Snoqualmie City Zoning Code
CHAPTER 17
65 PARKING REQUIREMENTS
§ 17.65.010 Purpose.
It is the purpose of this chapter to regulate the number, size and location of automobile and bicycle parking spaces for residential, commercial, industrial and institutional development within the city of Snoqualmie. Specific requirements for parking spaces to be provided are included in the Table 1: Parking Requirements.
(Ord. 744 § 2, 1995; Ord. 1198 § 22 (Exh. D), 2017)
§ 17.65.020 General motor vehicle parking requirements.
A.
All required parking must be off-street and shall have access to a street or alley. Parking and loading shall be provided and maintained as required by this chapter for all permitted uses which are established after the effective date of this code.
B.
These requirements shall not be retroactive to permitted uses existing on the date this code becomes effective but shall apply to any expansion of these uses which occurs after that date.
C.
Off-street parking and loading facilities shall be provided on the same lot as the permitted use which it is intended to serve, unless a special plan for shared parking or separate lot off-street parking is followed under SMC § 17.65.080 and § 17.65.090.
D.
No structure shall be erected or enlarged, nor shall any use be enlarged, if such action will eliminate existing required off-street parking areas.
E.
Parking and loading spaces shall be arranged in such a manner that no part of any parked vehicle shall extend beyond the property line.
F.
Permeable pavement should be installed in parking lots where feasible per infeasibility criteria in the Surface Water Design Manual adopted in Chapter 15.18 SMC.
(Ord. 744 § 2, 1995; Ord. 1198 § 22 (Exh. D), 2017)
§ 17.65.030 General motor vehicle parking requirements – Multiple-family, office, commercial and industrial uses.
A.
Parking spaces required by each of two or more permitted uses located on the same district lot need not be separated and may be used jointly.
B.
Off-street parking space dimensions shall be as follows:
1.
Standard spaces shall be a minimum of eight feet wide;
2.
Standard spaces shall be a minimum of 18 feet in length;
3.
Wheelstops may be provided for parking stalls abutting landscape areas, buildings or any nonmotorized corridors, including walkways. Wheelstops shall be positioned 18 inches into the parking stall; however, stalls may overhang up to 18 inches beyond a curb line into a landscaped area without a wheelstop, provided parking shall not intrude into required landscape planters or block the required width of a walkway.
4.
The community development director may grant exceptions to the above dimensions for accessible spaces, electric vehicle charging spaces, motorcycle spaces, and/or uses which must accommodate RV, commercial truck or trailer parking.
Figure 17.65.030(B)  |
C.
Parking drive aisle widths shall be as follows:
1.
Drive aisles for one-way traffic shall be 12 to 24 feet wide.
2.
Drive aisles for two-way traffic shall be 20 to 24 feet wide.
3.
When spaces are adjacent to or in the proximity of a building and the parking area is located on ground level, then the minimum drive aisle shall be 24 feet wide.
D.
Parking and loading areas shall be graded for proper drainage and provided with a suitable surface, as approved by the city engineer.
E.
Each parking or loading space must be usable and readily accessible.
F.
Required parking and loading areas shall be provided with designated entrances and exits located so as to minimize traffic congestion and avoid undue interference with public use of streets, alleys and walkways.
G.
Parking and loading areas provided in accordance with the requirements of this section shall not be used for the sale, repair, assembly or disassembly, storage or servicing of vehicles or equipment. Unlicensed and inoperable vehicles shall not be stored in any required parking or loading space.
(Ord. 744 § 2, 1995; Ord. 1198 § 22 (Exh. D), 2017; Ord. 1234 § 6, 2020)
§ 17.65.040 Computation of required off-street motor vehicle parking spaces.
A.
Off-street parking areas shall contain at a minimum and no more than the maximum number of parking spaces established in Table 1; provided, that parking maximums in the mixed use and planned commercial/industrial districts shall be established as a function of plan approval.
B.
Off-street parking ratios expressed as number of spaces per square feet means the usable or net square footage of floor area, exclusive of nonpublic areas. Nonpublic areas include but are not limited to building maintenance areas, storage areas, closets, or restrooms.
C.
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 0.5 or greater rounding up and fractions below 0.5 rounding down.
D.
When the city has received 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 limitation of the shell permit. When the ranges of possible uses result in different parking requirements, the director will establish the amount of parking based on a likely range of uses.
(Ord. 744 § 2, 1995; Ord. 1198 § 22 (Exh. D), 2017)
§ 17.65.050 Adjustment of required motor vehicle parking spaces.
A.
An applicant may be allowed to provide fewer than the minimum number of required parking spaces by submitting a parking demand study that describes how parking demand can be met with a reduced parking requirement. In such cases, the director may approve a reduction of up to 50 percent of the minimum required number of spaces.
B.
For industrial or office uses, the required minimum number of parking spaces may be reduced by 10 percent when the property owner agrees to a transportation demand management program approved by the director.
C.
The director may allow more than the maximum number of parking spaces if the following conditions are met:
1.
The need for additional parking spaces cannot reasonably be met through provision of on-street parking or shared parking with adjacent or nearby uses.
2.
The applicant has implemented a program to reduce demand for parking spaces, including a program for employee or patron ridesharing, transit use, bicycling or walking.
3.
In community or neighborhood business centers, an applicant may be allowed to exceed the maximum number of allowed parking spaces if, for each additional parking space permitted, an equal number of parking spaces or land area is dedicated for park-and-ride use between 6:00 a.m. and 6:00 p.m., or other public uses determined appropriate by the director.
D.
The nonresidential portions of mixed use developments shall provide no more than 150 percent of the sum of the standard parking minimums for the individual uses located in the development.
(Ord. 744 § 2, 1995; Ord. 1198 § 22 (Exh. D), 2017)
§ 17.65.060 Parking for the handicapped.
Parking for the handicapped shall be provided as required in Chapter 51-20 WAC.
(Ord. 744 § 2, 1995; Ord. 1198 § 22 (Exh. D), 2017)
§ 17.65.070 Compact car allowance.
A.
A maximum of 30 percent of the total required off-street parking stalls may be permitted and designated for compact cars in commercial and retail areas. For industrial uses, compact stalls shall not exceed 30 percent of the total off-street parking requirement.
B.
Each compact stall shall be designated as such.
C.
Dimensions of compact parking stalls shall conform to the standards as depicted in SMC § 17.65.030(B).
D.
The maximum compact car allowance may be exceeded if an applicant submits a vehicle composition study, relevant to the type of development, which demonstrates that a greater number of compact vehicles should be accommodated.
(Ord. 744 § 2, 1995; Ord. 1198 § 22 (Exh. D), 2017)
§ 17.65.080 Separate lot off-street motor vehicle parking.
Under the following conditions, required off-street parking may be provided on a district lot separate from that containing the permitted use:
A.
The separate district lot must be within 300 feet of the district lot containing the permitted use and must be located within a district where the parking of vehicles is a permitted use.
B.
A plan is submitted to the director that includes a statement by the owner or owners of the entire land area to be included within the plan and that includes sufficient evidence to the satisfaction of the director that the applicants are willing to contractually commit to the arrangement. The plan must include the location and layout of the required off-street parking spaces and their distance in relationship to the permitted use.
C.
The proposed off-site parking may not be part of the required parking of another use unless that use can be demonstrated to the satisfaction of the director to occupy the parking at different times than the proposed off-site use.
D.
All special plans which have been approved shall be recorded and shall be binding upon the owners of the land area and their successors and assigns.
E.
Special plans may be amended or withdrawn only upon approval of the director.
(Ord. 744 § 2, 1995; Ord. 1198 § 22 (Exh. D), 2017)
§ 17.65.090 Shared parking.
The amount of off-street parking required by SMC § 17.65.040 may be reduced by an amount determined by the director when shared parking facilities for two or more uses are proposed, provided:
A.
The parking facilities are designed and developed as a single on-site common parking facility, or as a system of on-site and off-site facilities, if all facilities are connected with improved pedestrian facilities and no building or use involved is more than 800 feet from the most remote shared facility;
B.
The amount of the reduction shall not exceed 25 percent for each use, unless:
1.
The normal hours of operation for each use are separated by at least one hour; or
2.
A parking demand study is prepared by a professional traffic engineer and submitted by the applicant documenting that the hours of actual parking demand for the proposed uses will not conflict and those uses will be served by adequate parking if shared parking reductions are authorized;
3.
The director will determine the amount of reduction, provided the total number of parking spaces in the common parking facility is not less than the minimum required spaces for any single use;
C.
A covenant or other contract for shared parking between the cooperating property owners is approved by the director. This covenant or contract must be recorded with King County records and elections division as a deed restriction on both properties and cannot be modified or revoked without the consent of the director; and
D.
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. 744 § 2, 1995; Ord. 1198 § 22 (Exh. D), 2017)
§ 17.65.100 Carpool and vanpool parking.
A.
Carpool/vanpool parking shall be provided as shown in Table 1; provided, that developments which are required to provide 10 or more general parking spaces shall provide at least one parking space designated for carpool/vanpool.
B.
The carpool/vanpool spaces shall be clearly marked "Reserved – Carpool/Vanpool Only."
C.
Designated carpool/vanpool spaces shall be the closest employee parking spaces to the building entrance normally used by employees except for any handicapped spaces provided.
D.
Parking in reserved areas shall be limited to vanpools and carpools established through ride share programs by public agencies and to vehicles meeting minimum rideshare qualifications set by the employer.
(Ord. 744 § 2, 1995; Ord. 1198 § 22 (Exh. D), 2017; Ord. 1203 § 10, 2018)
§ 17.65.110 Bicycle parking requirements.
A.
Applicability.
1.
Bicycle parking requirements shall apply to all commercial, office, industrial, mixed use and multifamily residential developments.
2.
Any construction, renovation, or alteration of an existing use above $20,000 in value shall bring the property into conformance with these regulations.
B.
General Requirements for Bicycle Facilities.
1.
In any development required to provide 10 or more parking spaces, bicycle parking shall be provided.
2.
For each bicycle parking space required, a stationary rack shall be provided which can accommodate bicyclists' locks securing the frame and wheels, or a lockable enclosure in which the bicycle is stored.
3.
Bicycle parking shall have direct access to both the public right-of-way and to the main entrance of the principal use.
4.
For facilities with multiple buildings, building entrances or parking lots, bicycle parking shall be located in areas of greatest use and convenience to bicyclists.
5.
Bicycle parking facilities shall be separated from motor vehicle parking and maneuvering areas by a barrier or sufficient distance to prevent damage to the parked bicycles.
6.
If any motor vehicle parking is covered, required bicycle parking must also be covered.
7.
Each required bicycle parking space shall be at least two feet wide and six feet long and, when covered, provide a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking. Vertical clearance may be four feet in an enclosed bicycle locker.
8.
Each required bicycle parking space must be accessible without moving another bicycle.
9.
All bicycle racks, lockers, or other facilities shall be securely anchored to the ground or to a structure and must hold bicycles securely by means of the frame. The frame must be supported so that the bicycle cannot be pushed or fall to one side in a manner that will damage the wheels.
10.
Lighting shall be provided in a bicycle parking area so that all facilities are thoroughly illuminated and visible from adjacent sidewalks or motor vehicle parking lots during all hours of use. Bicycle parking shall be at least as well-lit as motor vehicle parking.
11.
Areas set aside for required bicycle parking must be clearly marked and reserved for bicycle parking only.
12.
Where bicycle parking facilities are not directly visible and obvious from the public right(s)-of-way, entry and directional signs shall be provided to direct bicyclists from the public right-of-way to the bicycle parking facility. Directions to employee parking facilities may be signed or supplied by the employer as appropriate.
13.
Outdoor bicycle parking facilities shall be surfaced in the same manner as the automobile parking area or with a suitable surface (i.e., asphalt, concrete, pavers, or similar material) maintained in a smooth, durable, and well-drained condition.
14.
Bicycle parking may be provided within the public right-of-way in zoning districts where no front setback is required, subject to approval of the director.
C.
Short-Term Bicycle Parking.
1.
The required minimum number of short-term bicycle parking spaces for each use category is shown on Table 1. Short-term bicycle parking spaces are meant to accommodate visitors, customers, messengers, and other persons that can be expected to depart within two hours.
2.
Short-term bicycle parking shall be located on site within 50 feet of well-used entrances and not farther from the entrance than the closest motor vehicle parking space. Short-term bicycle parking may be located within city right-of-way in areas without building setbacks, subject to approval of the director and provided it meets the other bicycle parking requirements.
3.
Bicycle parking for multiple uses, such as a commercial center, may be clustered in one or several locations but must meet all other requirements for bicycle parking.
4.
For buildings with multiple entrances, required bicycle parking shall be distributed proportionally at the various public entrances.
D.
Long-Term Bicycle Parking.
1.
The minimum number of long-term bicycle parking spaces for each use category is shown on Table 1.
2.
Long-term bicycle parking spaces are meant to accommodate employees, students, residents, commuters, and other persons that can be expected to leave their bicycle parked more than two hours.
3.
Employee and residential parking should offer a high level of security, i.e., bicycle lockers or a locked cage or room with locking facilities inside. If stationary bike racks are used, the parking facility must be monitored to ensure long-term security.
4.
Where no short-term bicycle parking is required, long-term parking spaces should be made available to visitors, customers, messengers, and others with legitimate short-term needs.
5.
For buildings with multiple entrances, required bicycle parking shall be distributed near the various public entrances, while employee parking shall be located at the employee entrance, if applicable.
6.
Fifty percent of the required bicycle parking at park-and-ride lots shall be lockable enclosures.
(Ord. 744 § 2, 1995; Ord. 1198 § 22 (Exh. D), 2017)
§ 17.65.120 Off-street loading requirements.
A.
Off-street space for standing, loading and unloading service shall be provided in such a manner as not to obstruct freedom of traffic movement on streets, alleys or sidewalks. For all office, commercial, and industrial uses, each loading space shall consist of at least a 10-foot by 30-foot loading space with 14-foot height clearance for small trucks, such as pick-up trucks, or a 12-foot by 65-foot loading space with 14-foot height clearance for large trucks, including tractor-trailers. Table 2, following this chapter, prescribes the number of spaces required.
B.
These requirements may be reduced by the hearing examiner upon appeal and after hearing, where the hearing examiner finds that such reduction will not result in injury to neighboring property or obstruction of fire lanes or traffic and will be in harmony with the purposes and intent of this chapter.
(Ord. 744 § 2, 1995; Ord. 769 § 28, 1996; Ord. 1198 § 22 (Exh. D), 2017)
§ 17.65.130 Uses not specified.
In the case of a use not specifically mentioned in Table 1, the requirements for off-street parking facilities shall be determined by the planning department. Such determination shall be based upon the requirements for the most comparable use specified in Table l.
(Ord. 744 § 2, 1995; Ord. 1198 § 22 (Exh. D), 2017)
§ 17.65.140 Landscaping and screening.
Landscaping and screening requirements for parking areas shall be as provided in Chapter 17.70 SMC.
(Ord. 744 § 2, 1995; Ord. 1198 § 22 (Exh. D), 2017)
§ 17.65.150 Filing of plans.
Detailed plans of off-street parking areas indicating the proposed development, including the location, size, shape, design, curb-cuts, adjacent street, circulation of traffic, ingress and egress to parking lots and other features and appurtenances of the proposed parking facility, shall be filed with and reviewed by the planning department. The parking area shall be developed and completed to the required standards before certificate of zoning compliance is issued.
Table 1 Parking Requirements | |||||
|---|---|---|---|---|---|
Automobile Parking Spaces Minimum | Automobile Parking Spaces Maximum | Carpool/Vanpool Parking Spaces | Bicycle Parking Short-Term | Bicycle Parking Long-Term | |
Residential: | |||||
Single-Family | 2 per unit | ||||
Single-Family Accessory Dwelling | 1 per unit | ||||
Two- and Three-Family | 1 per unit3 | 200% | 1 per unit | ||
Multiple-Family – Apt./Condo. | 1 per unit3 | 200% | 1 per 10 du | 1 per unit | |
Bed and Breakfast | 1 per room | 125% | 1 per 5 rooms | ||
Extended Care Facility | 10 min.; 1 per 4 beds | 125% | 5% | 1 per 20 rooms | |
Business and Commercial: | |||||
Groceries/Supermarkets | 1 per 300 g.s.f. | 150% | 2.5% | 1 per 5,000 g.s.f. | 1 per 5,000 g.s.f. |
Shopping Center | 1 per 250 g.s.f. | 125% | 2.5% | 1 per 4,000 g.s.f. | 1 per 6,000 g.s.f. |
Retail Sales and Service | 1 per 250 g.s.f. | 125% | 2.5% | 1 per 4,000 g.s.f. | 1 per 6,000 g.s.f. |
Office & Professional – General | 1 per 300 g.s.f. | 150% | 8% | 1 per 5,000 g.s.f. | 1 per 5,000 g.s.f. |
Office & Professional – Med./Dent. | 1 per 250 g.s.f. | 125% | 8% | 1 per 4,000 g.s.f | 1 per 4,000 g.s.f. |
Business/Office Park | 1 per 500 g.s.f. | 150% | 8% | 1 per 10,000 g.s.f. | 1 per 5,000 g.s.f. |
Drive-In/Fast Food Restaurant | 1 per 80 g.s.f. | 125% | 1 per 2,000 g.s.f. | 1 per 5,000 g.s.f. | |
Restaurants & Taverns | 1 per 4 persons2 | 150% | 1 per 2,000 g.s.f. | 1 per 2,000 g.s.f. | |
Theaters, Auditoriums | 1 per 4 fixed seats2 | 125% | 2.5% | 1 per 60 seats | 1 per 60 seats |
Social/Fraternal Clubs, Lodges, etc. | 1 per 4 persons2 | 125% | 2.5% | 1 per 2,000 g.s.f. | 1 per 2,000 g.s.f. |
Hotels, Motels | 1 per room | 125% | 2.5% | 1 per 10 rooms | .5 per 10 rooms |
Cemetery4 | |||||
Institutional: | |||||
Elementary Schools | 1.5 per staff member | 125% | 5% | 4 per 4/5 gr. room | |
Middle Schools | 1.5 per staff member | 125% | 5% | 4 per classroom | |
High Schools | 1/staff; 1/5 students | 125% | 8% | 8 per classroom | |
Religious Institutions | 1 per 4 seats | 125% | 5% | 1 per 80 seats | 1 per 80 seats |
Hospitals | 1 per bed | 125% | 8% | 1 per 5 beds | |
Museums, Interpretive Centers | 1 per 200 g.s.f. | 150% | 5% | 1 per 1,000 g.s.f. | 1 per 1,000 g.s.f. |
Public Libraries | 1 per 200 g.s.f. | 150% | 8% | 1 per 1,000 g.s.f. | 1 per 1,000 g.s.f. |
Community Center4 | |||||
Industrial: | |||||
Light Industrial/Manufacturing | 1 per 750 g.s.f. | 150% | 5% | 4see note | 1 per 10,000 g.s.f. |
Warehousing | 1 per 1,000 g.s.f. | 125% | 5% | 1 per 20,000 g.s.f. | |
Heavy/Resource-Based Industrial | 1 per 750 g.s.f. | 125% | 5% | 1 per 20,000 g.s.f. | |
Recreation: | |||||
Golf Course (see above for rest/retail uses) | 5 per golf hole | 125% | 3% | 4see note | 4see note |
Trail Head4 | 10 per mile | 1 per facility | |||
Swimming Pool – Public4 | 5% | ||||
Public/Service: | |||||
Parks & Open Space4 | |||||
Public Utilities4 | |||||
Municipal Facilities – Police & Fire4 | |||||
Municipal Facilities – Offices | 1 per 300 g.s.f. | 150% | 8% | 1 per 5,000 g.s.f. | 1 per 3,000 g.s.f. |
Agricultural: | |||||
Commercial Greenhouse/Nursery | 1 per 200 g.s.f. | 150% | 1 per 2,000 g.s.f. | 1 per 2,000 g.s.f. | |
Commercial Farm/U-Pick4 | |||||
Veterinarian | 2 per exam. room | 150% | 4see note | 4see note | |
Storage & Parking: | |||||
Enclosed Comm. Storage/Mini-Storage | 1 per 20 units | 125% | |||
1. Where bicycle parking is required, a minimum of four spaces must be provided. |
2. Based on occupancy. |
3. May be reduced 50 percent for senior citizen housing with approval by director. |
4. To be determined by director. |
Table 2 Loading Space Requirements Square Feet of Gross Floor Area (Except Basement Area) | ||
|---|---|---|
Number of Spaces | Retail and Department Store Use, Manufacturing Storage, etc. (30 percent minimum large spaces) | Office Buildings, Hotels, Hospitals and Institutions |
1 | Under 10,000 | 3,000 to 100,000 |
2 | 10,000 to 25,000 | 100,000 to 335,000 |
3 | 25,000 to 85,000 | 335,000 to 625,000 |
4 | 85,000 to 155,000 | 625,000 to 945,000 |
5 | 155,000 to 235,000 | 945,000 to 1,300,000 |
6 | 235,000 to 325,000 | 1,300,000 to 1,695,000 |
7 | 325,000 to 425,000 | 1,695,000 to 2,130,000 |
8 | 425,000 to 535,000 | 2,130,000 to 2,605,000 |
9 | 535,000 to 655,000 | 2,605,000 to 3,120,000 |
10 | 655,000 to 755,000 | 3,120,000 to 3,675,000 |
11 | 775,000 to 925,000 | |
(Ord. 744 § 2, 1995; Ord. 1198 § 22 (Exh. D), 2017)
