Subarea Plan LF2.4 Parking 10-15-09.pdf2.4. pa r k i n g re g U l a t i O n s
This section contains standards and guidelines to ensure that parking throughout the
corridor is convenient, accessible, accommodates all building uses, and reinforces
the desired character of each District along the corridor.
Following the Standards, parking design Guidelines are provided to help direct
the composition of parking elements and ensure that all new development in the
Plan Area reinforces the vision for the corridor. New development should aim to
embrace the design character set forth within these guidelines.
2.4.1. parking types
A property’s permitted parking types shall be as specified in Section 2.1. District
Zones Regulations. For all parking types, parking shall be connected with a street
or alley by a driveway as stated under Access in Sections 2.4.2. and 2.4.3. Parking
types are defined as follows:
1) Surface Parking Lots
Surface Parking Lots shall not encroach into the Private Frontage area (see
Section 2.2.6.Private Frontage).
a) Front
A parking lot that is located between a building and the street.
b) Side
A parking lot that is located in part or entirely beyond a primary building’s
rearwall along the side of a building, in a side yard, and extends toward the
street.
c) Rear
A parking lot where a building(s) is located between the entire parking lot and
the street. A rear parking lot does not extend beyond a primary building’s
rearwall into any side yard setback areas except where driveway access is
provided. Rear parking lots should be screened from the street.
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2.4.1. 1c) Rear surface parking lot
2.4.1. 1b) side surface parking lot
2.4.1. 1a) Front surface parking lot
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2) Parking Structure
a) Exposed
An above-ground parking structure that is fully or partially exposed to the street
on the ground level.
b) Wrapped - Ground Level
An above-ground parking structure where non-parking uses are integrated into
the ground level of the building along the parcel’s entire street frontage(s).
The parking structure may be exposed to the street on upper levels.
c) Wrapped - All Levels
An above-ground parking structure where non-parking uses are integrated
into the building along the parcel’s entire street frontage(s) on all levels of the
building. The parking structure is totally hidden behind non-parking uses.
d) Partially Submerged Podium
A parking structure built below the main building mass and partially submerged
underground.
The parking podium may project above the sidewalk or average finished grade
by a maximum of five (5) feet.
e) Underground
A parking structure that is fully submerged underground and is not visible from
the street.
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2.4.1. 2a) exposed parking structure
2.4.1. 2b) parking structure Wrapped -
ground level
2.4.1. 2c) parking structure Wrapped -
All levels
2.4.1. 2d) partially submerged podium
2.4.1. 2e) underground parking structure
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2) Location
The location of required parking shall be indicated in Figure 2.4.2. Parking
Provisions.
Where on-site parking is not required, on-street parking spaces within the distance
indicated in the Parking Provision Chart may be counted toward minimum
parking requirements with the approval of the Community Development Director/
Designee.
3) Access
i) Location
(1) Access to parking facilities shall be provided from alleys wherever
existing or new alleys are available.
(2) If alleys are not available, access to parking facilities shall be provided
from side streets wherever side streets are available.
(3) If neither alleys nor side streets are available, access to parking facilities
may be provided from front streets.
ii) Curb Cuts and Driveways
(1) When access to parking facilities are provided from front or side streets,
the maximum number of curb cuts associated with a single development,
except for detached single-family homes, shall be one (1) two-lane curb
cut or two (2) one-lane curb cuts.
(2) The maximum width of driveways/curb cuts is twelve (12) feet for a
one-lane and twenty four (24) feet for a two-lane driveway.
(3) The total width of parking access openings on the ground level of
structured parking may not exceed thirty (30) feet.
(4) Driveways shall be set back a minimum of five (5) feet from adjoining
properties, and a minimum of three (3) feet from adjacent buildings.
2.4.2. parking standards
1) Provisions
i) The minimum and maximum parking required by all new development
projects and those proposing significant additions to existing buildings
shall be as specified in the Figure 2.4.2. Parking Provision Chart. The
minimum and maximum parking requirements may change with the
approval of the Community Development Director/Designee.
ii) New on-street parking spaces provided along new streets (see Section
2.3.1. Street Provisions) may be counted toward the minimum parking
requirement for that property.
iii) For use categories where shared parking is required, parking facilities
shall remain open for non-exclusive, public use.
iv) Minimum parking requirements may be reduced in developments where
it can be demonstrated that shared parking facilities will meet parking
demand without providing separate facilities for each use. Mixed use
developments are eligible to be considered for reductions in the minimum
parking requirements with an approved parking demand analysis prepared
by the applicant. Mixed use projects will be evaluated on a case-by-case
basis by the Community Development Director/Designee.”
Minimum
Parking
Requirement
Permitted Maximum
Parking Provided w/
Surface Parking
Shared Parking
Requirement
Permitted Location
of Required
Parking *
1 -Retail(except for corner store)
a) in City Center 3 space/1,000 sf or in lieu fee 4 space/1,000 sf Required on-site, or on-street spaces within 500 ft
b) in Neighborhood Center 3 space/1,000 sf or in lieu fee 4 space/1,000 sf Required on-site, or on-street spaces within 200 ft
c) in other Distric Zones 3 space/1,000 sf 5 space/1,000 sf Not Required on-site, or on-street
spaces within 500 ft
2 - Corner Store Retail
3 space/1,000 sf 4 space/1,000 sf Required only in City Center on-site, or on-street spaces within 200 ft
3 -Eating and Drinking Establishment
a) in City Center 4 space/1,000 sf 10 space/1,000 sf Required on-site, or on-street
spaces within 500 ft
b) in Neighborhood
Center 6 space/1,000 sf 10 space/1,000 sf Required on-site, or on-street
spaces within 200 ft
c) in other Distric Zones 12 space/1,000 sf N/A Not Required on-site
4 -Entertainment & Recreation
a) in City Center 6 space/1,000 sf 10 space/1,000 sf Required on-site, or on-street spaces within 500 ft
b) in Gateway Commercial Center 12 space/1,000 sf N/A Required on-site
5 - Vehicle Sales & Services
3 space/1,000 sf (for
showroom)5 space/1,000 sf Not Required on-site
6 -Civic, Quasi-Civic & Cultural
a) in City Center & Neighborhood Center 3 space/1,000 sf 4 space/1,000 sf Required on-site, or on-street spaces within 500 ft
b) in other District Zones 4 space/1,000 sf N/A Not Required on-site, or on-street spaces within 500 ft
7 - Office
a) in City Center & Neighborhood Center 2.5 space/1,000 sf 3.5 space/1,000 sf Required on-site, or on-street
spaces within 200 ft
b) in other District Zones 2.5 space/1,000 sf 4 space/1,000 sf Not Required on-site, or on-street
spaces within 500 ft
8 - Lodging
a) in City Center and Neighborhood Center 1 space/guest room 1 space/guest room Required on-site, or on-street
spaces within 200 ft
b) in other District Zones 1 space/guest room 1.5 space/guest room Not Required on-site
9 - Live-Work
1 space/unit
+0 space/employee
1.5 space/unit
+1 space/employee Not Required on-site, or on-street
spaces within 200 ft
10- Residential:
1 space/unit
1 space/pr unit
1 spaces/2br+unit
2 guest space/10 DU
1 space/unit
1 space/pr unit
2.5 spaces/2br+unit
4 guest space/10 DU
Not Required on-site
Use Categories
2.4.2. PARKING PROVISIONS
On-street parking within the indicated distance may be counted toward minimum parking requirement with the approval of the
Community Development Director/Designee*
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4) Parking Lots
i) Parking lots built to the required building setback line must provide a
decorative wall, fence, shrub, or hedge along the setback line to define the
edge of the parking lot (see Street and Open Space Regulations for walls
and fences in Section 2.3.).
ii) Parking lots shall be buffered from adjacent development pursuant to
SVMC 22.70.030(C) while maintaining clear views both to and within the
site for safety.
iii) All parking areas shall be planted and landscaped. They should be designed
with convenient, safe, and efficient pedestrian connections to buildings
entry areas and other pedestrian routes.
iv) Parking lots shall be illuminated to increase safety and provide clear views
both to and within the site. Lighting and planting plans shall be coordinated
to avoid light pole and tree conflicts.
v) In order to provide shade and add trees to the corridor, medium and large
trees shall be planted in surface parking lots to subdivide continuous rows
of parking stalls at a minimum spacing of one tree every five (5) spaces.
The minimum tree size at planting shall not be less than two (2) inches
caliper.
(1) Trees shall be planted in curbed landscape islands or in flush tree wells
with tree guards.
(2) If curbed landscape islands are proposed, then the following provisions
shall apply:
(a) Each landscape island shall be a minimum of one hundred and thirty
(130) square feet with a minimum average width of five (5) feet.
(b) Each landscape island shall contain a minimum of one (1) medium or
large shade street and ground cover or grasses.
(c) Each tree shall be planted minimum of two (2) feet away from the
outside of any permanent barrier of a landscaped area or edge of the
parking area. Trees shall be staked for a period of not less than twelve
months after planting.
(d) Ground cover or grasses shall be planted to cover each parking
lot planting area within three years from the date of issuance of
the certificate of occupancy. All ground cover shall have a mature
height of not more than twenty four (24) inches. Loose rock, gravel,
decorative rock or stone, or mulch shall not exceed twenty percent
(20%) of the planting area.
vi) Wheel stops shall be used adjacent to tree wells and planter areas to protect
landscaping from car overhangs.
vii) Lots shall provide clear pedestrian circulation routes to main building
entrances and sidewalks. These routes shall be designed to include
sidewalks and walkways with a minimum five (5) foot width and be
separated from vehicular areas by curbing and trees.
viii) Curbed planting areas shall be provided at the end of each parking aisle to
protect parked vehicles from turning movements of other vehicles.
5) Parking Structures & Garages
i) Parking Structures and Garages shall be located and designed to minimize
their impact on public streets and public spaces. See Section 2.5.4.
Architectural Elements for additional regulations governing Parking
Structure and Garages.
ii) Parking structures shall be illuminated to increase safety and provide clear
views both to and within the structure.
2.4.3. parking guidelines
1) Access
i) Exterior driveway surfaces should be paved with non-slip, attractive
surfaces such as interlocking unit pavers or scored and colored concrete.
2) Parking Lots & Structures
i) Landscaping in parking lot interiors and at entries should not obstruct a
driver’s clear sight lines to oncoming traffic.
ii) The main pedestrian route from a parking lot to a building entrance should
be easily recognizable, accessible, and demarcated by special paving or
landscaping, such as a shaded promenade, trellis, or ornamental planting.
iii) Walls and ceilings of parking structures should be painted light colors in
combination with proper lighting to increase safety.
iv) The design of angled floors and scissor-type wall construction, where
criminals can pass from one level to another by crawling through, should
be avoided.
3) Sustainability
i) Parking lots should utilize permeable paving and bio-filtration swales
wherever possible.
ii) Parking Structures should incorporate rooftop and other planted surfaces to
reduce stormwater run-off.
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