
Per 1,000 square feet of GFA | 2 | 4 | See offices | |
Mini storage | Per 100 units or a minimum of 3 spaces plus 2 for permanent on-site managers | 1 | None | |
Mortuaries, funeral homes | Per 4 seats | 1 | 2 | None |
Neighborhood commercial shopping area | Per 1,000 square feet | 1 | 2 | See retail |
Per 1,000 square feet of GFA | 1 per 15 auto stalls. Minimum of 2 | |||
• With on-site customer service | 2 | 4 | ||
• Without on-site customer service | 1.5 | 3 | ||
Regional shopping centers, food and drug stores | Per 1,000 square feet of GFA | 3 | 6 | See retail |
Per 100 square feet of dining area | 1 | 4 | See retail | |
Retail | Per 1,000 gross square feet | 3 | 6 | 1 per 20 auto stalls. Minimum of 2 |
Retail in mixed use development2 | Per 1,000 gross square feet | 2 | 4 | See retail |
Service stations (mini marts are retail uses) | Per employee plus per service bay | 0.5 | 1 | None |
INDUSTRIAL | ||||
General industrial | Greatest number of employees on a single shift plus 1 square foot of parking for each square foot of display area plus 1 space for each vehicle owned, leased or operated by the company | 0.5 | 1 | See offices |
Warehouse | Per 1,000 square feet of GFA plus | 1 | None | |
Per 400 square feet of GFA used for office or display area | 1 | |||
INSTITUTIONAL | ||||
Convalescent facilities, nursing homes | Per 2 patient beds | 1 | 3 | See offices |
Per bed | 0.5 | 1 | See offices | |
Libraries | Per 200 square feet of GFA | 0.5 | 1 | 1 per 20 auto stalls. Minimum of 2 |
Schools, elementary and junior high | Per classroom and office | 1 | 1.5 | 1 per classroom |
Schools, senior high | Per classroom and office plus per each 5 students of designated capacity | 1 | 2 | 1 per five auto stalls. Minimum of 2 |
PLACES OF ASSEMBLY | ||||
Places of assembly without fixed seats | Per 1,000 square feet of GFA3 | 10 | 11 | 1 per 25 auto stalls. Minimum of 2 |
Places of worship | Per 4 seats | 1 | 2 | 1 per 40 auto stalls. Minimum of 4 |
Stadiums, auditoriums, gymnasiums, theaters4 | Per 4 seats of the permitted assembly occupants | 1 | 1.5 | 1 per 25 auto stalls. Minimum of 4 |
RESIDENTIAL | ||||
Accessory dwelling unit | Per dwelling unit | 1 | None | |
Single-family | Per dwelling unit | 26 | None | |
Per dwelling unit | 2 | None | ||
Per each studio unit | 1 | 1 per 10 auto stalls. 2 minimum per building | ||
Per each 1- or 2-bedroom unit | 1.5 | |||
Per each 3 or more bedroom unit | 2 | |||
Manufactured home subdivision | Per dwelling unit | 2 | None | |
Per dwelling unit | 1.5 | None | ||
Rooming houses, lodging houses, bachelor or efficiency units | Per occupant | 1 | 3 | None |
Senior citizen apartments | Per 3 dwelling units | 1 | 2 | See multifamily |
1When calculating need, a lower ratio of five-tenths per one thousand square feet of GFA can be justified when a covenant is attached to the property that limits the occupancy load to ninety-five percent of the parking stalls available. In addition, the SPRC may authorize a parking ratio up to five spaces per one thousand square feet of GFA if the need can be demonstrated.
2If retail space in a mixed-use development exceeds forty percent of the gross floor area of the development, the retail use parking requirements of this section apply to the entire space.
3Gross square feet does not include enclosed or covered areas used for off-street parking or loading, mechanical floor areas or covered public spaces.
4School and/or public facility parking spaces may be used provided the facilities are on the same or contiguous parcels within three hundred feet of the theater or auditorium.
5In manufactured home parks, the parking spaces in excess of one per manufactured home may be grouped in shared parking areas.
6For single-family residential development, a minimum of two parking spaces is required.
The following notes apply to all of the above uses:
•Minimum automobile spaces listed in the table are optional guidelines provided in LMC 16.72.030(D)(1)(c) (optional minimum guidelines). Minimum parking spaces for bike parking are mandatory.
•Parking ratios for mixed use development projects shall be determined by calculating the percentage of GFA by use multiplied by the appropriate parking ratio for each use plus a five percent parking reduction for two uses, ten percent parking reduction for three uses and fifteen percent parking reduction for four or more uses.
•Parking spaces provided as part of the above/below grade parking amenity identified in Table 14T-12 shall be exempt from all maximum parking requirements.
•All major employers or major worksites, as defined by RCW 70.94.524, shall designate at least five percent of auto spaces as carpool spaces. These spaces must be located as close to the main employee entrance as possible and shall be called out on the site plan.
•Where adjacent roads are designed for on-street parking and approved by the public works director, parking credit may be given for on-street parking.
(Ord. 1614 §2, 2022; Ord. 1612 §14, 2022; Ord. 1539 §120 (part), 2019; Ord. 1500 §3 (part), 2016; Ord. 1434 §7, 2014).
16.72.040 Repealed
Repealed by Ord. 1496. (Ord. 1434 §8, 2014; Ord. 583 §2.29(D), 1980).
16.72.045 Repealed
Repealed by Ord. 1496. (Ord. 618 §10, 1981).
16.72.050 Development standards.
A. Parking lot construction shall comply with LMC 14.19.030.
B. Parking area design shall include:
1. Ingress and Egress. The location of all points of ingress and egress to parking areas shall be subject to the review and approval of the city engineer.
2. Backing Out Prohibited. In all commercial and industrial developments and in all residential buildings containing five or more dwelling units, parking areas shall be so arranged as to make it unnecessary for a vehicle to back out into any street or public right-of-way.
3. Parking Spaces--Access and Dimensions. Adequate provision shall be made for individual ingress and egress by vehicles to all parking stalls at all times by means of unobstructed maneuvering aisles. Maneuvering aisles and parking stall dimensions shall be as shown in Tables 16T-18, 16T-19, and 16T-20.
4. Surfacing. All parking areas for more than four vehicles shall be surfaced with permeable paving surfaces in conformance with the current City of Lacey Stormwater Design Manual, asphalt, concrete or similar pavement so as to provide a surface that is durable and dust-free and shall be so graded and drained as to properly dispose of all surface water.
5. Stormwater management is required and shall comply with the current City of Lacey Stormwater Design Manual and shall be subject to the city’s review and approval, and shall, moreover, comply with Chapter 15.22 LMC pertaining to community facilities.
6. Parking shall be designed and constructed for a minimum of thirty percent and a maximum of fifty percent of the required number of spaces for compact size cars. An applicant must clearly identify all spaces designed and constructed for compact car use. The enforcing officer and/or site plan review committee may approve the design and designation of the required percentage of spaces for use by compact cars if the applicant demonstrates that no adverse impact will result.
7. Parking area for land uses located outside the city shall be prohibited.
8. Convenient and safe pedestrian access shall be provided. At a minimum, pedestrian features shall include:
a. Raised crosswalks with color and texture (preferably brick or brick-like) where pedestrian access crosses automobile access lanes.
b. Pedestrian lanes shall be designed with texture and color, preferably brick or brick-like accents.
c. Planter areas and vegetated LID facilities shall be designed in consideration of pedestrian access to provide separation from automobile access lanes, to help identify areas for pedestrian access and to make pedestrian access more comfortable and inviting.
d. Pedestrian access shall be designed through a consideration of on-site activity as well as uses and destination sites that are located in the surrounding area. Where parking areas for other destination sites are adjacent to the site, linkage should be provided so customers from one site will not have to get in a car and drive to the next.
e. Lighting shall be provided along designated pedestrian routes to enhance safe walking conditions and to deter crime. Lighting shall be adequate, focused and shielded to illuminate pedestrian paths and to prevent light impacts to adjacent properties. Lights provided for a parking lot shall be designed to provide coverage for both vehicles and pedestrians and may be of a scale appropriate to both. Where pedestrian routes leave a parking lot, pedestrian-scale lighting shall be used.
9. An owner/developer may install parking spaces in phases if a phased schedule has been approved by the enforcing officer and/or site plan review committee. This schedule must specifically indicate when the parking will be provided. The enforcing officer and/or site plan review committee may permit the use of temporary parking areas with appropriate screening as part of a phasing schedule. In addition, the enforcing officer and/or site plan review committee may require a performance assurance device to insure conformance with the requirements of Ordinance 1130.
10. When adequate vehicular access to an approved lot or development is available from a side street, no such access shall be permitted from the front street. Where lots have double frontage, if vehicular access from a side street or a street of lower functional classification is not available, such access shall be from the street anticipated to carry the least amount of traffic or the street that would have the least conflict with pedestrian traffic.
11. Parking Area and Circulation Design.
a. The city public works department shall have the authority to fix the location, width and manner of approach of vehicular ingress or egress from a building or parking area to a public street and to alter existing ingress and egress as may be required to control street traffic in the interest of public safety and general welfare.
b. Internal circulation of the lot shall be so designed as to minimize conflicts with pedestrians with priority given to pedestrians considering convenience, comfort, safety and security. In-and-out driving time, idling time and time spent looking for a parking space should be a consideration, but should not influence design parameters that reduce pedestrian functionality.
c. Parking areas shall include landscaping as required by Chapter 16.80 LMC. Landscaping shall be designed to provide both functional and aesthetic benefits, be designed to ensure safety for drivers and pedestrians, and avoid creating security dangers for customers or employees.
d. Parking circulation and design shall meet requirements for public transportation and pedestrians under LMC 14.23.084.
C. Bicycle Design Standards.
1. The minimum bicycle rack shall be grouped into four parking stalls for ease of visibility to the public. Bicycle facilities shall be shared among adjoining establishments.
2. Bicycle racks which only support a bicycle front or rear wheel are not permitted. The rack shall be securely mounted to the ground and covered and provide two points of support on the frame to prevent locked bicycles from falling over.
3. Bicycle parking spaces shall be two feet by six feet with no less than a seven-foot overhead and a five-foot maneuvering aisle behind each row of bicycle parking.
4. A bicycle parking area shall be separated from a motor vehicle parking area by a barrier, post or bollard, or by at least five feet of open space behind the maneuvering area.
5. Bicycle facilities shall be located no further from a public entrance than the nearest non-handicapped parking stall.
6. If public bicycle parking is not clearly visible from the main entrance, then directional signs shall be provided.
7. All major employers or major worksites, as defined by RCW 70.94.524, shall provide bicycle parking facilities, lockers, changing areas, and showers for employees who bicycle or walk to work. (Ord. 1539 §121, 2019; Ord. 1496 §104, 2016; Ord. 1480 §§28, 29 (part), 2015; Ord. 1434 §9, 2014; Ord. 1131 §8, 2000; Ord. 1130 §4, 2000; Ord. 1044 §26, 1996; Ord. 583 §2.29(E), 1980).