All development shall comply with the following regulations addressing parking and loading unless other applicable regulations require additional or different treatment of parking and loading, in which case the more specific standard or criteria shall apply. The following sections of the BIMC may impose additional development standards, and in the case of conflict between any two or more development standards or criteria, the more specific shall apply:

BIMC 16.12.030.C.3, Shoreline Master Program, Parking.

Chapter 16.20 BIMC, Critical Areas.

BIMC 18.15.010, Landscaping and screening.

A. Purpose. The purpose of this section is to provide for safe, efficient and well-designed access and parking while minimizing the environmental and visual impact of motor vehicle facilities.

B. General Requirements.

1. Driveways, parking, and walkways shall accommodate pedestrians, motor vehicles and bicycles used by occupants or visitors of a structure or use. Location is subject to review of the planning and engineering departments.

2. No building permit shall be issued until the applicant has submitted satisfactory plans demonstrating that required parking facilities will be provided and maintained.

3. Unless authorized by a conditional use permit or this title, the use of property in a residential zone for commercial parking is prohibited.

4. All driveways and other parking areas, except those serving single-family residences, shall be surfaced with permanent materials acceptable to the public works department, and shall be designed to manage stormwater runoff in accordance with Chapter 15.20 BIMC.

5. Residential parcels are encouraged to have two-track driveways (also known as Hollywood or wheel strip driveways).

6. Unless approved by the director, only a single access to public right-of-way is allowed for an individual lot. More than one access may be allowed by the director if the director determines, based on drawings or other information submitted by the applicant, that (a) the proposed site access includes measures that mitigate any identified negative impacts or effects that would result from the additional access point(s); and (b) the additional access point(s) will improve on-site or off-site traffic flow or is necessary for, or will help facilitate, compliance with other requirements of this chapter.

7. Joint use of required access ways with adjacent properties is encouraged. The director may approve joint access if the applicant demonstrates to the satisfaction of the director that the joint access (a) will promote the orderly development of the surrounding area; or (b) will help reduce or avoid cumulative adverse impacts that would result from each property accessing the right-of-way separately; and (c) will not create a safety hazard.

8. With the exception of single-family and duplex buildings on individual lots, access and parking spaces shall be designed so that no backing movement by a vehicle, except emergency and service and delivery vehicles, shall be allowed onto a public right-of-way; provided, that the director may waive this requirement where no reasonable design alternative exists.

9. No parking space may block access to other parking spaces unless tandem parking has been approved for a single residence or individual dwelling units of a multifamily structure.

10. On-street parking created or designated in conjunction with and adjacent to a project may be included in the parking space calculation upon approval of the director.

11. When new or expanded development is required to provide parking for more than 10 cars, the development shall integrate electric vehicle charging infrastructure as required in subsection C.3 of this section. For the purposes of this subsection, “expansion” means that a development is expanded by more than five percent of its existing floor area, or by more than five percent of its overall size in cases where floor area is not applicable, and the requirements of subsection C.3 of this section apply to only those spaces associated with the expansion.

12. When a new development is required to provide parking for more than 25 cars, at least one parking space near the entrance must be reserved and signed for use by a shared-car program. All parking spaces reserved and signed for use by a shared-car program must also be EV-capable.

13. The provisions of subsections C.11 and 12 of this section are intended to amend and supersede the state building code provisions in WAC 51-50-0429. Further, the provisions of subsections C.11 and 12 of this section do not apply to single-family residences and multifamily residential buildings containing four or fewer residential units as defined in RCW 19.27.015(4).

14. For all development except for single-family residential, the required parking for two or more complementary uses may be reduced up to 50 percent when provided by a common parking lot, but may not be reduced below the highest parking requirement. The reduction shall be reviewed and authorized by the director of planning and community development together with a site plan and design review permit, building permit, or business license, depending on when the parking space reduction is proposed.

C. Number of Automobile Spaces Required.

1. General Provisions. All development shall provide the number of parking spaces indicated in this subsection C and Tables 18.15.020-1 and 18.15.020-2. All parking lots shall comply with the minimum requirements for handicapped parking spaces, as required by Washington State regulations related to barrier-free facilities, with the exception of single-family residential and multifamily residential development on individual lots. Above-ground parking lots exceeding the number of spaces required by this section are not allowed unless approved by the planning commission; spaces provided in underground parking garages are exempt from parking maximums.

 

Table 18.15.020-1: Off-Street Parking Spaces Required for Residential, Neighborhood Center, Business/Industrial, and Water-Dependent Industrial Zone Districts 

Land Use	Spaces Required
Residential dwelling unit in a single-family residential district [1]	2 spaces for each primary dwelling unit and 1 space for each accessory dwelling unit.
Residential dwelling unit in a multifamily residential, NC, or B/I district	1 space per primary dwelling unit that is a studio or 1 bedroom unit, and 2 spaces for all other primary dwelling units.
	Dwelling units situated directly above a commercial use or directly above parking serving a commercial use in the NC district or live/work units in the B/I districts shall require 1 parking space. Dwelling units separate from the commercial use or its parking by one or more intervening floors shall not be considered to be located “directly above” that use, and therefore 2 parking spaces are required.
	The director may require guest parking in excess of the required parking spaces, whether or not the required parking is reduced pursuant to BIMC 18.15.020.B.12, up to a maximum additional 0.5 stall per dwelling unit, if there is inadequate guest parking on the subject property.
Retail, commercial and personal services in a building with less than 1,000 square feet of floor area	5 spaces per 1,000 square feet of floor area, except as modified by the parking standards for the mixed use overlay districts and High School Road districts below.
Retail, commercial and personal service in a building with 1,000 square feet of floor area or more	4 spaces per 1,000 square feet of floor area, except as modified by the parking standards for the mixed use overlay districts and High School Road districts below.
Industry and light manufacturing uses	1 space for each employee plus 1 space for each 250 square feet of office space.
Places of public accommodation serving food and beverage, including but not limited to restaurants, craft food and beverage businesses and taverns	1 space for each employee plus 1 space for each 4 occupants as determined by the department.
For motels/hotels, inns, and bed and breakfasts	1 space for each sleeping room.
For places of assembly, including auditoriums, theaters, banquet rooms and religious institutions	10 spaces for each 1,000 square feet of floor area or 1 space for each 5 fixed seats, except for movie theaters which shall require 1 space per 4 seats.
Elementary, middle, and junior high schools	1 space per 50 students and 1 space per employee.
High schools	1 space per 10 school students and 1 per employee.
Educational, governmental, health care and recreational facilities not included as part of an elementary, middle, junior high or high school or a religious institution	A number of spaces adequate to accommodate the peak shift as determined by the director based on information submitted by the applicant as required for other uses and special cases below.
Day care centers	1 stall for each on-duty shift employee plus 1 stall for each 12 adults/children served by the facility. Capacity is determined by state license requirements.
Other uses and special cases	For other uses or special cases, parking requirements shall be established by the director. For determination by the director, the applicant shall supply (a) documentation regarding actual parking demand for the proposed use; or (b) technical studies prepared by a qualified professional relating to the parking need for the proposed use; or (c) required parking for the proposed use as determined by other comparable jurisdictions.

[1]    Residential parking requirements may be reduced by 50 percent for dwelling units located within a one-half-mile radius and 25 percent for dwelling units located within one-half mile and a one mile radius of the ferry terminal providing scheduled service to Seattle. This provision may not be used in conjunction with senior housing or other parking reduction arrangements, and the required number of parking spaces shall not be reduced below one space per parking unit. This provision does not preclude the authority of the director to require guest parking as described in this table.

 

Table 18.15.020-2: Off-Street Parking Spaces Required in Mixed Use Town Center Districts and High School Road Districts [1] 

Land Use	Spaces Required
	Central Core Overlay	Madison Avenue Overlay	Ericksen Avenue Overlay	Gateway Overlay	Ferry Terminal Overlay	High School Road I and II
Commuter-Oriented Retail	Not Permitted				1 space per peak shift employee	Not Permitted
Other Commercial and Nonresidential Uses
Minimum spaces per 1,000 sq. ft. [2]	2, except 3 in the Parfitt-Waterfront area	4			1	4
Entertainment facilities	1 per 4 fixed seats	Not Permitted				1 per 4 fixed seats
Maximum above-ground spaces per 1,000 sq. ft.	5				3	5
Residential Uses
Minimum spaces per unit [3]	1 space per primary dwelling unit that is a studio or 1 bedroom unit, and 2 spaces for all other primary dwelling units.
	Each dwelling unit situated directly above a commercial use or directly above parking serving a commercial use in the NC or B/I districts shall require 1 parking space. Dwelling units separate from the commercial use or its parking by one or more intervening floors shall not be considered to be located “directly above” that use.
	The director may require guest parking in excess of the required parking spaces, whether or not the required parking is reduced pursuant to BIMC 18.15.020.B.12, up to a maximum additional 0.5 stall per dwelling unit, if there is inadequate guest parking on the subject property.
Maximum above-ground spaces per unit	2
Special Cases
Other uses and special cases	For special cases not covered by this table, parking requirements shall be established by the director. For determination by the director, the applicant shall supply (a) documentation regarding actual parking demand for the proposed use; or (b) technical studies prepared by a qualified professional relating to the parking need for the proposed use; or (c) required parking for the proposed use as determined by other comparable jurisdictions.

[1]    For properties along Winslow Way, there shall be no driveway from private property to the street except as approved as a conditional use. Driveways in existence prior to July 1, 1987, are excepted from this requirement.

[2]    Applies to uses in the food and beverage, office and services, and retail categories in Table 18.09.020.

[3]    Residential parking requirements may be reduced by 50 percent for dwelling units located within a one-half-mile radius and 25 percent for dwelling units located between one-half mile and a one-mile radius of the ferry terminal providing scheduled service to Seattle. This provision may not be used in conjunction with senior housing or other parking reduction arrangements, and the required number of parking spaces shall not be reduced below one space per parking unit. This provision does not preclude the authority of the director to require guest parking as described in this table.

2. Special Provisions for Mixed Use Town Center Districts.

a. Subject to approval as part of site plan review, the city and the developer may voluntarily enter into an agreement to allow the parking requirement to be met by contributing into a public or cooperative commercial effort to create new structured or surface parking in that zone. This option shall only be available upon initiation of a project to create new structured or surface parking in that zone. The amount of the contribution shall be equivalent to that necessary to provide the required number of parking spaces. Monies so contributed shall be held, expended, or refunded in accordance with RCW 82.02.020.

b. New parking spaces will not be required for additions to existing buildings that are less than 25 percent of the existing floor area and less than 1,000 square feet. This exception to the parking requirement may be utilized only once per property and does not apply to additions or remodeling for the purpose of adding residential units.

c. In the core, gateway, and ferry terminal districts, parcels smaller than 8,000 square feet may provide up to 100 percent of required parking off site; parcels between 8,000 and 12,000 square feet may provide up to 75 percent of required parking off site; and parcels larger than 12,000 square feet may provide up to 50 percent of required parking off site. For commercial and residential development, off-site parking must be located within a 1,000-foot radius of the edge of the development parcel. Any off-site spaces used to meet minimum parking requirements must be acquired either through the city’s fee-in-lieu program as provided in BIMC Title 2, through fee simple ownership by the developer, or through irrevocable easements/agreements.

d. In the central core overlay district, up to 75 percent of required parking for movie theaters may be met off site if located within a 400-foot walking distance of the edge of the development parcel.

e. In the central core overlay district, parcels smaller than 8,000 square feet shall receive a credit against required off-street parking of one parking space per 10 feet of public street frontage, up to a maximum credit of five off-street parking spaces.

3. Electric Vehicle (“EV”) Charging Infrastructure. Electric vehicle charging infrastructure shall be provided for new or expanded buildings, and new paved surface parking lots and parking garages, according to this section and Tables 18.15.020-3 and 18.15.020-4. Where a building or development contains more than one occupancy, the electric vehicle charging infrastructure percentages of Table 18.15.020-3 shall be applied to the number of spaces required for each occupancy.

a. Rounding. When calculating the number of parking spaces required to be served by EV charging infrastructure, any fraction or portion of a space shall be rounded up to the nearest whole number.

b. Higher levels of EV charging infrastructure can satisfy lower EV charging infrastructure requirements. EVSE parking spaces installed at a greater percentage than required by Table 18.15.020-3 may count toward meeting EV-capable or EV-ready parking space requirements of Table 18.15.020-3. EV-ready parking spaces installed at a greater percentage than required by Table 18.15.020-3 may count toward meeting EV-capable parking space requirements of Table 18.15.020-3.

c. Ten percent of the accessible parking spaces, rounded up to the next whole number, shall have EV supply equipment and 10 percent shall be EV-ready. There shall be at least one accessible space for each type of EV charging system. The EV charging infrastructure may also serve adjacent parking spaces not designated as accessible parking. A maximum of 10 percent of the accessible parking spaces, rounded up to the next whole number, are allowed to be included in the total number of electric vehicle parking spaces required under Table 18.15.020-3.

d. Where EV-ready and EV-capable exterior on-grade surface parking spaces are located more than four feet from a building, raceways shall be extended to a pull box or stub in the vicinity of the designated space and shall be protected from vehicles by a curb or other device.

e. Where an electric vehicle load management system is installed to fulfill the requirements of Table 18.15.020-3, the maximum number of EVSE parking spaces that may be connected to the same electrical circuit in the building is as shown in Table 18.15.020-4.

f. All EV charging infrastructure shall be installed in accordance with the National Electrical Code (NFPA 70). For EV-ready parking spaces, the branch circuit shall be identified as “Electric Vehicle Ready” in the service panel or subpanel directory, and the termination location shall be marked as “Electric Vehicle Ready.”

g. Incentives for providing additional EV charging infrastructure.

i. If DC fast charging stations (480 volts) are provided rather than Level 2 charging stations for the required EVSE parking spaces, the total required number of vehicle parking spaces may be reduced by five percent.

ii. If one space served by EV supply equipment is provided for every five required parking spaces, the total required number of vehicle parking spaces may be reduced by five percent.

h. Electric vehicle supply equipment is reserved solely for charging of electric vehicles. All EVSE parking spaces shall have designated signage and pavement markings as set forth in RCW 46.08.185. Contact information for the supply equipment operator shall be posted on the supply equipment in order to report malfunctions or other issues.

 

Table 18.15.020-3: Electric Vehicle (“EV”) Charging Infrastructure 

Building Code Occupancy	Number of EVSE Parking Spaces	Number of EV-Ready Parking Spaces	Number of EV-Capable Parking Spaces
Group A, B, E, F, H, I, M, and S occupancies (nonresidential buildings)
New buildings	10% of total parking spaces	10% of total parking spaces	10% of total parking spaces
Existing buildings proposed for expansion	5% of parking spaces associated with expansion	10% of parking spaces associated with expansion	20% of parking spaces associated with expansion
New paved surface parking lots and parking garage uses	10% of total parking spaces	30% of total parking spaces	20% of total parking spaces
Group R-2 buildings with 5 or more dwelling units
New buildings	10% of total parking spaces	25% of total parking spaces	10% of total parking spaces
Existing buildings proposed for expansion	5% of total parking spaces	10% of total parking spaces	20% of total parking spaces
Other Group R occupancies
Buildings that do not contain more than two dwelling units	Not required	One for each dwelling	Not required
Dwelling units with private garages	Not required	One for each dwelling	Not required
All other Group R occupancies	10% of total parking spaces	25% of total parking spaces	10% of total parking spaces

[1] Note: Building Code Occupancies are defined in the International Building Code and the International Residential Code.

[2] Exceptions:

    [a] Except for Group A, Group E, and Group M occupancies, on-site parking with less than 10 parking spaces shall not be required to comply with Table 18.15.020-3.

[b] Group A, Group E, and Group M occupancies shall comply with one of the following, whichever is greater:

[i] The provisions of Table 18.15.020-3 shall apply only to designated employee parking spaces.

[ii] One of each 200 parking spaces or fraction thereof shall be EV-ready. One of each 200 parking spaces or fraction thereof shall be an EVSE parking space.

Table 18.15.020-4: Maximum Number of EVSE per Circuit Breaker Rating

Minimum Circuit Breaker Rating (AMPS)	Maximum Number of EVSE per Circuit
20	1
30	2
40	4
50	5
60	6
70	7
80	8
90	10
100	11
125	14
150	17

D. Location of Spaces.

1. Parking in the Mixed Use Town Center and High School Road I and II zoning districts shall be located behind, to the side of or under buildings. Parking shall not be located between a building and the front lot line, unless an applicant can demonstrate that locating parking between a building and the front lot line is the only feasible location.

2. Parking outside of the Mixed Use Town Center and High School Road I and II zoning districts is encouraged to be located behind, under or to the side of buildings.

3. Parking spaces serving dwelling units shall be located on the same lot with the building they serve, except in subdivisions where parking spaces may be located on a separate lot or tract. In the central core, gateway, and ferry terminal districts, one parking space per unit shall be located on site and any additional spaces may be located off site. All off-site spaces shall be within a 1,000-foot radius of the edge of the development parcel and shall be acquired through fee-in-lieu, fee simple ownership, or a leasehold permanently linked to the unit.

4. Parking spaces serving nonresidential uses may be consolidated in a remote location as permitted by this title.

5. All parking spaces and driving aisles serving adjacent parking spaces, except those serving single-family residences, shall not be located within required front, rear or side setbacks.

6. The city may waive the limits on contiguous stalls and may approve reductions of up to 50 percent of the parking lot setback requirements if significant trees are saved and incorporated in the design of circulation and parking.

7. Tandem parking (two parking spaces located end-to-end rather than side-to-side) may be approved by the planning director as part of the building permit; provided, that (1) the arrangement will not create traffic congestion due to additional entry and exit movements; (2) on-street parking is available; and (3) the arrangement will not adversely impact safety factors.

8. For on-street parking spaces, handicap parking shall be distributed throughout the street and shall be separated from other handicap parking spaces by at least 10 nonhandicap spaces, or as required by the building official.

E. Noncommuter Ferry Parking. Noncommuter ferry parking is permitted in the ferry terminal district as provided below.

1. Permanent Noncommuter Parking Spaces. Permanent noncommuter parking spaces may be developed in under-building or below grade parking in the ferry terminal overlay district, providing:

a. For each existing surface ferry parking space that is moved under-building or below grade, one noncommuter additional parking space may be developed under-building or below grade.

b. The total number of commuter additional parking spaces may not increase the total parking inventory of 1,121 spaces. Noncommuter parking spaces may not exceed 353 spaces. No property owner of an existing surface parking lot may increase the total number of spaces on that property by more than 225 spaces.

c. These noncommuter additional parking spaces are only for use by noncommuter ferry passengers.

d. No grade-level, under-building parking shall be adjacent to Winslow Way. Ingress and egress to the parking shall be allowed from Winslow Way.

e. Any level of parking contained within or under the structure that is visible from a public street shall be fully screened. Means of screening can include another use, landscaping that provides a vertical screen, street trees or other vegetation.

f. In addition to the screening required in subsection E.1.e of this section, the street facade of the parking structure shall be enhanced by architectural detailing, artwork (such as a mosaic, mural, decorative masonry pattern, sculpture, or relief) or similar visual interest features.

g. A plan to mitigate the visual impact of the parking structure, including the proposed landscaping and street facade treatment, shall be required as a condition of development application approval.

h. As a condition of development application approval, the property owner shall include a plan for designating parking for only noncommuter use and shall demonstrate how restriction of spaces for noncommuter parking will be enforced. Failure to enforce shall subject the owner to the provisions of Chapter 1.26 BIMC.

2. Temporary Noncommuter Ferry Parking. Temporary noncommuter ferry parking spaces may be developed as surface parking in the ferry terminal overlay district under the following conditions:

a. The property owner shall submit an application for approval for the construction of permanent noncommuter ferry parking spaces under subsection E.1 of this section.

b. The property owner shall apply for and obtain a conditional use permit authorizing the use of the property for temporary noncommuter ferry parking. Such applications shall be processed as a minor conditional use under BIMC Title 2.

c. Temporary noncommuter parking lots shall comply with the design and construction requirements of this chapter, except that:

i. Temporary parking lots and associated driveways may be gravel; provided, that all drainage requirements are met;

ii. Temporary parking lots shall be exempt from the requirements of BIMC 18.15.030.A.2;

iii. Temporary parking lots shall be exempt from the requirements of BIMC 18.15.030.A.4. Internal walkways may be surfaced with gravel, except that walkways providing access to handicapped spaces shall meet accessibility requirements; and

iv. Temporary parking lots are exempt from the landscaping requirements of subsection J.3.a of this section and the screening requirements of BIMC 18.15.010.F.

d. Notwithstanding the provisions of BIMC Title 2 concerning conditional use permits, a conditional use permit authorizing temporary noncommuter ferry parking spaces shall automatically expire 180 days after the date that the permit is issued. The temporary noncommuter parking shall be removed within 10 days after the permit expires.

e. Notwithstanding the provisions of BIMC Title 2 concerning conditional use permits, the department may grant one extension of a conditional use permit authorizing temporary noncommuter ferry parking spaces for a period not to exceed 180 days if:

i. A request for an extension is received by the department no later than 30 days prior to the expiration of the permit;

ii. Termination of the permit would result in an unreasonable hardship to the applicant, and the applicant is not responsible for the delay in obtaining the approval of the permanent noncommuter ferry parking spaces;

iii. An extension of the permit will not cause substantial detriment to existing uses in the immediate vicinity of the subject property; and

iv. The temporary noncommuter parking shall be removed within 10 days after the permit expires.

F. Temporary Ferry Commuter Parking. Temporary ferry commuter parking spaces may be developed as surface parking in the Winslow Mixed Use central core, gateway, or ferry terminal overlay districts under the following conditions:

1. An application has been submitted to redevelop a property on which existing ferry commuter parking is located, as shown on Figure 6.2 of the Winslow master plan, and this redevelopment will require the temporary displacement of existing ferry commuter parking spaces.

2. The property owner shall apply for and obtain a conditional use permit authorizing the use of the property for temporary ferry commuter parking. Such applications shall be processed as an administrative conditional use under BIMC Title 2.

3. The property owner shall comply with the requirements of subsection E.2.c of this section.

4. Notwithstanding the provisions of BIMC Title 2 concerning conditional use permits, a conditional use permit authorizing temporary ferry commuter parking spaces shall automatically expire one year from the date that the permit is issued. The temporary ferry parking shall be removed within 10 days after the permit expires.

5. Notwithstanding the provisions of BIMC Title 2 concerning conditional use permits, the department may grant one extension of a conditional use permit authorizing temporary ferry commuter parking spaces for a period to be determined by the director; provided, that: (a) a request for an extension is received by the department no later than 30 days prior to the expiration of the permit; (b) termination of the permit would result in an unreasonable hardship to the applicant; (c) an extension of the permit will not cause substantial detriment to existing uses in the immediate vicinity of the subject property; and (d) the temporary ferry commuter parking shall be removed within 10 days after the permit expires.

G. Commercial Parking or Commercial Parking Businesses, Other than Ferry Commuter Parking and Noncommuter Ferry Parking. Commercial parking may be developed for general public use at no fee, or as a commercial parking business. Commercial parking businesses must comply with provisions of Chapter 5.10 BIMC.

1. Surface Parking Lots. Surface parking lots for commercial parking only, developed by public or private concerns, or developed by a public or cooperative commercial effort shall be treated as special cases under Table 18.15.020-2 and are permitted in the core, gateway, and ferry terminal districts, providing:

a. Parking lots shall be sited on parcels within 200 feet of Winslow Way or lower Madison (south of Wyatt).

b. Parking lots shall not be sited adjacent to a parcel containing a parking lot or structure in which parking is the primary use.

c. Parking lots shall not exceed 30 spaces.

d. As a condition of development application approval, the property owner shall include a plan for designating parking for only noncommuter use and shall demonstrate how restriction of spaces for noncommuter parking will be enforced. Failure to enforce shall subject the owner to the provisions of Chapter 1.26 BIMC.

e. Integrate LID BMPs into surface parking lots in accordance with Chapter 15.20 BIMC.

2. Structured Parking. Structured parking for commercial parking only, developed by public or private concerns, or developed by a public or cooperative commercial effort as provided for as a Special Case in Table 18.15.020-2 shall require a conditional use permit in the core district west of SR 305, providing:

a. Structures shall not be sited adjacent to a parcel containing a parking lot or structure in which parking is the primary use.

b. As a condition of development application approval, the property owner shall include a plan for designating parking for only noncommuter use and shall demonstrate how restriction of spaces for noncommuter parking will be enforced. Failure to enforce shall subject the owner to the provisions of Chapter 1.26 BIMC.

c. Any level of parking contained within or under the structure that is visible from a public street shall be fully screened. Means of screening can include landscaping that provides a vertical screen; a facade that incorporates artwork (such as a mosaic, mural, decorative masonry pattern, sculpture, or relief) over a substantial portion of the facade; or trees and other vegetation.

d. A plan to mitigate visual impact of the parking structure, including the proposed landscaping and/or artwork, shall be required as a condition of development application approval.

H. Additional Provisions for the B/I Districts. The following additional parking and loading provisions shall apply in the B/I districts.

1. On-street parking or staging of trucks on public streets is prohibited.

2. The primary vehicular access for business/industrial developments shall avoid a street or easement that primarily serves residential uses.

3. No new curb cuts shall be allowed onto public streets if it is possible for a development to share an access drive with an existing facility.

4. Entrances and exits to and from parking and loading facilities shall be clearly marked with appropriate directional signage where multiple access points are provided.

5. Internal circulation shall be designed for safety and efficiency by reducing conflicts between vehicular and pedestrian traffic, combining circulation and access areas where possible, providing adequate truck maneuvering, stacking, and loading areas and accommodating emergency vehicle access.

6. To reduce noise and visual conflicts with neighboring properties and public streets, loading facilities shall be located internal to the site or where conflict with neighboring properties will be reduced.

7. Loading docks and doors facing a public street shall be offset from the access drive and shall be screened from the street.

8. Where a residential unit for security is constructed in the B/I zone district, one parking space shall be provided.

I. Temporary Commercial Parking. This section does not apply to commuter or noncommuter ferry parking. Temporary commercial parking lots are permitted in the Mixed Use Town Center and High School Road districts under the following conditions:

1. A land use application for property located within the Mixed Use Town Center or High School Road Districts and anticipated construction activities related to the project will reduce availability of existing parking spaces for customers and employees and/or create a need for construction worker parking; or the parking needs of the commercial business have increased and, having outgrown its original parking accommodations, the commercial business is in the process of seeking a permanent solution.

2. The application shall be exempt from site plan and design review pursuant to BIMC 2.16.040. The application shall be processed as an administrative approval under BIMC Title 2. Clearing or grading permits may be required if a new surface lot is being created or expanded. The city shall request assurances that all significant trees are retained and remain protected during any clearing or grading, pursuant to subsection I.6 of this section.

3. Temporary commercial business parking lots shall comply with the design and construction requirements of this chapter, except that:

a. Temporary commercial business parking lots shall be exempt from the landscaping requirements of subsection J.3.a of this section and BIMC 18.15.010 and 18.15.030;

b. Temporary commercial business parking lots may be surfaced with gravel; provided, that all drainage requirements are met; and

c. Temporary commercial business parking lots shall be exempt from the requirements of subsections C.2.c and D.5 of this section.

4. Approval of a temporary commercial parking lot shall expire upon completion of the specified project or within 18 months of the lot’s building permit approval, whichever comes first. To prevent serial use of a property as a temporary commercial parking lot, a property shall not be utilized for such parking for more than three years within a 10-year period. The department may grant one extension of a permit authorizing temporary commercial business parking for a period not to exceed 180 days if:

a. A request for an extension is received by the department no later than 30 days prior to the expiration of the permit;

b. Termination of the permit would result in an unreasonable hardship to the applicant, and the applicant is not responsible for the delay in securing permanent parking spaces; and

c. An extension of the permit will not cause substantial detriment to existing uses in the immediate vicinity of the subject property.

5. A temporary commercial parking lot shall meet the requirements of Chapter 15.20 BIMC (Surface and Stormwater Management), except that any existing parking lot being used as a temporary commercial business parking lot shall not be required to be improved to meet current standards. Dust shall be controlled during construction of and use of a temporary commercial parking lot.

6. All temporary commercial parking lots shall be designed to retain all significant trees, as defined in Chapter 18.36 BIMC, except when removal of hazardous trees is permitted pursuant to BIMC 16.20.040 (Critical Areas) or 18.15.010.C.1 (Tree Retention, Protection and Replacement). For those significant trees impacted by construction activity within their driplines, the applicant shall submit a retention plan, meeting the requirements of BIMC 18.15.010.C.4, prepared by a certified arborist addressing the impact of construction activity to the trees and the likelihood for five-year survivability.

7. An application for a temporary commercial parking lot shall include a restoration plan addressing revegetation and removal of newly created parking surfaces. An assurance device, guaranteeing completion of restoration, shall be posted with the city prior to issuance of clearing and/or grading permits. Temporary commercial parking that was newly created through this permit shall be removed and site restoration complete within 30 days after the permit expires. This provision will not apply if another commercial business will begin to use the parking lot within 60 days.

8. An application for a temporary commercial parking lot shall include a plan for prohibiting parking for ferry commuter and noncommuter use and shall demonstrate how restriction of spaces for general public/customer and/or employee use will be enforced. Failure to enforce shall subject the owner to the provisions of Chapter 1.26 BIMC.

9. A portion of a temporary commercial business parking lot developed to accommodate employees and/or the general public during construction activities may be utilized to store or park construction-related equipment, materials, and supplies if it does not create a safety hazard for pedestrians and vehicles utilizing the parking lot. Construction-related equipment, materials, and supplies shall be stored in appropriate containers or bins to the extent feasible or on the ground in well-stacked, neat piles. The temporary construction storage containers and bins shall be exempt from the requirements of BIMC 18.09.030.J.3. Large construction equipment may be parked in parking spaces. As a condition of application approval, the commercial business planning to use a portion of the parking lot to store or park construction-related equipment, materials, and supplies must include a plan to alert employees and the general public using the parking lot to the presence of such items.

10. All applicable provisions of Chapter 16.12 BIMC (Shoreline Master Program) and Chapter 16.20 BIMC (Critical Areas) must be met in the design and use of any temporary commercial parking lot.

11. The use of any temporary commercial parking lot shall comply with the air quality emissions performance standards of BIMC 18.06.030.B.2.

J. Design Standards.

1. Parking Space and Aisle Dimensions. Except as provided in subsection J.1.e of this section, parking lots shall be designed according to Table 18.15.020-5. Space depth shall be measured exclusive of access drives, aisles and other physical obstructions. Small car spaces may total no more than 30 percent of the required number.

a. Parking lots shall have direct access to a street or road easement and shall provide unobstructed access driveways exclusive of the required parking areas.

b. Multifamily and nonresidential developments shall use access standards as shown in Table 18.15.020-5.

c. Where possible, single-family residences shall share access drives.

d. Access drive widths for single-family residences shall be determined by the city engineer or fire marshal.

e. For parking located in structures, columns or other structural elements may encroach into the parking space a maximum of six inches on a side; provided, that no wall, post, guardrail, or other element shall obstruct car door opening or the exit-way of persons from a parked vehicle.

Table 18.15.020-5: Parking Space and Lot Design and Dimensions [1] 

A Parking Angle	B Stall Width (ft.)	C [2] Stall Depth (ft.)	D Aisle Width (paved surface ft.)	Direction of Travel
45°	7.5	15	11	1-way
	8.5	18	13	1-way
	7.5	15	18	2-way
	8.5	18	20	2-way
60°	7.5	15	14	1-way
	8.5	19.5	14.5	1-way
	7.5	15	20	2-way
	8.5	19.5	20	2-way
75°	7.5	15	17.5	1-way
	8.5	20	18.5	1-way
	7.5	15	20	2-way
	8.5	20	20	2-way
90°	7.5	15	20	2-way
	8.5	19	24	2-way
Parallel	20	8.5	12	1-way
	20	8.5	12	2-way

[1]    The first line of each category (e.g., 45 degrees, one-way travel) indicates the dimensions for compact cars.

[2]    Where wheel stops are required, they shall be placed 18 inches from the end of stall. Landscaping may be located between the wheel stop and the end of the stall. Landscaping so located shall be in addition to, and not part of, any landscaping required by this title.

2. Grades. Where parking spaces are designated, grades shall not exceed six percent. Driveways and driving lanes between separate groups of parking shall not exceed 14 percent. Parking areas on sloping lots shall be laid out so that parked cars lie perpendicular to the slope. Where existing grades on property proposed for a parking lot exceed 10 percent, the city may require a topographic survey to show existing and proposed grades.

3. Landscaping.

a. Parking lots shall be landscaped in accordance with BIMC 18.15.010.F.

b. Permeable pavement is preferred in both accessory and primary parking lots. The following types of permeable pavement have been found to perform well in the Puget Sound climate when properly designed: pervious concrete, porous asphalt, plastic grid systems, and interlocking permeable pavers. (Ord. 2025-01 §§ 1, 2, 2025; Ord. 2022-14 §§ 1 – 4, 2022; Ord. 2020-03 § 3 (Exh. C), 2020; Ord. 2019-03 § 16, 2019; Ord. 2018-13 §§ 11, 12, 2018; Ord. 2017-02 § 1, 2017; Ord. 2016-28 §§ 17 – 19, 2016; Ord. 2014-14 § 3, 2014; Ord. 2011-17 § 2, 2011; Ord. 2011-02 § 2 (Exh. A), 2011)