Lakewood City Zoning Code
18A.80 Parking
18A.80.005 Definitions.
See LMC 18A.10.180 for definitions relevant to this chapter. [Ord. 726 § 2 (Exh. B), 2019.]
18A.80.010 Purpose.
It is the purpose 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 Lakewood 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; and
H. Encourage the creation of an aesthetically pleasing and functionally adequate system of off-street parking and loading facilities. [Ord. 726 § 2 (Exh. B), 2019.]
18A.80.020 General requirements.
A. Required Plans. Building permits shall not be approved unless there is a building plan and plot plan identifying parking and loading facilities in accordance with this chapter. No permit or City license shall be issued unless there is proof that required parking and loading facilities have been or are currently provided in accordance with the provisions of this chapter.
B. 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 Director may approve other uses deemed to be reasonable and that will not adversely impact parking requirements for the primary use of the property such as street merchant pads, pedestrian refuge islands, and pocket parks for pedestrian seating and use.
C. 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 requirement, however, does not preclude shared parking arrangements approved by the City or other activities approved by the Site Plan Review Committee.
D. 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.
E. Off-street parking and loading spaces shall be provided in accordance with the provisions of this chapter when any of the following actions occur. These provisions apply to all uses and structures in all land use districts unless otherwise specified.
1. When a main or accessory building is erected.
2. When a main or accessory building is relocated or expanded.
3. When a use is changed to one requiring more or less parking or loading spaces. This also includes all occupied accessory structures.
4. When the number of stalls in an existing parking lot is decreased or increased by twenty-five (25) percent or six (6) stalls, whichever is less. Only those stalls and areas proposed to be added or removed shall be subject to the provisions of this chapter. (Note: proposed expansions of existing parking lots not subject to the minimum parking requirements of this chapter).
F. Proposed large projects that are defined as major employers or worksites (RCW 70A.15.4010) shall provide an assessment of the cost of parking space separate from the cost of the area used for building purposes. This information will assist the applicant, the City of Lakewood and Pierce Transit to evaluate opportunities for parking reduction and TDM strategies.
G. Location. Off-street parking facilities shall be located on the same property as the use they are required to serve except as provided below. Where a distance is specified, such distance shall be the walking distance measured from the nearest point of the parking facilities to the nearest point of the building that such facility is required to serve.
1. For a nursing home, assisted living facility, convalescent home, or group home, the parking facilities shall be located within one hundred (100) feet of the building they are required to serve.
2. For multifamily dwellings where the lot cannot accommodate all the required parking on site for its needs, up to forty (40) percent of the required parking may be located on a lot adjacent to the development.
3. For all nonresidential uses where the lot cannot accommodate all the required parking on-site for its needs, parking facilities shall be located not farther than seven hundred fifty (750) feet from the facility. Parking shall not be permitted on properties zoned single-family residential (R1, R2, R3, R4) or open space (OSR1 and OSR2) unless the parking is being provided for a use that is permitted in said district.
4. For subsections (G)(1), (G)(2), and (G)(3) of this section, off-site parking lots must be legally encumbered pursuant to LMC 18A.80.060.
H. Unlawful Removal. It is unlawful to discontinue prior approved parking facilities without establishing alternate facilities that meet the requirements of this chapter. Parking and loading facilities which are adequate to meet the requirements contained in this chapter shall be provided and maintained as long as the use they serve is in existence. These facilities shall not be reduced in total unless a shared parking agreement is canceled, a change in occupancy or use of a premises has occurred which results in a reduction of required parking.
I. Mechanical Parking Lifts. In commercial zones and multifamily developments, by approving a mechanical lift permit, mechanical parking lifts may be used to satisfy all or a portion of vehicle parking requirements. Additional surface parking up to twenty-five (25) percent of the required minimum amount of spaces may be required for lift systems unable to accommodate a range of vehicles including trucks, vans, SUVs, or large sedans. Applications submittals shall include any information deemed necessary by the Director to determine parking can adequately and feasibly be provided and that the following performance standards can be met and the following findings for approval can be made:
1. The use of mechanical lift parking results in superior design and implementation of City goals and policies for infill development.
2. In existing developments and established neighborhoods, mechanical lift parking will be adequately screened and compatible with the character of surrounding development; and, in new developments, mechanical lift parking be compatible and appropriately considered with overall building and site design.
3. Mechanical lift parking systems shall comply with all development standards including but not limited to height and setback requirements, and parking and driveway standards with the exception of minimum parking stall sizes which are established by lift specifications.
4. There exists adequate agreement running with the land that mechanical parking systems will be safely operated and maintained in continual operation with the exception of limited periods of maintenance.
5. There are no circumstances of the site or development, or particular model or type of mechanical lift system which could result in significant impacts to those living or working on the site or in the vicinity. [Ord. 758 § 2 (Exh. A), 2021; Ord. 726 § 2 (Exh. B), 2019.]
18A.80.025 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. 758 § 2 (Exh. A), 2021.]
18A.80.030 Zoning 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 Director shall determine the minimum and maximum for the unlisted use. The Director may require that the applicant conduct a parking study to evaluate the parking needs associated with a proposed use.
B. For conditional uses, as identified and described in Chapter 18A.20 LMC, Article II, the parking requirement shall be as provided in that chapter or as determined by the Hearing Examiner.
C. Residential Zoning District. Off-street parking requirements for residential districts are located in subsection F and G of this section.
D. Commercial, Office and Industrial Uses. In commercial, industrial, and mixed use districts, off-street parking requirements shall be as shown in subsection F of this section; 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 Director.
E. Rounding of Fractions. When the number of required parking spaces for a particular use or building results in a fractional space, any fraction less than one-half (0.5) shall be disregarded and any fraction of one-half (0.5) or over shall be counted as one (1) space.
F. Parking Standards. Note that the parenthetical numbers in the matrix identify specific requirements or other information which is set forth following the matrix in subsection G of this section.
PARKING STANDARDS TABLE | ||||
|---|---|---|---|---|
Unit measure | Optional Minimum; see 18A.80.060(H)). | Max | Required bicycle parking spaces | |
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 |
Day care, preschools, nursery schools (1) | Per staff member | 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 seating area of banquet and meeting rooms | 6 | N/A | See places of assembly without fixed seats | |
Medical and dental clinic and offices | Per 1,000 square feet of GFA | 2 | 4 | See offices |
Mini storage | Per 100 units | 1; or a minimum of 3 spaces plus 2 for permanent on-site managers | N/A | None |
Mortuaries, funeral homes | Per 4 seats | 1 | 2 | None |
Neighborhood commercial shopping area | Per 1,000 square feet | 1 | 2 | See retail |
Office building | 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 |
Restaurants | 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 development | 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 one space for each vehicle owned, leased or operated by the company | 0.5 | 1 | See offices |
Per 2,000 square feet of GFA plus per 400 square feet of GFA used for office or display area | 1 | N/A | None | |
INSTITUTIONAL | ||||
Convalescent facilities, nursing homes | Per 2 patient beds | 1 | 3 | See offices |
Hospital | 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 5 auto stalls. Minimum of 2 |
Places of assembly without fixed seats | Per 1,000 square feet of GFA | 10 | 11 | 1 per 25 auto stalls. Minimum of 2 |
Places of assembly with fixed seats | Per 4 seats | 1 | 2 | 1 per 40 auto stalls. Minimum of 4 |
Stadiums, auditoriums, gymnasiums, theaters | Per 4 seats of the permitted assembly occupants. (School and/or public facility parking spaces may be used provided the facilities are on the same or contiguous parcels within 300 feet of the theater or auditorium.) | 1 | 1.5 | 1 per 25 auto stalls. Minimum of 4 |
RESIDENTIAL (See also subsection G of this section) | ||||
Per dwelling unit | 1 | N/A | None | |
Per dwelling unit within 1/2 mile of a major transit stop (3) | 0/1 | N/A | None | |
Affordable housing units within 1/2 mile of a major transit stop | Per dwelling unit within 1/2 mile of a major transit stop | Studio – 0 1 bedroom – 0 2+ bedroom – 0 | N/A | None |
Single-family | Per dwelling unit | 2 | N/A | None |
Per dwelling unit | 1 | N/A | None | |
Per dwelling unit within 1/2 mile of a major transit stop | 0 | N/A | None | |
Per dwelling unit | 2 | N/A | None | |
Per dwelling unit within 1/2 mile of a major transit stop (5) | 0 | N/A | None | |
Multifamily structures with four to six units on lots no greater than 6,000 square feet (5) | Per dwelling unit | Studio – 1 1 bedroom – 1 2+ bedroom – 1 | N/A | None |
Per dwelling unit within 1/2 mile of a major transit stop | 0 | N/A | None | |
Multifamily structures with four to six units on lots greater than 6,000 square feet (5) | Per dwelling unit | Studio – 1 1 bedroom – 1.25 2+ bedroom – 1.5 | N/A | None |
Per dwelling unit within 1/2 mile of a major transit stop | 0 | N/A | None | |
Multifamily structures with seven or more units (6) | Per dwelling unit | Studio – 1 1 bedroom – 1.25 2+ bedroom – 1.5 | N/A | 1 per 10 auto stalls. 2 minimum per building |
Per dwelling unit within 1/2 mile of a major transit stop | Studio – 0.75 1 bedroom – 1 2+ bedroom – 1.5 | N/A | 1 per 7.5 auto stalls. 3 minimum per building | |
Mobile home subdivision | Per dwelling unit | 2 | N/A | None |
Per dwelling unit | 1.5 | N/A | None | |
Rooming houses, lodging houses, bachelor or efficiency units (6) | Per occupant | 1 | 3 | See multifamily |
Per room within 1/2 mile of a major transit stop | 0.75 | 3 | See multifamily | |
Senior citizen apartments and housing for people with disabilities | Per 3 dwelling units | 1 | 2 | See multifamily |
Per dwelling unit within 1/4 mile of frequent transit service | 0 | N/A | 0.25 per unit | |
Off-Street Parking Dimension Table | ||||
|---|---|---|---|---|
45-Degree | 60-Degree | 90-Degree | Parallel | |
Parking Stall Width (A) | 9' (Compact 8') | 9' (Compact 8') | 9' (Compact 8') | 9' (Compact 8') |
Parking Stall Depth (B) | 18' (Compact 16') | 18' (Compact 16') | 18' (Compact 16') | 18' (Compact 16') |
Width of Driveway Aisle (C) | 13' | 18' | 24' | 12' |
Width of One-Way Access Driveway (D) | 14' | 14' | 14' | 14' |
24' | 24' | 24' | 24' | |
G. Additional Provisions.
1. For day care, preschools, and nursery schools, one (1) drop-off loading area must be provided per seven (7) students.
2. Restaurants in hotels and motels are managed as a separate use under parking requirements.
3. Accessory dwelling units within one-half (0.5) mile of a major transit stop, defined as a stop for commuter rail, bus rapid transit, or actual fixed route service at intervals of at least fifteen (15) minutes for at least five (5) hours during the peak hours of operation on weekdays, are not required to provide on-site parking spaces if adequate provision of on-street parking facilities is available as determined by the Director.
4. The requirements for reduced parking for affordable housing include the following:
a. Housing units must be affordable at fifty (50) percent of area median income or lower.
b. The housing unit is located within one-quarter (1/4) mile of a transit stop that receives transit service at least two (2) times per hour for twelve (12) or more hours per day.
c. A covenant must be registered on title consistent with the requirements in Chapter 18A.90 LMC that will maintain units as affordable for a minimum of fifty (50) years.
5. For middle housing types, housing units that are within one-half (1/2) mile of a major transit stop, defined as a stop for commuter rail or bus rapid transit, are not required to provide on-site parking if adequate provision of on-street parking facilities is available as determined by the Director.
6. For multifamily housing types:
a. Housing units within one-half (1/2) mile of a transit stop that receives transit service at least two (2) times per hour for twelve (12) or more hours per day are required to provide three-quarters (3/4) parking spaces per unit or one (1) space per bedroom, to a maximum of two (2) spaces per unit.
b. At least ten (10) percent of the total parking spaces must be set aside for unreserved guest parking.
7. In mobile home parks, parking spaces in excess of one (1) per mobile home may be grouped in shared parking areas.
8. For housing units that are specifically for seniors or people with disabilities and are within one-half (1/2) mile of a transit stop that receives transit service at least two (2) times per hour for twelve (12) or more hours per day, no on-site parking is required.
9. Garages and carports may not be required as a way to meet minimum parking requirements for residential development;
10. Parking spaces that count towards minimum parking requirements may be enclosed or unenclosed;
11. Parking spaces in tandem must count towards meeting minimum parking requirements at a rate of one (1) space for every twenty (20) linear feet with any necessary provisions for turning radius. For purposes of this subsection, “tandem” is defined as having two (2) or more vehicles, one (1) in front of or behind the others with a single means of ingress and egress;
12. Existence of legally nonconforming gravel surfacing in existing designated parking areas may not be a reason for prohibiting utilization of existing space in the parking area to meet local parking standards, up to a maximum of six (6) parking spaces;
13. Parking spaces may not be required to exceed eight (8) feet by twenty (20) feet, except for required parking for people with disabilities;
14. Off-street parking is not a condition of permitting a residential project if compliance with tree retention would otherwise make a proposed residential development or redevelopment infeasible;
15. Parking spaces that consist of grass block pavers may count toward minimum parking requirements;
16. Existing parking spaces that do not conform to the requirements of subsections 9 through 15 of this section above are not required to be modified or resized, except for compliance with the Americans with Disabilities Act (ADA);
17. Existing paved parking lots are not required to change the size of existing parking spaces during resurfacing if doing so will be more costly or require significant reconfiguration of the parking space locations.
18. Residential parking standards for residential development do not apply to:
a. Portions of the city for which the Department of Commerce has certified a parking study in accordance with RCW 36.70A.635(7)(a), in which case off-street parking requirement shall be as provided in the certification from the Department of Commerce. [Ord. 831 § 2 (Exh. A), 2025; Ord. 813 § 2 (Att. D), 2024; Ord. 772 § 2 (Exh. A), 2022; Ord. 726 § 2 (Exh. B), 2019.]
18A.80.040 Development standards.
A. 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 (5) 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 in Alleys. No person shall park a vehicle within an alley in such a manner or under such conditions as to leave available less than eight (8) feet of the width of the roadway for the free movement of vehicular traffic, and no person shall stop, stand, or park a vehicle within an alley in such a position as to block the driveway entrance to any abutting property.
4. 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.
5. Surfacing. All parking areas shall be surfaced with permeable paving surfaces in conformance with the current City of Lakewood Storm Water 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.
6. Storm water management is required and shall comply with the current City of Lakewood Storm Water Design Manual and shall be subject to the City’s review and approval.
7. Parking shall be designed and constructed for a minimum of thirty (30) percent and a maximum of fifty (50) 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 Director may approve the design and designation of more than fifty (50) percent of the spaces for use by compact cars if the applicant demonstrates that no adverse impact will result.
8. Parking area for land uses located outside the City shall be prohibited.
9. Community Design Requirements. Parking areas shall meet the applicable community design requirements of Chapter 18A.70 LMC, Article I.
10. Landscaping Requirements. Parking areas shall meet the applicable landscaping requirements of Chapter 18A.70 LMC, Article II.
11. Marking. The property owner shall identify required parking stalls, directional arrows and crosswalks within parking areas using paint or other methods approved by the approving authority. Crosswalk marking shall be provided consistent with the requirements of the Department of Planning and Public Works (PPW). Paint is not permitted as a sole means of marking crosswalks. Display areas which are not required parking areas, such as a car dealership or rental display area, are not required to be marked as individual stalls.
12. An owner/developer may install parking spaces in phases if a phased schedule has been approved. This schedule must specifically indicate when the parking will be provided. The Director may permit the use of temporary parking areas with appropriate screening as part of a phasing schedule. In addition, the Director may require a performance assurance device to insure conformance with the requirements.
13. 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.
14. Parking Area and Circulation Design.
a. The City Department of Planning and Public Works (PPW) 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.
15. Parking Places for the Physically Disabled. All parking lots regulated by this chapter shall be modified as necessary to provide parking places for the physically disabled as specified in the building code, including installation of curb ramps, signage and other required improvements.
16. 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 (5) percent parking reduction for two (2) uses, ten (10) percent parking reduction for three (3) uses and fifteen (15) percent parking reduction for four (4) or more uses.
17. All major employers or major worksites, as defined by RCW 70A.15.4010, shall designate at least five (5) 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.
B. Bicycle Parking. Bicycle parking shall be provided as follows:
1. Quantity. All sites required to provide nonmotorized facilities shall provide bicycle parking spaces equal to five (5) percent of required automobile parking spaces for the first three hundred (300) required auto stalls and one (1) percent of auto stalls in excess of three hundred (300). Only customer and employee parking spaces shall be used to determine this requirement. In no case shall the amount be less than two (2) bicycle spaces.
2. Location. Bicycle parking shall be placed in a publicly visible location within fifty (50) feet of a primary building entrance. Bicycle parking shall not block pedestrian use of a walkway. Shopping centers or other multi-building developments may group bicycle parking in a unified location, provided the location is consistent with the other location requirements.
3. Exceptions.
a. Sites requiring eight (8) or fewer auto stalls are exempt from bicycle parking.
b. The Director may reduce the quantity of bicycle parking spaces when it is demonstrated that bicycle activity will be limited at that location, but in no case can the amount be reduced to less than two (2) bicycle spaces.
c. The Director may require additional spaces when it is determined that the use or its location will generate a high volume of bicycle activity. Such a determination will include but not be limited to the following uses:
i. Park/playfield;
ii. Marina;
iii. Library/museum/arboretum;
iv. Elementary/secondary school or colleges/universities;
v. Sports club; or
vi. Retail business (when located along a developed bicycle trail or designated bicycle route). [Ord. 814 § 2, 2024; Ord. 758 § 2 (Exh. A), 2021; Ord. 738 § 2 (Exh. A), 2020; Ord. 726 § 2 (Exh. B), 2019.]
18A.80.050 Loading and unloading.
A. Required Loading and Unloading Areas. Any building that is erected, enlarged or for which a change of use is proposed shall provide a minimum of one (1) off-street or off-alley loading area.
1. The minimum area required for commercial and industrial loading spaces is as follows:
a. Two hundred fifty (250) square feet for buildings of five thousand (5,000) to twenty thousand (20,000) GSF.
b. Five hundred (500) square feet for buildings of twenty thousand (20,000) to fifty thousand (50,000) GSF.
c. Seven hundred fifty (750) square feet for buildings in excess of 50,000 GSF.
d. Additional loading space shall be required of buildings based on the size, proposed use, potential uses, and location as deemed necessary by the Director.
2. Each loading space shall measure not less than ten (10) feet by twenty-five (25) feet and shall have an unobstructed height of fourteen (14) feet.
3. Each loading space shall be made permanently available for such purpose, and shall be surfaced, improved, maintained, and screened in accordance with this section and Chapter 18A.70 LMC, Article II, Landscaping.
4. Loading spaces shall be located adjacent to the building to be served and in such a manner that these spaces shall not encroach upon or interfere with areas reserved for off-street parking nor project into any public right-of-way or pedestrian area. Loading space or maneuvering areas shall be in addition to area required for off-street parking spaces.
5. Loading berths shall be located no closer than fifty (50) feet from any residential district, unless wholly enclosed within a building, or unless screened from such residential area by a wall or uniformly painted fence not less than six (6) feet in height and by Type V, solid barrier landscaping.
6. Space for loading berths may occupy all or any part of any required setback except for landscaping setback requirements as long as the loading berth is uncovered. A covered loading area shall comply with the minimum building setback requirements for the district.
7. If the site where such loading space is to be located abuts upon an alley, such loading space shall be accessed off the alley, unless alley dimensions and vehicle maneuvering turn radius prohibits such access.
B. Maneuvering Areas for Buildings with Loading Doors. Buildings that utilize dock-high loading doors shall provide a minimum of one hundred (100) feet of clear maneuvering area in front of each door. Buildings that utilize ground level service or loading doors shall provide a minimum of forty-five (45) feet of clear maneuvering area in front of each door. [Ord. 726 § 2 (Exh. B), 2019.]
18A.80.060 Parking incentives.
A. When residential uses are combined with commercial uses in the same building, parking requirements may be reduced by twenty (20) percent, except when located within the CBD or TOC zoning districts for which parking requirements may be reduced by thirty-five (35) percent.
B. A structured parking space shall count as one and one-half (1.5) parking spaces towards the required number of parking spaces.
C. When affordable housing is constructed pursuant to Chapter 18A.90 LMC, Housing Incentives Program, the parking space requirements shall be calculated employing any available modifications based upon LMC 18A.90.060.
D. Shared Use Parking. Joint use of required parking spaces may be permitted where two (2) or more uses on the same site or separate sites in close proximity to one another are able to share the same parking spaces because their parking usage does not materially overlap (e.g., uses primarily of a daytime versus nighttime, or weekday versus weekend nature). Shared parking shall be legally encumbered and shall meet all of the applicable standards of this section pursuant to subsection E of this section, Off-Site Parking.
E. Off-Site Parking. Joint use of required parking spaces may be authorized by the Director if the following documentation is submitted in writing to the Department of Planning and Public Works (PPW):
1. The names and addresses of the owners and/or tenants that are sharing the parking.
2. The uses that are involved in the shared parking.
3. The location and number of parking spaces that are being shared.
4. An analysis showing that the peak parking times of the uses occur at different times and/or that the parking area will be large enough for the anticipated demands of both uses.
5. A legal instrument such as an easement or deed restriction that guarantees continuing access to the parking for both uses which shall be subject to review and approval by the Director.
F. On-Street Parking Credit. Where adjacent roads are designed for on-street parking and approved by the Planning and Public Works Director, parking credit may be given for on-street parking.
G. Electric Vehicle Charging Parking Provisions. For every electric vehicle charging station, provided the required number of parking spaces may be reduced by an equivalent number, provided the total reduction does not exceed five (5) percent of the total required parking spaces. For example, if forty (40) parking spaces are required and two (2) electric vehicle charging stations are provided, the total required parking may be reduced to thirty-eight (38) spaces, yielding thirty-six (36) “regular” parking spaces and two (2) electric vehicle charging parking spaces. Note that in this example the total reduction may not be in excess of two (2) spaces (40 × 5% = 2), so if three (3) electric vehicle charging stations were provided instead, the total reduction in required parking would still be two (2) spaces, yielding thirty-five (35) “regular” parking spaces and three (3) electric vehicle charging parking spaces.
H. Phased Reduction of Maximum Parking Standards. One technique for transportation demand management (TDM) is to reduce maximum allowable parking spaces. This reduction in parking can be accomplished by slowly phasing down the maximum allowable number of parking spaces over a period of years. This procedure has advantages of reducing vehicle trips and conserving urban commercial land that can be used for other purposes. However, TDM 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, and should be evaluated accordingly.
1. Minimum Optional Guidelines and Maximum Standards. To promote parking reduction, the optional minimum guideline listed in LMC 18A.80.030(F) serves as a suggested parking number but is not mandatory. Applicants will be encouraged to provide less automobile parking than the minimum listed whenever possible based upon TDM, available on-street parking, and the potential for shared parking within walking distance and other factors. The minimum number listed for bicycle parking shall be provided as indicated in the table for both commercial and residential development.
2. The number of parking spaces needed to serve a project must be demonstrated to the Director based upon a parking plan considering TDM techniques and other relevant factors. Upon justification to the satisfaction of the Director, whatever number of parking spaces agreed upon shall be the number required, and this shall be an enforceable condition of the approval.
3. The maximum parking standards may be increased if the Director finds compelling reasons to do so. Such determination shall be at the sole discretion of the Director 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.
4. For large projects where a traffic study is required and the proposal has one hundred (100) or more employees, a comprehensive TDM strategy will be a requirement to meet parking needs.
5. The reduction in parking permitted under TDM 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 Director under this provision include, but are not limited to, the following:
a. Private vanpool operation;
b. Transit/vanpool fare subsidy;
c. Imposition of a charge for parking;
d. Provision of subscription bus services;
e. Flexible work hour schedule;
f. Capital improvements for transit services;
g. Preferential parking for carpools/vanpools;
h. Participation in the ride-matching program;
i. Reduction of parking fees for carpools and vanpools;
j. Establishment of a transportation coordinator position to implement carpool, vanpool and transit programs;
k. Bicycle parking facilities including associated shower and changing facilities;
l. Compressed work week;
m. Telecommuting;
n. Other techniques and strategies approved by the Site Plan Review Committee.
6. Parking reduction under this subsection must provide information regarding the administration of the program to the Director. The information must include:
a. Address each individual TDM strategy as part of the transportation impact analysis;
b. Provide the City with an estimate of peak hour employees as part of their development application and traffic impact analysis;
c. Provide estimated parking occupancy rates for the development as part of the transportation impact analysis showing average weekday use;
d. Demonstrate how TDM strategies will be used to minimize the need for parking.
I. Credit for Tree Preservation. For every significant tree and/or heritage tree preserved within the property, the required number of parking spaces may be reduced by one-half (0.5) spaces, provided the total reduction does not exceed five (5) percent of the total required parking spaces, when combined with all parking incentive credits. [Ord. 814 § 2, 2024; Ord. 813 § 2 (Att. D), 2024; Ord. 775 § 1 (Exh. A), 2022; Ord. 726 § 2 (Exh. B), 2019.]