17.72.090 Parking and driveway design and development standards

17.72.090 Parking and driveway design and development standards.

A. Requirements. Parking and driveway design and requirements shall be as provided in the parking standards adopted by council resolution.

1. Residential Uses. Required parking spaces serving residential uses shall be located on the same lot as the use they serve or in an off-site parking facility as provided in subsection (B)(3) of this section (Off-Site Parking Facilities). If located in an off-site parking facility, a parking agreement shall be filed as provided in subsection (B)(3)(b) of this section (Parking Agreement). Refer to Section 17.76.040 (Front yard parking) for additional residential parking location regulations associated with single-unit residential dwellings and accessory dwelling units.

2. Nonresidential Uses. Required parking spaces serving nonresidential uses shall be located on the same lot as the use they serve or in an off-site parking facility as provided in subsection (B)(3) (Off-Site Parking Facilities) of this section.

3. Off-Site Parking Facilities. Parking facilities for uses other than single-unit dwellings, duplexes, and accessory dwelling units may be provided off site with approval of a Minor Use Permit, provided the following conditions are met:

i. Residential Uses. Any off-site parking facility must be located within one hundred feet, along a pedestrian route, of the unit or use served.

ii. Nonresidential Uses. Any off-site parking facility must be located within four hundred feet, along a pedestrian route, of the primary entrance containing the use(s) for which the parking is required.

b. Parking Agreement. A written agreement between the landowner(s) and the city in a form satisfactory to the city attorney shall be executed and recorded in the office of the county recorder. The agreement shall include:

i. A guarantee among the landowner(s) for access to and use of the parking facility; and

ii. A guarantee that the spaces to be provided will be maintained and reserved for the uses served for as long as such uses are in operation.

1. Residential Uses. For residential uses, when parking spaces are identified for the exclusive use of occupants of a designated dwelling, required spaces may be arranged in tandem (that is, one space behind the other) subject to director’s review and approval of director’s action (Chapter 17.108: Director’s Action). Tandem parking is intended to allow for needed flexibility on constrained lots or where tandem parking is consistent with the existing neighborhood pattern and allows for deviations from minimum parking space size regulations of subsection A (Requirements) of this section. For single-unit dwellings, required parking may be provided in tandem configuration where safe and compatible with the surrounding neighborhood.

2. Hotel and Restaurant Projects (New and Existing) in the C-D Zone. Tandem parking may be used for hotel and restaurant development in the C-D zone where parking service is provided, subject to approval of a director’s action (Chapter 17.108: Director’s Action) and a parking management plan approved by the director.

3. New Office Uses. Tandem parking may be considered for office development if all of the following requirements are satisfied:

a. With review of the location and design by the director’s action, where adequate maneuverability and access arrangements are provided; and

b. When the tandem spaces are set aside for the exclusive use of on-site employees; and

c. Where the total number of tandem spaces does not exceed thirty percent of the total parking provided for projects that require ten vehicle parking spaces or less, and fifteen percent of the total parking provided for projects that require eleven or more vehicle parking spaces; and

d. With a parking management plan approved by the public works and community development directors to ensure that proper management and oversight of the use of the proposed tandem spaces will occur.

4. Existing Office Uses. For existing office development where there is a desire to upgrade or modify the parking layout to increase efficiency or better meet standards, and review by the architectural review commission would not be required, the new tandem parking spaces would be subject to director’s review and approval of director’s action, and the additional finding that adequate maneuverability and access arrangements are provided.

D. Mechanical Parking Lifts. In commercial zones and multi-unit developments and subject to director’s review and approval of director’s action, mechanical parking lifts may be used to satisfy all or a portion of vehicle parking requirements. Up to twenty-five percent of the required minimum amount of spaces may be required to be provided as nonmechanical parking for lift systems unable to accommodate a range of vehicles, including trucks, vans, SUVs, or large sedans. Application 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 shall comply with community design guidelines and 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, except for 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 except for limited periods of maintenance.

5. There are no circumstances of the site or development or particular model or type of mechanical lift system that could result in significant impacts to those living or working on the site or in the vicinity.

E. Exceptions. Subject to director’s review and approval of director’s action, the director may grant exceptions to the standards subject to appropriate conditions and upon finding that:

1. The exception will not constitute a grant of special privilege inconsistent with the driveway or parking limitations upon other properties in the vicinity;

2. The exception will not adversely affect the health, safety or general welfare of persons working or residing in the vicinity; and

3. The exception is reasonably necessary for the applicant’s full enjoyment of uses allowed upon the applicant’s property. (Ord. 1705 § 38, 2021; Ord. 1650 § 3 (Exh. B), 2018)