Sumner City Zoning Code
CHAPTER 18
42 OFF-STREET PARKING AND LOADING
§ 18.42.010 Applicability.
A.
It is the purpose of this section to provide for adequate, convenient and safe off-street parking and loading areas.
B.
Off-street parking and loading spaces shall be provided as an accessory use in all zones in accordance with the requirements of this section at the time any building or structure is erected, enlarged or at the time there is a change in its principal use.
C.
Parking requirements for new development in the core of downtown should take into account the availability of public and private parking.
(Ord. 1694 § 1, 1995)
§ 18.42.020 Reduction of existing parking spaces.
Any off-street parking area already in use or established after the effective date of the ordinance codified in this title, shall not be reduced below the limits required by this chapter.
(Ord. 1694 § 1, 1995)
§ 18.42.030 Design and construction standards.
Any required off-street parking and loading facilities shall be developed in accordance with the following standards:
A.
Location.
1.
Any on-premises parking area which contains parking stalls located more than 500 feet from the principal use shall require hearing examiner approval of a special exception for the entire parking lot. In addition to the criteria of SMC § 18.50.040, review criteria shall include:
2.
Off-premises parking areas shall be provided through a deed, easement or other legally binding agreement running with the land, the term of which shall be at least as long as the reasonable life of the premises served or until there is a legally binding agreement with another off-premises site or on-premises site. The assumed life of a permanent structure shall be at least 10 years.
3.
In nonresidential zones, on-site parking areas shall be located to the side or rear of the principal building(s), except where the standards in a district indicate otherwise.
4.
Adequate pedestrian connection shall be made between the buildings, parking areas, and public streets and sidewalks.
B.
Minimum Parking Area Dimensions.
Parking angle (degrees) | Stall Width (feet) | Stall Depth (feet) | Aisle Width | Curb Length (feet) | |
|---|---|---|---|---|---|
1-way (feet) | 2-way (feet) | ||||
Parallel | 22 | 8.5 | 12 | 20 | 24 |
45 | 8.5 | 18 | 20 | 24 | 12 |
90 | 8.5 | 18 | 24 | 24 | 8.5 |
Where other parking angles are proposed, the city engineer shall determine the appropriate space dimensions.
C.
Driveways and Maneuverability.
1.
Adequate ingress to and egress from each parking space shall be provided without moving another vehicle and without backing more than 50 feet.
2.
Turning and maneuvering space shall be located entirely on private property unless specifically approved by the hearing examiner through a special exception. Consideration shall be given by the hearing examiner to whether the turning and moving on public street rights-of-way will be a danger to other vehicles or pedestrians.
3.
When off-street parking is provided in the rear of a building and a driveway or land alongside the building provides access to a rear parking area, such driveway shall require a minimum width of 20 feet and a sidewalk of at least four feet wide, adjoining the building, curbed or raised six inches above the driveway surface.
4.
Ingress and egress to any off-street parking lot should not be located closer than 30 feet from point of tangent to an intersection. Greater or lesser distances may be required or allowed by the city engineer depending on health and safety as well as traffic congestion issues.
5.
The city engineer may require ingress separate from an egress for smoother and safer flow of traffic.
D.
Surface.
1.
The surface of all vehicular travel ways, off-street parking areas, outdoor storage areas or loading facilities shall be paved with asphalt or concrete and shall be graded and drained as to dispose of all surface water, but in no case across sidewalks. Specified storage areas for tracked vehicles may remain pervious, provided all other access areas are paved. An administrative waiver of the requirement to pave emergency vehicle accessways may be granted by the director if the following criteria are met:
a.
The emergency vehicle accessway will be gated or otherwise physically restricted from general nonemergency vehicles. Signs are to be posted indicating emergency access only.
b.
The emergency vehicle access will be improved by grass/crete.
c.
The proposal for grass/crete instead of pavement is considered adequate by the fire code official, as designated by the city administrator.
2.
All traffic-control devices, such as parking stripes designating car stalls, directional arrows or signs, rails, curbs and other developments shall be installed and completed as shown on the approved plans.
3.
Paved parking areas shall use paint or similar devices to delineate car stalls and direction of traffic.
4.
Where pedestrian walks are used in parking lots for the use of foot traffic only, they shall be curbed or raised six inches above the lot surface.
5.
Wheel stops shall be required on the periphery of parking lots so cars will not protrude into the public right-of-way, or off the parking lot or strike buildings.
E.
Parallel Parking. Stalls shall be designed so that doors of vehicles do not open onto the public right-of-way.
F.
Obstructions. No obstruction which would restrict car door opening shall be permitted within six feet of the centerline of a parking space.
G.
Lighting. Any lighting on a parking lot shall illuminate only the parking lot, and be designed to avoid undue glare or reflection on adjoining premises. Lighting shall be placed to enhance the safety of persons utilizing the parking facilities. Landscaping shall be maintained to ensure that lighting is not significantly blocked. Where applicable, lighting shall meet the requirements of the city of Sumner design and development guidelines.
H.
Curb Cuts. All parking areas shall have specific entrance and/or exit areas to the street. The width of curb cuts shall be determined by the city engineer.
I.
Repealed by Ord. 1871.
J.
Storage Space. Parking stalls shall not be used for permanent or semi-permanent parking or storage of trucks, vehicle accessory, or materials.
K.
Landscaping plans for a parking lot shall be submitted for approval by the development services director. Landscaping shall buffer the perimeter of the parking lot. Landscape materials shall be chosen which enhance safety of parking lot users and pedestrians on the public rights-of-way. Landscaping shall be provided in accordance with the city of Sumner design and development guidelines.
L.
Design Guidelines. Commercial, multifamily and mixed commercial/residential developments are subject to the parking location, design, and other requirements of the city of Sumner design and development guidelines.
(Ord. 1694 § 1, 1995; Ord. 1803 § 8, 1997; Ord. 1871 § 8, 1999; Ord. 2068 § 2, 2003; Ord. 1885 § 8, 1999; Ord. 2472 § 9, 2014; Ord. 2778 § 1 (Exh. A), 2021; Ord. 2788 § 41, 2021)
§ 18.42.040 Required number of parking spaces.
The minimum number of off-street parking spaces shall be as follows for the listed uses:
A.
Single-family dwellings: two for each unit, except that zero lot line subdivisions and zero lot line short subdivisions may provide parking in accordance with SMC § 17.28.340(E);
B.
Multifamily Dwellings.
1.
One space per studio; one and one-half for each one- or two-bedroom unit; two spaces for three or more bedroom units; visitor parking for any type of multifamily use at one space for every five units;
2.
Senior apartments and senior retirement homes: one for each unit; visitor parking at one space for every seven units; where on-site services are staffed, one for each employee per shift; except that minimum parking required per this subsection may be reduced through a conditional use permit or a planned residential development approval where circumstances related to the uses or site warrant a parking reduction.
C.
Business and commercial buildings: 2.5 for each 1,000 square feet of gross floor area; in neighborhood commercial districts, the ratio shall be two parking spaces per 1,000 square feet of gross leasable commercial floor area if there is no ability for on-street parking; in neighborhood commercial districts where on-street parking is provided as a part of street improvements, one parking space per 1,000 square feet of gross leasable commercial floor area is allowable;
D.
Churches and funeral homes: one for each five persons based on occupant load;
E.
Convalescent homes, nursing homes and rest homes: one for every six beds and one space per worker on the maximum shift;
F.
Fast-food restaurants: one for each 50 square feet of gross floor area;
G.
Food stores and markets: one for each 300 square feet of gross floor area;
H.
Schools with nine through 12 grade levels: one for each staff member plus two for every five students plus designated visitor spaces at one space for each six seats in an auditorium or other places of assembly;
I.
Hospitals: one for every three beds;
J.
Hotels and motels: one for each room;
K.
Industrial buildings: one for each 1,000 square feet of gross floor area;
L.
Warehouse buildings: one for each 2,000 square feet;
M.
Office and professional buildings, banks, dental and medical clinics: 2.5 for each 1,000 square feet of gross floor area;
N.
Places of public assembly, including auditoriums, exhibition halls, community clubs, community centers and theaters: one for every four persons based on occupant load, plus one for every two employees;
O.
Restaurants: one space for every four seats, plus one space for every employee on the maximum shift;
P.
Schools, with kindergarten through 8th grade levels: 1.5 for each staff member, plus designated visitor spaces at one space for each six seats in an auditorium or other places of assembly;
Q.
Planned shopping center: four for each 1,000 square feet, plus six per 1,000 square feet of gross restaurant area, plus three per 100 seats for theater, over an initial 400 seats;
R.
Taverns: one for every four persons, based on occupant load;
S.
Manufactured home parks: two off-street parking spaces per site, and an additional one parking space per five sites provided in community parking areas distributed throughout the park;
T.
Automotive and motorized vehicle sales and rental agencies: one for each 5,000 square feet of outside sales area, plus 2.5 for each 1,000 square feet of gross floor area;
U.
Multifamily dwellings: within the Town Center Plan area, 1.25 for each unit. Parking may be reduced to 0.85 for each unit only when the following facts and conditions are found to exist:
(Ord. 1694 § 1, 1995; Ord. 1949 § 10 (part), 2001; Ord. 2472 § 7, 2014; Ord. 2667 § 5, 2018; Ord. 2812 § 19, 2022; Ord. 2842 § 19, 2023)
§ 18.42.043 Maximum number of parking spaces.
For nonresidential developments of over 4,000 square feet, the maximum number of parking spaces shall not exceed 25 percent over the minimum standards identified in SMC § 18.42.040. Single tenant office and professional uses that demonstrate an employment density of 20 employees per acre or greater shall not exceed 50 percent over the minimum standards identified in SMC § 18.42.040. Requests for a variance to allow for greater than 25 percent over the minimum parking standards or 50 percent over the minimum parking standards for single tenant office and professional uses shall be reviewed as a variance in accordance with chapter 18.50 SMC.
(Ord. 1694 § 1, 1995; Ord. 2068 § 1, 2003)
§ 18.42.045 Parking in Central Business District parking area.
Repealed by Ord. 2774.
(Ord. 1694 § 1, 1995; Ord. 2147 § 17, 2005)
§ 18.42.046 Truck-related parking in interchange commercial truck parking overlay area.
A.
Truck-related parking shall be permitted within the interchange commercial truck parking overlay area as adopted on the city zoning map. Within the interchange commercial truck parking overlay area, parking for heavy commercial trucks is allowed provided all of the following are satisfied:
1.
The truck parking is accessory to a permitted use denoted in Table 18.16.020 by footnote No. 9. The truck parking shall be deemed accessory if it meets the following criteria:
a.
Truck-related parking on each site must be provided in a separate designated truck parking area.
2.
The truck parking must be provided in a designated area on the same parcel as the principal use and must meet the following requirements:
a.
Except as provided in subsection (A)(2)(f) of this section, truck parking in a designated truck parking area shall be on a fee basis. The fee amount shall be determined by the business owner but shall include any taxes or other charges required by the city of Sumner and/or the state of Washington per chapter 80.82 RCW.
b.
The truck parking shall be provided on a paid basis such that the owners and/or operators of trucks must obtain a parking validation from the business certifying that the applicable fee has been paid or waived. At property owners' discretion, parking for up to three hours may be provided without a fee.
c.
The designated truck parking area shall be secured such that nonpaying vehicles may not enter and/or the area is patrolled such that only paid trucks are present in the designated truck parking area. Such security should include such provisions as a fence or wall preventing unauthorized entry, staffed entry gate, regular security patrols, sufficient lighting, and/or photographic surveillance.
d.
Each designated truck parking area must be screened per landscaping requirements found in SMC § 18.16.080(X). In addition, a designated truck parking area shall not exceed 50 stalls. If more than 50 truck parking stalls are allowed on a site per subsection (B)(1)(a) of this section, one or more additional landscaped designated truck parking areas shall be provided.
e.
Trucks may be allowed to park in the designated truck parking area for no more than 12 hours and any given time except as provided in subsection (A)(2)(f) of this section.
f.
A truck parking area that allows parking for no more than three hours may be provided without a fee. Such parking area may be constructed without meeting the provisions of subsections (A)(2)(b) through (d) of this section. In addition, such nonfee truck parking area is not required to meet the landscaping requirements set forth in SMC § 18.42.046(X), but must instead meet the landscape provisions of SMC § 18.16.080(B). The area of such nonfee truck parking shall be part of the 40 percent site coverage limitation on designated truck parking areas established per subsection (A)(1)(b) of this section. Allowing truck parking in such nonfee truck parking areas in excess of three hours will be considered a violation of this title as described in SMC § 18.59.020.
B.
Truck-Related Parking on Parcels under Common Ownership.
1.
Owners of multiple adjacent parcels may propose to locate permitted uses for which truck parking is allowed and the related accessory truck parking on any portion of their common ownership so long as all conditions and standards above are met on the combined sites. Such proposals will be allowed subject to a development agreement between the property owner and the city that addresses, at a minimum, the following topics:
a.
The specific design of the combined site as to building footprint, and location and dimensions of related site improvements including parking areas and landscaping.
b.
Assurance that all standards set forth in this section will be met on the combined site.
c.
Assurance that all other applicable city development standards and requirements will be met on the combined site.
d.
A provision that establishes that truck-related parking will not be constructed before the permitted use that it is accessory to is constructed.
2.
If the principal use is already constructed at the time the application is submitted for accessory truck parking on an adjacent parcel under common ownership, then the site plan may be approved administratively so long as at the time of approval a memorandum of conditions, on a form approved by the city attorney, is recorded against both parcels.
(Ord. 2394 § 8, 2012)
§ 18.42.047 Parking in Town Center Plan area.
A.
The boundaries of the Town Center Plan area shall be defined by the comprehensive plan.
B.
Within the Town Center Plan area, new and expanding uses are allowed an administrative waiver to allow on-street parking units to be counted towards the minimum parking requirements, provided all of the following are satisfied:
1.
The proposed use is a retail, business or commercial use; business or professional office; restaurant; not automotive vehicle sales; and
2.
The property owner enters into an agreement to not protest the formation of a future local improvement district to provide additional parking; and
3.
Only parking units along the property frontage may be applied; and
4.
The proposal will not result in the displacement of existing private parking established as accessory to an existing structure. The required parking may only be removed if such structure is similarly removed or a conditional use approval is granted.
C.
Within the Town Center Plan area, new and expanding uses are allowed an administrative reduction of required parking stalls, provided all of the following are satisfied:
1.
The proposed use is a retail, business or commercial use; business or professional office; restaurant not exceeding 3,000 gross square feet; assembly use not exceeding an occupancy of 50; or a food store or market not exceeding 2,500 square feet.
2.
The property owner enters into an agreement to not protest the formation of a future local improvement district to provide additional parking.
3.
The proposal will not result in the displacement of existing private parking established as accessory to an existing structure.
4.
The use will have peak parking demands during times of low parking demand for adjacent uses.
5.
The use is within 500 feet of an existing public parking lot with capacity to accommodate additional parking during periods of peak demand.
6.
Projects which provide a portion of their required parking are preferred over those which provide no parking.
(Ord. 2667 § 6, 2018; Ord. 2774 § 31, 2021)
§ 18.42.048 Parking in East Sumner Neighborhood Plan Area.
A.
Within the East Sumner Neighborhood Plan Area, the director may waive up to 35 percent of the parking requirement established in SMC § 18.42.040, provided:
1.
For proposed uses that are one or a combination of the following, the criteria in subsections (A)(1)(a) through (c) of this section must be satisfied:
• Retail; |
• Professional offices and personal services for the primary purpose of serving the local community (real estate, barbers, dentists, insurance and similar); |
• Restaurants of not greater than 3,000 gross square feet; |
• Assembly uses with an occupant load of no more than 100. |
a.
The parking must be fully improved, constructed, and all applicable fees paid;
b.
The land for the parking must be dedicated in fee to the city to be held in perpetuity by the city for parking purposes;
c.
The parking must be of sufficient size to be viable for public ownership, maintenance and access as indicated by one of the following:
• Contains at least five parking spaces and is directly accessible from a public alley; |
• Contains at least 10 parking spaces accessible from an internal driveway; or |
• Is immediately adjacent to an existing or approved city-owned parking facility such that the additional parking is an extension of the previously existing parking. |
2.
For proposed uses that are one or a combination of the following, the criteria in subsection (A)(1)(a) through (c) of this section must be satisfied, and the proposed use must have sufficient parking available and accessible at the time of occupancy from other projects in addition to new parking provided by the proposed use to satisfy the parking requirements established in SMC § 18.42.040.
• Office or professional services of any type not included in subsection (A)(1) of this section; |
• Entertainment use; |
• Restaurants of 3,000 gross square feet or greater. |
B.
Any surplus parking from an existing use that meets the requirements of this section may be applied to a new or expanding use.
(Ord. 1949 § 10 (part), 2001)
§ 18.42.050 Loading spaces, nonpassenger.
Off-street space for standing, loading and unloading services shall be provided in such a manner as not to obstruct freedom of traffic movement on streets and alleys. For all office and commercial uses, a minimum of one loading space shall be provided consisting of at least a 10-foot by 30-foot loading space with 14-foot height clearance, and for industrial uses, in addition to that required for office and commercial uses, a loading space of 12 feet by 65 feet with 14-foot height clearances for large trucks shall be provided.
(Ord. 1694 § 1, 1995)
§ 18.42.055 Coordinated or joint parking design within the East Main Street area. [1]
A.
Wherever a cross-access corridor has been designated within the East Main Street area in accordance with SMC § 18.43.090, any property improvements within the affected area shall be so designed as to provide for mutually coordinated or joint parking, access and circulation systems, and shall include stub-outs and other design features as necessary to make it visually obvious that the abutting properties may be tied in to create a unified system.
B.
In the event that a building site is developed prior to an abutting property, it shall be designed to ensure that its parking, access and circulation may be easily tied in to create a unified system at a later date.
C.
In the event that a building site abuts an existing developed property, it shall be so designed as to tie into the abutting parking, access and circulation to create a unified system unless the development services director finds that this would be impractical.
(Ord. 2015 § 6 (part), 2002; Ord. 2167 § 5, 2006; Ord. 2788 § 42, 2021)
§ 18.42.056 Dedication of joint parking within the East Main Street area. [1]
A.
Joint parking areas connected to the cross-access corridor may be dedicated in fee to the city to be held in perpetuity by the city for parking purposes; provided, that the parking is fully improved, constructed and all applicable fees are paid.
B.
When joint parking areas within the cross-access corridor are dedicated in fee to the city the development services director may waive any one of the following requirements:
2.
Allow up to a 10 percent increase in the maximum building coverage established in SMC § 18.16.070; provided, that the minimum parking requirements are met; or
3.
Allow any on-street parking spaces abutting and along the frontage of the property to be counted toward required off-street parking spaces.
C.
When joint parking areas connected to cross-access corridors are dedicated in fee to the city, the city may establish a latecomer's agreement for improvements including cost of land, construction, and stormwater facilities per chapter 12.14 SMC.
D.
The owners of the property from which the land was dedicated shall retain first rights of refusal to buy back the property from the city for the fee of $1.00 if it is vacated in the future.
E.
Joint parking areas that are dedicated to the city shall be maintained by the city, which includes landscaping, asphalt repair and replacement, lighting, and stormwater facilities.
F.
The director may allow cash payment in lieu of providing for on-site parking connected to the cross-access corridor within the East Main Street area if joint parking is provided.
G.
The dedication of joint parking per this section shall not reduce the lot area for the purposes of calculating lot size and lot coverage.
(Ord. 2015 § 6 (part), 2002; Ord. 2167 § 6, 2006; Ord. 2788 § 43, 2021)
§ 18.42.060 Cooperative parking facilities.
When two or more uses occupy the same building or when two or more buildings or uses cooperatively share an off-street parking facility, the total requirements for off-street parking and loading facilities shall be at least the sum of the requirements for the greater of the uses at any one time or as deemed necessary by the director. All applicants for cooperative parking shall be reviewed and approved by the director as a Type III decision. The following review criteria shall be considered by the director:
A.
The applicant shall demonstrate that there will not be a conflict with the operating hours of the businesses that seek to have cooperative parking.
B.
The shared parking shall not be located further than 500 feet from the uses that the lot will serve, unless the parking is located within a pedestrian oriented zone then 800 feet is allowed.
C.
The applicant shall submit a formal cooperative parking agreement.
(Ord. 1694 § 1, 1995; Ord. 1762 § 8, 1996; Ord. 2472 § 8, 2014)
§ 18.42.070 Parking for the handicapped.
Parking for the handicapped shall be determined by the building official in accordance with the International Building Code and ICC ANSI A117.1-2009.
(Ord. 1694 § 1, 1995; Ord. 2439 § 10, 2013)
§ 18.42.075 Design to accommodate service vehicles. [1]
Coordinated or joint parking systems shall allow adequate access for service and loading vehicles, including tractor trailers, to each business site, and all easements, agreements and stipulations shall so provide.
(Ord. 2015 § 6 (part), 2002)
§ 18.42.080 Compact car allowance.
Repealed by Ord. 1885.
(Ord. 1694 § 1, 1995)
§ 18.42.085 Bicycle parking.
The number of bicycle parking spaces shall be 10 percent of the number of required off-street auto parking spaces for nonresidential uses. Bicycle parking spaces may be provided in racks or other similar facility.
(Ord. 1694 § 1, 1995)
§ 18.42.090 Uses not specified.
In the case of a use not specifically mentioned in this chapter the requirements for off-street parking facilities shall be determined by the director. Such determination shall be based upon the requirements for the most comparable use specified. Where there is no comparable use specified, the director shall consult example parking ordinances from neighboring jurisdictions and professional planning journals and publications.
(Ord. 1694 § 1, 1995)
§ 18.42.100 Local improvement districts.
When considering a discretionary permit such as a variance or conditional use permit, for a proposal in a commercial zone, the hearing examiner or city council may, as a condition to the granting thereof, require that the applicant participate in a future local improvement district for off-street parking. Or, the payment of in-lieu fees in proportion to the cost of providing the parking facilities may be required.
(Ord. 1694 § 1, 1995)
§ 18.42.110 Commute trip reduction.
Applicants for businesses which must comply with the commute trip reduction requirements of the Sumner Municipal Code may apply for a special exception to reduce their parking requirements by a maximum of 20 percent. The applicants shall provide documentation of the reduction in demand for parking as a result of the commute trip reduction regulations, and shall provide a report of parking usage after six months of occupancy.
(Ord. 1694 § 1, 1995)