OFF-STREET PARKING
Sections:
20.692.010 Required.
20.692.020 Exemption.
20.692.030 Prohibited.
20.692.040 Existing uses and change in uses.
20.692.050 Size and access.
20.692.060 Mixed occupancies.
20.692.070 Joint use.
20.692.080 Parking lot - General requirement, access,
design and maintenance.
20.692.090 Off-street loading and unloading.
20.692.100 Excess parking.
20.692.110 Units of measurement.
20.692.120 Parking calculation of storage areas.
20.692.010 Required.
Every building or portion of a building erected must be provided with
off-street parking facilities to accommodate the vehicles used by the occupants,
visitors, customers, clientele, and employees of the building. With the exception
of commercial parking lots in any commercial or industrial zone and joint use
parking facilities, all public or private off-street parking facilities must
be located on the same property as the land use intended to be served. The
number of parking spaces required per use can be found under each respective
land use category identified in chapter 20.660 of this
title. (Ord. 763, 1996; Ord. 641, 1994; Ord. 167, 1968) 
20.692.020 Exemption.
No building as it exists at the time of the effective
date of this chapter shall be deemed to be non-conforming
solely by reason of the lack of off-street parking
facilities. If any portion of the premises is
being used for off-street parking in connection
with any building, the parking shall not be reduced
below the requirements of this chapter. (Ord.
763, 1996; Ord. 167, 1968)
20.692.030 Prohibited.
A. Except where specifically allowed, required parking
spaces must not be in tandem. All parking spaces
must have unobstructed access to a street, alley,
aisle, or driveway connecting with a street or
alley without requiring movement of another vehicle.
B. For auto repair shops or other similar uses,
the racks and pump blocks shall not be considered
in calculating required parking spaces.
C. Required parking spaces shall not be used or
permitted to be used for the repair, servicing,
storage of vehicles, or for the storage of material.
D. With the exception of instances where an alley
is used for access, no use subject to design
review may utilize a right-of-way for required
backing area. (Ord. 763, 1996; Ord. 641, 1994;
Ord. 167, 1968)
20.692.040 Existing uses and change in uses.
The provision of parking space is not required for
legal, existing uses as of the effective date
of this ordinance, but shall be required for
any change in use, or increase in floor area
or in the number of employees or other unit of
measurement specified to indicate the number
of off-street parking spaces. (Ord. 763, 1996,
Ord. 167, 1968)
20.692.050 Size and access.
A. Residential. Each off-street parking space for single-family structures
in a residential zoning district shall have an area of not less than 180 square
feet, exclusive of driveways or drive aisles. The interior width of each space
shall not be less than 9 feet and the interior length of not less than 20 feet.
Each space must be provided with adequate ingress and egress and the parking
spaces are not be allowed within any required front yard or side of street yard
building setback area. This restriction does not apply to property in the Residential
Office (RO) overlay zoning district.
B. Commercial, industrial, institutional, and multi-family. Each off-street
parking space for commercial, industrial, institutional, and multi-family residential
uses must have adequate ingress and egress and must be properly striped to the
following standards:
1. Each space must have an area of not less than 180 square feet,
exclusive of driveways or drive aisles. The width of each space must be a minimum
of nine feet and the length must be a minimum of 20 feet.
2. Up to 25 percent of the required off-street parking for multi-family
and non-residential uses may be designated as small car or compact spaces.
These spaces shall be nine feet wide by 18 feet long and must be identified
as compact car spaces. Compact car spaces must be distributed evenly throughout
the entire parking lot.
3. 50 percent of the available on-street parking spaces adjacent
to the exterior boundaries of the property may be deducted from the required
total off-street parking facilities.
4. Parallel parking spaces must have a minimum length of 22 feet
and a minimum width of 10 feet.
5. Parking spaces that are adjacent to a side wall of greater than
three feet in height must provide a minimum width of 10 feet.
C. Access drive.
1. When access is from a paved public street, alley, or private
easement, a paved driveway approach, a minimum of ten feet in length and 12
feet in width shall be provided to each residential property. The drive approach
shall be paved with two inches of asphaltic concrete or other similar material
and four inches of aggregate base material.
2. Where ingress a nd egress to an industrial, commercial, or institutional
development is required from a paved public street, alley, or private easement,
a 30 foot wide, measured curb to curb, ten foot long paved access drive shall
be provided. The access drive shall be paved with a minimum of two inches of
asphaltic concrete or other similar material and six inches of aggregate base
material as per required by the county.
D. Parking lot design. Parking layout design must provide ample stall
and aisle widths, and adequate turning radii for maneuvering. To ensure the
safety in maneuvering of vehicles and trucks, all parking lots shall meet or
exceed the parking stall dimensions noted in Table 20.692 below:1
TABLE 20.692.1
 |
Note: Parking stall widths are measured on-center with the
stall striping. All stalls must be marked with
a minimum four-inch-wide stripe.
 |
(Ord. 763, 1996, Ord. 641, 1994; Ord. 167, 1968)
20.692.060 Mixed occupancies.
In the case of mixed uses in a building or on a
lot, the total requirements for off-street parking
facilities is the sum of the requirements for
the various uses computed separately. Off-street
parking spaces for one use shall not be considered
as providing required parking spaces for any
other use except as specified for joint use facilities
(see 20.692.070). (Ord. 763, 1996)
20.692.070 Joint use.
The director, or designee may, upon application by
the owner or lessee of any property, authorize
the joint use of parking facilities for the following
uses or activities upon the conditions specified
in this chapter and subject to design review
approval:
A. Common parking facilities, public or private,
may be provided in lieu of the individual requirements
contained in this chapter, but the facilities
must be approved by the director for size, shape,
relationship to business sites to be served provided
the total of the off-street parking facilities
when used together, must not be less than the
sum of the various uses computed separately. The
required parking must be located within 300 feet
of the business use. Common parking facility
use as outlined in this section shall be subject
to the conditions in paragraph C.
B. Up to 50 percent of the parking facilities required
by this chapter for a use considered to be primarily
a daytime use may be provided by the parking
facilities of use considered to be primarily
a night-time use; up to 50 percent of the parking
facilities required by this chapter for a use
considered to be primarily a night-time use,
may be provided by the parking facilities of
a use considered to be primarily a daytime use,
provided the reciprocal parking area shall be
subject to the conditions in paragraph C.
1. Typical daytime uses include but are not limited
to banks, business and real estate offices, medical
offices (excludes urgent care), personal service
shops, small retail shops, clothing or shoe repair,
barber or beauty parlor, manufacturing or wholesale
buildings and similar uses. Typical nighttime
uses include but are not limited to cocktail
lounges, bars, dance halls and similar places
of entertainment, sports arenas, and auditoriums
other than those incidental to a public or private
school or church.
2. Up to 50 percent of the parking facilities required
by this chapter for a weekend use (from 5 pm
Friday until 12 midnight Sunday), may be provided
by the parking facilities of a use considered
to be primarily a weekday use, provided such
reciprocal parking area shall be subject to the
conditions set forth in paragraph C.
a. Typical weekend uses include but are not limited
to bowling alleys, theaters, amusement park,
and golf courses.
C. Conditions required for joint use.
1. The buildings or use for which application is
being made for authority to use the existing
off-street parking facilities provided by another
building or use, shall be located within 300
feet of the parking facility.
2. The applicant shall show that there is no substantial
conflict in the principal operating hours of
the building or uses for which the joint use
of off-street parking facilities is proposed.
3. Regardless of the owner of record of such properties
considered for joint parking use, there shall
be recorded in the office of the county recorder,
a parking covenant by such owner or owners for
the benefit of the county in the form first approved
by the county that such owner or owners will
continue to maintain the parking spaces so long
as the building, structure, or improvement is
maintained within the county. The covenant shall
identify and describe the businesses, the hours
of operation of such businesses, the number of
parking spaces available, and be accompanied
by a map depicting the joint parking areas. This
agreement may be executed by the director on
the county’s behalf. (Ord. 763, 1996)
20.692.080 Parking lot - General requirements, access,
design and maintenance.
A. The following standards shall apply to all off-street
parking areas:
1. All required off-street parking and loading areas,
driveways, and parking aisles shall be graded,
drained, paved, and permanently maintained.
2. All off-street parking areas shall be striped
so that individual spaces and driving lanes are
clearly indicated. Directional markers shall
be painted on the driveway surface.
3. Any off street parking area, other than that
provided for a single-family residential unit,
shall comply with the parking lot landscape standards
identified in paragraph C, below.
4. All parking areas shall provide accessible parking
spaces in accordance with the American National
Standards Institute, Inc. (ANSI).
5. Access drives within parking lots shall have
a minimum width of 12 feet for a one-way drive
aisle and a minimum width of 25 feet for two-way
drive aisle.
6. On-site circulation shall be designed in such
a manner that all parking spaces are useful for
the intended purposes and the internal circulation
pattern is safe and efficient for motorists and
pedestrians.
7. All parking areas, including driveways associated
with a single-family residence, shall be used
solely for vehicle parking and maneuvering with
no sales, storage of inoperable or unlicenced
vehicles, repair work, dismantling or servicing
of any kind.
8. Driveways or other areas required to move cars
in or out of parking spaces shall not be considered
in meeting off-street parking space requirements.
9. No truck, commercial trailer, recreational vehicle,
house or camp trailer or other motor vehicular
equipment of a commercial or industrial nature
may be parked on a lot in any district except
where permitted as a use in a commercial or industrial
district where specifically provided for or as
follows:
a. Parking of agricultural equipment is permitted
without limitation where accessory to a permitted
agricultural use.
b. Parking of pickup trucks or single-panel vans,
when used for transportation, is permitted in
any district.
c. Parking of recreational vehicles per section
20.660.150.C.4.d.
d. Parking of vehicles and trailers in accordance
with chapter 20.616 with an approved home occupation
permit.
10. A two foot vehicle overhang into a landscape
area is permitted when the landscape area has
a minimum eight foot width. Wheel stops are
not permitted anywhere.
11. When parking is proposed to the rear of a building,
public and pedestrian access must be provided
to the front building entrances through the use
of walk-throughs, plazas, or open corridors.
12. Internal pedestrian walkways shall be provided
through parking lot landscape areas and in all
parking lots where pedestrian and vehicle conflicts
may occur.
13. All grocery stores with over 20,000 square feet
of gross floor area must provide adequate bays
for returned shopping carts. These areas shall
be separated from the parking stalls by piped
fencing or other all-weather material and be
striped and signed accordingly.
14. In commercial districts, parking lots with 50
or more parking spaces shall provide recreational
vehicle (RV) parking spaces as follows:
a. 50 spaces or more require one RV space, 75 spaces
or more require two RV spaces;
b. 100 or more spaces require 4 RV spaces.
These spaces shall be a minimum of 14 feet wide and
40 feet long, and be designated as RV parking
spaces.
15. Parking aisle length shall not exceed 350 feet
without a cross aisle for vehicle circulation.
16. Adequate clear throat distance shall be provided
at all parking lot entrance and exit driveways.
17. The arrangement of parking spaces shall avoid
backing of vehicles onto ring roads, perimeter
roads, or major aisles.
18. Tangent or long radius sections of aisles along
the perimeter of buildings shall be less than
400 feet.
19. Adequate driver sight distance shall be provided
throughout all parking areas.
20. Each development shall contain at least one clearly
designated route for pedestrians connecting the
street, the parking area, and the main building
entrance(s). Access for people with disabilities
shall be provided in accordance with state and
federal statutes, and shall provide a convenient
and efficient circulation system for these individuals.
21. All parking lot areas used exclusively for parking
and turnarounds shall be designed and improved
with a grade not exceeding 5 percent.
22. All driveways within a parking lots used exclusively
for ingress and egress or interior parking lot
circulation shall be designed and improved with
grades not to exceed a ten percent slope.
23. Parking areas, aisles, and access drives shall
be graded and drained to dispose of surface water
without damage to private or public properties,
streets, or alleys. All parking and circulation
areas shall be designed with an adequate drainage
system and improvements shall meet county engineering
design standards, and shall conform to all applicable
stormwater treatment and discharge standards.
24. Open parking of cars accessory to a residential
use are limited to those actually used by the
residents, or for temporary parking of guests.
B. Parking lot lighting. All developments including
outside parking and lighting shall conform
to the following requirements:
1. Any exterior lighting (photometric) plan consisting
of point-by-point foot candle layout (based on
a ten-foot grid center) extending a minimum of
20 feet outside the property lines required by
the director shall be prepared by an electrical
engineer registered in the state.
2. Maximum overall height of fixtures shall be not more
than 15 feet in or within 100 feet of a residential
district, and not more than 25 feet in non-residential
districts. Parking lot lighting shall be limited
to pole-type fixtures.
3. Fixtures shall possess sharp cut-off qualities
at property lines.
4. There shall be no illumination or glare from
the exterior lighting system onto adjacent properties
or streets.
5. Flashing lights are prohibited.
C. Pedestrian lighting. All developments that contain
outside pedestrian walkways and lighting shall
conform to the following requirements:
1. Where pedestrian lighting is proposed adjacent
to or facing a residentially zoned area, an exterior
lighting (photometric) plan consisting of point-by-point
foot candle layout (based on a ten-foot grid
center) extending a minimum of 20 feet outside
the property lines may be required by the director. Where
required, the lighting plan shall be prepared
by an electrical engineer registered in the state.
2. Maximum overall height of fixtures shall be not
more than 15 feet in or within 100 feet of a
residential district, and not more than 25 feet
in non-residential districts. Pedestrian lighting
shall be limited to pole-type or bollard-type
fixtures.
3. Fixtures shall possess sharp cut-off qualities
at property lines.
4. There shall be no illumination or glare from
the exterior lighting system onto adjacent properties
or streets.
5. Flashing lights are prohibited.
D. Parking lot landscape standards. The objective
of this section is to improve the appearance
of certain setback and yard areas within off-street
vehicular parking areas, and to protect and
preserve the appearance, character, and value
of surrounding neighborhoods and thereby promote
the general welfare by providing for installation
and maintenance of landscaping for screening
and aesthetic qualities.
1. At least 15 percent of the total area devoted
to parking and driveway areas must be offset
by pervious areas of landscape material (new
or preserving existing trees and shrubs). All
landscaping must be provided with proper irrigation
systems as approved by the department. All parking
lot landscaping shall be maintained free of weeds
and debris.
2. A minimum of one tree for every eight spaces
shall be planted in all parking areas. All parking
lot trees shall be of a deciduous variety, a
minimum two-inch caliper with a five-foot spread
at the time of planting, shall be of a type that
can reach maturity within 15 years from the planting
and shall shade 40 percent of the lot within
15 years. The landscape plan shall depict the
required growth at the end of 15 years. Parking
lot trees must follow the approved county tree
species list.
3. All landscape areas abutting driveways, drive
aisles, and parking stalls shall be protected
by a six-inch by six-inch concrete curb. Where
needed, wheelchair access may be provided by
using a rounded curb.
4. Planting areas for parking lot trees and landscape
fingers shall have a minimum 25 square feet of
protected planting space (five feet by five feet). This
measurement shall be from inside of curb.
5. Landscape fingers a minimum six feet in width,
shall be provided for every eight parking spaces.
6. Off-street parking areas, including drive-aisles,
which abut residential properties shall be separated
from such property by a minimum ten-foot-wide
dense planting screen and a six-foot-high masonry
block wall, or other alternative material, measured
from the grade of the finished surface of the
lot closest to the contiguous residential district,
provided that along the required front yard of
the residential district, the wall shall not
exceed three feet in height. Off-street parking
areas which face residential properties, shall
provide a ten-foot dense planting screen which
includes berming, low retaining walls, or a combination
thereof to buffer the residential use. Off-street
parking areas which abut non-residential properties
shall follow standard design criteria.
E. Bicycle parking. Non-residential and multi-family
developments containing 10 or more automobile
parking spaces shall be required to provide
bicycle parking facilities in conformance to
this title.
1. Development containing over 10 parking spaces
shall provide a minimum of two bicycle rack spaces
for the first 50 parking spaces, and two additional
bicycle rack spaces for each additional fifty
parking spaces. Fractional requirements of 0.5
or greater shall be considered as a full bicycle
rack space.
a. Multi-family residential projects shall provide
one bike space for each five residential units.
2. Bicycle parking shall be located in such a manner
as not to interfere with pedestrian or vehicular
traffic.
3. Safe and convenient access shall be provided
from the external circulation system to the bicycle
parking facilities on site.
4. Bicycle parking racks must include components
that lock the back wheel, frame, and front wheel,
without the removal of the front wheel. (Ord.
801, 1997; Ord. 763, 1996; Ord. 641, 1994; Ord.
167, 1968)
20.692.090 Off-street loading and unloading.
A. For the purposes of this title, all loading and
unloading shall take place on site and be of
a size and number consistent with the loading
demands encountered on an average business day
under the intended use, but in no case shall
be less than the minimum requirements established
in this section.
1. For non-residential uses identified in this title,
off-street loading and unloading space must be
provided for, in addition to the required off-street
parking spaces.
2. Each off-street loading space must be at least
12 feet wide by 45 feet long and have a minimum
height clearance of 14 feet. Driveways, drive
aisles, or vehicle parking spaces cannot be considered
as loading areas. Loading spaces are not permitted
within the building setback areas as required
by this title.
3. Backing onto the site from a public right of
way for loading and unloading or maneuvering
purposes is prohibited.
4. Each off-street loading space must be striped
and signed for loading purposes and have adequate
maneuvering areas for the type of deliveries
associated with the land use. For purposes of
this title, all driveways and drive aisle widths
and turning radii must meet AASHTO requirements.
5. Off-street loading space must be located to the
rear or the side of the site and must be suitably
screened from any adjacent properties by a combination
of landscaping, berming, walls, or other screening
measures acceptable by the department.
6. Loading doors shall not open toward public streets.
7. No off-street loading space shall be located
closer than 30 feet to any residential property,
unless wholly within a completely enclosed building,
or unless properly screened with a minimum fifteen-foot-wide
dense landscape buffer with berming and a six-foot-high
block wall, or enclosed on three sides by a solid
wall or building not less than ten feet in height.
(Ord. 763, 1996; Ord. 641, 1994; Ord. 167, 1968)
20.692.100 Excess parking.
When parking spaces in excess of that required by
this code for a building or use have been constructed,
these excess parking spaces may be counted toward
the required parking spaces of another building
or use provided that the conditions for joint
use identified in section 20.692.070 of this
chapter are met. (Ord. 763, 1996; Ord. 641, 1994;
Ord. 167, 1968)
20.692.110 Units of measurement.
A. For the purpose of this chapter, “floor area”
in the case of offices, merchandising or service
type uses, means the gross floor area used or
intended to be used by tenants, or for service
to the public as customers, patrons, clients,
or patients, including areas occupied by fixtures
and equipment used for display or sale of merchandise.
B. When units of measurement determining the number
of required parking spaces result in requirements
of a fractional space, any fraction less than
one-half shall be disregarded, and fractions
of one-half and above shall require one parking
space. (Ord. 763, 1996; Ord. 641, 1994; Ord.
167, 1968)
20.692.120 Parking calculation of storage areas.
Notwithstanding other provisions of this code, required parking
for dedicated storage areas not accessible to
the general public may be calculated at one space
per 1,000 square feet of gross floor area, as
long as 20 percent or more of the total area
of the building is dedicated to storage use.
(Ord. 763, 1996)
