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HomeMy WebLinkAboutPermit L96-0064 - CITY OF TUKWILA - PARKING CODE AMENDMENTL96 -0064 CITY OF TUKWILA PARKING CITY WIDE PARKING CODE AMENDMENTS COMPREHENSIVE LAND USE PLAN COMPREHENSIVE PLAN City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director FAX TO: See Below FROM: Michael Jenkins, Assistant Planner DATE: May 1, 1997 RE: City Council hearing concerning revisions to TMC 18.56, Off - street parking and loading requirements PAGES: 10, including cover Attached to this fax is a copy of the draft ordinance concerning revisions to the city's parking requirements. There will be a hearing on these revisions before the City Council on May 5, 1997 at 7:00 p.m. I am faxing this draft to you to keep you informed of the progress of these revisions. Since your participation at the Planning Commission, the matter was heard before the city's Community Affairs and Parks Committee and the Council's Committee of the Whole. The draft included• here is a culmination of both the Planning Commission's recommendation and the subsequent review by the Council. Again, thank you for your involvement. MJ NAME COMPANY FAX Fred McConkey McConkey Development 822 -9393 Howard Turner Turner and Associates 365 -7504 Bill Arthur Segale Co. 575 -1837 George Rockwell The Andover Co. 246 -9229 John Kroll The Boeing Co. 544 -5889 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 r`. mow. O 0: N 0; to w w 2i J 1._; • LL.: w 0. J LL a: w, • _. O. z - 11J uj, O !"2: oI W uji ,1- U. _z U N' z City of Tukwila NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN THAT THE TUKWILA CITY COUNCIL WILL HOLD A . PUBLIC HEARING ON MONDAY, MAY 5, 1997 AT 7:00 PM IN THE COUNCIL CHAMBERS AT TUKWILA CITY HALL, 6200 SOUTHCENTER BLVD., TUKWILA, WASHINGTON, TO CONSIDER THE FOLLOWING: AN ORDINANCE AMENDING PORTIONS OF THE TUKWILA MUNICIPAL CODE, CHAPTERS 18.06 DEFINITIONS, AND 18.56 OFF- STREET PARKING AND LOADING REGULATIONS. ANY AND ALL INTERESTED PERSONS ARE INVITED TO BE PRESENT TO VOICE APPROVAL, DISAPPROVAL, OR OPINIONS ON THIS ISSUE. THE CITY OF TUKWILA STRIVES TO ACCOMMODATE PEOPLE WITH DISABILITIES. PLEASE CONTACT THE CITY CLERK'S OFFICE AT (206) 433 -1800 BY NOON ON MAY 5TH IF WE CAN BE OF ASSISTANCE. DATED THIS Zl DAY OF Ofje-L' ,1997. CITY OF TUKWILA E E. CANTU TY CLERK DATE OF PUBLICATION: SEATTLE TIMES, APRIL 25, 1997 • z _ . 2 ct J U' C.) O. 0)0: co W W J CO W wO ga _: z ;. Z o, U0 • 0 H; • ww LL'O al co: z City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster Director MEMORANDUM TO: City Council FROM: Mayor Rants DATE: April 30, 1997 RE: Revisions to Tukwila Municipal Code (TMC) 18.56, Off - street parking and loading requirements Attached to this memorandum is the public hearing draft of revisions to TMC 18.56. This draft is the result of recommendations by the Planning Commission and work sessions before the Community Affairs and Parks (CAP) committee and the Council's Committee of the Whole (COW). At their April 14, 1997 meeting, the COW reviewed the draft presented to them and, following minor editorial revisions, passed the draft onto the Council for a Public Hearing, scheduled for May 5, 1997. 7 G • z -- 1.4.4..‘44..d s. wAMP es> RG e.oM.M14., . 71 d*..I ib G DIA M u w I1 A• 1 -x-14 y s � • tw■ IAAAJOCA rt.:L"y4, .y' t.4ab4 { •tit i • Lt.V 1•071-Q• -• V�v t glee— 4 1444 4. M a .01,e41.Ti"t' J 114, t,.44.1e rice.. d f - c- w....' �� e ft *i- -...d 1.4.4' k ,.*,b ` }t, 1Q .4.2 u,.t,.f, V�s.viq J to too Y Gla p .1444.4.40/ 4+4, &ANA 1: Cj -24. 1: — "`f'` 41.6e t 8 . , co vG�-1 tie. 144C, It 414, Re 1-.1,441.4 At.e, 03110 .Snnthrnntnr Rn11lnvprr1 cnito ill nn e, TrM1^„r111 T4/1ch1nr*tnn nR 1 RR e (9n6) 4Q 1. ?/+ ?n a Fav- /'n6) 411-366c z w QQom: R U0: 'CO CI • W I u. Q :CO D = d' : W: • z— O: z LLE Uco ON W W; V. LL• z O ~. z CO JNCIL AGENDA S NOPSIS Initials Meeting Date Prepared by Mayor's review Council review 5/5/97 MJ ITEM No. ; s .5 < '.@'. ;/� . E. • r y' }` yc S £,. A .A4 a ',L, S C h f ;t ss t c a s iY 3 ` i �F £ 4 1 is 3 1>: 3 f< d ).3 i ." a i ,. i . 3 BEM INFORMATION Y. Qi S CAS Number: Original Agenda Date: 4/14/97 4/14/97 Agenda Item Title: Revisions to TMC 18.56, Off Street Parking and Loading requirements. COW recommended holding a public hearing on May 5, 1997. Original Sponsor: Council Admin. X 4/14/97 Timeline: 4/14/97 Attachment D - Chart illustrating parking requirements at senior citizen housing developments. Sponsor's Summary: Adoption of an ordinance amending portions of Chapters 18.06 Definitions and 18.56 Off Street Parking and Loading requirements. Recommendations: Sponsor: . Committee: CAP recommended further revisions to be considered by COW. Administration: Cost Impact (if known): Fund Source (if known): ' t3 QZ � 'iK >Y , .E :REC+QRi�; oF. u� ..I �t w £ r ,,, %' Z R Meeting Date Action 4/14/97 Memo from Steve Lancaster dated 4/11/97. 4/14/97 COW recommended holding a public hearing on May 5, 1997. 4/14/97 Attachment B - Summary of Planning Commission revisions. • 4/14/97 Attachment C - Char comparing required parking minimums. 4/14/97 Attachment D - Chart illustrating parking requirements at senior citizen housing developments. 4/14/97 Attachment E - CAP minutes dated 3/24/97. i� f APPENDICES } Ens ' c z V:. s ,i c ...,.�.'.. xxt , �.,. £..> L a� �,i =€ rs . E c:... s 4.. ° s ... < 'h sY ....'.. Meeting Date Attachments 5/5/97 Memo from Mayor Rants dated 4/30/97. 4/14/97 Memo from Steve Lancaster dated 4/11/97. 4/14/97 Attachment A - Draft Ordinance. 4/14/97 Attachment B - Summary of Planning Commission revisions. • 4/14/97 Attachment C - Char comparing required parking minimums. 4/14/97 Attachment D - Chart illustrating parking requirements at senior citizen housing developments. 4/14/97 Attachment E - CAP minutes dated 3/24/97. Z I-• Z. w w• O 0 N o J CO u_ w 0 • 2 gQ I I.w z� I- O Z uj U� O N' o w w • LL 1 O .Z' U2. O ~ z AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON RELATING TO ZONING, AMENDING PORTIONS OF ORDINANCE NO. 1758 AS CODIFIED AT TITLE 18 OF THE TUKWILA MUNICIPAL CODE, CONCERNING OFF - STREET PARKING AND LOADING REQUIREMENTS; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the City desires to implement Comprehensive Plan policies and goals, and WHEREAS, the City undertook a Parking Study to evaluate parking conditions in its Urban Center, and WHEREAS, the City desires to continue providing adequate, convenient and safe off - street parking and loading areas through an update to the City's off - street parking and loading requirements code (TMC 18.56); and WHEREAS, the City desires to implement revisions to its Municipal Code to support the Commute Trip Reduction (CTR) ordinance; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. Section 18.06 of the Tukwila Municipal Code Is hereby amended to add the following: 18.06.118 Bulk Retail. "Bulk Retail" is a business or store that specializes in the sale of large goods, requiring large on -site storage. Bulk retail is further distinguished by a lower trip generation rate than other retail stores, as evidenced by a traffic study or other appropriate analysis. Examples Include furniture stores, appliance stores and other uses as approved by the Director. 18.06.353 General Retail. "General Retail" is a business or a store which engages in the sale of goods and /or services to the general public. Ex- amples include department stores and personal service shops. 18.06367 Manufacturing. "Manufacturing" is a building or group of buildings which specializes in the manufacturing of products or in the re- search and testing of products. Examples include factories, testing laboratories, creameries, bottling establishments, bakeries, canneries, printing and engraving shops. 18.06.593 Office. "Office" is a building or a group of buildings dedicated to non - manufacturing types of work that are for the use of em- ployees but may or may not be for use by the general public. Examples include services such as accounting, advertis- ing, architectural /engineering, consulting, information processing, legal, medical and /or dental. 18.06.687 Restaurant. "Restaurant" is an establishment whose principal business is the sale of foods to be eaten on the premises, including either indoor or outdoor seating, which may also include an area reserved for the sale of alcoholic beverages. 18.06.688 Restaurant, Fast Food. "Restaurant, Fast Food" means an establishment whose principal business is the sale of foods, frozen desserts, or bev- erages served in or on disposable containers for consumption while seated within the building or in a vehicle or inci- dentally within a designated outdoor area, or for takeout with consumption off the premises. 18.06.708 Senior Citizen Housing. "Senior Citizen Housing" is housing in a building or group of buildings with two or more dwelling and /or sleeping units, restricted to occupancy by at least one senior citizen per unit, and may include Food Preparation and Dining activities, Group Activity areas, Medical Supervision or other similar activities. Such housing is further distin- guished by the use of funding restrictions, covenants between the developer, tenants, operators and /or the City or other agreements that restrict the development to those individuals over 60 years of age. Senior Citizen Housing strategies may include provisions for units dedicated to persons under 60 years of age that have medical conditions consistent with definitions in the Americans with Disabilities Act; however, the population of disabled individuals may not exceed 20% of the residents. These facilities may not include populations requiring convalescent or chronic care, as defined under RCW 1851. z �W 6 U O' CD W =. CO LL, W OO' u. • � =0. I— W Z� I— 0: Z C.) O N O H'. W LU • U u' O 111 Z, 0 Z 18.06.823 Theater. "Theater" is a building or part of a building devoted to showing motion pictures or for dramatic, dance, musical or other live performances. 18.06.863 Usable Floor Area. "Usable Floor area" means that part of the floor area of any structure which is actually used from time to time for any commercial purposes, such as a sales area, display area, walkways or storage area. Parking calculation shall not in- clude common corridors designed for the circulation of people at non - retail establishments, restrooms, elevator shafts and stairwells at each floor, mechanical equipment rooms or attic spaces and exterior covered loading docks. 18.06.918 Warehouse. "Warehouse" is a building or group of buildings that are primarily for the storage of goods. Section 2. Sections 18.06.305,18.06.375,18.06.755 and 18.56.085 of the Tukwila Municipal Code are hereby repealed. Section 3. Section 18.56 of the Tukwila Municipal Code is hereby amended to read as follows: I8.56.010 Purpose. It is the purpose of this chapter to provide for adequate, convenient, and safe off - street parking and loading areas for the different land uses described in this title. 18.56.020 Chapter application. Off - street parking and loading spaces shall be provided as an accessory use in all zones in accordance with the re- quirements of this chapter, at the time any building or structure is erected, enlarged or at the time there is a change in its principal use. 18.56.030 Reduction of existing parking spaces. Any off - street parking area already in use or established hereafter shall not be reduced below the limits required by this chapter by the construction of any addition to a building or structure, nor by the erection of an additional build - ing or structure on the property. Anv change of principal and/or secondary use must meet the parking requirements of the new use. 18.56.040 General requirements. Any required off - street parking and loading facilities shall be developed in accordance with the following standards: L Location. a. Any on- premises parking area which contains parking stalls located more than 1,000 feet from the principal use shall require Board of Architectural Review approval for the entire parking lot. 2. Minimum parking area dimensions for surface and structured parking facilities shall be as provided in Figure 18.6. 3. Tandem Parking Spaces. In the MDR and HDR zones, tandem spaces (where one car is parked directly behind another) will be allowed for each three bedroom and 1/3 of all two bedroom units. No more than 1/3 of all project parking spaces may be tandem and all tandem parking spaces will be designed for full size rather than compact size vehicles based on the dimensions in Figure 18-6. 4. Parking Area and Parking Area Entrance and Exit Slopes. The slope of off - street parking spaces shall not exceed 5 %. The slope of entrance and exit driveways providing access for off - street parking areas and internal driveway aisles without parking stalls shall not exceed 15 %. 5. Driveways and Maneuverability. a. Adequate ingress to and egress from each parking space shall be provided without moving another vehicle and without backing more than 50 feet. b. Turning and maneuvering space shall be located entirely on private property unless specifically approved by the Public Works Director and the Board of Architectural Review. c. All parking spaces shall be internally accessible to one another without reentering adjoining public streets. d. When off - street parking is provided in the rear of a building and a driveway or lane alongside the building provides access to rear parking area, such driveway shall require a minimum width of twelve feet and a sidewalk of at least a three -foot section, adjoining the building, curbed or raised six inches above the driveway surface. e. Ingress and egress to any off - street parking lot shall not be located closer than 20 feet from point of tangent to an intersection. f. The Public Works Director or Planning Commission may require ingress separate from an egress for smoother and safer flow of traffic. 6. The Director may require areas not designed or approved for parking to be appropriately marked and /or signed to prevent parking. 7. Surface. a. The surface of any required off - street parking or loading facility shall be paved with asphalt op, concrete or other similar approved material (s) and shall be graded and drained as to dispose of all surface water, but not across sidewalks. 7.ONEPARK nor 4/2.3/97 =' } ....,...... .. { b. All traffic-control devices, such as parking stripes designating car stalls, directional arrows or signs, bull rails, curbs and other developments shall be installed and completed as shown on the approved plans. c. Paved parking areas shall use paint or similar devices to delineate car stalls and direction of traffic. d. 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. e. Wheel stops shall be required on the periphery of parking lots so cars will not protrude Into the public right -of -way, walkways, off the parking lot or strike buildings. Wheel stops shall be two feet from the end of the stall of head-in parking. 8. Parallel parking stalls shall be designed so that doors of vehicles do not open onto the public right -of -way. 9. Obstructions. No obstruction which would restrict car door opening shall be permitted within five feet of the centerline of a parking space. 10. Lighting. Any lighting on a parking lot shall illuminate only the parking lot, designed to avoid undue glare or reflection on adjoining premises. 11. Curb -cuts. All parking areas shall have specific entrance and /or exit areas to the street. The width of access roads and curb -cuts shall be determined by the Public Works Director. The edge of the curb•cut or access road shall be as required by the Public Works Director for safe movement of vehicles or pedestrians. Curb -cuts In single- family districts shall be limited to a maximum of 20 feet in width and the location shall be approved by the Public Works Director. 13. Parking stalls shall not be used for permanent or semi - permanent parking or storage of trucks or materials. 18.56.050 Required number of parking spaces. The minimum number of off - street parking spaces for the listed uses shall be as shown in Figure 18.7. Minimum park- ing requirements shall be maintained over the life of the original or primary use. Anv additional uses, either secon- dary or accessory in nature, must have parking available that does not impact the minimum parking of the original or primary use. This extends to parking spaces used for park-and-fly lots or use of parking for storage or outdoor displays. FIGURE 18.7 18.56.050. Required number of parking spaces for automobiles and bicycles. Use Automobile Standard Bicycle Standard Single•family and multi - family dwell- ings 2 for each dwelling unit; additional parking may be required for home occupations and accessory dwelling units as otherw Ise proved by this title. For multl•familv.1 space per 10 parking stalls.wItha minimum of2 spaces. No requirement ors n• e amity, Senior Citizen Housing . For 15 units orless.1 space Der dwelling unit. For 1 space per 50parking stalls. with a dwellings with more than 15 units, a minimum of minimum of 2 spaces. 15 spaces are required. plus 1 space per dwelling units. excludtng-retail -sales .. . .. • A...•.. - '_ - ...•• .. Churches, mortuaries and funeral homes 1 for each 54 fixed seats 1 space per 50 pa rk ing stalls. wi th a minimum of 2spaces. Colleges, Universities. Vocational Shall be determined bv PlannlngCornrnlssion, 1 space per 50 parking stalls. with a Schools and other postsecondary educa• based on an evaluation of Information concern- minimum of 2 spaces, tional institutions trig trafficgenerated by proposed use. Convalescent /nursing/resthomes 1 for every 4 beds with a minimum of 10 stalls !space Per 50 Parking s tails. witha rnitromm of 2 spaces, Food stores and markets 1 for each 300 square feet of gross usable floor area 1 space per 50 parking stalls.wltha minimum of 2spaces, High schools 1 for each sta(f member plus 2 for every Sstudents or visitors 1 space Per 50 Parking stalls, with a min_ ilpuirtof2spaces. 1 space per 50 parkingstalls, with a, Hospitals 1 for each bed mj_ iq q]umof2soaces, Hotels and motels 1 for each room, Plus one employee space for each 1space per 50 parking stalls, with a 20root s .0 dedtot enext itthest Lure m I u o 2s.aces. Industrialbulldings Manufacturing 1 for each 1.000 souare feet o(giees usable Iloot 1 space per 50 pa rking stalls. with a asea minimum of2spaces, . Office, commercial and professional 2. 53_ 0 for each 1 square feet of gross usable 1space per 50parkingstalis. wit ha buildings, banks, dental and medical clinics ,000 floor area minimum of 2 spaces. Outdoor sports areas or parks Shall be determined by Planning Commission 1 space per 50 pa rking stalls, with a mjnl mum of 2 spaces. • ZONEPARK.DOC 4/23/97 3 .....,,.,...;. Places of public assembly, including auditoriums, exhibition halls,commu• nity clubs, communi ty cen ters (except • . - , and private clubs.•- The Director shall determine the number of re• quired parking spaces, within thefellew4ng range with a: 1 space Per 50 Parking stalls. with a minimum of 2 spaces, to Minimum of 1 space for every 100 square•feet of assembly area. .•.,.. - -- To ensure parking adequacy for each proposal, the Director may consider the following: a. A parking study or documentation paid for by the applicant and administered by the City regarding the actual parking demand for the proposed use, or b. Evidence In available planning and technical studies relating to the proposed use. 2 100,000 to Post offices 3 for each 1,000 square feet of gross usable floor 1 space Per 50 Parking stalls. with a area m(al taim of 2 spa- , Public facilities, Including libraries, police and fire stations Shall be determined by the Planning Commission 1 space per 50 parking stalls, with ai minimum • spaces. Restaurant 1 for each 100 square feet ofgo&usabI floor area 1 space Per 50parktng stalls. with a 1,300,000 m Intmum of 2 spaces. Res taura n t. Fast food 1 for each 50 square feet of usable floor area. Fifty 1 space Per 50 parking stalls. with a percent of any outdoor seating area will beadded minimum of2spaces, to the usable floor area for parking requirement . calculations. Retail Sales. Built 2.5 for each 1.000 square feet of_gross usable floor J space Der 50 pa rking stalls. with a a..de minimum of 2 spacee Retail sales, General 4 for each 1, 000square feet of gross usable floor J space per 50oarking stalls, with a area if located within the TUC orTVSzoning districts; 25 for each 1,000 square feet of gross usable floor area if located In any other zoning minimum of 2 spaces district. Sehools ,tnctudtngJ<etementaryrand Junior highrprivataand-parochlal schools 15 for each staff member 1 space per classroom , Shopping center (mall), planned, per grass usable floor area size, as listed below 4500,000sq. ft. 5 for every 1,000sq. ft.; or larger •••.+ - .. — +„ . _. eueF4aitla4750 -seats 1 space per 50 parking stalls. with a minimum of2spaces, • • - - •... .. • .. - .. • . .• 1 • . .. .. •••. • •• 400,000 199, q-f • .. r. .... • • - 1.1 .. - ".• . . • ..... rial-4,50-saals 25,000 - 499,999 sq. ft. 4 for every 1,000 sq. ft.; • ... .• _ .. _...-• ,.. . -. ahlearea 1 space per 50 parking stalls. with a minimum of2spaces, Taverns 1 for every 4 persons based on occupancy Toad. 1 space per50 parking stalls. with d minimum of 2spaces, Theaters liar every 4 fixed seats. If sea ts are not flxed.1Per 1 space per 100 seats, with a minimum 3 seats, with concurrence of Fire Chief. consistent of 2 spaces. with tnaxJmuan a lowed occupancy Warehousing 1 for every 2.000 &ivarefeetfgeesa usable floor 1 space per 50 parking stalls, with a area minimum of 2 spaces. 18.56.060 Loading space requirements. 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 or alleys. For all office, commercial, and industrial uses, each loading space shall consist of at least a ten -foot by 30 -foot loading space with 14 -foot height clearance for small trucks such as pickup trucks, or a 12 -foot by 65 -foot loading space with 14 -foot height clearance for large trucks, including tractor - trailer large spaces. The prescribed number of spaces required are as follows: Loading Space Requirements Square Feet of Gross Floor Area (Except Basement Area) Number of Spaces Office Buildings, Hotels, Hospitals, and Institutions 1 3,000 to 100,000 2 100,000 to 335,000 3 335,000 to 625,000 4 625,000 to 945,000 5 945,000 to 1,300,000 ZONEPARK.DOC 4/23/97 4 • � �*• ....�._. 6 1,300,000 to 1,695,000 7 1,695,000 to 2,130,000 8 2,130,000 to 2,605,000 9 2,605,000 to 3,120,000 10 3,120,000 to 3,675,000 Number of Spaces Other Commercial and Indus - trial Buildings (30% minimum large spaces) 1 Under 10,000 2 10,000 to 25,000 3 25,000 to 85,000 4 - 85,000 to 155,000 5 155,000 to 235,000 6 235,000 to 325,000 7 325,000 to 425,000 8 425,000 to 535,000 9 535,000 to 655,000 10 655,000 to 775,000 11 775,000 to 925,000 These requirements may be modified as a Type 4 decision, where the Planning Commission or, on appeal, the City Council finds that such reduction will not result in injury to neighboring property or obstruction of fire lanes or traf- fic and will be in harmony with the purposes and intent of this chapter. 18.56.070 Cooperative Shared, covenant or complementary parking fac' -strategies. 11 Shared Parking. When two (21 or more property owners agree to enter into a shared parking agreement, the set- backs and landscaping requirements on their common property line(s) may be waived with that land used forpark- ing, driveway and /or building. 21 Covenant Parking. When off-site parking is provided on a lot other than the lot of the use to which it is accessory, the following conditions shall apply: (a) A covenant between the owner or operator of the principal use, the owner of the parking spaces and the • City stating the responsibilities of the parties shall be executed. This covenant and accompanying legal descriptions of the principal use and the lot upon which the spaces are to be located shall be recorded with King County, and a copy with the recording number and parkinglayouts shall be submitted as part of any permit application for devel- opment. (b) The covenant lot must be within 800 feet of the primary commercial use or a shuttle service to the use must be provided with its route, service and operations approved by the Director. (31 When any Shared or Covenant parking agreement between parties, as referenced in subsections 1842 above, is modified or terminated, the owner of the parking spaces shall be responsible for notifying the Director. In this event, all affected parties shall provide documentation that a minimum of fifty150) percent of the required minimum park- ing will be available within ninety (901 days following termination of the agreement with the remainder to be avail- able 365 days following termination of the original agreement. If a variance is sought, the application must be sub- mitted within fourteen (141 days of the signed agreement to terminate and the reduction in parking spaces will only be allowed if the variance is approved. (4) Complementary Parking. A complementary use is a portion of the development that functions differently than the primary use but is designed to serve or enhance the primary land use without creating additional parking needs for the primary traffic generator. Up to 10% of the useable floor area of a building or facility may be occupied by complementary use withoutprovidingparkingspaces in addition to the number of spaces for the principal use. Ex- amples of complementary uses include pharmacies in hospitals or medical offices, food courts or restaurants in a shopping center or retail establishments. (5) Applications for shared, covenant or complementary parking shall be processed as Type 2 decisions, pursuant to TMC 18.108.020. 18.56.080 Parking for the handicapped. ZONEPARK./)OC 4/23/97 5 • • Z ~ W iY2. 00- W 0 NW. W =. Nu_ W 2 CO d. = W H Z H; I- C .Z I- U • o-. W W; H U u'O. „ U H Fi .0 • Ways All parking provided for the handicapped. or others meeting definitions of the 1991 Americans with Disabilities Act (ADA). shall meet requirements of the Chapter 11 of the 1994 Uniform Building Code, as amended by Washington Administrative Code, section 51.30, et seq. .: _ . • • .. - . "Commercial vehicle" means: rlential district a rept. 18.56.090 Compact car allowance. A. A maximum of 30% of the total reed off- street parking stalls may be permitted and designated for com- pact cars. B. Each compact stall shall be designated as such, with the word COMPACT printed onto the stall, in a mini- mum of eight (8) inch letters and maintained as such over the life of the use of both the space and the adiacent struc- ture it serves. C. Dimensions of compact parking stalls shall conform to the standards as depicted in Figure 18.6 of this chapter. D. Compact spaces shall be reasonably dispersed throughout the parking lot. 18.56.100 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 in this chapter. 18.56.110 Landscaping and screening. Landscaping and screening requirements shall be as provided in the Landscape, Recreation, Recycling/ Solid Waste Space Requirements chapter of this title. 1836.120 Filing of plans. Detailed plans of off - street parking areas, indicating the proposed development including the location, size, shape, design, curb-cuts, adjacent streets, circulation of traffic, ingress and egress to parking lots and other features and ap- purtenances of the proposed parking facility, shall be filed with and reviewed by the DCD. The parking area shall be developed and completed to the required standards before an occupancy permit for the building may be issued. 18.56.130 Development standards for Bicycle Parking 1. Required number of bicycle parking spaces. The required number of parking spaces for bicycles are included in TMC 18.56.050, Figure 18.7. 2. Location a) Required bicycle parking_must be located within fifty (50) feet of an entrance to the building or use b : is cle •arkin ma be . rovided within a bui din • but the local o must be accessib a For bic cles ZONEPARK.DOC 4/23/97 . .,sz •wta . ;.a 6 • z N W J U` oo • co • W = J 1.- WWa O. • • LL :3 I_: • z �. a • z l- 0 •.ON: .01-. W W. Z tL I. • - o. W Z Z 3. Safety and Security a) Legitimate bicycle spaces are individual units within ribbon rack's. inverted' U' racks, locking wheel racks, lockers, or other similar permanent structures, b) If bicycle lockers are used. windows and /or view holes must be included to discourage improper uses c) If bicycle parking is not visible from the street. a sign must be posted indicating the location of the bicycle parking spaces • d) All bicycle parking must be separated from motor vehicle traffic bv a barrier. curb. post. bollard or other similar device 4. Process Upon application to and review bv the Planning Commission, subiect to a Tvpe Four (4) decision process outlined in TMC 18.108.040, the bicycle parking requirements may be modified or waived, where appropriate. 18.56.140 Administrative Variance from Parking Standards. 1. General a) A request for an administrative variance from required parking standards must be received prior to any issuance of building or engineering permits. Administrative variances are only eligible for requests for reductions of required parking between one (1) and ten (10) percent. Requests for reductions from minimum parking standards in excess of ten (10) percent must be made to the Planning Commission. b) The project developer shall present all findings to the Director prior to any final approvals, including design review, conditional use permit review, building review or any other permit reviews required by the Director 2. Criteria a) All requests for reductions in parking shall be reviewed under the criteria established in this section. b) In addition to the following requirements, the Director may require specific measures not listed to ensure that all impacts with reduced parking are mitigated. Any spillover parking which cannot be mitigated to the satis- faction of the Director will serve as the basis for denial. A reduction may be allowed, pursuant to either an Adminis- trative variance or requests to the Planning Commission, after: i) All shared parking strategies are explored lit On-site park and ride opportunities are fully explored The site is in compliance with the city's commute trip reduction ordinance or, if not an affected em- ployer as defined by the city's ordinance, agrees to become affected jv) The site is at least 300 feet away from a single-family residential zone vl A report is submitted providing a basis for less parking and mitigation necessary to offset anv nega- tive effects 3. Process a) An applicant shall submit evidence that decreased parking will not have a negative impact on surround- ing properties or potential future uses. This may take the form of a brief report for administrative variances. De- creases in excess of ten (10) percent must be made to the PlanningCommission. The Director may require additional studies to ensure that negative impacts are properly mitigated. A complete and detailed Parking Demand study is required for requests reviewed by the Planning Commission. b) All site characteristics should be described in report, including i) Site accessibility for transit 11) Site proximity to transit, with fifteen (15) to thirty (30) minute headways iii) Shared use of on -site parking iv) Shared use of off -site parking v) Combined on -site parking vi) Employee density vii) Adjacent land uses 4. Review A •lications for Administrative Va is ces for reductions below min i um • arkin r uireme is betwee 1 a d 0 percent shall be processed as Type 2 decisions, pursuant to TMC 18.108.020. Applications for reductions from mini- mum parking requirements in excess of lQpercent shall be processed as Tvpe 4 decisions, pursuant to TMC 18.108.040, including a hearing before the Planning Commission. Section 4. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five (5) days after passage and publication as provided by law. ZONEPARK.DOC 4/23/97 7 • • Z = ~ W J0. • 00 00 0 W X J H W O1 J LL ?. N CY .H = .Z �. !— O1 • Z F–• ,U O —1 0 I—. tU .Z u. F-; O 111 Z 0 -: O z Section 5. Severability. If any section, sentence, clause or phrase of this ordinance should be held to be invalid or unconstitutional by a court of competent Jurisdiction, such invalidity or unconstitutionality shall not affect the va- lidity or constitutionality of any other section, sentence, clause or phrase of this ordinance. this PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof day of ,1997. ATTEST /AUTHENTICATED: Jane E. Cantu, City Clerk APPROVED AS TO FORM: By Office of the City Attorney FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: PUBLISHED: EFFECTIVE DATE: ORDINANCE NO: ZONEPARK.DOC 4/23/97 John W. Rants, Mayor 8 A COMPARISON BETWEEN TUKWILA'S CURRENT AND PROPOSED FLOOR AREA STANDARDS AND STANDARDS OF THE BUILDING OWNERS AND MANAGERS ASSOCIATION (BOMA) �V�tt�>i3Ei 000t Proposed standard Current standard etiitio "Usable Floor Area" means that part of the floor area of any structure which is actually used from time to time for any commercial purposes, such as a sales area, display area, walkways or storage area. Parking calculation shall not include common corridors designed for circulation of people at non - retail establishments, restrooms, elevator shafts and stairwells, mechanical equipment rooms or attic spaces and exterior covered loading docks. "Gross Leasable Floor Area" means that part of the floor area of any structure which is actually used from time to time for any commercial purposes, such as a sales area, display area, walkways or storage area. This definition shall exclude such areas as basements not used for storage space, elevator shafts and stairwells at each floor, mechanical equipment rooms or attic s . aces, exterior covered loadin . docks and malls. BUI A Standard::: >:::: Usable Area D €rnition .....: .....:, The Usable Area of an office shall be computed by measuring to the finished surface1 of the office side of corridor and other permanent walls, to the center of partitions that separate the office from adjoining Usable Areas, and to the inside finished surface of the dominant portion2 of the permanent outer building walls. No deductions shall be made for columns and projections necessary to the building. the Usable Area of a floor shall be equal to the sum of all Usable Areas on that floor. Rentable Area The Rentable Area of a floor shall be computed by measuring to the inside finished surface of the dominant portion of the permanent outer building walls, excluding any major vertical penetrations3 of the floor. No deductions shall be made for columns and projections necessary to the building. The rentable Area of an office on the floor shall be computed by multiplying the Usable Area of that office by the quotient of the division of the Rentable Area of the floor by the Usable Area of the floor resulting in the'RIU' ratio described herein. Store Area The number of square feet in a ground floor Store Area shall be computed by measuring from the building line in the case of street frontages, and from the inner surface of other outer building walls and from the inner surface of corridor and other permanent partitions and to the center of partitions that separate the premises from adjoining Rentable Areas. no deduction shall be made for vestibules inside the building line or for columns or projections necessary to the building. No addition should be made for bay windows extending outside the building line. Construction Area The Construction Area of a floor shall be computed by measuring to the outside finished surface of permanent outer building walls. The Construction Area of a building shall be the sum of the Construction Areas of all enclosed floors of the building, including basements, mechanical equipment floors, penthouses and the like. 1 "Finished surface" shall mean a wall, ceiling or floor surface, including glass, as prepared for tenant use, excluding thickness of special surfacing materials, including paneling, carpeting and furring strips. 2 "Dominant Portion" shall mean the portion of the inside finished surface of the permanent outer building wall which is 50% or more of the vertical floor -to- ceiling dimension measured at the dominant portion. If there is no dominant portion, or if the dominant portion is not vertical, the measurement area shall be to the inside finished surface of the permanent outer building wall where it intersects the finished floor. 3 Major vertical penetrations include elevator shafts, flues, pipe shafts, and vertical ducts, but does not include stairs, dumb - waiters, lifts and other devices serving only one tenant. re.(— -4I lc G.o.W. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON RELATING TO ZONING, AMENDING PORTIONS OF ORDINANCE NO. 1758 AS CODIFIED AT TITLE 18 OF THE TUKWILA MUNICIPAL CODE, CONCERNING OFF - STREET PARKING AND LOADING REQUIREMENTS; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the City desires to implement Comprehensive Plan policies and goals, and WHEREAS, the City undertook a Parking Study to evaluate parking conditions in its Urban Center, and WHEREAS, the City desires to continue providing adequate, convenient and safe off - street parking and loading areas through an update to the City's off - street parking and loading requirements code (TMC 18.56); and WHEREAS, the City desires to implement revisions to its Municipal Code to support the Commute Trip ; H w Reduction (CTR) ordinance; 6 JU NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN U 0 AS FOLLOWS: w w Section 1. Section 18.06 of the Tukwila Municipal Code is hereby amended to add the following: WO 18.06.118 Bulk Retail. "Bulk Retail" is a business or store that specializes in the sale of large goods, requiring large on -site storage. Bulk retail u_ <' is further distinguished by a lower trip generation rate than other retail stores, as evidenced by a traffic study or other = appropriate analysis. Examples include furniture stores, appliance stores and other uses as approved by the Director. 1- _ Z' -. 18.06.353 General Retail. 0 "General Retail" is a business or a store which engages in the sale of goods and /or services to the general public. Ex- w ~ amples include department stores and personal service shops. o 18.06.567 Manufacturing. 0 S "Manufacturing" is a building or group of buildings which specializes in the manufacturing of products or in the re- ,w uj search and testing of products. Examples include factories, testing laboratories, creameries, bottling establishments, = 0 bakeries, canneries, printing and engraving shops. u. 1 — O: 18.06.593 Office. Cu N "Office" is a building or a group of buildings dedicated to non - manufacturing types of work that are for the use of em- v—„ ployees but may or may not be for use by the general public. Examples include services such as accounting, advertis- ing, architectural /engineering, consulting, information processing, legal, medical and /or dental. 18.06.687 Restaurant. "Restaurant" is an establishment whose principal business is the sale of foods to be eaten on the premises, including either indoor or outdoor seating, which may also include an area reserved for the sale of alcoholic beverages. 18.06.688 Restaurant, Fast Food. "Restaurant, Fast Food" means an establishment whose principal business is the sale of foods, frozen desserts, or bev- erages served in or on disposable containers for consumption while seated within the building or in a vehicle or inci- dentally within a designated outdoor area, or for takeout with consumption off the premises. 18.06.708 Senior Citizen Housing. "Senior Citizen Housing" is housing in a building or group of buildings with two or more dwelling and /or sleeping units, restricted to occupancy by at least one senior citizen per unit, and may include Food Preparation and Dining activities, Group Activity areas, Medical Supervision or other similar activities. Such housing is further distin- guished by the use of funding restrictions, covenants between the developer, tenants, operators and /or the City or other agreements that restrict the development to those individuals over 60 years of age. Senior Citizen Housing strategies may include provisions for units dedicated to persons under 60 years of age that have medical conditions consistent with definitions in the Americans with Disabilities Act; however, the population of disabled individuals may not exceed 20% of the residents. These facilities may not include populations requiring convalescent or chronic care, as defined under RCW 18.51. 18.06.823 Theater. "Theater" is a building or part of a building devoted to showing motion pictures or for dramatic, dance, musical or other live performances. 18.06.863 Usable Floor Area. "Usable Floor area" means that part of the floor area of any structure which is actually used from time to time for any commercial purposes, such as a sales area, display area, walkways or storage area. Parking calculation shall not in- clude common corridors designed for the circulation of people at non - retail establishments, restrooms, elevator shafts and stairwells at each floor, mechanical equipment rooms or attic spaces and exterior covered loading docks. 18.06.918 Warehouse. "Warehouse" is a building or group of buildings that are primarily for the storage of goods. Section 2. Sections 18.06.305,18.06.375,18.06.755 and 18.56.085 of the Tukwila Municipal Code are hereby repealed. Section 3. Section 18.56 of the Tukwila Municipal Code is hereby amended to read as follows: 18.56.010 Purpose. It is the purpose of this chapter to provide for adequate, convenient, and safe off - street parking and loading areas for the different land uses described in this title. 18.56.020 Chapter application. Off - street parking and loading spaces shall be provided as an accessory use in all zones in accordance with the re- quirements of this chapter, at the time any building or structure is erected, enlarged or at the time there is a change in its principal use. 18.56.030 Reduction of existing parking spaces. Any off - street parking area already in use or established hereafter shall not be reduced below the limits required by this chapter by the construction of any addition to a building or structure, nor by the erection of an additional build- ing or structure on the property. Any change of principal and /or secondary use must meet the parking requirements of the new use. 18.56.040 General requirements. Any required off - street parking and loading facilities shall be developed in accordance with the following standards: 1. Location. a. Any on- premises parking area which contains parking stalls located more than 1,000 feet from the principal use shall require Board of Architectural Review approval for the entire parking lot. b. Off - premises parking areas shall be provided through a deed or 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 thereby, or in lieu thereof, obtain a conditional use permit, issued pursuant to the requirements and procedures of the Conditional Use Permits chapter of this title. 2. Minimum parking area dimensions for surface and structured parking facilities shall be as provided in Figure 18 -6. 3. Tandem Parking Spaces. In the MDR and HDR zones, tandem spaces (where one car is parked directly behind another) will be allowed for each three bedroom and 1/3 of all two bedroom units. No more than 1/3 of all project parking spaces may be tandem and all tandem parking spaces will be designed for full size rather than compact size vehicles based on the dimensions in Figure 18 -6. 4. Parking Area and Parking Area Entrance and Exit Slopes. The slope of off - street parking spaces shall not exceed 5 %. The slope of entrance and exit driveways providing access for off - street parking areas and internal driveway aisles without parking stalls shall not exceed 15 %. 5. Driveways and Maneuverability. a. Adequate ingress to and egress from each parking space shall be provided without moving another vehicle and without backing more than 50 feet. b. Turning and maneuvering space shall be located entirely on private property unless specifically approved by the Public Works Director and the Board of Architectural Review. c. All parking spaces shall be internally accessible to one another without reentering adjoining public streets. d. When off - street parking is provided in the rear of a building and a driveway or lane alongside the building provides access to rear parking area, such driveway shall require a minimum width of twelve feet and a sidewalk of at least a three -foot section, adjoining the building, curbed or raised six inches above the driveway surface. e. Ingress and egress to any off - street parking lot shall not be located closer than 20 feet from point of tangent to an intersection. f. The Public Works Director or Planning Commission may require ingress separate from an egress for smoother and safer flow of traffic. 6. The Director may require areas not designed or approved for parking to be appropriately marked and /or signed to prevent parking. 7. Surface. a. The surface of any required off - street parking or loading facility shall be paved with asphalt or, concrete or other similar approved material (s) and shall be graded and drained as to dispose of all surface water, but not across sidewalks. ZONEPARK DOC 4/4/97 2 .}.4:ZS), b. All traffic - control devices, such as parking stripes designating car stalls, directional arrows or signs, bull rails, curbs and other developments shall be installed and completed as shown on the approved plans. c. Paved parking areas shall use paint or similar devices to delineate car stalls and direction of traffic. d. 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. e. Wheel stops shall be required on the periphery of parking lots so cars will not protrude into the public right -of -way, walkways, off the parking lot or strike buildings. Wheel stops shall be two feet from the end of the stall of head -in parking. 8. Parallel parking stalls shall be designed so that doors of vehicles do not open onto the public right -of -way. 9. Obstructions. No obstruction which would restrict car door opening shall be permitted within five feet of the centerline of a parking space. 10. Lighting. Any lighting on a parking lot shall illuminate only the parking lot, designed to avoid undue glare or reflection on adjoining premises. 11. Curb -cuts. All parking areas shall have specific entrance and /or exit areas to the street. The width of access roads and curb -cuts shall be determined by the Public Works Director. The edge of the curb -cut or access road shall be as required by the Public Works Director for safe movement of vehicles or pedestrians. Curb -cuts in single - family districts shall be limited to a maximum of 20 feet in width and the location shall be approved by the Public Works Director. 13. Parking stalls shall not be used for permanent or semi - permanent parking or storage of trucks or materials. 18.56.050 Required number of parking spaces. The minimum number of off - street parking spaces for the listed uses shall be as shown in Figure 18 -7. Minimum park- ing requirements shall be maintained over the life of the original or primary use. Any additional uses, either secon- dary or accessory in nature, must have parking available that does not impact the minimum parking of the original or primary use. This extends to parking spaces used for park- and -fly lots or use of parking for storage or outdoor displays, FIGURE 18.7 18.56.050. Required number of parking spaces for automobiles and bicycles. Use Automobile Standard Bicycle Standard Single - family and multi - family dwell- ings 2 for each dwelling unit; additional parking may be required for home occupations and accessory dwelling units as otherwise proved by this title. For multi - family, l space per 10 parking stalls, with a minimum of 2 spaces. No requirement for single family, Senior Citizen Housing For 15 units or less, l space per dwelling unit. For 1 space per 50 parking stalls, with a dwellings with more than 15 units, a minimum of minimum of 2 spaces. 15 spaces are required, plus 1 space per 2 dwelling units. • '.. ..., .. .'.. . . • Off.. . .. i!! excluding retail sales . . Churches, mortuaries and funeral homes 1 for each 5 4 fixed seats 1 space per 50 parking stalls, with a minimum of 2 spaces. Colleges, Universities, Vocational Shall be determined by Planning Commission, 1 space per 50 parking stalls, with a Schools and other post - secondary educa- based on an evaluation of information concern- minimum of 2 spaces. tional institutions ing traffic generated by proposed use. Convalescent /nursing /rest homes 1 for every 4 beds with a minimum of 10 stalls 1 space per 50 parking stalls, with a minimum of 2 spaces. . ..,.. .. . . i. Food stores and markets 1 for each 300 square feet of grass usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. High schools 1 for each staff member plus 2 for every 5 students or visitors 1 space per 50 parking stalls, with a minimum of 2 spaces. Hospitals 1 for each bed 1 space per 50 parking stalls, with a minimum of 2 spaces. Hotels and motels 1 for each room,plus one employee space for each I space per 50 parking stalls, with a 20 rooms, rounded to the next highest figure minimum of 2 spaces. Industries - • ft! .. .. - -- - . -.. - - . . Manufacturing 1 for each 1,000 square feet of gross usable floor I space per 50 parking stalls, with a area minimum of 2 spaces. Office, commercial and professional 2:5 3_0 for each 1,000 square feet of gross usable I space per 50 parking stalls, with a buildings, banks, dental and medical clinics floor area minimum of 2 spaces. Outdoor sports areas or parks Shall be determined by Planning Commission 1 space per 50 parking stalls, with a minimum of 2 spaces. ZONEPARK.DOC 4/17/97 3 z ~ w UO CO J = SQ u. w g Q. =• d z� HO ZI-- LU W D Q. O co 0 Fes. W W. I 01 IL! OH z Places of public assembly, including auditoriums, exhibition halls,commu• nity clubs, community centers (except fe e •• •• • - • • • - eper- The Director shall determine the number of re- quired parking spaces, within the foliowing range with a: (space per 50 parking stalls, with a minimum of2spaces. Minimum of 1 space for every 100 square -feet of assembly area. , ■ • • - • . . ! • • . . .. - • • - • - - ., and private clubs. . . _ ... . .. - - _ assembly-area: To ensure parking adequacy for each proposal, the Director may consider the following: a. A parking study or documentation paid for by the applicant and administered by the City regarding the actual parking demand for the proposed use, or b. Evidence in available planning and technical studies relating to the proposed use. Co• • •.. • • •. • .._-.. • •• •. 3 _ . - __ _. by theCity of-Tukwila ... - _ _ _.. -. . 'P'os`t offices 3 for each 1,000 square feet of gross usable floor 1 space per 50 parkingstalls, with a area minimumof 2 spaces. Public facilities, including libraries, police and fire stations Shall be determined by the Planning Commission 1 space per 50 parking stalls, with a minimum of 2 spaces. Restaurant 1 for each 100 square feet of gross usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. Restaurant, Fast food 1 for each 50 square feet of usable floor area. Fifty 1 spaace per 50 parking stalls, with a percent of any outdoor seating area will be added minimum of 2 spaces. to the usable floor area for parking requirement calculations. Retail Sales, Bulk 2.5 for each 1,000 square feet of gross usable floor 1 space per 50 parking stalls, with a area minimum of 2 spaces. Retail sales, General 4 for each 1,000 square feet of gross usable floor 1 space per 50 parking stalls, with a area if located within the TUC or TVS zoning districts; 2.5 for each 1,000 square feet of gross usable floor area if located in any other zoning minimum of 2 spaces. district. Schools including Eelementary— and 1.5 for each staff member 1 space per classroom Junior high; private and parochial schools Shopping center (mall), planned, per gross usable floor area size, as listed below 6500,000 sq. ft. 5 for every 1,000 sq. ft.; ... • •• • • 1 space 50 stalls, with a - . . - - • per parking or larger e- e •-; minimum of2spaces. . . . ,!!! .2. . . -.- ... -- . over initial 750 mats 400,000 599,999 sq. ft. 41 to 5 for every 1,000 sq. ft. linear per progression; seats • • ... 100,000 199,999 sq. ft. • • • • !!!!..e •.. . . _ . .. _ ... tial 150 seats 25,000 - 499,999 sq. ft. 4 for every 1,000 sq. ft.; restaurant factor - pl uc 10 l space 50 stalls, with a per parking 0.!! - stauranf flo r area• minimum of 2 spaces. able -area Taverns 1 for every 4 persons based on occupancy load. 1 space per 50 parking stalls, with a minimum of 2 spaces. Theaters I for every 4 fixed seats. If seats are not fixed, 1 per 1 space per 100 seats, with a minimum of 2 spaces. 3 seats, with concurrence of Fire Chief, consistent with maximum allowed occupancy Warehousing 1 for every 2,000 square feet of gross usable floor 1 space per 50 parking stalls, with a minimum of 2 spaces. area 18.56.060 Loading space requirements. 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 or alleys. For all office, commercial, and industrial uses, each loading space shall consist of at least a ten -foot by 30 -foot loading space with 14 -foot height clearance for small trucks such as pickup trucks, or a 12 -foot by 65 -foot loading space with 14 -foot height clearance for large trucks, including tractor - trailer large spaces. The prescribed number of spaces required are as follows: Loading Space Requirements Square Feet of Gross Floor Area (Except Basement Area) Number of Spaces Office Buildings, Hotels, Hospitals, and Institutions 1 3,000 to 100,000 2 100,000 to 335,000 3 335,000 to 625,000 4 625,000 to 945,000 5 945,000 to 1,300,000 ZONEPARK. DOC 4/4/97 4 6 1,300,000 to 1,695,000 7 1,695,000 to 2,130,000 8 2,130,000 to 2,605,000 9 2,605,000 to 3,120,000 10 3,120,000 to 3,675,000 Number of Spaces Other Commercial and Indus - trial Buildings (30% minimum large spaces) 1 Under 10,000 2 10,000 to 25,000 3 25,000 to 85,000 4 85,000 to 155,000 5 155,000 to 235,000 6 235,000 to 325,000 7 325,000 to 425,000 8 425,000 to 535,000 9 535,000 to 655,000 10 655,000 to 775,000 11 775,000 to 925,000 These requirements may be modified as a Type 4 decision, where the Planning Commission or, on appeal, the City Council finds that such reduction will not result in injury to neighboring property or obstruction of fire lanes or traf- fic and will be in harmony with the purposes and intent of this chapter. 18.56.070 Cooperative Shared, covenant or complementary parking fa^ strategies. street parking facility, the total requirements for -gff street parking and loading facilities shall be at least the sum of or, on appeal, the City Council. 1] Shared Parking. When two (2) or more property owners agree to enter into a shared parking agreement, the set- backs and landscaping requirements on their common property line(s) may be waived with that land used for park- ing, driveway and /or building. 2) Covenant Parking. When off -site parking is provided on a lot other than the lot of the use to which it is accessor the following conditions shall apply: (a) A covenant between the owner or operator of the principal use, the owner of the parking spaces and the City stating the responsibilities of the parties shall be executed. This covenant and accompanying legal descriptions of the principal use and the lot upon which the spaces are to be located shall be recorded with King County, and a copy with the recording number and parking layouts shall be submitted as part of any permit application for devel- opment. (b) The covenant lot must be within 800 feet of the primar y commercial use or a shuttle service to the use must be provided with its route, service and operations approved by the Director. [3) When any Shared or Covenant parking agreement between parties, as referenced in subsections 1 & 2 above, is modified or terminated, the owner of the parking spaces shall be responsible for notifying the Director. In this event, all affected parties shall provide documentation that a minimum of fifty (50) percent of the required minimum park- ing will be available within ninety (90) days following termination of the agreement, with the remainder to be avail- able 365 days following termination of the original agreement. If a variance is sought, the application must be sub- mitted within fourteen (14) days of the signed agreement to terminate and the reduction in parking spaces will only be allowed if the variance is approved. (4) Complementary Parking. A complementary use is a portion of the development that functions differently than the primary use but is designed to serve or enhance the primary land use without creating additional parking needs for the primary traffic generator. Up to 10% of the useable floor area of a building or facility may be occupied by a complementary use without providing_parking spaces in addition to the number of spaces for the principal use. Ex- amples of complementary uses include pharmacies in hospitals or medical offices, food courts or restaurants in a shopping center or retail establishments. (5) Applications for shared, covenant or complementaryparking shall be processed as Type 2 decisions, pursuant to TMC 18.108.020. 18.56.080 Parking for the handicapped. A. Application. Parking for the handicapped shall-be provided in all parking lots and garages except for parking ZONEPARK.DOC 4/4/97 5 1 z ~w 6 JU O 0 co J H cn w 0 gQ =• d ~ w z= zI- w uj 2 00 E) 0 w w` 1- � II 0 w z; O - • E--. z B. Minimum Requirement. A minimum of one parking spaceand not less than one additional space for every wa abled overtime parking permit on or in -their vehicles. All parking_provided for the handicapped • or others meeting definitions of the 1991 Americans with Disabilities Act (ADA), shall meet requirements of the Chapter 11 of the 1994 Uniform Building Code, as amended by Washington Administrative Code, section 51.30, et seq. Definitions. For purposes of this chapter: 1. "Commercial vehicle" means: • . - !Of .. . . -. of commodities, merchandise, produce, freight or animals, or b. Bulldozers, cranes and similar construction equipment; 2. "Residential area" means any district which is zoned LDR, MDR, HDR by the City. dental district, except: 1. While loading or unloading; 2. When necessary to avoid conflict with other traffic or in compliance with law or the directions of a peace officer or a traffic - control device; or 3. In order to make recurring repairs. C. Penalty. Any person violating shall, upon conviction thereof, be punished by a fine of not more than $500.00 • - • - • - •• • • _ •• _ . 11. - 18.56.090 Compact car allowance. A. A maximum of 30% of the total required off - street parking stalls may be permitted and designated for com- pact cars. B. Each compact stall shall be designated as such, with the word COMPACT printed onto the stall, in a mini- mum of eight (8) inch letters and maintained as such over the life of the use of both the space and the adjacent struc- ture it serves. C. Dimensions of compact parking stalls shall conform to the standards as depicted in Figure 18 -6 of this chapter. D. Compact spaces shall be reasonably dispersed throughout the parking lot. 18.56.100 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 in this chapter. 18.56.110 Landscaping and screening. Landscaping and screening requirements shall be as provided in the Landscape, Recreation, Recycling/ Solid Waste Space Requirements chapter of this title. 18.56.120 Filing of plans. Detailed plans of off - street parking areas, indicating the proposed development including the location, size, shape, design, curb -cuts, adjacent streets, circulation of traffic, ingress and egress to parking lots and other features and ap- purtenances of the proposed parking facility, shall be filed with and reviewed by the DCD. The parking area shall be developed and completed to the required standards before an occupancy permit for the building may be issued. 18.56.130 Development standards for Bicycle Parking 1. Required number of bicycle parking spaces. The required number of parking spaces for bicycles are included in TMC 18.56.050, Figure 18 -7. 2. Location a) Required bicycle parking must be located within fifty (50) feet of an entrance to the building or use b) Bicycle parking may be provided within a building, but the location must be accessible for bicycles ZONEPARK.DOC 4/4/97 6 ..' --" , s_____.,c..,.saw.. ,...,...+.r,...rr,..,��.r,,: ua..:•w..r., .........�x+.a- rn,- ,: -n,:. �..x...,..a,.tt;i:.rn- �.:�,'! ..- , «.r..n..,n •.r.r:., <wnr,,..n- ,•,.....,._. m.,.., »,,...- N»..;., _. ,. 'ricer�,t•Yy "�rd'q'nn>•+.,y� t +.�. ,,r.... ,,, -,,. r..... n: r. r.- ^.a;:o_,v..�'..:•rF^«ryfi+r,!r � . ?�tcl+wa+•.,.. { z ~w U. U Oo. co W =. 1 ■CO LL. w0 2 gj = H 1.1 Z� I- 0 Z W U• � O - I- w • w' II O ..z U- F= O~ z 3. Safety and Security a) Legitimate bicycle spaces are individual units within ribbon racks, inverted `U' racks, locking wheel racks, lockers, or other similar permanent structures. b) If bicycle lockers are used, windows and /or view holes must be included to discourage improper uses c) If bicycle parking is not visible from the street, a sign must be posted indicating the location of the bicycle parking spaces d) All bicycle parking must be separated from motor vehicle traffic by a barrier, curb, post bollard or other similar device 4. Process Upon application to and review by the Planning Commission, subject to a Type Four (4) decision process outlined in TMC 18.108.040, the bicycle parking requirements may be modified or waived, where appropriate. 18.56.140 Administrative Variance from Parking Standards. 1. General a) A request for an administrative variance from required parking standards must be received prior to any issuance of building or engineering_permits. Administrative variances are only eligible for requests for reductions of required parking between one (1) and ten (10) percent. Requests for reductions from minimum parking standards in excess of ten (10) percent must be made to the Planning Commission. b) The project developer shall present all findings to the Director prior to any final approvals, including design review, conditional use permit review, building review or any other permit reviews required by the Director z 2. Criteria ~ w a) All requests for reductions in parking shall be reviewed under the criteria established in this section. J U UO. 11 In addition to the following requirements, the Director may require specific measures not listed to ensure CO W that all impacts with reduced parking are mitigated. Any spillover parking which cannot be mitigated to the satis- faction of the Director will serve as the basis for denial. A reduction may be allowed, pursuant to either an Adminis- N - w trative variance or requests to the Planning Commission, after: w O =d I_ w Z I— O. Z,- W uj U� O 5-12, =w a) An applicant shall submit evidence that decreased parking will not have a negative impact on surround- t— ?; ing_properties or potential future uses. This may take the form of a brief report for administrative variances. De- LI O'. creases in excess of ten (10) percent must be made to the Plannin Commission. The Director may require additional tii studies to ensure that negative impacts are properly mitigated. A complete and detailed Parking Demand study is o 17- required for requests reviewed by the Planning Commission. I- i) All shared parking strategies are explored ii On- sitepark and ride opportunities are fully explored iii) The site is in compliance with the city's commute trip reduction ordinance or, if not an affected em- ployer as defined by the city's ordinance, agrees to become affected iv) The site is at least 300 feet away from a single - family residential zone A report is submitted providing a basis for less parking and mitigation necessary to offset any nega- tive effects 3. Process b) All site characteristics should be described in report, including i) Site accessibility for transit ii) Site proximity to transit, with fifteen (15) to thirty_(30) minute headways till Shared use of on -site parking iv) Shared use of off -site parking v) Combined on -site parking vi) Employee density vii Adjacent land uses 4. Review Applications for Administrative Variances for reductions below minimum parking requirements between 1 and 10 percent shall be processed as Type 2 decisions, pursuant to TMC 18.108.020. Applications for reductions from mini- mum parking requirements in excess of 10 percent shall be processed as Type 4 decisions, pursuant to TMC 18.108.040, including a hearing before the Planning Commission. Section 4. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five (5) days after passage and publication as provided by law. ZONEPARK.DOC 4/4/97 7 Section 5. Severability. If any section, sentence, clause or phrase of this ordinance should be held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the va- lidity or constitutionality of any other section, sentence, clause or phrase of this ordinance. this PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof day of ,1997. John W. Rants, Mayor ATTEST /AUTHENTICATED: Jane E. Cantu, City Clerk APPROVED AS TO FORM: By Office of the City Attorney FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: PUBLISHED: EFFECTIVE DATE: ORDINANCE NO: ZONEPARK.DOC 4/4/97 8 z ce w 6 D J U. C.) 0', co a ' .(0 Wi W =° CO IL W J:' u. D' I-,w Z F... t— o. Z :ww; p. •w; w HV u.'O Z Ili co Z TO: FROM: DATE: RE: City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM ttE/APA K) Committee of the Whole 60471 Gp.0 Steve Lancaster April 11, 1997 Proposed revisions to Tukwila Municipal Code (TMC) 18.56, Off - street Parking and Loading requirements On March :24,.1997, staff presented a draft ordinance (Attachment. A) to the Community Affairs and Parks (CAP) Committee;concerning revisions to off - street parking requirements. The draft ordinance was developed from a 6 month process involving the Planning Commission, staff and members of the business community. During their review, the CAP highlighted several issues, including,: • Understanding the context for the recommended actions approved by the Planning Commission • If the revisions result in parking requirements being the same, greater or Tess • Providing background behind Shared, Covenant and Cooperative parking strategies • Further definition of what constitutes a Bicycle Parking Space • Ensuring that minimum parking requirements be maintained for a primary use prior to allowing secondary or accessory uses requiring use of on -site parking • Develop new language concerning the location of wheel stops to include sidewalks (TMC 18.56.040 (7)(e)). • Incorporate modification to TMC 18.56.085, Commercial Vehicles in Residential . Areas, into final draft ordinance, based on work currently being considered by CAP /COW • Provide basis for minimum parking standards for Senior Citizen Housing based on work of other jurisdictions • Redraft definition for Usable Floor Area (TMC 18.56.863), with specific attention to Basements • Provide comparison between gross leasable floor area and usable floor area standard•based on parking at landmark sites around Tukwila • Expanding required bicycle parking to additional and uses not considered by the Planning Commission • Revise Fast Food Restaurant to Restaurant, Fast Food a • F 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 4312670 • Fax (206) 431 -3665 - .._.....:..,.. ..r �.. nn...k v> x. nmrt P. "1..1n*W!bMMet`.._.. z xw 6 J0. o CO 00: w= J 1- N 0 w g - v. F w. z�. f-0 Z 1— U • 0 '0 N. O H =w w z; o z ea> ow In support of CAP requests, numerous documents have been included with this report. Attachment B provides a summary supporting the basis for revisions approved by the Planning Commission in the draft ordinance, including revisions to Shared, Covenant and Cooperative parking strategies. Attachment C is a comparison of Tukwila developments between required minimums by gross leasable floor area versus a usable floor area standard. Attachment D provides detail of Senior Citizen Housing developments in Renton and Kent. Attachment E are minutes from the 3/24/97 CAP meeting. The other changes requested by CAP were primarily editorial in scope and have been incorporated and underlined in Attachment A. Substantive revisions made in response to issues discussed by the CAP have also been incorporated 'into'Attachment A, including: ` Repeal of TMC 18.56.040 (12) and TMC 18.56.085, concerning Commercial Vehicles in Residential Areas Improved definitions concerning what constitutes a Bicycle Parking space (TMC 18.56.130(3) and Usable Floor Area (TMC 18.06.863) • An expanded definition in TMC 18.56.050, Required Number of Parking Spaces, ensuring that minimum parking requirement remain devoted to primary use prior to allowing secondary uses that have separate parking needs Expanding required bicycle parking to Warehousing, Taverns, Convalescent, Churches and Senior Citizen Housing (TMC 18.56.050) Relaxing bicycle parking requirements at Colleges and High Schools, from 1 space per 5 parking stalls to 1 per.50 parking stalls (TMC 18.56.130) Adding the word 'curb' to types of devices to separate bicycle parking from vehicle traffic (TMC 18.56.130(3)(d)) Adjustment of definition in Figure 18 -7, Required Number of Parking Spaces (TMC 18.56.050) for Places of Public Assembly, to acknowledge the repeal of the parking maximum recommended by the Planning Commission. In reviewing the scope of the proposed changes, staff has determined that-.the adoption of the proposed revisions to Shared, Covenant or Complementary Parking (TMC,:. 18.56.070)'would. render TMC' 18.56.040(.1)(b) moot. ?This section requires that off - premises parking areas are provided through a deed or easement and that a Conditional Use Permit be obtained. The scope of changes to T.MC 18.56.070} augment and expand on these requirements as well as changing the decision process from a Type 4 for Conditional Uses to a Type 2 process, as determined by the Director of Community Development following a substantial show of proof. Staff would request that this section therefore be repealed, on review of the COW. ! 2 ) z �w 0O' u)o wi CO IL J H w O' 2 gQ Id I- w _: Z �. �0 Z ' o. U O N' o I w w: I- U wo. ui Z U= o� z CONCLUSIONS The revisions proposed by CAP to TMC 18.56_generally maintain the sa e minimum parking requirements. In a few cases, such as Senior Citizen Housin and Multi-tenant' Office Developments, less parking may be the result of adopting these revisions In some other cases, increased minimum parking requirements may result at single tenant office buildings. The changes to TMC 18.56 generally improve the utility of the code by clarifying and distinguishing between types of uses that were not necessarily representative of current or emerging conditions. The development and implementation :..ofthese revisions support Comprehensive Plan implementation strategies concerning!' transportation, as well as emerging issues in the development of Senior Citizen Housing strategies. RECOMMENDATIONS Staff recommends that the Committee of the Whole forward its approval and authorize a Public Hearing on the proposed changes to TMC 18.56. cArnsoffice...parking\cow414ws.doc njokt41#441.° 1 c.4-4A44J. fee 1444&-tS 3 . vtrmtit&tic,NtWelnINGIOP?We z z re ,LLI 6 5 :0- 0 CO Ca CO U.1 111 - J LL U) u_ ul 0 g -71 < CITY OF T(. iK'4'. A DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 SOUTHCENTER BLVD. TUKW /LA, WA 98188 • Bicycle Facility Planning: A Resource for Local Governments SUZAN ANDERSON PINSOF TERRI MUSSER, AICP TABLE OF CONTENTS Preface 1 Planning and Regulation • 4 Removing Hazards to Bicycle Travel 6 Traffic Calming— Diverting and Slowing Traffic 11 • Providing Additional Operating Space 14 Providing Designated Bicycle Facilities 15 Bicycle Parking 22 Appendices 27 A. Quick Reference Guide for the Design of Bicycle Facility Elements 27 B. Facility Applications: Functional Roadway Classifications and Typical Cross Sections 29 C. Bicycle Parking Manufacturers 37 D. Interpretation, Application, and Bikeway Liability 38 E. Education, Encouragement, and Enforcement Resources 39 F. List of References 41 z 1- • • .mow; i6 D •J U: :Aw wZ J H LL 2 • w0 N � at Z F-; �H O� .ZI U� f7 _! • w ,Z w. V;, WZ. 'n H', Suzan Pinsof has worked as a planner for close to 20 years. Since receiving a Master of Environmental Studies degree from York University, she has been involved in transportation and land -use planning, first as a Senior Planning Analyst for the Northeastern Illinois Planning Commission, where she established a bicycle planning program, and than as a consultant based in Evanston, Illinois. She has developed bicycle and pedestrian plans for state, regional, and local governments and has authored several publications on bicycle planning. As a founder and board member of the Chicagoland Bicycle Federation, she has promoted greater awareness of and better conditions for bicycling. Terri Musser, AICP, is a planning consultant based in Bolingbrook, Illinois, who focuses on assisting government agencies in developing plans, policies, and projects to support bicycling and walking. Her educational and employment background is in landscape architecture, having formerly served as Principal Planner for the North Carolina firm of Greenways Incorporated. She is active in bicycle advocacy and serves on the board of directors for the League of Illinois Bicyclists. The authors thank Marlene Nagel, the Director of Community Development for MARC, for her contributions and careful review of the MARC Local Bicycle Planning Guidance. We also gratefully acknowledge the contributions of members of the project steering committee and three subcommittees, chaired by Kirk Davis, Gary McMahan, Mark Trosen, and John Benson, and the other members of the consultant team, Mark Moore of Landplan Engineering and Mark Kenneally of JBM Engineers & Planners. We additionally thank Jim Hecimovich of APA for his enthusiastic support and thorough editing of our work, and Andy Clarke of the Bicycle Federation of America for a final technical review of this publication. Cover design by Toni Thanasouras Ellis. This report is printed on recycled paper. The Planning Advisory Service is a subscription service offered by the Research Department of the American Planning Association. Eight reports are produced each year. Subscribers also receive the PAS Memo each month and have use of the Inquiry Answering Service. Michael Barker, Executive Director; Frank S. So, Deputy Executive Director; Sylvia Lewis, Publications Director; William Klein, Director of Research. Planning Advisory Service Reports are produced in the Research Department of APA. James Hecimovich, Editor; Marya Morris, Assistant Editor; Lisa Barton, Design Associate. © October 1995 by the American Planning Association. APA's publications office is at 122 S. Michigan Ave., Suite 1600, Chicago, IL 60603. APA headquarters office is at 1776 Massachusetts Ave., N.W., Washington, DC 20036. Z 6 • ~W. U O' mo; • Wm. • LL: W O' I- W 2i • Z�.: H O'. .Z WLLJH 1):0 J- LU La - Hi al Z' • U Z Regulatory signs give notice of traffic laws or regulations that cyclists, pedestrians, and motorists must follow. Examples include signs for bicycle lane designation, No Parking signs, Stop signs and Yield signs. Warning signs call attention to conditions on, or adjacent to, a bikeway that are potentially hazardous to users. The use of warning signs, which are typically yellow in color, should be kept to minimum so as to not minimize their effectiveness. As discussed in the MUTCD, regulatory and warning signs may be of reduced size (18" X 18" or 12" X 9 ") for use on bicycle trails but should be standard size (30" X 30" or 24" X 18 ") when used for on -road facilities (MUTCD 1988, 9B- 2- 9B -7). One warning sign originating in North Carolina that is now being used in other jurisdictions is the Share the Road sign. (See Figure 23.) This subplate, when combined with the standard W11 -1 warning sign is intended "to increase bicyclists' visibility without designating the signed roadway as a preferred route. It is intended for use on roadways with high levels of bicycle traffic but relatively hazardous conditions for bicyclists. Its intention is not to encourage inexperienced bicyclists to ride on the roadway as a preferred route. This sign is especially useful in cities and towns where there are large numbers of bicyclists riding on streets unsuitable for designation as preferred bicycle routes due to factors such as narrow lanes, high -speed traffic, and /or high traffic volumes" (North Carolina 1994, 93). FIGURE 23. SHARE THE ROAD SUBPLATE BICYCLE PARKING Cyclists can benefit significantly from expanded and improved bicycle parking. In many communities, secure bicycle parking is recognized as one of the first and most important facility improvements necessary to improve the viability of bicycle transportation. For example, the city of Chicago invested more than a million dollars in a citywide bicycle parking program in the three years, 1992 -1995. The implementation of bicycle parking improvements is the responsibility of not only government, but business, schools, and commercial establishments. As access is improved to various destinations and bicycling is encouraged, bicycle parking will become an important component of local plans. Local governments can adopt regulations for the provision of bicycle parking, just as requirements for automobile parking are adopted. Bicycle parking needs vary by type and duration of use and location. There are many useful types of facilities on the market, which fall generally into 22 Cyclists can benefit significantly from expanded and improved bicycle parking. The implementation of bicycle parking improvements is the responsibility of not only government, but business, schools, and commercial establishments. three categories (discussed below). Several factors are common to all acceptable bicycle parking installations: • good support of the bicycle; • security — capacity to lock the frame and both wheels; • ease of use; • durability; • visibility of site; • convenience to destination; • compatibility with site conditions; and • attractiveness. There are several designs that cannot be recommended for most public locations. These include racks that are very low to the ground, which do not support the bicycle, are difficult to attach a locking device to, and pose a potential hazard to pedestrians who might trip over them. Other questionable designs include the traditional "school" rack and variations on it. These racks generally support only the front wheel. Bicycles often fall over and locking the three components of the bicycle requires that the user provide a long chain or cable. There are also racks on the market that do not accommodate all types of bicycles (e.g., the fatter wheels of "mountain" bikes do not fit in some designs). �,/y .+Hurt r+envr. Facility Types Three categories of bicycle parking facilities are generally recognized: Class I for high- security protection of bicycles and accessories against theft and weather, typically provided by lockers or enclosed, locked, or guarded storage areas Class II for racks that secure a bicycle frame and both the wheels with a user - supplied padlock Class III for parking racks requiring user - supplied fastening devices, such as cables or high performance U -locks • ; e. y! v�xF. Si.: grrt' f.? 7S^ 7! SF1: 5.'° r' 1' �l"!'! i.".,' q�.' a' 4.^." 1 '!;i�'?!'!1C±:'dZ°.7.tfrtt.C.st Class I. Bicycle lockers are generally rectangular enclosures, each holding one or two bicycles. (See Figure 24.) Several factors determine a locker's security, durability, and cost: material and finish; type of construction; hardware materials and locking mechanism; and installation features. Materials currently in use for locker construction include particle board, fiberglass, galvanized steel, and stainless steel. Frame and hardware construction should be solid. Climate and area construction standards determine the choice of materials and specifications (e.g., in Kansas City, the recommended Class I installations would be made of fiberglass or steel, given the climate). A community might want to check references from the manufacture about appropriate installation and performance elsewhere. Bicycle lockers provide the highest level of security for bicycles and are appropriate for use where day -long or longer storage is needed on a regular basis. Bicycle lockers are generally either rented and /or reserved in advance for a period of time, varying from one month to one year. Therefore, a management program must be implemented along with the locker installation. Maintenance has been reduced as manufacturers have improved construction, but regular inspection and occasional repairs are needed. FIGURE 24. CLASS I FACILITIES, BICYCLE LOCKERS Class II. Several companies market bicycle parking racks that allow all three major components of the bicycle —back wheel, frame, and front wheel —to be locked, without the removal of the front wheel. (See Figure 25.) The user must supply only an appropriate lock, usually a padlock or a u -lock. These racks usually have either attached cables or moving parts that close to secure the bicycle frame and wheels. They generally are designed to provide stable support for the bicycle. The proper use of these devices is not always immediately apparent, so their installation is best reserved for those locations where repeat and long -term use is expected. Class II facilities provide a very high level of security for the bicycle, although accessories and some components are still vulnerable to theft. They are a good Top View choice at places of employment, schools, transit access points, and other places where bicycles will be stored for several hours or more with minimum supervision. FIGURE 25. CLASS II FACILITIES, RACKS THAT LOCK WHEELS AND FRAME Class III. Many varieties of stands and racks fall into the Class III category of bicycle parking. Many types of hitching posts, rails, and inverted "U "s are commercially offered. (See Figure 26.) To save money on bicycle parking facilities, some municipalities have designed and constructed, or had locally fabricated variations on these products. The popular "ribbon" rack is used extensively for its attractiveness and ease of installation; however, it does not support the bike frame. Common properties to look for in a Class III facility include its support of the bicycle with or without the front wheel removed; its attractiveness; and post or pipe dimensions that allow use of the popular u- locks. Class 1I1 facilities are most recommended for short -term parking, although in combination with other amenities, such as shelter from the weather, they can be adequate for long -term storage. The various posts and inverted "U" designs have the advantage of great siting flexibility. They can be grouped or sited singly, providing parking for just one or two bicycles, as needed. Another advantage is ease of use. Proper use is usually obvious. FIGURE 26. CLASS III FACILITIES, SUPPORTIVE POSTS, RACKS, AND RAILS Missoula's "Cheap" Racks "Ribbon" Rack 23 Location and Siting of Bicycle Parking Bicycle parking should be sited wherever bicycle traffic is expected. High-priority locations include recreational destinations, schools and universities, places of employment, commercial districts, and shopping centers. Convenient locations should be chosen. Since six to eight bicycles can be parked in the space needed for one car, consideration should be given to conversion of parking spaces, as illustrated in Figure 27. Double Parking Bay Single Parking Bay r 16 Bikes 6 Bikes FIGURE 27. PARKING SPACE CONVERSION Bicycle parking may also be sited in conjunction with traffic calming strategies. (See Figure 28.) Locating bicycle parking facilities on curb extensions or curb bulbs does not interfere with pedestrian or vehicular movements. Curb bulbs may be placed at intersections or mid -block to function as traffic calming chokers. Because of the many types of bicycle parking facilities on the market, installation is sometimes done incorrectly. It is important that the installer understands how the rack or device will be used so that access is not blocked and facilities are not installed facing the wrong direction. Additional Considerations There are several additional features of a bicycle parking installation that can increase its attractiveness to users. Weather protection in the form of a roof or canopy can greatly enhance any Class II or III facility that will be used for commuting or other long -term use. Siting facilities in high- traffic areas or where they are visible to an attendant will improve security. Sometimes the best bicycle parking program does not involve 14' travel lanes 8' parking v <— sidewalk —> FIGURE 28. BICYCLE PARKING PLANNED IN CONJUNCTION WITH TRAFFIC CALMING MEASURES 24 facilities but rather a change in policy. For instance, commuters would sometimes rather take their bicycles into their work place than park them in any facility. Flexibility and inventiveness can sometimes provide the desired alternative. Bicycle parking is usually provided free of charge. The only exception to this rule is for bicycle lockers, which are generally rented. Free parking is an important incentive to bicycling, especially where automobile parking is not free. However, charging for lockers is advisable. For those who wish to use a locker, its availability upon arrival is often important. Also, the greater cost of lockers, as well as maintenance and administration costs, can be defrayed by rental income. Bicycle Parking Ordinances Bicycle parking ordinances have been adopted by many cities throughout the United States. Ordinances are often adopted as amendments to existing parking regulations. Most ordinances link bicycle parking requirements to land use and the amount of automobile parking required. In some cases, bicycle parking is allowed to replace some of the required automobile parking for developments. Bicycle parking ordinances generally deal only with new development although existing property owners are encouraged to provide parking as well. Some communities also specify the general type of facilities for each use, installation and placement guidance, and maintenance requirements. Table 2 (a composite of requirements of several existing ordinances) can be used as a general guide to establish an appropriate number of spaces. Requirements similar to these are specified by ordinance in many cities. (See, for instance, the Palo Alto, California, "Off- Street Parking and Loading Regulations" and the City of Madison, Wisconsin, "Off - Street Parking and Loading Facilities," section 28.11 of the Zoning Code, Chapter 18.83 of the Municipal Code.) Requirements will vary according to local bicycling patterns. Bicycle Parking Cost Ranges and Manufacturers The unit costs of bicycle parking are somewhat difficult to summarize because of the variation in TABLE 2. BICYCLE PARKING SPACE REQUIREMENTS Type of Establishment Minimum Number of Bicycle Parking Spaces Primary or Secondary School College or University Classrooms Dorms, Fraternities, and Sororities Shopping Mall Commercial Street Sport and Recreational Center Office Building Government Building Movie Theater or Restaurant Manufacturing Plant Multi -Unit Housing Public Transit Station Other Land Uses 10% of the number of students, plus 3% of the number of employees 6% of the number of students, plus 3% of the number of employees 1 space per 3 students 5% of the number of automobile spaces 1 space per 3,000 sq. ft. of commercial space 12% of the number of automobile spaces 10% of the number of automobile spaces 10% of the number of automobile spaces 5 -10% of the number of automobile spaces 4% of the number of automobile spaces 1 space per 2 apartments 20 spaces minimum 5 -10% of the number of automobile spaces General Notes: A minimum of 2 spaces are required for all new qualifying developments. After the first 50 spaces are provided, parking requirements shall be reduced by half. 25 TABLE 3. BICYCLE PARKING COST RANGES The unit costs of bicycle parking are somewhat difficult to summarize because of the variation in capacity of the various models. However, some general ranges of costs can be approximated. Model Capacity Cost Range Class I: Lockers Class 11: Secures both wheels and frame 1 -2 bicycles $500 — $1,300 per bike $65 -$150 Class 111: Secures frame and per bike $65 —$80 one wheel. 26 ?. capacity of the various models. However, some general ranges of costs can be approximated. (See Table 3.) There are many manufacturers of bicycle parking facilities. A partial listing is given in Appendix C. In Summary Providing secure and convenient bicycle parking at local destinations represents a final way in which communities can become bicycle friendly. As a project with a high cost - benefit ratio and as a way to establish partnerships between the public and private sectors, providing readily accessible parking is a logical first step in improving cycling conditions within a community. Combined with planning initiatives, governmental regulatory functions, appropriate roadway design treatments, off -road trail systems, and bicycle education and encouragement programs, local communities can make bicycling become a fun, convenient, and safe recreational activity and transportation mode. • • M cI\& 1 J RECEIVED Community and Parks Committee MAR 2 6 1997 March 25, 1997 Present: Allan Ekberg, Chair; Pam Carter, Steve Mullet Steve Lancaster, Michael Jenkins, Tom Keefe, Mike Alderson, Evie Boykan, Lucy Lauterbach; Bill Arthur, Kirstie Weaver, Charlie Frame Agenda items: COMMUNITY DEVELOPMENT 1. CDBG Pass Through The current phase of CDBG funding is for the city to accept its status as a pass through city; approve strategies that fit our local needs; and give a general idea of where the city might allocate its 1998 dollars. The committee talked about some of the ways the city has used CDBG up to now, including planning money for the planning person now studying volunteer use in the city, and as support for the Regional Housing Entity planning. Evie said there has been a decrease in 1998 CDBG dollars. Future years' allocations will be even smaller. After some discussion, the committee tentatively recommended program policies and percentage allocations similar to last year's, since the city can change them in the future if necessary. They asked for a sheet with last year's allocations on it for the Council discussion. Recommend strategies and first cut recommendations to April 7 Regular Meeting. 2. Revisions to Off Street Parking and Loading Commute Trip Reduction (CTR) legislation suggested the city look at its parking standards. Steve explained the process this draft ordinance has been through already: it has been through the Planning Commission and business community, including three public hearings and a public meeting. The committee carefully reviewed the ordinance. The questioned some definitions, such as restaurant (asking for a fast food restaurant addition), useable floor area, and senior citizen housing. "Useable floor area" was a substitute for "gross floor area" or "gross leaseable area ", making all the definitions and texts match. Answering a question from Allan, Steve said proof of what's useable rests on the developer. Staff, he said, are called on daily to try to figure these things out. Steve L said, and Bill Arthur concurred, that changing to useable area from gross area would not matter much to developers except in a very few incidences. "Senior citizen housing" engendered a lively discussion, with the committee trying to figure how to differentiate between very elderly or disabled residents apartments, and younger, more active and perhaps more wealthy senior housing. Staff agreed to work on these definitions. Staff will work to make sure the definitions in this ordinance are in accord with the new zoning code and comp plan. On the figure telling how many parking spaces were required for different uses, the committee made a few recommendations, including giving the DCD Director more options for deciding senior housing parking, and clarifying and adding bicycle spaces. m� a m91 'e u•....'. n, n... U.. ,.o...„..�.- ,....,,,r..r+444.> „e, ,KN,4c Mn,n...,a >,•:.. VM.s4,K,4ati e «r,. tq Ft:s • z • t=- W, 00 O. • w =, J � u_. WO 2 J;. u.a ca H W == z� �--0 • Z I: UO o . •= U. u” O ui z' N' O I— z Community and Parks March 25, 1997 Page 2 They recommended removing the commercial truck parking in residential neighborhoods section and sentence in the chapter. The committee concluded that the whole document needed background information about how the Commission arrived at some of their recommendations, some "why" reasoning for the changes, and an overall summary of whether we're gaining or losing parking spaces. Recommend ordinance to COW when ready. 3. Trailers Used During Construction Steve had prepared a draft ordinance allowing RVs at construction sites once the developer had a building permit. The committee asked about a single wide trailer and were told it was purposely left out since the city could have to fight people to have them removed once they were up. As the new law would be part of the zoning code, it needs to go through the Planning Commission. Recommend ordinance to Planning Commission. 4. Street Boundary Issues Mike Alderson explained the need to change the name of 57th south of S. 180th to Southcenter Parkway, since that is the mailing address businesses there use already; and to also address the ordinance that said Southcenter Boulevard ended at the west city limits, since it now ends at 53rd just west of I -5. The committee referred to the comp plan which says to extend both these street names to the city's borders. They committee recommended repealing Ordinance 460 which stops Southcenter Parkway at S. 180th, and have it extend south to the annexation area. Staff said they would try to work out the landmark with Public Works. The committee also talked about changing the name of Southcenter Boulevard to extend to the west city limits at Pacific Highway, replacing S. 154th west of I -5. They talked a little of the difficulty of changing addresses with not only the property owners, but also the renters, the King County Assessor, the Post Office, phone bill, 9 -1 -1, K.C. Elections Office, and others needing notification. Mike said it's not possible to think of everyone residents should notify, but the committee encouraged him to suggest as many as possible. As both these changes are recommended in the comp plan, the issue will go to COW with a plan how best to proceed. Recommend to COW when ready. 5. Commercial Truck Ordinance Lucy said there had been some clarifying amendments since the committee had last seen the draft ordinance, but that it was fairly ready. The committee talked about tractor - trailer cabs in neighborhoods, and allowed that they should be okay if they were in driveways. The issue of how to determine if a setback area was a driveway or not came up, but a good solution to figuring how to define that was not found. Lucy said she would check to see how big some of the cabs she had z �z rew JU UO. N 0 LU J = al 0, J w ?. • is w. z 1- O: w~ •no o -' 0 H, ww Z w =; 0 z Community and Parks 3/25/97 Page 3 pictures of were, to see if they would be allowed on streets. Recommend ordinance to COW. 6. Chamber of Commerce Contract Kirstie Weaver said she could answer any questions the committee had. The committee asked about the mayor's comments about developing a publication with tax structure, work force, traffic infrastructure, quality of life for employees and trucking accessibility. Kirstie said she thought those things could be part of the community profile the Chamber does, though that covers the whole Chamber area and not just Tukwila. The committee asked about information going to people interested in living in the area. Kirstie said some information is given, but that it could be improved. She promised to work with Tukwila staff to incorporate the committee's comments. The committee took out one service of helping with the Gateway projects, since that work is about done. Recommend contract approval to Regular Council consent agenda. 7. Phone Area Codes Allan had an updated list of area code changes coming down the pike. Information only. 4 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director Memorandum To: Community Affairs and Parks Committee From: Steve Lancaster Date: March 20, 1997 Re: Revisions to Tukwila Municipal Code (TMC) 18.56, Off-street Parking and Loading Requirements Attached is a draft ordinance concerning revisions to TMC 18.56. This draft is a result of a 6 month process involving the Planning Commission and members of the business community. The process began with the presentation of recommended actions to implement portions of a Parking Study developed by staff and their consultant. A memorandum summarizing the key findings of this study was presented to the Planning Commission, and a copy has been attached for your information (copies of the entire study are available on request). Following this initial presentation, three Public Hearings, a Work Session and a Public Meeting were held to discuss and resolve outstanding issues defined in this process. The following is a brief summary of the proposed revisions approved by the Planning Commission at their February 28 hearing: • Develop new definitions for office, restaurants, retail, senior citizen housing and manufacturing • Change the method of calculating required minimum parking from a calculation of gross leasable are to usable, or net, floor area • Refined and eliminated duplication in number of categories concerning minimum parking requirements (Ri1 •. 19.1 — eetvw -on ykemrta.hi -* ; 5ek.oly )01.7064144.A444/040,• t. *4t tC) • Develop an expanded section for cooperative, Shared or Complementary Parking strategies • Revise compact parking standards to regulate all compact parking on site • Developed an administrative process to evaluate and grant minor requests for parking below minimum parking requirements • Developed minimum bicycle parking requirements and standards for certain land uses • Refined handicapped parking requirements 01044k.,1-) Staff would like to discuss the proposed ordinance with the Committee and seek guidance, if any, on the revisions approved by the Planning Commission. PLEASE NOTE: The attached draft ordinance was approved by the Planning Commission prior to Council discussion of revising requirements for commercial vehicles in residential areas. Staff will be prepared to address this issue at the CAP meeting. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 4313670 • Fax (206) 431-3665 c...! swns,>. r.. ncrnnr! afSantNrnci:�k.�1A+x�.i+n1.l'N. ti�1!:a'tr;�! si:Fe WiYkElttGrBt z w c4 2 J 0 00 Ow 1 1. • LL, w 0. u.¢ Wa =w I- z1.- 1- 0 Z 1- CI O —. 0 1-. ▪ w'. 1— U u_ . 0 Iii Z U.N': 0 1-i z .u� 1,71 -y�w� 1 w;,PA Pk) y 1767) 1,4>c- cl -c.v- Ga-wv y T1. Veil 14 fo 4 ter--. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON RELATING TO ZONING, AMENDING PORTIONS OF ORDINANCE NO. 1758 AS CODIFIED AT TITLE 18 OF THE TUKWILA MUNICIPAL CODE, CONCERNING OFF - STREET PARKING AND LOADING REQUIREMENTS; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the City desires to implement Comprehensive Plan policies and goals, and WHEREAS, the City undertook a Parking Study to evaluate parking conditions in its Urban Center, and WHEREAS, the City desires to implement revisions to its Municipal Code to support the Commute Trip Reduction (CTR) ordinance; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. Section 18.06 of the Tukwila Municipal Code is hereby amended to add the following: 18.06.118 Bulk Retail. "Bulk Retail" is a business or store that specializes in the sale of large goods, requiring large on -site storage. Bulk retail is further distinguished by a lower trip generation rate than other retail stores, as evidenced by a traffic study or other appropriate analysis. Examples include furniture stores, appliance stores and other uses as approved by the Director. 18.06.353 General Retail. "General Retail" is a business or a store which engages in the sale of goods and /or services to the general public. Ex- amples include department stores and personal service shops. 18.06.567 Manufacturing. "Manufacturing" is a building or group of buildings which specializes in the manufacturing of products or in the re- search and testing of products. Examples include factories, testing laboratories, creameries, bottling establishments, bakeries, canneries, printing and engraving shops. 18.06.593 Office. -'' "`- ````tea% t .1 "Office" is a building or a group of buildings dedicated to non - manufacturing types of work at are for the use of em- s the general public. Examples include ccountin advertising,. F6'�-Fo�''A ployees but may or may not be for use by h g r p i p �r��essianal., g, g,. architectural /engineering, consulting, information processing, legal, medical and /or dental. 18.06.687 Restaurant. "Restaurant" is an establishment whose principal business is the sale of foods to be eaten on the premises, including either indoor or outdoor seating, which may also include an area reserved for the sale of alcoholic beverages. 18.06.708 Senior Citizen Housing. "Senior Citizen Housing" is housing in a building or group of buildings with two or more dwelling and /or sleeping "mot units1restricted to occupancy by at least one senior citizen per unit, and may include Food Preparation and Dining activities, Group Activity areas, Medical Supervision or other similar activities. Such housing is further distin- guished by the use of funding restrictions, covenants between the developer, tenants, operators and /or the City or A other agreements that restrict the development to those individuals over 60 years of age. Senior Citizen Housing , / V strategies may include provisions for units dedicated to persons under 60 years of age that have medical conditions consistent with definitions in the Americans with Disabilities Act; however, the population of disabled individuals III may not exceed 20% of the residents. These facilities may not include populations requiring convalescent or chronic I, 04 care, as defined under RCW 18.51. c 18.06.823 Theater. "Theater" is a building or part of a building devoted to showing motion pictures or for dramatic, dance, musical or other live performances. 18.06.863 Usable Floor Area. "Usable Floor area" means that part of the floor are. •f any�sfructure which is act lly used from time to time for any commercial purposes, such as a sales area, dis•1. area, alkways or storage area. This definition shall exclude such areas as basements not used for storage spaces, ommon corridors designed for the circulation of people at non - retail establishments, elevator shafts and stairwell at each floor, mechanical equipment rooms or attic spaces and exterior covered loading docks. z w JU 00 CO CI w= J H � LL w O g Q. co =a z�.. O. Z• ~ V 0. O N: • 1- =V u.i z o O z City of Tukwila John W. Rants, Mayor Department of Community.Development Steve Lancaster, Director MEMORANDUM To: Planning Commission From: Michael Jenkins Subject: Tukwila Parking Study Date: August 22, 1996 I3ACKGROUND In February 1992, the City of Tukwila adopted its Commute Trip Reduction (CTR) ordinance. This ordinance meets the requirements of the CTR Act, adopted by the State Legislature in 1991. The requirements in this ordinance include a provision that each affected jurisdiction conduct "a review of local parking policies and ordinances as they relate to employers and major woiksites and [make) any revisions necessary to comply with commute trip reduction goals and guidelines;" (RCA 70.94.527(4)(e)). The Tukwila Parking Study fulfills this requirement by making recommendations for short term and long term revisions to the Comprehensive Plan and Zoning Code that meet State guidelines. The review and evaluation of the City's parking requirements undertaken in the Tukwila Parking Study also implements the City's Comprehensive Plan. For example, Policy 10.3.4 states, "Ensure that land use, urban design, and transportation and circulation.actions for employees support and reinforce transportation alternatives, including the Commute Trip Reduction programs, Transportation Demand Management (TDM) programs, Rideshare programs, and related proejcts and programs (ie parking provisions for future alternative transportation modes.)" These policies were in turn prepared under the auspices of the King County Countywide Planning Policies which require, among other things, that cities establish parking standards and develop plans that support CTR guidelines (LU -32). For a list of City policies that pertain to parking, see Attachment A. Accordingly, staff contracted with the fire of Transportation Planning and Engineering (TP &E) to evaluate the City's parking supply in the Tukwila Urban Center (TUC) and Manufacturing/Industrial Center (MIC), examine parking conditions at major worksites, review existing parking policies and regulations, and develop recommendations for any changes necessary to implement these the above policies and guidelines. SCOPE OF PROJECT Four major tasks were performed.in evaluating the City's parking requirements: 1. City staff conducted an inventory the parking supply in the City's two employment centers; • 2. . The consultant interviewed selected business regarding their perceptions of parking at their worksites; 3. The consultant interviewed selected-Employee Transportation Coordinators (ETCs) to determine how they implemented CTR with respect to managing their parking supply; Memo to Planning Commission Tukwila Parking Study August 22, 1996 Page 1 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431 -3665 ate( vain 474 w Car. kg-. 4. The consultant evaluated the City's parking supply, parking regulations and transit service, and make suggestions for changes to the City's policies and regulations. The work of the consultant and staff resulted in the development of several products. The inventory of the parking supply was added to a data base that included information on all parcels in the two study areas, the gross floor area of all buildings, the number and type of businesses, and number of employees, among other data. Evaluation of this information resulted in the major findings and recommendations of this study, which are listed in the Executive Summary (Attachment B). FINDINGS The following paragraphs summarize the major findings of the Parking Study. While the inventory was limited to the Urban Center and Manufacturing/Industrial Center, it was felt that an inventory of these areas would provide enough information to evaluate all commercial and industrial parking requirements for the City. Tukwila Urban Center The TUC, an area of 1.35 square miles, shows an overall parking surplus. Approximately 30,000 parking stalls are required, according to the December 4, 1995 code, and 37,150 stalls are provided, for an estimated surplus of 7,150 stalls. There are five major types of businesses /land uses in the TUC for which parking requirements are calculated: Shopping Malls, Retail, Business and Commercial uses, Office and Professional uses, and Industrial. The previous parking requirements contained in the August 4, 1993 code did not include a separate parking requirements for retail sales. Retail was include in Business and Commercial uses, with a parking requirement of 2.5 stalls per 1000 square feet, in contrast to the current requirements of 4.0 stalls per 1000 square feet. If calculated under the old parking requirements, the apparent parking surplus in the TUC would be more pronounced. The overall existing parking ratio in the. TUC area is approximately: 3.1 stalls per 1000 square feet of non - residential building area Parking standards for retail uses are of particular concern in the TUC. Many high volume discount centers such as Costco, Computer City and Eagle Hardware have developed stores in the urban center. Furniture and home furnishing stores have established a presence, as well as several strip malls and other mixed use developments. All of these types of uses have parking demands that differ from the traditional `retail' classification. This could result in an imbalance of parking supply where: • some development don't have enough parking, potentially discouraging customers and causing problems for adjacent uses, or • some developments that use less parking may be required by over - burdensome code requirements to provide more parking than they need, resulting in unnecessary costs and under- utilized land. Manufacturing/Industrial Center The MIC also has a parking surplus, if the inventory of spaces is compared to the parking requirements for uses occurring in the MIC. Approximately 16,300 parking stalls would be required, and about 18,300 are provided, for a surplus of approximately 2,000 parking stalls. The majority of land uses in the MIC area can be categorized as Office, Commercial, or Industrial. :The commercial /office buildings in the MIC area have :parking shortages, while the industrial buildings have parking surpluses when comparing provided and .. :required stalls..::The overall average existing parking ratio in the MIC area is approximately 1.6 parking stalls;; per 1000 square feet of non - residential building area Memo to Planning Commission Tukwila Parking Study August 22, 1996 Page 2 .,.....___._ co = W F— _ Z F. t— 0 W • p, 0 N'. D I—. w W. tL Z U =; Z RECOMMENDATIONS The consultant concluded that the City's parking code is fairly typical parking code, and that the City's parking requirements are similar, or within the range, of parking requirements in other South King County cities, other suburban cities in the region, and national standards for parking for specific uses. Recommendations are made for minor revisions to land use definitions and specific use requirements to make the parking regulations more appropriate`to the study area and changes that address the requirements of: eni "ergmg land uses Recommendations are also made for an ;expansion of the City's'codes on shared and cooperative parking to'inclucie a provision for parking for complementary. uses, and related'changes that vi11 " ,provide greater`: flexibility in-the City's parking 'regulations. Recommendations for adopting parking supply management options are suggested for future consideration. Other regulatory and policy changes, such as providing parking maximums, transit reductions and transit overlays, are suggested for future adaptation, when transit service and transit facilities are adequate to support them. Suggested thresholds for when these types of regulatory changes would be warranted are included in the study. NEXT SESSION A work session to review and discuss the specific changes recommended for the parking regulations is scheduled for September 26, 1996. As evaluation of all proposed code amendments and the background information necessary to support the recommendation will be forwarded to you prior to the work session. Immediately following this session, there will be a public hearing on the recommended revisions. Memo to Planning Commission Tukwila Parking Study August 22, 1996 Page 3 Memoranda to Planning Commis, Tukwila Parking Study August 22, 1996 CITY OF TUKWILA COMPREHENSIVE PLAN POLICIES that PERTAIN TO PARKING TRANSPORTATION CORRIDORS Goal 8.1, General Transportation Corridors Policy 8.1.3. Develop parking standards that are (1) sufficient to meet typical daily demand, (2) reflect any significant shifts in transit usage in the corridor, (3) encourage shared parking between mixed uses and sites, and (4) includes off -site parking when impact to adjacent uses not *affected. Goal 8.5, Neighborhood Commercial Center Policy 8.5.5. Combine• parking placement and build -to standards to achieve the compactness of a consistent building wall and pedestrian orientation, creating a focal point emphasis in Neighborhood Commercial Centers. TUKWILA URBAN CENTER Goal 10.2, Urban Development Policy 10.2.4. Require interior vehicular connection between adjacent parking areas wherever possible. Policy 10.2.6. Improve existing parking policies and regulations to ensure a supply of parking for visitors, employees and businesses. On -going needs shall also be assessed to ensure adequate parking requirements, encourage efficient and effective use of land in parking design, and do not preclude a less auto - dependent development pattern in the future. Standards for the development of parking areas shall also examine screening, landscaping, and corner site parking relationships. • Goal 10.3, Transportation and Circulation Policy 10.3.1. Promote transportation and transit services and facilities, as well as traffic management systems that increase and improve access to and from the Tukwila Urban Center for all transportation modes; encourage a range of.,solutions, including but not limited to local circulator systems, regional serving park and ride sites, connections to regional rail alignments, and regional and local high - capacity vehicle systems. MANUFACTURING /INDUSTRIAL CENTER Goal 11.1, Support for existing industrial activities in the Manufacturing /Industrial Center and the development of new industrial activity, in order to maximize the employment and economic benefits to the people of Tukwila and the region, while minimizing impacts on residential neighborhoods ATTACHMENT A z � W,. re 6 J U; U 0o. W= J CH N L W O. CO a. zI-. ~O z�- U ' O � ❑ �- wW • O� tii z • U N L- 0 Memoranda to Planning Commis Tukwila Parking Study August 22, 1996 Policy 11.1.9. Reduce reliance on the single occupancy vehicle for transportation of employees in and out of the MIC. TRANSPORTATION Goal 10.3.4, Transportation Alternatives. Ensure that the land use, urban design, and transportation and circulation actions for employees support and reinforce transportation alternatives, including the Commute Trip Reduction programs, Transportation Demand Management (TDM) programs, Rideshare programs, and related porjects and programs (ie parking provisions for alternative transportation modes). HOUSING Goal 3.4, A full range of housing for persons in all stages of life. Policy 3.4.1. Develop housing design standards for special populations that reflect the different demands generated for their different types of housing, such as increased inside recreation needs. a:\projects\mcparks.doc • • EXECUTIVE SUMMARY This parking study analyzes the existing parking supply and existing parking code requirements for the Tukwila Urban Center (TUC) and the Manufacturing /Industrial Center (MIC) in the City of Tukwila. z An extensive parking space inventory was performed by the City for both areas. The existing = • parking supply was compared to the code - required parking. It was determined that there is a large z parking surplus in the TUC and a slight parking surplus in the MIC area, when compared to code requirements. -1 0 CO o: Interviews with business owners indicate that their perception is that their parking supply is w s. generally adequate, with the exception of some discount retail outlets such as Costcp. -11.- U) u. w0 Interviews with CTR coordinators indicate that none of the employers charge for parking. Most 2 have adequate parking and are disappointed with the level of transit service and the distance to 1 .7i . the nearest bus stop. u- a co d. A critique of the Comprehensive Plan strategies indicate several modifications that might be more 1-- i effective. ? p- 1— 0 A review of the December 4, 1995 Parking Regulations in the Zoning Code also indicates areas 2 that might be modified. The following lists include both short and Tong -term measures to improve v 0. the current zoning code. ;0 �I. Recommended Parking Policies and Code Amendments (Short -Term Measures): i Ill 0 Add definitions to land use categories that are missing, or that more accurately reflect z° certain land uses. v N, Make minor modifications to parking ratios to more accurately reflect land uses in question. z Provide incentives, such as reduced parking requirements, based on carpool /vanpool usage. Allow a higher percentage of compact stalls. Provide a number of mechanisms to make it easier for businesses to supply parking off-site or share parking with adjacent uses. y4: Recommended Future Actions (Long -Term Measures): Adopt parking supply maximums when transit service levels warrant such limitations. Allow reductions in code specified minimum parking ratios when adequate transit service and facilities are provided in the vicinity. Consider area -wide parking supply caps, charging for parking, and/or implementing fees in lieu of parking if centralized parking is provided. ATTACHMENT B PLANNING COMMISSION MINUTES FEBRUARY 27,1997 (Approved 3/27/97) Vern Meryhew called the meeting to order at 7:05 p.m. All Commissioners were present. Representing the staff were Jack Pace, Michael Jenkins, Alexa Berlow, Steve Lancaster, and Sylvia Schnug. With regard to the first page, paragraph six, line seven of the February 6, 1997 minutes, Mr. Livermore said the word "planning" should be changed to "planting ". MR. MALINA MOVED TO APPROVE THE MINUTES OF FEBRUARY 6,1997 AS AMENDED. MR. LIVERMORE SECONDED THE MOTION, AND THE MOTION WAS UNANIMOUSLY APPROVED. MR. NEISS MOVED TO APPROVE THE MINUTES OF JANUARY 23, 1997. MR. MALINA SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. L96 -0064: Off - Street Parking and Loading Requirements =` Mr. Jenkins presented the staff report and revisions. Mr. Livermore said on the "Shared, Covenant, and Complimentary" strategies, the first bullet, the last statement, "including possibility of requiring a reduction in road accesses" should be deleted. Mr. Livermore added that on item 5. f. on page 2, the Planning Commission should have the option of requiring that also. There was a consensus by the Commission to add "or Planning Commission" after "The Public Works Director" to item 5. f. on page 2. With regard to item 7. a. on page 2, there was a consensus by the Commission to add "or similar approved materials" after "...loading facility shall be paved with asphalt or concrete ". With regard to the standards on page 8, there was a consensus by the Commission that the parking standard for Retail Sales, General should be 4 for each 1,000 square feet, and 2.5 spaces for each 1,000 square feet for Retail Sales, Bulk. Mr. Meryhew pointed out that on page 3 section (4) Complementary Parking, the word "that" should be changed to "than ". z QQ� J0 00 Wo 4 •/. W ' JI • w w 0. g Q. cna. w. z 1- o` uj no 0 o ff'.. O 1-. w • w: L O: lii z O - O 1- O z Planning Commission Minutes February 27, 1997 The Commission agreed to have staff prepare a paragraph allowing the Commission to waive parking standards where appropriate, to be reviewed later in the meeting. Bill Arthur, Segale, 18000 Andover Park West, Suite 200, Tukwila: Mr. Arthur expressed his thanks to the Commission, Steve Lancaster and Planning staff regarding their extra work on the Parking Ordinance, and allowing him to participate in the discussion. The Commission continued this item until later in the meeting. L9 -0011: Height Limitations: Mr. Jenkins presented the staff report. This is an action to correct an unintended discrepancy in the height limit for the HI zone. The 115 foot height limit was not included when the new HI zone was incorporated into the new zoning code, while the TUC area was given the 115 foot height limit without an overlay aspect to it. This action is to reinstate that 115 foot height limit, with projects between 45 feet and 115 feet, requiring design review in the HI zone. Mr. Meryhew closed the public hearing on this item. MR. NEISS MOVED TO APPROVE L97 -0011 BASED UPON STAFF'S FINDINGS AND CONCLUSIONS. MS. STETSON SECONDED THE MOTION, AND THE MOTION WAS UNANIMOUSLY APPROVED. Mr. Meryhew opened the Board of Architectural Review's public hearing. L96 -0063: Chevron Alexa Berlow presented the staff report. Chevron is proposing a 2,200 s.f. food -mart building and a 1,872 s.f., canopied station. Staff is recommending approval with the following conditions. 1. For added security, modify the design of parking spaces along the east edge of the site so that they are more visible from the food mart and Pacific Highway. 2. In conjunction with Condition #1, further enhance landscaping to incorporate with the revised parking design. 3. Add deciduous trees to the south side of the property for added shade and screening. 4. Stinney panels proposed to provide visual variation to the building facade must prove to maintain the quality of materials proposed for this project. Otherwise, introduce other more durable material such as stucco or brick. 5. Move telephone booth from the north side of the property to the front of the food mart building. 2 z w JU O 0. 00. i Ili J= 0) 11. w 0, g• . u.Q N a _. Z �.... I--0 Z LLI tit U .0 ww 1-- Cu' z • 0— 0 z Planning Commission Minutes February 27, 1997 6. Submit lighting standard design specifications for Department of Community Development Director approval. Mr. Livermore pointed out that the on page 4 of the SEPA checklist there is an error. It says the phone booth will only receive in- coming calls, and it should say it will only be able to make out -going calls. Mr. Malina suggested moving the dumpster area to the other side of parking space #6. This would provide better visibility and automobile maneuverability. Ms. Berlow indicated that the two driveways meet the turning radius requirements. She added that the location for the dumpster was chosen to have it further away from adjacent apartment buildings. Mr. Malina asked if there would be a public restroom because it was not indicated on the plans. Ms. Berlow said there is a public restroom proposed and the Planning Commission mistakenly did not receive that page of the plans. Dan Goldwin, Barghausen Engineers, 18215 72 Av S, Kent, WA 98032: In reviewing staffs conditions, he agreed that moving the parking spaces out four feet isn't achieving the increased visibility from Pacific Highway. However, moving the dumpster on the other side of parking space #6 would cause the area beyond the trash enclosure to be blocked. The same thing could be accomplished by pushing the dumpster enclosure back. He also noted that the stinney panel is a very durable material, and has a 30 -year life, and then handed out a material board sample. Mr. Meryhew said he would like to see the phone booth located in front of the store. Mr. Livermore indicated he would like to see it closer to the street. Mr. Goldwin said he didn't have a problem with condition #6. He added that they planned on working with staff on their sign proposal. Alexa Berlow suggested combining conditions #1 and #2 so the parking landscaping and the trash receptacle area would be revised to accommodate a better mix of those three elements and view from the cashier's station, and to facilitate loading of merchandise to the food mart. The current landscape plan could be enhanced with lower shrubs so the landscaping doesn't obstruct views from Highway 99. Staff agrees that the stinney panels will be durable and last a number of years. Therefore, condition #4 could be deleted. Mr. Goldwin suggested deleting the information item in the staff report regarding signage. 3 z ~ w 6 U 0 N W = n ~. wo • a. _ °. F- w z� �= o zI-. U• � O (I), o w w' z' ui U N. o z Planning Commission Minutes February 27, 1997 Mr. Pace clarified that the information item is not a condition. Mr. Meryhew closed the public hearing. Mr. Marvin stated that he liked the dumpster closer to the building and liked the idea of moving the dumpster back and the parking spaces forward. He also indicated he didn't have a problem with the police department's recommendation of having the phone booth in front of the store. Mr. Malina said he would rather see the phone booth closer to the street. Ms. Stetson suggested moving the phone inside the food mart. Mr. Livermore said he would rather see the booth closer to the street. Ms. Stetson then suggested moving the phone booth near the air pumps and the water. Mr. Meryhew repeated that he would rather see the phone at the store. Mr. Malina said he would like to see the dumpster moved to parking space #6, and the parking stalls as close the building as possible. Mr. Livermore and Mr. Meryhew didn't think additional trees were needed for the site. Mr. Livermore agreed that the dumpster could be moved to parking space #6. He added that he wouldn't object to having the phone located by the air and water pumps. He continued by informing the applicant that the sign code would be administered . quite stringently when they apply for a sign. Mr. Meryhew said he liked moving the dumpster back and the parking spaces forward. Mr. Neiss said he also would like to see the dumpster next to the building and pushed back. The condition for additional deciduous trees should be deleted. The telephone booth should be moved by the water and air pumps. GRANT NEISS MOVED TO APPROVE L96 -0063: CHEVRON BASED UPON STAFF'S FINDINGS, CONCLUSIONS, AND THE FOLLOWING CONDITIONS: 1. MOVE THE DUMPSTER TO THE EAST, ADJUST THE PARKING TO THE WEST AND ADJUST THE LANDSCAPING ACCORDINGLY. 2. RELOCATE THE TELEPHONE BOOTH TO THE SOUTH BORDER OF THE PROPERTY. 3. SUBMIT LIGHTING STANDARD DESIGN SPECIFICATIONS FOR DEPARTMENT OF COMMUNITY DEVELOPMENT DIRECTOR APPROVAL. iy'•.iigaii..� VSZ'Si4 +liYifi�0�0 fi'iM1i{. �S AV.; miliu 1Mtli 4� ]t 4 z ~ 1.1 6 JU 00• 0 CO W J =' � L w0 2 co Z= Z �. uj 0.Y O 1--. = • U`. 0: w z. o /— z Planning Commission Minutes February 27, 1997 MS. STETSON SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. Mr. Meryhew called for a ten minute recess. Mr. Jenkins handed out the draft wording for the Parking Ordinance regarding waivers for the bicycle standards. The new wording reads as follows: "Waiver - Upon application to and review by the Planning Commission, subject to a Type Four (4) decision process outlined in TMC 18.108.040, the bicycle parking requirements may be modified or waived, where appropriate." There was a consensus by the Commission to accept this new wording. MR. LIVERMORE MOVED TO RECOMMEND THE OFF - STREET PARKING AND LOADING REGULATIONS UNDER L96 -0064 BE FORWARDED TO THE CITY COUNCIL FOR CONSIDERATION OF APPROVAL AS REVISED. MS. STETSON SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. Mr. Meryhew closed the Planning Commission public hearing. During the Director's report, Steve Lancaster provided some background regarding changes to non - conforming uses and Comprehensive Plan amendments. With regard to non - conforming uses Mr. Meryhew said he would like to see how other cities are handling them. Mr. Livermore said he would like find out what the legal implications are if they were to tighten up on this significantly. Mr. Malina said he would like to see some examples of decisions the Commission has made that have been legally challenged. The Commission agreed to move their April meeting to May 1st, due to the APA conference. Mr. Meryhew adjourned the meeting. Prepared By, Sylvia Schnug 5 z •i ~'. re w• J U; U O' co wuJ w =' J � Q O 2 LL<. is w; z1..� o; z uj O W o -� O .- ww • U IL wz N, 0 z City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director MEMORANDA TO: Planning Commission FROM: Michael Jenkins DATE: February 21, 1997 RE: Revisions to TMC 18.56, Off - street parking and loading requirements At the February 6, 1997 meeting of the Planning Commission, a number of remaining issues were discussed concerning the scope of proposed revisions to TMC 18.56. This meeting was in response to a request by Planning Commission members at their January 23, 1997 that specific issues be further addressed by staff. The following is a list of the issues resolved by the Planning Commission at this meeting: Required Minimum Parking (TMC 18.56.050) • Clarified the scope of requirements for Senior Citizen and Hotel /Motel uses • Dropped parking maximum on Places of Public Assembly category • Deleted separate minimum parking standard for City -owned Community Centers • Increased Bulk Retail minimum to 2.5:1,000 usable square feet (usf) • Reinstated the 4:1,000 usf standard for General Retail in the TUC • Increased the Office standard to 3.0:1,000 usf • Revised the minimum for Churches, Mortuaries and Funeral Homes to 1 space per 4 fixed seats • Dropped proposed revisions to Convalescent, Nursing and Rest Homes Shared, Covenant or Complementary Parking Strategies (TMC 18.56.070) • Revised shared parking requirements in Subsection 1 to waive setback and landscaping requirements on common property lines, including possibility of requiring a reduction in road accesses • Revised wording in subsection 3 to emphasize that agreements are between all parties • Applied a Type 2 decision process for shared, covenant or complementary parking strategies 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 z ~z 6 w' oo . W= J w wo g J' �_. • i mow; _. • ,o '1 uj; VE . • . - z: U N 0 •z Compact Parking Standards (TMC 18.56.090) • Members agreed that the definition should only require that compact spaces be "reasonably dispersed throughout the lot'. Bicycle Parking Standards (TMC 18.56.XXX) • Revised the minimum requirements for all uses to 1 bicycle space per 50 parking stalls, with a minimum of 2 bicycle spaces for each use • Deleted the covered parking requirement A draft of the proposed ordinance developed from the February 6 meeting is included as Attachment A. Summar The Planning Commission should forward a recommendation to approve the revisions as presented in Attachment A and forward the draft ordinance to the City Council for their review. c :\rnsoffice...parking\mpc227.doc Chapter 18.56 OFF - STREET PARKING AND LOADING REGULATIONS Sections: 18.56.010 18.56.020 18.56.030 18.56.040 18.56.050 18.56.060 18.56.070 18.56.080 18.56.085 18.56.090 18.56.100 18.56.110 18.56.120 18.56.xxx 18.56.xxx Purpose. Chapter application. Reduction of existing parking spaces. General requirements. Required number of parking spaces. Loading space requirements. Cooperative parking facility. Parking for the handicapped. Commercial vehicles in residential areas. Compact car allowance. Uses not specified. Landscaping and screening. Filing of plans. Development standards for Bicycle Parking Administrative Variance from Parking Standards 18.56.010 Purpose. It is the purpose of this chapter to provide for adequate, convenient, and safe off - street parking and loading areas for the different land uses described in this title. (Ord. 1758 § 1(part), 1995) 18.56.020 Chapter application. Off- street parking and loading spaces shall be provided as an accessory use in all zones in accordance with the requirements of this chapter, at the time any building or structure is erected, enlarged or at the time there is a change in its principal use. (Ord. 1758 §1(part), 1995) 18.56.030 Reduction of existing parking spaces. Any off - street parking area already in use or established hereafter shall not be reduced below the limits required by this chapter by the construction of any addition to a building or structure, nor by the erection of an additional building or structure on the property. Any change of principal and /or secondary use must meet the parking requirements of the new use. (Ord. 1758 § 1(part), 1995) 18.56.040 General requirements. Any required off - street parking and loading facilities shall be developed in accordance with the following standards: 1. Location. a. Any on- premises parking area which contains parking stalls located more than 1,000 feet from the principal use shall require Board of Architectural Review approval for the entire parking lot. b. Off - premises parking areas shall be provided through a deed or 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 thereby, or in lieu thereof, obtain a conditional use permit, issued pursuant to the requirements and procedures of the Conditional Use Permits chapter of this title. 2. Minimum parking area dimensions for surface and structured parking facilities shall be as provided in Figure 18 -6. 3. Tandem Parking Spaces. In the MDR and HDR zones, tandem spaces (where one car is parked directly behind another) will be allowed for each three bedroom and 1/3 of all two bedroom units. No more than 1/3 of all project parking spaces may be tandem and all tandem parking spaces will be designed for full size rather than compact size vehicles based on the dimensions in Figure 18 -6. 4. Parking Area and Parking Area Entrance and Exit Slopes. The slope of off - street parking spaces shall not exceed 5 %. The slope of entrance and exit driveways providing access for off - street parking areas and internal driveway aisles without parking stalls shall not exceed 15 %. 5. Driveways and Maneuverability. a. Adequate ingress to and egress from each parking space shall be provided without moving another vehicle and without backing more than 50 feet. b. Turning and maneuvering space shall be located entirely on private property unless specifically approved by the Public Works Director and the Board of Architectural Review. c. All parking spaces shall be internally accessible to one another without reentering adjoining public streets. d. When off - street parking is provided in the rear of a building and a driveway or lane alongside the building provides access to rear parking area, such driveway shall require a minimum width of twelve feet and a sidewalk of ATTACHMENT A at least a three -foot section, adjoining the building, curbed or raised six inches above the driveway surface. e. Ingress and egress to any off- street parking lot shall not be located closer than 20 feet from point of tangent to an intersection. f. The Public Works Director may require ingress separate from an egress for smoother and safer flow of traffic. 6. The Director may require areas not designed or approved for parking to be appropriately marked and /or signed to prevent parking. 7. Surface. a. The surface of any required off- street parking or loading facility shall be paved with asphalt or concrete and shall be graded and drained as to dispose of all surface water, but not across sidewalks. b. All traffic - control devices, such as parking stripes designating car stalls, directional arrows or signs, bull rails, curbs and other developments shall be installed and completed as shown on the approved plans. c. Paved parking areas shall use paint or similar devices to delineate car stalls and direction of traffic. d. 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. e. 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. Wheel stops shall be two feet from the end of the stall of head -in parking. 8. Parallel parking stalls shall be designed so that doors of vehicles do not open onto the public right -of -way. 9. Obstructions. No obstruction which would restrict car door opening shall be permitted within five feet of the centerline of a parking space. 10. Lighting. Any lighting on a parking lot shall illuminate only the parking lot, designed to avoid undue glare or reflection on adjoining premises. 11. Curb -cuts. All parking areas shall have specific entrance and /or exit areas to the street. The width of access roads and curb -cuts shall be determined by the Public Works Director. The edge of the curb -cut or access road shall be as required by the Public Works Director for safe movement of vehicles or pedestrians. Curb -cuts in single - family districts shall be limited to a maximum of 20 feet in width and the location shall be approved by the Public Works Director. 12. No commercial trucks over 8,000 pounds gross vehicle weight, machinery, bulldozers, or similar construction equipment shall be allowed to be stored or parked in a residential zone. 13. Parking stalls shall not be used for permanent or semi - permanent parking or storage of trucks or materials. (Ord. 1758 §1(part), 1995) 18.56.050 Required number of parking spaces. The minimum number of off - street parking spaces for the listed uses shall be as shown in Figure 18 -7. (Ord. 1758 § 1(part), 1995) 18.56.060 Loading space requirements. 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 or alleys. For all office, commercial, and industrial uses, each loading space shall consist of at least a ten -foot by 30- foot loading space with 14 -foot height clearance for small trucks such as pickup trucks, or a 12- foot by 65 -foot loading space with 14 -foot height clearance for large trucks, including tractor - trailer large spaces. The prescribed number of spaces required are as follows: Loading Space Requirements Square Feet of Gross Floor Area (Except Basement Area) Number of Spaces Office Buildings, Hotels, Hospitals, and Institutions 1 3,000 to 100,000 2 100,000 to 335,000 3 335,000 to 625,000 4 625,000 to 945,000 5 945,000 to 1,300,000 6 1,300,000 to 1,695,000 7 1,695,000 to 2,130,000 8 2,130,000 to 2,605,000 9 2,605,000 to 3,120,000 10 3,120,000 to 3,675,000 z ~z, U O' 'J=. H U) u- w O. ¢. .N d •=w H =, Z �.. I- O: Z U� O� w u1 1--U ..z OH • :z Number of Spaces Other Commercial and Industrial Buildings (30% minimum large spaces) 1 Under 10,000 2 10,000 to 25,000 3 25,000 to 85,000 4 85,000 to 155,000 5 155,000 to 235,000 6 235,000 to 325,000 7 325,000 to 425,000 8 425,000 to 535,000 9 535,000 to 655,000 10 655,000 to 775,000 11 775,000 to 925,000 These requirements may be modified as a Type 4 decision, where the Planning Commission or, on appeal, the City Council finds that such reduction will not result in injury to neighboring property or obstruction of fire lanes or traffic and will be in harmony with the purposes and intent of this chapter. (Ord. 1770 §33, 1996; Ord. 1758 §1(part), 1995) 18.56.070 Cooperative Shared, covenant or complementary parking facility- strategies. c same building -er- when - two -or- mere- buTI4i ge-sr uses eesperatively share an off street parking- facility, the-total-requirements for off street parking-and leading facilities shall be at Ictiast the cum of the requirements for the grgatcr of the-uses-at-any one time. Any application- for - cooperative cation of the standard ' all be aType1 arming al the -city- Council. ._ • 1) Shared Parking. When two (2) or more property owners agree to enter into a shared parking agreement, the setbacks and landscaping requirements on their common property line(s) may be waived with that land used for parking, driveway and /or building. A reduction in the number of road accesses in some areas may also be required. 2) Covenant Parking. When off -site parking is provided on a lot other than the lot of the use to which it is accessory. the following conditions shall apply: (a) A covenant between the owner or operator of the principal use. the owner of the parking spaces and the City stating the responsibilities of the parties shall be executed. This covenant and accompanying legal descriptions of the principal use and the lot upon which the spaces are to be located shall be recorded with the King County department of Records and Elections. and a copy with recording number and parking layouts shall be submitted as part of any permit application for development. (b) The covenant lot must be within 800 feet of the primary commercial use or a shuttle service to the use must be provided with its route. service and operations approved by the Director, (3) When any Shared or Covenant parking agreement between parties, as referenced in subsections 1 & 2 above, is modified or terminated. the owner of the parking spaces shall be responsible for notifying the Director. In this event, all affected parties shall provide documentation that a minimum of fifty (501 percent of the required minimum parking will be available within ninety (90) days following termination of the agreement. with the reminder to be available 365 days following termination of the original agreement, If a variance is sought. the application must be submitted within fourteen (14) days of the signed agreement to terminate and the reduction in parking spaces will only be allowed if the variance is approved. (4) Complementary Parking. A complementary use is a portion of the development that functions differently that the primary use but is designed to serve or enhance the primary land use without creating additional parking needs for the primary traffic generator. Up to 10% of the gross floor area of a building or facility may be occupied by a complementary use without providing parking spaces in addition to the number of spaces for the principal use, Examples of complementary uses include pharmacies in hospitals or medical offices. food courts or restaurants in a shopping center or retail establishments. (5) Applications for shared, covenant or complementary parking shall be processed as Type 2 decisions, pursuant to TMC 18.108.020. (Ord. 1770 §34, 1996; Ord. 1758 § 1(part), 1995) 18.56.080 Parking for the handicapped. A. Appli c handicapped shall be provided-in-all-parking-lots-and-garages ... a,.: nnRmr- r, �rx-.. er_ �_.^: �.=•- r... �,..., �« u,-+,....,. e• �..•,,.. �, s.. r. rvf`.,. ra: u�;*+ r�.,-•;- scw;- r.» rn�..+ �- r�7? N": 9' �!" n•! cv..;' rrWHr ,�!t;''!"i?,�."!'n7aa- r,..., z ~ w JU U O. cn w= J I... SQw w O; LLQ .co F- _. z� I— O. w~ • :D 0� in O 0 I- -L1) U_ ~O, z�. Iii U= O~' •z except- for- parking - areas- assessery - to- bu4Idings and- pertiins- thereof- net- custornar+ly- occupied -by idences, apartment- houses, boarding- and -re n- o -feweF dwelling- units. 8. Minimum Requirement. A minimum of one - parking -space -and -not Less than -one additional -space for every 100 spa with a maximum of 35 spaces - shall -meet the requirements -of- this - section- C. Location - and -size. The required spaces shall be those nearest the primaiypublie bull ' ullding -er buildings I, and-shall-not be less-than-twelve feet six inches wide. The surface - shall -be firm, stableeeth- ore than 1 in 50. D. Curb cuts. Where any curb occurs on, curb cuts shall -be- provided for cash -such- parking- space: The curb shall be I d petsans -may e- parking- space- w+theut entering-a-vehieular- roadway: • seetien-shall- be -identified-by-a -sigma„ e tered c, at the c, marked -with the-of- access. TThe sign 6•� _ _- - ce is• reserved ed- overtime- parking permit- on -or-in -their vehicles: All parking provided for the handicapped. or others meeting definitions of the 1991 Americans with Disabilities Act (ADA), shall meet requirements of the Chapter 11 of the 1994 Uniform Building Code, as amended by Washington Administrative Code. section 51.30. et seq. (Ord. 1758 §1(part), 1995) 18.56.085 Commercial vehicles in residential areas. A. Definitions. For purposes of this chapter: 1. "Commercial vehicle" means: a. Any truck over 8,000 pounds gross vehicle weight, the principal use of which is the transportation of commodities, merchandise, produce, freight or animals, or b. Bulldozers, cranes and similar construction equipment; 4 2. "Residential area" means any district which is zoned LDR, MDR, HDR by the City. B. Conduct Prohibited. No person shall park a commercial vehicle upon any street, alley, or driveway in a residential district, except: 1. While loading or unloading; 2. When necessary to avoid conflict with other traffic or in compliance with law or the directions of a peace officer or a traffic - control device; or 3. In order to make recurring repairs. C. Penalty. Any person violating shall, upon conviction thereof, be finished by a fine of not more than $500.00 and /or imprisonment for not more than 90 days. (Ord. 1758 §1(part), 1995) 18.56.090 Compact car allowance. A. A maximum of 30% of the total required off - street parking stalls may be permitted and designated for compact cars. B. Each compact stall shall be designated as such, with the word COMPACT printed onto the stall. in a minimum of eight (8) inch letters and maintained as such over the life of the use of both the space and the adjacent structure it serves. C. Dimensions of compact parking stalls shall conform to the standards as depicted in Figure 18 -6 of this chapter. D. Compact spaces shall be reasonably dispersed throughout the parking lot. (Ord. 1758 §1(part), 1995) 18.56.100 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 in this chapter. (Ord. 1758 §1(part), 1995) 18.56.110 Landscaping and screening. Landscaping and screening requirements shall be as provided in the Landscape, Recreation, Recycling/ Solid Waste Space Requirements chapter of this title. (Ord. 1758 §1 (part), 1995) 18.56.120 Filing of plans. Detailed plans of off - street parking areas, indicating the proposed development including the location, size, shape, design, curb -cuts, adjacent streets, circulation of traffic, ingress and egress to parking lots and other features z H w .jO. O 0 rn w= J H • F1 w 0 • Q. = d. I- w Z� I- 0. Z I- LU U o. :0 I-. w w • O. ..z. O F- z and appurtenances of the proposed parking facility, shall be filed with and reviewed by the DCD. The parking area shall be developed and completed to the required standards before an occupancy permit for the building may be issued. (Ord. 1758 §1(part). 1995) 18.56.1XX Development standards for Bicycle Parking 1. Required number of bicycle parking spaces. The required number of parking spaces for bicycles are included in TMC 18.56.050. Figure 18 -7. 2. Location a) Required bicycle parking must be located within fifty (50) feet of an entrance to the building or use b) Bicycle parking may be provided within a building but the location must be accessible for bicycles 3. Safety and Security a) If bicycle lockers are used. windows and /or view holes must be included to discourage improper uses b) If bicycle parking is not visible from the street. a sign must be posted indicating the location of the bicycle parking spaces c) All bicycle parking must be separated from motor vehicle traffic by a barrier, post, bollard or other similar device 18.56.1XX Administrative Variance from Parking Standards 1. General a) A request for an administrative variance from required parking standards must be received prior to any issuance of building or engineering permits. Administrative variances are only eligible for requests for reductions of required parking between one (1) and ten (10) percent. Requests for reductions from minimum parking standards in excess of ten (10) percent must be made to the Planning Commission. b) The project developer shall present all findings to the Director prior to any final approvals. including design review. conditional use permit review. building review or any other permit reviews required by the Director 2. Criteria a) All requests for reductions in parking shall be reviewed under the criteria established in this section. b) In addition to the following requirements. the Director may require specific measures not listed to ensure that all impacts with reduced parking are mitigated. Any spillover parking which cannot be mitigated to the satisfaction of the Director will serve as the basis for denial. A reduction may be allowed, pursuant to either an Administrative variance or requests to the Planning Commission. after: i) All shared parking strategies are explored ii) On -site park and ride opportunities are fully explored iii) The site is in compliance with the city's commute trip reduction ordinance or if not an affected employer as defined by the city's ordinance. agrees to become affected iv) The site is at least 300 feet away from a single - family residential zone v) A report is submitted providing a basis for less parking and mitigation necessary to offset any negative effects 3. Process a) An applicant shall submit evidence that decreased parking will not have a negative impact on surrounding properties or potential future uses. This may take the form of a brief report for administrative variances. Decreases in excess of ten (10) percent must be made to the Planning Commission. The Director may require additional studies to ensure that negative impacts are properly mitigated. A complete and detailed Parking Demand study is required for requests reviewed by the Planning Commission. 5 — 2ratrAisr:JCL:Merc lrnwr.fr,•A,p,n..e...,,,, r.- rear ^wcn�.ewn�e.w4mnvow.n..pcl +� t'iltIrt7M,. +..r .:, F, �M19' p°"^. 1 'P'7l:fsl�".�*+a�,�,�y�ora....J b) All site characteristics should be described in report. including i) Site accessibility for transit ii) Site proximity to transit. with fifteen (15) to thirty (30) minute headways iii) Shared use of on -site parking iv) Shared use of off -site parking v) Combined on -site parking vi) Employee density vii) Adjacent land uses (5) Applications for Administrative Variances for reductions below minimum parking requiremens between 1 and 10 percent shall be processed as Type 2 decisions. pursuant to TMC 18.108.020. Applications for reductions from minimum parking requirements in excess of 10 percent shall be processed as Type 4 decisions, pursuant to TMC 10.108.040. including a hearing before the Planning Commission. ,_z, w J U; U. O NW J H U) w 2 gm: LL Q' W, Z1= I— 0 Z 1- U ' iO HF ,w.w{ I=- V 1 z•. 0 ;z 18.56.050. Required number of parking spaces for automobiles and bicycles. Use Automobile Standard Bic ycle Standard Single- family and multi - family dwellings 2 for each dwelling unit; additional parking may be required for home occupations and accessory dwelling units as otherwise proved by this title. For multi - family, 1 space per 10 parking stalls, with a minimum of 2 spaces. No requirement for sin le famil . Senior Citizen Housing For 15 units or less, 1 space per dwelling unit. For dwellings with more than 15 units, 15 No requirement s•aces •lus 1 space 9 e 2 dwellin• units over 15. _ .. ..._ excluding- retail -sates .1. .. e e e i. Churches, mortuaries and funeral homes 1 for each 5 4 fixed seats No requirement Colleges, Universities, Vocational Shall be determined by Planning Commission, based on an evaluation of information 1 space per 5 parking stalls, with a Schools and other post- secondary concerning traffic generated by proposed use. minimum of 2 spaces. educational institutions Convalescent/nursing /rest homes 1 for every 4 beds with a minimum of 10 stalls No requirement Fast food restaurant 1 for each 50 square feet of gross usable floor area. Fifty percent of any outdoor seating area 1 space per 50 parking stalls, with a will be added to the usable floor area for •arkin• requirement calculations. minimum of 2 s•aces. Food stores and markets 1 for each 300 square feet of gross usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. High schools 1 for each staff member plus 2 for every 5 students or visitors 1 space per 5 parking stalls, with a minimum of 2 spaces. Hospitals 1 for each bed 1 space per 50 parking stalls, with a minimum of 2 spaces. Hotels and motels 1 for each room, plus one employee space for each 20 rooms, rounded to the next highest 1 space per 50 parking stalls, with a figure minimum of 2 s•aces. i strial- buildings -. • • • -- e e ' e .. .... - . - . - Manufacturing 1 for each 1,000 square feet of gross usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. Office commercial and professional 25 3_0 for each 1,000 square feet of grass usable floor area 1 space per 50 parking stalls, with a buildings, banks, dental and medical clinics minimum of 2 spaces. Outdoor sports areas or parks Shall be determined by Planning Commission 1 space per 50 parking stalls, with a minimum of 2 spaces. Places of public assembly, including auditoriums, exhibition halls, commu- nity clubs, community centers (except • • . • - .. .. • :: • . e _ e . . , theaters, and private clubs. The Director shall determine the number of required parking spaces within the following range: Minimum of 1 space for every 100 square -feet of assembly area. Max ' •• • • - - - - • 1 space per 50 parking stalls, with a minimum of 2 spaces. - • . • . _ - :. - .. - . • - To ensure parking adequacy for each proposal, the Director may consider the following: a. A parking study or documentation paid for by the applicant and administered by the City regarding the actual parking demand for the proposed use, or b. Evidence in available planning and technical studies relating to the proposed use. Post offices 3 for each 1,000 square feet of gross usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. Public facilities, including libraries, police and fire stations Shall be determined by the Planning Commission 1 space per 50 parking stalls, with a minimum of 2 spaces. Restaurant 1 for each 100 square feet of gross usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. Retail Sales, Bulk 1.5 for each 1,000 square feet of grass usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. Retail sales, General 4 3 for each 1,000 square feet of gror& usable floor area if located within the TUC or TVS 1 space per 50 parking stalls, with a zoning districts; 2.5 for each 1,000 square feet of grass usable floor area if located in any minimum of 2 spaces. other zoning district. Ssheols� including Eelementary— and Junior high, rate-and- parochial schools . 1.5 for each staff member 1 space per classroom Shopping center (mall), planned, per gross usable floor area size, as listed below 6500,000 sq. ft. or larger 5 for every 1,000 sq. ft.; - - . - - . - • . , - - • ! ! ! - • • - - _ - - • 1 space per 50 parking stalls, with a , ' : • -; - - - - ! ! - - - • ' - ! - minimum of 2 spaces. - • .e. - - - !V! - .!! .!! let 11 - . 25,000 — 499,999 sq. ft. 4 for every 1,000 sq. ft.; - .. - • .. • • . ■ . - - ! ! .t. • e - - . - .. - • 1 space per 50 parking stalls, with a ,! . 7 !! ! • - minimum of 2 spaces. Taverns 1 for every 4 persons based on occupancy load. No requirement Theaters 1 for every 4 fixed seats. If seats are not fixed, 1 per 3 seats, with concurrence of Fire Chief, 1 space per 100 seats, with a minimum consistent with maximum allowed occupancy of 2 spaces. z W re I. )O 0(3 •• I) W; J n u.. ug A d z H' Z ILI la O N' w W. ;V N H Warehousing 1 for every 2,000 square feet of gross usable floor area No reouirement k.)14.0,4- Iq t- /DL,4( I&vc Cs— City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director MEMORANDA z i- w TO: Planning Commission 6 FROM: Michael Jenkins 0 0 DATE: January 30, 1997 co 0 w w LLI RE: Revisions to TMC 18.56, Off - street parking and loading requirements i_ co LL w O. At the January 23, 1997 Planning Commission hearing, members identified outstanding issues 2 concerning the revisions to TMC 18.56. Following the closure of the public hearing, staff was 5 directed to develop further revisions to minimum parking requirements for Senior Citizen u_ a' Housing and for employee parking at Hotels and Motels. These revisions have been included N v as Attachment A, presented under 18.56.050, Required Minimum Parking. The scope of these I- _ revisions include: z 1- F- O z F- • Revising the Senior Citizen Housing standard to distinguish between minimum requirements 2 D uj under and over 15 units .. 0 w • Revising the employee parking requirement for Hotels and Motels `O -, 0 F--. w w. Staff was also directed by the Planning Commission to evaluate and provide more information � LI- to F- .z w w: • A review of bicycle standards, between jurisdictions (Attachment B) o _ • Employee parking requirements for hospitals o • Parking for churches, mortuaries and funeral homes z concerning the following: • Minimum parking requirements for convalescent • Evaluating minimum parking requirements for offices • Examples of other shared parking strategies (Attachment C) Attachment D is a chart that reviews parking requirements for land uses in different jurisdictions, in response to Planning Commission requests outlined above. Public Notice Notice of the public meeting was mailed to 42 individuals /sites. The list used to mail notice of the public meeting was also used for the Notice of Public Hearing for the January 23 hearing. In addition, letters were individually sent to those that attended the January 23 hearing as well as a letter sent to the Andover Co. per their request. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 3670 • Fax (206) 431 -3665 Staff meeting with Bill Arthur On January 29, 1997, Bill Arthur of Segale Development met with Jack Pace and myself. Mr. Arthur raised a number of concerns regarding the proposed revisions to the parking code. a • These are summarized below: ;_.. z, ♦ Changing the General Retail standard in the TUC from 4:1,000 - 3:1,000 o` o o co ° ♦ A Bulk Retail standard that is loosely defined, which number (1.5:1,000) may be too low and w = a standard that may cause problems if a change of use occurs i~ co ♦ Any Shared parking strategy should ensure that option is voluntary, that it apply to the w 0 . property owner not just building owner and that it applies to new development only and not g retroactive u.. _°: • Bicycle parking standards may not be appropriate for TUC and may be too stringent in the ▪ 111 z �. . 1- o: z I- ♦ Compact parking may only need to be printed once; too much dispersement of spaces may �` lose flexibility and benefit of their use v ° o � = U Following the February 6 Public Meeting, the Planning Commission should forward a o. recommendation to approve the revisions and forward the draft ordinance to the City Council or U —; direct staff to make further revisions with a recommendation at a later date. _ O ~: number of stalls required as well as the requirements concerning covered spaces Summary c:/msoffice... parking\mpc130.doc ,120 .41,744..:Y 't[eiat.e NMYi.<a .1.iik tri:YY lssikl+:` - •h•a1C t-$:iti uiafkx� 'a�V?'akNiutilu".i�E�:i�i4�rr.;" z 1N3WH3V11V 18.56.050. Required number of parking spaces for automobiles and bicycles. Use Automobile Standard Bicycle and multi-family dwellings 2 for each dwelling unit; additional parking may be required for home occupations mnd ac�ssory dwefling units as otherwise proved by this title. For multi-family, 1 space per 10 parkinq stalls, with o minimum of2. No ne^uinsment for sin "|otom||. Senior Citizen Housinq .Fb�15:iiiiKb� No requirement Churches, mortuaries and funeral homes 1 for each 5 fixed seats No requirement Colleges, Universities, Vocational Shall be determined by Planning Commission, based on an evaluation of information 1 space per 5 parking stalls, with o Schools and other post-secondary concerninq traffic generated by proposed use. minimum of 2 educational institutions Convalescent/nursing/rest homes 1 for every 4 beds with a minimum of 10 stalis Nom*u|oomunt Fast food restaurant __�i||beoddadtotheuoub|a800ronoaforperkinqmpuinomontco|uu|aUunm. 1 for each 50 square feet of gfess usable floor area. Fifty percent of any outdoor seating area 1 space per 20 parking stalis, with a 1 for each 300 square feet of gfoss usable floor area minimumof2 1 space per 2O parking stalls, with o Food stores and markets minimum of 2 High schools 1 for each staif member plus 2 for every 5 students or visitors 1 space per 5 parking stalls, with o minimum of 2 Hospitals 1 for each bed � 1 space per 30 parking stalls, with a minimumo�2 Hob»|aundmobu|u ' ���2Un�mb��'tound�d��b/�A�h�xLhih���!����� 1o�ane�er3UpaMkin�m�a||o.wi�ho minimum of 2 " ,''^ If f ,; ,"' '"'' : ' :' ^ : "'' Manufacturing 1 for each 1.000 square feet of ()f**ss usable floor area 1 space per 30 parking sto8o, with a minimum of 2 Office commercial and professional 2.5 for each 1,000 square fee of gfoss usable floor area 1 space per 30 parking stalls with a buildings, banks, dentat and medical clinics minimum of 2 Outdoor sports areas orparks Gh�|budu�nninedbv Planning Commio�on 1 space per 2OpoMNnqo�\|n. with o minimum of 2 .`� Places of public assembly, including auditoriums, exhibition halls, commu- nity clubs, community centers ,:►..•-•_ for .• iu....:;.: -,:,:. -- _-•.•,•. -' • a:... :.o,,.,_ .. - -_ ,:..r;;; ;, :s. :. := :. - _•--- ,•,•11•� 6,7, • : ... • • - : Minimum of 1 space for every 100 square -feet of assembly area. - a,.,::- . _- ■tiiR.:. - ,_ -. —; - . To e sure parking - - :equacy f• each pr • : osal, th- - irector ma consider e folio ing: a. A p• ing st .y •rdocu� e• tation ..'• for b - applica Id ad ''stered •y th- // re a din , e a tual .. rki g d an ', for e pr • pose • . se, or . • vidence in avai . •Ie •Ian n• and t- nical st•:' relatin• o the 6r1,•ose6 se. 1 space per 30 parking stalls, with a minimum of 2 theaters, and private clubs. C mmuni nters own- • or cpper y t e Ci uk ' . -pace f• e. h 200 s• • •r: feet of :: sable i : •r a -a • . ce •er 31...ira in. stalls, with a minim' o 2 Post offices 3 for each 1,000 square feet of grass usable floor area 1 space per 30 parking stalls, with a minimum of 2 Public facilities, including libraries, police and fire stations Shall be determined by the Planning Commission 1 space per 30 parking stalls, with a minimum of 2 Restaurant 1 for each 100 square feet of grass usable floor area 1 space per 20 parking stalls, with a minimum of 2 Retail Sales, Bulk 1.5 for each 1,000 square feet of grass usable floor area 1 space per 20 parking stalls, with a minimum of 2 Retail sales, General 4 3 for each 1,000 square feet of grass usable floor area if located within the TUC or TVS 1 space per 20 parking stalls, with a zoning districts; 2.5 for each 1,000 square feet of gross usable floor area if located in any minimum of 2 other zoning district. Ssheels, includingg Eelementary— and Junior highrate- and - parochial schools 1.5 for each staff member 1 space per classroom Shopping center (mall), planned, per grass usable floor area size, as listed below 6500,000 sq. ft. or larger 5 for every 1,000 ft.; factor 1,000 ft-ef 1 space per 30 parking stalls, with a sq. restaurant - - minus -4- stalls -per -sg. gross- restaurant talls-per•every 100- initlal750 minimum of 2 seats - over- -seats • . ! . •- ►tienal- .. _ , . - - • - • - • - - - - - • - • - - - - • • parking; • e e ever- initial•750 ... - .:ats• -seats • : ! : us-3- stalls .. 25,000 - 499,999 sq. ft. 4 for 1,000 ft.; • • ! ! ! e • 1 space per 30 parking stalls, with a every sq. : - ... - - . _ . - . , - • e-- . - -- - • ! ! ts; minimum of 2 : - ...; ... ... e-- - - - .. • . provided - cinema- essupies1-0%- of -more of total - grass- leasable -area Taverns 1 1 for every 4 persons based on occupancy load. 1 No requirement • . y3 ::[�".'•,1r�.le���i.1i.%�.:'.: �xCftiac.- ���n.. y. / y z HW fY � J U. O 0 N W ▪ = J E- CO u- W O 2 J c d I' ▪ w Z �. Z o; 111 ui O • D- o t- ww I— • U U.. 16, w z. U =: O E--' Theaters 1 for every 4 fixed seats. Me y- be-mod1ft di omponent of larger ev n , per 1 space per 100 seats, with a minimum • • ' • : • • - : • - • , • , • ' I • • • ' ' = .:. i o . seats are not fixed, 1 per 3 seats, with of 2 concurrence of Fire Chief consistent with maximum allowed occu • anc Warehousin • 1 for every 2,000 square feet of gm ss usable floor area No requirement 1N31NH3V11V co Required Bicycle Parking based on number of parking stalls, between jurisdictions, by Land Use USE Office _ Tukwila+ 1 space per 30 stalls, min. of 2 Seattle 10% of required parking, when 20 or more spaces are required Portland, Oregon 2, or 1 per 20 auto spaces, whichever is greater Burien * King County * Olympia 1 space per 15 stalls Church No requirement No requirement 2, or 1 per 20 auto spaces, whichever is greater * * NA College 1 space per 5 stalls, min. of 2 Spaces equal to 10% of maximum students at peak hour plus 5% of employees 2, or 1 per 20 auto spaces, whichever is greater * * 1 space per 5 stalls High School 1 space per 5 stalls, min. of 2 Spaces equal to 10% of maximum students at peak hour plus 5% of employees 4 per classroom * * 1 space per 5 stalls Elementary 1 space per classroom Spaces equal to 10% of maximum students at peak hour plus 5% of employees 2 per classroom, over 4th grade * * 1 per classroom Fast Food 1 space per 20 stalls, min. of 2 10% of required parking, when 20 or more spaces are required 2, or 1 per 20 auto spaces, whichever is greater * * 1 space per 20 stalls Restaurant 1 space per 20 stalls, min. of 2 10% of required parking, when 20 or more spaces are required 2, or 1 per 20 auto spaces, whichever is greater * * 1 space per 20 stalls Hotels /Motels 1 space per 30 stalls, min. of 2 Depends on density None * * 1 space per 10 stalls Manufacturing/ Industrial 1 space per 30 stalls, min. of 2 10% of required parking, when 20 or more spaces are required 2, or 1 per 40 auto spaces, whichever is greater * * 1 space per 15 stalls Hospitals 1 space per 30 stalls, min. of 2 Spaces equal to 2% of all employees at peak hour 2, or 1 per 20 auto spaces, whichever is greater * * 1 space per 15 stalls Retail 1 space per 20 stalls, min. of 2 10% of required parking, when 20 or more spaces are required 2, or 1 per 20 auto spaces, whichever is greater * * 1 space per 20 stalls + Proposed standard not yet adopted King County and Burien have adopted a 1:12 required parking space standard for commercial development and 1:2 dwelling unit requirement for all multi - family developments Examples of Shared /Covenant parking strategies, by jurisdiction Everett If the parking for a building or use is located on a lot other than the lot upon which the use for which the parking is required is located, the owner of the lot containing the parking shall execute a covenant in a form acceptable to the City Attorney, stating that the lot is devoted in whole or in part to required parking for the use on another lot. The owner of the property upon which the main use is located shall record this covenant with the Snohomish County Auditor's office to run with the properties on which both the principal use and the off - street parking are located. The owner shall provide a copy of the recorded covenant to the Planning Department...Two or more non - residential uses may share a parking area if the number of parking spaces provided is equal to the greatest number of required spaces for uses operating at the same time. King County The amount of off - street parking required by K.C.C. 21A.18.030 may be reduced by an amount determined by the director when shared parking facilities for two or more uses are proposed, provided: A. The total parking area exceeds 5,000 square feet B. The parking facilities are designed and developed as a single on -site common parking facility, or as a system of on -site and off -site facilities, if all facilities are connected with improved pedestrian facilities and no building or use involved is more that 800 feet from the most remote shared facility C. The amount of the reduction shall not exceed 10% for each use, unless 1. the normal parking hours of operation for each use are separated by at least one hour, or 2. A parking demand study is prepared by a professional Traffic Engineer and submitted by the applicant documenting that the hours of actual parking demand for the proposed uses will not conflict and those uses will be served by adequate parking if shared parking reductions are authorized; 3. The director will determine the amount of reduction subject to paragraph D of this section D. The total number of parking spaces in the common parking facility is not less than the minimum parking requirement for any single use; ATTACHMENT C 5 z •ice, re w 6 � J o U O. co • cow J F- w 0: gQ • co D. = a. t-w z� I-0. z I-: w uj Do :off',. • AU w: z U+ ti F-; O, ilk • 0~ z E. A covenant or other contract for shared parking between the cooperating party owners is approved by the Director. This covenant or contract must be recorded with King County as a deed restriction on both properties and cannot be modified or revoked without the consent of the Director F. If any requirements for shared parking are violated, the affected property owners must provide a remedy satisfactory to the Director or provide the full amount of required off - street parking for each use, in accordance with the requirements of this chapter, unless a satisfactory alternative remedy is approved by the Director Portland, Oregon Joint use of required parking spaces may occur where two or more uses on the same or separate sites are able to share the same parking spaces because their parking demands occur at different times. Joint use of required non - residential parking spaces is allowed if the following documentation is submitted in writing to the Planning Bureau as parking of a building permit application or land use review: a. The names and addresses of the uses and of the owners or tenants that are sharing the parking b. The location and number of parking spaces that are being shared c. An analysis showing that the peak parking times of the uses occur at different times and that the parking area will be large enough for the anticipated demands of both sues d. A legal instrument such a an easement or deed restriction that guarantees access to the parking for both uses. Renton 1. The joint use of parking facilities should be generally encouraged within the City. The joint use of parking facilities may be authorized for: a. Those uses which have dissimilar peak -hour demands during the nonpeak hours of the lessor 2. To qualify as a joint -use parking facility, the facility must be located within a radius of 750 feet from the buildings or use areas it is intended to serve. 3. A joint -use contract, covering a minimum of 5 years shall be approved by the Planning /building /Public Works Department an by the City Attorney for such a parking arrangement to be allowed 4. Parking areas in shopping centers operate as common parking for all uses. If a shopping center is subdivided, then easements and /or restrictive covenants must grant use and maintenance of common parking areas. c: lmsoffice....parking\pc130att.doc � w J U U O' NO w I J 1-' U) o. w J � z� I-0' z�- 0 • Ca U O oF- w W' • U .z I- O z 1N3WH3dl1V Comparison of Minimum Parking Requirements between jurisdictions, by Land Use USE Senior Housing Tukwila+ .. 1 per d.u. < 15 2 per d.u, plus 1 per employee > 15 Lynnwood 1.5 per d.u., may be reduced through Conditional Use Permit process SeaTac 1.25 per d.u. Renton 1 per 4 d.u. King County 1 per 2 d.u. Hospital 1 space per bed 1 per 4 beds, plus 1 per employee 1 per bed, plus 1 per 4 employees 1 space per 3 beds, plus 1 space per 3 employees 1 space per bed Convalescent/ Nursing Home 1 space per 4 beds, min. of 10 1 per 4 beds, plus 1 per employee 1 per 5 beds 1 space per 2 employees, plus 1 space per 3 beds 1 space per 4 beds Office 2.5:1,000 usable sq. ft. 5:1,000 gross floor (clients) 3.3:1,000 gsf (no clients) 3.3 :1,000 gross sq. ft. 3(min) - 4.5(max):1,000 gross sq ft 3:1,000 gross sq ft Retail 4:1,000 TUC 2.5:1,000 other zones 1.5:1,000 Bulk retail Variety Store 5:1,000 gsf Specialty Store less than 6,000 gsf = 3.3:1,000 min 5 per tenant greater than 6,000 gsf, = 10 stalls and 1 stall per 600 gsf, min of 10 4:1,000 leasable space for most uses 1 per 300 sq ft of building for Furniture Stores, Auto /Boat 4 (min) - 5 (max):1,000 leasable area for Shopping Centers 4 (min) - 5 (max):1,000 gsf for general retail, supermarkets 2:1,000 gsf furniture, appliance, hardware 3.3:1,000 gsf, general retail and retail/wholesale trade mixed use Cemetery/ Mortuary 1 per 5 fixed seats 1 per 4 seats or 1 per 8 seats of bench or pew 1 per 40 sq ft of chapel area, plus 1 per employee 1 parking space per 100 sq ft of assembly area 1 per 5 fixed seats plus 1 per 50 sq ft without fixed seats for assembly areas Church 1 per 5 fixed seats 1 per 4 seats or 1 per 8 seats of bench or pew 1 per 4 fixed seats or 1 per 40 sq. ft without fixed seats 1 per 5 seats in auditorium 1 per 5 fixed seats plus 1 per 50 sq ft without fixed seats for assembly areas Community Centers 5:1,000 usable sq. ft. 1 stall per 4 seats or 1 per 8 feet of bench or pew 2.5:1,000 gross sq ft, plus 1 per employee Approved by director 3:1,000 gross sq ft + Proposed standard not yet adopted z H z ._10 • :.0 0 ;;c0 0; W = N w 0• ,LL Q = no I- w. F- 0'. zF- 0: 0 —: 0 H` ''w � V. ur a ill O~ City of Tukwila Department of Community Development John W. Rants, Mayor PLANNING COMMISSION WORK SESSION AGENDA FEBRUARY 6,1997; 6:00 P.M. 6300 SOUTHCENTER BLVD. (MINOLTA BLDG) I. CALL TO ORDER II. ATTENDANCE III. CASE NUMBER: APPLICANT: REQUEST: LOCATION: IV. ADJOURN Steve Lancaster, Director L96 -0064 City of Tukwila Deliberations regarding revisions to TMC 18.56, Off - Street Parking and Loading requirements. City Wide. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 4313670 • Fax (206) 431-3665 A PLANNING COMMISSION /BAR MINUTES JANUARY 23, 1997 - z Mr. Marvin called the meeting to order at 7:03 p.m. Members present were 1- w re Commissioners Marvin, Malina, Livermore, Meryhew, Stetson, and Neiss. Representing the staff were Jack Pace, Nora Gierloff, Michael Jenkins, John Jimerson, —1 0 and Sylvia Schnug. N o co LU J = Mr. Marvin noted that the public hearing for the Chevron project has been delayed until CO u February 27th. w 0 Election of Officers: a` cllcr MR. NEISS MOVED TO NOMINATE VERN MERYHEW AS CHAIR FOR 1997. MR. I.- 1 MALINA SECONDED THE MOTION, AND THE MOTION WAS UNANIMOUSLY 1- 0: z'- APPROVED. w w Do • MR. MALINA MOVED TO NOMINATE DAVID LIVERMORE AS THE VICE p N CHAIR FOR 1997. MR. NEISS SECONDED THE MOTION, AND THE MOTION ° _. ILI WAS UNANIMOUSLY APPROVED. i v - 0. MR. LIVERMORE MOVED TO APPROVE THE NOVEMBER 14,1996 MINUTES AS • z' PREPARED. MS. STETSON SECONDED THE MOTION AND THE MOTION WAS p. UNANIMOUSLY APPROVED. o z MR. NEISS MOVED TO APPROVE THE DECEMBER 11, 1996 MINUTES AS PREPARED. MR. MALINA SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. Board of Architectural Review old Business: L96 -0010: Econolodge Jack Pace presented the staff report. He entered into the record a revised site plan. The BAR approved this project with conditions in August 1996. It was appealed to the City Council and scheduled for public hearing in November. Prior to that hearing, the applicant and the appellant came to some agreements regarding specific changes to the project. Based upon that, the Council directed that this application go back before the BAR. This project is not under the 1724 process because this is a continuation and the application is vested. In the revised submittal, most of the parking is underground. Because of the underground parking, the height of the building has been reduced. Previously, the !' Planning Commission Minutes January 23, 1997 building was basically three stories tall. There are now two driveways, and the number of units has been reduced from 43 to 38 units. Delivery areas, recycling /dumpsters have been moved to the back of the property. There is still off -site parking proposed at the existing Econolodge. Because of the changes to the entrance, and the underground parking, the landscaping has been revised. The applicant has agreed to the condition in the staff report to move the proposed sign back to meet the Sign Code. The proposed materials and colors have not changed. With the new proposal, there is a better transition with the residential neighborhoods. Based upon the revisions and the submittal this evening, staff is recommending approval with no conditions. Mr. Livermore asked if having two driveways that close together meets code. Mr. Pace indicated there is no ordinance or code indicating separation requirements. Mr. Pace also added that the SEPA conditions have not changed. Johnny Cheng, 2112 3rd Ave, Suite 201, Seattle 98121: Mr. Cheng noted that the laundry room has been moved to the basement. A chimney has been added to the building for the laundry chute ventilation to give it a more residential look. Mr. Meryhew asked if the two parking spaces which are within 90 degrees of each other on the north end of the parking lot will create a conflict. Mr. Cheng said that loading area is not going to be used very often. They are compact stalls and sixteen feet. Mr. Meryhew closed the public hearing. Mr. Livermore said he liked the new design. Mr. Malina concurred. Commissioners Neiss, Marvin, Stetson and Meryhew also concurred. MR. LIVERMORE MOVED TO APPROVE L96 -0010: ECONOLODGE, AS PRESENTED. MR. MARVIN SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. L96 -0072: Subdivision Ordinance John Jimerson presented the staff report. Additional notification was done for this hearing item including mailing about 220 notices, advertising in the Hazelnut and a briefing before the Chamber of Commerce. The changes reflect the discussion from the last hearing regarding this item. Page 2 pi.f:!. 1Rr: tAfi",, ,,,sero;GST;a'fl�A`�''iJ \APIA d$F^ . °E' n. z JU U O CO w= J H W LL w 0 u- Q. z d. I-w F- 0 U • 0, o -. o F- W 1— • U LL O. wz U N 0 �1 z Planning Commission Minutes January 23, 1997 Ms. Stetson indicated she had just received her copy of the Hazelnut today. Bill Arthur, 18000 Andover Park West, Tukwila 98188 Mr. Arthur said the proposed changes to the Subdivision Code has caught him by surprise. He requested that the Commission delay action on this item to receive more input from people that are in the profession to be dealing with this ordinance. He said he hasn't seen the Hazelnut and has not seen a public notice either. He added that he wondered what problems the City was trying to solve with these revisions. He indicated he understood the need to change it in accordance to comply with State regulations. He thought, however, that the City was going beyond what would be required by changes in the State ordinance. One example is the regulation that applies to boundary line adjustments. He said he wasn't sure why the City was putting such detail in their code. To get a boundary line adjustment, one needs to comply with whatever King County wants to see in the way of boundary line adjustments, because they are the agency that records these documents. Most of the cities where boundary line adjustments are allowed, it's a very simple matter. He wondered why we need to change something that has not been a problem. Mr. Pace stated that Segale Business Park was mailed a public notice on January 2nd. Mr. Meryhew said staff went out of their way to get notice out on this item and the Parking Ordinance. Mr. Arthur said he has been in his office every day since January 2nd. Steven Paris, 500 Walsh Street, Suite 1412, Seattle 98121: He said he has purchased property in Tukwila and wants to put in nine houses. Currently, he can't do anything with the property and has been sitting since last August. He added that these houses will be affordable. He didn't feel the hearing on this should be delayed any further. Mr. Pace stated Mr. Paris' property has been previously subdivided. They want to do some re- configuring and changing of boundaries. Under the current ordinance he would have to go through the subdivision process and create more than four lots. With the proposed changes, he would be able replat at more reasonable sizes through an administrative process. He wants to replat to make the property more usable. Dean Caldwell, 3232 23 W. Seattle 98199: Mr. Caldwell said he has been frustrated for the last fifteen months, trying to get a short plat through the City for three lots. When he submitted the plans, the City decided they wanted him to put a street through. Now he only has two lots instead of three. He Page 3 Planning Commission Minutes January 23, 1997 added that this was costing him a lot of money. After fifteen months, he is in worse shape than when he started. He said he didn't have a problem with the Building Department, but the Public Works Department always requires something new. There is not consistency from when he started building to what he's doing now. By the time he gets done with the project he'll probably break even. If the City wants a street, why don't they buy the property and put it through themselves? To put that on the backs of the property owners is ridiculous. Mr. Meryhew asked if there were specific changes Mr. Caldwell would like to see in the ordinance. Mr. Caldwell said he hadn't actually read the proposed ordinance. He received a notice in the mail after the first of the year. Mr. Meryhew said this item will be going to the City Council if he has specific issues with the proposed ordinance. Mr. Jimerson noted that the Commission was given a letter of support for the proposed changes. In response to Mr. Arthur's comments, King County will not accept a boundary line adjustment until the local jurisdiction approves it. The intent is to keep it as simple as possible. In the current code, boundary line adjustments are treated equivalently to short plats, but should not. With regard to the proposed ordinance being reviewed by surveyors, it has been reviewed by the City's engineering department, as well as a surveyor from Barghausen Engineers. If Mr. Arthur has a surveyor review it and they find technical problems, those can be addressed before the City Council. Mr. Livermore said he is still concerned with the definition section, which excludes liquid hazardous waste. Currently, only solid wastes are covered and liquid waste should be covered under sections 18.06.190, 18.06.290, and 18.06.040. Mr. Pace said staff didn't want to make administrative changes without getting the Commission's approval first. Mr. Jimerson said the definitions were being placed in the Zoning Code. Mr. Pace said the Fire Department indicated there was no need for a change since it is covered by the State. He offered to set up a meeting with those individuals. Mr. Livermore said an attorney could make a valid argument that somebody could put in a hazardous waste facility any place in the City that only dealt with liquid hazardous wastes. He added that he felt strongly that it should be in there. Mr. Meryhew suggested holding off discussion on definitions unless they are directly related to the ordinances on parking or subdivisions. Page 4 z w re 6 JU U0 co w= H • V„ w o 2 d. =w H =. z �. �o w~ w 2o C.) co • — o I w w. IL o z: • 9. U — z Planning Commission Minutes January 23, 1997 Mr. Pace offered to prepare a memo which summarizes the City's research and have it for the next meeting. Mr. Livermore requested the City Attorney look at the wording, as well as the comments from his memo. Mr. Meryhew closed the public hearing. Mr. Malina said he would like to hold another hearing on this and do more notification. Mr. Meryhew said he was confident that staff did every thing they could as far as notifying the public. MS. STETSON MOVED TO FORWARD A RECOMMENDATION OF APPROVAL TO THE CITY COUNCIL FOR L96 -0072, WITH THE DIRECTION THAT SIMILAR NOTIFICATION STRATEGIES BE USED PRIOR TO THAT PUBLIC HEARING. MR. LIVERMORE SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. L96 -0064: Parking Ordinance Michael Jenkins presented the staff report. He stated that following the last hearing regarding the parking revisions, he incorporated the Planning Commission's comments. Also included are bicycle standards to implement comprehensive plan policies on non- motorized and bicycle uses. He added that to provide notice of this hearing, he sent out 42 letters to interested parties, as well as, former development interests, CTR affected employers and a briefing to the Tukwila Government Affairs Section of the SW King County Chamber of Commerce by Steve Lancaster. Based upon the Commission's direction, he developed a standard of no more than 2 compact spaces could be grouped together. He received input from citizens and Steve Lancaster who were concerned about the punitive effect that would be in limiting design solutions to make parking viable. The current staff report does not include that recommendation, only one that suggests that compact stalls be reasonably dispersed. At the September 26th hearing, the Commission directed staff to lower the retail parking standard in the TUC, as well as develop a Bulk Retail Standard. The Commission recommended reducing the general retail standard from 4 per 1,000 gross square feet to 3 per 1,000 gross square feet. Since then, through public comment and concern from Steve Lancaster, that could be in conflict with previous work done by the City Council on the issue and concerns raised through that process in the development of the Comprehensive Plan. Mr. Meryhew said regarding the general retail parking standard, that standard was to apply throughout the Tukwila Urban Center, as he recalled. He added that they • Page 5 • ... pf., tN?,if ilvtv=tiv .1F'T'�t�r ,iitt�"{ •7�. ea: rt'�C 5 ^Rtnt '�k' `5,"L'';S" 'rnz:;mkr ✓:nkyc,+,w:w;+e.na yxt vF:?e'J?�d'iR.'w41t,+;?rfi • z w re 6 JO U O, U U: W= J f-; w° CO s w z1._ 1--O Z I.-. 2 o' U I- LL UJ' wz 0 z Planning Commission Minutes January 23, 1997 increased the standard to 4 per 1,000 because they didn't want to discourage the traffic that had built Southcenter. Mr. Jenkins added that the general and bulk retail are tied closely to trip generation. Mr. Meryhew asked if staff was recommending that the standard be increased from 3 per 1,000 to 4 per 1,000? Mr. Jenkins said he would not like to make that recommendation, that's something for the Commission's consideration. Mr. Meryhew said the area they are talking about is the Tukwila Urban Center. Mr. Jenkins noted that the standard before them tonight was developed by what other South King County jurisdictions were doing and trip generation information. Bill Arthur, 18000 Andover Park West, Suite 200, Tukwila 98138: Mr. Arthur stated that he received notice for this hearing. He added that the wording on the notice was suspect because it indicated the ordinance was being revised to comply with state law and he wasn't aware of any changes in state law related to parking. The explanation by staff was that it is being revised to comply with commute trip reduction standards. The briefing by Mr. Lancaster to the Chamber of Commerce was accurate to the detail it went. There is alot of that briefing that was unavailable to the Committee at that time. The current draft ordinance goes far beyond what was contained in that briefing. The briefing was correct, but it did not leave the same flavor that this ordinance does. The parking we have in the downtown area right now, about 4 spaces per 1,000, was discussed and re- discussed starting with the Tukwila Tomorrow Committee. It was discussed with the Planning Commission; it was discussed with the Council. As late as last year, the Council, after much deliberation, decided on a 4 per 1,000 parking ratio in the retail area, the Tukwila Urban Center. When this was presented to the Tukwila Tomorrow Committee (ITC) as a parking issue in the downtown area, it was proposed by staff that parking maximums be established in the downtown area; in the CBD, so that you could only have so much parking in the downtown core. After much discussion, the TTC decided they did not want to propose maximums on parking. They wanted to come up with realistic minimums and provide flexibility that would allow developers, builders, and businesses to meet the demands. There was a general feeling that Tukwila was successful in the downtown area because it provided something that the other areas did not provide. That thought about eliminating maximum parking requirements and concentrating on flexibility did get through the TIC. It came up several times and there was a continual effort by staff, for some reason, to reduce the parking levels in the downtown core. The subject came to a head when we came up with a time to put forth a recommendation to Page 6 y, tt4,e ;n?vW..rtf., qn; 1,6 ;;xrc% t:Ns%ri?t^^%'"r-14zt i1WFP Pri'g.^.._' 'r" t7r5!1 4' rMrn';tr,.i;?'.ttr:+r.. r.MV,,VrPII S"': ±?'M *'Cn 1 7, Planning Commission Minutes January 23, 1997 the Planning Commission to either go along with the Urban Center designation for the CBD, which would reduce the parking in the CBD, and the TTC resisted it. That was quite a dog fight. The Tukwila Tomorrow Committee's decision was printed up in a report and presented to them as what the TTC wanted to see in the Tukwila Urban Center. One of those recommendations was reduction in parking. That didn't sit too well. The TTC requested that the report be re -done. There were other things in the report that went to the Urban Center designation that the TTC didn't remember putting in there. After one re- draft, it still wasn't quite right. Then the consultant re- drafted it and there was still a reduction in parking. Somehow it got re -written by a staff member and it was a City of Tukwila Centers Comparative Analysis, and we came up, in the Tukwila Tomorrow Committee with our commercial area. If you go through the definitions of this report, there is nothing about parking reduction. It's flexibility. I stood in front of the Planning Commission with another TTC member and said if you see this report in its form, as presented by staff, that is not what we want. We want to go back and have it re -done, and the Planning Commission agreed with us. We did the same thing with the City Council, and the Council authorized us get the report done the way the ITC wanted it. The thrust was, do not reduce parking. The Planning Commission deliberations included allowing some flexibility and not fix something that isn't broken. It went forward to the Council and they agreed generally, to not fix it because it was working. The Comp Plan recognized the auto - orientation of the area. Late last year, they re- confirmed the 4 per 1,000 square foot parking requirement. Then I read this report, and here we are again, reducing the parking. It's repeated and repeated again. In the Tukwila Parking Study, it's stated over and over again to reduce the parking in the CBD. It's deja vu all over again. Mr. Arthur urged the Commission to provide flexibility for parking, but don't establish these false numbers to crowd the parking into a smaller and smaller area. If you want to see what 3/2.5 per 1,000 square feet looks like, look at Best when it was operating and the Future Shop area. That is a place where you really can't find a parking place. Examples exist on a daily basis as to what 2.5 or 3 spaces are going to provide in the way of parking and it ends up going on the street. You can't find a parking space. This Tukwila Parking Study shows that there is a surplus of parking in the downtown core. I don't find a fault with the report or the basis that it was done. I have a problem in the time that it was done. If I was going to do a parking report that showed when there would be a surplus of parking, I would do it in June or July. There 's just not many people around. If you talk to a retailer, and see what their parking requirements are, it does not anywhere approximate 3 spaces per 1,000. Costco likes 7 per 1,000, but will do 6 per 1,000. Other retailers are coming in saying 5 and 6 per 1,000 and that's not an unreasonable thing to ask. It's not something that can be delivered down here by Page 7 Planning Commission Minutes January 23, 1997 anybody except maybe Segale and Southcenter. But a 3 per 1,000 is a completely unrealistic number. I don't know where this 3 per 1,000 suggestion came from. I thought we covered it pretty thoroughly in Tukwila Tomorrow, the Planning Commission and City Council hearings, but here it is again. You might want to check where that did come from. There are some specifics that I have a problem with regarding the ordinance. A conclusion in the staff report says the revisions proposed reflect changes that have occurred in the marketplace since the adoption of the Parking Code. The only changes I see is that the big box retailers that are successful would like more and more parking. It's not 3 per 1,000 as suggested in this, it's more like 6 or 7 per 1,000. Some of the wording in the specific paragraphs shows me that there is a desire to reduce parking in the central core. There's a provision in one area that says you can reduce parking by 40% from the minimums, under certain circumstances. They define bulk retail one way, but there is so much changing of the product lines of these businesses. Do you want to get something that the City is going to have a hard time administering? Simplifying it would be a better way to go. There's one suggestion that if a number of businesses get together, they can reduce the parking. I fail to see how that is going to do anything but further crowd the parking situation. This draft ordinance does need some considerable review. This one I would strongly recommend you go back and take a look at, because I don't know where this thought about minimizing the parking came from, but it's certainly not the direction I remember of the TTC, Planning Commission and Council meetings of as late as last year. I suggest you go back and take a real good look at it. There are a number of flaws, I think. Mr. Pace said the only two standards staff recommended parking changes to were bulk merchandise and senior housing. He asked Mr. Arthur if he had any objections to those two changes. Mr. Arthur said that wasn't what was showing up in the proposed ordinance. Mr. Pace said that was the Commission's recommendation. Mr. Arthur said he had no opinion on senior housing and is more concerned with the retail and the Urban Center. Fred McConkey, 10838 East Marginal Way S, Tukwila: Mr. McConkey stated that his main property is nine acres of commercial property at East Marginal Way South from the Boeing Access Road, nearly to the bridge at the Duwamish River. Mr. McConkey said he strongly supports the proposed ordinance. His architect and he studied it and feel it gives great flexibility to landlords in managing property. There needs to be adequate parking, or the buildings won't lease. What this ordinance allows people to do is to move parking from one lot to another, or have off - Page 8 z Z re w -U O 0 co CI WI w• o U a =• a I- w zI-. �o ZI-. o • cn: O 1-. =w wz UEP- 0 z Planning Commission Minutes January 23, 1997 site parking. With the coming of the RTA, he feels there will be a decrease in the amount of parking being required for the same type of uses. The Code revisions are very appropriate for today's use and it takes a good look at the future. As to retail and the previous comments, he said his experience is retailers will not lease a property unless there is proper parking. Circuit City ended up building approximately 4.5 spaces per 1,000 square feet because they knew what their customer count was. Mr. Pace said that when they were developing the Comp Plan, the regional policies at that time and the County was pushing for parking caps. That was the context of the Comp Plan. This has nothing to do with that. The areas that we suggested some reduction are in bulk retail parking, which came out of the Parking Study, and senior housing, that the Mayor and Council asked us to look into. The other changes are based on your discussions in looking at other cities. The staff is equally concerned in making sure that businesses work. It's not efficient for us to enforce people who are in violation. Our recommendation was based on the consultant report. Ninety percent of the work here was done to clean up the administrative process. We were using the Comp Plan that the Commission and Council adopted to look at some of these very issues. That is why we did not propose caps, numerous changes or reduce the densities. This reflects the Commission's work with staff and the Commission's direction. Mr. Meryhew closed the public hearing. Mr. Neiss said he had a concern with "Shared Parking ". On page A4, the first item b), he said he was at a loss for understanding a 15% reduction when you have four separated businesses together. Using Best and Future Shop and that complex down there as an example is a real good reason for not doing this kind of thing. I don't support this kind of reduction at all. Mr. Livermore said at their last meeting they brought up this same issue and there were no changes made. He added that he would like to throw the whole shared parking section out as it is written. If there is going to be an agreement for shared parking, it is going to be between adjacent property owners. Any covenants on a shared parking situation would be with the people who actually own the property. He said he understood the intent of shared parking was to give incentives to encourage businesses to come up with shared parking situations, particularly along Highway 99. He added that this is not the proper way to do it. This is not an incentive for companies because there are administrative ways to reduce parking without using shared parking. If we want to encourage shared parking, we should come up with some sort of incentive where if two adjacent property owners want to get together and have shared parking, that we would do away with the setback and landscaping requirement on the property line between those two properties. That gains usable space for those property owners, which is a very strong incentive for them to get together and make an agreement. I agree that the percentage reductions don't mean anything. Page 9 S'..R.1, ?Y*Mvx?757t0!:""a::.rt.tVW; Planning Commission Minut.:s January 23, 1997 Mr. Pace said the idea for shared parking was for two adjacent businesses with different peak operating hours. Mr. Neiss said that is not the way this section reads. He added that section (3) on that same page, there is no penalty for not notifying the Director if a shared or covenant parking agreement is changed or terminated. It's too open ended and he said he was not comfortable with any of it the way it is currently written. Mr. Pace asked if the Commission wanted these changes made administratively, or seen again by the Commission. There was a majority of the Commission who want it to come before them. Mr. Meryhew said he was happy with the way it is currently written. Mr. Neiss said the reductions in parking standards will eventually erode the competitive advantage that the retailers have in the Southcenter area. Mr. Meryhew said this would be used city -wide, not just at Southcenter. He added that maybe two different conditions are needed. The Commission agreed to hold another work session on February 6th at 6:00 p.m. in Conference Room #5. Mr. Meryhew called for a five minute recess. L96 -0061: GTE Cellular Antenna Ms. Stetson declared that she is employed by a competitor, but this wouldn't affect her ability to make a decision, and she would step down if there were any objections. There were no objections by either the applicant or the audience. Michael Jenkins presented the staff report. The applicant is seeking conditional use permit approval to place a PCS station on the rooftop of the Doubletree Suites building. The facility will consist of three antennae sectors, mounted on a triangular configuration and attached to the northern wall of the penthouse. This site was previously approved for another facility for Sprint Spectrum. The project meets the conditional use permit criteria. The project allows for future expansion of the proposed infrastructure. The site has capacity for twelve antennae, however the applicant is proposing six. The applicant is locating the cabinets behind the parapet to screen them. Staff recommends approval of the conditional use permit. Mr. Malina asked if this would interfere with Sprint Spectrum's antennae. Mr. Jenkins said it would not interfere, but deferred further comments to the applicant. Page 10 z • Z' ce w J0 O 0. W i. �w w 0- g a =a u±! �. o. w ~, U• 0' O N.. ww El ..z. U co, o1 z Planning Commission Minutes January 23, 1997 Paul Inghram, 500 108 Ave NE, Suite 1150, Bellevue: This is a good area for cellular antennae. They looked for sites on the hillside, but it was too close to residential areas. The mass of the building is such that it will be difficult to view the antennae. There won't be an interference problem with Sprint because their antennae will be lower than theirs. Demand will determine whether additional antennae are put up in the future. Mr. Meryhew closed the public hearing. MR. NEISS MOVED TO APPROVE L96 -0061 BASED UPON STAFF'S FINDINGS AND CONCLUSIONS. MS. STETSON SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. The Commission agreed to have David Livermore meet with staff prior to the work session regarding parking to get direction for revisions. Mr. Livermore noted that they would also need discussion regarding bicycle standards. Also, with regard to parking for senior housing, the Commission's recommendation was one space per dwelling unit for fifteen units or less, and dwellings larger than fifteen units, it would be fifteen spaces, plus one space per each two additional units. Employee parking could be omitted. Ms. Stetson said there should be employee parking requirements for hospitals. She asked staff to look into how other jurisdictions handle hospitals. Mr. Livermore said the parking requirements for churches, mortuaries and funeral homes should be the same as for theaters, which is one space per 4 fixed seats. Mr. Livermore also said there should not be a 10 space minimum requirement for convalescent, nursing and rest homes. Some homes only take a few people. Mr. Livermore suggested that employee parking for hotel /motels should be one space for each room plus one employee space for every 20 rooms, rounded up. Mr. Livermore suggested that the standard for office, commercial and professional buildings, banks, dental and medical clinics should be changed from 2.5 for each 1,000 square feet of usable floor area to 3.0 spaces. He also added that he didn't think the Tukwila Community Center should have its own requirements that are different from any other community center. Page 11 4'�A7 f' 4Y4 ✓n� G� pis ia;107 :71",* k.. z �z re w JU 00 cn JI H . w 0; • J w j. .W =W z�. I— 0. Z• ~ 2 U O �. w w LI 0' z: ui O H: z Planning Commission Minutes January 23, 1997 Ms. Stetson suggested that it be included with "Places of public assembly..." Mr. Meryhew directed staff to look at areas where they might give further consideration to separating the urban center from Highway 99 or something else. The Commission noted that the joint meeting with the Council went very well. Mr. Meryhew adjourned the meeting. Prepared by, Sylvia Schnug yi., ,�e �� r i�•sa:: »J• ;''".L�,�i' t" City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director January 28, 1997 Interested parties: On February 6, 1997 at 6:00 p.m., the Tukwila Planning Commission will be holding a public meeting concerning revisions to Tukwila Municipal Code (TMC) 18.56, Off - street parking and loading requirements. This public meeting follows a public hearing held on January 23, 1997 concerning revisions to the city's parking code. The Planning Commission is in the process of developing their recommendation to the City Council on the revisions. You are cordially invited to attend this session. The meeting will be held in Conference Room 5 on the second floor of the Minolta Building, 6300 Southcenter Blvd. If you have any questions or comments prior to this meeting, you can contact me at 433 -7142. Sincerely, Michael Jenkins Assistant Planner c:lmsofce...parkIng1124wspc.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director HEARING DATE: NOTIFICATION: STAFF REPORT TO PLANNING COMMISSION AND BOARD OF ARCHITECTURAL REVIEW w Prepared January 16, 1997 U; U 0- CO w` w =`. January 23, 1997 n ~.' uj o; Public Hearing notice published January 10, 1997 '_ Notice mailed to interested parties on January 2, a, 1997 z w w E96 -0033 (SEPA) o City of Tukwila _ Changes to Tukwila Municipal Code, section 18.56, w , Off - street Parking and Loading Requirements. - _ O FILE NUMBER: L96 -0064 APPLICANT: REQUEST: SEPA DETERMINATION: DNS RECOMMENDATION: Forward a recommendation of Approval to the City Council STAFF: Michael Jenkins ATTACHMENTS: A. Draft Ordinance B. Table of minimum parking ratios, compared between jurisdictions C. Table of minimum parking ratios, compared with parking demand data D. Chart, Elderly Housing Projects, Density and Parking Ratios E. Draft version of TMC 18.56 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 BACKGROUND On September 26, 1996, staff presented an issue paper concerning revisions to Tukwila Municipal Code (TMC) section 18.56, Off - street Parking and Loading Requirements. A summary of the direction given by the Commission at this meeting included: • Establish a reduced parking requirement for Senior Citizen Housing, with a definition • Proceed with strategies to expand definitions and uses for Cooperative and /or Shared parking • Revise Handicapped parking standard, by reference to Uniform Building Code standards • Regulate the entire number of allowed Compact Parking at a site • Develop a calculation for parking on a Gross Leasable Area standard • Develop an Administrative Review Process for requests for parking below minimum parking standards In addition to these changes, staff is also recommending changes to the definitions section of the Zoning Code (TMC 18.06) as well as changes to specific code sections within TMC 18.56 that improve clarity and are more responsive to local conditions. Attachment A is a draft ordinance that contains that proposed changes to the Parking Code. Attachments B -D provide additional information that support the proposed changes. The draft ordinance was presented to the Planning Commission on November 14, 1996 at a work session, followed by a public hearing later that evening. Due to the lack of turnout by residents or other interested parties, the public hearing on these changes was continued to January 23, 1997. Between these hearing dates, the Planning Commission directed staff to make further revisions and to develop a plan stating who would be notified prior to the public hearing, in addition to the traditional notification process of publishing an announcement in local newspapers. RECENT CHANGES The changes requested by the Planning Commission at the first work session and hearing included: • Development of an improved graphic illustrating required parking dimensions • Changing Gross Leasable Area to Usable Leasable Area • Revising Senior Citizen Housing parking standard threshold from 20 to 15 units • Combining all Shopping Center parking strategies into one minimum standard rnrneamtvr •TMIT ri?AP?1 MP9,41t1�em�no.r. N z <w JU CO O w =. J w 0: • g a' _co Da. _. z �. . 1- O: z1-, . w n • •:0 - :0 • w w' LLi z U N.. o z• • Review proposals for thresholds on administrative review for reductions to parking minimums • Add a minimum parking requirement for employees at Hotels and Motels • Require compact parking to be dispersed in lot • Set minimum parking at Manufacturing uses at 1 space per 1,000 usable square feet z 1 z` J0- 0 0 ': N W. In addition to revisions to parking regulations presented here, staff has also developed i recommendations concerning bicycle parking standards. The development of u) u_. w 0; standards related to bicycles is in support of the Comprehensive Plan (Policy 13.5.10). . g J CONCLUSIONS CD d I.w • The revisions proposed to TMC 18.56 reflect changes that have occurred in the market z �.. place since the adoption of the Parking Code. These changes also reflect local z o conditions documented by planning staff and the consultant concerning appropriate 111 ui levels of parking and distinctions inherent to the City of Tukwila. The recommendations D o; in this report were developed by staff, the consultant, the Planning Commission and �o rz. ;o I other interested parties. The development and implementation of the parking study W w` supports Comprehensive Plan implementation strategies concerning transportation as - o`! well as emerging issues concerning the development of Senior Citizen Housing ` o strategies. tii �!, U —, O ~` z RECOMMENDATIONS Staff recommends that the Planning Commission forward its approval of the proposed changes to TMC 18.56, herein, to the City Council. a: \current \parkord4.doc DRAFT CODE LANGUAGE The following are the proposed revisions to the parking code, with staff comments followed in italics /shaded text after each revision: A. Revisions to Definitions, TMC Chapter 18.06 1. Deletions: TMC 18.06.755, Shopping center (Mall) planned. ►s code section rs redundant as the definition ►n TMC enter, planned) provides a reasonable definition for both uses Parking regulations in TMC 18 06 755 are;based on the gross Leasable floor area, "►e dustinction based on the mall being enclosed, as indicated ►n TMC 18:060 755, is rreeevant;: 2. Additions: "General Retail" is a business or a store which engages in the sale of goods and /or services to the general public. Examples include department stores and personal service shops. "Bulk Retail" is a business or store that specializes in the sale of large goods, requiring large on -site storage. Bulk retail is further distinguished by a lower trip generation rate than other retail stores, as evidenced by a traffic study or other appropriate analysis. Examples include furniture stores, appliance stores and other uses as approved by the Director. "Manufacturing" is a building or group of buildings which specializes in the manufacturing of products or in the research and testing of products. Examples include factories, testing laboratories, creameries, bottling establishments, bakeries, canneries, printing and engraving shops. "Warehouse" is a building or group of buildings that are primarily for the storage of goods. "Restaurant" is an establishment whose principal business is the sale of foods to be eaten on the premises, including either indoor or outdoor seating, which may also include an area reserved for the sale of alcoholic beverages. ATTACHMENT A AI z < • z C4w JU U 0. w 0 W = N LL: w 0' 2 wa u► a" _; z�. 1- 0 z1-: uj o 0 oN D H w w; U'. g' 0 z "Office" is a building or a group of buildings dedicated to non - manufacturing types of work that are for the use of employees but may or may not be for use by the general public. Examples include professional, accounting, advertising, architectural /engineering, consulting, information processing, legal, medical and /or dental. "Theater" is a building or part of a building devoted to showing motion pictures or for dramatic, dance, musical or other live performances. "Senior Citizen Housing" is housing in a building or group of buildings with two or more dwelling and /or sleeping units restricted to occupancy by at least one senior citizen per unit, and may include Food Preparation and Dining activities, Group Activity areas, Medical Supervision or other similar activities. Such housing is further distinguished by the use of funding restrictions, covenants between the developer, tenants, operators and /or the City or other agreements that restrict the development to those individuals over 60 years of age. Senior Citizen Housing strategies may include provisions for units dedicated to persons under 60 years of age that have medical conditions consistent with definitions in the Americans with Disabilities Act; however, the population of disabled individuals may not exceed 20% of the residents. These facilities may not include populations requiring convalescent or chronic care, as defined under R.C.W. 18.51. .osed additions to the definitions :sections provide the framework for actual e pos nior itizen Housing is designed to includes language from state and federal regulations that rule out convalescent, congregate care or other skilled nursin facilities.; 3. Revised Definitions TMC 18.06.375 Gross Leasable Floor Area should be revised to Usable Floor Area Gress- Usable Leasable Floor area " means that part of the floor area of any structure which is actually used from time to time for any commercial purposes, such as a sales area, display area, walkways or storage area. This definition shall exclude such areas as basements not used for storage spaces, common corridors designed for the circulation of people at non - retail establishments, elevator shafts and stairwells at each floor, mechanical equipment rooms or attic spaces and exterior covered loading docks.. —, mss. Gross :leasable floor area is used ►n TMC 18 06 (Definitions) as the basis for computing: required parking However, the term "Gross Floor Area ", or g.f a., is • generally used as the; basis for required parking ►n TMC 78 56 050, Required • number of parking spaces,: While the: gross leasable floor:area standard does not: include common restrooms and building infrastructure ►n :calculating required . parking, the reference to g f a ►n the TMC 18 56 is confusing Further, the :current definition does not distinguish; between retail, commercial and office uses, adding to the confusion in its application Accordingly, a revised definition ►s : proposed) that provides further clarification, ►s equally appliedand more closely linked to traffic;:generated in relation to the space utilized.' B. Changes to Parking Code Text 18.56.030 Reduction of existing parking spaces. "Any off - street parking area already in use or established hereafter shall not be reduced below the limits required by this chapter by the construction or addition to a building or structure, nor by the erection of an additional building or structure on the property. Any change of principal and /or secondary use must meet the parking requirements of the new use." This addition will codify existing administrative requirements concernin review of parking when a either a principal or secondary change of use on existing building occurs. 18.56.070 Cooperative, Shared, covenant or complementary parking strategies 1) Shared Parking. a) When two (2) or more land uses. or 2 or more uses that share a building. have distinctly different hours of operation. these uses may qualify for a shared parking. credit. Required parking for these uses shall be based on the use that generates the greater parking demand. Examples include a church and office building or a movie theater and office building. For uses applying for this option. an appropriate lot may be located offsite if it is within 800 feet of the farthest use, pursuant to item 2. below. A3 =n.t ,*M'r+?��: eTi7f'°' M` P.!!:"'} t^'^ ��:.R= R?NP¢;„P^f.+.fi'r;{.�____w z w 6 000 w moW: w w0 5 L1 < D. 0 I— w � 0: zI- • cn O — ❑ I—, • w' z UN 0 b) Two or more uses that have similar hours of operations and wish to combine parking may qualify to decrease the number of parking stalls. If two or more uses choose this option, any cooperative parking strategy used to implement this option must include an agreement between the parties and the Director. The amount of reductions listed below shall not exceed these limits unless a Parking Demand study is prepared and submitted by a transportation professional: i) A 15% reduction for four (4) or more separate business establishments ii) A 10% reduction for three (3) or more separate business establishments iii) A 5% reduction for two (2) or more separate business establishments 2) Covenant.Parking. When off -site parking is provided on a lot other than the lot of the use to which it is accessory. the following conditions shall apply: (a) A covenant between the owner or operator of the principal use, the owner of the parking spaces and the City stating the responsibilities of the parties shall be executed. This covenant and accompanying legal descriptions of the principal use and the lot upon which the spaces are to be located shall be recorded with the King County department of Records and Elections. and a copy with recording number and parking layouts shall be submitted as part of any permit application for development. (b) The covenant lot must be within 800 feet of the primary commercial use or a shuttle service to the use must be provided with its route, service and operations approved by the Director. (3) When any Shared or Covenant parking agreement between parties. as referenced in subsections 1 & 2 above, is modified or terminated, the owner of the parking spaces shall be responsible for notifying the Director. In this event, the parties shall provide documentation that a minimum of fifty (50) percent of the required minimum will be available within ninety (90) days following termination of the agreement, with the reminder to be available 365 days following termination of the original agreement. If a variance is sought. the application must be submitted within fourteen (14) days of the signed agreement to terminate and the reduction in parking spaces will only be allowed if the variance is approved. Ar�;�*raa VT,T,47 z I-- Z • JU UO w 0 w z'' J 1 CO LL, wO u_Q sa F_ W. zF I- 0: Z I- w O- 0 I- w w� H U z ui t=-- _ :O~ z (4) Complementary Parking. A complementary use is a portion of the development that functions differently that the primary use but is designed to serve or enhance the primary land use without creating additional parking needs for the primary traffic generator. Up to 10% of the gross floor area of a building or facility may be occupied by a complementary use without providing parking spaces in addition to the number of spaces for the principal use. Examples of complementary uses include pharmacies in hospitals or medical offices. foot courts or restaurants in a shopping center or retail establishments. The revisions to thiscode section provide greater distinction: to the concept of cooperative parking strategies, <through the developmentof standards that reflect current trends in the development and management:of parking supply By creating more options, ►t may also have the effect of spurring additional development where site;size, topographyor other factors:have: limited new development The city may also benefit from new development choosing this •voluntary option, as it willreduce the area of impervious surface in relation to the total on site development The options developed under this code will allow new development to>obtain reductions ►n:!required parking without being: involved in a cumbersome staff review and publichearing process, as this process will be administrative ;.. 18.56.080 Parking for the handicapped All parking provided for the handicapped. or others meeting definitions of the 1991 Americans with Disabilities Act (ADA), shall meet requirements of the Chapter 11 of the 1994 Uniform Building Code. as amended by Washington Administrative Code, section 51.30. et seq. A5 o o the entire section and referencing the C) on applicable standards assures that the:$ an entire piece The previous language augmented the irovrde an accurate icture of the: re uiremen elp define requirements more accurately to the tandard that is guarantees Prowd owever the erefore, this chap ment community e closer to state requirements. 18.56.050. Required number of parking spaces for automobiles and bicycles. Use Automobile Standard Bicycle Standard Single- family and multi - family dwellings 2 for each dwelling unit; additional parking may be required for home occupations and accessory dwelling units as otherwise proved by this title. For multi-family, 1 space per 10 parking stalls, with a minimum of 2. No requirement for single family. Senior Citizen Housing For 15 units or less, 1 space per dwelling unit. For dwellings with more that 15 units, 1 space No requirement per 2 dwelling units, plus 1 space per employee. excluding- retain- sales .I. 7.. Churches, mortuaries and funeral homes 1 for each 5 fixed seats No requirement Colleges, Universities, Vocational Shall be determined by Planning Commission, based on an evaluation of information 1 space per 5 parking stalls, with a Schools and other post - secondary concerning traffic generated by proposed use. minimum of 2 educational institutions Convalescent/nursing /rest homes 1 for every 4 beds with a minimum of 10 stalls No requirement Fast food restaurant 1 for each 50 square feet of grass usable floor area. Fifty percent of any outdoor seating area 1 space per 20 parking stalls, with a will be added to the usable floor area for parking requirement calculations. minimum of 2 Food stores and markets 1 for each 300 square feet of grass usable floor area 1 space per 20 parking stalls, with a minimum of 2 High schools 1 for each staff member plus 2 for every 5 students or visitors 1 space per 5 parking stalls, with a minimum of 2 Hospitals 1 for each bed 1 space per 30 parking stalls, with a minimum of 2 Hotels and motels 1 for each room, plus one space per employee 1 space per 30 parking stalls, with a minimum of 2 Industrial- buildings !ft l _ . .. - • .. - - - - - - .. . .. . Manufacturing 1 for each 1,000 square feet of gross usable floor area 1 space per 30 parking stalls, with a minimum of 2 Office, commercial and professional 2.5 for each 1,000 square feet of gross usable floor area 1 space per 30 parking stalls, with a buildings, banks, dental and medical clinics minimum of 2 Outdoor sports areas or parks Shall be determined by Planning Commission 1 space per 20 parking stalls, with a minimum of 2 ;;;a :; a; tscer: �.«>, t� .�;;rz3:�cis;���+�•c�;[w��ti:�+ Z �Z. re al: J U' U0 ❑; W =. J H N Ll. W 0' u Q d. w. Z I-0. • ZF-: ON 0 2 V• , IL.~: O: uiz, U �, COH Places of public assembly, including auditoriums, exhibition halls, commu- nity clubs, community centers (except for community centers owned or operated by the City of Tukwila), theaters, and private clubs. The Director shall determine the number of required parking spaces within the following range: Minimum of 1 space for every 100 square -feet of assembly area. Maximum of 1 space for every 60- square -feet of assembly area. To ensure parking adequacy for each proposal, the Director may consider the following: a. A parking study or documentation paid for by the applicant and administered by the City regarding the actual parking demand for the proposed use, or b. Evidence in available planning and technical studies relating to the proposed use. 1 space per 30 parking stalls, with a minimum of 2 Community centers owned or operated by the City of Tukwila 1 space for each 200 square feet of gross usable floor area 1 space per 30 parking stalls, with a minimum of 2 Post offices 3 for each 1,000 square feet of Foss usable floor area 1 space per 30 parking stalls, with a minimum of 2 Public facilities, including libraries, police and fire stations Shall be determined by the Planning Commission 1 space per 30 parking stalls, with a minimum of 2 Restaurant 1 for each 100 square feet of gross usable floor area 1 space per 20 parking stalls, with a minimum of 2 Retail Sales, Bulk 1.5 for each 1,000 square feet of Foss usable floor area 1 space per 20 parking stalls, with a minimum of 2 Retail sales, General 4 3 for each 1,000 square feet of gross usable floor area if located within the TUC or TVS 1 space per 20 parking stalls, with a zoning districts; 2.5 for each 1,000 square feet of grow, usable floor area if located in any minimum of 2 other zoning district. Sehools, including Eelementary— and Junior high, private- and - parochial schools 1.5 for each staff member 1 space per classroom Shopping center (mall), planned, per guess usable floor area size, as listed below 6500,000 sq. ft. or larger 5 for every 1,000 sq. ft.; :- • ••• - • - - - :: -cg. ft:-ef -gross restaurant 1 space per 30 parking stalls, with a - - - ,'00 ' •- - !! • minimum of 2 : - - - - - - - - - -- - - -- - - - - - -! -- !!. - e• • •- - -.. ... --- - ._ •..- !l • .. - - . - -• - -- - -- • - . -1 - - -- 11 100,000 199,999 ft. • - • ! ! ! • ! ! ! - sq. - - - • - - - . - - • .. • . - • • . - - - 25,000 — 499,999 sq. ft. 4 for every 1,000 sq. ft.; • - . - - ! -- e: ! ! ! - - - - • -- 1 space per 30 parking stalls, with a _ - - - - • - , '=- •-- - - -- - . - !! - - e - . -- - - • •_ !. - . -- minimum of2 . - -; - -- Taverns 1 1 for every 4 persons based on occupancy load. 1 No requirement Z F- Z UJ re 2 6 JU :U O '(/) U) ,O X W = CO V W O. 1w Z �. 0` Z 1.1-1 11J U O� O N', I—'. LL! W LI 0` ill Z: 0 z Theaters 1 for every 4 fixed seats. May be modified if component of larger development, per shared 1 space per 100 seats, with a minimum parking agreement, as provided in TMC 18.56.070. If seats are not fixed, 1 per 3 seats, with of 2 concurrence of Fire Chief, consistent with maximum allowed occupancy Warehousing 1 for every 2,000 square feet of gross usable floor area No requirement se cnan ounf< rovia►e: clan icfions and in sup 'y These revision e.reflective of current mark rev signs incorporate bicycle par particular use, improving the efficiency m the minimum standards by making them consistent with trends in other ort of recommendations forwarded by the consultants that developed tl s provide greater distinction in retail and industrial uses, thereby being is These revisions implement additions to TMC 18 06 , Definitions. Fin king standards that are linked to the required of number parking spaces a 18.56.090 Compact Car Allowance (1) A maximum of 30% of the total reguired off - street parking stalls may be permitted and designated for compact cars (2) Each compact stall shall be designated as such. with the word COMPACT painted on to the spaces at the base and the center of the stall, in a minimum of eight (8) inch letters and maintained as such over the life of the use of both the space and the adjacent structures it serves. (3) Dimensions of compact parking stalls shall conform to the standards as depicted in Figure 18.6 of this chapter (4) Compact parking stalls must be reasonably dispersed throughout the parking lot. Parking proposed in excess of code requirements is currently not regulated. This allows developers to include as much compact parking as they would like as long as the minimum standard is met. The resulting lack of regulation for all parking supply may result in crowding of parking lots, thereby reducing mobility and increasing the potential for accidents due to reduced turning room. In addition, new provisions regarding posting and maintenance of dedicated carpool parking spaces has been included. Accordingly, the revised standard is proposed. C. New code sections Administrative Variance from Parking Standards 1. General a) A request for an administrative variance from required parking standards must be received prior to any issuance of building or engineering permits. Administrative variances are only eligible for requests for reductions of required parking between one (1) and twenty (20) percent. Requests for reductions from minimum parking standard between twenty -one (21) and forty (40) percent must be made to the Planning Commission. Reductions in excess of forty (40) percent are not allowed. b) Various methods to reduce requiredparking may not be combined to reduce parking more than forty (40) percent. In addition, any stalls gained through any shared, covenant or complementary parking strategy listed in 18.56.070 shall be counted towards total parking needs. Aio z cc 6D. JU 00 U) 0 . • U w'. w =. • J , w. wO Q, a F _ z�. 1-O, Z 1-. 0: 0 F-; ZV Z: ui U; • U-- s z• c) The project developer shall present all findings to the Director prior to any final approvals. including design review. conditional use permit review. building review or any other permit reviews required by the Director 2. Criteria a) All requests for reductions in parking shall be reviewed under the criteria established in this section. b) In addition to the following requirements. the Director may require specific measures not listed to ensure that all impacts with reduced parking are mitigated. Any spillover parking which cannot be mitigated to the satisfaction of the Director will serve as the basis for denial. A reduction may be allowed. pursuant to either an Administrative variance or requests to the Planning Commission. after: i) All shared parking strategies are explored ii) On -site park and ride opportunities are fully explored iii) The site is in compliance with the city's commute trip reduction ordinance or. if not an affected employer as defined by the city's ordinance. agrees to become affected iv) The site is at least 300 feet away from a single - family residential zone v) A report is submitted providing a basis for less parking and mitigation necessary to offset any negative effects 3. Process a) An applicant shall submit evidence that decreased parking is necessary. This may take the form of a brief report for administrative variances. Decreases between twenty -one (21) and forty (40) shall be made to the Planning Commission. The Director may require additional studies to ensure that negative impacts are properly mitigated. A complete and detailed Parking Demand study is required for requests reviewed by the Planning Commission. b) All site characteristics should be described in report. including headways i) Site accessibility for transit ii) Site proximity to transit. with fifteen (15) to thirty (30) minute iii) Shared use of on -site parking iv) Shared use of off -site parking v) Combined on -site parking vi) Employee density vii) Adjacent land uses ro4,0euu.: �. n�rrrwt:,rw :!+:.•e�±t' ntawv ±trk4 All The proposed code language establishing an administrative process for reviewing requests for parking below required minimum provides a less cumbersome, more efficient and less expensive process that may help spur new development by easing bureaucratic process. The process also ensures that requests will be analyzed through an evaluation of existing land uses and current transit, rideshare or other transportation demand management provisions available to a developer. b. Development standards for bicycle parking 1. Required number of bicycle parking spaces The required number of parking spaces for bicycles are listed in 18.56.050. required number of parking spaces. above. 2. Location a. Required bicycle parking must be located within 50 feet of an entrance to the building or use. b. Bicycle parking may be provided within a building. but the location must be accessible for bicycles. c. Bicycle parking may not be allowed if only accessible by stairs. 3. Covered Spaces a. If more than 50% of motor vehicle parking is covered. the required bicycle parking spaces must also be covered. b. If 10 or more bicycle spaces are required, then at least 50% of the bicycle spaces must be covered. 4. Safety and Security a. If bicycle lockers are used, windows and /or view holes must be included to discourage improper uses. b. If bicycle parking is not visible from the street. a sign must be posted indicating the location of the bicycle parking spaces. c. All bicycle parking must be separated from motor vehicle traffic by a barrier. post. bollard or other similar device. The development of bicycle parking standards implements Comprehensive Plan policies by creating opportunities for non - motorized travel . These standards are based on provisions adopted in other jurisdictions and developed by City of Tukwila Planning Department staff. These standards provide a minimum foundation for non - motorized travel and help to accommodate such travel in a safe and reliable manner. z �z 6 J U 00 cn • w" w =. J H W 0 u.a �_ z1._ I-- a. z�-: U 0'. '0 D w Ili z; U .o z TABLE 7 TUKWILA PARKING STUDY MINIMUM PARKING RATIO COMPARISON WITH OTHER JURISDICTIONS IN KING COUNTY Use Aubum Bellevue Kent . King Co. Redmond Renton Seattle Tukwila Rev Rev Ver Rev Rev 12/93 Rev Rev Rev • 10/95 12/89 5/83 12/95 6/95 12/89 . 12/95 Business & Varies 4 -4.5 4 3.3 3.5 -4 3 -5 Varies 2.5 . Commercial Fast Food 2 0.5 0.8 0.5 1.3 0.5 0.5 0.5 1 Hotels & 1.25 0.9 1 1 1 1 0.25 -1 1 Motels 3 Industrial 0.3 -1 1.5 -4 0.3 -1 0.9 2 0.7 -1 1 1 Buildings Office & Prof., 4 4 -4.5 4 -5 3.3 3.5 -4 3 -5 1 2.5 Banks,Medical . Theater' Varies 0.25 0.25 0.33 0.20 0.25 0.125 Varies Restaurant 5 1 1.4 -1.6 1 1.3 0.9 -1 1 0.5 1 Retail Sales 2 • 4 -5 2 -5 3.3 3.5 -4 2 -4 ' Varies 2.5 -4 Shopping Mall >600,000 5 5 5 3.3 3.5-4 4 -5 Varies . 5 400- 599.999K 5 4 5 3.3 3.5 -4 4 -5 Varies 4 -5 200- 399.999K 5 4 4.5 3.3 3.5 -4 4 -5 Varies 4 100- 199.999K • 5 4 4.5 ` 3.3 3.5-4 s 4 -5 Varies 4 25- 99.999K 5 4 • 4.5 3.3 3.5 -4 ' 4 -5 Varies 4 • All rates per 1000 square feet unless otherwise noted. 2 Fast Food rate is per 50 square feet. 3 Hotel and Motel rates are per room. 4 Theater rate is per seat. Restaurant rate is per 100.square feet. ATTACHMENT B ,.T�N.Rr3' i±C6..?TN'wYt+mInnt. starM twOVIMIWe _ltr RT ' r M.KeL N+ tt�• OJ'!. i. a, T' j1I��h0.4RSU�CINNT 'R;fiiTT�sn�::�T� "i. -.ir } TABLE 8 TUKWILA PARKING STUDY MINIMUM PARKING RATIO COMPARISON WITH PARKING DEMAND DATA' • City of Tukwila Use Minimum Parking ITE Parking Peak Parking Space Ratio Generations Demand Stud? Business & '2.5 2.52 - 3.84 N/A • Commercial Fast Food 2 1 0.5 0.5 Hotels & Motels3 1 0.52 -0.89 N/A Industrial Buildings 1 0.5 -1.59 0.9 -1.3 Office & Prof., 2.5 2.52 -4.23 3.0 Banks, Medical Theater's Varies 0.19 N/A Restaurants 1 0.9 -1.25 1.53 Retail Sales 2.5 -4 1.22 -3.57 1.1 -3.1 Shopping Mall 5 3.23 N/A >600,000 400- 599.999K 4 -5 3.23 200- 399.999K 4 3.23 100- 199.999K 4 • 3.23 ' 25- 99.999K 4 , 3.23 All rates per 1,000 square feet unless otherwise noted. Fast Food rate is per 50 square feet. Hotel and Motel rates are per room Theater rate is per seat. ' Restaurant rate is per 100 square feet. ITE Parking Generation, 2nd Edition, 1987. Peak Parking Space Demand Study, JHK & Associates, June 1995. • ATTACHMENT C ELDERLY HOUSING PROJECTS DENSITY AND PARKING RATIOS CITY OF KENT DENSITY NUMBER Of NUMBER SINGLE DOUBLE TOTAL SITE AREA PROJECT P4AME & ADOI1E55 FLOORS OF UNITS OCCUPANCY OCCUPANCY OCCUPANCY 22112na WEBSTER COURT 4 92 83 9 101 0.930 309 FIFTH AVENUE SOUTH TTTUS COURT 4 100 95 5 105 0.797 233 FIFTH AVENUE SOUTH MEEKER COURT 3 130 117 13 143 2247 24420. 84TH AVENUE SOUTH GREEN RIVER COURT 3 130 117 13 143 2.032 1401 WEST MEEKER STREET PARK COURT 3 130 117 13 143 1.757 24510 - 84T14 AVENUE SOUTH UNITS PER ACRE 99 REQUIRED REC OCCUPANCY PARKING PM PER ACRE FtATIO SP 109 4.0 125 132 1 in 4.0 58 64 1 in 4.0 64 70 1 in 4.0 74 81 1 in 4.0 TOTALS / AVERAGES. KENT 582 835 7.763 75 82 CITY OF RENTON DENSITY . REQUIRED Re NUMBER OF UMBER OF SINGLE DOUBLE TOTAL SITE AREA UNITS OCCUPANCY PARKING PA PROJECT NAME FLOORS UNITS OCCUPANCY OCCUPANCY OCCUPANCY (In e.crles PER ACRE PER ACRE RATIO SF SPENCER COURT 4 • 74 72 2 78 0.396 187 192 1 in 2.0 334 WELLS AVENUE SOUTH CEDAR RIVER COURT 4 99 94 5 104 0.805 123 129 t4o Minimast No 1 130 MAIN AVENUE SOUTH TOTALS / AVERAGES. RENTON TOTALS IAVER.AGES 173 755 • Includes Gourd Floor Retail and Commercial Arse ••• Includes 17 Spaces Read for Residendal Tenant' and 20 Spaces Rai:pared for Retell and Commercial Tenants ATTACHMENT D 180 1201 815 8.964 144 64 ',...., 150 91 PARKING DENSITY REQUIRED REQUIRED PARKING PARKING TOTAL SITE AREA UNITS OCCUPANCY PARKING PARKING SPACES RATIO OCCUPANCY iin Acres) PER ACRE PER ACRE RATIO SPACES PROVIDED PROVIDED 101 0.930 99 109 1 h 4.0 23 25 1 in 3.7 105 0.797 125 132 1 in 4.0 23 25 1 in 4.0 143 2.247 58 64 1 in 4.0 33 88 1 in 1.5 143 2.032 64 70 1 in 4.0 33 50 1 in 2.8 143 1.757 74 61 1 in 4.0 33 58 1 in 22 7.763 75 82 246 1 in 2.4 PARKING DENSITY REQUIRED REQUIRED PARKING PARKING TOTAL SITE AREA UNITS OCCUPANCY PARKING PARKING SPACES RATIO OCCUPANCY ft A i PER ACRE PER ACRE RATIO SPACES PROVIDED PROVIDED 2 76 0.396 187 192 1 in 2.0 37 40 1 in 1.9 104 0.805 123 129 Na Mirtimurn No Minimum 26 1 in 3.5 180 1.201 144 150 86 t in 2.5 815 8.964 64 91 314 1 in 2.4 „ ,r...,..:iY1.'t' ?t• {if iui5�6St "�i:.i:�i;a•�7: Lit=` v'.. o> s: G. afri `,1.o1: %ci�i5.e5�CV:.;lim�l2:i ,_ is . :r +t rs'rw� " • t . +.:;.s3- � 7'" _ ,'t1. ^ ,Fr N • ?'� °1 T4' 'f"= o-' 1. i+. szddL.; i+ �kl: drLnaitiA eY!'i.�r,:l:titx$;da"nY"'15:- Chapter 18.56 OFF - STREET PARKING AND LOADING REGULATIONS Sections: 18.56.010 18.56.020 18.56.030 18.56.040 18.56.050 18.56.060 18.56.070 18.56.080 18.56.085 18.56.090 18.56.100 18.56.110 18.56.120 18.56.xxx 18.56.xxx Purpose. Chapter application. Reduction of existing parking spaces. General requirements. Required number of parking spaces. Loading space requirements. Cooperative parking facility. Parking for the handicapped. Commercial vehicles in residential areas. Compact car allowance. Uses not specified. Landscaping and screening. Filing of plans. Development standards for Bicycle Parking Administrative Variance from Parking Standards 18.56.010 Purpose. It is the purpose of this chapter to provide for adequate, convenient, and safe off- street parking and loading areas for the different land uses described in this title. (Ord. 1758 § 1(part), 1995) 18.56.020 Chapter application. Off - street parking and loading spaces shall be provided as an accessory use in all zones in accordance with the requirements of this chapter, at the time any building or structure is erected, enlarged or at the time there is a change in its principal use. (Ord. 1758 §1(part), 1995) 18.56.030 Reduction of existing parking spaces. Any off - street parking area already in use or established hereafter shall not be reduced below the limits required by this chapter by the construction of any addition to a building or structure, nor by the erection of an additional building or structure on the property. Any change of principal and /or secondary use must meet the parking requirements of the new use. (Ord. 1758 §1(part), 1995) 18.56.040 General requirements. Any required off - street parking and loading facilities shall be developed in accordance with the following standards: 1. Location. a. Any on- premises parking area which contains parking stalls located more than 1,000 feet from the principal use shall require Board of Architectural Review approval for the entire parking lot. b. Off - premises parking areas shall be provided through a deed or 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 thereby, or in lieu thereof, obtain a conditional use permit, issued pursuant to the requirements and procedures of the Conditional Use Permits chapter of this title. 2. Minimum parking area dimensions for surface and structured parking facilities shall be as provided in Figure 18 -6. 3. Tandem Parking Spaces. In the MDR and HDR zones, tandem spaces (where one car is parked directly behind another) will be allowed for each three bedroom and 1/3 of all two bedroom units. No more than 1/3 of all project parking spaces may be tandem and all tandem parking spaces will be designed for full size rather than compact size vehicles based on the dimensions in Figure 18 -6. 4. Parking Area and Parking Area Entrance and Exit Slopes. The slope of off - street parking spaces shall not exceed 5 %. The slope of entrance and exit driveways providing access for off - street parking areas and internal driveway aisles without parking stalls shall not exceed 15 %. 5. Driveways and Maneuverability. a. Adequate ingress to and egress from each parking space shall be provided without moving another vehicle and without backing more than 50 feet. b. Turning and maneuvering space shall be located entirely on private property unless specifically approved by the Public Works Director and the Board of Architectural Review. c. All parking spaces shall be internally accessible to one another without reentering adjoining public streets. d. When off - street parking is provided in the rear of a building and a driveway or lane alongside the building provides access to rear parking area, such driveway shall require a minimum width of twelve feet and a sidewalk of ATTACHMENT E z • z mow. 6 o Oo` ■ CCn w = J W LL w 0 . J w <. a: I- Ill t— O Z r. O o. O P: o � w w. Z 1— V O u.i UN Ham. O z at least a three -foot section, adjoining the building, curbed or raised six inches above the driveway surface. e. Ingress and egress to any off - street parking lot shall not be located closer than 20 feet from point of tangent to an intersection. f. The Public Works Director may require ingress separate from an egress for smoother and safer flow of traffic. 6. The Director may require areas not designed or approved for parking to be appropriately marked and /or signed to prevent parking. 7. Surface. a. The surface of any required off - street parking or loading facility shall be paved with asphalt or concrete and shall be graded and drained as to dispose of all surface water, but not across sidewalks. b. All traffic - control devices, such as parking stripes designating car stalls, directional arrows or signs, bull rails, curbs and other developments shall be installed and completed as shown on the approved plans. c. Paved parking areas shall use paint or similar devices to delineate car stalls and direction of traffic. d. 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. e. 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. Wheel stops shall be two feet from the end of the stall of head -in parking. 8. Parallel parking stalls shall be designed so that doors of vehicles do not open onto the public right -of -way. 9. Obstructions. No obstruction which would restrict car door opening shall be permitted within five feet of the centerline of a parking space. 10. Lighting. Any lighting on a parking lot shall illuminate only the parking lot, designed to avoid undue glare or reflection on adjoining premises. 11. Curb -cuts. All parking areas shall have specific entrance and /or exit areas to the street. The width of access roads and curb -cuts shall be determined by the Public Works Director. The edge of the curb -cut or access road shall be as required by the Public Works Director for safe movement of vehicles or pedestrians. Curb -cuts in single - family districts shall be limited to a maximum of 20 feet in width and the location shall be approved by the Public Works Director. 12. No commercial trucks over 8,000 pounds gross vehicle weight, machinery, bulldozers, or similar construction equipment shall be allowed to be stored or parked in a residential zone. 13. Parking stalls shall not be used for permanent or semi - permanent parking or storage of trucks or materials. (Ord. 1758 §1(part), 1995) 18.56.050 Required number of parking spaces. The minimum number of off - street parking spaces for the listed uses shall be as shown in Figure 18 -7. (Ord. 1758 §1(part), 1995) 18.56.060 Loading space requirements. 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 or alleys. For all office, commercial, and industrial uses, each loading space shall consist of at least a ten -foot by 30- foot loading space with 14 -foot height clearance for small trucks such as pickup trucks, or a 12- foot by 65 -foot loading space with 14 -foot height clearance for large trucks, including tractor - trailer large spaces. The prescribed number of spaces required are as follows: Loading Space Requirements Square Feet of Gross Floor Area (Except Basement Area) Number of Spaces Office Buildings, Hotels, Hospitals, and Institutions 1 3,000 to 100,000 2 100,000 to 335,000 3 335,000 to 625,000 4 625,000 to 945,000 5 945,000 to 1,300,000 6 1,300,000 to 1,695,000 7 1,695,000 to 2,130,000 8 2,130,000 to 2,605,000 9 2,605,000 to 3,120,000 10 3,120,000 to 3,675,000 CA Number of Spaces Other Commercial and Industrial Buildings (30% minimum large spaces) 1 Under 10,000 2 10,000 to 25,000 3 25,000 to 85,000 4 85,000 to 155,000 5 155,000 to 235,000 6 235,000 to 325,000 7 325,000 to 425,000 8 425,000 to 535,000 9 535,000 to 655,000 10 655,000 to 775,000 11 775,000 to 925,000 These requirements may be modified as a Type 4 decision, where the Planning Commission or, on appeal, the City Council finds that such reduction will not result in injury to neighboring property or obstruction of fire lanes or traffic and will be in harmony with the purposes and intent of this chapter. (Ord. 1770 §33, 1996; Ord. 1758 §1(part), 1995) 18.56.070 Shared, covenant or complementary parking strategies. 1) Shared Parking. a) When two (2) or more land uses or 2 or more uses that share a building, have distinctly different hours of operation, these uses may qualify for a shared parking credit. Required parking for these uses shall be based on the use that generates the greater parking demand. Examples include a church and office building or a movie theater and office building. For uses applying for this option, an appropriate lot may be located offsite if it is within 800 feet of the farthest use, pursuant to item 2, below. b) Two or more uses that have similar hours of operations and wish to combine parking may qualify to decrease the number of parking stalls. If two or more uses choose this option, any cooperative parking strategy used to implement this option must include an agreement between the parties and the Director. The amount of reductions listed below shall not exceed these limits unless a Parking Demand study is prepared and submitted by a transportation professional: i) A 15% reduction for four (4) or more separate business establishments ii) A 10% reduction for three (3) or more separate business establishments iii) A 5% reduction for two (2) or more separate business establishments 2) Covenant Parking. When off -site parking is provided on a lot other than the lot of the use to which it is accessory, the following conditions shall apply: (a) A covenant between the owner or operator of the principal use, the owner of the parking spaces and the City stating the responsibilities of the parties shall be executed. This covenant and accompanying legal descriptions of the principal use and the lot upon which the spaces are to be located shall be recorded with the King County department of Records and Elections, and a copy with recording number and parking layouts shall be submitted as part of any permit application for development. (b) The covenant lot must be within 800 feet of the primary commercial use or a shuttle service to the use must be provided with its route, service and operations approved by the Director. (3) When any Shared or Covenant parking agreement between parties, as referenced in subsections 1 & 2 above, is modified or terminated, the owner of the parking spaces shall be responsible for notifying the Director. In this event, the parties shall provide documentation that a minimum of fifty (50) percent of the required minimum will be available within ninety (90) days following termination of the agreement, with the reminder to be available 365 days following termination of the original agreement. If a variance is sought, the application must be submitted within fourteen (14) days of the signed agreement to terminate and the reduction in parking spaces will only be allowed if the variance is approved. (4) Complementary Parking. A complementary use is a portion of the development that functions differently that the primary use but is designed to serve or enhance the primary land use without creating additional parking needs for the primary traffic generator. Up to 10% of the E3 a »r,.+.,, ^ r:...... n,.... iz: ec Tp�a;:,�s „rry.Y.mK:.�eN(•T.xi, t�.�h .., ;;'t : R” �17�' S,' r'._". �._. ±°7"�'h�`sa'',u� ""r�NiX.7.RY.ya .rn,- ,,,,c'JihSSe Z 1 ~ w 6 00 u) 0 w= w. wO g< co d w = _ z� I- O Z uj U� O N, O I- • wo w z UN H H z gross floor area of a building or facility may be occupied by a complementary use without providing parking spaces in addition to the number of spaces for the principal use. Examples of complementary uses include pharmacies in hospitals or medical offices, food courts or restaurants in a shopping center or retail establishments. (Ord. 1770 §34, 1996; Ord. 1758 §1(part), 1995) 18.56.080 Parking for the handicapped. All parking provided for the handicapped, or others meeting definitions of the 1991 Americans with Disabilities Act (ADA), shall meet requirements of the Chapter 11 of the 1994 Uniform Building Code, as amended by Washington Administrative Code, section 51.30, et seq. (Ord. 1758 §1(part), 1995) 18.56.085 Commercial vehicles in residential areas. A. Definitions. For purposes of this chapter: 1. "Commercial vehicle" means: a. Any truck over 8,000 pounds gross vehicle weight, the principal use of which is the transportation of commodities, merchandise, produce, freight or animals, or b. Bulldozers, cranes and similar construction equipment; 2. "Residential area" means any district which is zoned LDR, MDR, HDR by the City. B. Conduct Prohibited. No person shall park a commercial vehicle upon any street, alley, or driveway in a residential district, except: 1. While loading or unloading; 2. When necessary to avoid conflict with other traffic or in compliance with law or the directions of a peace officer or a traffic- control device; or 3. In order to make recurring repairs. C. Penalty. Any person violating shall, upon conviction thereof, be punished by a fine of not more than $500.00 and /or imprisonment for not more than 90 days. (Ord. 1758 §1(part), 1995) 18.56.090 Compact car allowance. A. A maximum of 30% of the total off - street parking stalls may be permitted and designated for compact cars. B. Each compact stall shall be designated as such, with the word COMPACT printed onto the space at the base and center of the stall, in a minimum of eight (8) inch letters and maintained as such over the life of the use of both the space and the adjacent structure it serves. C. Dimensions of compact parking stalls shall conform to the standards as depicted in Figure 18 -6 of this chapter. D. No more than two (2) compact spaces may be grouped together. (Ord. 1758 §1(part), 1995) 18.56.100 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 in this chapter. (Ord. 1758 §1(part), 1995) 18.56.110 Landscaping and screening. Landscaping and screening requirements shall be as provided in the Landscape, Recreation, Recycling/ Solid Waste Space Requirements chapter of this title. (Ord. 1758 §1(part), 1995) 18.56.120 Filing of plans. Detailed plans of off - street parking areas, indicating the proposed development including the location, size, shape, design, curb -cuts, adjacent streets, circulation of traffic, ingress and egress to parking Tots and other features and appurtenances of the proposed parking facility, shall be filed with and reviewed by the DCD. The parking area shall be developed and completed to the required standards before an occupancy permit for the building may be issued. (Ord. 1758 §1(part), 1995) 18.56.1XX Development standards for Bicycle Parking 1. Required number of bicycle parking spaces. The required number of parking spaces for bicycles are listed on Figure 18 -8, below. 2. Location a) Required bicycle parking must be located within fifty (50) feet of an entrance to the building or use E� Rs .vesams'oum..,,ratt . etMe 'a-WW- COY :LL=2.,,nt.vvY, v,'',.+a ;Nl..MTA31 ";fYt 4..!q. t"4 vawiwsi+.y�+�t!rtft{;�;w^Y:yF,ri 7• . rtT- i`:"i= '3h ^1`rf!IS'7ep'3yk it! ? ^til:.^ .>r....,,, �' z HW. 6 0 O. No -J w H LL w0 gQ N F w` Z F- F- 0 Z ►-. Or CI E- w W uiz: U =; 0~ z b) Bicycle parking may be provided within a building, but the location must be accessible for bicycles c) Bicycle parking may not be allowed if only accessible by stairs 3. Covered Spaces a) If more than 50% of motor vehicle parking is covered, the required bicycle parking spaces must also be covered b) If 10 or more bicycle spaces are required, then at least 50% of the bicycle spaces must be covered 4. Safety and Security a) If bicycle lockers are used, windows and /or view holes must be included to discourage improper uses b) If bicycle parking is not visible from the street, a sign must be posted indicating the location of the bicycle parking spaces c) All bicycle parking must be separated from motor vehicle traffic by a barrier, post, bollard or other similar device 18.56.1XX Administrative Variance from Parking Standards 1. General a) A request for an administrative variance from required parking standards must be received prior to any issuance of building or engineering permits. Administrative variances are only eligible for requests for reductions of required parking between one (1) and twenty (20) percent. Requests for reductions from minimum parking standard between twenty-one (21) and forty (40) percent must be made to the Planning Commission. Reductions in excess of forty (40) percent are not allowed. b) Various methods to reduce required parking may not be combined to reduce parking more than forty (40) percent. In addition, any stalls gained through any shared, covenant or complementary parking strategy listed in 18.56.070 shall be counted towards total parking needs. c) The project developer shall present all findings to the Director prior to any final approvals, including design review, conditional use permit review, building review or any other permit reviews required by the Director 2. Criteria a) All requests for reductions in parking shall be reviewed under the criteria established in this section. b) In addition to the following requirements, the Director may require specific measures not listed to ensure that all impacts with reduced parking are mitigated. Any spillover parking which cannot be mitigated to the satisfaction of the Director will serve as the basis for denial. A reduction may be allowed, pursuant to either an Administrative variance or requests to the Planning Commission, after: i) All shared parking strategies are explored ii) On -site park and ride opportunities are fully explored iii) The site is in compliance with the city's commute trip reduction ordinance or, if not an affected employer as defined by the city's ordinance, agrees to become affected iv) The site is at least 300 feet away from a single - family residential zone v) A report is submitted providing a basis for less parking and mitigation necessary to offset any negative effects 3. Process a) An applicant shall submit evidence that decreased parking is necessary. This may take the form of a brief report for administrative variances. Decreases between twenty-one (21) and forty (40) shall be made to the Planning Commission. The Director may require additional studies to ensure that negative impacts are properly mitigated. A complete and detailed Parking Demand study is required for requests reviewed by the Planning Commission. b) All site characteristics should be described in report, including i) Site accessibility for transit ii) Site proximity to transit, with fifteen (15) to thirty (30) minute headways •MVICL.Mni 5.'_7-*- 1=7.T. Cl 5Y3Z'ctl.M C "`!,444" Ws 1rwev v.'vvrv"':',A, `.!14,•:b' ,p:ere a ur r'^ fT 3?^! v7 ;td'rt:r,,,,3!T''41'.._Vt...Ttrr . "-',MA , '-_ L Z'Mt'A. J7ft4,v.+.,n., z i1 ,_z• w 6 .J U UO: CD 0. WI W LL: w O' • LL Q. H w, z �. o ww H U. 1 O' Z' W • PI' z iii) Shared use of on -site parking iv) Shared use of off -site parking v) Combined on -site parking. vi) Employee density vii) Adjacent land uses Figure 18 -7 Minimum Number of Off- Street Parking Spaces Use Automobile Standards Bicycle Standards Single- family and multi- family dwellings 2 for each dwelling unit; additional parking may be required for home occupations and accessory dwelling units as otherwise proved by this title. For multi - family, 1 space per 10 parking stalls, with a minimum of 2. No requirement for single family Senior Citizen Housing For 15 units or less, 1 space per dwelling unit. For dwellings with more than 15 units, 1 space per 2 dwelling units, plus 1 space per employee. No requirement Churches, mortuaries and funeral homes 1 for each 5 fixed seats No requirement Colleges, Universities, Vocational Schools and other post- secondary educational institutions Shall be determined by Planning Commission, based on an evaluation of information concerning traffic generated by proposed use. 1 space per 5 parking stalls, with a minimum of 2 Convalescent/nursing /rest homes 1 for every 4 beds with a minimum of 10 stalls No requirement Fast food restaurant 1 for each 50 square feet of gross floor area. Fifty percent of any outdoor seating area will be added to the gross floor area for parking requirement calculations. 1 space per 20 parking stalls, with a minimum of 2 Food stores and markets 1 for each 300 square feet of gross floor area 1 space per 20 parking stalls, with a minimum of 2 High schools 1 for each staff member plus 2 for every 5 students or visitors 1 space per 5 parking stalls, with a minimum of 2 Hospitals 1 for each bed 1 space per 30 parking stalls, with a minimum of 2 Hotels and motels 1 for each room, plus one space per employee 1 space per 30 parking stalls, with a minimum of 2 Manufacturing 1 for each 1,000 square feet of gross floor area 1 space per 30 parking stalls, with a minimum of 2 Office, commercial and professional buildings, banks, dental and medical clinics 2.5 for each 1,000 square feet of gross floor area 1 space per 30 parking stalls, with a minimum of 2 Outdoor sports areas or parks Shall be determined by Planning Commission 1 space per 20 parking stalls, with a minimum of 2 Places of public assembly, including auditoriums, exhibition halls, community clubs, community centers (except for community centers owned or operated by the City of Tukwila), and private clubs. The Director shall determine the number of required parking spaces within the following range: Minimum of 1 space for every 100 square -feet of assembly area. Maximum of 1 space for every 60- square -feet of assembly area. To ensure parking adequacy for each proposal, the Director may consider the following: a. A parking study or documentation paid for by the applicant and administered by the City regarding the actual parking demand for the proposed use, or b. Evidence in available planning and technical studies relating to the proposed use. 1 space per 30 parking stalls, with a minimum of 2 Community centers owned or operated by the City of Tukwila 1 space for each 200 square feet of gross floor area 1 space per 30 parking stalls, with a minimum of 2 Post offices 3 for each 1,000 square feet of gross floor area 1 space per 30 parking stalls, with a minimum of 2 Public facilities, including libraries, police and fire stations Shall be determined by the Planning Commission 1 space per 30 parking stalls, with a minimum of 2 ..__,..<.. rn.,...,.... r...,, �ht•+ rr• xC.+ ba.. wk(.!* 1, N!> airiMN�? ?t!'' 4' M 'M^,r.4a�uvr�*r•,.^m.,�.,,_'Y`. Z H Z. W' 6 UO CO W = CO u_ WO g Q: = W Z� t— O Z H- uj 0 O -' O F-' W W I- U! F- Z Lii O z Use Automobile Standards Bicycle Standards Single-family and multi- family dwellings 2 for each dwelling it; additiona required for home occupations and accessory dweiling units as otherwise proved by this title, For multi-family, 1 s 10 parking stalis, with a minimum of 2. No requirement for single family Restaurant 1 for each 100 square feet of gross floor area 1 space per 20 parking stalis, with a minimum of 2 Retail Sales, BuIk 1.5 for each 1,000 square feet of gross floor area 1 space per 20 parking stalis, with a minimum of 2 Retail sales, General 3 for each 1,000 s feet of gross floor area if located within the TUC or TVS zoning districts; 2.5 for each 1,000 square feet of gross floor area if iocated in any other zoning district. 1 space per 20 parking stalis, with a minimum of 2 Eiementary and Junior high schools 1.5 for each staif member 1 space per classroom Shopping center (mall), planned, per gross floor area size, as listed below 500,000 sq. ft. 5 for every 1,000 sq. ft. 1 space per 30 parking stalis, with or larger a minimum of 2 25,000 — 499,999 sq. 4 for every 1,000 sq. ft 1 space per 30 parking stalis, with ft. a minimum of 2 Taverns 1 for every 4 persons based on occupancy load. No requirement Theaters 1 for every 4 fixed seats. May be modified if component of Iarger development, per shared parking ognaament, as provided in TMC 18.56.070. If seats are not fixed, 1 per 3 seats, with concurrence of Fire Chief, consistent with maximum aiiowed occupancy 1 space per 100 seats, with a minimum of 2 Warehousing 1 for every 2,000 square feet of gross floor area No requirement JAN -22 -97 WED. 3:40 PM SOUTHCENTER MALL The Richard E. Jacobs Group NMI January 22, 1997 Mr. Henry Marvin, Chairman City of Tukwila Planning Commission. 6200 Southcenter Parkway Tukwila, WA 98188 Dear Mr. Marvin: FAX NO, 2062448607 JAN z ? 799? M UNITY PMFNT P. 2 Please accept my written comments for presentation at the January 23, 1997 Planning Commission Hearing regarding off - street parking and loading requirements. As the representative for Southcenter Shopping Center my concern is on item 18.56.090 #4 i.e. "No more than two compact spaces may be grouped together ". In order to design efficient traffic patterns in shopping centers, compact parking must be grouped together. This allows compact cars to be positioned with like vehicles in areas that are well oriented for head in compact parking Let me go on record as stating that Southcenter Shopping Center is adamantly opposed to this code. Sincerely, 0%4 Mikel Hansen, CSM General Manager Southcenter Mall MH/ecb Southcenter 633 Southcenter • Seattle, Washington 98188.2888 Phone: 206-246-0423 z i� .�z. J•i UO' N 0; COw W =' w OOI u_ a; 101 ;z� W w; n wt. +O. :off' S V. U CO 't 0 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director Memorandum To: Parties interested in revisions to Tukwila Municipal Code (TMC) section 18.56, Off - street parking and loadingirements From: Michael Jenkins, Assistant Planne Date: January 7, 1997 Attached to this memorandum is a copy of a staff report dated January 6, 1997 concerning revisions to the city's parking requirements, as indicated above. The attached copy includes a synopsis of the process to revise the parking code, first presented to the Planning Commission at their September 26, 1996 meeting and upto the present. Also included is a draft of the code language developed to date, presented in strikeout (deletions) and underline (additions /revisions) format. This matter will be again be heard before the Planning Commission at their January 23, 1997 hearing, to which you are invited to testify about the proposed changes. The hearing will commence at 7:00 p.m. If you have further questions, feel free to contact me at 433 -7142. Thank you for your interest in this project. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 Z = }- I- z STAFF REPORT n; TO PLANNING COMMISSION AND d o BOARD OF ARCHITECTURAL REVIEW CO ° W Il. J '— Prepared January 6, 1997 CO u w o, J: HEARING DATE: JANUARY 23 1997 u_ a, N a'. �w NOTIFICATION: Notice of Public Hearing published November 1, 1996 z F. F- o z !- FILE NUMBER: L96 -0064 w wi E96 -0033 (SEPA) ;D o,. o Nf. APPLICANT: City of Tukwila W. -` w. I- is REQUEST: Changes to Tukwila Municipal Code, section 18.56, 'I o Off- street Parking and Loading Requirements. z w U co SEPA DETERMINATION: DNS o RECOMMENDATION: Approval STAFF: Michael Jenkins - ATTACHMENTS: A. Draft Ordinance B. Table of minimum parking ratios, compared between jurisdictions C. Table of minimum parking ratios, compared with parking demand data D. Chart, Elderly Housing Projects, Density and Parking Ratios E. Memoranda to Planning Commission dated December 4, 1996 .z FINDINGS On September 26, 1996, staff presented an issue paper concerning revisions to Tukwila Municipal Code (TMC) section 18.56, Off - street Parking and Loading Requirements. A summary of the direction given by the Commission at this meeting included: • Establish a reduced parking requirement for Senior Citizen Housing, with a definition • Proceed with strategies to expand definitions and uses for Cooperative and /or Shared parking • Revise Handicapped parking standard, by reference to Uniform Building Code standards • Regulate the entire number of allowed Compact Parking at a site • Develop a calculation for parking on a Gross Leasable Area standard • Develop an Administrative Review Process for requests for parking below minimum parking standards In addition to these changes, staff is also recommending changes to the definitions section of the Zoning Code (TMC 18.06) as well as changes to specific code sections within TMC 18.56 that improve clarity and are more responsive to local conditions. Attachment A is a draft ordinance that contains that proposed changes to the Parking Code. Attachments B -D provide additional information that support the proposed changes. The draft ordinance was presented to the Planning Commission on November 14, 1996 at a work session, followed by a public hearing later that evening. Due to the lack of turnout by residents or other interested parties, the public hearing on these changes was continued to January 23, 1997. Between these hearing dates, the Planning Commission directed staff to make further revisions and to develop a plan stating who would be notified prior to the public hearing, in addition to the traditional notification process of publishing an announcement in local newspapers. The changes requested by the Planning Commission at the first work session and hearing included: • Development of an improved graphic illustrating required parking dimensions • Changing Gross Leasable Area to Usable Leasable Area • Revising Senior Citizen Housing parking standard threshold from 20 to 15 units • Combining all Shopping Center parking strategies into one minimum standard • Review proposals for thresholds on administrative review for reductions to parking minimums • Add a minimum parking requirement for employees at Hotels and Motels • Require carpool parking to be dispersed in lot • Set minimum parking at Manufacturing uses at 1 space per 1,000 usable square feet A copy of the memo identifying other parties to be notified about this hearing is included as Attachment E. In addition to the revisions to parking regulations that are being presented, staff is also in the process of developing recommendations concerning bicycle parking standards. The development of standards related to bicycles is in support of the Comprehensive Plan (Policy 13.5.10). CONCLUSIONS The changes proposed to TMC 18.56, Parking Code, reflect changes that have occurred in the market place since the adoption of the Parking Code. These changes also reflect local conditions, as observed by staff and by the consultant for the Parking Study, concerning appropriate levels of parking and distinctions inherent to the City of Tukwila. RECOMMENDATIONS Staff recommends approval of the proposed changes to the Parking Code. •z ; Z , J U; U O NO:. W= J H: w o; wa: v. z1_, • I- O' .z 1--!;• 111,113', 2 'O a :W w R2 - - O; Z O . r Z. a:\current\parkord3.doc DRAFT CODE LANGUAGE The following are the proposed revisions to the parking code, with staff comments followed in italics /shaded text after each revision: A. Revisions to Definitions. TMC Chapter 18.06 1. Deletions: TMC 18.06.755, Shopping center (Mall) planned. eva. 2. Additions: dart as the a reasona� :are.:based aen�lose� wri ten, this code section �s redun enter, planned) provides ulations.in>.TMC :18;06.7. the based on the mall bei n • 'efnfton a: "General Retail" is a business or a store which engages in the sale of goods and /or services to the general public. Uses include department stores and personal service shops. "Bulk Retail" is a business or store that specializes in the sale of large goods, requiring large on -site storage. Bulk retail is further distinguished by a lower trip generation rate than other retail stores, as evidenced by a traffic study or other appropriate analysis. Examples include furniture stores, appliance stores and other uses as approved by the Director. "Manufacturing" is a building or group of buildings which specializes in the - manufacturing of products or in the research and testing of products. Uses include factories, testing laboratories, creameries, bottling establishments, bakeries, canneries, printing and engraving shops. "Warehouse" is a building or group of buildings that are primarily for the storage of goods. "Restaurant" is an establishment whose principal business is the sale of foods to be eaten on the premises, including either indoor or outdoor seating, which may also include an area reserved for the sale of alcoholic beverages. ATTACHMENT A z �w • D I J U. O o' CO ILI J = w • 0 gQ =d: ▪ w z �o • z w o(' •w w: gi ▪ Z : • . "Office" is a building or a group of buildings dedicated to non - manufacturing types of work that are for the use of employees but may or may not be for use by the general public. Uses include professional, accounting, advertising, architectural /engineering, consulting, information processing, legal, medical and /or dental. "Theater" is a building or part of a building devoted to showing motion pictures or for dramatic, dance, musical or other live performances. "Senior Citizen Housing" is housing in a building or group of buildings with two or more dwelling and /or sleeping units restricted to occupancy by at least one senior citizen per unit, and may include Food Preparation and Dining activities, Group Activity areas, Medical Supervision or other similar activities. Such housing is further distinguished by the use of funding restrictions, covenants between the developer, tenants, operators and /or the City or other agreements that restrict the development to those individuals over 60 years of age. Senior Citizen Housing strategies may include provisions for units dedicated to persons under 60 years of age that have medical conditions consistent with definitions in the Americans with Disabilities Act; however, the population of disabled individuals may not exceed 20% of the residents. These facilities may not include populations requiring convalescent or chronic care, as defined under R.C.W. 18.51. The propose actual code c itizen:Housin regulations facilities. itions to :the: es containe esignei efinitions sections provide the framewo, The proposed definition fc e:fromstate.and fealer.:a ' regate care or o 3. Revised Definitions nursin TMC 18.06.375 Gross Leasable Floor Area should be revised to Usable Floor Area Gress- Usable Leasable Floor area " means that part of the floor area of any structure which is actually used from time to time for any commercial purposes, such as a sales area, display area, walkways or storage area. This definition shall exclude such areas as basements not used for storage spaces, common corridors designed for the circulation of people at non - retail establishments, elevator shafts and stairwells at each floor, mechanical equipment rooms or attic spaces, exterior covered loading docks, and malls. Gross leasable floor area is used in TMC;18 06, (Definitrons) as the basis for . computing required parking. However, the term "Gross: F /oor Area'; or g fa generally used as the basis for required parking ►n <;TMC 18 56.050, Required number of parking spaces While.'the gross leasable floor area Standard does not: include common restrooms and building infrastructure in calculating required parking, the reference to g f a in the TMC 18 56 ►s confusing :Further, the current definition does not distinguish between retail,: commercial and office uses, adding to the confusion in its:appl�cat�on Accordingly,:a revised definition is. proposed that provides further clarification, is equally applied and more close linked to traffic generated in relation to the space utilized B. Changes to Parking Code Text 18.56.030 Reduction of existing parking spaces. "Any off - street parking area already in use or established hereafter shall not be reduced below the limits required by • this chapter by the construction or addition to a building or structure, nor by the erection of an additional building or structure on the property. Any change of principal and /or secondary use must meet the parking requirements of the new use." s addition will co revie arking when existing< ?building; occu existing administrative requirements concernin ether a principal or:secondary change: 18.56.070 Cooperative; Shared. covenant or complementary parking strategies -1) Shared Parking. a) When two (2) or more land uses. or 2 or more uses that share a building. have distinctly different hours of operation. these uses may qualify for a shared parking credit. Required parking for these uses shall be based on the use that generates the greater parking demand. Examples include a church and office building or a movie theater and office building. For uses applying for this option. an appropriate lot may be located offsite if it is within 800 feet of the farthest use. pursuant to item 2. below. z �z cl w 000 W = U) u_ w0 LLQ a _. z� �o z F- LU ui o • N. O E-. =• U LLo .. z. w — 1. O • - ~, z b) Two or more uses that have similar hours of operations and wish to combine parking may qualify to decrease th_e number of parking stalls, If two or more uses choose this option. any cooperative parking strategy used to implement this option must include an agreement between the parties and the Director. The amount of reductions listed below shall not exceed these limits unless a Parking Demand study is prepared and submitted by a transportation professional: 1) A 15% reduction for four (4) or more separate business establishments ii) A 10% reduction for three (3) or more separate business establishments iii) A 5% reduction for two (2) or more separate business establishments 2) Covenant Parking. When off -site parkin is provided on a lot other than the lot of the use to which it is accessory. the following conditions shall apply: (a) A covenant between the owner or operator of the principal use. the owner of the parking spaces and the City stating the.responsibilities of the parties shall be executed. This covenant and accompanying legal descriptions of the principal use and the lot upon which the spaces are to be located shall be recorded with the King County department of Records and Elections. and a copy with recording number and parking layouts shall be submitted as part of any permit application for development. (b) The covenant lot must be within 800 feet of the primary commercial use or a shuttle service to the use must be provided with its route, service and operations approved by the Director. (3) When any Shared or Covenant parking agreement between parties. as referenced in subsections 1 & 2 above. is modified or terminated. the owner of the parking spaces - -shall be responsible for notifying the Director. In this event. the parties shall provide documentation that a minimum of fifty (50) percent of the required minimum will be available within ninety (901 days following termination of the agreement. with the reminder to be available 365 days following termination of the original agreement. If a variance is sought. the application must be submitted within fourteen (14) days of the s'gned agreement to terminate and the reduction in parking spaces will only be allowed if the variance is approved, z f=.Z re QQ w JU 00 U 0. W= J H U) w w0 D. a zI-. I- 0� Z �- w 2 U � O - O F-' w w' • U` L.L. 3 z ui U I o ~� z (4) Complemeritary Parking. A complementary use is a portion of the development that functions differently that the primary use but is designed to serve or enhance the primary land use without creating additional parking needs for the primary traffic generator. Up to 10% of the gross floor area of a building or facility may be occupied by a complementary use without providing parking spaces in addition to the number of spaces for the principal use. Examples of complementary uses include pharmacies in hospitals or medical offices. foot courts or restaurants in a shopping center or retail establishments. ie revisions to thrs code section provide greater dist�nct�on to the concept:01 cooperative parking strategies through the development of st d d that ref /ect current trends in the development and management of parkin, creating more::options, it may also have the effect of spurring development where site size, topography or other factors evelopment As presented, the proposal would make this administrative as opposed to the Type 4 permitprocess • with a hearing before the Planning Commissro; 18.56.080 Parking for the handicapped an ars supply addition All parking provided for the handicapped. or others meeting definitions of the 1991 Americans with Disabilities Act (ADA). shall meet requirements of the Chapter 11 of the 1994 Uniform Building Code. as amended by Washington Administrative Code. section 51.30. et seq. vehicular- Feadway, OVW z ~ wne 6 JU 0o. 0 W= w u-a co = d. I- U-1 z� zo w uj U � 0— • E- w W o w .z. U= o ~ z 'The deletion of the entire Section and referencing the Uniform Building Code •(UBC) on applicable standards assures that the standards are updated m an entire piece. The previous language: augmented the. UBC, however they also not provide an accurate picture of the requirements. Therefore, this chan help define requirements more accurately. to the development community provide a standard that rs guaranteed to be closer „to state requirements ti 18.56.050. Required number of parking spaces. Single- family and multi - family dwellings 2 for each dwelling unit; additional parking may be required for home occupations and accessory dwelling units as otherwise proved by this title. . Sepior Citizen Housing For 15 units or Tess. 1 space per dwelling unit. For dwellings with more that 15 units. 1 space per 2 dwelling units. plus 1 space per employee, , _ • !!' = == e e e.. J- Churches, mortuaries and funeral homes 1 for each 5 fixed seats Colleges. Universities. Vocational Schools and other Shall be determined by Planni g Commission. based on an evaluation of information concerning traffic generated by proposed use. post- secondary educational jnstitutions Convalescent/nursing /rest homes 1 for every 4 beds with a minimum of 10 stalls Fast food restaurant 1 for each 50 square feet of gross floor area. Fifty percent of any outdoor seating area will be added to the gross floor area for parking requirement calculations. Food stores and markets 1 for each 300 square feet of gross floor area High schools 1 for each staff member plus 2 for every 5 students or visitors 1 for each bed _Hospitals Hotels and motels 1 for each room, plus one space per employee Indastrial- buildings ! ! ! = ' = :- - - - - - - - - - - - - - - - - Manufacturing 1 fo_r each 1.000 square feet of gross floor area Office, commercial and 2.5 for each 1,000 square feet of gross floor area professional buildings, banks, dental and medical clinics Outdoor sports areas or parks Shall be determined by Planning Commission Places of public assembly, including auditoriums, exhibition halls, community clubs, community centers (except for community centers owned or operated by the City of Tukwila), theaters, and pri- vate clubs. The Director shall determine the number of required parking spaces within the following range: Minimum of 1 space for every 100 square -feet of assembly area. Maximum of 1 space for every 60- square -feet of assembly area. To ensure parking adequacy for each proposal, the Director may consider the following: a. A parking study or documentation paid for by the applicant and administered by the City regarding the actual parking demand for the proposed use, or b. Evidence in available planning and technical studies relating to the proposed use. Community centers owned or operated by the City of Tukwila 1 space for each 200 square feet of gross floor area Post offices 3 for each 1,000 square feet of gross floor area Public facilities, including libraries, police and fire stations Shall be determined by the Planning.Commission . Restaurant 1 for each 100 square feet of gross floor area Retail Sales, Bulk 1.5 for each 1.000 square feet of gross floor area 1 Retail sales, General 4 3 for each 1,000 square feet of gross floor area if located within the TUC or TVS zoning districts; 2.5 for each 1,000 square feet of gross floor area if located in any other zoning district. Sdloelerincluding Eelementaryr- and Junior high; pcivate-and-paceshial schools 1.5 for each staff member Shopping center (mall), planned, per gross floor area size, as listed below 6.500,000 sq. ft. or larger 5 for 1,000 ft.; - e •• •.- • !If :- .: - - every sq. ----- -- — - ------------------- - - - :• !!.1 e :: • : ... _ _ .. e:.. .: -:— _ ..!! _:_ . 4097000........599096•4,4t. • tiff • ez. -.•_... e ee :._ e• ..:_ e •e e•_ e_ •e •:- :. e e _ _ e : _e _. ..• ._ ..ee .._ .. _ te 7... : • _ . _ ..! _:.... _ 200h000 __399o9 ..6.q,_ft, • -.: fee • - e -e e•_ e_ •e •:- : e T : • e :..• - ----- - - _et .... _ — _ _t.... _ 740 -seats 400i000_.49409scott. • 11 • • e e e: eel! e • e e e_. z.. 2ee :.. •:_ -: e e : 7.., e :.— - - - .. e. — . __ ..• _ -- e: et e :: • •_1.! . ..z.... - ..: _ 25,000 —499,999 sq. ft. 4 for 1,000 ft.; .: • - ! e: ft! e e-- ::- • /ee .:- •:- : e every sq. - - . - - - 2 - - - .. - -e - - - - - -- Of t:e •:•• - • ....e. :: e e : • : e ez. :... e e :- ... Taverns 1 for every 4 persons based on occupancy load. Theaters 1 for every 4 fixed seats. May be modified if component of larger development. per shared parking agreement. as provided in TMC 18.56.070. If seats are not fixed. 1 per 3 seats. with concurrence of Fire Chief. consistent with rnaximum allowed occupancy Warehousing 1 for every 2.000 square feet of gross floor area .. , .. .: . ... e..i*:. anges he rovide clarit to minimum standards making , ffp...?..ntis..ii$otietopii....t!...1/1.....th...1tti 701:diel60.....Oefo7thr..:::.: ..! ........::..... King ' OtiOtYfilri001009Ps.:.d:iii•suPPOtte.:471htsirr10o*0.00q009(1.f0.0.1,".itie: by tne:.cdP.., ....:. Parking Study. :..These revisi00*Oli.d:peOVide,:grooter: dipopt■90:.10::ietail.'an ...prOsttiai-oe;,.thqre4k..be.ing more..teflectivq.:ofcurrentmarkettrends..., These .reifikitis':Olciv.imPleiOent additions to..7114 . „.. Definitions. z w 0 0 0 co 0 co w w 0 ZI- U_< CO z o • 0 0 co 0 — O I— W L11 X 1— n r 6 ; z 1.1.1 • Vj o '- z 18.56.090 Compact Car Allowance (1) A maximum of 30% of the total requiced off - street parking stalls may be permitted and designated for compact cars (2) Each compact stall shall be designated as such. with the word COMPACT painted on to the spaces at the base and the center of the stall. in a minimum of eight (8) inch letters and maintained as such over the life of the use of both the space and the adjacent structures it serves. (3) Dimensions of compact parking stalls shall conform to the standards as depicted in Figure 18.6 of this chapter (4) No more than two (2) compact spaces may be grouped together, Parking proposed in excess or co 0:4llows developers to ►nclu on g as the minimum standard is i parking supply may result in crowding of anal increasing the.potent ►al for accidents alt►e ccordingly, the revised standard ►s propose. e requirements is currently i e as much compact parkingas resultin arking 10 o re C. New code sections Administrative Variance from Parking Standards 1. Genera( or re ere Mate: ie woula ulation for a1 by reducing mo, Urn ►n • ro a) A request for an administrative variance from required parking standards must be received prior to any issuance of building or engineering permits. Administrative variances are only eligible for requests for reductions of required parking between one ..(1) and twenty (20) percent. Requests for reductions from minimum parking standard between twenty -one (21) and forty (40) percent must be made to the Planning Commission, Reductions in excess of forty (40) percent are not allowed. b) Various methods to reduce required parking may not be combined to reduce a in. 11•r- i -nf•ti 41 •- -n In - ••ii•n -n -I • ' • • •t - -red towards total parking needs. c) The project developer shall present all findings to the Director prior to any final • •rsv- in I sits •- i•n r -v w - . - rmi r -vi- •1.1• V any other permit reviews required by the Director 2. Criteria a) All requests for reductions in parking shall be reviewed under the criteria established in this section, z ta- w b) In addition to the following requirements. the Director may require specific re 2w measures not listed to ensure that all impacts with reduced parking are mitigated. Any 6 spillover parking which cannot be mitigated to the satisfaction of the Director will serve o o as the basis for denial. A reduction may be allowed. pursuant to either an _ a) W Administrative variance or requests to the Planning Commission. after: -J �, (0 w: W 0. i) All shared parking strategies are explored 2 ii) On -site park and ride opportunities are fully explored g LL Q iii) The site is in compliance with the city's commute trip reduction ordinance u) a or. if not an affected employer as defined by the city's ordinance. agrees to become w: affected z iv) The site is at least 300 feet away from a single - family residential zone Z o v) A report is submitted providing a basis for less parking and mitigation 2 D necessary to offset any negative effects • o 0 co 0 t- i w w 1-- U' II o: wZ o o '` 3. Process a) An applicant shall submit evidence that decreased parking is necessary. This may take the form of a brief report for administrative variances. Decreases between twenty -one (21) and forty (40) shall be made to the Planning Commission. The Director may require additional studies to ensure that negative impacts are properly mitigated. A complete and detailed Parking Demand study is required for requests reviewed by the Planning Commission, b) All site characteristics should be described in report, including headways i) Site accessibility for transit ii) Site proximity to transit. with fifteen (15) to thirty (30) minute iii) Shared use of on -site parking iv) Shared use of off -site parking v) Combined on -site parking vi) Employee density vii) Adjacent land uses z b. Development standards for bicycle parkins 1. Required number of bicycle parking spaces The required number of parking spaces for bicycles are listed on Figure 18 -8. below. 2. Location a Required bicycle parking must be located within 50 feet of an entrance to the building or use. b. Bicycle parking may be provided within a building. but the location must be accessible for bicycles. c. Bicycle parking may not be allowed if only accessible by stairs. 3. Covered Spaces a. If more than 50% of motor vehicle parking is covered. the required bicycle parking spaces must also be covered. b. If 10 or more bicycle spaces are required. then at least 50% of the bicycle spaces must be covered. 4. Safety and Security a. If bicycle lockers are used. windows and /or view holes must be included to discourage improper uses, b. If bicycle parking is not visible from the street, a sign must be posted indicating the location of the bicycle parking spaces. c, All bicycle parking must be separated from motor vehicle traffic by a barrier. post, bollard or other similar device. z z, mow: 0O` .(0 w w= N wO• .co 3. • 1-w 2 .z z t-• U - ui ..1-1_ • . ; .0• z Figure 18 -8 Minimum Number of Bicycle Parking Spaces Type of Use ::: Minimum Spaces Required Multi - family dwellings 1 per 10 parking stalls. with a minimum of 2 Elementary and Middle Schools 1 per classroom High Schools. Colleges, 1 per 5 parking stalls. with a minimum of 2 Universities and /or Vocational - Technical Schools Libraries 1 per 20 parking stalls. with a minimum of 2 Theaters 1 per 100 seats. with a minimum of 2 Clubs /Lodges 1 per 20 parking stalls. with a minimum of 2 Recreation facilities. including 1 per 40 parki g stalls. with a minimum of 2 City -owned uses Hotels and Motels 1 per 30 rooms. with a minimum of 2 Transit Facilities A minimum of 10. with an additional space per transit line that serves facility Park and Ride facilities 1. per 50 parking stalls. with a minimum of 2 Retail uses 1 per 20 parking stalls. with a minimum of 2 Office /Manufacturing 1 per 30 parking stalls. with a minimum of 2 Parks and Open Spaces 1 per 20 parking stalls. with a minimum of 2 Warehousing. Drive -up vehicle None, service /repair. Utilities Mobile Home Parks. Home None Occupations. Single Family. Group Homes. Adult/Child Day Care Bed and Breakfast None Churches /Mortuaries None 1 z 0 0� W= O w g'Q. = d: w 2 z� -. F- 0: z1 ui U 0 tn; 20 1-i.o ui z 01- z TABLE 7 TUKWILA PARKING STUDY MINIMUM PARKING RATIO COMPARISON WITH OTHER JURISDICTIONS IN KING COUNTY Use Auburn Bellevue Kent Kling Co. Redmond Renton Seattle Tukwila Rev Rev Ver Rev Rev 12/93 Rev Rev Rev 10/95 12/89 5/83 12/95 6/95 12/89 12/95 Business & Varies 4 -4.5 4 3.3 3.5 -4 3 -5 Varies 2.5 Commercial Fast Food 2 0.5 0.8 0.5 1.3 0.5 0.5 0.5 1 Hotels & 1.25 0.9 1 1 1 1 _ 0.25 -1 1 Motels Industrial 0.3 -1 1.5 -4 0.3 -1 0.9 2 0.7 -1 1 1 Buildings Office & Prof., 4 4 -4.5 4 -5 3.3 3.5 -4 3 -5 1 2.5 Banks,Medical Theater ` Varies 0.25 0.25 0.33 0.20 0.25 0.125 Varies Restaurant 5 1 1.4 -1.6 1 1.3 0.9 -1 1 0.5 1 Retail Sales 2 4 -5 2 -5 3.3 3.5 -4 2 -4 Varies 2.5 -4 Shopping Mall >600,000 5 5 5 3.3 3.5-4 4 -5 Varies . 5 400- 599.999K 5 4 5 3.3 3.5 -4 4 -5 Varies 4 -5 200- 399.999K 5 4 4.5 3.3 3.5 -4 4 -5 Varies 4 100- 199.999K 5 4 4.5 3.3 3.5-4 4 -5 Varies 4 25- 99.999K 5 4 4.5 3.3 3.5 -4 4 -5 Varies 4 1 2 3 4 All rates per 1000 square feet unless otherwise noted. Fast Food rate is per 50 square feet. Hotel and Motel rates are per room. Theater rate is per seat. Restaurant rate is per 100 square feet. ATTACHMENT B • z • • 1- w. ct 6 JU O 0- WI JF.. N u_ wO =i =0' • Z� ZF-•' .111 uj ?; • U co. • O Wa H U: Z (n; U ` • O ~} • z TABLE 8 TUKWILA PARKING STUDY MINIMUM PARKING RATIO COMPARISON WITH PARKING DEMAND DATA' City of Tukwila Use Minimum Parking 1TE Parking Peak Parking Space Ratio Generations Demand Study? Business & 2.5 2.52 - 3.84 N/A • Commercial Fast Food 2 1 0.5 0.5 Hotels & Motels3 1 0.52 -0.89 N/A Industrial Buildings 1 0.5 -1.59 0.9 -1.3 Office & Prof., 2.5 2.52 -4.23 3.0 Banks, Medical Theater'` Varies 0.19 N/A Restaurants 1 0.9 -1.25 1.53 Retail Sales 2.5 -4 1.22 -3.57 1.1 -3.1 Shopping Mall 5 3.23 N/A >600,000 400- 599.999K 4 -5 3.23 200- 399.999K 4 3.23 100- 199.999K 4 3.23 25- 99.999K 4 3.23 All rates per 1,000 square feet unless otherwise noted. Fast Food rate is per 50 square feet. Hotel and Motel rates are per room Theater rate is per seat. Restaurant rate is per 100 square feet. ITE Parking Generation, 2nd Edition, 1987. Peak Parking Space Demand Study, JHK & Associates, June 1995. ATTACHMENT C N5- ELDERLY HOUSING PROJECTS OENS(TY ANO PARKING RATIOS CITY OF KENT DENSITY REQUIRED REQUIRED NUMBER OF NUMBER SINGLE DOUBLE TOTAL SITE AREA UNITS OCCUPANCY PARKING PARKING PROJECT NAME & ADDRESS FLOORS OF UNITS OCCUPANCY OCCUPANCY OCCUPANCY n Aan PER ACRE PER ACRE RATIO SPACES WEBSTER COURT 4 92 83 9 101 0.930 99 109 1 114.0 23 309 FIFTH AVENUE SOUTH TITUS COURT 4 100 95 5 105 0.797 125 132 1 i14.0 23 233 FIFTH AVENUE SOUTH MEEKER COURT 3 130 117 13 143 2.247 58 64 1 in 4.0 33 24420 - 64TH AVENUE SOUTH GREEN RNER COURT 3 130 117 13 143 2.032 64 70 1 in 4.0 33 1401 WEST MEEKER STREET PARK COURT 3 130 117 13 143 1.757 74 31 1 i14.0 33 24510 - 64TH AVENUE SOUTH TOTALS / AVERAGES - KENT 582 635 7.763 75 32 CRY OF RENTON 0ENSITY REQUIRED REQUIRED NUMBER OF UMBER OF SINGLE DOUBLE TOTAL SITE AREA UNITS OCCUPANCY PARKING PARKING PROJECT NAME FLOORS UNITS OCCUPANCY OCCUPANCY OCCUPANCY it A_Es.11 PER ACRE PER ACRE RATIO SPACES SPENCER COURT 4 • 74 72 2 76 0.396 137 192 1 in 2.0 37 334 WELLS AVENUE SOUTH CEDAR RIVER COURT 4 99 94 5 104 0.505 123 129 No Minimum No Minimum 130 MAIN AVENUE SOUTH TOTALS / AVERAGES • RENTON 173 180 1.201 144 150 TOTALS I AVERAGES 755 815 8.964 64 91 • Includes Grand Floor Rated and Commercial Ana •• Includes 17 Spoors Recsesd for RssidsrMld Tenants and 20 Spoors Recomed for Roan and ConmwdaI Tenants ATTACHMENT D 4r.:"41.;07zt''. .'1�'iS.w"':i2a -, `^ Sires i • ..�d� .. , N . �it�'__. Y.. ���•'_: y�:: :•�w�:u�zdans'�;��ri3tezc��ciY.t c ��NdSiSZa1-a:4#'S.61k�if� / �+}+ rdfi::' ? ;nt.9hMaYidtitH-th.++`�: a�"i. DENSITY SITE AREA UNITS NCY fin Aass) PER ACRE 101 0.930 105 0.797 143 2.247 143 2.032 143 1.757 PARKING REQUIRED REQUIRED PARKONO PARKING OCCUPANCY PARKING PARKING SPACES RATIO PER ACRE RATIO SPACES PROVIDED PROVIDED 109 1 in 4.0 23 25 1 in 3.7 25 1 in4.0 125 132 1 in 4.0 23 56 64 1 in 4.0 33 64 74 Be 1n1.S 70 1 in 4.0 33 50 1 in 2.6 31 1 in 4.0 33 56 1 in 22 635 7.763 75 62 DENSITY 246 1 in 2.4 PARKING REQUIRED REQUIRED PARKING PARKING 4L SITE AREA UNITS OCCUPANCY PARKING PARKING SPACES RATIO ANCY In Aasa PER ACRE PER ACRE RATIO SPACES PROVIDED PROVIDED 76 0.396 167 192 t in 2.0 37 • 40 1 in 1.9 104 0.605 123 129 No Minimum No IAinnain 26 1 in 3.5 160 1201 144 150 6a 1 in 2.5 815 8.964 64 91 314 1 n 2.4 lititg%%4:iii.md::s?!.`,:`c'i:.w4 :AA.t.tkfitaiot 'etkt.,4.^.Yw.".h dtiaezmiv'v ac. aYix^�atiFnRd?'?31:ti11'.i:,r�: Yak.' 1: 3t?? �'- i,,. 7xi` idb!!! �'. ill �Ak% M��:( kP% Y" 1a4A. iii£kS'JAZ144e:;:,':4744':F' `T'XMIirtY2�ti vft4�. �1�: vliil'CF':Uh2iA'�iYf�ax'1+Sn0YR City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM TO: Planning Commission FROM: Michael Jenkins DATE: December 4, 1996 RE: Notice to interested parties concerning revisions to Parking and Loading Regulations code, TMC 18.56 Per your request, I have compiled a list of companies and other interested parties to notify concerning the continued public hearing for changes to TMC 18.56. I will notify these businesses via a mailed announcement, indicating the day and time of the hearing, the substance of the changes and how and when to provide comments. I anticipate to notify approximately 45 -50 businesses, including: • • • • • • All CTR affected employers in Tukwila, including Boeing, NC Machinery, Nordstrom, Group Health, Kenworth, Associated Grocers, UPS and Red Dot Koli Development Loretta Pain, General Manager, SW King County Chamber of Commerce Trammel Crow Properties Southcenter Mall Major retailers outside mall developments Onyx Housing Corporation (specializes in developing low- moderate priced Senior Housing in S. King County) Marriott Suites Doubletree Suites Costco • Segale • Pavillion Mall • Andover Industrial Park management • Tukwila Industrial Park management • Schneider Homes ATTACHMENT E 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax 206 4313665 �S9 .;{'': Ti�:>+:.. ��7:.i lcr` a" ip;.• tiw��tr.). tii�+::n�iictc,�aaa'.�iti',tMk:: , r.Y•. z �z 6 5. J U' UO.: co 0 cn W w I: 1 CO LL. w 0`. g Q'. _` Z I o -z �-.. M till oco w • W' U. uiz • I. o~ z t Title 33, Planning and Zoning Chapter 33266 5/29/92 Parking and Loading towards any perimeter or interior landscaping requirements, but does count towards any overall site landscaping requirement. 5. Office of Transportation review. The Office of Transportation reviews the layout of parking areas for compliance with the curb cut and access restrictions of Title 17. Figure 266 -2 Parking Dimension Factors Aisle (D) • 't Stall Depth Perpendicular to Aisle (E) Ss I Curb Length (C) Angled Parking z : cc �U 0 Curb 1 N --Curb Length (C) --►i Stall Width W or Depth (B or E) J ~ L wo Aisle or Street u_ Parallel Parking Z W' H =: Z I— O; Z � ' O U CI 1— W =.W °. HU u. Z. w U— F. Of G . Parking area interior landscaping. 1. Amount of landscaping. All surface parking areas with more than 10 spaces must provide interior landscaping complying with one or a mix of both the standards stated below. For stacked parking areas, see Section 33.266.140 below. Option 1. Interior landscaping must be provided at the rate of 20 square feet per stall. At least one tree must be planted for every 200 square feet of landscaped area. Ground cover plants must completely cover the remainder of the landscaped area. . Option. 2. One tree must be provided for every four parking spaces. If surrounded by cement, the tree planting area must have a minimum dimension of 4 ft. If surrounded by asphalt, the tree planting area must have a minimum dimension of 3 ft. 2. Development standards for parking area interior landscaping. a. All landscaping must comply with the standards of Chapter 33.248, • Landscaping and Screening. Trees and shrubs must be fully protected from • potential damage by vehicles. b. Interior parking area landscaping must be dispersed throughout the parking area. Some trees may be grouped, but the groups must be dispersed. . 266-9 Parking and Loading Administrative Variance/18.38.080 h. Construct a transit pullout if requirement in letter g. above is used . and if Intercity Transit finds it practical. Credit may be given for other Intercity Transit demand management strategies if a transit shelter and pullout are infeasible. i. Create a transit /rideshare information center and place in a conspicuous location. 18.38.100 VEHICULAR AND BICYCLE PARKING STANDARDS. 1. Required Vehicular and Bicycle Parking. Bicycle facilities are required, pursuant to Table 38-01 below. Any change in use which requires more or less parking shall install vehicular and bicycle facilities. 2. Building Area. All vehicle • parking standards are based on the gross square feet of building area, unless otherwise noted. 3. Residential Exceptions.. Residential land uses in the DB, CSH and RMH Districts require only one (1) vehicle parking space per unit. 4. Bicycle facilities shall not be solely accessible by stairs. IV - 38 11 • (Revised 08/14195) Parking and Loading Administrative Variance/18.38.080 TABLE 38.01 :?,..* 6; ...„.:.:.:.:... w ...::. ---At4 ..::.;:' :".,; .....; ;. . -.:.::: 1NILdreat40#6 ,... .. ...'.3Ki...,i:"24Pi*gaW:4: P:s.Atuirm: itt! .,.--.: : ‘.......,...,...,... .: . -4:0.1'.0iniiimWM - w.....wolv:: ... .• , „."....- . ,:‘,....~..,...„.: '' • CYCAe,•• . .. ... .,.... <.:...' XirTra, 6666 6. ::::::;6.6,66v6e:::.:66:::16.:::•6:e: — ...,..:,...„. „,,, ...:,..--v-. -: .-4....47451::,:::. ...". ;;.:,... ..V.:1;:... ...t.I.We ...4<; •A•t:se.. ''b 7 ...c,:14, ..-t- .sT-plkz.xt:::.:1 •r - ,e. ''.&i.::::=4*:: ....-.4.1‹....1::" s.6Ar.k.N-V,...... i .:.....6. •••.:66 .::::....... ..6:::::::::::-. :::.,. •. ,-:-... — , ::,:, :::::: . ,•;:.;:?...,.‘1<,. • ..:, .-46.. .. ,...\,..i. . • • ..46...:...: v., --:•-• ..... ..,:. • •-• •:.s....::4,6. ... ...,...p.r.:$4, - ,,,:::: :..:::• . ....."'. , ,., u. • •14s. •'*'' . ' .n, i.:::.N: 40.:::....t* 4 4*•:::%. . ' .:.,.<,:. - -•.:. /.6-:.1 , * . , . ' . COMMERCIAL • • Carpet and Furniture Showrooms • • One and one-quarter (1.25) space per one- thousand (1000) sq. ft. of gross.showroom floor area Each store shall . have a minimum of four .(4) spaces. See Retail . . See Retail • • • • • Child and Adult.Day .Care . . • • • • . • • • • • . . : ' . • • • • • - • One (1) space for each staff member plus 1 space for each ten (10) children/adults if • adequate drop-off. facilities are provided. Adequate drop-off facilities must allow a continuous flow of vehicles which can safely .load and unload children/adults. Compliance with this requirement shall be determined by the review authority. One (1) per twenty-five (25) auto stalls. Minimum of one (1). ' . . • • • • One (1) per . twenty-five (25) auto stalls. 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Markets, Shopping Centers and Large Retail/Wholesale Outlets ., Less than 15,000 sq. ft = 3.5 spaces for each 1000 sq. lit. of gross floor areas. 15,001 to 400,000 sq. ft = 4 spaces for each 1000 sq. ft. of gross floor area. More than 4000,001 sq. ft. = 4.5 spaces per 1000 sq. ft. of gross floor area. • See Retail . . • . • See Retail • . • Medical 'and Dental Clinics Four (4) spaces per 1000 •sq. ft. of gross floor area. See Offices, • General See Offices, General Ministorage • Three (3) spaces minimum or (1) space for every one - hundred (100) storage units, and two (2) spaces for permanent on -site managers. None • • None IV - 38 - 13 ...•...,...,•.,,.•.•....... ...............• (Revised 08/14/95) • Z Q •. � w 6 _1U O 0 CO. W = 0 5 � a I- • _: Z �. I- o' Z w uj 0 o' U o O H.. 2U O' wz — 2': 01— z Parking and Loading Administrative Variance/18.38.080 .; 9; v ;: .. ''. 4%41.zs.:AtZ^4•11i1;` .4..:K; i?omiii.;, i4b- ...... . 4.);;%. 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' ...F.A..15..wl.,..:ei 7,.. • ..„.•.......,;,„..,:s.,„ ff, :•>•.• ":.' fSW ..> ViZit Zr: 4./1" P.A:e .,,e'..0.ft.:■•••::•••••••••,<WW,••,:‘;•• ...4 +:••i•:•:•.• 4.•:7:*:ft.:.;:40Y:11:::••••414in. • Mixed Uses • • . • . . • . . . - . • • • . . . • Shared parking • standards shall be used to calculate needed .parking: This. calculation is based upon the gross leasable area (GLA) for each • shop or business and does not include • atriums, foyers, hallways, courts, maintenance areas, etc. See shared parking' 18 38. . . 180 •See individual use standards. • - • . • • See individual use standards . - . • Mortuaries and Funeral Parlors • . • • . - • One (1) space per seventy-five (75) square feet of assembly area or thirteen (13)• stalls per 1000 sq. ft. •. . One (1) . • • • • . None. • • • .. . Offices, General . • , • • . . . • • • • : • • • • • • .. . • . • Gross floor area up to 2000 sq. ft = One (1) • space for each 250 sq. ft. ., Gross floor area between 20001 to 7500 sq. ft. =, One (1) space for each 300 sq. ft. Gross floor area between 7501 to 40,000 sq. ft. = One (1) space for each 350 sq. ft. Gross floor area of 40001 and greater = One (1) space for each 400 sq. ft. One (1) per fifteen (15) auto stalls. Minimum Of two (2). • . • . • . • - • • • One (1) per . fifteen (15) auto stalls. • Minimum of two (2). . • • . 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T.. i?/ \ T:?3'J.•Y fi ?rFCwirfJ� /•yr4v,•�{ .LrF :.iF. yf•, ! :.4} a{�•.^a�!.^•� +•• F >' .�y n,.,. .{v;. n - >.'S� }isn$',.Jfvr� Ff. >r,. y r . ?;�;rYS+r" :YSY:• '. . ... 5 f .ran r�'.Y. rr'' %yaJ�. •r'•� .% «:ff�c :.:, ., . •r • � :..,. � .C.:4�+rwi :., h.,:�r..a•} } { %:;{ %i}}Y h.1{•F'..'l. + /.rr..:e{{? Offices, Government 3.5 spaces per one- ' thousand (1000) sq. ft. . See Offices, General See .Offices, . General' Retail. Uses • . • • • J Three and a half (3.5) spaces per one - thousand (1000) sq. ft. One (1) per twenty (20) auto stalls. One (1) per ten (10). auto stalls. Minimum of two (2). Service Station and Public Garages (minimarts are retail uses) • • • Three and a half. (3.5) spaces per one-thousand. (1000) sq. ft. g.f.a. or 1' space per 300 sq. ft. One (1) per fifteen (15) auto stalls for public parking garages, or minimum of . four •(4). Auto . Service Stations = none. None • • • . ;Warehouse, Distribution . ' . 1 space for each • thousand (1000) sq. ft. or 1 space for each employee. . See Warehouse Storage See Warehouse Storage . - IV -38 -15 (Revised 08/14/95) z Q •• w rx 6 J U 00 cn• w W =; J H' U) u. wo. ga a: = w` H =, Z o, 0; :off''. W w -o "1„ Z. o1 z Parking and Loading Administrative Variance/18.38.080 -. , ::,: .. ." ..k"'..‘4 .:..•.. :.s•z' —› Z.:•Is,• ...% X= : • ...'.„''..%'.:"..... i:f, .- .. ..: ,.... tiC ...... ; : . 44 .- .., ,..c — .4X .:...„ ".. ...4 s.". .....v .r. w+,...,........„, 44 .:. • _g1.O,:: 2.. . . ,,:,:.'•. % ::Ln,—.* t ', , , t::,::..„, ix. ' ....".\:Ps . ''.'—''''' 4.......ie..., 7:1 'RepthI .1 . : .„'r'''.:"..*:.-4k•:4::::...,....::7;.;,.. %.*--as ::-.7t—,1,-..........,,,,, v.--.... , '''''s '.'''.; ! .s•-`..e1.. g, * o0 n"re••..714`.d:..- )4 .:" .t Ciiiiiiiiiitiir ,,, ..,:' .,, ...4,...,..,„ ,...„_,,...., ,5.:,.. •:':'' ..". .. 4, ...), , ' Warehouse Storage • • • • . • • • • • . • • • . • Gross Floor area of 0- 10,000 sq. ft. = One (1) space for each one- thousand (1000) sq. ft. Gross floor area between 10,001 - 20,000 sq. ft. = ten (10) spaces plus .75 space for each additional one-thousand (1000) sq. ft. beyond ten-thousand (10,000) sq. ft. Over 20,000 sq. ft. = eighteen (18) spaces plus .50 for each additional 1000 sq. ft. beyond. 20,000 sq. ft., or 1 space for each employee. One (1) per forty (40) auto stalls. Minimum of one (1). • . • None • • . . • • • • ' INDUSTRIAL • • Manufacturing One (1) for each two (2) employees on the largest shift, with a minimum of two (2) spaces.. , See Offices, General . See Offices, General • • ' . • INSTITUTIONAL . Beauty Salons/Barber Shops See Retail See Retail • See Retail Educational Facilities (to include business, vocational, universities, and other. school facilities). • See 18.38.060(8) • • One (1) per five (5) auto stalls. Minimum of two, (2) One (1) per five (5) auto stalls. - Minimum of four (4). Elementary and Middle • School • One (1) stall per twelve (12) students of design capacity. One (1) per classroom. s, Three (3) per classroom. . 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P::, r{:$i :$: }Y}ti<•:r. :,.•�wLv.. �rrr i OV.-0M,•.K 'n Y. •^•. ,•:,4:: ' lh4\J.4::. w...{;..,;, \.w 4� ••. : 4.r •:.. }}•pv {+n'v { ^i`iA4rwa•,• \: ti r;: rf..^ ..75 {2• ; .. �.v:ti}:: .v:]G, ., L: ��,,::,,vv. �; ry: f� •',`:1j ^S:,w....SJ{•:}xnav, ^;S .; `'•`• :..,`,'.!S? i.: : :.:. :T \.�Y4: :} }T.^�•••- : {:iJ4.G. ?KUrr'4'}}}nriw` \nv,: {J%/.?:r ' \.;'?•n4n' Y.. • :. .+�•a /,..:. ...:.?::. ..N.... \.:.... Farmers Market . 0 • See 18.38.060(8) • None . One (1) per ten (10) auto stalls. Minimum of ten (10). • High School ' • , • • • • • • One (1) space per classroom and office, plus one (1) space for • each four (4) students that are normally enrolled and are of legal driving age. Public assembly areas, such as , auditoriums, stadiums, etc. that are primary uses may be considered . a separate use. See Educational Facilities. • • • See Educational Facilities. • • • • Hospitals, Sanitariums, Nursing Homes, Congregate Care, Rest Homes, Hospice Care Home and Mental Health . Facilities.. One (1) for each two (2) regular beds, plus one (1) stall for every two (2) regular employees on the largest shift. See Offices, General • See Offices, General . Laundromats/Dry Cleaners See Retail See Retail See Retail Libraries and Museums- • • . • • One (1) space per three- hundred (300) square feet of public floor area or 3.3 spaces per thousand (1000) sq. ft. Six (6) stalls either on- site or on- street directly adjacent to the property. The Site Plan Review Committee may allow pervious -type parking surfaces. One (1) per twenty (20) auto stalls. Minimum of two (2). • One (1) per five (5) auto stalls. Minimum of four (4). . IV -3$ -17 (Revised 08/14/95) ' ' •,.,,,«..,..,,• z • •• • T i • H w re WA • 6 JU O 0 co w i' w• o gr u. ¢: (.0 a. =w F- Z: z �. z F-: w 0 :o _. w w. s U. 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'''', <ye, • ...,3'., • X.X.• :i......z..2..:sr‘ -`'"'T"VN":,.'"Ve.:,...:.., z AtARR4.*•&tir,0* ; • • • - ,:b*.t.' •-... ..::" •••,$..."f >. :....a.: 6:\"..; ...:' ."' ..'•'=".,... :•::;::::.::2:§:ii;:K§:::::ft:•:,0:r.":<?::::•mOM:::::44x. .. s':::::% Sr.,":.f.:,:i.:.:•:?,..,;sr:•&..:4 Ode • • N.*: ...4,:••• 1.:•:•::$*:.:•:AI::: •:• S�S v. .........* • ' 4:4,WA'SZ. .:V.,:•*:: :4 :.... :..,..Ts: 4*...w..,...x.x....),y?m,m ,..., •4`;...i -..::. :::' ,:(1141,011Ork • • '. • • 'V& :..,..4.,...N....a.:....4...:.K:k:.cs.x.x....:4).;.::%‹....:...:•., ..*:. . Marinas . . • • See 18.38.060(8) . .Minimum of four (4). . • One (1) per .ten (10) auto stalls. Minimum of four (4). Other Facilities Not Listed • . . . See 18.38.060(8) • . • • . . None . One (1) per twenty-five (25) auto stalls. Minimum of two (2). , Park-N-Ride Lots . See 18.38.060(8) . . One (1) per fifteen (15) auto stabs Minimum . of four (4). None . Parks • See 18.38.060(8) . . • None . . • One (1) per five (5) auto stalls. 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See Transit Centers - See Transit Centers . Place of Worship • . • • ' • . • One (1) space per four (4) seats. When • individual seats are not provided, one (1) space for each six (6) feet of bench or other seating. The Site Plan Review Committee may use a ratio of six (6) • stalls/1000 sq. ft. of assembly area where seats or pews are not provided or when circumstances warrant increased' parking; e.g., • large regional congregations which attract'a large ' congregation or one which has multiple functions. See shared parking. 18.38.180 None ' • . • - • • One (1) per forty (40) auto stalls. Minimum of four. (4). • • . • • Private Clubs or Lodges (does not include health clubs or retail warehouse) • Six (6) spaces per thousand (1000) sq. ft. One (1) per forty (40) auto stalls. Minimum of one (1). One (1) per forty (40) auto stalls. Minimum of two (2). IY - 38 - 19 (Revised 08/14/95) z Q • W . f Uo w= N uj o U. g< w Z F— o: Z �- U o O F—' =w I— U o' w z. 052 0 z Parking and Loading Administrative Variance/18.38.080 Maii.M.V.MMZ:::::::::M::::::;s:::::::i1:.:?:':' muo,w.....- • - - - ... ' k l * , sbs:• .... :.: :s.s. ', ::::;::: ::, ›... ... s •:..:44:::***" 4' .4, • ..1, .1.%>-....,,....:::,;?:.:••.," M ait, , ,:,, "':**" .. ":':"0::::.:;:w4Mign:!tx:M?::;MM eliwedt%. . ....:ItiglArtit. - :4.'4 ....i..;..: 1*.:$ Ve::::ignri.:5:0::::::::::':::::W:::::::::::::VI " • eSpe wv:ImM. (minimum of , ..::" listed) .. tilldifiskiA •":, . % (minimumo. L ■ Theater and Auditorium . . . • . . One (1) space for each four and a half (4.5) fixed seats. If the theater or auditorium is a component of a larger. commercial development • the above parking standard may be modified to account for shared parking as provided in Section • 18.38.180 of this Code . One (1) per one- hundred (100) auto stalls. . Minimum of one (1). • • One (1) per twenty-five (25) auto stalls. Minimum of four (4). • Theater and Auditorium without fixed seats • . One (1) space for each three (3) permitted occupants. Maximum . building occupancy is •determined by the Fire Marshall. • See above . . • ' See above • . . • . RECREATION/AMUSEMENT • Bowling Alleys • • • • ' Five (5) spaces for each alley. One (1) per forty (40) auto stalls: Minimum of one (1). • One (1) per twenty (20) auto stalls. Minimum of four (4). Health Club • • • . Four (4) spaces for each thousand (1000) sq. ft. One (1) per forty (40) auto stalls. Minimum one (1). One (1) per ten (10) auto stalls. Minimum of four (4). . Skating Rinks and Other 'Commercial Recreation Five (5) spaces per thousand (1000) sq. ft. See Bowling, Alleys See Bowling • Alleys . RESIDENTIAL Accessory Dwelling Unit One (1) space per unit None None W - 38 - 20 (Revised 08/14/95) t z < • z • LLI2 -J 0 O 0 co • al I • u_ w 0 g u_ "f a Lu 1- 0 :E :3 :D 0 0 r= UJ uj () U- -- z Ld V) -1 0 Parking and Loading Administrative Variance/18.38.080 - iS}:•v "rJ. -••;r. r } }'• } "• }:•: ? ^.:r;r:•. w:J? Ya••!.w:a . i::.�;Y•}:w.•7 .:.•;y. :: .•' . . . v{+:{:}. • ,:. Y.,;i♦::r { ••^ CT . ..•.. {:i•::, Lv !}..{'�} v5}i:.{5,�•.)v•` . + :. .. {:♦} :: ':) .:••1 }r:} •.::.rw•.x: . x:. •i< Yv}+.'w+}. • w. :. ..':{ +'y vv.r{Y•S ::+ .^: ': •• :.;. x.\ T vC} ..: }::, •v:: • :..••'k;•.}n:r.}:: r • i} `• } : .ww:: v: : : :. .} ♦♦Y:; {i}•: .N} ,:J. }' ;v.:Y•^ `:5• : :• wi?Y:iY;•}..Y; :: r,• :i : ?] 4.xry;tx :• ? Yt•i.i.{ x+.F; ?w{�. ,:.?•:„ };: !{. !: • :rn.+.` .v. 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YY+ .. •L F. .y � r{ '' {..Y. }}: M.1"X'+, AY...Y'''' JP",..(•Wf{rilAS...1: }x • ,Cy' }F}rKilxn x•W} tiL•i Y b:r♦: }:,+f}•..YY••.;y ...Y+Y v ✓ , i:rr : 'l. ,'Y{ r?•� /.! , ?i . inI i lV •r:/ .Rn :};� ♦:%•rS.;''f.v .;h:+. :•".. y .yw u S'.YT v�'f:v�,r , ^ri•.r,. .n}: [ {: Jr{}r :.:.' . v:{,? ; : vi}•A. Y ;�.}u �i ', S ti•: : ^{• • {r•,. t.:S . .:�W t•x..%. ^..?.;v{ r . Sw : y i..v)v:,: i { ' :{.rr � „„:r.x:- J.•xi. ]. \V .w; �x'f iy H l /v-• A♦ ::rwr ♦ }";vry �wi/.✓ pwr,/ .J v p{ r > u : . i < r. . 5.Yx� :r:!lY •{�. H �M � •r: : , Ay : �. r. . / s• +:• . }.:mr {• L' ' •}:r.� �•}'{Y.` �.� .: f J • Y ” Y: 3`,'$ xrn^rrx:x ' Y R Y.'} xi.. ....]{ ” ,C� n4 W Bed and Breakfast . One (1) space in addition to space(s) required for the residential unit; One (1) per ten (10) auto stalls. Minimum of one (1). None Community Club Houses See Private Clubs or Lodges None One (1) per ten (10) auto stalls. Minimum of two (2). Cottage Housing ' • . • • One (1) space per unit or 1.5 space per unit if on- street.parking is not available along street frontage (One (1) space per twenty (20) linear feet). See Multifamily • See Multifamily . Elder Care home . One (1) space in addition to space(s) required for the residential unit. See Multifamily See Multifamily . . Fraternities, Sororities and Dormitories ' • .One (1) space for every three (3) beds, plus one • (1) space for the manager. See Multifamily Ten (10) per , dormitory, fraternity or sorority building. .Group Home • • One (1) space for each staff member plus one (1) space for every five . (5) residents. Additionally, one (1). space shall be provided for each vehide used in connection with the facility. One (1) per ten (10) auto stalls. Minimum of one (1). None . ,,...•,._. Parking and Loading Administrative Variance/18.38.080 i , imiON.4:: :re % ::. • ...., :.:. „ az...:s . :...4t.V ....<:"..; 0. Mi• .x.. Arnam ,. .<4... •,. :.,:.: ............ ...... .„, , ,..4 .4,4.... .. ..z4.1. - ...- 0•:: - ..., ,;:, *: :',..•:. 'It > • 4, .k:44.0 ''''',` :::•:4 :.• .X...... ti..'W%:. ir+. %: ''. "4::; .. •E•:... .44;.': '•%'''' *S 420:s" :$.41-c-- -4.:10i., :.:,.- - -:::.,. 'R W ::me•:.4.m&V.VP:',WP;:rg':"i:. ', .Itequire& rmin...m.:,... , ,,,,. „,..„„asipaces-4,....„ ..2;.. .. .. ...„.....,„, .::,. ..v..... C • .R..:':' *P"'' 4:' .......” '$'*..'"' :$.1:. '.... " 4 • ''. . (44". ?••••••4,04*..2%•.:',:, l''' .. ''''''''W.,0=vr..., ye:: :g: "'A. . :tir24.444... •:•>•V '•'.,..*,,,,4, "x \1. ... , • • .,*''`' ....,o,,1% IMIN:::::44:::::::::::pigiiiinr •••-• .: •:.: .•:::0:::::::::.. .:::. ... oFL1wG ;1.:§:::i?*:.:;:10::::iP,' . P ,... g: ,,,,, i,,, tA q;40.01*.* .: •:::::::::::::':::::::::::;:x:;•%:::::::::'-wft:::•'•":'W%. .:::::•••••:v.:::::::e ecpulre.&..ei .0:, .:::;:•:::::5:9;;:;:;:0,.;::* . ,Spaces -megggo-ozatr ••••*:... •.:. -,.... . . •;::::,.?.:2,...,.., .1-1 1.,› . . .. ................ Home Occupations • • • • • • • - • • • • . • • • • . Parking of customer or dient vehicles shall not create a hazard or • unusual congestion. If the Occupation requires any customers and clients to visit the premises at any one . time, at least two (2) off-street parking stalls shall be provided in addition to that required by the residence. Traffic generated by the home occupation shall not exceed. two (2) commercial vehicles per week. - . • None . • . • None • • • • . • • . • • • . • • • Mobile Home Park • . . • • • - • Two (2) spaces per lot or unit, whichever is greater. If recreation facilities are provided, one (1) space per ten (10) units or lots. None . • • .None . Multifamily Dwellings • • • • • . . • Three or more units shall provide one and one-half (1.5) off-street parking spaces per dwelling unit. None . . . . One (1) per five (5) auto stalls.One (1) per twenty-five (25) • auto stalls. Minimum of two (2). One (1) per ten (10) parking stalls. A minimum of two (2) stalls per building . when provided. 1: evise I :1 • Parking and Loading Administrative Variance/18.38.080 ..,.., ..., :::,: „,... - . ....., • en ................. . : .. , Parking .„...... e.... :n.. •e4........ .. ...... .4 ...X....too...v. wet., n .vet• ...wee .......e.W.0,0•000.W.W.WNMS ::.::.W of Iisted) , . .%. :i w14,, Single Family to include Duplex and Townhouse. • • Two (2) spaces per unit. • Note: parking spaces may be placed in • tandem (behind the other). DB, CS.H and RMH zone districts require one (1) space/unit. . None • • • None . • • . • Studio Apartinents. . . . • . . Apartments with one (1) • room enclosing all activities shall provide ffone (1) off-street parking space per dwelling unit . See Multifamily . • • See Multifamily mo::::::::::3::::.):::::::::::.?.:::::::::,::::::::::::w§:::,..,.::::?.:,::::::::§::::::.?;4:m-,....„...mm....,*...:.::::...,:::.;,:ii„....0:3,:...„,:s„:..?„...::::,:::::.:.:.::::i,:::„...,:3:::„.::::::.:,::.:::::::::::::::::::::::::::::::.:,:g..... •-•::""i::::::::::::::0*?:::::::orammi, ii• "."4!‘-`..:::.Aineffien-1,.V.:::•q.SMINFIMisatorftie-ArtateAttitANt.s.--..„,.:., ';:mire.trg.seR::::::. .. :i.:4-::::.:mv..:mo.miimuiim:?,•m::•,..:::::::::::::::=:..:•:::Temogiams::.;::?.::::.:::::.•=::,........:.:::....::,.:...:.:•:,.....:.....:.:::::.::5:smi::::m •••.............. ... ........,..w. Cafes, Bars and other drinking and eating establishments. . . Ten (10) spaces per - thousand (1000) sq. ft. See Retail See Retail Car. . . • • One (1) for each fifteen (15) square feet of gross floor area. • See Retail See Retail . . Fast Food ' . • • Ten (10) spaces per thousand (1000) square feet plus one (1) lane for each drive-up window with stacking space for six (6) vehicles before the menu board. . See Retail . . . . See Retail . . 18.38.120 BARRIER FREE PARKING REQUIREMENTS Handicapped parking requirements shall be provided as established by the 1991 Washington State Building Code. The parking standards contained within this Section represent those established by the 1991 Washington State Building Code. Any change in the State's IV - 38 -•23 (Revised 08/14/95) z w cc 6 0 00 CO 0 LIJ • u_ Lu 0 2 -71 I a 1.1-1 Z i-0 Z Lu C.) O (12 w. r: - 0! Z O f.12, 0 z Parking and Loading Administrative Variance/18.38.080 handicapped parking requirements shall preempt the affected requirements of this Section. 1. Accessible Parking Required Refer to the table below and RAC 51 -30, Parking Facilities, for required accessible parking spaces. Refer to Chapter 11 of the Uniform Building Code for building occupancy definitions. NUMBER OF ACCESSIBLE PARKING SPACES " II -38 -24 (Revised 08 /14/95) z 1— • re 6 UO Ill I, � W W O' J. lLQ °. H W m. ; 1-0: z W uj 2 � 0 'O N° :mill W; t11 Z;. N. ~ H; O z Title 33, Planning and Zoning 5/29/92 • p P Chapter 33.266 Parking and Loading E. Utility trailers and accessory recreation• al vehicles. Utility trailers and accessory recreational vehicles may not be parked or stored in required parking spaces. ' Utility trailers and accessory recreational vehicles may.be parked in other allowed parking areas, except they may not be parked between the front lot line and the building line. F . Inoperable vehicles. The outdoor accumulation and storage of inoperable, neglected, or discarded vehicles is regulated by Subsection 03.090 of Title 18, Nuisance Abatement and Noise Control. Bicycle Parking 33.266.200 Purpose Bicycle parking is required for some use categories to encourage the use of bicycles by providing safe and convenient places to park bicycles. The required number of spaces is lower . for uses that do not tend to attract bicycle riders and higher for those uses that do. 33.266.210 Required Bicycle Parking The required minimum number of bicycle parking spaces for each use category is shown on Table 266 -6. { 33.266.220 Bicycle Parking Standards A. Location. 1. Required bicycle parking must be located within 50 feet of an entrance to the building. With the permission of the Office of Transportation, bicycle parking may be located in the public right -of -way. 2. Bicycle parking may be provided within a building, but the location must be •` easily accessible for bicycles. B . Covered Spaces. 1. If motor vehicle parking is covered, required bicycle parking must also be covered. 2. ; If 10 or more bicycle spaces are required, then at least 50 percent of the bicycle spaces must be covered.. C . Signs: If the bicycle parking is not visible from the street, then a sign must be posted indicating the location of the parking facilities. D . Rack types and required areas. Bicycle racks and the area required for parking and maneuvering must meet the standards of the Office of Transportation. . 266 -11 z a _� w: 00 CO o ' tnw J M. H wO g Q. to °: 1. w. Z zI- LU uj U O E9-; w w O-. w z U 0): O. Chapter 33.266 Parking and Loading ' 5/29/92 Title 33, Planning and Zoning Table 266.6 Minimum Required Bicycle Parking Spaces Use Categories Minimum Required Spaces Residential Categories • Household Living Multi- dwelling — 2, or 1 per 10 auto spaces All other residential structure types — None Group Living 1 per 20 auto spaces Commercial Categories Retail Sales And Service, Office 2, or 1per 20 auto spaces, whichever is greater Drive -Up Vehicle Servicing none Vehicle Repair • none Commercial Parking Facilities, Commercial Outdoor Recreation, Major Event Entertainment 4, or 1 per 20 auto spaces, whichever is greater Self - Service Storage None • Industrial Categories • 2, or 1 per 40 spaces, whichever is greater . Service Categories Basic Utilities Park and Ride Facilities — 2, or 1 per 20 auto All others — none Community Service, Essential Service Providers, Parks And Open Area 2, or 1 per 20 auto spaces, whichever is greater Schools Highschools - 4 per classroom Middle schools - 2 per classroom Elementary schools - 2 per 4th and 5th grade classroom Colleges, Medical Centers Religious Institutions, Daycare Uses 2, or 1 per 20 auto spaces, whichever.is greater Other Categories Agriculture none . Aviation Facilities, Detention Facilities Per CU review • Mining, Radio And TV Towers, Utility Corridors none 266 -12 ` ?. w :A Go )L-v4. L-4-1 Section 4.1.60 - STANDARDS FOR OFF - STREET LOADING FACILITIES For every use or premise mentioned in Section 4.1.30 "c" and "d" in connection with every building . or part . thereof hereafter erected and having a gross floor area of 10,000 sq. ft or more, at least 1 off ;street loading space shall be provided on site. One additional space shall be provided for each additional 20,000 sq. ft or major fraction thereof. Off - street loading facilities shall conform with the following standards: a. Each loading berth shall be not less than 35 ft in length and 10 ft in width and shall have a minimum height clearance of 14 ft. Sufficient space for . turning and maneuvering of vehicles shall be provided on the site in accordance with the standard specifications established by the City Engineer. c. - Entrances and exits shall be provided at locations approved in accordance with applicable ordinances and statutes. No off - street loading facilities shall be required where buildings abut , a public alley in such a manner that loading operations can be conducted from said alley in accordance with applicable traffic and parking ordinances. e. Screening for off - street loading is required and shall be the same as screening for parking lots in accordance with Section 4.1.40. Section; 4.1.70 STANDARDS FOR BICYCLE ACCESS AND PARKING All bicycle parking facilities required in conjunction with development shall conform to the standards set forth in this section. Bicycle parking shall be located on site with safe, convenient access to the public right -of -way. a. Location:;., 1. Safe, convenient pedestrian access shall connect the bicycle parking area to the main entrance of the principle use of the site. If the bicycle parking area is located within the vehicle parking area, the bicycle facilities shall be separated from vehicular maneuvering areas by curbing or other barrier to prevent damage to parked bicycles. 3. Curb cuts shall be installed to provide safe, convenient access to bicycle parking areas. 4. Where bicycle parking facilities are not directly visible and apparent from the public right -of -way, entry and directional signs shall be used to direct bicyclists to the bicycle parking facility. 5. Bicycle parking facilities shall be placed in a convenient location near the main entrance of the site's principal use. 4.1 - 10 LDC 07/19/93 z Z CY w �. UO D' W I -J f. CO w0 u-Q CO 1 1- z' 1= o z1- ww U O N' o ) w w`; u. O .z: w • = O z 6. For security and convenience purposes, bicycle parking facilities shall be located in areas visible to the adjacent sidewalks and /or vehicle parking areas within the site. ▪ Dimensions 1. Bicycle parking spaces shall be a minimum of 6 ft in length and 2 ft in width. 2. Overhead clearance in covered areas shall be at least 7 ft. z 1 z w 3. A minimum 5 -ft wide aisle shall be provided beside or between each row of bicycle • o parking. w o • =' H. Nu_ w g Q. ci 2. Lockers and racks shall be securely anchored to the pavement or a structure. _; Z 3. Racks requiring user - supplied locks shall accommodate both cable and U- shaped locks. z Racks shall be designed and installed to permit the frame and both wheels to be 2 0 uj secured, with removal of the front wheel, or the frame and one wheel to be secured, o if both wheels remain on the bicycle. o -;. z w'. 4. Bicycle racks shall be designed to hold bicycles securely by means of the frame, in a LL w z. 0 X z Rack/Enclosure Standards 1. Bicycle parking facilities shall consist of either a lockable enclosure (locker) in which the bicycle is stored or a stationary object (rack) to which the bicycle may be locked. manner that will not cause damage to the wheels. Covering 1. All use types, with the exception of public parks and the Central Business District, a minimum of 50 percent of the required bicycle parking shall be covered. If covering is provided for vehicle parking, a proportionate amount of bicycle parking shall also be covered. However, at least the minimum amount specified in 1 and 2 above shall be provided. 3. Covering for bicycle parking facilities shall be permanent and shall provide protection from precipitation. 4. Covering may bp provided by an independent outdoor structure, a parking garage, a wide roof overhang, or a wide awning. Bicycle parking facilities may also be located within buildings, provided the other requirements of this section are met. • Lighting 1. For security and convenience purposes, lighting shall be provided in bicycle parking areas such that all facilities are thoroughly illuminated and visible from adjacent sidewalks and /or vehicle parking areas during all hours of use. 4.1 - 11 LDC 07/19/93 p AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON RELATING TO ZONING, AMENDING PORTIONS OF ORDINANCE NO. 1758 AS CODIFIED AT TITLE 18 OF THE TUKWILA MUNICIPAL CODE, CONCERNING OFF - STREET PARKING AND LOADING REQUIREMENTS; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the City desires to implement Comprehensive Plan policies and goals, and WHEREAS, the City undertook a Parking Study to evaluate parking conditions in its Urban Center, and WHEREAS, the City desires to continue providing adequate, convenient and safe off - street parking and loading areas through an update to the City's off - street parking and loading requirements code (TMC 18.56); and WHEREAS, the City desires to implement revisions to its Municipal Code to support the Commute Trip ~w Reduction (CTR) ordinance; 6 = JU 00 NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN co W AS FOLLOWS: J =. LL. Section 1. Section 18.06 of the Tukwila Municipal Code is hereby amended to add the following: w O 18.06.118 Bulk Retail. g "Bulk Retail" is a business or store that specializes in the sale of large goods, requiring large on -site storage. Bulk retail = a is further distinguished by a lower trip generation rate than other retail stores, as evidenced by a traffic study or other F- W appropriate analysis. Examples include furniture stores, appliance stores and other uses as approved by the Director. ? 18.06.353 General Retail. zo uj "General Retail" is a business or a store which engages in the sale of goods and /or services to the general public. Ex- amples include department stores and personal service shops. v N 0 18.06.567 Manufacturing. 0 �- "Manufacturing" is a building or group of buildings which specializes in the manufacturing of products or in the re- = v search and testing of products. Examples include factories, testing laboratories, creameries, bottling establishments, u. P'. bakeries, canneries, printing and engraving shops. — z U co 18.06.593 Office. "Office" is a building or a group of buildings dedicated to non - manufacturing types of work that are for the use of em- 0 F' ployees but may or may not be for use by the general public. Examples include services such as accounting, advertis- ing, architectural /engineering, consulting, information processing, legal, medical and /or dental. 18.06.687 Restaurant. "Restaurant" is an establishment whose principal business is the sale of foods to be eaten on the premises, including either indoor or outdoor seating, which may also include an area reserved for the sale of alcoholic beverages. 18.06.688 Restaurant, Fast Food. "Restaurant, Fast Food" means an establishment whose principal business is the sale of foods, frozen desserts, or bev- erages served in or on disposable containers for consumption while seated within the building or in a vehicle or inci- dentally within a designated outdoor area, or for takeout with consumption off the premises. 18.06.708 Senior Citizen Housing. "Senior Citizen Housing" is housing in a building or group of buildings with two or more dwelling and /or sleeping units, restricted to occupancy by at least one senior citizen per unit, and may include Food Preparation and Dining activities, Group Activity areas, Medical Supervision or other similar activities. Such housing is further distin- guished by the use of funding restrictions, covenants between the developer, tenants, operators and /or the City or other agreements that restrict the development to those individuals over 60 years of age. Senior Citizen Housing strategies may include provisions for units dedicated to persons under 60 years of age that have medical conditions consistent with definitions in the Americans with Disabilities Act; however, the population of disabled individuals may not exceed 20% of the residents. These facilities may not include populations requiring convalescent or chronic care, as defined under RCW 18.51. 18.06.823 Theater. "Theater" is a building or part of a building devoted to showing motion pictures or for dramatic, dance, musical or other live performances. 18.06.863 Usable Floor Area. "Usable Floor area" means that part of the floor area of any structure which is actually used from time to time for any commercial purposes, such as a sales area, display area, walkways or storage area. Parking calculation shall not in- clude common corridors designed for the circulation of people at non - retail establishments, restrooms, elevator shafts and stairwells at each floor, mechanical equipment rooms or attic spaces and exterior covered loading docks. 18.06.918 Warehouse. "Warehouse" is a building or group of buildings that are primarily for the storage of goods. Section 2. Sections 18.06.305,18.06.375,18.06.755 and 18.56.085 of the Tukwila Municipal Code are hereby repealed. Section 3. Section 18.56 of the Tukwila Municipal Code is hereby amended to read as follows: 18.56.010 Purpose. It is the purpose of this chapter to provide for adequate, convenient, and safe off - street parking and loading areas for the different land uses described in this title. 18.56.020 Chapter application. Off - street parking and loading spaces shall be provided as an accessory use in all zones in accordance with the re- quirements of this chapter, at the time any building or structure is erected, enlarged or at the time there is a change in its principal use. 18.56.030 Reduction of existing parking spaces. Any off - street parking area already in use or established hereafter shall not be reduced below the limits required by this chapter by the construction of any addition to a building or structure, nor by the erection of an additional build- ing or structure on the property. Any change of principal and /or secondary use must meet the parking requirements of the new use. 18.56.040 General requirements. Any required off - street parking and loading facilities shall be developed in accordance with the following standards: 1. Location. a. Any on- premises parking area which contains parking stalls located more than 1,000 feet from the principal use shall require Board of Architectural Review approval for the entire parking lot. - a fff IS: ) ar -'ng area shall- be-pro ided-throug • ee • or - . -fie • •.• -. le: all • ' di g t a nt`r •.! •�'a ±! /h- �:f w�i 1 /� / r - ` - ` ,19 � as � 1 • % g pu'rssuant to the! - � u remen s and e es se t og e / :o a •,1 ... leg !! pro e• ures o the C• • • I on: s- r is c... o th e 2. Minimum parking area dimensions for surface and structured parking facilities shall be as provided in Figure 18 -6. 3. Tandem Parking Spaces. In the MDR and HDR zones, tandem spaces (where one car is parked directly behind another) will be allowed for each three bedroom and 1/3 of all two bedroom units. No more than 1/3 of all project parking spaces may be tandem and all tandem parking spaces will be designed for full size rather than compact size vehicles based on the dimensions in Figure 18 -6. 4. Parking Area and Parking Area Entrance and Exit Slopes. The slope of off - street parking spaces shall not exceed 5 %. The slope of entrance and exit driveways providing access for off - street parking areas and internal driveway aisles without parking stalls shall not exceed 15 %. 5. Driveways and Maneuverability. a. Adequate ingress to and egress from each parking space shall be provided without moving another vehicle and without backing more than 50 feet. b. Turning and maneuvering space shall be located entirely on private property unless specifically approved by the Public Works Director and the Board of Architectural Review. c. All parking spaces shall be internally accessible to one another without reentering adjoining public streets. d. When off - street parking is provided in the rear of a building and a driveway or lane alongside the building provides access to rear parking area, such driveway shall require a minimum width of twelve feet and a sidewalk of at least a three -foot section, adjoining the building, curbed or raised six inches above the driveway surface. e. Ingress and egress to any off - street parking lot shall not be located closer than 20 feet from point of tangent to an intersection. f. The Public Works Director or Planning Commission may require ingress separate from an egress for smoother and safer flow of traffic. 6. The Director may require areas not designed or approved for parking to be appropriately marked and /or signed to prevent parking. 7. Surface. a. The surface of any required off - street parking or loading facility shall be paved with asphalt er, concrete or other similar approved material (s) and shall be graded and drained as to dispose of all surface water, but not across sidewalks. ZONEPARK.DOC 4/23/97 2 z ~w re 6 JU 00 (0 CI W • = CO J H w 0 J �¢ co o. w H= Z �. zI- 0 O H w• w F- -. wz UW F= _ O~ z b. All traffic - control devices, such as parking stripes designating car stalls, directional arrows or signs, bull rails, curbs and other developments shall be installed and completed as shown on the approved plans. c. Paved parking areas shall use paint or similar devices to delineate car stalls and direction of traffic. d. 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. e. Wheel stops shall be required on the periphery of parking lots so cars will not protrude into the public right -of -way, walkways, off the parking lot or strike buildings. Wheel stops shall be two feet from the end of the stall of head -in parking. 8. Parallel parking stalls shall be designed so that doors of vehicles do not open onto the public right -of -way. 9. Obstructions. No obstruction which would restrict car door opening shall be permitted within five feet of the centerline of a parking space. 10. Lighting. Any lighting on a parking lot shall illuminate only the parking lot, designed to avoid undue glare or reflection on adjoining premises. 11. Curb -cuts. All parking areas shall have specific entrance and /or exit areas to the street. The width of access roads and curb -cuts shall be determined by the Public Works Director. The edge of the curb -cut or access road shall be as required by the Public Works Director for safe movement of vehicles or pedestrians. Curb -cuts in single - family districts shall be limited to a maximum of 20 feet in width and the location shall be approved by the Public Works Director. 13. Parking stalls shall not be used for permanent or semi - permanent parking or storage of trucks or materials. 18.56.050 Required number of parking spaces. The minimum number of off - street parking spaces for the listed uses shall be as shown in Figure 18 -7. Minimum park- ing requirements shall be maintained over the life of the original or primary use. Any additional uses, either secon- dary or accessory in nature, must have parking available that does not impact the minimum parking of the original or primary use. This extends to parking spaces used for park- and -fly lots or use of parking for storage or outdoor displays. FIGURE 18.7 18.56.050. Required number of parking spaces for automobiles and bicycles. Use Automobile Standard Bicycle Standard Single - family and multi - family dwell- ings 2 for each dwelling unit; additional parking may be required for home occupations and accessory dwelling units as otherwise proved by this title. For multi - family, l space per 10 parking stalls, with a minimum of 2 spaces. No requirement for single family. Senior Citizen Housing For 15 units or less, l space per dwelling unit. For 1 space per 50 parking stalls, with a dwellings with more than 15 units, a minimum of minimum of 2 spaces. 15 spaces are required, plus l space per 2 dwelling units. excluding-retail-sales Churches, mortuaries and funeral homes 1 for each 5 4 fixed seats 1 space per 50 parking stalls, with a minimum of 2 spaces. Colleges, Universities, Vocational Shall be determined by Planning Commission, 1 space per 50 parking stalls, with a Schools and other post - secondary educa- based on an evaluation of information concern- minimum of 2 spaces. tional institutions ing traffic generated by proposed use. Convalescent /nursing /rest homes 1 for every 4 beds with a minimum of 10 stalls 1 space per 50 parking stalls, with a minimum of 2 spaces. • . lt. - Food stores and markets 1 for each 300 square feet of grass usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. High schools 1 for each staff member plus 2 for every 5 students or visitors 1 space per 50 parking stalls, with a minimum of 2 spaces. Hospitals 1 for each bed 1 space per 50 parking stalls, with a minimum of 2 s •aces. Hotels and motels 1 for each room, plus one employee space for each 1 space per 50 parking stalls, with a 20 rooms, rounded to the next highest figure minimum of 2 spaces. Inclustr-ial-buildiRgs - Manufacturing 1 for each 1,000 square feet of grass usable floor 1 space per 50 parking stalls, with a area minimum of 2 spaces. Office, commercial and professional 2,5 3_0 for each 1,000 square feet of grass usable 1 space per 50 parking stalls, with a buildings, banks, dental and medical clinics floor area minimum of 2 spaces. Outdoor sports areas or parks Shall be determined by Planning Commission 1 space per 50 parking stalls, with a minimum of 2 spaces. • ZONEPARK.DOC 4/23/97 3 Places of public assembly, including auditoriums, exhibition halls, commu- nity clubs, community centers (e The Director shall determine the number of re- quired parking spaces, within-the following 1 space per 50 parking stalls, with a, minimum of2spaces. range with a: 100,000 ' • •• •• Minimum of 1 space for every 100 square-feet of assembly area. Maximum f-1-spac-e-fgr-every60 - the-Gity Trila), theaters, y -of and private clubs. -&g„ar. tof assemblyarea. To ensure parking adequacy for each proposal, the Director may consider the following: a. A parking study or documentation paid for by the applicant and administered by the City regarding the actual parking demand for the proposed use, or b. Evidence in available planning and technical studies relating to the proposed use. ..- ..._ •.. •- !!..- 625,000 _. by-the-City-of-T-ultwila ... - .•.. - :- -- -- •rea Post offices 3 for each 1,000 square feet of gross usable floor 1 space per 50 parking stalls, with a area minimum of 2 spaces. Public facilities, including libraries, police and fire stations Shall be determined by the Planning Commission 1 space per 50 parking stalls with a minimum of 2 spaces. Restaurant 1 for each 100 square feet of gross usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. Restaurant, Fast food 1 for each 50 square feet of usable floor area. Fifty 1 space per 50 parking stalls, with a percent of any outdoor seating area will be added minimum of 2 spaces. to the usable floor area for parking requirement calculations. Retail Sales, Bulk 2.5 for each 1,000 square feet of gross usable floor 1 space per 50 parking stalls, with a area minimum of 2 spaces. Retail sales, General 4 for each 1,000 square feet of grass usable floor 1 space per 50 parking stalls, with a area if located within the TUC or TVS zoning districts; 2.5 for each 1,000 square feet of gross usable floor area if located in any other zoning minimum of 2 spaces. district. Sohools,-including Eelementary,- and Junior high,-private and parochial 1.5 for each staff member 1 space per classroom schools Shopping center (mall), planned, per gross usable floor area size, as listed below 6500,000 sq. ft. or larger 5 for every 1 sq. ft.;rectaurantfactor_ minus- 1 space per 50 parking stalls, with a ,000 • • -• '!' • - : -.. -.. - - • I.0 - -.; minimum of2spaces. over-initial-7-50-seats - - - - -- - /100,000 599,999 sq. ft, • t - - ! ! • • •. • . .t. • . e: .. _ .. .. - seats • - !!- . .. 100,000 199,999 sq. ft, • - - - 1.1!!! - • . .. - - - - - .. - tlal -450 seats 25,000 - 499,999 sq. ft. 4 for every 1,000 sq. ft.; restaurant factor plus 10 1 space per 50 parking stalls, with a • -- M., - : -•• -- - •-• minimum of2spaces. .. - ablearea Taverns 1 for every 4 persons based on occupancy load. 1 space per 50 parking stalls. with a minimum of 2 spaces. Theaters 1 for every 4 fixed seats. If seats are not fixed,1 per 1 space per 100 seats, with a minimum 3 seats, with concurrence of Fire Chief, consistent of 2 spaces. with maximum allowed occupancy Warehousing 1 for every 2,000 square feet of gross usable floor 1 space per 50 parkingstalls, with a area minimum of 2 spaces. 18.56.060 Loading space requirements. 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 or alleys. For all office, commercial, and industrial uses, each loading space shall consist of at least a ten -foot by 30 -foot loading space with 14 -foot height clearance for small trucks such as pickup trucks, or a 12 -foot by 65 -foot loading space with 14 -foot height clearance for large trucks, including tractor - trailer large spaces. The prescribed number of spaces required are as follows: Loading Space Requirements Square Feet of Gross Floor Area (Except Basement Area) Number of Spaces Office Buildings, Hotels, Hospitals, and Institutions 1 3,000 to 100,000 2 100,000 to 335,000 3 335,000 to 625,000 4 625,000 to 945,000 5 945,000 to 1,300,000 ZONEPARK.DOC 4/23/97 4 6 1,300,000 to 1,695,000 7 1,695,000 to 2,130,000 8 2,130,000 to 2,605,000 9 2,605,000 to 3,120,000 10 3,120,000 to 3,675,000 Number of Spaces Other Commercial and Indus - trial Buildings (30% minimum large spaces) 1 Under 10,000 2 10,000 to 25,000 3 25,000 to 85,000 4 85,000 to 155,000 5 155,000 to 235,000 6 235,000 to 325,000 7. 325,000 to 425,000 8 425,000 to 535,000 9 535,000 to 655,000 10 655,000 to 775,000 11 775,000 to 925,000 These requirements may be modified as a Type 4 decision, where the Planning Commission or, on appeal, the City Council finds that such reduction will not result in injury to neighboring property or obstruction of fire lanes or traf- fic and will be in harmony with the purposes and intent of this chapter. 18.56.070 Cooperative Shared, covenant or complementary parking facility -strategies. • e ... - street parking facility, the total requirements for off - street parking and loading facilities shall be at least the sum of or, on appeal, the City Council. 1) Shared Parking. When two (2) or more property owners agree to enter into a shared parking agreement, the set- backs and landscaping requirements on their common property line(s) may be waived with that land used for park- ing, driveway and /or building. 2) Covenant Parking. When off -site parking is provided on a lot other than the lot of the use to which it is accessory, the following conditions shall apply: (a) A covenant between the owner or operator of the principal use, the owner of the parking spaces and the City stating the responsibilities of the parties shall be executed. This covenant and accompanying legal descriptions of the principal use and the lot upon which the spaces are to be located shall be recorded with King County, and a copy with the recording number and parking layouts shall be submitted as part of any permit application for devel- opment. (b) The covenant lot must be within 800 feet of the primary commercial use or a shuttle service to the use must be provided with its route, service and operations approved by the Director. (3) When any Shared or Covenant parking agreement between parties, as referenced in subsections 1 & 2 above, is modified or terminated, the owner of the parking spaces shall be responsible for notifying the Director. In this event, all affected parties shall provide documentation that a minimum of fifty (50) percent of the required minimum park- ing will be available within ninety (90) days following termination of the agreement, with the remainder to be avail- able 365 days following termination of the original agreement. If a variance is sought, the application must be sub- mitted within fourteen (14) days of the signed agreement to terminate and the reduction in parking spaces will only be allowed if the variance is approved. (4) Complementary Parking. A complementary use is a portion of the development that functions differently than the primary use but is designed to serve or enhance the primary land use without creating additional parking needs for the primary traffic generator. Up to 10% of the useable floor area of a building or facility may be occupied by a complementary use without providing parking spaces in addition to the number of spaces for the principal use. Ex- amples of complementary uses include pharmacies in hospitals or medical offices, food courts or restaurants in a shopping center or retail establishments. (5) Applications for shared, covenant or complementary parking shall be processed as Type 2 decisions, pursuant to TMC 18.108.020. 18.56.080 Parking for the handicapped. ZONEPARK.DOC 4/23/97 5 z w re 6 JU 00 J = • w0 �a CO =d I.. w Z� t— O .Z w 2 :D. 0 '0 =, .o ww O wz F- H. 0 z wa abled- overtime parking permit en or in their vehicles. All parking provided for the handicapped, or others meeting definitions of the 1991 Americans with Disabilities Act (ADA), shall meet requirements of the Chapter 11 of the 1994 Uniform Building Code, as amended by Washington Administrative Code, section 51.30, et seq. 11 Definitions. For purposes of this chapter: 1. "Commercial vehicle" means a. Any truck over 8,000 pounds gross vehicle weight, the principal use of which is the-transportation of commodities, merchandise, produce, freight or animals, or b. Bu ozers, ^cranes and similar construction equipment; dential district, except: 1. While loading or unloading; 2. When necessary to avoid conflict with other traffic or in compliance with law or the directions of a peace officer or a traffic control device; or 3. In order to make recurring repairs. C. Penalty. Any person violating shall, upon conviction thereof, be punished by a fine of not more than $500.00 and /or imprisonment for not more than 90 days. 18.56.090 Compact car allowance. A. A maximum of 30% of the total required off- street parking stalls may be permitted and designated for com- pact cars. B. Each compact stall shall be designated as such, with the word COMPACT printed onto the stall, in a mini- mum of eight (8) inch letters and maintained as such over the life of the use of both the space and the adjacent struc- ture it serves. C. Dimensions of compact parking stalls shall conform to the standards as depicted in Figure 18-6 of this chapter. D. Compact spaces shall be reasonably dispersed throughout the parking lot. 18.56.100 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 in this chapter. 18.56.110 Landscaping and screening. Landscaping and screening requirements shall be as provided in the Landscape, Recreation, Recycling/ Solid Waste Space Requirements chapter of this title. 18.56.120 Filing of plans. Detailed plans of off - street parking areas, indicating the proposed development including the location, size, shape, design, curb -cuts, adjacent streets, circulation of traffic, ingress and egress to parking lots and other features and ap- purtenances of the proposed parking facility, shall be filed with and reviewed by the DCD. The parking area shall be developed and completed to the required standards before an occupancy permit for the building may be issued. 18.56.130 Development standards for Bicycle Parking 1. Required number of bicycle parking spaces. The required number of parking spaces for bicycles are included in TMC 18.56.050, Figure 18 -7. 2. Location a) Required bicycle parking must be located within fifty (50) feet of an entrance to the building or use b) Bicycle parking may be provided within a building, but the location must be accessible for bicycles ZONEPARK.DOC 4/23/97 6 3. Safety and Security a Le itimate bic cle s . aces are individual units within ribbon racks inverted 'U' racks lockin wheel racks lockers, or other similar permanent structures. b) If bicycle lockers are used, windows and /or view holes must be included to discourage improper uses c If bic cle • arkin is not visible from the street a si ' n must be . osted indicatin' the location of the bic cle parking spaces d) All bicycle parking must be separated from motor vehicle traffic by a barrier, curb, post, bollard or other similar device 4. Process Upon application to and review by the Planning Commission, subject to a Type Four (4) decision process outlined in TMC 18.108.040, the bicycle parking requirements may be modified or waived, where appropriate. 18.56.140 Administrative Variance from Parking Standards. 1. General a) A request for an administrative variance from required parking standards must be received prior to any issuance of building or engineering permits. Administrative variances are only eligible for requests for reductions of required parking between one (1) and ten (10) percent. Requests for reductions from minimum parking standards in excess of ten (10) percent must be made to the Planning Commission. b) The project developer shall present all findings to the Director prior to any final approvals, including design review, conditional use permit review, building review or any other permit reviews required by the Director 2. Criteria a) All requests for reductions in parking shall be reviewed under the criteria established in this section. b) In addition to the following requirements, the Director may require specific measures not listed to ensure that all impacts with reduced parking are mitigated. Any spillover parking which cannot be mitigated to the satis- faction of the Director will serve as the basis for denial. A reduction may be allowed, pursuant to either an Adminis- trative variance or requests to the Planning Commission, after: i) All shared parking strategies are explored ii) On -site park and ride opportunities are fully explored iii) The site is in compliance with the city's commute trip reduction ordinance or, if not an affected em- ployer as defined by the city's ordinance, agrees to become affected iv) The site is at least 300 feet away from a single - family residential zone v) A report is submitted providing a basis for less parking and mitigation necessary to offset any nega- tive effects 3. Process a) An applicant shall submit evidence that decreased parking will not have a negative impact on surround- ing properties or potential future uses. This may take the form of a brief report for administrative variances. De- creases in excess of ten (10) percent must be made to the Planning Commission. The Director may require additional studies to ensure that negative impacts are properly mitigated. A complete and detailed Parking Demand study is required for requests reviewed by the Planning Commission. b) All site characteristics should be described in report, including i) Site accessibility for transit ii) Site proximity to transit, with fifteen (15) to thirty (30) minute headways iii) Shared use of on -site parking iv) Shared use of off -site parking v) Combined on -site parking vi) Employee density vii) Adjacent land uses 4. Review Applications for Administrative Variances for reductions below minimum parking requirements between 1 and 10 percent shall be processed as Type 2 decisions, pursuant to TMC 18.108.020. Applications for reductions from mini- mum parking requirements in excess of 10 percent shall be processed as Type 4 decisions, pursuant to TMC 18.108.040, including a hearing before the Planning Commission. Section 4. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five (5) days after passage and publication as provided by law. ZONEPARK.DOC 4/23/97 7 Section 5. Severability. If any section, sentence, clause or phrase of this ordinance should be held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the va- lidity or constitutionality of any other section, sentence, clause or phrase of this ordinance. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this . day of ,1997. ATTEST /AUTHENTICATED: Jane E. Cantu, City Clerk APPROVED AS TO FORM: By Office of the City Attorney FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: PUBLISHED: EFFECTIVE DATE: ORDINANCE NO: ZONEPARK.DOC 4/23/97 John W. Rants, Mayor z. JU UO. • U) W i W =; I-; W O' g "J; .. u- Q Di Z W W D O Ni` W W - O; Z` 111 U— H O z A F F I D A V I T O F D I S T R I B U T I O N I, Sylvia McMullen hereby declare that: O Notice of Public Hearing Lj Determination of Non - significance fl Notice of Public Meeting Ei Mitigated Determination of Nonsignificance ❑ Board of Adjustment Agenda J Determination of Significance Packet and Scoping Notice O Board of Appeals Agenda ❑Notice of Action Packet OPlanning Commission Agenda .❑Official Notice Packet Q Short Subdivision Agenda Packet X Other DRAFT Off- Street Parkina .$ Loading Regulations O Notice of Application for O Other Shoreline Management Permit O Shoreline Management Permit was mailed to each of the following addresses on 2 -18 -97 William R. Cooper 4012 South 158th Street #D Tukwila, WA 98188 John Kroll THE BOEING COMPANY PO Box 3707 M/S 14 -49 Seattle, WA 98124 -2207 Name of Project L 0 ovxi \LA ''" SignatureC , ACM2 L File Number L..ab o ©lvL{ f P -Y-\N• k CD- ?\\3 \S\ori z re 1.1 6 JU: U O. U U' w =: 1. w O; ti Qi =d o zt- LLI io w w` V: - O: • Z Lil •O City of Tukwila John W Rants, Mayor Department of Community Development Steve Lancaster, Director January 28, 1997 Interested parties: On February 6, 1997 at 6:00 p.m., the Tukwila Planning Commission will be holding a public meeting concerning revisions to Tukwila Municipal Code (TMC) 18.56, Off - street parking and loading requirements. This public meeting follows a public hearing held on January 23, 1997 concerning revisions to the city's parking code. The Planning Commission is in the process of developing their recommendation to the City Council on the revisions. You are cordially invited to attend this session. The meeting will be held in Conference Room 5 on the second floor of the Minolta Building, 6300 Southcenter Blvd. If you have any questions or comments prior to this meeting, you can contact me at 433 -7142. Sincerely, Michael Jenkins Assistant Planner c:1m soffice... parking1124wspc.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 A F F I D A V I T O F D I S T R I B U T I O N Yrkbil-ei hereby declare that: LJ Notice of Public Hearing (Notice of Public Meeting fl Board of-Adjustment Agenda Packet LI Board of Appeals Agenda Packet 0 Planning Commission Agenda Packet O Short Subdivision Agenda Packet O Notice of Application for Shoreline Management Permit fl Shoreline Management Permit O Determination of Non - significance 0 Mitigated Determination of Nonsignificance 0 Determination of Significance and Scoping Notice O Notice of Action D Official Notice Other Other wa mailed to each of the following addresses on Zu_ oGrita- Name of Project 1 M(1 , / 16 (P File Number City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 -2599 City of Tukwila Bill Arthur Segale Development Co. 18000 Andover Park W. Tukwila, WA 98188 Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 -2599 George Rockwell The Andover 'Company 415 Baker Blvd., #200 Tukwila, WA 98188 . • Q •. ~ W. • rpO J Ui • UO' W =i • J 1 • .N LL • 'WO J'. LL Q: Z.Fi •1—. O Z F-; W; W W 'I U. ti.i •z: Hi.. Z• City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 -2599 City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 -2599 Fred McConkey 3006 Northup Way.#101 Bellevue, WA 98004 Howard Turner 18420 — 24th P1 N.E. Seattle, WA 98155 A F F I D A V I T D Notice of Public Hearing ❑ Notice of Public Meeting []Board of Adjustment Agenda Packet Board of Appeals Agenda Packet Planning Commission Agenda Packet Ll Short Subdivision Agenda Packet fl Notice of Application for Shoreline Management Permit D Shoreline Management Permit O F D I S T R I B U T I O N hereby declare that: 0 Determination of Non - significance 0 Mitigated Determination of Nonsignificance ODetermination of Significance and Scoping Notice D Notice of Action 0 Official Notice 0 Other A /14 (� (I (,(14/L 0 Other s mailed to each of the following addresses on Name of Project 1 MC [8'..51-e" File Number Signatur� ) , Wk6rt(7 12' EQUITEC R E INVESTORS 617 INDUSTRY DR TUKWILA WA 98188 SOUTHCENTER OFFICE PARK C/O COLLIERS RE SVCES 20206 72ND AV S KENT WA 98032 SOUTHCENTER CORPORATE SQUARE C/O JSH PROPERTIES INC 1005 ANDOVER PARK E TUKWILA WA 98188 POER MARVIN F & COMPANY 500 108TH AV NE #780 BELLEVUE WA TERRY FARDEN ASSOCIATED GROCERS INC PO BOX 3763 SEATTLE WA 98118 HEATHER A CUMMING 333 S GRAND SUITE 1170 LOS ANGELES CA 90071 SUE BULLINGTON NORDSTROM DISTRIBUTION - CENTER 1201 ANDOVER PARK E SEATTLE WA 98188 GARY J OAKLAND BOEING EMPLOYEES CREDIT UNION 12770 GATEWAY DR TUKWILA WA 98168 MARK BENEDUM HIGHLINE COMMUNITY HOSPITAL 12844 MILITARY RD S TUKWILA WA 98168 MCCONKEY DEVELOPMENT 3006 NORTHUP WY SUITE 101 BELLEVUE WA 98004 PACIFIC GULF PROPERTIES 631 STRANDER BL STE G TUKWILA WA 98188 STEVE CROCKER TRAMMELL CROW COMPANY 5601 SIXTH AV S SEATTLE WA 98108 KOLL MGMT SERVICES INC 19515 NORTH CREEK PKWY #214 BOTHELL WA SEGALE M A INC PO BOX 88050 TUKWILA WA 98188 ELIZABETH J WARMAN THE BOEING COMPANY PO BOX 3707 #MS 14 -49 SEATTLE WA 98124 -2207 LARRY MEAD AMERICAN ENVELOPE COMPANY 401 ANDOVER PARK E SEATTLE WA 98188 GARY PARSONS PITNEY BOWES 116 ANDOVER PARK E TUKWILA WA 98188 GARY SEVERSON FIRST INTERSTATE BANK 6801 S 180 ST TUKWILA WA 98188 THOMAS JOHNSON KENWORTH TRUCK COMPANY 8801 E MARGINAL WY S SEATTLE WA 98108 DANIA FURNITURE 1251 ANDOVER PK W TUKWILA WA 98188 SBP GENERAL PARTNERSHIP 617 INDUSTRY DR TUKWILA WA 98188 TUKWILA II ASSOC C/O MANAGEMENT NORTHWEST 120 W DAYTON #C -1 EDMONDS WA 98020 MARRIOTT INTERNATIONAL INC 10400 FERNWOOD RD /DEPT 938 BETHESDA MD SCHNEIDER HOMES INC 6510 SOUTHCENTER BL TUKWILA WA 98188 RAY UBIS UNITED STATES POSTAL SERVICE 2445 3RD AV S SEATTLE WA 98134 -8512 KATHY PETERSON THE BON MARCHE 17000 SOUTHCENTER PARKWAY TUKWILA WA 98188 DENIS KELLER XEROX CORPORATION 6400 SOUTHCENTER BL TUKWILA WA 98188 NICK SCIOLA HARTUNG GLASS INDUSTRIES INC 17830 W VALLEY HWY SEATTLE WA 98188 GARY GROUT KING COUNTY -METRO 11911 E MARGINAL WY TUKWILA WA 98168 JOHN- J HARNISH N '.0 MACHINERY COMPANY 17035 W VALLEY HWY TUKWILA WA 98188 JOHN W RANTS CITY OF TUKWILA 6200 SOUTHCENTER BL TUKWILA WA 98188 DAVID HEERENSPERGER EAGLE HARDWARE & GARDEN 101 ANDOVER PARK E SUITE 200 TUKWILA WA 98188 LORETTA PAIN SW KING CO CHAMBER COMMERCE PO BOX 58591 SEATTLE WA 98138 JEWELL MORRIS NORDSTROM 100 SOUTHCENTER MALL SEATTLE WA 98188 JERRY MCDONALD UNITED PARCEL SERVICE 550 ANDOVER PARK W TUKWILA WA 98188 JACK BUNT THE JORGENSEN FORGE CORPORATION 8531 E MARGINAL WAY S SEATTLE WA 98108 BRYAN PARK OF ONYX HOUSING CORPORATION PO BOX 17143 SEATTLE WA 98107 -0843 RANDAL GARDINER RED DOT CORPORATION 495 ANDOVER PARK E TUKWILA WA 98188 DOLLY WRIGHT GROUP HEALTH COOPERATIVE OF PUGET SOUND 801 SW 16TH RENTON WA 98055 DOUG LINDAL LINDAL CEDAR HOMES 4300 S 104 PL TUKWILA WA 98178 MICHAEL HANSEN SOUTHCENTER MANAGEMENT 633 SOUTHCENTER SEATTLE WA 98188 MALL Z • . _H .0 0 W = I--; W O, • • LL-J • =a: I- 1—O ZF- 'w.w; D so uy !O Hi W W` ;F-. V! U (0. • Z RECEIVED JAN 2 7 1997 DCOMM JNlTY�o McCONKEY DEVELOPMENT COMPANY Acquisitions • Development • Property Management January 24, 1997 Mr. Michael Jenkins Assistant Planner City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tunwila, WTA 98188 RE: Proposed Revisions to Parking Code Dear Mr. Jenkins: I testified at the public hearing on January 23, 1997, and voiced my support for the proposed parking changes. The McConkey Development Company owns and manages several commercial properties along East Marginal Way South, just south of the Boeing Access Road. The proposed code revisions give more flexibility to landowners in managing the properties and the parking uses. A landlord needs to provide adequate parking in order to lease buildings and satisfy tenants. These code revisions allow landowners of larger parcels to balance parking needs among various tenants. These parking code revisions also support the themes and concepts of Vision 2020, and the Metropolitan Transportation Plan. In order to reduce traffic and congestion, more workers need to use the bus :tcm bicycles and the RTA in coining W 1 1 . need to use the bus sy' a�+ a�, �� � years. We are iil.l�c�'CS`y' seeing a trend at our properties for workers to make use of the bus system, carpool and some bicycles. These parking code revisions take a more realistic look at the future for parking management by landowners. I support the revisions as proposed to the parking code. Sincerely, Fredrick W. McConlky FWM:sls C ; \DOCS\MDC\MARV ENKIN S.LTI 3006 Northup Way, Suite 101 Bellevue, WA 98004 Fredrick W. McConkey PRESIDENT & MANAGING GENERAL PARTNER PHONE (206) 889.1180 FAX (206) 822.9393 AFFIDAVIT OF DISTRIBUTION hereby declare that: • A Notice of Public Hearing ODetermination of Non- significance Notice of Public Meeting ElMitigated Determination of Nonsignificance 0 Board of Adjustment Agenda ODetermination of Significance Packet and Scoping Notice OBoard of Appeals Agenda ['Notice of Action Packet OPlanning Commission Agenda 0Official Notice Packet O Short Subdivision Agenda 1:1 Other • Packet ONotice of Application for 00ther Shoreline Management Permit 0Shoreline Management Permit was jna-i-rea to each of the following addresses on tfri °17 (94r. 4qc`'IL 5e--fte-L Name of ProjectkiA File Number, • • �ii ..• z < • 1- , ' Z ce2 6 0 _i C.) 0 w ai 0 g—J IL < D M. a Z I- 0 Z LLI ui 0 o • LLJ I 6. z c.)w 0 PUBLIC NOTICE City of Tukwila Notice is hereby given that the City of Tukwila Planning Commission and Board of Architectural Review will be holding a public hearing at 7:00 p.m., on January 23,1997; in the City Hall Council Chambers located at 6200 Southcenter Blvd. to discuss the following: BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING (OLD BUSINESS) CASE NUMBER: APPLICANT: REQUEST: LOCATION: CASE NUMBER: APPLICANT: REQUEST: LOCATION: CASE NUMBER: APPLICANT: REQUEST: LOCATION: CASE NUMBER: APPLICANT: REQUEST: LOCATION: L96 -0010: Econolodge Johnny Cheng Design review approval of revised design for 38 unit hotel. 4006 S. 139th, Tukwila. PLANNING COMMISSION PUBLIC HEARING L96 -0072 City of Tukwila Update of Subdivision Ordinance. City Wide. - L96 -0064 City of Tukwila Revisions to TMC 18.56, Off - Street Parking and Loading requirements. City Wide. L96 -0061: GTE Paul Ingraham Conditional Use Permit approval to place a cellular antennae on the Doubletree Suites Hotel rooftop. 16500 Southcenter Pkwy, Tukwila. BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING (NEW BUSINESS) CASE NUMBER: L96 -0063: Chevron APPLICANT: Chevron /Lakha Investments Co. REQUEST: Design review approval of a 4 -bay gas station and 2,200 square foot convenience store. LOCATION: Pacific Hwy S at the corner of South 146th Street, Tukwila. Persons wishing to comment on the above cases may do so by written statement, or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division at 431 -3670. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: Seattle Times January 10, 1997 Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, File. z z: ccw J0 O 0. 0n cow w =. . N LL w O. ga• _ LL?. a. ▪ w, _.. z �. �--O wF-, in U O Nz 01- 'w uj z, w N; 0 CITY OF TUKWILA DETERMINATION OF NONSIGNIFICANCE (DNS) DESCRIPTION OF PROPOSAL: SEPA for city -wide code amendments to TMC Title 17 and chapter 18.56. PROPONENT: CITY OF TUKWILA DCD LOCATION OF PROPOSAL, INCLUDING STREET ADDRESS, IF ANY: ADDRESS: PARCEL NO: SEC /TWN /RNG: LEAD AGENCY: 6200 SOUTHCENTER BL 359700 -0282 (subdivisions) and TMC 18.56 (off- street parking) CITY OF TUKWILA FILE NO: E96 -0033 The City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21c.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. ******************************************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** This determination is final and signed this day of j\N -ll%a 199 Se1cc Steve Lancaster, Responsible Official City of Tukwila, (206) 431 -3670 6300 Southcenter Boulevard Tukwila, WA 98188 Copies of the procedures for SEPA appeals are available with the Department of Community Development. z H Z ce aa JU U O; N O to W W= CO u W 0. LL < co w z o z 1-? W w U� - O in 1.- W U. .z 0 I— W A F F I D A V I T Notice of Public Hearing D Notice of Public Meeting O Board of Adjustment Agenda Packet LI Board of Appeals Agenda Packet 0 Planning Commission Agenda Packet 0 Short Subdivision Agenda Packet O F D I S T R I B U T I O N hereby declare that: O Notice of Application for Shoreline Management Permit fl Shoreline Management Permit fl Determination of Non - significance O Mitigated Determination of Nonsignificance 0 Determination of Significance and Scoping Notice fl Notice of Action O Official Notice O Otherr O Other was mailed to each of the following addresses on J ` 3I'�l 5 — 1-I U1-, 'Fp lZ SST TO G. 1-1/1 ►'vl ►4v1 c • ( 0 - 31--9 C Name of project lg'Su P File Number ice" l (P tg) (o 4 1 Signature z J U: UO . No; cow, N V.: .w O, • CO 1- w` 2 t- O • zi-- Lu . ,w U' Z, uiN, U . z City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director PUBLIC NOTICE City of Tukwila Notice is hereby given that the City of Tukwila Planning Commission will be holding a work session at 6:00 p.m., and a public hearing at 7:30 p.m., on November 14, 1996, in the City Hall Council Chambers located at 6200 Southcenter Blvd. to discuss the following: CASE NUMBER: APPLICANT: REQUEST: LOCATION: CASE NUMBER: APPLICANT: REQUEST: LOCATION: CASE NUMBER: APPLICANT: REQUEST: LOCATION: PLANNING COMMISSION PUBLIC HEARING L96 -0070: Wireless Facility AT &T Wireless Services Conditional Use Permit for a Personal Communication System Base Station. 6100 Southcenter Bl., Tukwila L96 -0072 City of Tukwila Update of Subdivision Ordinance City -wide. L96 -0064 City of Tukwila Revisions to Tukwila Municipal Code section 18.56, Off - street Parking and Loading requirements. City -wide. Persons wishing to comment on the above cases may do so by written statement, or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division at 431 -3670. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: Seattle Times November 1, 1996 Distribution: Mayor, City Clerk, Property Owners/ Applicants, Adjacent Property Owners, File. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665 z . w, J 0 U O; N LL LuO: �w• _.. z F- O. z I- U� w W' • ,_ . U w z.. • • F= H O • z City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director Memorandum To: Parties interested in revisions to Tukwila Municipal Code (TMC) section 18.56, Off - street parking and loading ,;irements From: Michael Jenkins, Assistant Planne Date: January 7, 1997 Attached to this memorandum is a copy of a staff report dated January 6, 1997 concerning revisions to the city's parking requirements, as indicated above. The attached copy includes a synopsis of the process to revise the parking code, first presented to the Planning Commission at their September 26, 1996 meeting and upto the present. Also included is a draft of the code language developed to date, presented in strikeout (deletions) and underline (additions /revisions) format. This matter will be again be heard before the Planning Commission at their January 23, 1997 hearing, to which you are invited to testify about the proposed changes. The hearing will commence at 7:00 p.m. If you have further questions, feel free to contact me at 433 -7142. Thank you for your interest in this project. •z 2 U, UO U) w: • w X: • W O: a; • z�..; O: •z I-:.. • w w: w w. (). ui z` • I= z 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 STAFF REPORT TO PLANNING COMMISSION AND BOARD OF ARCHITECTURAL REVIEW Prepared January 6, 1997 c' a w o J, HEARING DATE: JANUARY 23, 1997 u. a; =a I-- w NOTIFICATION: Notice of Public Hearing published November 1, 1996 z i_. • z o. FILE NUMBER: L96 -0064 w w' E96 -0033 (SEPA) n o APPLICANT: City of Tukwila w !- = U` H. REQUEST: Changes to Tukwila Municipal Code, section 18.56, - o z; Off - street Parking and Loading Requirements. ui �;. U r oi z SEPA DETERMINATION: DNS RECOMMENDATION: Approval STAFF: Michael Jenkins .ATTACHMENTS: A. Draft Ordinance B. Table of minimum parking ratios, compared between jurisdictions C. Table of minimum parking ratios, compared with parking demand data D. Chart, Elderly Housing Projects, Density and Parking Ratios E. Memoranda to Planning Commission dated December 4, 1996 •: .: ntik;�:C.�.uav Jn�LiiE'i1'W' < L •r`iv�iehl}jjjvil.:L.`iiSE:P7i G:SiL k<4i :'tila':t.Si7cd3i2.tit` 3ltiLSV,u17io1$V/..zwcf iU7ty� f:s'a. " d'.wiia�L'.ba5 i'6..yn.3i..'d l}'. ++ -.SV. '�Lt -�f:iP Oratil&al t: • kiiiA4iGSJ iR11a41;saMieai s. r":'.s ' t1il.;tG;F :`1i1rd4�'u1:G;iL'v n7a5'l iu A:Li••m•StL FINDINGS On September 26, 1996, staff presented an issue paper concerning revisions to Tukwila Municipal Code (TMC) section 18.56, Off - street Parking and Loading Requirements. A summary of the direction given by the Commission at this meeting included: • Establish a reduced parking requirement for Senior Citizen Housing, with a definition • Proceed with strategies to expand definitions and uses for Cooperative and /or Shared parking • Revise Handicapped parking standard, by reference to Uniform Building Code standards • Regulate the entire number of allowed Compact Parking at a site • Develop a calculation for parking on a Gross Leasable Area standard • Develop an Administrative Review Process for requests for parking below minimum parking standards In addition to these changes, staff is also recommending changes to the definitions section of the Zoning Code (TMC 18.06) as well as changes to specific code sections within TMC 18.56 that improve clarity and are more responsive to local conditions. Attachment A is a draft ordinance that contains that proposed changes to the Parking Code. Attachments B -D provide additional information that support the proposed changes. The draft ordinance was presented to the Planning Commission on November 14, 1996 at a work session, followed by a public hearing later that evening. Due to the lack of turnout by residents or other interested parties, the public hearing on these changes was continued to January 23, 1997. Between these hearing dates, the Planning Commission directed staff to make further revisions and to develop a plan stating who would be notified prior to the public hearing, in addition to the traditional notification process of publishing an announcement in local newspapers. The changes requested -by the Planning Commission at the first work session and hearing included: • Development of an improved graphic illustrating required parking dimensions • Changing Gross Leasable Area to Usable Leasable Area • Revising Senior Citizen Housing parking standard threshold from 20 to 15 units • Combining all Shopping Center parking strategies into one minimum standard • Review proposals for thresholds on administrative review for reductions to parking minimums • Add a minimum parking requirement for employees at Hotels and Motels • Require carpool parking to be dispersed in lot • Set minimum parking at Manufacturing uses at 1 space per 1,000 usable square feet •,•r,°•n_'i*��.'1'L'm'ua"!nn!ir ,w_w?7l.'? rri A copy of the memo identifying other parties to be notified about this hearing is included as Attachment E. In addition to the revisions to parking regulations that are being presented, staff is also in the process of developing recommendations concerning bicycle parking standards. The development of standards related to bicycles is in support of the Comprehensive Plan (Policy 13.5.10). CONCLUSIONS The changes proposed to TMC 18.56, Parking Code, reflect changes that have occurred in the market place since the adoption of the Parking Code. These changes also reflect local conditions, as observed by staff and by the consultant for the Parking Study, concerning appropriate levels of parking and distinctions inherent to the City of Tukwila. RECOMMENDATIONS Staff recommends approval of the proposed changes to the Parking Code. a:\current\parkord3.doc z a Imo.. iv CIF 5 JU • Uo: N 0` J Ii I- N LL w 0: u_ <(‘ cn a' _- z� l- o. z I-; w w, o- ;0 I-; W', zi UN o H; Z t DRAFT CODE LANGUAGE The following are the proposed revisions to the parking code, with staff comments followed in italics /shaded text after each revision: A. Revisions to Definitions. TMC Chapter 18.06 1. Deletions: TMC 18.06.755, Shopping center (Mall) planned. written, this code section is redundant as th mg Center, planned) provides a reasona� regula1ons:in TMC 18.06.755 are basec the distinction based on the • mall being enclose irrelevant 2. Additions: fefinitron e definition on the gross: :Cate. oor ar "General Retail" is a business or a store which engages in the sale of goods and /or services to the general public. Uses include department stores and personal service shops. "Bulk Retail" is a business or store that specializes in the sale of large goods, requiring large on -site storage. Bulk retail is further distinguished by a lower trip generation rate than other retail stores, as evidenced by a traffic study or other appropriate analysis. Examples include furniture stores, appliance stores and other uses as approved by the Director. "Manufacturing" is a building or group of buildings which specializes in the ..manufacturing of products or in the research and testing of products. Uses include factories, testing laboratories, creameries, bottling establishments, bakeries, canneries, printing and engraving shops. "Warehouse" is a building or group of buildings that are primarily for the storage of goods. "Restaurant" is an establishment whose principal business is the sale of foods to be eaten on the premises, including either indoor or outdoor seating, which may also include an area reserved for the sale of alcoholic beverages. 3f�5i:'3'l4htiiY(i '3'.`lr'a1St3i `�1:�" ;4�dfii:M1,:LY? ' tuiir:irxurfirli'iSS�r; ATTACHMENT A z ~ w 00: wo w z' J ~ L. wo gQ �a w F-= zF of z1-: o' o -; 0E-• LL/w H - u. • - Z. z "Office" is a building or a group of buildings dedicated to non - manufacturing types of work that are for the use of employees but may or may not be for use by the general public. Uses include professional, accounting, advertising, architectural /engineering, consulting, information processing, legal, medical and /or dental. "Theater" is a building or part of a building devoted to showing motion pictures or for dramatic, dance, musical or other live performances. "Senior Citizen Housing" is housing in a building or group of buildings with two or more dwelling and /or sleeping units restricted to occupancy by at least one senior citizen per unit, and may include Food Preparation and Dining activities, Group Activity areas, Medical Supervision or other similar activities. Such housing is further distinguished by the use of funding restrictions, covenants between the developer, tenants, operators and /or the City or other agreements that restrict the development to those individuals over 60 years of age. Senior Citizen Housing strategies may include provisions for units dedicated to persons under 60 years of age that have medical conditions consistent with definitions in the Americans with Disabilities Act; however, the population of disabled individuals may not exceed 20% of the residents. These facilities may not include populations requiring convalescent or chronic care, as defined under R.C.W. 18.51. proposed ac actual..code cftan Citizen Housin regulations facilities Thom to the:definitions sections provide es containepropose designed to includes language from state' e out convalescent, congregate:: care or O1 3. Revised Definitions e framet* tefinitionfo TMC 18.06.375 Gross Leasable Floor Area should be revised to Usable Floor Area - GT-ASS- Usable Leasable Floor area " means that part of the floor area of any structure which is actually used from time to time for any commercial purposes, such as a sales area, display area, walkways or storage area. This definition shall exclude such areas as basements not used for storage spaces, common corridors designed for the circulation of people at non - retail establishments, elevator shafts and stairwells at each floor, mechanical equipment rooms or attic spaces, exterior covered loading docks, and malls. :j'.•!A4ttpa:: :max.p. A.S4..;:tt, Y'r47.Nnx! May+, y -1,yifi it rarr4k '^r".M.mito..4µ'M.4"ry treh.!rv.MYlM3r+Ai ^ eYAi? ccv.t.ryryctt' tn.,e,v4.- MEF!:k.MYiMin Gross leasable floor area is used ►n TMC 18.06, (Definitions) as the basis for; computing required parking <However, the term "Gross Floor Area'; or g. f a., is enerally used asthe basis for required, parking in TMC 18.56 050,: Required number :of parking spaces While the gross leasable floor area standard does not: • include common restrooms and building infrastructure: in calculating required parking, ;the reference to g f a; ►n the TMC 18.56 is confusing Further, the current definition does not distinguish between retail, commercial and office uses, adding to the confusion in its application Accordingly,::a revised definition i_.. at provides further clarification, is equally applied and more close to. tra ffic generated in relation to :the space utilized B. Changes to Parking Code Text 18.56.030 Reduction of existing parking spaces. "Any off - street parking area already in use or established hereafter shall not be reduced below the limits required by this chapter by the construction or addition to a building or structure, nor by the erection of an additional building or structure on the property. Any change of principal and /or secondary use must meet the parking requirements of the new use." :review existin 1d�t�on will codify existing administrative requirements concerning:: iark�ng.when a either a principal or secondary change .o f use on occurs:;: • 18.56.070 Cooperative; Shared. covenant or complementary parking strategies 1) Shared Parking, a) When two (2) or more land uses. or 2 or more uses that share a building. have distinctly different hours of operation. these uses may qualify for a shared parking credit, Required parking for these uses shall be based on the use that generates the greater parking demand. Examples include a church and office building or a movie theater and office building. For uses applying for this option. an appropriate lot may be located offsite if it is within 800 feet of the farthest use. pursuant to item 2. below. b) Two or more uses that have similar hours of operations and wish to combine parking may qualify to decrease the number of parking stalls. If two or more uses choose this option. any cooperative parking strategy used to implement this option must include an agreement between the parties and the Director. The amount of reductions listed below shall not exceed these limits unless a Parking Demand study is prepared and submitted by a transportation professional: i) A 15% reduction for four (4) or more separate business establishments ii) A 10% reduction for three (3) or more separate business establishments iii) A 5% reduction for two (2) or more separate business establishments 2) Covenant Parking. When off -site parking is provided on a lot other than the lot of the use to which it is accessory. the following conditions shall apply: (a) A covenant between the owner or operator of the principal use. the owner of the parking spaces and the City stating the responsibilities of the parties shall be executed. This covenant and accompanying legal descriptions of the principal use and the lot upon which the spaces are to be located shall be recorded with the King County department of Records and Elections. and a copy with recording number and parking layouts shall be submitted as part of any permit application for development. (b) The covenant lot must be within 800 feet of the primary commercial use or a shuttle service to the use must be provided with its route. service and operations approved by the Director. (3) When any Shared or Covenant parking agreement between parties. as referenced in subsections 1 & 2 above. is modified or terminated. the owner of the parking spaces -shall be responsible for notifying the Director. In this event. the parties shall provide documentation that a minimum of fifty (50) percent of the required minimum will be available within ninety (90) days following termination of the agreement. with the reminder to be available 365 days following termination of the original agreement. If a variance is sought. the application must be submitted within fourteen (14) days of the signed agreement to terminate and the reduction in parking spaces will only be allowed if the variance is approved. '44.10 Trio a2rnkto uwAtitaW ei*'.�dc^,b ;gi„crrx+n 1 Kt Y.IS V. x'ImxM'lYlgwM..W.fikT.A z Z w 00 CO w= J H CO u_ . w o. g Q: cn = a. _. Z �. �0 Z 111 uj 0 0N'. I- ww — o: Iliz U co o''; z (4) Complementary Parking. A complementary use is a portion of the development that functions differently that the primary use but is designed to serve or enhance the primary land use without creating additional parking needs for the primary traffic generator. Up to 10% of the gross floor area of a building or facility may be occupied by a complementary use withoutproviding parking spaces in addition to the number of spaces for the principal use. Examples of complementary uses include pharmacies in hospitals or medical offices. foot courts or restaurants in a shopping center or retail establishments. The revisions to this code section provide greater` distinction to the concept of cooperative parking strategies, through the development of standards :that reflect current trends in the development andl management of parking supply: creating more options, it may also have the effecf ofspurr ng addition€ development where site size, topography or other. factors have limited: development As presented,: the proposal would make;th►s process administrat ve as opposed) fo the Type 4 permit process that ►s Curren • with: a hearing before the Planning Commission 18.56.080 Parking for the handicapped All parking provided for the handicapped. or others meeting definitions of the 1991 Americans with Disabilities Act (ADA). shall meet requirements of the Chapter 11 of the 1994 Uniform Building Code. as amended by Washington Administrative Code. section 51.30. et seq. F]}way . e::,?ax�Cy..��e u:rl:do7'crn;.,Rzmn•...,m �,m,.>.*ra.�a..»r•,,,..:< w:..e.,nrtap ra^tm..�w- z w ct 6 J0. 00. cn ❑ W J w • O La • a. = _ w z �. I-O zt- w w U ❑ O 52 ❑ �-. w • w 0 .z w U= 0 ~` z eletion ;of the entire section and referencing the Uniform Bu►ldin applicable standards assures that th6..i: 0.0 stdards are update entire piece, The prev1.ous language augmented the UBC, however they al not provide an accurate picture of.the requirements. Therefore, this chaps ' efine requirements more accurately to the development communif provide 'a standard that is guaranteed, to be closer tA:$ tate requirements. ti 18.56.050. Required number of parking spaces. Single - family and multi - family dwellings 2 for each dwelling unit; additional parking may be required for home occupations and accessory dwelling units as otherwise proved by this title. Senior Citizen Housing For 15 units or less. 1 space per dwelling unit. For dwellings with more that 15 units. 1 space per 2 dwelling units, plus 1 space per employee. Churches, mortuaries and funeral homes 1 for each 5 fixed seats Colleges. Universities. Shalt be determined by Planning Commission. based on an evaluation of information concerning traffic generated by Vocational Schools and other proposed use. post- secondary educational institutions Convalescent/nursing /rest homes 1 for every 4 beds with a minimum of 10 stalls Fast food restaurant • 1 for each 50 square feet of gross floor area. Fifty percent of any outdoor seating area will be added to the gross floor area for parking requirement calculations. . Food stores and markets 1 for each 300 square feet of gross floor area High schools 1 for each staff member plus 2 for every 5 students or visitors Hospitals 1 for each bed Hotels and motels 1 for each room, plus one space per employee Industrial - buildings 7...... ft! = le.- - - - - - - - - - - - - - - - Manufacturinq 1 for each 1.000 square feet of gross floor area Office, commercial and 2.5 for each 1,000 square feet of gross floor area professional buildings, banks, dental and medical clinics Outdoor sports areas or parks Shall be determined by Planning Commission Places of public assembly, including auditoriums, exhibition halls, community clubs, community centers (except for community centers owned or operated by the City of Tukwila), theaters, and pri- vate clubs. The Director shall determine the number of required parking spaces within the following range: Minimum of 1 space for every 100 square -feet of assembly area. Maximum of 1 space for every 60- square -feet of assembly area. To ensure parking adequacy for each proposal, the Director may consider the following: a. A parking study or documentation paid for by the applicant and administered by the City regarding the actual parking demand for the proposed use, or b. Evidence in available planning and technical studies relating to the proposed use. Z . ~ W .W �. • .iO 0' W= J I -.. a} • g J: co d. =W ~_: • Z F- E- O. • � 0 UN • :0 H. WT. uJ W Z. z Community centers owned or operated by the City of Tukwila 1 space for each 200 square feet of gross floor area Post offices f� 3 for � PukdkcfacU��s.induding libraries, police and fire stations ShaUbe determined bvthe Planning Commission ' Restaurant 1 for each 100 square feet of gross floor area Retail Sales. Bulk 1.5 for each 1.000 square feet of gross floor area / Retail sales, General 4 3 for each 1,000 square feet of gross floor area if located within the TUC or TVS zoning districts; 2.5 for each 1,000 square feet of gross floor area if iocated in any other zoning district. Ea|ernenbaryr-and Junior high; schools 1.5 for each staif member Shopping center (mall), planned, per gross floor area size, as listed below 65O0.O0O sq. ft. or larger 5 for 1.00O sq. ft.| =' ° -' • "` ^." " :_ ,", ,_ •:_ , - every .et! '". __' __ _• _ _ '' '' '' '' ' ' ' "` ` `^ !If ° ` ^' 'II _,_ _ ' ' ' ',' ' ' !!' • "` '`' " "" ° .e "' .'". •:' ` " " ' ' e = ` '" =''°. =' '' '. '' '""°'' -- -- - "` !! " = ....' A ' ' ' '`' ' ',' ' _.,. .^ , ,^ ��� • ° ^� e . ., !w ° , ^.' �' "' ^.' •,' : ' ' � . . . '' '' -- ',"�'- - '" '' '' ' ' ' ' ':' ' • =. • `' " " ": ^.e " °'' `' /°e `' ',- : z ' = .eft '". .ft! '.:. '' '. '' '. '' '' , ' ' ' ' '' "` ft t ` .'..' .', ' ' ' '`' ' '`' ' 25.000-4gG.8S9 sq. ft. 4 for 1.O0O sq. ft; `' " e-- e ^.° e°-- :----• ,e° every _ '' '^ '' ' ' -e: .fee '". I f ` " ° . " , " . . ` . • ' ! ! v e —" , " " " "'' `'''"` `' , ' ' " ` ' ` ` ' . ' ' ' ' ' Taverns 1 for every 4 persons based on occupancy Ioad. Theata[m 1 for every 4 fixed seats, May be modified if component of Iarger development. per shared parking agreement. as provided inTMC18.5G97D. If seats are not fixed. 1 per 3 seats. with concurrence of Fire Chief. consistent witPi maximum allowed occupancy Warehousing 1 for every 2.OD0 square feet of gross floor area ~^~°`^~^°,^=°,`,°~�^�,"=^^�^`°-=°,~~°^,,^==,==.°=^`=° =°~°=,=,~='",==°=°` `,`^","=`°°".^'""",°,°.""',~`°,=^^"` �_�selit. _0��_0� h �_�� � _ v. 00��C�����minimum ��#:.,.Pfl.:.:::::.:.,.. �� f.PR,,...M..... .::::'.0.:9M.:.#9,4i..rf_AT.:'°::::.:.. ��• . . _ 18.56.090 Compact Car Allowance (1) A maximum of 30% of the total requires off - street parking stalls may be permitted and designated for compact cars (2) Each compact stall shall be designated as such. with the word COMPACT painted on to the spaces at the base and the center of the stall. in a minimum of eight (8) inch letters and maintained as such over the life of the use of both the space and the adjacent structures it serves. (3) Dimensions of compact parking stalls shall conform to the standards as depicted in Figure 18.6 of this chapter (4) No more than two (2) compact spaces may be grouped together. proposed in excess of ode requirements is currently not regulated • Developers to includeas much compact parking as they wou 014(M00,001dard ►s met The resulting lack of regulation for arking supply may result in crowding of parking lots, thereby reducing mo and increasing the potential for accidents slue to reduced turning ro ccordinglyy the revised standardis propose C. New code sections Administrative Variance from Parking Standards 1. General a) A request for an administrative variance from required parking standards must be received prior to any issuance of building or engineering permits. Administrative variances are only eligible for requests for reductions of required parking between one ..(1) and twenty (20) percent. Requests for reductions from minimum parking standard between twenty -one (21) and forty (40) percent must be made to the Planning Commission. Reductions in excess of forty (40) percent are not allowed. b) Various methods to reduce required parking may not be combined to reduce parking more than forty (40) percent. In addition. any stalls gained through any shared. covenant or complementary parking strategy listed in 18.56.070 shall be counted towards total parking needs. c) The project developer shall present all findings to the Director prior to any final approvals. including design review. conditional use permit review. building review or any other permit reviews required by the Director z �z X w 6 0- 0. N o J T • w w 0 2 g Q. _ °. w z� z o: w • w Uo o ,„ O I- wuj II o; wz U N P. I` 0 z 2, Criteria a) All requests for reductions in parking shall be reviewed under the criteria established in this section. b) In addition to the following requirements. the Director may require specific measures not listed to ensure that all impacts with reduced parking are mitigated. Any spillover parking which cannot be mitigated to the satisfaction of the Director will serve as the basis for denial. A reduction may be allowed. pursuant to either an Administrative variance or requests to the Planning Commission. after: i) All shared parking strategies are explored ii) On -site park and ride opportunities are fully explored iii) The site is in compliance with the city's commute trip reduction ordinance or. if not an affected employer as defined by the city's ordinance. agrees to become affected iv) The site is at least 300 feet away from a single- family residential zone v) A report is submitted providing a basis for Tess parking and mitigation necessary to offset any negative effects 3. Process a) An applicant shall submit evidence that decreased parking is necessary. This may take the form of a brief report for administrative variances. Decreases between twenty -one (21) and forty (40) shall be made to the Planning Commission. The Director may require additional studies to ensure that negative impacts are properly mitigated. A complete and detailed Parking Demand study is required for requests reviewed by the Planning Commission. b) All site characteristics should be described in report. including headways i) Site accessibility for transit ii) Site proximity to transit., with fifteen (15) to thirty (30) minute iii) Shared use of on -site parking iv) Shared use of off -site parkins v) Combined on -site parking vi) Employee density vii) Adjacent land uses !Ft fi4 t.VS°a'�.Y++nat'�'k.�"72'R!n' : nwn:. ra^ asu•. xhw. ssnn. na. xsw:- a, MO., n,..-+..,.> r..- ...,.......,..,,............... z . ~Z • Jo, o o' CO w z. N LL w gQ cn I_w z� I-o zI- .0 ww =U g: 0 • ,z b. Development standards for bicycle parking 1, Required number of bicycle parking spaces The required number of parking spaces for bicycles are listed on Figure 18 -8. below. 2. Location a. Required bicycle parking must be located within 50 feet of an entrance to the building or use. b. Bicycle parking may be provided within a building. but the location must be accessible for bicycles. c. Bicycle parking may not be allowed if only accessible by stairs. 3. Covered Spaces a. If more than 50% of motor vehicle parking is covered. the required bicycle parking spaces must also be covered. b. If 10 or more bicycle spaces are required. then at least 50% of the bicycle spaces must be covered. 4. Safety and Security a. If bicycle lockers are used. windows and /or view holes must be included to discourage improper uses. b. If bicycle parking is not visible from the street. a sign must be posted indicating the location of the bicycle parking spaces. c. All bicycle parking must be separated from motor vehicle traffic by a barrier. post. bollard or other similar device. Figure 18-8 Minimum Number of Bicycle Parking Spaces Type of Use Minimum Spaces Required Multi-family dwellings 1 per 10 parking stalls. with a minimum of 2 Elementary and Middle Schools 1 per classroom High Schools. Colleges. 1 per 5 parking stalls. with a minimum of 2 Universities and/or Vocational- Technical Schools Libraries 1 per 20 parking stalls. with a minimum of 2 Theaters 1 per 100 seats. with a minimum of 2 Clubs/Lodges 1 per 20 parking stalls. with a minimum of 2 Recreation facilities. including 1 per 40 parking stalls. with a minimum of 2 City-owned uses Hotels and Motels 1 per 30 rooms, with a minimum of 2 Transit Facilities A minimum of 10. with an additional space per transit line that serves facility Park and Ride facilities 1 per 50 parking stalls. with a minimum of 2 Retail uses 1 per 20 parking stalls. with a minimum of 2 Office/Manufacturing 1 per 30 parking stalls. with a minimum of 2 Parks and Open Spaces 1 per 20 parking stalls. with a minimum of 2 Warehousing. Drive-up vehicle None, service/repair. Utilities Mobile Home Parks. Home None Occupations. Single Family, Group Homes, Adult/Child Day Care Bed and Breakfast None Churches/Mortuaries None •-ic.1,.;U•Arvi.fift.it.', 1'44 • • ' TABLE 7 TUKWILA PARKING STUDY MINIMUM PARKING RATIO COMPARISON WITH OTHER JURISDICTIONS IN KING COUNTY Use Aubum Bellevue Kent Kling Co. Redmond Renton Seattle Tukwila Rev Rev Ver Rev Rev 12/93 _ Rev Rev Rev 10/95 12/89 5/83 12/95 6/95 12/89 12/95 Business & Varies 4 -4.5 4 3.3 3.5 -4 3 -5 Varies 2.5 Commercial Fast Food 2 0.5 0.8 0.5 1.3 0.5 0.5 0.5 1 Hotels & 1.25 0.9 1 1 1 1 0.25 -1 1 Motels 3 Industrial 0.3 -1 1.5 -4 0.3 -1 0.9 2 0.7 -1 1 1 Buildings Office & Prof., 4 4 -4.5 4 -5 . 3.3 3.5 -4 3 -5 1 2.5 Banks,Medical Theater ` Varies 0.25 0.25 0.33 0.20 0.25 0.125 Varies Restaurant 5 1 1.4 -1.6 1 1.3 0.9 -1 1 0.5 1 Retail Sales 2 4 -5 2 -5 3.3 3.5 -4 2 -4 Varies 2.5 -4 Shopping Mall >600,000 5 5 5 3.3 3.5-4 4 -5 Varies . 5 400- 599.999K 5 4 5 3.3 3.5 -4 4 -5 Varies 4 -5 200- 399.999K 5 4 4.5 3.3 3.5 -4 4 -5 Varies 4 100- 199.999K 5 4 4.5 3.3 3.5-4 4 -5 Varies 4 25- 99.999K 5 4 4.5 3.3 3.5 -4 4 -5 Varies 4 1 2 3 4 5 All rates per 1000 square feet unless otherwise noted. Fast Food rate is per 50 square feet. Hotel and Motel rates are per room. Theater rate is per seat. Restaurant rate is per 100 square feet. ATTACHMENT B z �W. re J U. 0 O' to cnw. W= J 1.-. LL. WO. N = w' H=. O' z 1- al La 2 'O N' 0 F-' W 0 w_0, Z U = I O~ z r TABLE 8 TUKWILA PARKING STUDY MINIMUM PARKING RATIO COMPARISON WITH PARKING DEMAND DATA' City of Tukwila Use Minimum Parking 1TE Parking Peak Parking Space Ratio Generation6 Demand Study' Business & 2.5 2.52 - 3.84 N/A • Commercial Fast Food 2 1 0.5 0.5 Hotels & Motels3 1 0.52 -0.89 N/A Industrial Buildings 1 0.5 -1.59 0.9 -1.3 Office & Prof., 2.5 2.52 -4.23 3.0 Banks, Medical Theater` Varies 0.19 N/A Restaurants 1 0.9 -1.25 1.53 Retail Sales 2.5 -4 1.22 -3.57 1.1 -3.1 Shopping Mall 5 3.23 N/A >600,000 400- 599.999K 4 -5 3.23 200- 399.999K 4 3.23 100- 199.999K 4 3.23 25- 99.999K 4 3.23 1 All rates per 1,000 square feet unless otherwise noted. 2 Fast Food rate is per 50 square feet. 3 Hotel and Motel rates are per room 4 Theater rate is per seat. Restaurant rate is per 100 square feet. 6 ITE Parking Generation, 2nd Edition, 1987. ' Peak Parking Space Demand Study, JHK & Associates, June 1995. • ATTACHMENT C City of Tukwila John W Rants, Mayor Department of Community Development Steve Lancaster, Director z MEMORANDUM ?., J U: TO: Planning Commission c) o: FROM: Michael Jenkins fn w; DATE: December 4, 1996 -I 1- RE: Notice to interested parties concerning revisions to Parking and CO o Loading Regulations code, TMC 18.56 LL. Q. Per your request, I have compiled a list of companies and other interested w a; parties to notify concerning the continued public hearing for changes to TMC 1- _ 18.56. I will notify these businesses via a mailed announcement, indicating the z day and time of the hearing, the substance of the changes and how and when to z ° provide comments. I anticipate to notify approximately 45 -50 businesses, 2 �: including: o cn o 1-`. • All CTR affected employers in Tukwila, including Boeing, NC Machinery, w • w; Nordstrom, Group Health, Kenworth, Associated Grocers, UPS and Red Dot • Koll Development o. z; • Loretta Pain, General Manager, SW King County Chamber of Commerce 0 • Trammel Crow Properties o • Southcenter Mall • Major retailers outside mall developments • Onyx Housing Corporation (specializes in developing low- moderate priced Senior Housing in S. King County) • Marriott Suites • Doubletree Suites • Costco • Segale • Pavillion Mall • Andover Industrial Park management • Tukwila Industrial Park management • Schneider Homes ATTACHMENT E 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665 virs Watdrr':,�; ............._,,.:. .. .a t fFl.�kMgt `8t^S911Rx!iflOM.a?t7r. ......_.,.... .._.. _. . rxisr2=ns . EQUITEC R E INVESTORS 617 INDUSTRY DR TUKWILA WA 98188 SOUTHCENTER OFFICE PARK C/O COLLIERS RE SVCES 20206 72ND AV S KENT WA 98032 SOUTHCENTER CORPORATE SQUARE C/O JSH PROPERTIES INC 1005 ANDOVER PARK E TUKWILA WA 98188 POER MARVIN F & COMPANY 500 108TH AV NE #780 BELLEVUE WA TERRY FARDEN ASSOCIATED GROCERS INC PO BOX 3763 SEATTLE WA 98118 HEATHER A CUMMING 333 S GRAND SUITE 1170 LOS ANGELES CA 90071 SUE BULLINGTON NORDSTROM DISTRIBUTION CENTER 1201 ANDOVER PARK E SEATTLE WA 98188 GARY J OAKLAND BOEING EMPLOYEES CREDIT UNION 12770 GATEWAY DR TUKWILA WA 98168 MARK BENEDUM HIGHLINE COMMUNITY HOSPITAL 12844 MILITARY RD S TUKWILA WA 98168 MCCONKEY DEVELOPMENT DANIA FURNITURE 3006 NORTHUP WY SUITE 101 1251 ANDOVER PK W BELLEVUE WA 98004 TUKWILA WA 98188 PACIFIC GULF PROPERTIES 631 STRANDER BL STE G TUKWILA WA 98188 STEVE CROCKER TRAMMELL CROW COMPANY 5601 SIXTH AV S SEATTLE WA 98108 KOLL MGMT SERVICES INC 19515 NORTH CREEK PKWY #214 BOTHELL WA SEGALE M A INC PO BOX 88050 TUKWILA WA 98188 ELIZABETH J WARMAN THE BOEING COMPANY PO BOX 3707 #MS 14 -49 SEATTLE WA 98124 -2207 LARRY MEAD AMERICAN ENVELOPE COMPANY 401 ANDOVER PARK E SEATTLE WA 98188 GARY PARSONS PITNEY BOWES 116 ANDOVER PARK E TUKWILA WA 98188 GARY SEVERSON FIRST INTERSTATE BANK 6801 S 180 ST TUKWILA WA 98188 THOMAS JOHNSON KENWORTH TRUCK COMPANY 8801 E MARGINAL WY S SEATTLE WA 98108 SBP GENERAL PARTNERSHIP 617 INDUSTRY DR TUKWILA WA 98188 TUKWILA II ASSOC C/O MANAGEMENT NORTHWEST 120 W DAYTON #C -1 EDMONDS WA 98020 MARRIOTT INTERNATIONAL INC 10400 FERNWOOD RD /DEPT 938 BETHESDA MD SCHNEIDER HOMES INC 6510 SOUTHCENTER BL TUKWILA WA 98188 RAY UBIS UNITED STATES POSTAL SERVICE 2445 3RD AV S SEATTLE WA 98134 -8512 KATHY PETERSON THE BON MARCHE 17000 SOUTHCENTER PARKWAY TUKWILA WA 98188 DENIS KELLER XEROX CORPORATION 6400 SOUTHCENTER BL TUKWILA WA 98188 NICK SCIOLA HARTUNG GLASS INDUSTRIES INC 17830 W VALLEY HWY SEATTLE WA 98188 GARY GROUT KING COUNTY -METRO 11911 E MARGINAL WY TUKWILA WA 98168 JOHN J HARNISH N C MACHINERY COMPANY 17035 W VALLEY HWY TUKWILA WA 98188 JOHN W RANTS CITY OF TUKWILA 6200 SOUTHCENTER BL TUKWILA WA 98188 DAVID HEERENSPERGER EAGLE HARDWARE & GARDEN 101 ANDOVER PARK E SUITE 200 TUKWILA WA 98188 LORETTA PAIN SW KING CO CHAMBER COMMERCE PO BOX 58591 SEATTLE WA 98138 JEWELL MORRIS NORDSTROM 100 SOUTHCENTER MALL SEATTLE WA 98188 JERRY MCDONALD UNITED PARCEL SERVICE 550 ANDOVER PARK W TUKWILA WA 98188 JACK BUNT THE JORGENSEN FORGE CORPORATION 8531 E MARGINAL WAY S SEATTLE WA 98108 BRYAN PARK OF ONYX HOUSING CORPORATION PO BOX 17143 SEATTLE WA 98107 -0843 RANDAL GARDINER RED DOT CORPORATION 495 ANDOVER PARK E TUKWILA WA 98188 DOLLY WRIGHT GROUP HEALTH COOPERATIVE OF PUGET SOUND 801 SW 16TH RENTON WA 98055 DOUG LINDAL LINDAL CEDAR HOMES 4300 S 104 PL TUKWILA WA 98178 MICHAEL HANSEN SOUTHCENTER MANAGEMENT 633 SOUTHCENTER SEATTLE WA 98188 MALL re 'JV DO: co o CO LL! Wo • 2 U- Q! Ci _; Zit 'O ;w w . W W Z.. Z City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director January 2, 1997 Interested Parties: The City of Tukwila Planning Commission will be conducting a public hearing on January 23, 1997 at 7:00 p.m. in the City Council Chambers to consider public comments on proposed amendments to the City's Off - Street Parking and Loading Requirements, Tukwila Municipal Code section 18.56. The City's parking requirements are being updated to comply with changes in state law and to make the code more reflective of local conditions in Tukwila. Some of the more significant changes in the update include: • Establishing a reduced parking requirement for Senior Citizen Housing complexes • Revising the method that required minimum parking is calculated • Expanding options for Cooperative and Shared parking strategies • Establishing new definitions and parking requirements for manufacturing, warehousing and retail uses • Percentage of allowed compact parking spaces If you have any questions or comments about these revisions, we would appreciate your input. Copies of the draft ordinance containing all the proposed revisions are available at the Department of Community Development or you can contact me at 433- 7142. We appreciate your input into this process and hope you can participate with us on making these revisions. Sincerely, ft/t4:-&eci vL�1 Michael Jenkins Assistant Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM TO: Planning Commission FROM: Michael Jenkins DATE: December 4, 1996 RE: Notice to interested parties concerning revisions to Parking and Loading Regulations code, TMC 18.56 Per your request, I have compiled a list of companies and other interested parties to notify concerning the continued public hearing for changes to TMC 18.56. I will notify these businesses via a mailed announcement, indicating the day and time of the hearing, the substance of the changes and how and when to provide comments. I anticipate to notify approximately 45 -50 businesses, including: • All CTR affected employers in Tukwila, including Boeing, NC Machinery, Nordstrom, Group Health, Kenworth, Associated Grocers, UPS and Red Dot • Koll Development • Loretta Pain, General Manager, SW King County Chamber of Commerce • Trammel Crow Properties • Southcenter Mall • Major retailers outside mall developments • Onyx Housing Corporation (specializes in developing low- moderate priced Senior Housing in S. King County) • Marriott Suites • Doubletree Suites • Costco • Segale • Pavillion Mall • Andover Industrial Park management • Tukwila Industrial Park management • Schneider Homes 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 " ... ....._ . . City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director STAFF REPORT TO PLANNING COMMISSION AND BOARD OF ARCHITECTURAL REVIEW Prepared November 8, 1996 HEARING DATE: November 14, 1996 NOTIFICATION: Notice of Public Hearing published November 1, 1996 FILE NUMBER: L96 -0064 E96 -0033 (SEPA) APPLICANT: City of Tukwila REQUEST: Changes to Tukwila Municipal Code, section 18.56, Off- street Parking and Loading Requirements. SEPA DETERMINATION: DNS RECOMMENDATION: Approval STAFF: Michael Jenkins ATTACHMENTS: A. Draft Ordinance B. Table of minimum parking ratios, compared between jurisdictions C. Table of minimum parking ratios, compared with parking demand data D. Chart, Elderly Housing Projects, Density and Parking Ratios 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 FINDINGS On September 26, 1996, staff presented an issue paper concerning revisions to z Tukwila Municipal Code (TMC) section 18.56, Off - street Parking and Loading = i-:: E-z Requirements. A summary of the direction given by the Commission at this meeting w D 6 included: � J 0 0 • Establish a reduced parking requirement for Senior Citizen Housing, with a definition ; 0 W • Proceed with strategies to expand definitions and uses for Cooperative and/or ill i` Shared parking co w: • w O. • Revise Handicapped parking standard, by reference to Uniform Building Code 2 standards g 5 • Regulate the entire number of allowed Compact Parking at a site N D • Develop a calculation for parking on a Gross Leasable Area standard = w. • Develop an Administrative Review Process for requests for parking below minimum z �` parking standards 1- o zI— 11.1 Ili In addition to these changes, staff is also recommending changes to the definitions n o. section of the Zoning Code (TMC 18.06) as well as changes to specific code sections o -, within TMC 18.56 that improve clarity and are more responsive to local conditions. w w'` Attachment A is a draft ordinance that contains that proposed changes to the Parking E c Code. Attachments B -D provide additional information that support the proposed LL o changes. ii w, U In addition to the revisions to parking regulations that are being presented, staff is also z in the process of developing recommendations concerning bicycle parking standards. The development of standards related to bicycles is in support of the Comprehensive Plan (Policy 13.5.10). CONCLUSIONS The changes proposed to TMC 18.56, Parking Code, reflect changes that have occurred in the market place since the adoption of the Parking Code. These changes also reflect local conditions, as observed by staff and by the consultant for the Parking Study, concerning appropriate levels of parking and distinctions inherent to the City of Tukwila. RECOMMENDATIONS Staff recommends approval of the proposed changes to the Parking Code. a:\currentkparkord2.doc DRAFT CODE LANGUAGE The following are the proposed revisions to the parking code, with staff comments followed in italics /shaded text after each revision: A. Revisions to Definitions. TMC Chapter 18.06 1. Deletions: TMC 18.06.755, Shopping center (Mall) planned. opain. ar, ,n tlistitiction:: e section:: is: redundant as the definitio, anned) prov des a reasonable definition fo ross.: uses f/o:or..ar� .•• . 2. Additions: "General Retail" is a business or a store which engages in the sale of goods and /or services to the general public. Uses include department stores and personal service shops. "Bulk Retail" is a business or store that specializes in the sale of large goods, requiring large on -site storage. Bulk retail is further distinguised by a lower trip generation rate than other retail stores, as evidenced by a traffic study or other appropriate analysis. Examples include furniture stores, appliance stores and other uses as approved by the Director. "Manufacturing" is a building or group of buildings which specializes in the manufacturing of products or in the research and testing of products. Uses include factories, testing laboratories, creameries, bottling establishments, bakeries, canneries, printing and engraving shops. "Warehouse" is a building or group of buildings that are primarily for the storage of goods. ATTACHMENT A sbr tr istrinsLAV ,' X. i. fla' r,.+kx., e'- rION's'S9cin'.??J,....;;MVX*Yf. ' a+uNWAYMIri,f1Vril.^.rMotv,mtfgr rsr.:tt.,•,mtrwrsi nnn«u�,+,.o. z IZ • w O 0 cn w J = F- 0 g Q. I— ▪ w Z� t-0: Z �. O • N O f- 2- 0 w.. Uco O z "Restaurant" is an establishment whose principal business is the sale of foods to be eaten on the premises, including either indoor or outdoor seating, which may also include an area reserved for the sale of alcoholic beverages. "Office" is a building or a group of buildings dedicated to non - manufacturing types of work that are for the use of employees but may or may not be for use by the general public. Uses include professional, accounting, advertising, architectural /engineering, consulting, information processing, legal, medical and /or dental. "Theater" is a building or part of a building devoted to showing motion pictures or for dramatic, dance, musical or other live performances. "Senior Citizen Housing" is housing in a building or group of buildings with two or more dwelling and /or sleeping units restricted to occupancy by at least one senior citizen per unit, and may include Food Preparation and Dining activities, Group Activity areas, Medical Supervision or other similar activities. Such housing is further distinguished by the use of funding restrictions, covenants between the developer, tenants, operators and /or the City or other agreements that restrict the development to those individuals over 60 years of age. Senior Citizen Housing strategies may include provisions for units dedicated to persons under 60 years of age that have medical conditions consistent with definitions in the Americans with Disabilities Act; however, the population of disabled individuals may not exceed 20% of the residents. These facilities may not include populations requiring convalescent or chronic care, as defined under R.C.W. 18.51. ac tua� 0:::g nang ten oust) is g; ru►at►ons that;rul tons tothe definitions sections provi es contained in TMC 18 56 The proposed ?es�gned to includes language from state 6:61/ t conva escent, con re ate care or o 9 g. 3. Revised Definitions e framework Fin►fion eder TMC 18.06.375 Gross Leasable Floor Area should be revised to Gross Floor Area "Gross Leasable Floor area" means that part of the floor area of any structure which is actually used from time to time for any commercial purposes, such as a sales area, display area, walkways or storage area. This definition shall exclude such areas as basements not used for storage spaces, common corridors designed for the circulation of people at non - retail establishments, elevator shafts and stairwells at each floor, mechanical equipment rooms or attic spaces, exterior covered loading docks, and malls. z �w 2 00 • 0) o w= J 1.. N u- w0 LLQ co M =d w zI- I— O. z I— LLI U0 ON 0 1-- w ud �- wz u) Ems:. E• Gross leasable floor area is used in TMC computing required parking However, t generally used as the. basis for required number of parking spaces While the gr include commonrestrooms and,building infrastructure in calculatingrequired parking, the reference<to g f a ►n the TMC 1:8 56 ►s confusing Further, the current definition does not distinguish between retail, commercial and office ;uses, adding to the confusion ►n its application. Accordingly, a revs proposed that provides further clarification, ►s equally applied and more linked to traffic generated in relation to the space utilized 18.06, (Definitions) as the basis for he :term "Gross Floor Area ", or g. f a , ►n parking ►n TMC 18.56.050, Required oss leasable floor area standard does not sel definition �. closei B. Changes to Parking Code Text 18.56.030 Reduction of existing parking spaces. "Any off - street parking area already in use or established hereafter shall not be reduced below the limits required by this chapter by the construction or addition to a building or structure, nor by the erection of an additional building or structure on the property. Any change of principal and /or secondary use must meet the parking requirements of the new use." review. existing existing administrative requirements concerning when a either a principal or secondary change of use on occurs. 18.56.070 Cooperative Shared. covenant or complementary parking strategies 1) Shared Parking, a) When two (2) or more land uses. or 2 or more uses that share a building. have different hours of operation. these uses may qualify for a shared parking credit. Required parking for these uses shall be based on the use that generates the greater parking demand. Examples include a church and office building. movie theater and office building or apartments and office building. For uses applying for this option. an appropriate lot may be located offsite if it is within 800 feet of the nearest use. pursuant to item 2. below. 3 t4� •••saT�+F�v>'k�'k!W «!�yr��mt� d• Nxraw�n�^ NCM1+: R!'^ nfl.^ r. KMUru- ..!+.���4'i+!Yi�w•N.�w�- yrvn•�- ...non +�n��meawr .v.iT %.3 z �z rt w 00 CO CI co J = w0 u-a co =d �- _. �o z �- U� o—' o f =• U u_ o Li; ..z U =. 0 F z ti b) Two or more uses that have similar hours of operations and wish to combine parking may qualify to decrease the number of parking stalls. If two or more uses choose this option. any cooperative parking strategy used to implement this option must include an agreement between the parties and the Director. The amount of reductions listed below shall not exceed these limits unless a Parking Demand study is prepared and submitted by a transportation professional: i) A 15% reduction for four (4) or more separate business establishments ii) A 10% reduction for three (3) or more separate business establishments iii) A 5% reduction for two (2) or more separate business establishments 2) Covenant Parking. When off -site parking is provided on a lot other than the lot of the use to which it is accessory. the following conditions shall apply: (a) A covenant between the owner or operator of the principal use. the owner of the parking spaces and the City stating the responsibilities of the parties shall be executed. This covenant and accompanying legal descriptions of the principal use and the lot upon which the spaces are to be located shall be recorded with the King County department of Records and Elections. and a copy with recording number and parking layouts shall be submitted as part of any permit application for development. (b) The covenant lot must be within 800 feet of the primary commercial use or a • shuttle service to the use must be provided with its route. service and operations approved by the Director. (c) Covenant parking shall be used only for employee and student parking. Retail customer parking needs must be met on site. (3) When any Shared or Covenant parking agreement between parties. as referenced in subsections 1 & 2 above. is modified or terminated. the owner of the parking spaces shall be responsible for notifying the Director. In this event. the parties shall provide documentation that a minimum of fifty (50) percent of the required minimum will be available within ninety (90) days following termination of the agreement. with the reminder to be available 365 days following termination of the original agreement. If a variance is sought. the application must be submitted within fourteen (14) days of the signed agreement to terminate and must be subsequently granted. Lf ..»:£ 7' 7kJ.`-" Y•, l`•, 5+.? SF% Y' 9.?$ tii? ��^*.: f'.' fi�!+t t.•• Nd}" l! TtM:_ Y. rM7ii'''•: aS?^.,^. tstit .CcMlpYtt�xKaHXSr71K•F9�rY;�a+ .. rwa+r•*•rvm- w+'sr•�'m+' z �z w aa J0 0O U 0, uJ J H; CO LL. w 0 u-Q =a w z �o z.I- U0 O E— w w` • H; cu Z U N. O z (4) Complementary Parking. A complementary use is a portion of the development that functions differently that the primary use but is designed to serve or enhance the primary land use without creating additional parking needs for the primary traffic generator. Up to 10% of the gross floor area of a building or facility may be occupied by a complementary use without providing parking spaces in addition to the number of spaces for the principal use. Examples of complementary uses include pharmacies in hospitals or medical offices. foot courts or restaurants in a shopping center or retail establishments. The revisions to this code section provide greater distinction to the conce, cooperative parking strategies, through the development of standards current trends in the development and management of parking supplj creating more options, it may also have the effect of spurring addition development where site size, topography or other factors have:llmlted l alevelopment As presented, the proposal would make this process administrative as opposed to the Type 4 permit process that is current! hearing before the. Planning Commission 18.56.080 Parking for the handicapped All parking provided for the handicapped. or others meeting definitions of the 1991 Americans with Disabilities Act (ADA). shall meet requirements of the Chapter 11 of the 1994 Uniform Building Code. as amended by Washington Administrative Code. section 51.30. et seq. . 1 5 %( Pd...',,,I+y .um.�rreu.v..rwaa.0 w'^irts.n R?..t:22'37113`tt',^._,Xy "fIr:m'r.+.c.°:!'4"±"'t+ WtV, l' ki:':`it'ri:pt¢;�.>�!+.?JlarAr #: t't:f',`•,w,.?`n:�msl'h, ". �. XVK .. r., ..,� .,run Mw„ US ......... ....rsm.e•.w....�nn�von•.- ...w,� z w 6 JU UO CO 0 UJ J , � w w0 2 c• am. I �w z I- o, Lu O -. O H w w. 0 I= o. ..z w O U= z .f o antl referenc1::n� (UBC) orb, applicable atoo• teo. s :assures that the enure piece The previous language augmented'i not provide an accurate picture of the requrremer help define requirements more accurately t0. the' • rrovide a standard that rs guaranteed to standar iform Buildins s. are..updatea C; however they also erefore <th s change invent community ant Ite requirements. z Q • re 2 , QQom: J U. W 111 ILO u. J I-; w O!. u-a:.. P _: Z • •z • D o •U•Ni . :O af X01 • • liJ z' z 18.56.050. Required number of parking spaces. Single-family and multi-family dwellings 2 for each dwelling unit; additional parking may be required for home occupations and accessory dwelling units as otherwise proved by this title. Senior Citizen Housino For 20 units or less. 1 space per dwelling unit. If more than 20 units. 1 space per 2 dwelling units. plus 1 space per employee. Business-and-eommemial btlikkl9srexGluding-retail-sales :_. !!! : :: e e t.... _ _e__ et.. _ :_ Churches, mortuaries and funeral homes 1 for each 5 fixed seats Colleges. Universities. Vocational Schools and other Shall be determined by Planning Commission. based on an evaluation of information concerning traffic generated by proposed use. post-secondary educational institutions Convalescent/nursing/rest homes 1 for every 4 beds with a minimum of 10 stalls Fast food restaurant 1 for each 50 square feet of gross floor area. Fifty percent of any outdoor seating area will be added to the gross floor area for parking requirement calculations. Food stores and markets 1 for each 300 square feet of gross floor area High schools 1 for each staff member plus 2 for every 5 students or visitors Hospitals 1 for each bed Hotels and motels 1 for each room InclestFial-tRilklings e =-_- !!! = == e aet _e.- e e_. - =_ Manufacturing 1 for each 2.000 square feet of gross floor area Office. commercial and 2.5 for each 1,000 square feet of gross floor area professional buildings, banks, dental and medical clinics Outdoor sports areas or parks Shall be determined by Planning Commission Places of public assembly, including auditoriums, exhibition halls, community clubs, community centers (except for community centers owned or operated by the City of Tukwila), theaters, and pri- vete clubs. The Director shall determine the number of required parking spaces within the following range: Minimum of 1 space for every 100 square-feet of assembly area. Maximum of 1 space for every 60-square-feet of assembly area. To ensure parking adequacy for each proposal, the Director may consider the following: a. A parking study or documentation paid for by the applicant and administered by the City regarding the actual parking demand for the proposed use, or b. Evidence in available planning and technical studies relating to the proposed use. 7 • so. Community centers owned or operated by the City of Tukwiia 1 space for each 200 square feet of gross floor area Post offices 3 for each 11000 square feet of gross floor area Public facilities, including libraries, police and fire stations Shaii be determined by the Pianning Commission Restaurant 1 for each 100 square feet of gross floor area Retail Sales. Bulk i.G for each 1.000 square feet of gross floor area Retail sales, General 43 for each 1,000 square feet of gross floor area if located within the TUC or TVS zoning districts; 2.5 for each 1.000 square feet of gross floor area if iocated in any other zoning district. eBemenba[yr-and JuniorhiQh, schools 1.5 for each staif member Shopping center (mall), planned, per gross floor area size, as listed below 600.00G sq. ft. or larger 5 for 1.00O ft.| ^'^'' • "` • " ` °'' `' ^ee `' •`' , e every sq. `' '' '^ '' ° .�!!, '`. '' '' ' '' ' ' ' I f e ` ^' ` . ' "` ` =• '!! '=' ' '`' ' 4OO.000-58S.S9S sq. ft. 4bz5 for 1'OOO ft. ° '° "' ^" •:' = " " '^`' `'''°^| `' every sq. "` ` "" '' '^ '' '""°'' -- '' - !!',''° = .' '''"' '!.,'�'' 200,000 — 399,999 sq. ft. 4 for 1,000 ft.; '° "' '" '`' ` ° " ", !! " = '' every sq. `' -' '^ '' ° '""e'' '' ' ' '`' ' 100.000 -199'999 sq.fL for 1.00O fL; ^." " °'' `' ,°° `' •`' ` " 4 every sq. `' '' '' '' ° " '' ` ' ' ' `= .eel 't . '' '^ - '' 25'OOO-99.9gS sq. ft. 1'OOD fi; e f ^." " °'' :' :°° `' •`' ` ° 4 for every sq. `' '' '^ '' e `'' ' ' _e:. .'t! '". '' '^ - '' Taverns 1 for every 4 persons based on occupancy load. Theaters 1 for every 4 fixed seats. May be modified if component of iarger development. pa[sharedpodkingogroemeOt. as provided in TMC 18.58.070. If seats are not fixed. 1 per 3 seats. with concurrence of Fire Chief. consistent with maximum allowed occupancy Warehousing 1 for every 2.000 square feet of gross floor area ^ • � . ~ � ~~ ~~~. j�� 18.56.090 Compact Car Allowance (1) A maximum of 30% of the total reguired off - street parking stalls may be permitted and designated for compact cars (2) Each compact stall shall be designated as such (3) Dimensions of compact parking stalls shall conform to the standards as depicted in Figure 18.6 of this chapter osed in excess of code requirements is:currently not regulated ►ows developers to include as much compact parking as they would like a e minimum standar resulting lack of regulation for all supply may rn crowding of parking lots, thereby reducing mobility increasing the otential for •accidents due to reduced turnm room • ccordingly, the revised standard �s proposei C. New code sections Administrative Variance from Parking Standards 1. General a) A request for an administrative variance from required parking standards must be received prior to any issuance of building or engineering permits. Administrative variances are only eligible for requests for reductions of required parking between one (1) and twenty (20) percent. Requests for reductions from minimum parking standard between twenty -one (21) and forty (40) percent must be made to the Planning Commission. Reductions in excess of forty (40) percent are not allowed, b) Various methods to reduce required parking may not be combined to reduce parking more than forty (40) percent, In addition. any stalls gained through any shared. covenant or complementary parking strategy listed in 18.56.070 shall be counted towards total parking needs. c) The project developer shall present all findings to the Director prior to any final approvals. including design review. conditional use permit review. building review or any other permit reviews required by the Director 2. Criteria a) All requests for reductions in parking shall be reviewed under the criteria established in this section. i�,nrtvzmaanr.rr m .c%...,..+.r+x+•�•rn- +r�rrnm.m� b) In addition to the following requirement, the Director may require specific measures not listed to ensure that all impacts with reduced parking are mitigated. Any spillover parking which cannot be mitigated to the satisfaction of the Director will serve as the basis for denial. A reduction may be allowed. pursuant to either an Administrative variance or requests to the Planning Commission. after: w i) All shared parking strategies are explored o o ii) On -site park and ride opportunities are fully explored ; CO w:. iii) The site is in compliance with the city's commute trip reduction ordinance .. ,... -J F: or. if not an affected employer as defined by the city's ordinance, agrees to become co o affected iv) The site is at least 300 feet away from a single- family residential zone g v) A report is submitted providing a basis for less parking and mitigation to offset any negative effects = w ~2: zI- 3. Process 1- a zI a) An applicant shall submit evidence that decreased parking is necessary. This 0 o: may take the form of a brief report for administrative variances. Decreases between o twenty -one (21) and forty (40) shall be made to the Planning Commission. The Director w w" may require additional studies to ensure that negative impacts are properly mitigated. o` A complete and detailed Parking Demand study is required for requests reviewed by "-- o. the Planning Commission. ui z, co U HFz.i b) All site characteristics should be described in report. including Z headways i) Site accessibility for transit ii) Site proximity to transit. with fifteen (15) to thirty (30) minute iii) Shared use of on -site parking iv) Shared use of off -site parking v) Combined on -site parking vi) Employee density vii) Adjacent land uses /D 1■ r ✓ ✓ ✓ TABLE 7 TUKWILA PARKING STUDY . MINIMUM PARKING RATIO COMPARISON WITH OTHER JURISDICTIONS IN KING COUNTY Use Auburn Bellevue Kent King Co. Redmond Renton Seattle Tukwila Rev Rev Ver Rev Rev 12/93 Rev Rev Rev 10/95 12/89 5/83 12/95 6/95 12/89 12/95 Business & Varies 4 -4.5 4 3.3 3.5 -4 3 -5 Varies • 2.5 Commercial Fast Food 2 0.5 0.8 0.5 1.3 0.5 0.5 0.5 1 Hotels & 1.25 0.9 1 1 1 1 0.25 -1 1 Motels 3 Industrial 0.3 -1 1.5 -4 0.3 -1 0.9 2 0.7 -1 1 1 Buildings Office & Prof., 4 4 -4.5 4 -5 3.3 3.5 -4 3 -5 1 2.5 Banks,Medical Theater' Varies 0.25 0.25 0.33 0.20 0.25 0.125 Varies Restaurants 1 1.4 -1.6 1 1.3 0.9 -1 1 0.5 1 Retail Sales 2 4 -5 2 -5 3.3 3.5 -4 2 -4 Varies 2.5 -4 Shopping Mall >600,000 5 5 5 3.3 3.5 -4 4 -5 Varies . 5 400- 599.999K 5 4 5 3.3 3.5 -4 4 -5 Varies 4 -5 200- 399.999K 5 4 4.5 3.3 3.5 -4 4 -5 Varies 4 100- 199.999K 5 4 4.5 3.3 3.5-4 4 -5 Varies 4 25- 99.999K 5 4 4.5 3.3 3.5 -4 4 -5 Varies 4 1 All rates per 1000 square feet unless otherwise noted. 2 Fast Food rate is per 50 square feet. 3 Hotel and Motel rates are per room. 4 Theater rate is per seat. 5 Restaurant rate is per 100 square feet. ATTACHMENT B a TABLE 8 TUKWILA PARKING STUDY MINIMUM PARKING RATIO • COMPARISON WITH PARKING DEMAND DATA' City of Tukwila Use Minimum Parking 1TE Parking Peak Parking Space Ratio Generations Demand Stud' Business & 2.5 2.52 - 3.84 N/A • Commercial Fast Food 2 1 0.5 0.5 Hotels & Motels3 1 0.52 -0.89 N/A Industrial Buildings 1 0.5 -1.59 0.9 -1.3 Office & Prof., 2.5 2.52 -4.23 3.0 Banks, Medical Theater4 Varies 0.19 N/A Restaurants 1 0.9 -1.25 1.53 Retail Sales 2.5 -4 1.22 -3.57 1.1 -3.1 Shopping Mall 5 3.23 N/A >600,000 400- 599.999K 4 -5 3.23 200- 399.999K 4 3.23 100- 199.999K 4 3.23 25- 99.999K 4 3.23 1 All rates per 1,000 square feet unless otherwise noted. 2 Fast Food rate is per 50 square feet. 3 Hotel and Motel rates are per room 4 Theater rate is per seat. 5 Restaurant rate is per 100 square feet. ITE Parking Generation, 2nd Edition, 1987. ' Peak Parking Space Demand Study,, JHK & Associates, June 1995. • ATTACHMENT C r..}.. w .m. . w.:.k. z �z r4 6 � 00 to 0' W= LL w 0. g J: LL ?' I-w I- 0. Z Lu 0 0: N, o f-. w W' -O LLI Z: 0-. 0 I z ELDERLY HOUSING PROJECTS DENSITY ANO PARKING RATIOS CITY Of KENT DENSITY RECIU NUMBER OF NUMBER SINGLE DOUBLE TOTAL SITE AREA UNITS OCCUPANCY PARS PROJECT NAME & ADDRESS FLOORS OF UNITS OCCUPANCY OCCUPANCY OCCUPANCY getAts PER ACRE PER ACRE RA1 WEBSTER COURT 4 92 63 9 101 0.930 99 109 1 kt 309 FIFTH AVENUE SOUTH TITUS COURT 4 100 95 5 105 0.797 125 132 1 it 233 FIFTH AVENUE SOUTH MEEKER C.OURT 3 130 117 13 143 2247 58 154 1 in 24420 - 64TH AVENUE SOUTH GREEN RIVER COURT 3 130 117 13 143 2.032 ea 70 1 in 1401 WEST MEEKER STREET PARK COURT 3 130 117 13 143 1.757 74 61 1 in 24510 - 64TH AVENUE SOUTH TOTALS 1 AVERAGES -KENT 582 635 7.763 75 82 crre OF RENTON DENSITY REIN NUMBER OF UMBER OF SINGLE DOUBLE TOTAL SITE AREA UNITS OCCUPANCY • PAR PROJECT NAME FLOORS UNITS OCCUPANCY OCCUPANCY OCCUPANCY (In Aelres PER ACRE PER ACRE .. RA SPENCER COURT 4 • 74 72 2 76 0.396 187 192 i is 334 WELLS AVENUE SOUTH CEDAR RIVER COURT 4 99 94 5 104 0.805 123 129 No Mi 130 MAIN AVENUE SOUTH TOTALS / AVERAGES - RENTON 173 160 1.201 144 150 TOTALS/AVERAGES 755 815 6.964 64 91 • Includes Ground Floor Retail and Convnen:ial Area • Inciudes 17 Spew Required Sor Residentisl Tenants and 205. Required for Retail and Commie! Tenants ATTACHMENT D poo,issrutislatopsoms4 PARKING DENSITY REQUIRED REQUIRED PARKING PARKING TAL SITE AREA UNITS OCCUPANCY PARKING PARKING SPACES RATIO PANCY On Anna) PER ACRE PER ACRE RAT10 SPACES PROVIDED PROVIDED 101 0.930 99 109 1 n 4.0 23 25 1 in 3.7 105 0.797 125 132 1 in 4.0 23 25 1 in 4.0 143 2247 58 64 1 in 4.0 33 88 1 in 1.5 143 2.032 64 70 143 1.757 ' DENSITY 7.763 74 1n4.0 33 50 1n2.6 81 1 in 4.0 33 75 82 58 1 in 22 246 1n2.4 PARKING REQUIRED REQUIRED PARKING PARKING DIAL SITE AREA UNITS OCCUPANCY PARKING PARKING SPACES RATIO UPANCY to Aria PER ACRE PER ACRE RAT1O SPACES PROVIDED PROVIDED 76 104 180. 0.396 167 192 1 in 2.0 37 0.805 123 129 No Minimum No Minimum 1.201 144 150 815 8.964 64 91 • ;1 OM 40 1in1.9 28 1 in 3.5 66 1 in 2.5 314 1 n 2.4 ui''asi;aJi`muda,er'+" x' ,i•Nd.V.,,,,A:.,,g`1 -41 . ?}:(a. 4V,Y•'w. ,7&•1 .V1.%7,..$}i r..'eY..ayi7:'i: :Z _ )"r. H WI • re W g '. • JU UO? N • W = W 0' • LLQi _ v •)- 2. Z H; . 'C =j • • 10: —! ,0 WLu ty . • •;U 1— CL -J 00 (0 W W LL -J i- (0 w 0 < (.0 w z o z • u) O — O I— W w 9= 0 LuZ c.) u) o 1- z Z � • w W JU 0 U) o (/) J 2 f- WO Q Q U� 2 C5 W Z2 H O Zt - W• W p U O D- O H ww 2 Hp -O .Z W � 2 O ~ Z Ey t -.\ Z ~ W W JU 0 U) W -I_ H U) LL WO �< 2Ud �W Z= O ZI- W U V) O- 0 I-- WW 2 �- H O Z W OU= ~ z RECE[VED TITLE 17 REVIEW "01' PAGE 6 17.04.060 SURVEY CONTENT ';33 (a) " 1 inch equals 100 feet" ? Change to read "a minimum of 1 inch equals 100 feet ". It would look ridiculous to have a very tiny drawing of lots and all kinds of blank space around it on a very large piece of mylar. The scale should be to the maximum possible and still have room for all the notes, disclaimers, signature blanks, etc. PAGE 7 (1) "A complete survey of the section or sections in which the plat or replat is located Sounds like a surveyor will have to survey the entire section or at least all corners of a section? PAGE 15 17.12.020 (8) N) "Expected location of new buildings and driveways, including finished floor elevations of the buildings." This requires the short platter to second guess the builder, architect and /or owner as to style, location etc. Not always practical especially when acceptable social needs as to housing is changing so rapidly. Does this requirement lock in the future buyer as to practical style of construction and location? PAGE 18 17.12.030 (b) (2) & 17.12.090 (should be 17.12.040 ?) "If the short plat is not filed within one year of the date of preliminary short plat " Filed ? With whom? With DCD for final approval? And should the paragraph then continue with the same wording as in paragraph "(b) of 17.08.040" except "The adjustment" changed to "The Short Plat "? Needs to be more explicit. And should "(allow teed time for DCD review, corrections and approval)" be added here? Should "The applicant shall have one year from date of final approval in which to record the short plat. The short plat is not complete until such time as DCD receives copies of the recorded short plat with Recorders recording numbers attached" be added at this point? a similar clause should be added for long plats as well (see 17.14.040 (b) (4) comments. PAGE 20 17.14.030 (7) (P) Requires the applicant to second guess as in 17.12.020 (8) N) above. PAGE 27 17.14.040 (b) (4) (Where is "(3) " ?) z i 1- ~ w: • J U. 00. 0 W= N .. • w �. LLQ to d. =w F- • �. z H U CI% =•V;. 1- -: � O Z: _' 0 :z • PAGE 28 17.14.040 (b) (4) "The applicant shall file the final plat with the Department of Records and Elections. ADD "And shall have one year from the date of final approval in which to have the plat recorded." The plat will be " There should be time after the final approval by DCD allowed for the King County Abstract Department to review the legal descriptions for clarity, closure, accuracy and the vested interests. Normally this can be done the same day if the paperwork is received in the AM. Sometimes work load and staff off time can add a day or two and it can then take a business week before the documents are then forwarded to the Recorders Office. HOWEVER if there is an error such as in the legal description or not all vested interests are represented then the paperwork is returned or held until such time as corrections are completed. According to the Abstract Office, they have some applications on hold for a couple years and a couple applications where the property is headed for tax foreclosure! And because the DCD has no control over what is happening AFTER final approval than DCD should allow ample time for problems at that end to be worked out. DCD still insures that the plat or short plat is completed when it is required that and application for building permit include proof that a lot has been legally created. PAGE 29 17.14.060 Change "final plat approval is submitted within 5 years from the date of preliminary plat approval." to read "final plat approval is submitted to DCD. within five years...." Otherwise this is ambiguous like submitted to whom? PAGE 31 17.16.030 (a) (Where's "(8) " ?) N) Same remarks as page 15 17.12.020 (8) N) and page 20 17.14.030 (7) (P). PAGE 37 17.20.030 (c) (5) (D) Add "private access roads serving 2 or fewer back lots (lots not fronting on public street) shall be a minimum of 20 feet in width and paved to 20 feet in width. "? A 30 feet wide private access road seems a bit of overkill. PAGE 52 18.06.035 ALLEY Will a garage be allowed with direct access from an alley in stead of from the street? Provided there was a street access as well. People tend to like to place their personal "stuff" around, against and behind the garage from firewood to car parts, boats etc. And by allowing a garage to be accessed from an alley would tend to encourage clutter be kept out of site. PAGE 75 18.06.935 "or portion of a structure from 30 inches above the ground" Huh? I am sure the person who wrote this knew what they are talking about but does anyone else? Awkward? Are they talking about a fence, rockery, concrete flamingo or what? Does this mean that if you have a structure the "Yard" no longer exists? Whoa, sci -fi. These are my com.n,ents. Keith B Dewey 244 -5900 z �z w 00 w =: LL, w0 2 g Q, _° F- _ z� F= o Z F- LU iu U E12; I-; 14-1 w. U' lLF-.. z: U2 z V. L LOADING AREAS, OFF- STREET PARKING Sections: 21.50.010 21.50.020 21.50.030 21.50.040 21.50.050 21.50.060 21.50.070 21.50.080 21.50.090 21.50.100 Chapter 21.50 GENERAL PROVISIONS - LOADING AREAS AND OFF- STREET PARKING 21.50.010 - 21.50.020 Regulations subject to chapter. Required loading areas. Required off - street parking. Parking spaces required. Parking requirements for common facilities. General requirements on size and location of parking spaces. Required improvement, screening and maintenance of parking and vehicle sales areas. Plans required. Surety bond required. Waiver of parking provisions. 21.50.010 Regulations subject to chapter. The . foregoing regulations of this title shall' be subject to the provisions, requirements, conditions and exceptions contained in this chapter and Chapter 16.74 of this code; provided the provisions of this chapter and title and the provisions of Chapter 16.74, shall not apply to parking and loading areas and facilities not open to or used primarily by the 'general public, which areas and facilities are specifically excepted from said provisions; provided, however, that such areas and facilities shall be subject to the provisions of Section 21.50.020 insofar as the number of loading spaces are concerned and Section 21.50.040. (Res. 25789 § 2500, 1963). 21.50.020 Required loading areas. Every department store, freight terminal or railroad yard, hospital or sanitarium, industrial or manufacturing establishment, retail or wholesale store or storage warehouse establishment other than self- service storage facilities, or any similar use, which has, or is intended to have an aggregate gross floor area of ten thousand square feet or more, shall provide truck loading or unloading berths in accordance with the following table: Square feet of aggregate Required number Gross Floor Area of berths 10,000 up to and including 16,000 1 16,001 up to and including 40,000 2 40,001 up to and including 64,000 3 64,001 up to and including 96,000 4 96,001 up to and including 128,000 5 128,001 up to and including 160,000 6 160,001 up to and including 196,000 7 For each additional 36,000 '1 additional Every auditorium, convention hall, exhibition hall, sports arena, hotel, office building, restaurant, or any similar use, which has or is intended to have an aggregate gross floor area of forty thousand square feet or more, shall provide off - street truck loading or unloading berths in accordance with the following table: 937 (King County 6 -87) Z W: 6 00 U) W=` W 0. 2 J: LL < tnQ 1 Z� I- 0- Z 1- W 0 P. C1 I- WW. F=- - o W Z. O • • 21.50.020 - 21.50.030 ZONING Square feet of aggregate Required number Gross Floor Area of berths 40,000 up to and including 60,000 1 60,001 up to and including 160,000 2 160,001 up to and including 264,000 3 264,001 up to and including 388,000 4 388,001 up to and including 520,000 5 520,001 up to and including 652,000 6 652,001 up to and including 784,000 7 784,001 up to and including 920,000 8 For each additional 140,000 1 additional Each loading space shall measure not less than thirty feet by twelve feet, and shall have an unobstructed height of fourteen feet six inches and shall be made permanently available for such purpose, and shall be surfaced, improved and maintained as required by Chapter 16.74 of this code. Such facilities shall be so located that trucks using same shall not interfere with areas reserved for off - street parking nor project into any public right -of -way, and shall be adjacent to the building to be served thereby. If the loading space is incorporated within a building, as to location, the requirements of this section shall not apply. Multi -story self- service storage facilities shall provide two loading berths, and single story facilities one loading berth, adjacent to each building-entrance that provides common access to interior storage units. Each loading berth shall measure not less than twenty -five feet by twelve feet with an unobstructed height of. fourteen feet six inches and shall be made permanently available for such purpose. Any floor area provided by additions to or structural alterations to a building shall be provided with loading space or spaces as set forth herein whether or not loading spaces have been provided for the original floor space. (Ord. 8099 § 4, 1987: Res. 25789 § 2501, 1963). 21.50.030 Required off - street parking. Every building hereafter erected shall be provided with parking spaces as required in this chapter, and such parking space shall be made permanently available and be permanently maintained . for parking purposes and, except for parking areas used for playground purposes in connection with schools, shall be used only for the parking of automobiles or trucks. Any areas used to provide required off - street parking shall be of such size and shape and so designed that the (King County 6 -87) 937 -1 LOADING AREAS, OFF- STREET PARKING 21.50.030 - 21.50.040 area will accommodate the number of cars to be provided for. Where structural alterations .or additions to a building provide additional floor space, or additional seats or additional beds, as the case may be, the parking requirements shall only apply to the additional floor space, seats or beds. (Res. 25789 § 2502, 1963). 21.50.040 Parking spaces required. The amount of off - street parking required shall be no less than as set forth in this section: A. For any use locating in the B -N or B -C zones, parking facilities shall be provided on the basis of one parking space for each two hundred square feet of total floor area within all buildings to be served thereby. B. For any use locating in the C -G zone, parking facilities shall be provided on the basis of one parking space for each two hundred square feet of total floor area within all buildings to be served thereby. C. For any use (except warehousing) locating in the M -L, M -H and the M -P zones, parking facilities shall be provided on the basis of one parking space for each one thousand square feet of total floor area within all buildings to be served thereby, or on the basis of one parking space for each three employees on the maximum working shift, whichever results in the most parking spaces. D. The following uses, wherever located, shall provide off - street parking facilities as follows: 1. Bowling alleys 2. Churches 3. Community clubs and community recreational centers Five parking spaces per alley One parking space for each five seats in the principal place of assembly for worship, including balconies and choir loft. Where fixed seats consist of pews or benches, the seating capacity shall be computed upon not less than twenty lineal inches of pew or bench length per seat. If there be no fixed seats, then one parking space for each forty square feet of gross floor area in such principal place of assembly or worship shall be provided One parking space for each employee Y and one parking space for each forth square feet of gross floor area used for assembly purposes 938 (King County 3 -86) Z W, re :0O. co W is W O, a;, w a: _: Z f.. Z 0` U — :W W!. 11 a w U O 21.50.040 ZONING 4. Dancehalls 5. :Dwellings Single- family Duplex - two - family multiples 6. Heliports, helistops with scheduled service 7. Hotels 8. Hospitals 9. Libraries, when located on publicly owned sites 10. Lodges, containing • sleeping quarters; fraternity, sorority and group student housing 11. Mortuaries 12. Motels 13. Museums • 14. Offices 15. Pleasure craft moorage 16. Rest homes, nursing and convalescent homes; homes for retired and children's institutions (King County 3 -86) One parking space for each forty square feet of gross floor area Two parking spaces One and one -half parking spaces per dwelling unit. Where the total quota results in a fraction, the next highest full unit shall be provided One parking space for each five employees and five parking spaces for each touchdown pad One parking space for each bedroom, except that only one parking space for each two bedrooms shall be required for hotels located within one thousand feet of the eastern boundary of the property commonly . known as Sea -Tac International Airport One parking space for each bed One parking space for each two hundred fifty square feet of gross floor area One parking space for each two sleeping rooms or one parking space for each four beds, whichever is greater One parking space for each forty square feet floor area One parking space for each sleeping unit or dwelling unit One parking space for each two hundred fifty square feet of gross floor area One parking space for each two hundred square feet of gross floor area One parking space for each two moorage stalls One parking space for each four beds 939 LOADING AREAS, OFF- STREET PARKING 17. Roominghouses and boardinghouses 18. Sanitariums 19. Self- service storage 20. Senior Citizen 21. Schools, elementary and junior high, public, private or parochial 22. School, high, public, private or, parochial 23. School, Specialized Instruction 24. Stadiums, sports arenas, auditoriums (including school auditoriums) and other places of public assembly (other than churches) and clubs and lodges having no sleeping quarters 25. Storage and ware- housing, comprising only activity on premises 26. Terminals freight passenger 27. Theaters 21.50.040 One parking space for each two sleeping rooms or one parking space for each four beds, whichever is greater One parking space for each bed One parking space for every 3,500 square feet of storage area provided and two additional spaces adjacent to resident manager's quarters One parking space for each dwelling unit One parking space for each employee and each faculty member One parking space for each fifty students and one parking space for each employee and each faculty member. Where parochial schools and churches are on the same site, the required church parking facilities shall be considered as contributing to the school parking requirement One parking space for each instructor who does not reside on the site and one parking space for every two students and /or spectators in attendance during an instructional session One parking space for each three fixed seats in all parking- generating areas used simultaneously for assembly purposes. Where fixed seats consist of pews or benches, the seating capacity shall be computed upon not less than twenty lineal inches of pew or bench length per seat. If.there be no fixed seats, there shall be provided one parking space for each forty square feet of gross floor area used for assembly purposes One parking space for each two employees on maximum working shift One parking space for each two employees on maximum working shift One parking space for each one hundred square feet of waiting room area One parking space for each three seats 940 (King County 6 -87) Z UO• ' U) W CO W =: W. WO. u- a. N �: F W. Z �... F- O' Z F- ,0 W H V± al 0 H; Z • 21.50.040 - 21.50.050 ZONING The parking requirements for a use not provided for in this section shall be determined in the manner set forth in Section 21.46.050 of this title, and such determination shall be based upon the requirements for the most comparable use specified herein. (Ord. 8099 § 5, 1987: Ord. 8017 § 11, 1987: Ord. 5830 § 7, 1982: Ord. 4241 § 1, 1979: Ord. 3195 § 1, 1977: Res. 25789 § 2503, 1963). 21.50.050 Parking requirements for common facilities. The amount of off - street parking required in Section 21.50.040 may be reduced, by an amount to be determined by the manager of building and land development division, when common parking facilities for two or more buildings or uses are designed and developed as one parking facility, provided; A. The total parking area exceeds five thousand square feet. B. The amount of the reduction shall not exceed ten percent for each use, except that the reduction may exceed ten percent when: 1. the reduction is based on cooperative use of parking facilities when the time during which the cooperative uses operate are not conflicting; 2. the normal hours of operation are separated by at least one hour; 3. the total number of off - street parking spaces in the common facility is not less than the sum of the required parking spaces for the various uses } (King County 6 -87) 940 -1 LOADING AREAS, OFF - STREET PARKING 21.50.050 - 21.50.060 computed separately for which the hours of operation overlap. C. A covenant or other acceptable contract between the cooperating property owners is approved by the manager of the building and land development division which cannot be amended without the consent of the manager. D. If the conditions under which the reduction in parking requirements was approved are violated, the affected property owners must provide a remedy satisfactory to the manager of the building and land development division or provide the full amount of required off - street parking, in accordance with the provisions of this chapter, within ninety days of notice of the violation by the manager or his designee. (Ord. 5551 § 2, 1981: Res. 25789 § 2504, 1963). 21.50.060 General requirements on size and location of parking spaces. A. SIZE OF PARKING SPACE. 1. Each off - street parking space shall have an area of not less than one hundred seventy -two square feet exclusive of drives and aisles, and a- width of not less than eight feet, six inches, except as provided in subparagraph 2. Each space shall be provided with adequate ingress and egress. 2. Within any off - street parking facility which includes more than twenty parking spaces, up to fifty percent of the total may be sized to accommodate compact cars, subject to the following: a. Each space shall have an area of not less than one hundred twenty square feet exclusive of drives and aisles, and a width of not less than seven feet six inches. b. Each space shall be adequately identified as a compact or small car space. c. Aisle widths shall conform to the standards set forth by Chapter 16.74 for standard size cars. d. Compact car spaces shall be reasonably distributed throughout the facility. B. LOCATION. Off-street parking facilities shall be located as hereinafter specified; where a distance is specified, such distance shall be measured from the nearest point of the parking facility to the nearest point of the nearest building that such facility is required to serve; 1. For all residential dwellings, the parking facilities shall be located on the same lot or building site as the building they are required to serve. 2. For churches located in an RS, RD -3600 or RM -2400 zone, parking facilities shall be located on site. For churches located in any other zone, parking facilities shall be located not farther than one hundred fifty feet and not in an RS zone. 3. For hospitals, sanitariums, homes for the aged, asylums, orphanages, roominghouses, lodginghouses and clubrooms, parking facilities shall be located not farther than one hundred fifty feet, but not in any RS, RD -3600 or RM -2400 zone. 4. For uses other than those specified, parking facilities shall be located not farther than five hundred feet. 5. In no case shall a motor vehicle or trailer of any kind be parked or stored nor shall internal aisles or roadways be permitted in any required yard, open space or landscaped area, unless authorized in accordance with KCC Section 21.51.050 or KCC Chapter 21.58. Driveways may cross required yards or landscaped areas in order to provide access between the off - street parking facilities and the street providing access to the site. Driveways may be used for parking when serving individual single - family dwellings only, but shall 941 (King County 3 -87) MEM _, ______ ':o- `era MMY,+ its.? ? ° `t .y'Y" ?",}, 7Xli� .,tM'Q,!.&'Y?wtE.:�i'.'h' Z W 00 N w J L WO L • a: co = d. F- _ Z F- O ZF- 0 O- 0 IL/ W` LI F — O. Cu : . Z._ U co' 0 H O Z 21.50.060 - 21.50.070 ZONING not be considered for purposes of calculating required parking. 6. Whenever required parking facilities are located off -site, pedestrian facilities shall be provided connecting the satellite parking facility to the development being served, which are safe, durable and adequate to accommodate potential use. (Ord. 7213 § 3, 1985: Ord. 5551 § 3, 1981: Ord. 4993 § 1, 1980: Res. 25789 § 2505, 1963). 21.50.070 Required improvement, screening and maintenance of parking and vehicles sales area. Every lot used as a public or private parking area and having a capacity of five or more vehicles and vehicle sales areas, trailer sales and boat sales areas shall be developed, improved and maintained as required by Chapter 16.74, Off- street Parking Plans and Specifications, and by Chapter 21.51, setting forth landscaping requirements. (Ord. 4993 § 2, 1980: Res. 33159 (part), 1967: Res. 25789 § 2506, 1963). (King County 3 -87) 941 -1 Z m` • •J U; U 0: • U) O co W ; • W= W0 lL Q • H= Z • • • I- 0 W w! 'M.D.. N1. • • p W UJ. U; • LL Z 111 col' Z., OFI- OTREET PARKING AREA DIMENSIONS A B C D E F Parking Angle Stall Width Stall Depth Aisle 1 -way Traffic Width 2 -way Traffic Curb Length per Car Unit 1 -way Traffic Width 2 -way Traffic 0° 8.0* 8.0* 20.0' 28.0' 36.0* 8.5 8.5 12.0 20.0 23.0 29.0 37.0 20° 8.0* 13.0 23.4' 37.0' 46.0' 8.5 14.5 11.0 20.0 24.9 40.0 b. 49.0 9.0 15.0 11.0 20.0 26.3 41.0 50.0 9.5 15.5 11.0 20.0 27.8 42.0 51.0 30° 8.0' 14.9' 16.0* 40.8' 49.8' 8.5 16.9 11.0 20.0 17.0 44.8 53.8 9.0 17.5 11.0 20.0 18.0 45.6 54.6 9.5 17.8 11.0 20.0 19.0 46.6 55.6 40° 8.0' 16.4' 12.5* 44.8" 52.8' 8.5 18.7 12.0 20.0 13.2 49.4 57.4 9.0 19.1 12.0 20.0 14.0 50.2 58.2 9.5 19.5 12.0 20.0 14.8 51.0 59.0 45° 8.0* 17.0' 11.3" 46.5' 54.0' 8.5 19.4 12.5 20.0 12.0 51.3 58.8 9.0 19.8 12.0 20.0 12.7 51.6 59.6 9.5 20.1 12.0 20.0 13.4 52.2 60.2 50° 8.0' 17.4' 10.4' 47.3' 54.8' 8.5 20.0 12.5 20.0 11.1 52.5 60.0 9.0 20.4 12.0 20.0 11.7 52.8 ' 60.8 9.5 20.7 12.0 20.0 12.4 53.4 61.4 60° 8.0' 17.9' 9.2' 53.3* 55.8* 8.5 20.7 17.5 20.0 9.8 58.9 61.4 9.0 21.0 17.0 20.0 10.4 59.0 62.0 9.5 21.2 16.5 20.0 11.0 58.9 62.4 70° 8.0' 17.8' 8.5' 55.1* 55.6* 8.5 20.8 19.5 20.0 9.0 61.1 61.6 9.0 21.0 19.0 20.0 9.6 61.0 62.3 9.5 21.2 18.5 20.0 10.1 60.9 62.4 80° 8.0* 17.2' 8.1' 57.4' 58.4' 8.5 20.2 23.0 24.0 8.6 63.4 64.4 9.0 20.3 22.0 24.0 9.1 62.6 64.6 9.5 20.4 21.0 24.0 9.6 61.8 64.8 90° 8.0' 16.0' 8.0' 56.0' 57.0' 8.5 19.0 24.0 25.0 8.5 62.0 63.0 9.0 19.0 23.0 24.0 9.0 61.0 62.0 9.5 19.0 22.0 24.0 9.5 60.0 62.0 PARKING DIMENSIONS These figures are for use with compact cars only. Any bays that contain combined compact and normal spaces shall be designed for normal spaces. 60 feet may be substituted for required unit width on Tots where the available width is in 50 foot whole multiples. 40 feet may be used for single bay (row) at 90 degrees and a two -way traffic aisle when only a single 40 foot lot is available. In both cases, a minimum of 91/2 foot stall width shall be provided. HANDICAPPED REQUIREMENTS (TMC 18.56.080) 12'x18' Sipe eft 6ilenaionel sabot of aoaee b 50 above grade International symbol of amass pek z ~W JU U O, co W = JIB: u- WO La to d. W. Z �. F- O Z U co ON 0 I- w uj O .z w U =: O~ z If you wish to speak at tonight's meeting, please sign up oelow. PUBLIC HEARING SPEAKER SIGN -UP SHEET PLEASE PRINT NAME ADDRESS ZIP rri VDR 19 R F 5! ‘Ar-s3 gt, Tr?, 98 I8T 98 98 98 98 98 98 98 98 98 98 98 z iv W 00 moo: W w.. w O. �Q 52 a. =W H =. z z �- F-: u. wz U gl O z CHAPTER 4.1 PARKING, LOADING, AND ACCESS REQUIREMENTS Section 4.1.10 - PURPOSES These regulations are established in order to provide on -site parking and loading areas and access to such areas of adequate capacity, and appropriate location and design. The parking requirements z are intended to provide sufficient parking in close proximity to the various uses for residents, 6 customers, and/or employees; and to maintain traffic carrying capacity of nearby streets. These o regulations apply to both motorized vehicles (hereafter referred to as vehicles) and bicycles. N J F=.. Section 4.1.20 - GENERAL PROVISIONS LL wo a. Provision and Maintenance - The provision of required off- street parking for vehicles and g bicycles, and loading facilities for vehicles is a continuing obligation of the property owner. u Building or other permits will only be issued after receipt of site plans drawn to a suitable c a scale, showing location of permanent parking and loading facilities. i z F_, b. Unspecified Requirements - Vehicle and bicycle parking requirements for uses not specified z o ui in this chapter shall be determined by the Director based upon the requirements of similar 2 uses. 0 o- e. New Structures - When a structure is constructed, on -site vehicle and bicycle parking and w w loading spaces shall be provided in accordance with Section 4.1.30 below. u. p. d. Alteration of Existing Structures - When an existing structure is altered to the extent that the LLi N o existing use is intensified, vehicle and bicycle parking shall be provided in the amount required for such intensification. o z When increased intensity requires no more than 2 vehicle spaces, no additional parking facilities shall be required. However, the effects of changes, additions, or enlargements shall be cumulative, and when the net effect of one or more changes generates a need for more than 2 spaces, they shall be provided. Additional spaces shall be required for the intensification but not for the original use. e. Change in Use - When an existing structure is changed in use from one use type to another use type as listed in Section 4.1.30 below and the vehicle and bicycle parking requirements for each use type are the same, no additional parking shall be required. However, where a change in use results in an intensification of use in terms of number of vehicle and bicycle parking spaces required, additional parking space shall be provided in an amount equal to the difference between the number of spaces required for the existing use and number of spaces required for more intensive use. f. Inoperative Motor Vehicles - In any residential district, all motor vehicles incapable of movement under their own power or lacking legal registration shall be stored in a completely screened space, garage, or carport. 4.1 - 1 LDC 07/19/93 !+ g. Mixed Uses - When several uses occupy a single structure or lot, the total required vehicleg: and bicycle parking shall be the sum of requirements of individual uses. Conflicting Parking Requirements - When a building or use is planned or constructed in such a manner that more than one standard is applicable, the use that requires the greater number of parking spaces shall govern. w 0 CO w =. w o. g J' LL Q = a. Z I-o Z f-, U• Ca O CI w w U: 2. Bicycles - Bicycle parking required for all use types in all districts shall be provided on LL z'' the development site in accordance with Section 4.1.70 below. Availability of Parking Spaces - Required vehicle and bicycle parking spaces shall be unobstructed, available for parking of vehicles and bicycles of residents, customers, patrons, and employees only, and shall not be used for storage of vehicles or materials or for parking of vehicles or bicycles used in conducting the business or use and shall not be used for sale, repair, or servicing of any vehicle or bicycle. Location of Required Parking: 1. Vehicles - Vehicle parking required for residential uses in accordance with RS -3.5, RS -5, RS -6, RS -9, RS -9U, RS -12, and RS -12U district provisions shall be provided on the development site of the primary structure. Except where permitted by 4.1.50.02 below, required parking for all other use types in other districts, as well as residential uses developed in accordance with RS -20 provisions, shall be provided on the same site as the use or upon abutting property. Street right -of -way shall be excepted when determining contiguity, except on arterials and collectors where there is not a controlled intersection within 100 ft of the subject property. Unassigned Parking in Residential Districts. 1. Vehicles - Multi - dwelling units with more than 10 required vehicle parking spaces shall provide unassigned parking. The unassigned parking shall consist of at least 15 percent of the total required parking spaces, to be located such that they are available for shared use by all occupants within the development. 2. Bicycles - Multi - dwelling units with more than 10 required bicycle parking spaces shall provide shared parking. The shared parking shall consist of at least 15 percent of the total required parking spaces, to be located such that they are available for shared use by all occupants within the development. 1. Bedroom Size Determination - Multi - dwelling units having a bedroom in excess of 160 sq. ft shall provide added vehicle and bicycle parking of 0.5 parking spaces for each oversized bedroom. 4.1 -2 LDC 07/19/93 z m. Fractions - When the sum of the required vehicle and bicycle parking spaces is a fraction of a space (0.5 or more of a space) a full space shall be required. n. Assessment District Exemption - Sites and structures located in a municipal parking assessment district shall not be subject to off - street parking facility requirements for vehicles. o. Maximum Parking Allowed - No site shall be permitted to provide more than 30 percent in excess of the minimum off - street vehicle parking required by Section 4.1.30 below. Parking Reduction Allowed. 1. A reduction of up to 10 percent of required vehicle parking may be allowed if a transit pull-out, developed consistent with Corvallis Transit System guidelines and standards, is located on -site or within 300 ft. 2. The amount of vehicle parking may be reduced by one space for every 8 required bicycle parking spaces., (For each 4 additional covered bicycle parking spaces provided over the minimum requirement, one vehicle space may be eliminated, not to exceed 10 percent of required vehicle parking spaces. Additional reductions of vehicle parking spaces may be granted through the Lot Development Option procedures contained in Chapter 2.12). Section 4.130 - OFF - STREET PARKING REQUIREMENTS Residential Uses Per Building Type: 1. Single Detached and Single Attached (Zero Lot Line Vehicles: 2 spaces per dwelling unit Bicycles: None required 2. Duplex, Attached, and Multi- Dwelling: Vehicles: Studio or Efficiency Unit 1 Bedroom Unit 2 Bedroom Unit 3 Bedroom Unit Bicycles: Studio or Efficiency Unit 1 Bedroom Unit 2 Bedroom Unit 3 Bedroom Unit and Manufactured Homes: 1 space per unit 1 space per unit 1.5 spaces per unit 2.5 spaces per unit 1 space per unit 1 space per unit 1.5 spaces per unit 2 spaces per unit The required bicycle parking may be located within accordance with the provisions of Section 4.1.70. a structure, in 4.1 - 3 LDC 07/19/93 i!X.r^ma+mrs. rs.wr.., vr.• wYV ,.nmerrnrn,mterr7s*MtPf.,,,?5, 1. 3. - Group Residential: Vehicles: ■ Fraternities, sororities, cooperatives, and boarding houses: 3 spaces for each 5 occupants at capacity (capacity to be based on criteria set forth in the Oregon Structural Specialty Code). ■ Retirement homes, intermediate care facilities, and halfway houses: a 1 space for each 3 persons for which sleeping facilities are provided to 1- z be based on the maximum number of people to be accommodated. Bicycles: -J ■ Fraternities, sororities, cooperatives, and boarding houses: 3 spaces for N o each 5 occupants at capacity (capacity to be based on criteria set forth ' w w in the Oregon Structural Specialty Code). -' IL • Retirement homes, intermediate care facilities, and halfway houses: w o 10 percent of required vehicle parking, or 2 spaces, whichever is greater. m u_¢ 4. Group Care: co a Vehicles: 1 space per 1,000 sq. ft of gross floor area - w' Bicycles: 10 percent of required vehicle parking, or 2 spaces, whichever is z is greater z o w uj b. Civic Use Types: D o: o� Unless otherwise noted, the figures given refer to vehicle parking requirements. Unless a specific w ~' bicycle parking figure is given, required bicycle parking shall be 10 percent of required vehicle i 0. parking or 2 spaces, whichever is greater. However, where less than 3 vehicle spaces are required, _ p. then only one parking space shall be required. iii Z U =` 1. Administrative Services - 1 space per 400 sq. ft of gross floor area 2. Community Recreation Buildings - 1 space per 200 sq. ft of gross floor area 3. Cultural Exhibits and Library Services Vehicles: 1 space per 200 sq. ft of gross floor area Bicycles: 30 percent of required vehicle parking 4. Day Care/Small Schools - 2 spaces for each classroom 5. Hospitals - 1 space per 1,000 sq. ft of gross floor area 6. Lodge, Fraternal, and Civic Assembly - For that area without eating or drinking facilities - 1 space for each 4 fixed seats (18 lineal inches of bench shall be considered 1 seat). For that area with eating or drinking facilities - 1 space per 4 fixed seats or stools and one space for each 50 sq. ft of dining or drinking area where there are no fixed seats. 7. Public Safety Services - 2 spaces per bed (sleeping accommodations) or as per administrative service requirements. 8. Religious Assembly - 1 space for each 4 fixed seats (18 lineal in. of bench shall be considered 1 seat) and 1 space for each 50 sq. ft of public assembly area where there are no fixed seats. 4.1 -4 LDC 07/19/93 z 9. r Schools: Vehicles: • Preschool/Kindergarten - 2 spaces per teacher ► Elementary - 2 spaces per classroom ► Middle School/Junior High - 3 spaces per classroom ► Senior High, Vocational (or similar institutions), or University a 6 spaces per classroom z Bicycles: 2 • Preschool/Kindergarten - 10 percent of required vehicle parking _J ► Elementary - 8 spaces per classroom U o ► Middle School/Junior High - 8 spaces per classroom i g w Lu ► Senior High - 8 spaces per classroom ► Vocational (or similar institutions), or University - 8 spaces per CD ul o classroom, plus 25 percent of required vehicle parking c. Commercial Use Types (for accompanying office and indoor service areas): = a 1- w Unless otherwise noted, the figures given refer to vehicle parking requirements. Unless a specific z bicycle parking figure is given, required bicycle parking shall be 10 percent of required vehicle z o. parking or 2 spaces, whichever is greater. However, where less than 3 vehicle spaces are required, w w then only one parking space shall be required o, 0 52 1. Administrative and Professional Services - 1 space per 400 sq. ft ° 2. Agricultural Sales - 1 space per 400 sq. ft of gross floor area for accompanying office _ 0. and indoor service area o 3. Agricultural Services - 1 space per 400 sq. ft of gross floor area z 4. Animal Sales and Services: ► Auctioning - 1 space per 50 sq. ft of gross floor area o . ► Grooming - 1 space per 400 sq. ft of gross floor area z ► Horse Stables - exempt ► Kennels - exempt ► Stockyards - 1 space per 5,000 sq. ft of gross floor area • Veterinary - 1 space per 400 sq. ft of gross floor area 5. Automotive and Equipment: • Cleaning - 1 space per 400 sq. ft of gross floor area ► Fleet Storage 1 space per 400 sq. ft of storage area ► Repairs/Heavy Equipment - 1 space per 800 sq. ft of gross floor area ► Repairs/Light Equipment - 1 space per 400 sq. ft of gross floor area ► Sales/Rentals, Farm Equipment - 1 space per 500 sq. ft of gross floor area ► Sales/Rentals, Heavy Equipment - 1 space per 800 sq. ft of gross floor area ► Sales/Rentals, Light Equipment - 1 space per 400 sq. ft of gross floor area ► Storage, Nonoperating Vehicles - 1 space per 400 sq. ft of gross floor area ► Storage, Recreational Vehicles and Boats - 1 space per 400 sq. ft of gross floor area 6. Building, Maintenance and Services - 1 space per 400 sq. ft of gross floor area 7. Business Equipment Sales and Services - 1 space per 400 sq. ft of gross floor area 8. Business Support Services - 1 space per 400 sq. ft of gross floor area 4.1 - 5 LDC 07/19/93 � 9. - Communication Services - 1 space per 400 sq. ft of gross floor area 10. Construction Sales and Service - 1 space per 400 sq. ft of gross floor area 11. Convenience Sales and Personal Services - 1 space per 400 sq. ft of gross floor area 12. Eating or Drinking Establishments - 1 space per 4 fixed seats or stools (18 lineal inches of bench shall be considered one seat) and 1 space for each 50 sq. ft of dining or drinking area where there are no fixed seats 13. Explosive Storage - 1 space per 5,000 sq. ft of gross floor area 14. Financial, Insurance, and Real Estate Services - 1 space per 400 sq. ft of gross floor area 15. Food and Beverage Retail Sales - 1 space per 400 sq. ft of gross floor area 16. Funerals and Interment Services: ► Crematory and Undertaking - 1 space for each 4 fixed seats (18 lineal inches of bench shall be considered 1 seat) and 1 space for each 50 sq. ft of public assembly area where there are no fixed seats ■ Interring and Cemeteries - exempt 17. Fuel Sales - 1 space per 400 sq. ft of gross floor area 18. Laundry Service - 1 space per 400 sq. ft of gross floor area 19. Medical Services - 1 space per 200 sq. ft of gross floor area 20. Participant Sports or Recreation: Vehicles: Indoor: Bowling areas - 3 spaces per alley and 5 spaces as required for eating and drinking area All others - 1 space per 50 sq. ft of gross floor area Outdoor: 1 space per 4 fixed seats (18 lineal inches of bench shall be considered one seat) for visitor seating and one space per four participants based on projected participant capacity Bicycles: 20 percent of required vehicle parking 21. Personal Services, General - 1 space per 400 sq. ft of gross floor area 22. Regional Shopping Center - 1 space per 300 sq. ft of gross floor area 23. Repair Services, Consumer - 1 space per 400 sq. ft of gross floor area 24. Research Services - 1 space per 300 sq. ft of gross floor area 25. Retail Sales, General - 1 space per 400 sq. ft of gross floor area 26. Retail Sales, Bulky Merchandise (examples: furniture or motor vehicles) - 1 space per 800 sq. ft of gross floor area 27. Scrap Operations - 1 space per 400 sq. ft of gross floor area 28. Spectator Sports and Entertainment Vehicles: Limited - 1 space per 4 fixed seats (18 inches of bench shall be considered one seat) and 1 space per 50 sq. ft where there are no fixed seats Bicycles: 20 percent of required vehicle parking. 29. Swap meets - Limited: 1 space per 4 fixed seats (18 inches of bench shall be considered one seat) and one space per 50 sq. ft where there are no fixed seats 4.1 - 6 LDC 07/19/93 q StItt yry ��r 44} -- /46=talT r$VwS:.?T?44R.`/! ...."n•. 5 Oct iti�•. ?3t C??txSl f tti6!k7riY9? nr5f 2° hRgti?Y •tatnIgE"nfriMER3 z ~• w• 6 JU O 0• (o, • w w. w CO u- w 0 g J u- ?. , co d �w •z1._ o. wui w. U� o =- U .w i=_ '' z 30. Transient Habitation: Vehicles: • Campground - 1 space per designated camping space • Lodging - 1 space per guest room or suite Bicycles: • Campground - Exempt • Lodging - 10 percent of required vehicle parking. 31. Wholesaling, Storage, and Distribution - 1 space per 5,000 sq. ft of gross floor area w d. Industrial Use Types: 6 00 Unless otherwise noted, the figures given refer to vehicle parking requirements. Unless a specific N w bicycle parking figure is given, required bicycle parking shall be 10 percent of required vehicle parking or 2 spaces, whichever is greater. However, where less than 3 vehicle spaces are required CO o then only one parking space shall be required 1. Limited Manufacturing - 1 space per 400 sq. ft of gross floor area or 1 space per co = employee on the largest shift, whichever is greater. a w 2. Technological Production, General Industrial, Intensive Industrial -1 space per 1,000 z sq. ft of gross floor area or 1 space per employee on the largest shift, whichever is z o greater. w w U� e. Agricultural Use Types: exempt O r: f. Extractive Use Types: exempt 0▪ ' -• o iui Z' Section 4.1.40 - STANDARDS FOR OFF - STREET PARKING AND ACCESS U— F- O F- Z All off - street parking facilities , vehicular maneuvering areas , driveways, loading facilities , accessways, and private streets shall conform to the standards set forth in this section. These facilities shall be designed, paved, curbed, drained, striped, and constructed in accordance with the standards established by the City Engineer. A permit from Development Services Division shall be required to construct parking, loading, and access facilities, except for single detached, duplexes, single attached, attached, and manufactured dwellings. a. Access to Arterial and Collector Streets 1. Off - street facilities shall be designed and constructed with turnaround areas to prevent back up movement onto arterial streets. 2. Location and design of all accesses to and /or from arterials and collectors (as designated in the Corvallis Transportation Plan) are subject to review and approval by the City Engineer. Accesses shall be located a minimum of 150 ft from any other access or street intersection. Exceptions to this may be granted by the City Engineer. Evaluations of exceptions shall consider posted speed of the street on which access is proposed, constraints due to lot patterns, and effects on safety and capacity of the adjacent public street, bicycle and pedestrian facilities. ; 3. No development site shall be allowed more than 1 access point to any arterial or collector street (as designated in the Corvallis Transportation Plan) except as approved by the City Engineer. Evaluations of exceptions shall consider posted speed of street- on which access is proposed, constraints due to lot patterns, and effects on safety and capacity of the adjacent public street, bicycle and pedestrian facilities. 4. When developed property is to be expanded or altered in a manner that significantly affects on -site parking or circulation, both existing and proposed accesses shall be z reviewed under the standards in 2 and 3 above. As a part of an expansion or re g alteration approval, the City may require relocation and /or reconstruction of existing 6 o accesses not meeting those standards. o 0 co Lu b. Access to Unimproved Streets .J ~ w w0 g Q. • a. = F- w = zF.- F- 0. z w w ► Land partitions; 0 0 9 ► Conditional development; ° �. W w. I- 0 ► Building permits for new non - residential construction or structural additions to `' LL 0 non - residential structures (except accessory development); or W Z H 2. CP- ► Building permits for new residential units. z 1- Development may occur without access to a City standard street when that development constitutes infill on an existing substandard public street. A condition of development shall be that the property owner sign an irrevocable petition for public street improvements. The form shall be provided by the City Engineer and recorded with the property through the Benton County Recorder's Office. This shall be required with approval of any of the following applications: c. Vision Clearance 1. Except within the Central Business District (CB) vision clearance areas shall be provided at intersections of all streets and at intersections of driveways and alleys with streets to promote pedestrian, bicycle, and vehicular safety. The extent of vision clearance to be provided shall be determined from standards adopted by the City Engineer that take into account functional classification of the streets involved, type of traffic control present at the intersection, and designated speed for the streets. 2. Traffic control devices, street lights, and utility installations meeting approval by the City Engineer are permitted within vision clearance areas. d. Backing or Maneuvering of Vehicles - Developments required to provide 4 or more parking spaces shall not have backing or maneuvering movements for any of the parking spaces occurring across public sidewalks or within any public street other than an alley, except as approved by the City Engineer. Evaluations of requests for exceptions shall consider constraints due to lot patterns and impacts to the safety and capacity of the adjacent public; street, bicycle and pedestrian facilities. 4.1 - 8 LDC 07/19/93 e. Screening - Screening of all parking areas containing 4 or more spaces and all parking areas in conjunction with an off - street loading facility shall be required in accordance with district requirements and Section 4.20.40 in Chapter 4.2 - Landscaping, Buffering and Screening. Where not otherwise specified by district requirement, screening along a public right -of -way shall include a minimum 5 -ft depth of buffer plantings adjacent to the right -of -way. f. Lighting - Provided to illuminate a parking facility shall be arranged to not produce direct glare on adjacent properties. g. Setbacks Where there will be backing movements from a driveway to the public right -of -way, all off - street parking shall be provided so that a minimum of 19 ft of length is provided from the sidewalk or future sidewalk to a garage or carport. Where no sidewalk location has been established, a 19 -ft setback from the right -of -way edge to the parking structure shall be used. Nothing in this section shall imply or permit a lesser setback than that required by any other section of this Code. h. Sidewalks - Shall be required in accordance with the provisions of Section 4.0.40. i. Driveways - Shall be surfaced as required by standards established by the City Engineer. No driveway shall traverse a slope in excess of 15 percent at any point along the driveway length. The location and design of the driveway within the lot frontage shall provide for unobstructed sight per the vision clearance requirements in Section 4.1.40.c. Requests for exceptions to these requirements will be evaluated by the City Engineer considering the physical limitations of the lot and safety impacts to vehicular, bicycle, and pedestrian traffic. Section 4.1.50 - MODIFICATION TO PARKING REQUIREMENTS The provisions of this section as to number of spaces may be modified as follows: 4.1.50.01 - Compact Car Spaces Up to 40 percent of the required parking spaces may be reduced in size for the accommodation of compact cars. Compact car spaces should be located near the entrance to any lot or aisle. 4.1.50.02 - Group Care Facilities The number of spaces required may be modified for uses such as group care facilities where it can be demonstrated that automobile use or ownership is significantly lower than for other dwelling or lodging facilities. 4.1 -9 LDC 07/19/93 } z ▪ w re 6 J U. U 0; (o w= J F-. w 0; gQ Wo. ±_ z�. I- 0 Z I- w U co 0- • 1— wW 2 — o, wz O t--_ z Section 4.1.60 - STANDARDS FOR OFF - STREET LOADING FACILITIES For every use or premise mentioned in Section 4.1.30 "c" and "d" in connection with every building off - street loading space shall be provided on site. One additional space shall be provided for each additional 20,000 sq. ft or major fraction thereof. Off - street loading facilities shall conform with the following standards: z w a. Each loading berth shall be not less than 35 ft in length and 10 ft in width and shall have a minimum height clearance of 14 ft. o o N O uj b. Sufficient space for turning and maneuvering of vehicles shall be provided on the site in � accordance with the standard specifications established by the City Engineer. co LI_ . w o. E c. Entrances and exits shall be provided at locations approved in accordance with applicable ga LL o. w 1 z�. zI w ui U0 o — o 1 w w • ro . w z. U N. F- 2 o I- d. e. ordinances and statutes. No off - street loading facilities shall be required where buildings abut a public alley in such a manner that loading operations can be conducted from said alley in accordance with applicable traffic and parking ordinances. Screening for off -street loading is required and shall be the same as screening for parking lots in accordance with Section 4.1.40. Section 4.1.70 - STANDARDS FOR BICYCLE ACCESS AND PARKING All bicycle parking facilities required in conjunction with development shall conform to the standards set forth in this section. Bicycle parking shall be located on site with safe, convenient access to the public right -of -way. a. Location 1. Safe, convenient pedestrian access shall connect the bicycle parking area to the main entrance of the principle use of the site. If the bicycle parking area is located within the vehicle parking area, the bicycle facilities shall be separated from vehicular maneuvering areas by curbing or other barrier to prevent damage to parked bicycles. 3. Curb cuts shall be installed to provide safe, convenient access to bicycle parking areas. 4. Where bicycle parking facilities are not directly visible and apparent from the public right -of -way, entry and directional signs shall be used to direct bicyclists to the bicycle parking facility. 5. Bicycle parking facilities shall be placed in a convenient location near the main`- entrance of the site's principal use. 4.1 - 10 LDC 07/19/93 z 6. For security and convenience purposes, bicycle parking facilities shall be located in areas visible to the adjacent sidewalks and/or vehicle parking areas within the site. b. Dimensions 1. Bicycle parking spaces shall be a minimum of 6 ft in length and 2 ft in width. z 2. Overhead clearance in covered areas shall be at least 7 ft. 1 z w 3. A minimum 5 -ft wide aisle shall be provided beside or between each row of bicycle D Paz g• o ' cnw c. Rack/Enclosure Standards -I F U) u. w o 1. Bicycle parking facilities shall consist of either a lockable enclosure (locker) in which 2 the bicycle is stored or a stationary object (rack) to which the bicycle may be locked. g u_ ?. 2. Lockers and racks shall be securely anchored to the pavement or a structure. 1 w` z� 3. Racks requiring user- supplied locks shall accommodate both cable and U- shaped locks. z o Racks shall be designed and installed to permit the frame and both wheels to be w w: secured, with removal of the front wheel, or the frame and one wheel to be secured, D o if both wheels remain on the bicycle. o m; o '- 4. Bicycle racks shall be designed to hold bicycles securely by means of the frame, in a z 0 manner that will not cause damage to the wheels. o di z. d. Covering 0 1. All use types, with the exception of public parks and the Central Business District, a z minimum of 50 percent of the required bicycle parking shall be covered. 2. If covering is provided for vehicle parking, a proportionate amount of bicycle parking shall also be covered. However, at least the minimum amount specified in 1 and 2 above shall be provided. 3. Covering for bicycle parking facilities shall be permanent and shall provide protection from precipitation. 4. Covering may be provided by an independent outdoor structure, a parking garage, a wide roof overhang, or a wide awning. Bicycle parking facilities may also be located within buildings, provided the other requirements of this section are met. e. Lighting 1. For security and convenience purposes, lighting shall be provided in bicycle parking areas such that all facilities are thoroughly illuminated and visible from adjacent sidewalks and /or vehicle parking areas during all hours of use. 4.1 - 11 LDC 07/19/93 Title 33, Planning and Z6. .4 Chapter 33229 I /1/91 Elderly And Disabled Housing restricted by covenant must also meet these requirements. Units restricted by covenant may be included in the calculation of 35 percent of the units or they may be in addition. Common areas are areas such as community rooms, laundry facilities, recreation rooms including kitchen and toilet areas,'or other common facilities. 1. Accessible route. The common areas and the units noted above must be on an accessible route. This means there must be an accessible route from the sidewalk and parking area to the front door of the units and an accessible route to and within the common areas. 2. Doorways and thresholds. All doorways in common areas and the units noted above must have at least 32 inches of clear width. Doorways to small areas such as pantries or linen closets need only be wide enough to allow reaching access. Exterior thresholds may be no higher than 1/2 inch. Interior thresholds must be flush. 3. Kitchens and bathrooms. All kitchens and bathrooms in common areas and the units noted above must have a clear maneuvering area of at least 5 ft. by 5 ft., or must be approved by the Disability Project Coordinator as demonstrating that a wheelchair can enter and exit while ensuring that all essential fixtures are within reach of a person using a wheelchair. C . Parking. The minimum parking standard for units restricted by covenant is one space for every four units. However, only one space for every eight units is required when occupancy of.the units will be restricted to at least 75 percent by elderly individuals. The restrictions may be in the form of funding restrictions that apply for the life of the project, or through the covenant with the City. If parking is provided at a ratio of less than 1 space per unit, the number of parking spaces that must meet the disabled parking standards (in Chapter 33.266, Parking and Loading) is calculated based on a ratio of 1 space per unit. D Number and size of bedrooms. At least 25 percent of the units restricted by covenant must have at least one bedroom. The minimum bedroom size is 150 square feet, except for units that have two or more bedrooms. In this case, only one bedroom must meet this standard. E . Adaptable features. All of the units restricted by covenant must be constructed so that the following adaptable features can be installed upon request. 1. Grab bars. The bathroom walls must be structurally reinforced to allow the future installation of grab bars. 2. Alarms. The units must be prewired for a visual and audible alarm system. 3. Visibility. Each unit must allow for visibility of the entrance to the unit from inside the unit through the provision of peepholes which' can be installed at various heights. 4. Water temperature control. The plumbing system for each unit must allow the installation of thermostatically controlled water temperature gauges or anti-scald devices. 229 -3 z �w 0 0 co 00. LU LU COw w 2 u- a. - a. I•13. z� I- 0. . Z~ w moo. 0 O E oI wW I 0 w I. z i!�;t;.+'a ! :1:': 3 ! :; l4. tr ,:��w ::06.4025:!:,: + ! ? .. ,. Y;. ' }c li:r d :,i•. 111 . ; r t ::'4.• ' .r ,.;•;,,;!;:,..,:.... tr School district School. district: , any. school district in King :County.whose: oundanes include' unincorporated'areas of, the county :1`r (Ord. 10870. § 245; ;1993) ' +•`' • t . , I d' .. :.1 . • j 1 A 06030 . School district support School istrict support facility Uses . (excluding;: schools and bus bases) that are required for the operation of a school dustrict This term includes school, district administrative ;'officescentralized kitchens, and maintenance "orstorage } '..: h. acilities (Ord 10870 § 246, 1993) 1 , a', `' } ' �,E . t y ' Iii lr�t. r � h , 4 1 ,1,.,�r ' ..,',.o i t, t :..1f .lzr•h S{ }' �f,,.,..'i t ,It• , , .: : : : : :. tr.,: 1} .!'".:"0.:,,, :;C :i,,.• • ! •.s 1a `t' �'' ' 121�A'.'0611035-!1' Schools.'' elementary;' and' middle /junior high "Schools,'elementa, and :;�, middle /junior high.: institutions of learning offering instruction.in :the several' branches of learning; ;and study: required by the Education Code of.the;Statelof Washington,,in grades, kindergarten; L >`;throught nine, including •associated meeting° rooms, •auditoriums and athletic .facilities: ' (Ord 1087.0 1;ai� ..i§ 247``�1'993t`('�a,s „t ,,, 1r1 {} „Ir.sr: 1::r.y}t. 4. ';I}':: „ 1 ; f.f $:.•.:•,,'..$,::.i t'�t,._ , , i 1F •� :< >. �r,', }fl', } 't f � 1 { .1 I t .,, ..t. I; ii y iy `t t r , .I • 1 „r4tif`=r �'i4�,.�4r �} �( , �I IFF. RR'�C :06:10A0 n_L-_I_ ._Jam.. high school.' Schools; condary..or. high :school, I. ,institutions of; learning offering instruction .in the, several branches of, learning. and study' ,• required: by , he: Education ,Code :of',the State:of Washington in grades: nine through'twelve,:`including associated meeting rooms, auditoriums and athletic facilities.. (Ord. 10870 § 248, 1993) • r t ti },4e.i t,, {, 1 ' 't e• , '' :.:. ,.. I ,,, 1.1.1',,.. -.'d,:.,'. l 1 ' • - 4121A: 06} 1045;_',`.Seismic,hazard' areas Seismic hazard, areas those ,areasSin.King }County,.=;tI. 4 sub�ect,,tosevere risk of: earthquake idamage'as a;resultiof soil liquefaction rintareas,underlamtiby�,�; r}zcohesionlessisouls lof; low ;density and :usually.in association with a shallow groundwater, table_ or of the seismicallyhmduced settlement (Ord 10870 §.249, 1993) , ' ' ., 't' f i}C �..!j(u ,l : ,1i.,,. , e 3'I ., 11,. , .� .:14'� „' Y' .. ,rti ri 1) , r} f, j: :It 11 t. ,y. f '•i (' f : ,r ,}I • ., .I n. '. .,. .,, i. \,,„,,,'• f , . tilt„A;ii•li '21A 061050 Self service `storage facility , Self,servicestorage facility ,an:'establishment,' ontaining'separate storage spaces that are Teased or rented 'as individual units r _(Ord 10870 § ,� 42501,993 Pjr i 4 ,..•.,• ih 9r 1 .k? - 4 y:a�l1 1� r�,l.,• t .;'„I;I t"1 , r 1 t ., j : } ( tl �` 1 !.,,;!,;,...!,,,,•...;,...,,,,, .� 'ir S' „ ✓ 11.11 ' 21A :06 1055 Sending; site Sending •site :'land designated in K C C. 21A.36 as capable o roviding a.public benefit :if permanently protected:by.' virtue of having:its zoned development otential transferred to another„ property .(Ord 1i10870j.§ 251; 1993). li,i;rti -0., ,t t: lit„t tt{ ‘,.',.;!!'•,'. j r�,5;, F r .!' f ; • ,'{11 .t: } ' ' •, ,t tI 1 Ii;r 21A 06 1060`;} Senior citizen Senior citizen A person aged 62 or older (Ord 1.1157 § :E Ord 10870 § 252, 1993) I t. i, ” 7. °,y: ?lr{ �, r "t l ��•?+t,r d' 1 . :y. ! r. '' . • •1 r• tt / tI 11, , t 421A :06.1062 i Senior citizen 'assisted: housing.. Senior citizen assisted housing: ';housing in, a building: consisting ,of two or more dwelling. units; or,sleeping ;units restricted to' occupancy by at h„ •least; one senior citizen per unit, and may include the foljlowing support services, as deemed:: 1 C.. t f l,,vit i4, i, t 1 .f t r t. r necessary ` :.'+ .... a4�'P4 f11 ` ,, , r,. , o I I r ` , • 1 � �I ' A Food preparation and dining ,areas 1 � � to , .p] , l }'.''i L t:fk f4 �£. � l7 ��� Group'. activity. areas;„ i ( I` [ • 4I;. Medical supervision; and t( f ` 1 i', r D Similar:activities.:(Ord 11157: §•9, 1993: Ord. ,10.870,..§, 634`(part), 1993)::y; „•.L }.. ' 1• I .',.,.: t' .r+. , „, ' I •`!. :.,,r:. -'.r it v t, .06:1065 Sensitive areas Sensitive areas ';any of those areas in King County which are` subject�•to natural hazards or those land features which: support unique,' :fragile or valuable, •: :'natural' resources -including fishes,.wildlife and other organisms and their: habitat'` and such resources which: carry, hold or purify water in their natural state. Sensitive areas` include coal mine hazard 06=31 (King County •1 95) ! z ~ w ce 6 O 00 w= • LL w0 g• -J u. • ry iI-- w _ zF. ►— 0 Z~ 0 op 0 E- • W r• as zt 0 = ~ z TO: FROM: DATE: RE: Gct4 tN (yr rto-re L/P fJ-E To ikk-LUQE City of Tukwila Department of Community Development MEMORANDA Planning Commission Michael Jenkins September 19, 1996 Parking Study John W Rants, Mayor Steve Lancaster, Director laccAhu- --r4 .".4 ITE 1:2•'1 �s- ivoPc�i3 A laor 1 t�c.u.. 1o4/.71s On August 29, 1996, staff presented a memorandum to the Planning Commission ?�� detailing the results of the Parking Study, including the process that was followed, the findings of the consultants and an outline of the recommendations for changes to the ' P'a`d Parking Code, Tukwila Municipal Code (TMC) section 18.56. The Planning - Commission concurred with the direction that staff was heading towards providing an F� ""`l update to the Parking Code. This memoranda provides a framework for revisions to the parking code that reflect ' ' a - .�► current market conditions and emerging trends in other suburban jurisdictions. Other 1 changes may also be proposed with the draft ordinance that provide clarity to language, 1°"41.'"121 technical calculations and other "housecleaning" revisions to improve the function of the . cf- Me„--0, - Parking Code. These changes are also designed to comply with state guidelines of the Commute Trip Reduction (CTR) act, requiring affected jurisdictions to review their aat I acu�a ?c��j parking policies. oLcr11 E R -121 r �alv 1. Should reduced requirements for Senior Citizen Housing be established. Presently, multi - family dwellings regardless of population, require 2 parking spaces per unit. While suitable in most cases, this standard does not accurately reflect Senior Citizen Housing strategies. A definition accounting for changes in the Senior Housing market should be addressed, apart from care facilities, nursing homes and other group living scenarios where the residents are Tess ambulatory. Some examples from other suburban jurisdictions include: • Des Moines ♦ Issaquah ♦ Renton ♦ King County 1 space per 2 dwelling units 1 space per 2 dwelling units, plus 1 space per employee 1 space per 4 dwelling units 1 space per 2 dwelling units .1e Godt- • cieN ", (<4j -for- cut( • at ceer.444vt 4.44.71474444441'.' • � .waf.,cZlc- C4_5. tOa- ¶Ij v2.1 ax- SPX 1:8 4c.41114-= f: S 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665 . ..1 .'.in.: n'KY'.tSwm.r.ta, NeL�'�• .'M..•TY�ti!hseot14 wSf.MH .... i..� r�..w�u��d.rrua• �.. «.�.�rua.- frl...u!!K Y. i±!M %LYr� z z1 w • 6 -J 00 U) w =. J CO u„ w o.. LQ 1 w z� z I— uf U . CO: 'u w .z 1— U - O. w z: U- 0 z Memoranda to the Planning Commission Proposed revisions to TMC 18.56, Parking Code September 19, 1996 Qr,,,,1 d3 a. ,4 I I <2 : Recommendation: Adopt a standard of 1 space per 2 dwelling units 2. Should Cooperative parking strategies be more flexible, to account for •140I‘4j emerging changes in the provision of parking? • or•tC.0-tjue-1YP te-Tiesi The city currently has a single standard for cooperative parking facilities, TMC n, 12-09.e. G. 18.56.070. Due to changes in the development and management of parking supply I •'LAE LLD since the adoption of the Parking Code, further distinction should be made that Wig... ;�G -�r�c' accounts for various cooperative, shared and covenant parking agreements available to or; a pke,E' a prospective developer. The strategies outlined in Attachment A to this report provide itov I 3) ex a basis for different scenarios to allow parking reductions based on both the " -p' Fayx- , Ap�DlTiewiL, surrounding uses and the existing built environment. These strategies provide differentN, scenarios that would allow and, in some cases, encourage developers to evaluate 7 perc l parking as a resource to be managed. These strategies would also give a developer Tway options that are closely tied to the conditions of the existing built environment ►� �.u+le ik'S / 'Seit, a+ la ,.J•- 4e -D•vl / ?:t t"'I ►14 at/�t,t/ /q lei k t�.o,trki,"1. , Recommendation: Adopt shared parking reductions, as outlined in Attachment A. 1 3. Should Parking for the Handicapped be in the Zoning Code? Staff proposes that the standards in TMC 18.56.080 be deleted and replaced by a single definition that references the city's current Uniform Building Code (UBC) on applicable handicapped standards. This assures that the code reflects the current ( building standards for which any Building Permits must comply. • Recommendation: Delete section and incorporate UBC by reference 4. Should there be an increase in the compact car allowance? The current code (TMC 18.56.090) allows a maximum of 30% of the required spaces may be dedicated for compact cars. Parking proposed in excess of the code °"'E " -�- requirement is not currently regulated, allowing a developer to include as much E�'D ~12-c, 6'f.ikeDINt.. compact parking as long as the minimum standards is met. Some trends in regulating 31' e conipact car allowances in other jurisdictions include: S anti ♦ 50% of spaces compact in a development containing more than 20 spaces (King . uu c-per-iFf c, County) cwNor ♦ 40% of the spaces for employee use may be compact, remaining spaces would be L :s ..ly r � 30% (Renton) ♦ 50% of the spaces allowed as compact, but spaces must be dispersed (Des Moines) wttkr w-E ♦ A maximum of 30% of entire parking lot may be compact, spaces must be dispersed Doti'T' (Kent) D tvmsavua ycf 2 Memoranda to the Planning Commission Proposed revisions to TMC 18.56, Parking Code September 19, 1996 Recommendation: Clarify standard allowing 40% of compact stalls for all proposed parking. 5. Should the calculation for parking be based on Gross Leasable Area instead of Gross Floor Area? The current use of the term Gross Floor Area (gfa) is used to compute parking requirements based on the entire square footage of the building. This calculation includes areas such as common restrooms, stair cases, shafts, wall thickness, corridors, lobbies and mechanical rooms that are not related to lease agreements and are not designed to accommodate tenants. By computing the parking requirement on a Gross Leasable Area (gla) standard, it corresponds closer to the traffic generated in relation to the space utilized. Examples in other jurisdictions include: The main areas of the building that are occupied, not including accessory areas used by the occupant such as restrooms, stairs, corridors, lobbies and mechanical rooms (Renton) • pt. entre 4.4.1% b Ca`u`u 4MI{ -.l (f•i*ti 1•V41.t.t•/ • Ne%M t> JMPILo%EO 0 N eui µok' • The total number of square feet within the inside finished wall surface of the exterior building walls of the structure, excluding major vertical penetrations (elevators, mechanical shafts, stair wells), common restrooms, common lobbies and common hallways. (Bellevue) • The usable or net square footage of floor area, exclusive of non - public areas. Non- public areas include but are not limited to building maintenance areas, storage • areas and restrooms. (King County) Recommendation: Adopt a gross leasable area standard to replace existing gfa, designed to exclude common areas to the building and areas devoted to building services (Mechanical rooms, restrooms, elevators, stairways, etc). 6. Should an Administrative Review process for staff evaluations 'be established to lower parking requirements under specific circumstances? , 1 i8 1 014 As amended in Ordinance 1768, adopted on July 1, 1996, a new chapter (1 -8:04) was added to the Zoning Code, providing various classifications for project permit applications. Type 2 decisions, part of a 5 part assessment concerning permit processing, are "decisions which are initially made by the Director or, in certain cases, other City administrators or committees, but which are subject to an open record appeal to the Board of Adjustment, Planning Commission, City Council... ". This process "F currently includes provisions for Special Permission Parking and Modifications to etXu.4.' h Certain Parking Standards to Certain Parking Standards. A copy of the chart outlining Type 2 decisions is included as Attachment B. • "7 1724 cic_c4,t 3 +,- z �Z cw 6 00 coo co w Lu w wo Q, =d w z= ▪ o. W1-- ja 2 U Cal o - W U. o o Memoranda to the Planning Commission Proposed revisions to TMC 18.56, Parking Code September 19, 1996 ,Fo✓ oLymp,A No specific process has been established for Administrative Review *relaxation of z minimum parking standards. Presently, such requests are initially determined by the a Community Development Director, with an open record appeal to the City Council. To 1- w clarify this process, a criteria to examine requests on an administrative level should be 2 developed. Such a process may include a two -tier approach, where requests for e i i�wg �� w _J 0 parking between 1% and 20% of the minimum standard are made to the Community �v� s N W Development Director, with requests for parking 21% lower than the minimum made directly to the City Council. Examples of criteria to evaluate the request could include: e1Z e`��� J w O' • Exploration of Shared and Combined parking opportunities • AA a)„.., tad", m • Compliance with existing CTR or other Transportation Demand Management wJ �,�� ruko�c. g a strategies ,q,r,tJ+ cU• k� n • A report by a Transportation professional providing the basis for less than the r,y,�,� = W 0 ~ minimum parking requirements and possible mitigation to offset negative impacts r &„� � z i_ • Current transit service provided within 600 feet of the site at 15 to 30 minute k,�,w;� �' E- o headways , w u- w. t-y M D Y City requests �a.r I�o.K{, ° o This criteria would also be. used by the Cit Council to evaluate those re for o parking greater than 20% below that minimum standard. Any requests, whether to the I / It `"d4-4G""d4 / o Community Development Director. or the City Council would be made in writing, 4wa(-��e.� --' • _ 0 submitting evidence documenting need and an analysis of pertinent site characteristics ntutf t�"r' fi ~ 3 that would support request and provide the basis for staff evaluation of the request. 4f.Y -K. • z' ci- s..4ie cram" V (n Recommendation: Develop specific criteria that allows for reductions to the parking i-.0- /TPM1 .o minimum, with an administrative process for.requests between 1 % -20% parking below or1�.�....{ z minimum standards and a process that allows for parking of 21 % and 40% below minimum standards, to be heard before the City Council. NEXT STEPS Staff,will present a draft ordinance for consideration at the October work session, followed by a public hearing on the proposed ordinance revisions. The recommendations approved by the Commission, as detailed above, will be incorporated in to the draft ordinance. Other revisions including technical changes, adoption of new uses categories, language clarifications, and other minor changes, will also be proposed. • If there are additional comments or revisions you feel should be addressed or incorporated into the existing recommendations, you may contact me at 433 -7142. a:lcurrent\4mpst926.doc 4 tA' t: �`• N�Y71' t' lXa[ x= t' CC�u 'S'+�t��^"C"i24_�N. +Jf *g�;;+sn �ry�^. �"^ wfu, m. re. n,•.•,. rf..+.. ae. w.. r,. r.• arwar.°_....« ai.,., w.. �xvr-. sA. wir,. m:. w:.+:= �! *n.�cn!t�'�'�•f�YU'SS••x.'?pi ^. !'.5^.'9,v;�..+� SHARED PARKING REDUCTIONS Shared Pinking Type Application Land Use Example Recommended Reduction in Paridng Stalls Application in Tukwila TUC & WC Differing Operating Hours When hours of adjacent uses differ significantly or do not overlap. Office buiding /Church Movie theater/Office buiding Multi famiy /office park When uses do not overlap, owners shall provide parking stalls equal to the greater of individual parking requirements. Where some overlap occurs, reduction based on documented shared need. In the Urban Center (TUC): currendy limited/ in future, may have more application. In the Manufacturing /Industrial Center (MIC): no apparent application currently /limited in future. Nor Mlpkfl y� Cooperative Parking of Multiple Commercial Uses on Same or Adjacent Lots Two or more commereial,uses share same or adjacent lots. WPM. P M1 u t2 OP%514101$(j Isibu Z.S Several small adjacent commercial establishments with adjoining parking. Up to 5% reduction for two separate commercial uses, 10% for three, 15% for four or more. Many applications currently in the TUC. Application in MIC limited (commercial use not encouraged) Complementary Use A minor use serves or enhances the primary land use. Does not include shopping centers. Deli or dry cleaners in an office buiding. Pharmacy /drug store in a medical clinic. If the complementary use is less than 10% of the floor or lot area, no parking is required for the complementary use. Applicable in both the TUC and the MIC. Covenant Parking Portion of parking needed b meet code is leased from other use within walking distance where there is excess parking. • A new printing business development with limited land space located adjacent to an office buiding with excess parking [Note: parking must be within 800 feet for commercial use, 1,000 feet for non - commercial useJ A covenant agreement between the owner or operator of the principal use, the owner of the parking spaces and the City is executed. •k17T1 (-ITN/ Who.% 170 p,,7 el op 7t ' 1F' ~�rtD - pOWInC moo" /o OF- 12e4utiLGT, rnS qD de"t"") Potential application in the MIC as tenancy changes. Applicabihty in TUC dependent on changes in use. Covenant parking is only workable when there is an imbalance of parking supply: some pockets of over - supply. • PI•y7hwc>a AAA y 13C. •Lts TOO e.srua:Ndr. ✓iN ( yc0.le fveNA 1 .VN./iNo+t a.. p EMe 4' 1 -l2A11 kA I Lotr*a. Pitt2.m)c tee 04 ?CI CIEtMT rrhw, n e.AAAM • W kt4Jc 6 ATTACHMENT A ze gu. ermenzt K.snwktretOW8'k•!5'e'_FP'Y, \•^ Ka'��R�+n)Far�+at ern: atKi+ no.- z'. ryw. tci?'. MN: Y .a!'4:+tii3IMNE'Pfl�,`Fd+:1n'7e'v C. Type 2 decisions are decisions which are initially made by the Director or, in certain cases, other City administrators or committees, but which are subject to an open record appeal to the Board of Adjustment, Planning Commission, City Council, or, in the case of shoreline permits, an appeal to the State Shorelines Hearings Board pursuant to RCW ch. 90.58. TYPE OF PERMIT INITIAL DECISION MAKER APPEAL BODY (open record appeal) Administrative Planned Residential Development (TMC 17.08.040) Short Plat Committee Board of Adjustment Short Plat (TMC 17.08.060) Short Plat Committee Board of Adjustment Board of Adjustment Binding Site Improvement Plan (TMC 17.16.090) Short Plat Committee Shoreline Substantial Development'Permit (TMC ch. 18.44) . Community Development Director State Shoreline Hearings Board Decision regarding Sensitive Areas (except Reasonable Use Exception) (TMC 18.45.125) Community Development Director Planning Commission Special Permission Parking, and Modifications to Certain Parking Standards (TMC 18.56.060 and .070) Community Development Director City Council - Parking standard for use not specified (TMC 18.56.100) Community Development Director City Council Code Interpretation (TMC 18.90.010) Community Development Director Board of Adjustment Special Permission Sign, except "unique sign" (various sections of TMC Title. 19) Community Development Director Planning Commission . Sign Permit Denial (TMC 19.12.040) Community Development Director Planning Commission Sign Area Increase (TMC 19.32.140) Community Development Director Planning Commission ATTACHMENT B z w' 00 0; W =_ CO u_ w 0 g Q: w z� 1- O'. Z I -: uj w 0 O tt o F-. w' • 0 • Z_: w. _' O F- i z FILE NUMBER: APPLICANT: STAFF REPORT TO PLANNING COMMISSION AND BOARD OF ARCHITECTURAL REVIEW Prepared September 19, 1996 L96 -00_ E96 -00_ City of Tukwila REQUEST: Changes to Tukwila Municipal Code, section 18.56, Parking Code. SEPA DETERMINATION: Pending RECOMMENDATION: Approval STAFF: Michael Jenkins Diana Painter Al/ -4-P\-\''tfi\w\ Z _- • sv 6 W J U; UO: N W` W =; J CO o; LL. Q;' tO W: I- Z F-: W W, gyp.. ON LLF-k • Z: LIJ to z h Staff Report to Planning Commission /BAa L96 -00 Changes to TMC 18.56, Parking Code DRAFT CODE LANGUAGE The following are the proposed revisions to the parking code, with staff comments followed in italics after each revision: A. Revisions to Definitions. TMC Chapter 18.06 1. Deletions: Z F=-- Z'. CL 2 u6m. TMC 18.06.755, Shopping center (Mall) planned. 0 O 0 w= As written, this code section is redundant as the definition in TMC 18.06.750 (Shopping Center, planned) provides a -J H reasonable definition for both uses. Parking regulations in TMC 18.06.755 are based on the gross leasable floor cn u.., area; the distinction based on the mall being enclosed, as indicated in TMC 18.060.755, is irrelevant. w 0- 2aa I- 2. Additions: LL Q N n. • Add General Retail. General Retail should be defined as "A business or a store which engages in the sale of i W goods and/or services to the general public. Uses include department stores and personal service shops. _ Z 1- • Add Bulk Retail. Bulk Retail should be defined as "A business of store that specializes in the sale of large Z 1—, foods and requires large storage spaces and /or services with a lower trip generation rate than other retail stores ". _ 2 j; Examples include furniture stores, appliance stores and other uses as approved by the Director. U 0 • Add Manufacturing. Manufacturing should be defined as "A building or group of buildings which specializes D H in the manufacturing of products or in the research and testing of products ". Uses include factories, testing i U. laboratories, creameries, bottling establishments, bakeries, canneries, printing and engraving shops. u_ 1 • Add Warehouse. Warehouse should be defined as " A building or group of buildings that are primarily for the fu �; U P: Y. O storage of goods ". WHAT ABOUT JOINT WAREHOUSING/DISTRIBUTION? • Add Restaurant. Restaurant should be defined as "An establishment whose principal business is the sale of foods to be eaten on the premises, including either indoor or outdoor seating, which may also include an area reserved for the sale of alcoholic beverages ". • Add Office. Office should be defined as "A building or a group of buildings dedicated to non - manufacturing types of work that are for the use of employees but may or may not be for use by the general public ". Uses include professional, accounting, advertising, architectural /engineering, bookkeeping, business /management consulting, information processing, legal, medical and/or dental. The proposed additions to the definitotws sections provide the framework for actual code changes contained in TMC 18.56 d2L.. `f =1 b Z ivullYtef coi Staff Report to Planning Commission/BA . L96 -00 Changes to TMC 18.56, Parking Code 3. Revised Definitions TMC 18.06.375 Gross Leasable Floor Area should be revised to Gross Leasable Area "Gross Leasable area" means that part of the floor area of any structure which is actually used from time to time for any commercial purposes, such as a sales area, display area, walkways or storage area. This definition shall exclude such areas as basements not used for storage spaces, common corridors designed for the circulation of people at non - retail establishments, elevator shafts and stairwells at each floor, mechanical equipment rooms or attic spaces, exterior,covered loading docks, and malls Witifetross leasable floor area iisd iu.tfe defnitiotia computin g required parkingas well as for other• -uses, the bulk of uses listed in 18.56.050, Required number of parking spaces, uses 'Gross Floor Area' as the basis for . ar ' • ! ' • • . s.1 This term is currently not part of the definitions section of the Zoning Code. area includescommon restrooms, staircases, shafts, wall thickness and other attributes that are not designed to accommodate the intended use of the building(s). By computing the parking requirement on a gross leasable area, or g.l.a., standard, it more closely corresponds to the traffic generated in relation to the space utilized rther, the term B. Changes to Parking Code Text 18.56.030 Reduction of existing parking spaces. "Any off - street parking area already in use or established hereafter shall not be reduced below the limits required by this chapter by the construction or addition to a building or structure, nor by the erection of an additional building or structure on the property. Any change of principal and /or secondary use must meet the parking requirements of the new use." This addition will codes existing department requirements concerning a review of parking when a either a principal or secondary change of use on an existing building occurs. 18.56.070 Cooper-afive; Shared, covenant or complementary parking strategies €aeility. " 1) Shared Parking a) When two (2) or more land uses. or uses that share a building. have different hours of operation. these uses may qualify for a shared parking credit. Required parking for these uses shall be based on the use that generates the greater parking demand. Examples include a church and office building. movie theater and office building or apartments and office building. For uses applying for this option. an appropriate lot may be located offsite if it is within 800 feet of the nearest use. pursuant to item 2. below. b) Two or more uses that have similar hours of operations and wish to combine parking may qualify to decrease the number of parking stalls. If two or more uses choose this option. any cooperative parking strategy used to implement this option must include an agreement. as established in item 2 (a-cp. below. Any reductions in allowed parking under this section must be approved by the Director. The amount of reductions listed below shall not exceed these limits unless a Parking Demand study is prepared and submitted by a transportation professional: i) A 15% reduction for four (4) or more separate business establishments ii) A 10% reduction for three (3) or more separate business establishments Staff Report to Planning Commission/BAK L96 -00_ Changes to TMC 18.56, Parking Code iii) A 5% reduction for two (2) or more separate business establishments 2) Covenant Parking. When off -site parking is provided on a lot other than the lot of the use to which it is accessory, the following conditions shall apply: (a) A covenant between the owner or operator of the principal use, the owner of the parking spaces and the City stating the responsibilities of the parties shall be executed. This covenant and accompanying legal descriptions of the principal use and the lot upon which the spaces are to be located shall be recorded with the King County department of Records and Elections. and a copy with recording number and parking layouts shall be submitted as part of any permit application for development, (b) The covenant lot must be within 800 feet of the primary commercial use or a shuttle service to the use must be provided with its route, service and operations approved by the Director. (c) Covenant parking shall be used only for employee and student parking. Retail customer parking needs must be met on site. (d) The owner of the parking spaces shall be responsible for notifying the Director should the use of the lot or the agreement between parties should be modified or terminated. In this event. the parties shall provide documentation that a minimum of fifty (50) percent of the required minimum will be available within ninety (901 days following termination of the agreement. with the reminder to be available 365 days following termination of the original agreement. If a variance is being sought, the application must be submitted within fourteen (14) days and subsequently granted. (3) Complementary Parking. A complementary use is a portion of the development that functions differently that the primary use but is designed to serve or enhance the primary land use without creating additional parking needs for the primary traffic generator, Up to 10% of the gross floor area of a building or facility may be occupied by a complementary use without providing parking spaces in addition to the number of spaces for the principal use, Examples of complementary uses include pharmacies in hospitals or medical offices. foot courts or restaurants in 4 shopping center or retail establishments. The revisions to this code section provide greater distinction to the concept of cooperative parking strategies, through the development of standards that reflect current trends in the development and management of parking supply. 18.56.080 Parking for the handicapped All parking provided for the handicapped. or others meeting definitions of the 1991 Americans with Disabilities Act (ADA). shall meet requirements of the Chapter 11 of the 1994 Uniform Building Code, as amended by Washington Administrative Code. section 51.30. et seq. .%: fir» rein MIAWi° !,rc t vtlWeerm�.-, z w r aat JU 00. 11.1 — W0 2 gQ I I— In Z= HO W ~ U • � O — 0 W W: W Z ti.i U =. 0 ▪ F.. z ro'N, Staff Report to Planning Commission/Br". L96-00_ Changes to TMC 18.56, Parking Code roadway. The deletion of the entire section and referencing the Uniform Building Code (UBC) on applicable standards assures that the standards are updated in an entire piece. The previous language augmented the UBC, however they also did not provide an accurate picture of the requirements. Therefore, this change will help define requirements more accurately to the development community. Staff Report to Planning Commission /BAR L96 -00_ Changes to TMC 18.56, Parking Code 18.56.050. Required number of parking spaces. Single- family and multi - family dwellings 2 for each dwelling unit; additional parking may be required for home occupations and accessory dwelling units as otherwise proved by this title. Senior Citizen Housing For 20 units or less. I space per dwelling units. If more than 20 units. I space per 2 dwelling units. plus I space per employee, • .,! ':: : ... ..... .. : - : :.•: Churches, mortuaries and funeral homes 1 for each 5 fixed seats Colleges. Universities. Vocational Schools Shall be determined by Planning Commission. based on an evaluation of information concerning traffic generated by proposed use. and other post- secondary educational institutions Convalescent/nursing /rest homes I for every 4 beds with a minimum of 10 stalls Fast food restaurant 1 for each 50 square feet of gross floor area. Fifty percent of any outdoor seating area will be added to the gross floor area for parking requirement calculations, Food stores and markets 1 for each 300 square feet of gross floor area High schools 1 for each staff member plus 2 for every 5 students or visitors Hospitals 1 for each bed Hotels and motels 1 for each room Indastfial- beitdiegs : • ! ! • 3:. : • - • • • - - : : :.•• Manufacturing 1 for each 2.000 square feet of gross floor area Office and professional buildings, banks, dental and medical clinics 2.5 for each 1,000 square feet of gross fleet leasable area Outdoor sports areas or parks Shall be determined by Planning Commission Places of public assembly, including auditoriums, exhibition halls, community clubs, community centers (except for community centers owned or operated by the City of Tukwila), theetefs, and private clubs. The Director shall determine the number of required parking spaces within the following range: Minimum of 1 space for every 100 square -feet of assembly area. Maximum of 1 space for every 60 -square -feet of assembly area. To ensure parking adequacy for each proposal, the Director may consider the following: a. A parking study or documentation paid for by the applicant and administered by the City regarding the actual parking demand for the proposed use, or b. Evidence in available planning and technical studies relating to the proposed use. Community centers owned or operated by the City of Tukwila 1 space for each 200 square feet of gross floor area Post offices 3 for each 1,000 square feet of gross fleef leasable area Public facilities, including libraries, police and fire stations Shall be determined by the Planning Commission Restaurant 1 for each 100 square feet of gross fleef leasable area Retail Sales. Bulk 2.5 for each 1.000 square feet of gross leasable area Retail sales, General 4 for each 1,000 square feet of gross fleef leasable area if located within the TUC or TVS zoning districts; 2.5 for each 1,000 square feet of gross fleef leasable area if located in any other zoning district. Schee{s;- including eElementary r and Junior high, schools 1.5 for each staff member Shopping center (mall), planned, per gross leasable floor area size, as listed below 600,000 sq. ft. or larger 5 for 1,000 ft.; • •• • , ! ! • ' ' - - - ! ! every sq. • .. . . . . .. ,! . .. :: . • :. _ . . initial 400,000 — 599,999 sq. ft. 4 5 for 1,000 ft..:: • • • ! ! • ! to every sq. ::: • - . . • • :1 :. - - • -: Z 1 Z W 6D. J U. 00 co w W Ili }O. tL Q. to d = W. I-- 2 • . Z F. 1-- O''. ZF— . W j. U� • O 5-°-` • W`. • H �. .. Z .w • c) . F- l O Z Staff Report to Planning Commission/BAR L96 -00 Changes to TMC 18.56, Parking Code 200,000 — 399,999 sq. ft. 4 for 1,000 sq. ft.; every _ . _ 100,000 — 199,999 sq. ft. 4 for every 1,000 sq. ft.; - : : • - • e e ! ::.: • : • ::: - • • - e e - • • e . :: ..: :. : ; :. : _ : :. . . :. _ : : seats 25,000 — 99,999 sq. ft. 4 for every 1,000 sq. ft.; - • e • . e e ' . • . - • • i • e ..: .. .: :: :. :; :.. . .. e .: .. Tavems 1 for every 4 persons based on occupancy Toad. Theaters 1 for every 4 fixed seats. Mav be modified if component of lareer development. per shared parking agreement. as provided in TMC 18.56.070. If seats are not fixed. 1 per 3 seats. with concurrence of Fire Chief. consistent with maximum allowed occupancy Warehousing, 1 for every 2.000 gross square feet s= vJlci2.,: etii.4:w:•s;u::t:sti&�;fr^..wt'' 'G Staff Report to Planning Commission /BAR L96 -00_ Changes to TMC 18.56, Parking Code These changes help provide clarity to the minimum standards by making them consistent with trends in other King County jurisdictions. These revisions also provide greater distinction in retail and industrial uses, thereby being more reflective of current market trends These revisions also implement additions to TMC 18.06., Definitions. 18.56.090 Compact Car Allowance (1) A maximum of 30% of the total fequir-ed proposed off - street parking stalls may be permitted and designated for compact cars (2) Each compact stall shall be designated as such (3) Dimensions of compact parking stalls shall conform to the standards as depicted in Figure 18.6 of this chapter C. New code section: Administrative Variance from Parking Standards 1. General a) An Administrative variance from required parking standards must be received prior to any issuance of building or engineering permits. Administrative variances are only eligible for requests for reduced parking between one (1) and twenty (20) percent lower than minimum required. Requests for reductions in excess of twenty-one (21) percent must be made to the Planning Commission b) Various methods to reduce required parking may not be combined to reduce parking more than forty (40) percent. In addition, any stalls gained through any shared, covenant or complementary parking strategy listed in 18.56.070 shall be counted towards total parking needs c) The project developer shall present all findings to the Director prior to any final approvals, including design review, conditional use permit review, building review or any other permit reviews required by the Director 2. Criteria a) All requests for reductions in parking shall be reviewed under the criteria established in this section. b) In addition to the following requirements, the Director may require specific measures not listed to ensure that all impacts with reduced parking are mitigated. Any spillover parking which cannot be mitigated to the satisfaction of the Director will serve as the basis for denial. The Director may allow a reduction after i) All shared parking strategies are explored ii) On -site park and ride opportunities are fully explored iii) The site is in compliance with the city's commute trip reduction ordinance or, if not an affected employer as defined by the city's ordinance, agrees to become affected iv) The site is at least 300 feet away from a single- family residential zone v) A report is submitted providing a basis for less parking and mitigation necessary to offset any negative effects E+' 1111' '49 erePi,.H.1.1 .IMterMorn Z w 0; 00 w to w W =: u-` 0,• wwQ LLQ., co =0. � w dr- Z I' !0 g' 11J id • O! to Z. :O~. z Staff Report to Planning Commission /BAIL L96 -00_ Changes to TMC 18.56, Parking Code 3. Process a) An applicant shall submit evidence that decreased parking is necessary. This may take the form of a brief report for all decreases between one (1) and twenty (20) percent. Decreases between twenty-one (21) and forty (40) shall be made to the Planning Commission. The Director may require additional studies to ensure that Z . negative impacts are properly mitigated. A complete and detailed Parking Demand study is required for requests _ reviewed by the Planning Commission 1- Z b) All site characteristics should be described in report, including 6 D' JU! OO i) Site accessibility for transit i N 0' to W ii) Site proximity to transit, with fifteen (15) to thirty (30) minute headways LLJ _; iii) Shared use of on -site parking CO LL iv) Shared use of off -site parking ui O; v) Combined on -site parking vi) employee density ' QQ —3 LL Q; vii) Adjacent land uses rn d Z CONCLUSIONS Z H E--0. The changes proposed to TMC 18.56, Parking Code, reflect changes that have occurred in the market place since . Z 1-.. the adoption of the Parking Code. These changes also reflect Local conditions, as observed by staff and by the 2 W consultant for the Parking Study, concerning appropriate levels of parking and distinctions inherent to the City of D CI O N' Tukwila. H RECOMMENDATIONS = U` Staff recommends approval of the proposed changes to the Parking Code, as listed above. Z a: \current \parkord1.doc • Sections: Parking and Loading Purpose /18.38.020 CIIAPTER 18.38 PARKING AND LOADING • 18.38.020 PURPOSE • 18.38.040 APPLICABILITY 18.38.060 PARKING AND . LOADING GENERAL REGULATIONS 18.38.080 ADMINISTRATIVE VARIANCE 18.38.100 OFF - STREET PARKING SPACES • 18.38.120 HANDICAPPED PARKING REQUIREMENTS • 18.38.140 LOADING BERTHS REQUIRED 18.38.160 SPECIFIC ZONE DISTRICT REQUIREMENTS 18.38.180 SHARED PARKING FACILITY 18.38.200 LOCATION REQUIREMENTS 18.38.220 DESIGN STANDARDS - GENERAL 18.38.240 DISTRICT DESIGN STANDARDS 18.38.020 PURPOSE The objectives of this chapter are: 1. To provide accessible, attractive, well- maintained and screened off - street parking facilities. 2. To reduce traffic congestion and hazards. 3. To., protect neighborhoods from the unwanted effects of vehicular traffic generated by adjacent non-residential land use districts. 4. To assure the maneuverability of emergency vehicles. 5. To provide aesthetically pleasing parking facilities in proportion to individual land use needs. 6. To implement comprehensive plan transportation demand management policies, thereby lowering single occupancy vehicle trips. !.' • .z =Z WD: 0 0' fn 0 w I. (J) LL wp:. w :;1".; • za • Z �.;. • moo:. • z�- • U 0 w ;. Ori • •.z • Parking and Loading Applicability /18.38.020 - 060 7. To reduce impervious parking surface through shared parking and median parking ratios. 8. To define• median parking ratios and to allow a reduction or increase in parking ratios using an administrative variance. 9. To allow for more intense commercial development within 1' z predefined areas. 6 D JU: o o. N 0• 18.38.040 APPLICABILITY , w i J 1— ; Unless specifically exempted, every land use shall have permanently w o maintained off - street parking facilities pursuant to the following 2 �. regulations. g a�. • EXEMPT: Land uses within. the Downtown are .exempt from all I W' parking requirements; however, if .parking facilities are provided they ., x' must meet required parking ratios and design standards (See figure of 1-- o:. exempt parking, 18.38.160(5,B). Au uf U 0: 18.38.060 PARKING AND LOADING • GENERAL o i--'. REGULATIONS `µ w w:, `J f"', . 1. Off - street parking and loading spaces shall be be. provided in — z' accordance with the provisions of this chapter when any of the w (0; following actions occur. These provisions apply to all uses and o x structures in all land use districts unless otherwise specified. z a. When a main or accessory building is erected. b. When a main or accessory building is relocated or expanded. c. When a use is changed to one requiring more or less parking or loading spaces. (NOTE: This also includes all occupied accessory structures.] .•.,. : IV - 38 - 2 (Revised 08/14/95) • Parking and Loading General Regulations /18.38.060 2. Required Plans Building permits shall not be approved unless there is a building plan and plot plan identifying parking and loading facilities in accordance with this chapter. No permit or city license shall be issued unless there is proof that required parking and loading facilities have been or are currently provided in accordance with the provisions of this chapter. 3. Unlawful Removal It is unlawful to discontinue prior approved parking facilities without establishing alternate facilities that meet the requirements of this chapter. Parking and loading facilities which are adequate to meet the requirements contained in this chapter shall be provided and maintained as long as the use they serve is in existence. These facilities shall not be reduced in total unless a shared parking agreement is canceled, a change in occupancy or use of a premises has occurred which results in a reduction of required parking. 4. Use of Facility Necessary precautions shall be taken by the property owner to ensure parking and loading facilities are only used by tenants, employees, social/business visitors or other persons for which the facilities are provided, to include shared parking. 5. Offsite Parking Parking lots may be established as a separate and primary land use, provided the proposed parking lot exclusively serves a specific use, building or development, and shared parking. These parking lots require a conditional use permit in the Arterial Commercial district. (See 18.38.200, Parking Facility Location, for maximum off -site separation requirements.) 6. For Landscape Requirements refer to Chapter 18.36 7. Off - Street Parking— Schedule of Spaces Off- street parking spaces shall be provided to the extent allowed by this Chapter. IV - 38 - 3 Parking and Loading Administrative Variance /18.38.080 18.38.080 ADMINISTRATIVE VARIANCE 1. General a. An administrative variance from required parking standards must be received prior to any issuance of building and engineering permits. b. Various methods to reduce or increase parking may not be combined to reduce or increase parking by more than forty percent. In addition, any stalls gained through sharing, combining or on -site park - and -ride shall be counted toward total parking needs. For example: • Evidence is submitted to support one hundred (100) additional stalls to the five hundred (500) already required. • Combined parking opportunity = twenty -five (25) stalls • Twenty (20) percent administrative variance option is used = one hundred (100) additional stalls based on five hundred (500) total, but twenty -five (25) have already been found; so • The total number of stalls derived from administrative variance = seventy -five (75) stalls c. The project developer shall present all findings to the Site Plan Review Committee (SPRC) prior to any final, discretionary approvals; e.g., design review, site plan review, environmental review, or any planning, building or engineering permits. The SPRC shall authorize an increase in parking, based on compliance with the strategies in Section 18.38.080(3). d. Public Notification. Property owners within three hundred (300) feet of a site shall be notified by mail of all variance requests to increase or decrease parking by twenty -one (21) to forty (40) percent. IV - 38 - 5 z _ 1} :W D J U; 0 0: to w x: w w0 .1; J- u-Qi = d; w. z�. I- 0' � o ', w w! V u..16: o: w z; 1=1? I o z ONYX HOUSING CORPORATION September 16, 1996 Ms. Lori Michaelson, Senior Planner Long -Range Planning Department CITY OF FEDERAL WAY 33530 1st Avenue South, 2nd Floor Federal Way, WA 98003 RE: Meridian/Willamette Court Apartments Projects Required Parking Ratios and Actual Experience with Elderly Housing Projects Dear Lori: In connection with our proposed Meridian Court Apartments and Willamette Court Apartments affordable housing projects for the elderly in Federal Way, Washington, we are enclosing a schedule illustrating, among other things, the relative required parking ratios and our actual experience with the demand for parking in connection with developing and managing other similar affordable elderly housing projects in two other comparable suburban cities of King County (Kent and Renton). The schedule indicates both the ratio and absolute number of parking spaces required by the local jurisdiction as compared to the ratio and absolute number of parking spaces actually provided with respect to each project. In each instance, the demand for parking has been readily satisfied by the number of parking spaces provided. The data is based on our experience in developing and managing seven (7) projects containing 760 units of affordable housing for the elderly in suburban King County. Because of the proximity of these projects to retail shopping, amenities, services and public transportation (as a result of deliberate site selection), our residents recognize a diminished need for personal automobiles and parking spaces. Similarly, Metro Access bus service, local shuttles, and carpooling initiatives among residents further reduce the relative demand for parking spaces. Finally, lower income elderly tend to have more difficulty affording the cost of owning, operating and maintaining personal automobiles. The characteristics of the proposed Meridian Court Apartments and Willamette Court Apartments projects in terns of proximity to retail shopping, amenities, services and public transportation are similar in nature to the other affordable elderly housing projects identified in the enclosed schedule and, accordingly, we believe that our actual experience with the demand for parking in these substantially similar affordable elderly housing projects as reflected in the enclosed schedule is representative of the parking demand we expect in connection with the proposed Meridian Court Apartments and the Willamette Court Apartments projects. Therefore, we are requesting a parking P.U. BOX 17143, S4 TTLE, WASHINGTON 98107 -0843 PHONE (206) 228 -2040 (Office) or (206) 409 -9289 (Cellular) FAX (206) 783 -7357 z rem': m' 00 CO CV W 1- • N LL: w 0' g Q: co = . F- w. • z� I-- 0`. I-; .2 0 0� o 1': w w; z • o. ui z :U a z Ms. Lori Michaelson, Senior Planner September 16, 1996 Page 2 • requirement not to exceed 0.5 parking space per housing unit (for a ratio of 1.0 in 2.0) for the Meridian Court Apartments and Willamette Court Apartments projects. In addition to satisfying the anticipated actual demand for parking in the Meridian Court Apartments and Willamette Court Apartments, a parking requirement of 0.5 parking spaces per housing unit will allow for more flexibility in providing open space and more extensive landscaping for the projects. If you have any questions, please call me at (206) 228-2040. Very truly yours, ONYX HOUSING CORPORATION PAL- Bryan M. Park President BMP:slm:091696Michaelson.doc cc: Mel Easter, Johnson Braund Design Group, Inc. • Greg Herring, North Coast Enterprises, Inc. Greg Deiner, Pacific Engineering Design Inc. •• • A IN A O • ♦ ♦ r C N N R a 0 1 2 8 00 i A o x ti m ?g r 11 4 111 ♦ ♦ B S' b e• a Is til§ed 5. s ; Y I� N w lw b M City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM To: Planning Commission From: Michael Jenkins Subject: Tukwila Parking Study Date: August 22, 1996 OACKGROUND In February 1992, the City of Tukwila adopted its Commute Trip Reduction (CTR) ordinance. This ordinance meets the requirements of the CTR Act, adopted by the State Legislature in 1991. The requirements in this ordinance include a provision that each affected jurisdiction conduct "a review of local parking policies and ordinances as they relate to employers and major worksites and•[make] any revisions necessary to comply with commute trip reduction goals and guidelines;" (RCA 70.94.527(4)(e)). The Tukwila Parking Study fulfills this requirement by making recommendations for short term and long term revisions to the Comprehensive Plan and Zoning Code that meet State guidelines. The review and evaluation of the City's parking requirements undertaken in the Tukwila Parking Study also implements the City's Comprehensive Plan. For example, Policy 10.3.4 states, "Ensure that land use, urban design, and transportation and circulation actions for employees support and reinforce transportation alternatives, including the Commute Trip Reduction programs, Transportation Demand Management (TDM) programs, Rideshare programs, and related proejcts and programs (ie parking provisions for future alternative transportation modes)" These policies were in turn prepared under the auspices of the King County Countywide Planning Policies which require, among other things, that cities establish parking standards and develop plans that support CTR guidelines (LU -32). For a list of City policies that pertain to parking, see Attachment A. Accordingly, staff contracted with the firm of Transportation Planning and Engineering (TP &E) to evaluate the City's parking supply in the Tukwila Urban Center (TUC) and Manufacturing/Industrial Center (MIC), examine parking conditions at major worksites, review existing parking policies and regulations, and develop recommendations for any changes necessary to implement these the above policies and guidelines. SCOPE OF PROJECT Four major tasks were performed in evaluating the City's parking requirements: 1. City staff conducted an inventory the parking supply in the City's two employment centers; • 2. The consultant interviewed selected business regarding their perceptions of parking at their worksites; 3. The consultant interviewed selected Employee Transportation Coordinators (ETCs) to determine how they implemented CTR with respect to managing their parking supply; Memo to Planning Commission Tukwila Parking Study August 22, 1996 Page 1 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 rtrr ztr *moorpt+"+M'^.r* sumo! a�M* itn ^'e:v+;+sr��skYS++.pvi+r�•.4%- ovrtvX}"Fmmri 2,+n*,gr,7!:*pat ?: Z ~w U 0 w =. J � LL' w0 g 5 Nd. mow. Z= F— O. Z O, = U_' O' Z w U� 1!,. O Z 4. The consultant evaluated the City's parking supply, parking regulations and transit service, and make suggestions for changes to the City's policies and regulations. The work of the consultant and staff resulted in the development of several products. The inventory of the parking supply was added to a data base that included information on all parcels in the two study areas, the gross floor area of all buildings, the number and type of businesses, and number of employees, among other Z data. Evaluation of this information resulted in the major findings and recommendations of this study, _ �. which are listed in the Executive Summary (Attachment B). , 1— Z CL QQ 2 JU FINDINGS U 0 N 0. The following paragraphs summarize the major findings of the Parking Study. While the inventory was co = limited to the Urban Center and Manufacturing/Industrial Center, it was felt that an inventory of these areas N 1- u_ . would provide enough information to evaluate all commercial and industrial parking requirements for the 0 City. M J Tukwila Urban Center 0 CO The TUC, an area of 1.35 square miles, shows an overall parking surplus. Approximately 30,000 parking H W' stalls are required, according to the December 4, 1995 code, and 37,150 stalls are provided, for an estimated =, surplus of 7,150 stalls. There are five major types of businesses /land uses in the TUC for which parking ? �' requirements are calculated: Shopping Malls, Retail, Business and Commercial uses, Office and Professional Z Off. uses, and Industrial. The previous parking requirements contained in the August 4, 1993 code did not w w include a separate parking requirements for retail sales. Retail was include in Business and Commercial 0 p uses, with a parking requirement of 2.5 stalls per 1000 square feet, in contrast to the current requirements of ,p 4.0 stalls per 1000 square feet. If calculated under the old parking requirements, the apparent parking 0 E-: surplus in the TUC would be more pronounced. The overall existing parking ratio in the TUC area is '= ui approximately 3.1 stalls per 1000 square feet of non - residential building area. I- H _p Parking standards for retail uses are of particular concern in the TUC. Many high volume discount centers 1.1 Parking • as Costco, Computer City and Eagle Hardware have developed stores in the urban center. Furniture and F= _: home furnishing stores have established a presence, as well as several strip malls and other mixed use 0 H developments. All of these types of uses have parking demands that differ from the traditional `retail' Z classification. This could result in an imbalance of parking supply where: • some development don't have enough parking, potentially discouraging customers and causing problems for adjacent uses, or • some developments that use less parking may be required by over - burdensome code requirements to provide more parking than they need, resulting in unnecessary costs and under - utilized land. Manufacturing/Industrial Center The MIC also has a parking surplus, if the inventory of spaces is compared to the parking requirements for uses occurring in the MIC. Approximately 16,300 parking stalls would be required, and about 18,300 are provided, for a surplus of approximately 2,000 parking stalls. The majority of land uses in the MIC area can be categorized as Office, Commercial, or Industrial. The commercial/office buildings in the MIC area have parking shortages, while the industrial buildings have parking surpluses when comparing provided and required stalls. The overall average existing parking ratio in the MIC area is approximately 1.6 parking stalls per 1000 square feet of non - residential building area. Memo to Planning Commission Tukwila Parking Study August 22, 1996 Page 2 1, RECOMMENDATIONS The consultant concluded that the City's parking code is fairly typical parking code, and that the City's parking requirements are similar, or within the range, of parking requirements in other South King County cities, other suburban cities in the region, and national standards for parking for specific uses. Recommendations are made for minor revisions to land use definitions and specific use requirements to make the parking regulations more appropriate to the study area and changes that address the requirements of emerging land uses. Recommendations are also made for an expansion of the City's codes on shared and cooperative parking to include a provision for parking for complementary uses, and related changes that will provide greater flexibility in the City's parking regulations. Recommendations for adopting parking supply management options are suggested for future consideration. Other regulatory and policy changes, such as providing parking maximums, transit reductions and transit overlays, are suggested for future adaptation, when transit service and transit facilities are adequate to support them. Suggested thresholds for when these types of regulatory changes would be warranted are included in the study. NEXT SESSION A work session to review and discuss the specific changes recommended for the parking regulations is scheduled for September 26, 1996. As evaluation of all proposed code amendments and the background information necessary to support the recommendation will be forwarded to you prior to the work session. Immediately following this session, there will be a public hearing on the recommended revisions. Memo to Planning Commission Tukwila Parking Study August 22, 1996 Page 3 z Z '. tr U.V. • UO ' w• w; N W 0:.• g 1. wa = a; H Wi • _i •ZF O :Z �..; W W; QUO Ur -r 4)1* W W. • 0! Z` :U N!. Memoranda to Planning Commission Tukwila Parking Study August 22, 1996 CITY OF TUKWILA COMPREHENSIVE PLAN POLICIES that PERTAIN TO PARKING TRANSPORTATION CORRIDORS z Goal 8.1, General Transportation Corridors =1~: it Policy 8.1.3. Develop parking standards that are (1) sufficient to meet typical daily 6D demand, (2) reflect any significant shifts in transit usage in the corridor, (3) encourage shared _1 o parking between mixed uses and sites, and (4) includes off -site parking when impact to co tu adjacent uses not affected. co 1 1 J H N LL Goal 8.5, Neighborhood Commercial Center w 0 2 Policy 8.5.5. Combine parking placement and build -to standards to achieve the g a. compactness of a consistent building wall and pedestrian orientation, creating a focal point cn d. emphasis in Neighborhood Commercial Centers. I- w; 2 Z 1—. TUKWILA URBAN CENTER 1- 0 z I: Goal 10.2, Urban Development D o U O= Policy 10.2.4. Require interior vehicular connection between adjacent parking areas 0 I. wherever possible. = v LI Policy 10.2.6. Improve existing parking policies and regulations to ensure a supply of z parking for visitors, employees and businesses. On -going needs shall also be assessed to wo co: ensure adequate parking requirements, encourage efficient and effective use of land in parking o rz l; design, and do not preclude a less auto - dependent development pattern in the future. z Standards for the development of parking areas shall also examine screening, landscaping, and corner site parking relationships. Goal 10.3, Transportation and Circulation Policy 10.3.1. Promote transportation and transit services and facilities, as well as traffic management systems that increase and improve access to and from the Tukwila Urban Center for all transportation modes; encourage a range of solutions, including but not limited to local circulator systems, regional serving park and ride sites, connections to regional rail alignments, and regional and local high- capacity vehicle systems. MANUFACTURING /INDUSTRIAL CENTER Goal 11.1, Support for existing industrial activities in the Manufacturing /Industrial Center and the development of new industrial activity, in order to maximize the employment and economic benefits to the people of Tukwila and the region, while minimizing impacts on residential neighborhoods ATTACHMENT A Memoranda to Planning Commission Tukwila Parking Study August 22, 1996 Policy 11.1.9. Reduce reliance on the single occupancy vehicle for transportation of employees in and out of the MIC. TRANSPORTATION Goal 10.3.4, Transportation Alternatives. Ensure that the land use, urban design, and transportation and circulation actions for employees support and reinforce transportation alternatives, including the Commute Trip Reduction programs, Transportation Demand Management (TDM) programs, Rideshare programs, and related porjects and programs (ie parking provisions for alternative transportation modes). HOUSING Goal 3.4, A full range of housing for persons in all stages of life. Policy 3.4.1. Develop housing design standards for special populations that reflect the different demands generated for their different types of housing, such as increased inside recreation needs. a:lprojects\mcpa rks.doc EXECUTIVE SUMMARY This parking study analyzes the existing parking supply and existing parking code requirements for the Tukwila Urban Center (TUC) and the Manufacturing /Industrial Center (MIC) in the City of Tukwila. An extensive parking space inventory was performed by the City for both areas. The existing parking supply was compared to the code - required parking. It was determined that there is a large parking surplus in the TUC and a slight parking surplus in the MIC area, when compared to code requirements. Interviews with business owners indicate that their perception is that their parking supply is generally adequate, with the exception of some discount retail outlets such as Costco. Interviews with CTR coordinators indicate that none of the employers charge for parking. Most have adequate parking and are disappointed with the level of transit service and the distance to the nearest bus stop. A critique of the Comprehensive Plan strategies indicate several modifications that might be more effective. A review of the December 4, 1995 Parking Regulations in the Zoning Code also indicates areas that might be modified. The following lists include both short and long -term measures to improve the current zoning code. Recommended Parking Policies and Code Amendments (Short-Term Measures): Add definitions to land use categories that are missing, or that more accurately reflect certain land uses. Make minor modifications to parking ratios to more accurately reflect land uses in question. Provide incentives, such as reduced parking requirements, based on carpool /vanpool usage. Allow a higher percentage of compact stalls. Provide a number of mechanisms to make it easier for businesses to supply parking off-site or share parking with adjacent uses. Recommended Future Actions (Long -Term Measures): Adopt parking supply maximums when transit service levels warrant such limitations. Allow reductions in code specified minimum parking ratios when adequate transit service and facilities are provided in the vicinity. Consider area -wide parking supply caps, charging for parking, and/or implementing fees in lieu of parking if centralized parking is provided. vt�k.a r§�•- ��.4:w'�.5cu � � c� .. a «vv et ATTACHMENT B TA:r Me ,4, .n.W.rrn',,VAl idy*nwr?X,vr74M.4' MIttrV,`.Rp',w,IMP!.., z � w U 0; W t W =. J I-,' LL w 0: 2 LL a' -a =W H =: z� H 0` z CI I--: 20 wz 0— 0 z Parking and Loading Administrative Variance /18.38.080 2. Criteria to Reduce and Increase Parking a. Decrease in Required Parking. In addition to the following requirements, the Site Plan Review Committee may require that all or some administrative variance design requirements listed for increased parking be met (e.g., bike racks, landscaping, etc.), and require other measures to ensure all impacts associated with reduced parking are mitigated. Any motor vehicle parking spillover which can not be mitigated to the satisfaction of SPRC will serve as a basis for denial. ek-cmc9 iu t 17( IV - 38 - 6 z _ �. • �W • tD -.I 0. 00• • N 0: w= J w O;. 2 gQ = d: Fw • I- O • U a • • .1 U; oa Z; U O ~` z• <''<Dec�eas f. 196 to °l .:....... .. ..:......................... ease ofi��I```````''::`:'�:;: The Site Plan Review Committee may allow a 1% to 20% decrease in required parking after: The Site Plan Review Committee may allow a 21% to 40% decrease in required parking after: . Shared and combined parking opportunities are fully explored; and 1. Shared and combined parking opportunities are fully explored; and 2. On -site park-and-ride opportunities are fully explored; and 2. On -site park-and-ride opportunities are fully explored; and 3. Compliance with commute trip reduction measures as required by state law, if applicable; and 3. Compliance with commute trip reduction measures as required by state law, if applicable; and 4. The site is shown to be no closer than 300 feet from a single - family residential zoned neighborhood; and 4. The site is shown to be no closer than 300 feet from a single - family residential zoned neighborhood; and 5. A report is submitted providing a basis for less parking and mitigation necessary to offset any negative effects. 5. A report is submitted providing a basis for less parking and mitigation necessary to offset any negative effects; and 6. The site is served by transit or can be served within 6 months of occupancy (within 3 blocks or 600 feet, whichever is less). IV - 38 - 6 z _ �. • �W • tD -.I 0. 00• • N 0: w= J w O;. 2 gQ = d: Fw • I- O • U a • • .1 U; oa Z; U O ~` z• Parkins and Loading Administrative Variance /18,38,080 3. Process to Reduce and Increase Parking Requests to reduce parking need only follow steps 1 through 3. First Step: Submit evidence that decreased/increased z parking is necessary. This may take the F Z': form of a brief report for all decreases w and one (1) to twenty (20) percent D increases. The SPRC may require _3(3 additional studies to ensure negative co p. co w; impacts are properly mitigated. A more w _ complete and detailed parking demand '- study is only o y required for increases of .w o; twenty -one (21) percent or more. 2 7-1 u. Second Step: Describe site characteristics, specifically: CO D` E- w; a. Site accessibility for transit; e.g., z jE pullouts. t- .o zi ww b. Site proximity to transit with D o? fifteen (15) to thirty (30) minute o cn: headways (time between buses). ;o w w c. Shared use of on -site parking for park- and -ride. z o N` d. Shared use of off -site and adjacent o parking. z e. Shared use of new proposed parking by existing or future adjacent land uses. f. Combined on -site parking; e.g., shopping centers. g. Employee density (one hundred (100) or more must meet state commuter trip reduction requirements). h. Adjacent land uses. Parking and Loading Administrative Variance/18.38.080 Third Step: Determine if additional parking can be provided by shared and combined parking, on-site park-and-ride (install one (1) stall for two (2) stall credit), and by commute trip reduction measures. Fourth Step: If additional parking is still desired, the Site Plan Review Committee may require the applicant to complete a parking cost worksheet. Fifth Step: If additional parking is still desired an administrative variance is required. The site plan must meet design elements a - j below. To the extent practical, all requirements found below must be included in a project proposal to the satisfaction of the Site Plan Committee prior to approving any administrative variance to increase parking. In those instances where site constraints impede design requirements, written findings of fact shall be made identifying site and project constraints, and shall be identified in the final project approval letter. In its fmdings, the SPRC shall determine if a good faith effort has been made in building and site design in order to accomplish required design elements. a. Design internal roadway, parking area, and pedestrian paths to assure access between public and private transportation facilities; access to adjacent land uses; and access within parking lots. b. Install pedestrian amenities; e.g., walkways using textures and colors, lighting, arcades, etc. - 38 - 9 Article XVIII Parking Section 290: Definitions Section 291: Number of Parking Spaces Required z Z. UO co co W. W =:. co IL' Unless otherwise specifically provided or unless clearly required by the w O context, the words and phrases defined below shall have the meaning g indicated when used in this section. � < U�: (1) Circulation Area. That portion of the vehicle accommodation t�. area used for access to parking or loading areas or other facilities I-- on the lot. Essentially, driveways and other maneuvering areas z i"' (other than parking aisles) comprise the circulation area. z O • (2) Driveway. That portion of the vehicle accommodation area that 2 D1 consists of a travel lane bounded on either side by an area that is D t] not part of the vehicle accommodation area. O CO o F-: (3) Gross Floor Area. The total area of a building measured by uj taking the outside dimensions of the building at each floor level F v intended for occupancy or storage. u. ~O (4) Loading and Unloading Area. That portion of the vehicle Z, liJ accommodation area used to satisfy the requirements of Section 2 N co 300. O H • (5) Vehicle Accommodation Area. That portion of a lot that is used by z vehicles for access, circulation, parking, and loading and unload- ing. It comprises the total of circulation areas, loading . and unloading areas, and parking areas (spaces and aisles). (6) Parking Area Aisles. That portion of the vehicle accommodation area consisting of lanes providing access to parking spaces. (7) Parking Space. A portion of the vehicle accommodation area'set for the parking of one vehicle. (a) All developments in all zoning districts other than the B -1 district shall provide a sufficient number of parking spaces to accommodate the number of vehicles that ordinarily are likely to be attracted to the development in question. This subsection substitutes a performance standard, albeit a very nonquantitative performance standard, for the table of parking requirements that constitutes the basic standard in most zoning ordinances. As indicated in the following, a table is included in this section but the figures derived from this table only establish a rebuttable presumption that the basic standard set forth in this subsection is satisfied. C. Type 2 decisions are decisions which are initially made by the Director or, in certain cases, other City administrators or committees, but which are subject to an open record appeal to the Board of Adjustment, Planning Commission, City Council, or, in the case of shoreline permits, an appeal to the State Shorelines Hearings Board pursuant to RCW ch. 90.58. TYPE OF PERMIT _ INITIAL DECISION MAKER APPEAL BODY (open record appeal) Administrative Planned Residential Development (TMC 17.08.040) Short Plat Committee Board of Adjustment Short Plat (TMC 17.08.060) Short Plat Committee Board of Adjustment Board of Adjustment Binding Site Improvement Plan (TMC 17.16.090) Short Plat Committee Shoreline Substantial Development Permit (TMC ch. _ 18.44) Community Development Director State Shoreline Hearings Board Decision regarding Sensitive Areas (except Reasonable Use Exception) (TMC 18.45.125) Community Development Director Planning Commission Special Permission Parking, and Modifications to Certain Parking Standards (TMC 18.56.060 and .070) Community Development Director City Council - Parking standard for use not specified (TMC 18.56.100) Community Development Director City Council Code Interpretation (TMC 18.90.010) Community Development Director Board of Adjustment Special Permission Sign, except "unique sign" (various sections of TMC Title. 19) Community Development Director Planning Commission Sign Permit Denial (TMC 19.12.040) Community Development Director Planning Commission Sign Area Increase (TMC 19.32.140) Community Development Director Planning Commission D. Type 3 decisions are quasi-judicial decisions made by the Board of Adjustment following an open record hearing. Type 3 decisions may be appealed only to Superior Court, except for shoreline variances which may be appealed to the State Shoreline Hearings Board pursuant to RCW 90.58. TYPE OF PERMIT DECISION MAKER Variance (zoning, shoreline, sidewalk, land alteration) Board of Adjustment Resolve uncertain zone district boundary Board of Adjustment E. Type 4 decisions are quasi-judicial decisions made by the Board of Architectural Review or the Planning Commission, following an open record hearing. Type 4 decisions may be appealed to the City Council, which will hold a closed record appeal hearing based on the record established by the Board of Architectural Review or Planning Commission, except Shoreline Conditional Use Permits, which are appealable to the State Shoreline Hearings Board pursuant to RCW ch. 90.58. 5 z <z 6 JU 00 U w= J H w O w 2 < 11..._. Z �. zo • • III al ww �U O. Wz U_ x z Ot -yaA pig Parking and Loading Shared Parking Facilities/18.38.180 18.38.180 SHARED PARKING FACILITIES 1. General. The Site Plan Review Committee shall require an applicant to z provide proof that shared parking is infeasible when adjacent a ~ land uses have different hours of operation. Mixed use and w' shopping center developments with similar operating hours may also be required to submit a parking demand study to _1 o Uo: determine if parking can be combined. co 0 Ill a. Authority. In order to eliminate multiple entrances and u) I.- exits, reduce traffic hazards, W conserve space and to w o; promote orderly development, the Site Plan Review 2 Committee and Hearing Examiner are each • hereby ',La authorized to plan and group cooperative parking cn a facilities for a number of parking generators in such a i w manner as to obtain the maximum efficiency in parking ,. z �: and vehicular circulation. z o w w b. Allocation. D o! o co (1) Shared parking. CI I - = w. (a) When two (2) or more land uses, or uses ' � within a building, have distinctly different • z: hours of operation (e.g., office and F co church), such uses may qualify.. for a o I-. shared parking credit. Required parking z shall be based on the use that demands the greatest amount of parking. (b) If two (2) or more land uses, or uses within a building, have different daytime hours of operation (e.g., bowling alley and auto part store), such uses may qualify for a total parking reduction of no more than fifty (50)•percent. IV - 38 - 32 (Revised 08/14/95) Parking and Loading Shared Parking Facilities/18.38.180 (2) Combined parking. Two (2) or more uses which have similar hours of operation and combine parking facilities may qualify to decrease the number of parking stalls as follows. The Site Plan Review Committee may require a parking demand study to ensure sufficient parking is provided. Two (2) uses: Five (5) percent reduction. Three (3) uses: Ten (10) percent reduction. Four (4) or more uses: Fifteen (15) percent reduction. c. Location. Parking spaces provided for one use shall not be considered parking space for another use. Uses may be defined as singular, combined, or share parking. (1) Shared parking. In case there are uses in close proximity of each other that operate or are used at entirely different times of the day or week, the Site Plan Review Committee may allow shared parking facilities to satisfy the parking requirements of such uses if the parking facilities are within seven hundred (700) feet of all parking generators being served by such facilities; and (2) Combined parking. Two (2) or more uses .may satisfy their parking requirements by permanently allocating the requisite number of spaces for each use in a common parking facility, cooperatively established or operated; provided, the total number of spaces conforms to the :requirements in item d. below. d. Agreement. An agreement, lease, deed, contract or easement establishing shared use of a parking area, approved by the City Attorney, shall be submitted to the Director of Community Planning and Development and recorded with the County Auditor's Office. For new buildings which share parking under this provision, such agreements shall run with the land for both and all properties with shared parking. Such agreement requires City approval for any change or termination. A parking agreement may be attached to a lease if additional parking is required due to a change in IV - 38 - 33 (Revised 08/14/95) Parking and Loading Shared Parking Facilities/18.38.180 occupancy. This only applies in circumstances where there is existing parking and the change in use creates a deficiency. e. Termination of Shared or Combined Use. z (1) In the event that a shared or combined parking _ ,. 1-z agreement is terminated, those businesses or w . other uses with less than the required parking 6 D shall notify the Director of Community Planning -1 o and Development within ten (10) days and take to c one of the following actions: w = i. J I-: (a) Provide at least fifty (50) percent w o of the required parking within 2 ninety (90) days, and provide the g 7 u. ¢:. remaining required parking within N D three .hundred and sixty -five (365) = a' days following the termination of ~ s the shared use; or z I._„ mot. zt (b) Demonstrate, based upon a study W w 2 Di deemed reliable by the Director of ' D p Community Planning and o �,. Development, that the available •w - parking is sufficient to ; , _ t- accommodate the use's peak u. r-; parking demand. w z. (c) Apply for and receive administrative o i . parking variance. • 'z (2) If sufficient parking is not provided, the use, or that portion of the use out of compliance with this chapter, shall be terminated upon the expiration of the time period specified in e(1)(a) above. This ' requirement shall be established as a condition of the occupancy permit for uses relying on shared parking. ,'' IV - 38 - 34 (Revised 08/14/95) -D-o” City of Tukwila Nu-olo3 John W. Rants, Mayor Department of Community Development Steve Lancaster, Director MEMORANDA TO: Planning Commission FROM: Michael Jenkins DATE: September 19, 1996 RE: Parking Study On August 29, 1996, staff presented a memorandum to the Planning Commission detailing the results of the Parking Study, including the process that was followed, the findings of the consultants and an outline of the recommendations for changes to the Parking Code, Tukwila Municipal Code (TMC) section 18.56. The Planning Commission concurred with the direction that staff was heading towards providing an update to the Parking Code. This memoranda provides a framework for revisions to the parking code that reflect current market conditions and emerging trends in other suburban jurisdictions. Other changes may also be proposed with the draft ordinance that provide clarity to language, technical calculations and other "housecleaning" revisions to improve the function of the Parking Code. These changes are also designed to comply with state guidelines of the Commute Trip Reduction (CTR) act, requiring affected jurisdictions to review their parking policies. 1. Should reduced requirements for Senior Citizen Housing be established. Presently, multi - family dwellings regardless of population, require 2 parking spaces per unit. While suitable in most cases, this standard does not accurately reflect Senior Citizen Housing strategies. A definition accounting for changes in the Senior Housing market should be addressed, apart from care facilities, nursing homes and other group living scenarios where the residents are Tess ambulatory. Some examples from other suburban jurisdictions include: ♦ Des Moines ♦ Issaquah ♦ Renton ♦ King County 1 space per 2 dwelling units 1 space per 2 dwelling units, plus 1 space per employee 1 space per 4 dwelling units 1 space per 2 dwelling units 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 Memoranda to the Planning Com, on Proposed revisions to TMC 16.56, Narking Code September 19, 1996 Recommendation: Adopt a standard of 1 space per 2 dwelling units 2. Should Cooperative parking strategies be more flexible, to account for emerging changes in the provision of parking? The city currently has a single standard for cooperative parking facilities, TMC 18.56.070. Due to changes in the development and management of parking supply since the adoption of the Parking Code, further distinction should be made that accounts for various cooperative, shared and covenant parking agreements available to a prospective developer. The strategies outlined in Attachment A to this report provide a basis for different scenarios to allow parking reductions based on both the surrounding uses and the existing built environment. These strategies provide different scenarios that would allow and, in some cases, encourage developers to evaluate parking as a resource to be managed. These strategies would also give a developer options that are closely tied to the conditions of the existing built environment Recommendation: Adopt shared parking reductions, as outlined in Attachment A. 3. Should Parking for the Handicapped be in the Zoning Code? Staff proposes that the standards in TMC 18.56.080 be deleted and replaced by a single definition that references the city's current Uniform Building Code (UBC) on applicable handicapped standards. This assures that the code reflects the current building standards for which any Building Permits must comply. Recommendation: Delete section and incorporate UBC by reference 4. Should there be an increase in the compact car allowance? The current code (TMC 18.56.090) allows a maximum of 30% of the required spaces may be dedicated for compact cars. Parking proposed in excess of the code requirement is not currently regulated, allowing a developer to include as much compact parking as long as the minimum standards is met. Some trends in regulating compact car allowances in other jurisdictions include: • 50% of spaces compact in a development containing more than 20 spaces (King County) ♦ 40% of the spaces for employee use may be compact, remaining spaces would be 30% (Renton) ♦ 50% of the spaces allowed as compact, but spaces must be dispersed (Des Moines) ♦ A maximum of 30% of entire parking lot may be compact, spaces must be dispersed (Kent) 2 . = • • ° ^•.. z =w tr 2 U UO 0 ai w U.1 =. 1I. w° u- Q. =w or— t=o z,.- w uj UU O— o t—: 11-.1 w, H U' iU Z' o1 z a Memoranda to the Planning Com ion Proposed revisions to TMC 18.56, Narking Code September 19, 1996 Recommendation: Clarify standard allowing 40% of compact stalls for all proposed parking. 5. Should the calculation for parking be based on Gross Leasable Area instead of Gross Floor Area? • 1- w The current use of the term Gross Floor Area (gfa) is used to compute parking Ix requirements based on the entire square footage of the building. This calculation o includes areas such as common restrooms, stair cases, shafts, wall thickness, co o corridors, lobbies and mechanical rooms that are not related to lease agreements and w =; are not designed to accommodate tenants. By computing the parking requirement on a n LL Gross Leasable Area (gla) standard, it corresponds closer to the traffic generated in w o M �. relation to the space utilized. Examples in other jurisdictions include: g u. a • The main areas of the building that are occupied, not including accessory areas CO C5 used by the occupant such as restrooms, stairs, corridors, lobbies and mechanical z i rooms (Renton) o F- LU • The total number of square feet within the inside finished wall surface of the exterior D o building walls of the structure, excluding major vertical penetrations (elevators, o N; mechanical shafts, stair wells), common restrooms, common lobbies and common ° I-- hallways. (Bellevue) x 0. LI I- • The usable or net square footage of floor area, exclusive of non - public areas. non- w z public areas include but are not limited to building maintenance areas, storage P areas and restrooms. (King County) Recommendation: Adopt a gross leasable area standard to replace existing gfa, designed to exclude common areas to the building and areas devoted to building services (Mechanical rooms, restrooms, elevators, stairways, etc). 6. Should an Administrative Review process for staff evaluations 'be established to lower parking requirements under specific circumstances? 18.104 As amended in Ordinance 1768, adopted on July 1, 1996, a new chapter (1-8444) was added to the Zoning Code, providing various classifications for project permit applications. Type 2 decisions, part of a 5 part assessment concerning permit processing, are "decisions which are initially made by the Director or, in certain cases, other City administrators or committees, but which are subject to an open record appeal to the Board of Adjustment, Planning Commission, City Council... ". This process currently includes provisions for Special Permission Parking and Modifications to Certain Parking Standards to Certain Parking Standards. A copy of the chart outlining Type 2 decisions is included as Attachment B. 3 Memoranda to the Planning Com. ion Proposed revisions to TMC 18.56, Parking Code September 19, 1996 fD ✓ No specific process has been established for Administrative Review *relaxation of minimum parking standards. Presently, such requests are initially determined by the Community Development Director, with an open record appeal to the City Council. To clarify this process, a criteria to examine requests on an administrative level should be Z developed. Such a process may include a two -tier approach, where requests for a parking between 1% and 20% of the minimum standard are made to the Community � w Development Director, with requests for parking 21 % lower than the minimum made 6 directly to the City Council. Examples of criteria to evaluate the request could include: -I o (0 o • Exploration of Shared and Combined parking opportunities X • Compliance with existing CTR or other Transportation Demand Management cn LL, strategies w o • A report by a Transportation professional providing the basis for Tess than the g: a � minimum parking requirements and possible mitigation to offset negative impacts a • Current transit service provided within 600 feet of the site at 15 to 30 minute i a ai headways . Z �: I- o. This criteria would also be used by the City Council to evaluate those requests for w w parking greater than 20% below that minimum standard. Any requests, whether to the D o; Community Development Director or the City Council would be made in writing, ;80. N_ submitting evidence documenting need and an analysis of pertinent site characteristics ° that would support request and provide the basis for staff evaluation of the request. x 0. II a Recommendation: Develop specific criteria that allows for reductions to the parking minimum, with an administrative process for.requests between 1%-20% parking below c) minimum standards and a process that allows for parking of 21% and 40% below 1-1_, ~ minimum standards, to be heard before the City Council. NEXT STEPS Staff will present a draft ordinance for consideration at the October work session, followed by a public hearing on the proposed ordinance revisions. The recommendations approved by the Commission, as detailed above, will be incorporated in to the draft ordinance. Other revisions including technical changes, adoption of new uses categories, language clarifications, and other minor changes, will also be proposed. If there are additional comments or revisions you feel should be addressed or incorporated into the existing recommendations, you may contact me at 433 -7142. a: \current \4mpst926.doc 4 ^ =^ SHARED PARKING REDUCTIONS Shared Parking Type Application Land Use Example Recommended Reduction in Parking Stalls Application in Tukwila TUC & M1C Differing Operating Hours . When hours of adjacent uses differ significantly or do not overlap. Office building /Church Movie theater /Office budding Multi family /office park When uses do not overlap, owners shall provide parking stalls equal to the greater of individual parking requirements. Where some overlap occurs, reduction based on documented shared need. In the Urban Center (TUC): currendy limited/ in future, may have more application. In the Manufacturing /Industrial Center (MIC): no apparent application currendy /limited in future. Cooperative Parking of Multiple Commercial Uses on Same or Adjacent Lots Two or more commercial,uses share same or adjacent lots. Several small adjacent commercial establishments with adjoining parking. Up to 5% reduction for two separate commercial uses, 10% for three, 15% for four or more. Many applications currently in the TUC. Application in MIC limited (commercial use not encouraged) Complementary Use A minor use serves or enhances the primary land use. Does not include shopping centers. Deli or dry cleaners in an office building. Pharmacy /drug store in a medical clinic. If the complementary use is less than 10% of the floor or lot area, no parking is required for the complementary use. Applicable in both the TUC and the MIC. Covenant Parking Portion of parking needed to meet code is leased from other use within walking distance where there is excess parking. A new printing business development with limited land space located adjacent to an office budding with excess parking [Note: parking must be within 800 feet for commercial use, 1,000 feet for non - commercial use] A covenant agreement between the owner or operator of the principal use, the owner of the parking spaces and the City is executed. Potential application in the MIC as tenancy changes. Applicability in TUC dependent on changes in use. Covenant parking is only workable when there is an imbalance of parking supply: some pockets of over - supply. ATTACHMENT A .m.•,w.sr«•_ _ .,wM.emwwMeaaeaewuuwmen®=or--•••.,- ^• —••^-- .• w••..1.*A++ r> eem •r.>..ze`xn,r.WtN:1r.'7W4e rt I.M R`14; OtOMP,.......y.. Ir z Z` fY�, 00 CO p; W Ill =: J 1— WL_; W O: 2 g J. u-_; N ▪ Ci Z� O Z F-: U• ra W W, :0 zzi Cl =U H — !L� —O. t! I Z =, Z C. Type 2 decisions are decisions which are initially made by the Director or, in certain cases, other City administrators or committees, but which are subject to an open record appeal to the Board of Adjustment, Planning Commission, City Council, or, in the case of shoreline permits, an appeal to the State Shorelines Hearings Board pursuant to RCW ch. 90.58. TYPE OF PERMIT INITIAL DECISION MAKER APPEAL BODY (open record appeal) Administrative Planned Residential Development (TMC 17.08.040) Short Plat Committee Board of Adjustment Short Plat (TMC 17.08.060) Short Plat Committee Board of Adjustment Binding Site Improvement Plan (TMC 17.16.090) Short Plat Committee Board of Adjustment Shoreline Substantial Development'Permit (TMC ch. 18.44) Community Development Director State Shoreline Hearings Board Decision regarding Sensitive Areas (except Reasonable Use Exception) (TMC 18.45.125) Community Development Director Planning Commission Special Permission Parking, and Modifications to Certain Parking Standards (TMC 18.56.060 and .070) Community Development Director City Council - Parking standard for use not specified (TMC 18.56.100) Community Development Director City Council Code Interpretation (TMC 18.90.010) Community Development Director Board of Adjustment Special Permission Sign, except "unique sign" (various sections of TMC Title. 19) Community Development Director Planning Commission . Sign Permit Denial (TMC 19.12.040) Community Development Director Planning Commission Sign Area Increase (TMC 19.32.140) Community Development Director Planning Commission ATTACHMENT B- TUKWILA PARKING $ TUDY E n , c 114 17,4 LW A6. A !g 0 f ,N,y4 ' me d 6.!! 57-7, !3,7 !114 VL '13h5g,'; t4 fS1 ef.41 .tzr • Ves 71,M. • ay "k T,,,w7A repair " l. ac , • • pl • fi4 • ViP1 ' 11 tg • • 6E1 • 0 kri .=3.d 44 W•1. OF „ ITY 2.1-rOYN4 • 14 6 '''11/1(WI 1' V ” • • 6s' ,Noi 2,4A 4;4 r ov VF:47. n1/4 ur.,...3„,e,c, • 0 “ .A 6 . 311•P 'Ir.; • ti,!• • 41Z6,1,3 • ,fv, • h '41 ,■14141:1 ' tN+ DEPARTMENT COMMUNITY DEIJELOPM to AN,A Cprit. gF.3. A ilx; • - gadfign7 ar2 . 4 4 r.\ " "V , v4.1 • -t.• • -' ;.,.. • .• ' • 1114 Transportation Planning & Engineering, Inc. Z < • 1— z w < • 2 W _1 O 0 U) Ci)W W • 0 g 5 CD a w z 1-0 z w w 0 0 O 1— WW — 0 o cf) o TUKWILA PARKING STUDY Prepared for 2 J U 10 CITY OF TUKWILA w . • DEPARTMENT OF COMMUNITY DEVELOPMENT w =LL. =r wO Prepared by Zi; LL a • = a • • t- w TRANSPORTATION PLANNING & ENGINEERING, INC. • z mk: 2101 - 112th Ave. N.E., Suite 110 .1 Bellevue, Washington 98004 w w Telephone - (206) 455 -5320 in o FAX - (206) 452 -7180 o • o 01 • Z ~1. Assisted by TDA, INC. 615 2nd Ave., Suite 200 Seattle, WA 98104 Telephone - (206) 682 -4750 FAX - (206) 682 -4173 July 19, 1996 :•} �ziiS+ i`..:!:!, rw2Ye' �1. S.YLi:::iy "..iia�di]:AIS:r`vk[i 1 �:r;.iMtsst f..Y a:..•Yli•il TABLE OF CONTENTS EXECUTIVE SUMMARY INTRODUCTION 1 PARKING SPACE INVENTORY 2 ANALYSIS OF EXISTING CITY REGULATIONS 3 Aggregate Parking Supply 3 Correlation of Existing Supply to Code Requirements 3 Local and Regional Land Use Transportation Policies 6 Growth Trends 8 Tukwila Urban Center 8 Manufacturing /Industrial Center 9 INTERVIEWS 11 Interviews with Business Owners /Property Managers 11 Interviews With CTR Employee Transportation Coordinators 12 RECOMMENDED PARKING POLICIES AND CODE AMENDMENTS (SHORT TERM MEASURES) 14 Assumed Goals of Parking Policy Recommendations 14 Critique of Comprehensive Plan Policies 15 Tukwila Urban Center 15 Manufacturing /Industrial Center 17 Comments on Newly Adopted Parking Regulations in the Zoning Code 17 Parking Supply Management Options 22 Supply Requirements 22 Supply Management 28 RECOMMENDED FUTURE ACTIONS (LONG TERM MEASURES) 30 UST OF FIGURES AND TABLES FIGURE 1 URBAN CENTER BOUNDARIES FIGURE 2 MANUFACTURING /INDUSTRIAL CENTER BOUNDARIES TABLE 1 PROVIDED STALLS VS. REQUIRED STALLS TABLE 2 URBAN CENTER COMMERCIAL/OFFICE USE COMPARISON BY SIZE TABLE 3 URBAN CENTERS INDUSTRIAL USE COMPARISON BY SIZE TABLE 4 URBAN CENTERS RETAIL USE COMPARISON BY TYPE TABLE 5 INDUSTRIAL CENTER MANUFACTURING /INDUSTRIAL USE TABLE 6 PARKING RATE COMPARISON TO OTHER JURISDICTIONS TABLE 7 MINIMUM PARKING RATIO COMPARISON WITH OTHER JURISDICTIONS IN KING COUNTY TABLE 8 MINIMUM PARKING RATIO COMPARISON WITH PARKING DEMAND DATA APPENDIX A PARKING INVENTORY DATA - TUKWILA URBAN CENTER APPENDIX B PARKING INVENTORY DATA - MANUFACTURING /INDUSTRIAL CENTER APPENDIX C PARKING INVENTORY DATA COLUMN DESCRIPTIONS APPENDIX D CITY OF TUKWILA MUNICIPAL CODE CHAPTER 18.56 OFF - STREET PARKING AND LOADING REGULATIONS APPENDIX E INTERVIEW SURVEY FORMS APPENDIX F RECOMMENDED WORDING FOR PARKING SUPPLY MANAGEMENT OPTIONS APPENDIX G LIST OF REFERENCES APPENDIX H MEMO ON PARKING FOR INDUSTRIAIJBUSINESS PARKS 11 { EXECUTIVE SUMMARY This parking study analyzes the existing parking supply and existing parking code requirements for the Tukwila Urban Center (TUC) and the Manufacturing /Industrial Center (MIC) in the City of Tukwila. An extensive parking space inventory was performed by the City for both areas. The existing parking supply was compared to the code - required parking. It was determined that there is a large parking surplus in the TUC and a slight parking surplus in the MIC area, when compared to code requirements. Interviews with business owners indicate that their perception is that their parking supply is generally adequate, with the exception of some discount retail outlets such as Costco. Interviews with CTR coordinators indicate that none of the employers charge for parking. Most have adequate parking and are disappointed with the level of transit service and the distance to the nearest bus stop. A critique of the Comprehensive Plan strategies indicate several modifications that might be more effective. A review of the December 4, 1995 Parking Regulations in the Zoning Code also indicates areas that might be modified. The following lists include both short and long -term measures to improve the current zoning code. Recommended Parking Policies and Code Amendments (Short-Term Measures): Add definitions to land use categories that are missing, or that more accurately reflect certain land uses. Make minor modifications to parking ratios to more accurately reflect land uses in question. Provide incentives, such as reduced parking requirements, based on carpool /vanpool usage. AIIow a higher percentage of compact stalls. Provide a number of mechanisms to make it easier for businesses to supply parking off-site or share parking with adjacent uses. Recommended Future Actions (Long -Term Measures): Adopt parking supply maximums when transit service levels warrant such limitations. AIIow reductions in code specified minimum parking ratios when adequate transit service and facilities are provided in the vicinity. Consider area -wide parking supply caps, charging for parking, and/or implementing fees in lieu of parking if centralized parking is provided. yin,iwnww■ronwllMN F: VSy �e z z. 6 00 coo J= CO w; w O • a I-w Z� 1- 0 Z 2 Di U� O CO'. !o H w uji 1- - u-0, uiz 0 1_ z INTRODUCTION In the fourteen years since the City of Tukwila developed its existing parking code, the Tukwila Urban Center (TUC) and Manufacturing /Industrial Center (MIC), the two major employment centers in the City, have undergone substantial growth and change. Changes in the TUC include a significant amount of conversion of Tight industrial land uses to retail and mixed commercial and industrial uses. The MIC has retained its light industrial/heavy industrial base, but within the large industrial complexes (the majority of businesses here) uses fluctuate, depending on company requirements. That is, buildings may house office spaces, laboratory facilities, assembly or manufacturing activities, or storage at different times, and therefore parking requirements may change. Changes have also occurred in the regulatory environment. These include a new Comprehensive Plan and Zoning Code (1995) to guide growth over the next twenty years, and implementation of the Washington Commute Trip Reduction (CTR) Act. This law mandates that each affected jurisdiction "shall include...a review of local parking policies and ordinances as they relate to employers and major worksites." To comply with the CTR Act and ensure that parking standards meet the current needs of the City, the City has contracted with Transportation Planning & Engineering, Inc., (TP &E) to conduct a parking study of the TUC and MIC. The purpose of this study is to recommend modifications or additions to the City's parking policies and regulations that may be necessary to meet the goals of the Comprehensive Plan and CTR program, assuming current and projected development trends. Toward this tend, TP &E has summarized the parking inventory data gathered by the City, analyzed existing parking regulations and how they affect Tukwila's parking supply, reviewed the CTR ordinance and other relevant documents, conducted interviews of selected business owners and CTR coordinators, critiqued parking policies and regulations, and prepared short and long -term recommendations. TP &E has been assisted by TDA, Inc. (TDA) in these tasks and in compiling this report. T0821.Rpt ' z a z: re 6 w U O' CI vw, WI W 0' u.¢ a. 1_ al HO z uj C3 CI I- I w' O� U 52 O z. PARKING SPACE INVENTORY The City of Tukwila conducted a parking inventory of the Manufacturing /Industrial Center (MIC) and Urban Center (TUC) in 1995. Figures 1 and 2 show the location of each area. The City hired student interns to perform the parking inventory work. A database was created from _ ~; f~ Z` several sources. The information in the database was cross checked with King County Assessor's ft.. 1. maps, and addresses, and property lines were noted on the maps. After this initial preparation, a field v U0: survey was performed to check the database information. to Cl vow' w =. I-- N The inventory data includes the name of the development, building(s) within the development, address, 0; the total number of parking stalls, a breakdown of the stall type (such as standard, compact, visitor, g employee, business, reserved, numbered, handicapped, carpool, short -term, emergency, unmarked, big u- a and small), number of employees, businesses, type of business, lot area, building square footage, lot w: F- coverage, zoning and land use. The inventory is contained on an Excel spreadsheet and is in the ? F-0, possession of the City. A printout of the inventory information contained in the spreadsheet is in w Appendices A and B of this report. j p '0 With this information, TP &E summarized the data in several ways. First the overall parking was sorted = ( U; by land use from the King County Assessor's codes as provided by the City. Second, the existing 0, parking spaces per floor area parking ratios were calculated for the overall area and for each use. iii Z UN.. Next, the parking spaces per employee parking ratios were calculated for the overall area and each land use. The results of these calculations are contained in the following sections. ?. ANALYSIS OF EXISTING CITY REGULATIONS Aggregate Parking Supply TP &E calculated the required number of parking spaces for the TUC and MIC areas as if the buildings were constructed today. The King County Assessor's code as listed in the parking inventory was used to identify land uses for both areas. The required parking spaces were calculated based on the above land use information and Figure 18 -7 of Chapter 18.56, "Off- Street Parking and Loading Regulations ", of the City of Tukwila Municipal Code dated December 4, 1995. This required making some assumptions about land uses, as the categories listed by the City in the parking inventory do not neatly fall into the Table 4 uses for all cases. The calculated parking requirements were then compared with the existing supply. Correlation of Existing Supply to Code Requirements Table 1 provides the comparison of calculated required parking spaces for the TUC and MIC, if developed today, to the existing parking supply. The TUC, an area of 1.35 square miles, shows an overall parking surplus. Approximately 30,000 parking stalls are required, according to the December 4, 1995 code, and 37,150 stalls are provided, for an estimated surplus of 7,150 stalls. There are five major types of businesses /land uses in the TUC for which parking requirements are calculated: Shopping Malls, Retail, Business and Commercial uses, Office and Professional uses, and Industrial. The previous parking requirements contained in the August 4, 1993 code did not include a separate parking requirement for retail sales. Retail was included in Business and Commercial uses, with a parking requirement of 2.5 stalls per 1000 square feet, in contrast to the current requirement of 4.0 stalls per 1000 square feet. If calculated under the old parking requirements, the apparent parking surplus in the TUC would be more pronounced. The overall existing parking ratio in the TUC area is approximately 3.1 stalls per 1000 square feet of non - residential building area. As shown in Table 1, the MIC area also has a parking surplus. Approximately 16,300 parking stalls would be required and about 18,300 are provided, for a surplus of approximately 2,000 parking stalls. The majority of land uses in the MIC area can be categorized as Office, Commercial, or Industrial 3 T0821.Rpt buildings. The commerciaVoffice buildings in the MIC area have parking shortages while the industrial buildings have parking surpluses when comparing provided and required stalls. The overall average existing parking ratio in the MIC area is approximately 1.6 parking stalls per 1000 square feet of non- residential building area. The number of employees for each type of use in the TUC and MIC areas was also tabulated, and the number of stalls per employee in those areas also appear in Table 1. The highest ratio of stalls to employees in the TUC occurs for the retail and commerciaVoffice uses. The lowest parking stall to employee ratio is for the shopping mall use. Table 1 shows that for the MIC, service businesses such as hoteVmotel and restaurants have the highest stall/employee ratio. The other use categories are all approximately one stall /employee. The results of Table 1 were further broken down in Tables 2 -5 for the building square footage per major land use within each area. Table 2 shows the breakdown of the commerciaVoffice buildings by size in the TUC. Table 3 shows the breakdown for the industrial uses by size in the TUC. Likewise, Table 4 shows the breakdown for the retail uses by type in the TUC. Table 5 shows the breakdown of the industrial uses by size in the MIC. Table 2 shows that for commerciaVoffice uses in the TUC area, there is a consistent correlation between the size of the business and the number of parking stalls provided. Slightly more parking stalls are provided per 1000 square feet for the smaller sizes than for the larger business sizes. Table 3 data does not indicate any relation between size of buildings or developments and parking stalls provided for industrial uses in the urban center. The rates provided are between 1.0 and 2.5 per 1000 square feet for the four sizes. Appendix H contains parking ratio comparisons of specific business and industrial parks within the City of Tukwila. Table 4 separates the retail uses by type rather than size. The rates of parking provided are generally within the 4 to 5/1000 SF range with the exception of the discount retail stores. As discussed previously, the rate for discount stores (retail) has recently been increased and the more appropriate minimum parking requirement is the 4 stalls /1000 square feet that would be required if constructed today. 4 T0821.Rpt z w J V 00 rnw• . L1.1= w O J tL Q' N 1 w: Z�: 1- 0 Z uj 0 O �1 0 w 'w. _O; • Z U N•. 0 Z Table 5 shows a general trend of decreasing the ratio of stalls /1000 square feet provided as the building size increases for industrial uses in the MIC area with the exception of the 100,000 to 199,999 SF buildings. This anomaly is probably just a result of the low number of sample sites. No major conclusions can be drawn from the information found in Tables 2 -5 in terms of parking requirements without accompanying parking demand information. The purpose of Tables 2 -5 is to determine if there is consistency in the numbers of stalls provided per 1000 SF of building area for different building sizes and different land uses in the two employment centers studied. There are no significant patterns of parking supply apparent from the information provided. This is due in part to the fact that the land use information used in Tables 2 -5 was sorted based on the King County Assessors codes, and these do not always reflect the current use or mix of uses in the building or complex. Secondly, the information evaluated in these tables is based on the parking inventory data and could not be provided at a sufficient level of detail to draw major conclusions. For example, noting an overall parking surplus in the TUC, which is 1.35 square miles in size, does not indicate whether the surplus is associated with certain land uses or businesses, or building types (i.e. strip malls), or in a certain geographic area. Therefore, the surplus does not necessarily support alleviating a shortage by shared parking, or better pedestrian connections, for example, because the area examined is too large to be walkable. In addition to the above method of analyzing the existing parking regulations and documents, the City of Tukwila off - street parking space requirements were compared to other local and national jurisdictions' parking requirements. The sources for the local comparisons were the Cities of Auburn, Bellevue, Kent, Redmond, Renton and Seattle and King County. Parking information came from these jurisdictions' actual parking codes. Adoption dates range from 1983 to 1995. The source for the national comparisons is contained in Off- Street Parking Requirements, American Planning Association Planning Advisory Service Report Number 432, May 1991. This publication contains a national review of parking standards for approximately 175 land uses from 127 jurisdictions throughout the United States including the City of Bellevue, Washington. The appropriate land uses that correspond to the Zoning Code Figure 18 -7 parking requirements were extracted from the parking codes and the national publication and are shown in Tables 6 and 7 of this report. Obviously there is quite a variation in requirements from jurisdiction to jurisdiction and therefore a range of the values is presented in the tables. In addition, the tables show only the requirements that occur in the same format as the City of Tukwila parking requirements (i.e. if the parking 5 T0821.Rpt z• a• JU UO: W • W =! J w 0.. Q. co H- _. Z F, Cr . z F— • w w: • U o. .,oE -:; • uk oi • O .. z: 0 requirement for a City of Tukwila land use is given in spaces per X amount of square feet, jurisdictions which gave their parking requirements in spaces per employee only were not included.) As shown in Tables 6 and 7, the City of Tukwila parking standards are within the local and national range of values for each land use category. The conclusions that can be drawn from this information is that Tukwila's requirements are comparable to other jurisdictions. Another national publication, Recommended Zoning Ordinance Provisions for Padsina and Off- Street Loading Spaces, Parking Consultants Council National Parking Association, May 1992, provides a current basis for planning and allocation of parking spaces through local zoning ordinances. The parking requirements from this publication are also shown in Table 6 for comparison. As shown in Table 6, the City of Tukwila parking requirement numbers are close to the recommended values, which offers further evidence that the City is enforcing reasonable requirements for parking. Table 8 shows a comparison of the City of Tukwila's minimum parking ratio requirements to published data on parking demand for various uses. As expected, the minimum parking requirements are close to actual demand, offering further proof that the City's requirements are realistic. Local and Regional Land Use Transportation Policies Recent legislative and local efforts focus on concentrating growth in already developed areas. In addition, there have been efforts made to concentrate high capacity transportation systems in densely developed areas. The purpose of the Growth Management Act (GMA), passed in 1990 and 1991, is to encourage development in urban areas that have adequate public facilities and services or in areas where these facilities and services can be efficiently provided. The GMA required counties with specific populations and rates of growth (including King County), and the cities within them, to adopt comprehensive plans and development regulations that specifically addressed the issues associated with growth. In particular, the act requires an assessment of the capacity of the infrastructure to support growth. The transportation requirements primarily deal with the capacity of the street infrastructure and not with parking supply. King County issued Guidelines for Commuter Parking Policies which recommended the inclusion of policies in comprehensive plans and development ordinances to "reduce reliance on single- occupant 6 T0821.Rpt z a =- Z 6 00 i (.0 = H CO w: w0• gQ _° w z�. I— 0. •z •111 w: M U • .O -f; W w' . Z Vi. • u F-; O: ltl Z . 0 H z vehicles." The guidelines recognize that "the extent to which local governments constrain parking supply will ultimately depend on the availability of alternative transportation modes." Our analysis makes recommendations on the specific ordinances suggested in the King County guidelines. Metro's Six Year Plan, adopted in December 1995, includes plans for the south King County service area to provide better bus connections between south King County cities and Pierce County, more east/west service, and an increase in the frequency of midday and weekend service with expanded express service. It is anticipated the service improvements will take place in 1997 and 1998. Southcenter is identified as a transit hub. Some minor increases in transit service for Southcenter and the Duwamish industrial area (MIC) are recommended. The City of Tukwila implemented a mid -day circulator shuttle in the Southcenter area as a demonstration project in summer 1996. Provision of this service supports policies to reduce dependency on single- occupant vehicles. The City's ability to continue this service will depend on funding. The Regional Transit Authority (RTA), composed of representatives from King, Snohomish and Pierce Counties, was formed to address regional transportation needs. The latest plan, proposed by the RTA (adopted May 31, 1996 as "Sound Move "), which may go to the voters in the November election, calls for commuter rail service at a Tukwila station in the Urban Center. This station is on a commuter rail line that would run from Tacoma to Everett, with service to downtown Seattle on the way. This same commuter rail line is also planned to stop at a station on Boeing Access Road in the MIC. An electric Tight -rail service, which offers service between SeaTac and the University District, with service to downtown Seattle would also serve the same Boeing Access Road station. Both stations in Tukwila are also to be served by new regional express bus services. The plans released to the public do not identify the specific location of either station. In 1993 Tukwila adopted Ordinance No.1660 as a response to Washington State legislation requiring a commute trip reduction (CTR) ordinance from municipalities in locations where State clean air standards were not met. This ordinance applies to affected employers (those who have 100 or more full time employees arriving within a specified time period). The objective is to reduce the number of automobile trips by employees. 7 T0821.Rpt Growth Trends Most of the land in the TUC and MIC is already developed. Growth in these areas focuses on redevelopment of existing uses to more intense uses. Tukwila Urban Center Anticipated growth in the Urban Center will be from redevelopment, as land uses intensify and become increasingly diversified. The following table provides a comparison of 1993 development in the Urban Center with the amended County wide Planning Policy criteria for Urban Centers. It also provides the characteristics recommended in the Comprehensive Plan which was adopted in December, 1995.1 According to land use information from the King County Assessor's office, the largest land use category in the urban center, in terms of land area involved, building square footage, and number of employees, is warehouse and distribution. Many of these developments include secondary uses such as office, retail or light manufacturing. Since warehouse buildings are typically very flexible structures, they are able to accommodate a variety of uses. Recent trends have seen the conversion of these warehouse, light industrial and distribution buildings to retail (including warehouse outlet stores) and office uses. 11993 data from Tukwila Tomorrow Phase II Draft Land Use Element for the Urban Centex, March 1994, and from City of Tukwila Department of Community Development. 8 T0821.Rpt • z ;mow'. • JU U O' co 0 w cn W =' W w. w 0. . g u_<• N D. = d: 'Z1.H 1— O.: Z 0 co H ur Z: ui w N` O z In some cases adequate parking supply is not available on -site to meet the needs of the employees, given current mode splits. However, because adjacent land uses are undeveloped or have experienced a change of use or reduction in business, there is enough parking available on adjacent properties to handle the parking overflow. Property south of Parkplace was an example for retail overflow given by City Staff. Other examples include the Kenworth Trucks use of remote lots, and the Boeing Credit Union, which accommodates spill -over from adjacent properties. Where the availability of parking for overflow demand exists, the effectiveness of CTR programs is reduced. However, CTR representatives do not want to see the overflow parking supply go away until transit service is improved. As properties are redeveloped to more intense uses, the land currently used for overflow parking will be eliminated, increasing the shortfall for retailers. Many high volume discount centers such as Costco, Computer City and Eagle Hardware have developed stores in the Urban Center. Furniture and home furnishing stores have established a presence in the Urban Center as well as several strip malls and other mixed use developments. All of these types of uses have parking demands that differ from the traditional "retail" classification. This could result in an imbalance of parking supply where: - some developments don't have enough parking, potentially discouraging customers and causing problems for adjacent uses, or - some developments that use less parking may be required by over - burdensome code requirements to provide more parking than they need, resulting in unnecessary costs and under- utilized land. Newly adopted parking ratios for commercial businesses in the MIC should help insure new retail businesses have an adequate supply of parking. This report contains a recommendation for new and use definitions that should more specifically address the needs of some of the commercial uses that would require different parking supplies. Manufacturing/Industrial Center According to the Comprehensive Plan, in the MIC, the Boeing Company has proposed to convert much of its manufacturing activities to a research and developmental engineering campus with office, laboratory, and manufacturing space for aircraft prototypes. However Boeing projects that employment would remain approximately at the same level even with the change in use. As jobs change from 9 T0821.Rpt manufacturing activities, employment may move away from shift- oriented work. Less shift work and more office work would result in more intense traffic impacts at peak hours and higher peak parking demands. However, Boeing's future focus is dependent on production orders. It is possible that production may increase based on orders received. Approximately 10% of the land in the MIC is undeveloped. Residential and large retail uses are discouraged here in the Comprehensive Plan. Some of the existing residential uses may eventually be converted to different, more intense uses. If some of the manufacturing activities are converted to research and development or office space (such as described above for Boeing) this would probably increase the number of employees per square foot of building space. Therefore, the demand for on -site parking may increase, in some cases beyond what is currently available. This may result in the demand for additional off-site parking. It may also improve the effectiveness of the CTR programs. 10 T0821.Rpt .z • zH W' JU: O O; 0 ,U W • w =: LL; wO. g 5` ¢ 1- _. . Zj.; O; • '.Z F-; W O U_. W ul` ;I V. ZF Z INTERVIEWS Interviews with Business Owners /Property Managers Through coordination with the City, ten businesses were chosen to interview by phone to discuss perceived parking supply and demand. The ten different businesses covered most of the types of uses in the TUC. The ten businesses surveyed included the following: 1. Boeing Company 6. Koll Business Center 2. Costco 7. Parkway Plaza 3. Southcenter Mall 8. Baker Square Retail Building 4. Tukwila Industrial Center 9. Pacific Linen 5. Levitz Warehouse 10. Toys R Us A copy of the interview survey form is contained in Appendix E. Most of the businesses surveyed were satisfied with their current amount of parking. The notable exceptions were Costco, which has a shortage of parking, and the Tukwila Industrial Center, which claims to have a surplus of parking available. The reason for the Boeing parking surplus can be attributed to a reduced work force in recent years compared with peak employment periods. There are approximately 17,000 employees now in the Tukwila area compared to peak periods of approximately 50,000 employees. Boeing has site - constrained parking due to geographical features on several sites and requires off -site parking for these buildings. Boeing requests parking requirements be made on the entire Duwamish River complex rather than a specific building so they can better manage their facilities according to need. It was also pointed out in the interview that because Boeing manufactures unusually large products that applying parking requirements for other industrial uses may not be appropriate. Parking spillover to other lots was not a factor except for Costco, whose management is aware that customers spill over into adjacent parking lots. Parking spillover from other lots was again primarily from Costco according to the interviewees located nearby. Occasionally Pavilion Mall customers park at the Tukwila Industrial Center due to its close proximity to the actual mall building. Where this is an issue, signs are generally posted to keep spillover traffic away. 11 T0821.Rpt z = Z' JU UO: co U)=. J H wO � J sRif Hw. z I— O: Z I— w w: U0 =. 0 W' .a- u. V' O! z; co — H z As anticipated, the peak time of year for retail uses is the Christmas shopping season. The office and industrial uses generally do not have significant fluctuations in parking demand throughout the year. It can be concluded from the interviews that the existing Tukwila parking requirements are generally adequate for most uses. The main exception is the high volume retail stores like Costco. Costco was constructed when the retail parking requirement was 2.5 stalls /1000 square feet. The new retail requirement in the urban center of 4.0 stalls /1000 square feet would come closer to meeting Costco's parking demand requirements. This survey exercise only hints at the relationship between parking supply and demand, and should not be considered conclusive. An in -depth parking demand study should be performed to determine the true relationship between parking supply and demand. Interviews With CTR Employee Transportation Coordinators Another one of our tasks was to interview Commute Trip Reduction representatives from companies in the study areas that are affected by the CTR ordinance. A description of the CTR ordinance was provided in the previous section titled "Documents from Other Agencies." The City provided us with a list of ten companies and names of the CTR representatives. We were able to telephone survey CTR representatives from the following seven companies2. 1. Boeing Employees' Credit Union 2. First Interstate Bank 3. Kenworth Trucks 4. NC Machinery 5. Jorgenson Forge 6. Bon Distribution Center 7. Red Dot Corporation A copy of the interview survey form is provided in Appendix E. Our findings were as follows: Y The Highline Community Hospital CTR representative was also interviewed. This facility was inadvertently included in the list provided by the City though it is not in either of the study areas for this analysis. The results of this interview are available if needed. z i 1. w re 6 - U: UO N 0 W J I— : a. = W> H = I— O Z F— U. N. :O — 0 I- . 'I Wi • I- U; Oi. tii z - None of the sites currently charge employees for parking. - Five of the eight have spaces set aside for carpools. - Five stated they had more than enough parking (some had downsized or added parking due to expansion since moving in), two stated they didn't have enough, and one had just enough. - All were disappointed with the level of transit service and /or the distance to the nearest stop. - None of the representatives would like to see parking supply go down just to make their job of getting people to rideshare easier. Most agreed that reducing supply would be an acceptable strategy only if the level of and proximity to transit service were improved greatly. - Those working in the manufacturing industry indicated that the chances of getting employees to rideshare were extremely slim, no matter what incentives or disincentives were included. } . T0821.Rpt . RECOMMENDED PARKING POLICIES AND CODE AMENDMENTS (SHORT TERM MEASURES) Assumed Goals of Parking Policy Recommendations This section identifies assumed goals for the City's parking policies. These are goals that help form the recommendations for a variety of parking policies described later in this document. These are goals that the consultant derived from: - conversations with and written comments from Tukwila City Staff, business owners and managers, and CTR employers - City of Tukwila Comprehensive Land Use Plan, December 4, 1995. - City of Tukwila Ordinance 1660: Commute Trio Reduction Ordinance (Approved February 1993) Materials provided by the Puget Sound Regional Council, METRO, Oregon Department of Environmental Quality, the Institute of Transportation Engineers (ITE), American Planning Association (APA) were consulted for guidance on parking policies. Experiences of other jurisdictions and planning professionals were included through reference to several written articles. A list of references is included in Appendix G. Based on this information, the following are assumed to be major short and long term goals behind this study as identified by the consultant: Short Term Goals 1. The parking supply should be adequate to accommodate needs on site so as to prevent spill -over to other sites, unless this "spill- over" is a part of a shared or cooperative parking agreement. 14 T0821.Rpt z 1.1 ui :D i U; U 0. UU; rnw'. W =' J Nr W 0' J.' LL Q'. I— W z H; H O• • z w w: gyp: •U'N. W' • rn• F- • H z 2. Parking supply should not be limited to the extent that it has a detrimental effect on business or on the ability to attract and keep business in the area (Le., addresses economic goals of the Comprehensive Plan). 3. Parking supply regulations should be flexible to consider allowing reductions to z developers where trip reduction strategies are promoted and have the potential to 1- Z. 2. succeed, or where shared parking may be successfully utilized. 6 R U; UO; co Of W =. Long Term Goals Q LL; w 0; 1. Some limitations on parking supply should be considered so as not to oversupply g parking on site. Too much parking offered free to employees interferes with the ability Cf to promote trip reduction strategies, particularly when and where alternative modes I- _' (transit service and pedestrian /bike facilities) are available. 1- O z �. w 2. To address changing land uses, creative solutions to parking supply issues (such as v centralized structural parking, transit overlays and other concepts introduced in this report) will be considered. v• . Critique of Comprehensive Plan Policies O.~ Tukwila Urban Center The TUC is located south of 1 -405, east of 1 -5, West of the Tukwila City limits and north of approximately S. 180th Street. It is well served by the freeway and state highway system. The Comprehensive Plari, adopted December 1995, recognizes that the Urban Center has a "motor- vehicle oriented development pattern." The urban center has a role in the region as a center for retailing, services, business and industry. Development plans focus on redevelopment of current properties, as very little vacant, developable land exists. Section 10.2.6 of the Comprehensive Plan defines the goal for parking in the Urban Center: Improve existing parking policies and regulations to ensure a supply of parking for visitors, employees, and businesses. On -going needs shall also be assessed to ensure adequate 15 T0821.Rpt parking requirements, encourage efficient and effective use of land in parking design, and do not preclude a less auto- dependent development pattern in the future.... Several items are listed under "Implementation Strategies." Discussion of some of the specific implementation strategies follows: - "Allow the flexibility to exceed minimum parking standards." Several studies indicate that parking regulations tend to require parking in excess of peak demand.3 If the parking minimum does indeed require more parking than is needed and there is no upper limit on parking supply, excessive parking supply is a concern. Excessive parking supply could be a problem in the future if /when transit service levels are such that alternative mode promotion (CTR Programs) can successfully shift drivers from the single- occupant vehicle. Excessive parking supply may conflict with the objective to maximize the building development on site. The implementation strategy should be reworded to refer to the ability to reduce the minimum parking requirements where appropriate. We suggest for specific development applications: "Review parking requirements with the flexibility to provide adequate parking for on -site needs, reduce requirements where appropriate (such as with mixed or shared use) and, when adequate levels of transit service exist, allow reduced parking supplies to support trip reduction programs for employees." The Comprehensive Plan promotes the gradual transition of land uses as market - driven changes in land uses occur. The emphasis is on allowing the market to help form the future characteristics of the Urban Center, rather than have burdensome regulations dictate future land uses. Mixed -uses are strongly encouraged. Therefore, parking policies should: emphasize cooperative and creative shared parking arrangements (potential policies are described later in this report) allow the flexibility to respond to new types of land uses as the market changes. 'Suburban Parking Requirements, A Tacit Policy for Automobile Use and Sprawl, R. Richard Willson, APA Journal, Winter 1995, pp 29-42. Creating Transit Supportive Reaulations: A Compendium of Codes. Standards & Guidelines, King County Department of Metropolitan Services & WSDOT Office of Urban Mobility, August 1995. 16 T0821.Rpt Hw 6° J0. 00 CO o w =' �, CO 11. w 0 g • QI. cn d' ▪ w' z z O-, ul n • p o F• -' ww H ri W Z: 0 O ~' z Manufacturing/Industrial Center The MIC is located on the west side of 1 -5, the east side of Highway 99 and includes approximately 809 acres along the Duwamish River. Rail, air, waterborne and vehicular transportation facilities are all provided. Industrial and related activities are the major land -use and Boeing is the major employer in this area. The comprehensive plan identifies a major goal as: "support existing industrial activities and development of new industrial activity in order to maximize the employment and economic benefits to the people of Tukwila and the region...." The Comprehensive Plan does not refer to any goals, policies or implementation strategies that directly affect parking in the MIC. However, the policy to reduce reliance on the single- occupancy - vehicle for employees by supporting a multimodal transportation center and regional/rapid rail service would eventually effect parking. Should increased transit service result, then the area may be ripe for a transit overlay district or parking supply reductions based on transit service (see parking supply and management options section). Comments on Newly Adopted Parking Regulations in the Zoning Code The City of Tukwila's parking ratio requirements were compared with national and regional parking ratios. These comparisons indicate that the City of Tukwila's parking ratios are similar to the other jurisdictions and that the main recommendation to improve the current parking regulations would be in the form of better land use definitions and revised parking categories. The following are specific recommendations to incorporate in the Zoning Code. Chapter 18.06, Definitions. 1. Delete 18.06.755 Shopping center (mall) planned. 18.06.750 and 18.06.755, Shopping Center, planned and Shopping Center (mall) planned can be combined in one definition. Parking regulations are based on gross leasable area and therefore whether or not a shopping center has an enclosed mall or not is irrelevant. A minimum size for a shopping center could be defined as 25,000 square feet of gross leasable area. 17 T0821.Rpt Suggested Additions to Definitions 2. General Retail. "General Retail" means a business or store which engages in the sale of goods and /or services to the general public. Uses include department stores and personal service shops. 3. Bulk Retail. "Bulk Retail" means a business or store which specializes in the sale of large goods requiring large storage spaces and /or services with low vehicle parking generation. Uses include furniture stores, appliance stores and other retail uses as approved by the Director. 4. Manufacturing. "Manufacturing" means a building or group of buildings which specializes in the manufacturing of products or in the research and testing of products. Uses include factories, testing laboratories, creameries, bottling establishments, bakeries, canneries, printing and engraving shops. 5. Warehouse. "Warehouse" means a building or group of buildings that are primarily for the storage of goods. 6. Restaurant, "Restaurant" means an establishment whose principal business is the sale of foods to be eaten on the premises. May include an area for serving alcoholic beverages. Seating can be indoor or outdoor. 7. Office. "Office" means a building or group of buildings dedicated to non - manufacturing types of work that are for the use of employees but may or may not be for use by the general public. Uses include professional, accounting, advertising, architecturalengineering, bookkeeping, business and management consulting, data processing, legal, medical and dental. 18 T0821.Rpt i1�'; J0: UO: rn w: W = J W ILi WO'. • a! d: • Z. z I- O`. z I— W W W w' LL - O; z: U N' 0 z • Chapter 18.56. Off - Street Parking and Loading Regulations The current code is a typical parking regulation code that is similar to codes in other cities. Some clarification and further categorization in land use definitions as described above, and revisions to z specific use requirements, will make the code requirements more appropriate to the study areas. The section on parking supply management options offers some ideas for future adaptation into the zoning w' code. Sections on cooperative parking, shared parking, and complementary uses, should be reviewed 6 J0 for consideration to add into the current regulations. Other policies, such as parking maximums, transit ,. w 0 w= reductions and transit overlays can be considered for future adaptation when transit service levels are J � adequate to support them. N LL, w0 18.56.030 Reduction of existing parking spaces. "Any off- street parking area already in use or established hereafter shall not be reduced below the limits required by this chapter by the construction w or any addition to a building or structure, nor by the erection of an additional building or structure on the z H property." This requirement does not specifically address the redevelopment of an existing building to z �!. uj accommodate a new use. Though the City currently requires review of parking supply when principal 2 o and secondary uses change, a new requirement should be added that addresses this modification: O. N "Change of principal use of existing buildings or structures. Any change of principal and secondary use = W' 0 must meet the parking requirements of the new use." —O Z. U Ns The code currently requires parking to be within 1,000 feet from the principal use. This distance is generally acceptable for non - commercial uses. However, commercial customers are willing to walk z shorter distances than visitors to other land uses. This is based on the relatively short visitation (as compared to a work shift), carrying of purchases and availability of competitive stores. For this reason, this consultant recommends that off-site parking should be within 800' of a commercial use or 1,000' for other uses. The decision to reduce the distance for off site parking for commercial uses should be based on a discussion on the goals of shared parking and the extent to which it is desired in commercial areas. If it is determined that 1,000 is acceptable for commercial uses, then modifications to other sections of this text should be made (such as in Appendix F, shared parking and covenant parking). 19 T0821.Rpt ... .. • 18.56.040 (1) Location (B) The City may wish to be more specific here. See "covenant" and "satellite /shuttle parking lot" definitions under the section on parking requirement options. 18.56.070. Cooperative parking facility. As written, this requirement is vague and may be difficult to interpret. The clause "at any one time" could refer to a non -peak time or the peak time of the year, neither of which is the best for design of parking. The "requirements for greater of the uses" could eliminate consideration of parking needs for a second, third and fourth (etc.) use, and only provide for the largest use. This could result in a severe parking deficit. At a minimum, the requirement should be revised to identify the period for which the sum of the requirements will be determined, such as "at least the sum of the requirements for all uses during the time period of greatest combined parking need." Look at other options for shared parking uses in Appendix F, sections 5 and 6. 18.56.080 Parking for the Handicapped. 1. This section appears to be redundant with requirements in the Building Code. However, for ease of use, this section should remain in the Zoning Code. Figure 18 -7 Minimum Number of Off Street Parking Spaces The following are recommended changes to the table: 1. Delete the "Business and Commercial Buildings, excluding retail sales" category. This category is redundant and confusing. Business and services are covered under offices or retail and commercial should be covered under the new categories for retail as detailed below. 2. The following addition should be made to the fast food restaurant category: "Fifty percent of any outdoor seating area will be added to the gross floor area for parking requirement calculations ". 20 T0821.Rpt w JU' O O; CO W W S. J CO V„ w 0:' g u_= COd, Z� i—O' z i—' UQ 0 I- 144 W = 0, uifft Zi 0 z z' 00 co 0 w= J w Q. =d:. w 2 z o z!— - n • p o WW LL - ~O' w z` O z requirements for all mixtures of uses such as warehousing and office or business or industrial parks with various uses. Parking Supply Management O til ions There are generally two ways that parking supply can be managed: - The supply (number of parking spaces) can be adjusted to meet projected demands or goals. These "supply requirements" are typically specified in the land use code. In addition to providing a parking ratio (i.e. 2.5 off- street spaces per 1,000 s.f.) potential reductions in parking supply (Le. mixed -use and shared parking) or limits (i.e. maximums, lids) may be included. Examples of specific wording that can be adopted to include these types of parking management options are included in Appendix "F ". The appendix example is specifically referenced following each description. - The existing parking supply can be managed by pricing or special assignment to meet goals. These "supply management" strategies are often determined by the property owner or tenant and may be part of a commute trip reduction program. Over supply of on -site parking and lack of supportive transit service currently make these supply management strategies unlikely to be adopted by employers in Tukwila. Supply Requirements Supply requirements (also known as parking ratios or parking minimums) are typically contained in the zoning code and determine the amount of on -site parking a project is required to provide. Since there are several types of reductions that may be allowed, an overall reduction may be specified so that reductions cannot be taken in combination to such an extent that an unreasonable shortfall exists (See Appendix F, section 1.). Another option is to make some of the reductions mutually exclusive. For example, " reductions for mixed -use cannot be taken with reductions for cooperative parking." Reduced Minimum Parking Requirements: These elements of a parking code allow the developer to reduce the amount of required on -site parking to Tess than the minimum parking requirement for a specific use. The City can allow reductions in the minimum requirements in return for developer support of transit, carpooling, cycling or charging for parking or for payment into a municipal parking or traffic mitigation fund. Reductions to the minimum supply might also be allowed if there is already a surplus of 22 T0821.Rpt Z W. cc 2 U. O O co ca • = J 1._' w 0. =C5 I- _: Z �. I- O Z I-` W w; U� O (12 : • I-, uj H VI . O z. parking in an area, as may be the case in parts of the MIC. Following are listed reductions that fit into this category of reduced minimum parking requirements. Shared parking for differing operating hours, cooperative parking, complimentary use and covenant parking are all different types of shared parking. The following table helps to clarify the differences between these different types of shared parking. More detailed descriptions follow the table. 23 T0821.Rpt - SHARED PARKING REDUCTIONS Shared Parking Type Application Land Use Example Recommended Reduction in Parking Stalls Application in Tukwila TUC & MC Differing Operating Hours When hours of adjacent uses differ significantly or do not overlap. Office building /Church Movie theater /Office building Multi family /office park When uses do not overlap, owners shall provide parking stalls equal to the greater of individual parking requirements. Where some overlap occurs, reduction based on documented shared need. In the Urban Center (TUC): currently limited/ in future, may have more application. In the Manufacturing /Industrial Center (MIC): no apparent application currently /limited in future. Cooperative Parking of Multiple Commercial Uses on Same or Adjacent Lots Two or more commercial uses share same or adjacent lots. Several small adjacent commercial establishments with adjoining parking. Up to 5% reduction for two separate commercial uses, 10% for three, 15% for four or more. Many applications currently in the TUC. Application in MIC limited (commercial use not encouraged) Complementary Use A minor use serves or enhances the primary and use. Does not include shopping centers. Deli or dry cleaners in an office building. Pharmacy /drug store in a medical clinic. If the complementary use is less than 10% of the floor or lot area, no parking is required for the complementary use. Applicable in both the TUC and the MIC. Covenant Parking Portion of parking needed bo meet code is leased from other use within walking distance where there is excess parking. A new printing business development with limited and space located adjacent to an office budding with excess parking [Note: parking must be within 800 feet for commercial use, 1,000 feet for non - commercial use] A covenant agreement between the owner or operator of the principal use, the owner of the parking spaces and the City is executed. Potential application in the MIC as tenancy changes. Applicability in TUC dependent on changes in use. Covenant parking is only workable when there is an imbalance of parking supply: some pockets of over - supply. 24 T0821.Rpt FQ=— z �QQW. 00 N0: N W =. J E-; CO u-. w 0: LL � d I-- w _• H 0- Z F— p` 0 0 -: o U .Z' U.1 0 1- z For these reductions certain restrictions would apply. As discussed elsewhere in this report, specific restrictions should include: 1. Restriction on distance of parking from primary use. The consultant recommends 800' for commercial uses or 1,000' for other uses. However, the City may opt to allow 1,000' Q for all uses, based on current requirements and the large block sizes in parts of w Tukwila. 6 0 O• 0 • 2. Reductions must be contingent on a binding agreement between all parties including the w =; • City. The requirement should include notification to the City of a change of occupancy N u_'. wC • of any of the parties for shared parking based on differing operating hours and covenant parking arrangements. Acceptable alternative arrangements should be required within 30 days or a variance applied for within 14 days if proof of adequate parking supply can = 0 w be shown. z z ILI 3. The Director's approval should be required for parking supply reductions. . •2 o U • 4. The amount of the reduction shall not exceed the specified limit unless a parking ~` w. demand study is prepared by a transportation professional and submitted by the P'. applicant documenting that the hours of actual parking demand will not conflict and Z ti.i those uses will be served by adequate parking if shared parking reductions are v =?. authorized. (See Appendix F, section 9). The maximum parking reduction should not Z exceed a given percent (see first paragraph under "Supply Requirements ", page 24) unless the reduction is for shared parking based on differing hours of operation. In this case the parking supply must be equal to, or greater than the peak combined demand. Transit service: Current levels of transit service and the number and location of transit stops in Tukwila are not adequate to justify transit related parking reductions. However, the development code should identify levels at which transit reductions can be considered. An example of such a code comes from Seattle: up to 15% of the minimum parking spaces required for industrial use, or 20% for commercial use, can be reduced when the site is within 800' (approximately two blocks) of a transit stop where transit service has mid -day service headways of 15 minutes in each direction (See Appendix F, section 2). In such a case, reductions which are aimed at shifting people to transit are effective when an oversupply of parking in the general area is not available. To simplify application of this reduction a "transit 25 T0821.Rpt overlay district" may be established where the reductions are automatically applied. As transit service is increased, the City should work closely with the service provider to ensure that the location and design of stops promote the use of the service. The stops should be well lighted and served by sidewalks, sheltered where possible, and located with enough frequency to provide potential riders with convenient choices. Reductions for carpools /vanpool spaces: if there is a large employee base and promotion of carpools and vanpools is established, some reductions to the parking supply may be allowed (See Appendix F, section 4). Reductions for shared parking with different hours of operation: when hours of operation for adjacent uses do not overlap at all, the supply for the use with the greatest requirement should generally suffice for both uses. When peak hours differ and hours of operation partially overlap, significant reductions of total parking requirements should suffice (example: entertainment facilities such as theaters proximate to office buildings). A binding agreement between the various uses may be required. Such an agreement may require return to code minimums if agreement is no longer in effect (operation of building changes and new land use is in effect) (See Appendix F, section 5). Cooperative parking for two or more commercial uses sharing the same or proximate parking 143x: reduction as a percentage of total minimum supply when two or more commercial uses share the same parking. For the purposes of this reduction "commercial use" refers to those businesses that attract customers with a high turn -over of automobile parking. This would include all retail, restaurant, personal care (such as hairdressers and tanning salons) and banking uses. Professional offices (such as attorneys and medical clinics), business offices and industrial uses are not included. Some of these non - included uses may still be eligible for some of the other reductions, such as shared parking for differing operating hours or complementary use. Shared parking allows customers to visit several businesses within walking distance of each other while parking only once, and each use may have some difference in its peak hours. A different reduction based on differing peak hours was described above. As an example, Seattle allows up to a 20% reduction in the total parking supply when there are four or more separate businesses, up to 15% reduction for three and up to 10% reduction when there are two separate businesses. Similarly, Olympia allows up to a 15% reduction in the total parking supply when there are four or more separate businesses, up to 10% reduction for three uses and up to 5% for two uses (See Appendix F, section 6). 26 T0821.Rpt z ~ w • tY1 JU. 00 cow w I H, w O' -J u_= g2 a H w z �.. Z 1— U• � CI • H w, - U tj Z O H- z Complementary Uses: A complementary use is a portion of the development that functions differently than the primary land use but is designed to serve or enhance the primary land use. For example, a deli or sandwich shop can be allowed in a strip shopping center or office building or a drive -in bank could be located with an office building without increasing the parking needs for the primary generator (the shopping center or office building) (See Appendix F, section 7). Individualized Assessment: In lieu of meeting specified supply requirements, the City may accept a supply equivalent to the estimated peak demand as determined by a qualified transportation consultant. The methodology and acceptable design day for such an estimate should be approved by the City. A design day is generally a busy day during the peak business season, but not the busiest. A facility designed to serve the busiest day of the season would result in substantial excess capacity for all but a few days of the year, an unrealistic standard. The design day standard provides a balance: adequate capacity for most days of the year with recognition that it may be exceeded on five to ten days per year. In King County, the director may approve a reduction of up to 50% of the minimum required number of spaces, if it can be shown that demand can be met by the reduced supply (See Appendix F, section 10). In addition to allowing reductions in the off - street parking supply, some programs allow for parking to be located off-site. These programs are as follows: Parking covenants: Parking covenants apply to parking provided on a different lot that is within walking distance to the site. This is a legal agreement between the owner of the principal use, the owner of parking spaces, and the City. Should permission to use the off- site parking cease, the principal use must be discontinued unless other acceptable parking which meets the minimum requirements is provided. This arrangement is useful when a change in use occurs and there may not be enough property available on site to meet the minimum requirements for the new use, yet there is an oversupply of parking in the area (See Appendix F, section 8). In cases where the required parking supply is reduced, the City may require the applicant to demonstrate how they intend to meet the shortfall if accepted assumptions (i.e. vanpool program or differing peak periods with mixed uses) are incorrect or change (See Appendix F, section 11). Parking Maximums: Parking maximums limit the amount of parking developers may provide. This measure ensures that excessive parking supplies are not provided. This approach will be most effective P7 T0821.Rpt �. z 1-• z o!� U: U0 U U ■ ' MI SQ u- w0 Q. D. a, O zI-. w M 13 UO-. w W'. U. — O iii z in 0 in urban areas with regular transit service. It can be specified by specific land use or as a percentage of the minimum requirements (i.e. "up to 35% over the minimum parking requirements may be provided ") (See Appendix F, section 12). Area wide Parking Caps: This measure limits the total supply of parking in an area, and is used primarily when alternative transportation (transit) is provided and its use needs to be promoted. Based on the comprehensive plan for an area, the overall supply of parking can be capped through combined policies. Policies might set maximum parking ratios, forbid construction of free standing garages and /or surface Tots, allow construction of new buildings without parking or require payment towards centrally located municipal parking facilities rather than developing individual parking supplies (See Appendix F, section 13). Peripheral Parking/Shuttles ( "Satellite Parking "): Parking is provided off-site (beyond a reasonable walking distance) and is served by shuttles or transit. Shuttles can be privately or publicly operated (See Appendix F, section 14). This peripheral parking can replace a portion of the required on -site parking, particularly that required for employees. Adequate parking must still be provided on site for visitors, customers and delivery needs. An established shuttle service may also result in the establishment of a parking overlay whereby on -site parking requirements could be reduced. Fees -In -Lieu of Parking: For concentrated areas of mixed -use developments, the City may opt to develop public parking to meet several needs. Developers can (or may be required to) contribute to the cost of a public parking structure within walking distance to the site, rather than develop on -site parking. Since structured parking is more costly than what might have been developed on site, the developer's contribution may be Tess than the actual cost of the parking. Additional fees may be collected from the user at the facility. The fees -in -lieu of parking does not work when the planned parking is not developed at the same time or prior to the occupation of the new development (See Appendix F, section 15). Supply Management Preferential Parking: Desirable parking spaces (i.e. those under cover and /or closest to entrances) can be reserved for car and vanpools. This is especially effective as an incentive and only recommended when parking demand exceeds supply and a strong carpooVvanpool program is in place. 28 T0821.Rpt z o: 2 JU 00 u) w =: J u-: wO g D. d. H= z �. zI Ow 0 1- w w. U_ i` Z! 'IA co p== O z Time limitations for public barking: Regulates the parking time. This is a good strategy when high turnover is desired in commercial zones, as it discourages long -term commuter parking. This strategy only applies where public and on- street parking is provided and so would have limited value at this time. For example, it would be applicable to public parking provided for parks adjacent to commercial development. Fee for narking: The most effective measure to reduce employee dependence on the automobile is to charge for on -site parking. However, if free parking is available in adjacent areas, as is currently the case in many parts of Tukwila, the effectiveness of this measure is reduced and problems can result in spillover to adjacent Tots. If a company agrees to institute a parking charge policy for employees, consideration may be given to reducing the required amount of on -site parking. The decision should be based on potential effects on adjacent land uses and supporting commute trip reduction programs and services such as levels of transit service to the site, transit subsidies, carpool and vanpool programs, etc. 29 T0821.Rpt z 0; (0 O rn w J= H Li_ wO u. ¢, (-2 a z�. I - 0, Z w Ili . :U�r :0 Vii_. w La - 0, Cd co" U :O h RECOMMENDED FOR FUTURE ACTIONS (LONG TERM MEASURES) The parking space inventory should be followed up with some specific utilization studies to determine demand for different land uses and mixed developments in Tukwila. The inventory conducted for this study provides information on how the existing supply meets code requirements, but the code requirements may not necessarily reflect actual demand for parking. Several of the developments and retail establishments are of a type for which there is little parking information available. Wholesale discount stores, warehouse retail and strip mall developments could create different parking demands. In the Urban Center, mixed use developments that contain uses with differing parking peaks should be encouraged in order to maximize the intensity of land development. For example, a development that contained office use (whose activities peak mid -day during weekdays) and high volume discount stores (which peak on weekends) and entertainment facilities (which peak weekend nights) could devote less land to parking. The City may want to explore incentives such as reduced parking and landscaping requirements to developers providing these mixes. In the future, if rail and /or other high capacity transit serves the area, then transit overlay districts or parking supply reduction based on transit service levels, as described earlier, can be considered. Such reductions should be based on realistic ridership projections. As portions of the City become more intensely developed , the City may want to explore prime locations for centralized parking structures. The development of parking structures would make available land currently devoted to surface parking lots. A shuttle service could be provided between the parking structures and the facilities they serve if walking distance is a factor, particularly for retail shoppers with packages. These structures could potentially be funded by a Local Improvement District (LID) assessment, fee -in -lieu of parking contributions, new sales or property taxes and /or parking fees. 30 To821.Rpt .. z uu] 00 co H J w0 g -J = w' z�; I- 0 Z I- �o 0 ww I U 0' iU co O z TABLE 1 TUKWILA PARKING STUDY PROVIDED STALLS VS CODE REQUIRED STALLS Use No. of Sites Stalls provided Code Required StallsW Diff. in Stalls Floor Area (GSF) Avg Rate (Stalls/ 1000 GSF) Emp- loyee Avg Rate (Stalls/ Emp) Tukwila Urban Center (TUC) Commercial /Office 25 8,639 3,773 4,866 1,932,700 4.47 3,474 2.49 Fast Food 5 208 227 -19 14,350 14.49 149 1.40 Hotels /Motels 11 1,807 1,252 555 852,600 N/A 569 3.18 Industrial 84 9,311 5,167 4,144 4,498,000 2.07 4,198 2.22 Restaurant 6 560 334 226 41,600 13.47 313 1.79 Retail 37 8,432 9,488 -1,056 1,760,330 4.79 3,662 2.30 Shopping Mali 2 8,191 9,738 -1,547 1,615,580 5.07 12,943 0.63 TUC Totals 170 37,148 29,979 7,169 10.7 mill 3.10 25,308 1.41 Manufacturing/Industrial Center (MIC) Commercial /Office 8 6,548 7,961 -1,453 3,184,381 2.06 7,358 0.89 Hotels /Motels 1 181 118 63 67,400 N/A 48 3.77 Industrial 39 10,606 7,892 2,091 8,414,780 1.19 8,620 1.16 Restaurant 4 77 136 -59 13,600 5.68 38 2.14 Retail 7 155 144 11 57,620 2.69 119 1.30 MIC TOTALS 57 18,294 16,355 1,939 11.7 mill 1.56 16,442 1.01 1 2 Based on City of Tukwila Parking Inventory Data. Based on City of Tukwila Municipal Code Chapter 18.56 (December 4, 1995). '? z w' JU 00 w=,. N u_. u; 0: �Q • d F=- _ zH Z O. U - O 0 I- w - O. w z; - O~ z TABLE 2 TUKWILA PARKING STUDY URBAN CENTER COMMERCIAL/OFFICE USE COMPARISON BY SIZE Size No. of Sites Average Rate Provided (Stalls/1000 GSF) Stalls/Employee 0 -9,999 Sq. Ft. 6 5.25 2.45 10,000- 24,999 8 4.61 1.93 25,000- 49,999 7 4.00 1.90 50,000+ 4 3.84 2.44 TABLE 3 TUKWILA PARKING STUDY URBAN CENTER INDUSTRIAL USE COMPARISON BY SIZE Size No. of Sites Average Rate Provided (Stalls/1000 GSF) Stalls/Employee 0- 49,999 Sq. Ft. 51 2.33 1.82 50,000- 99,999 17 1.35 4.19 100,000- 199,999 13 2.09 2.64 200,000 + 3 1.50 2.04 •z 6 :mow: 00 0: w w • wz' Jam. .N LL.; w 0: • ga -1; 1-_ .•z1-, z o° ww . 0 • ON '0 w wi LL - O, Z; p _; .0 z... TABLE 4 TUKWILA PARKING STUDY URBAN CENTER RETAIL USE COMPARISON BY TYPE Type No. of Sites Average Rate Provided (Stalls✓1000 SF) Stalls/Employee General Retail 23 5.27 1.36 Discount Stores 6 2.94 2.49 Strip Malls 8 4.79 3.18 Shopping Malls 2 5.07 0.63 TABLE 5 TUKWILA PARKING STUDY INDUSTRIAL CENTER MANUFACTURING /INDUSTRIAL USE Size No. of Sites Average Rate Provided (Stalls/1000 SF) Stalls/Employee 0- 49,999 Sq. Ft. 26 2.99 0.88 50,000- 99,999 2 1.14 0.34 100,000- 199,999 2 3.13 0.68 200,000 + 8 1.08 1.13 ,Z ;mow; JO. U 0 U) N W W 2; CO LL W 0: g Q' Z ►-. I-0. '0 • N` W W' 2 w, .Hi: 0 Z• TABLE 6 TUKWILA PARKING STUDY PARKING RATE COMPARISON TO OTHER JURISDICTIONS Category Current City of Tukwila Parking Requirements Range of Other Jurisdictions Recommended Parking Requirements2 Fast Food 1 Stall /50 GSF 1/33 to 1/100 GSF 1/62.5 GLA + 0.5 /seat Hotel 1 Stall /Room 0.75 to 1 /Room 1 per Room + Restaurant spaces Industrial Buildings 1 Stal1/1000 GSF 1/1000 to 2/1000 GSF 2/1000 + Office Office /Professional 2.5 Stalls /1000 GSF =1/400 GSF 1.3/1000 to 20/1000 GSF General 3- 3.6/1000 Financial 3.3- 4/1000 Medical 5- 6/1000 Restaurant 1 Stall /100 GSF 1/50 to 1/150 GSF 1/50 to 1/83.3 + spaces for meeting rooms Retail Sales 2.5 -4 Stalls /1000 GSF 1/1000 to 10 /1000 GSF 2.4/1000 to 4/1000 Mall 600,000 + 5 Stalls /1000 GSF 4- 5.5/1000 GSF 5.25/1000 400- 599,000 4 -5 Stalls /1000 GSF 4- 5.5/1000 GSF 4.5/1000 200 - 399,000 4 Stalls /1000 GSF 4- 5.5/1000 GSF 4/1000 100 - 299,000 4 Stalls /1000 GSF 4- 5.5/1000 GSF 4/1000 25- 99,000 4 Stalls /1000 GSF 4- 5.5/1000 GSF 4/1000 Source: 2 Off Street Parking Requirements,, Planning Advisory Service Report Recommended Zoning Or•inance Street Loading Spaces,, Parking Parking Association, May 1992. American Planning Association, Number 432, May 1991. Provisions for Parking and Off - Consultants Council National z re J U. U O' w w =. J f... CO U 0' gQ co =w Z� I— O: ZF-: 'O N 0 H' w W`: Z O: H = ZI-. TABLE 7 TUKWILA PARKING STUDY MINIMUM PARKING RATIO COMPARISON WITH OTHER JURISDICTIONS IN KING COUNTY Use Aubum Bellevue Kent King Co. Redmond Renton Seattle Tukwila Rev Rev Ver Rev Rev 12/93 Rev Rev Rev 10/95 12/89 5/83 12/95 6/95 12/89 12/95 Business & Varies 4 -4.5 4 3.3 3.5 -4 3 -5 Varies 2.5 Commercial Fast Food 2 0.5 0.8 0.5 1.3 0.5 0.5 0.5 1 Hotels & 1.25 0.9 1 . 1 1 1 0.25 -1 1 Motels 3 industrial 0.3 -1 1.5 -4 0.3 -1 0.9 2 0.7 -1 1 1 Buildings Office & Prof., 4 4 -4.5 4 -5 3.3 3.5 -4 3 -5 1 2.5 Banks,Medicai Theater 4 Varies 0.25 0.25 0.33 0.20 0.25 0.125 Varies Restaurant 5 1 1.4 -1.6 1 1.3 0.9 -1 1 0.5 1 Retail Sales 2 4 -5 2 -5 3.3 3.5 -4 2 -4 Varies 2.5 -4 Shopping Mall >600,000 5 5 5 3.3 3.5 -4 4 -5 Varies . 5 400- 599.999K 5 4 5 3.3 3.5 -4 4 -5 Varies 4 -5 200- 399.999K 5 4 4.5 3.3 3.5 -4 4 -5 Varies 4 100- 199.999K • 5 4 4.5 3.3 3.5 -4 4 -5 Varies 4 25- 99.999K 5 4 4.5 3.3 3.5 -4 4 -5 Varies 4 1 2 3 4 5 All rates per 1000 square feet unless otherwise noted. Fast Food rate is per 50 square feet. Hotel and Motel rates are per room. Theater rate is per seat. Restaurant rate is per 100 square feet. z Z1 w' 6 � 0 0' CO J 1- u_ w O: 1a = C! W Z F=.. l- O. ZF- w 0, O A i 0)- 1 lid Z UN H Z TABLE 8 TUKWILA PARKING STUDY MINIMUM PARKING RATIO COMPARISON WITH PARKING DEMAND DATA' City of Tukwila Use Minimum Parking ITE Parking Peak Parking Space Ratio Generation Demand Study' Business & 2.5 2.52 - 3.84 N/A Commercial Fast Food 2 1 0.5 0.5 Hotels & Motels3 1 0.52 -0.89 N/A Industrial Buildings 1 0.5 -1.59 0.9 -1.3 Office & Prof., 2.5 2.52 -4.23 3.0 Banks, Medical Theater's Varies 0.19 N/A Restaurants 1 0.9 -1.25 1.53 Retail Sales 2.5 -4 1.22 -3.57 1.1 -3.1 Shopping Mall 5 3.23 N/A >600,000 400- 599.999K 4 -5 3.23 200- 399.999K 4 3.23 100- 199.999K 4 3.23 25- 99.999K 4 3.23 1 All rates per 1,000 square feet unless otherwise noted. 2 Fast Food rate is per 50 square feet. 3 Hotel and Motel rates are per room 4 Theater rate is per seat. s Restaurant rate is per 100 square feet. 6 ITE Parking Generation, 2nd Edition, 1987. Peak Parking Space Demand Study, JHK & Associates, June 1995. z I-- W. r4 2 6 U O' W= J �. w 0 J' u-Q a I=-= ? H; I- 0 z� LLI 2 U� 0 -: O I-, i uj. • Z CU co H= z } Urban Center Boundaries Tukwila Parking Study (FIGURE� `I 1 J ` J . z �-- W re 6 J U U0 CO 0 W= J W }• O}r J. W Q. N = d. W, Z H 0; Z ILI F-, • p, 0 • co 0 H; W'. W 0. lllZ: U °' O A • C4 of Tukwila Maruafacturirui/ Indu. rla! Certer • a ?IUlUU.r ►r ■ r 1 1..$,.... Y. .■, MIC f3rndan4 Proposed zpan5iai of MIC Cif L►mi�s Prrvoscd Choy e in Chi Juri5dictiai ■ Manufacturing /Industrial Center Boundaries ,{ � �FIGURE� 'APE 2 Tukwila Parking Study Tukwila Parking .w,ia•.�ex,VfFlVP: KOl t..h.',1t,`)`4.9'lM'ii!);t!+, ±a.Mwi.S: z 'iv 6 JO. U O' U) W =: W O: EZ LL Q = d. • Z a, Q o FH W 2 Z; U N; H H' O z PARKING INVENTORY DATA TUKWILA URBAN CENTER ./. � : 1u: �s.+,.. a. uf...../ :.:i'.ualiiui.nu:llhvtf.Y.ai'• vA4.:wJ�wsysGSrsa...� rs: e` a�,. hlv� ,...i::6:4 «ir.'J+:�"li:ei:;,r ..+1 .G:r!• #we'!`,)i M "Lk.YnJ.. City of Tukwila Parking Inventory Data - Tukwila Urban Center (TUC) Page 1 GI ZE Development Building E z rn CO x Street a U N o 5 t— w a Li w a m rnn v n o U o c E ur c 0 m m cu x a = z m x o s`o U r N u E w `m c m 4' in E co Parcel UC Parking for Costco Parking for Costco 70 Av S 401 282304 -0057 UC Pitney Bowes Vacant lot 100 Andover Pk E 921 0 022300.0050 UC Kinko's Kinko's 112 Andover Pk E 252 42 8 34 6 1 1 022300 -0045 UC Pitney Bowes Pitney Bowes 116 Andover Pk E 543 72 6 66 2 1 1 1 1 022300 -0060 UC Paper Zone Paper Zone 120 Andover Pk E 252 50 23 27 16 2 1 3 1 022300 -0062 UC Puget Sound Blood Center Puget Sound Blood Center, etc 130 Andover Pk E 263 119 45 74 18 20 6 1 022310 -0040 UC Contract Furnishings Contract Furnishings 131 Andover Pk E 502 25 2 23 1 1 022310 -0035 UC US Bank US Bank 151 Andover Pk E 404 35 3 32 1 2 022310 -0038 UC Bill Cooke & Co. Bill Cooke & Co. 220 Andover Pk E 503 108 35 73 30 5 022310-0099 UC Circuit City Circuit City 223 Andover Pk E 505 167 55 112 46 4 2 3 022310.0090 UC Computer City Computer City 227 Andover Pk E 412 66 23 43 17 3 1 2 022320 -0020 UC Commissary Cash & Carry Commissary Cash & Carry 230 Andover Pk E 503 19 4 15 1 1 1 1 022310 -0100 UC Office Depot Office Depot 290 Andover Pk E 412 62 21 41 16 3 1 1 022320 -0030 UC Andover Plaza Building Andover Plaza Building 320 Andover Pk E 263 91 2 89 1 1 022320-0060 UC Tempo 20 Tempo 20 331 Andover Pk E 262 32 0 32 022320 -0051 UC VACANT VACANT 340 Andover Pk E 931 0 022320 -0032 UC First Interstate Bank First Interstate Bank 343 Andover Pk E 404 32 1 31 1 022340 -0046 UC Deli Mart Deli Mart, etc 345 Andover Pk E 503 47 18 29 12 3 3 022340-0040 UC American Envelope American Envelope 401 Andover Pk E 611 127 83 44 2 70 1 3 1 5 1 022340.0050 UC Rome Cable Rome Cable 410 Andover Pk E 504 14 3 11 3 022340-0071 UC Tukwila Fire Station #51 Tukwila Fire Station #51 444 Andover Pk E 414 60 18 42 7 3 1 7 022340 -0080 UC Boeing Computer Services Boeing Computer Services 455 Andover Pk E 505 66 5 61 4 1 022340-0060 UC Valco Graphics Valco Graphics 480 Andover Pk E 504 47 47 0 5 28 5 5 4 262304 -9093 UC Red Dot Red Dot 495 Andover Pk E 546 203 203 0 56 7 120 10 5 5 262304 -9094 UC Rufus Company /Sunhill Rufus Company / Sunhill 500 520 Andover Pk E 504 26 10 16 5 3 2 262304.9097 UC Northern Steel, etc. Northern Steel 600 610 Andover Pk E 503 32 32 0 24 5 2 1 262304 -9100 UC Boeing Computer Service Boeing Computer Service 745 Andover Pk E 506 138 128 10 24 3 69 11 1 14 2 4 262304 -9115 UC Abodio Abodio, Durr Medical, etc 790 Andover Pk E 505 84 44 40 34 1 9 262304 -9095 UC Quadrant Home Lending, etc 950 Andover Pk E 504 131 31 100 5 18 3 5 262304 -9105 UC Air Cargo Transport Air Cargo Transport, etc 1000 1006 Andover Pk E 505 63 15 48 1 3 11 262304.9101 UC M3 Business Center NE Building 1001 1015 Andover Pk E 506 262304-9019 2623049019 UC M3 Business Center West Building 1017 1045 Andover Pk E 506 263 33 230 1 2 30 262304-9019 2623049019 UC Monarch Foods Torino's Italian Deli 1024 Andover Pk E 503 54 12 42 3 1 4 4 262304 -9083 UC M3 Business Center SE Building 1051 1061 Andover Pk E 506 262304.9019 2623049019 UC Andover East Bus. Center Warehouse -1 1071 1083 Andover Pk E 504 262304 -9106 UC Andover East Bus. Center Warehouse -2 1085 1097 Andover Pk E 504 262304 -9106 UC Fiberchem Fiberchem 1120 Andover Pk E 503 13 20 8 1 1 3 262304 -9098 UC VACANT VACANT 1130 Andover Pk E 503 7 3 4 1 2 262304 -9091 UC Petschl's Meats Petschl's Meats 1150 Andover Pk E 605 24 14 10 10 4 262304.9089 UC VACANT land VACANT land 1200 Andover Pk E 931 0 352304 -9077 UC United Furniture Warehouse United Furniture Warehouse 1201 Andover Pk E 506 212 47 165 12 1 4 10 18 2 352304 -9091 UC Hovair Systems Inc Hovair Systems Inc 1206 1210 Andover Pk E 504 72 41 31 11 20 8 2 352304.9075 UC Tiernay Metals Tiernay Metals 1224 1226 Andover Pk E 504 15 7 8 3 3 1 352304.9071 UC Shasta Beverages Shasta Beverages 1227 Andover Pk E 505 122 39 83 4 22 1 4 6 2 352304 -9072 UC Cort Furniture Cort Furniture 1228 Andover Pk E 503 18 7 11 1 5 1 352304 -9070 UC Cort Furniture Cort Furniture 1230 Andover Pk E 503 41 16 25 6 _ 1 5 3 1 352304 -9069 UC 1 Hour Film Developing 1 Hour Film Developing 1233 Andover Pk E 251 49 18 31 12 4 1 1 352304.9084 UC Southcenter Annex South Pearl Vision, Teriyaki Wok, etc 70 90 Andover Pk W 253 168 6 162 6 022300 -0010 UC 3M Company 3M Company 100 Andover Pk W 505 110 110 66 30 1 1 4 8 3 022300.0020 UC VACANT VACANT 100 Andover Pk W 505 • 022310 -0020 1141,•V1 Ti' + r!!1,ti'ei,1Wr '; f rs;.s.,,''s •,-, w.Ty,r efp-, T.M iFis; -.2,v s;+ .:4'tr Z 1=— W 04 00 , Nom. u)(LI J= H U) LL, W ° g: u_ CD = W. H= Z H- 1- 0 Z W i- U 0. O — O H W W: : H. Z• W co City of Tukwila Parking Inventory Data - Tukwila Urban Center (TUC) Page 2 < Development Building c z tu Street w o .11 1-- iii To 7, 0 it -b- W V) 1.0 1:1 u g o 0 0 .171 > a W • c CO su X c 2 RI X CO C.) .0 in 13) tu C C" m I ii u) Parcel UC Fatigue Technology Fatigue Technology 150 Andover Pk W 505 532 MMEM 022310-0010 UC Southcenter Mall Firestone 215 Andover Pk W • 022310.0084 UC Southcenter Mall Post Office 225 Andover Pk W 431 262304.9090 UC Best/Future Shop Sears 240 Andover Pk W 504 105 38 • 30 111 2 1 022320-0010 UC Southcenter Mall Keybank 275 Andover Pk W 217 • 486 156 5 262304-9004 UC Segale Retail Mall Barnes & Noble, Olympic Sports, etc 300 Andover Pk W 243 486 262304-9119 UC Segale Retail Mali Barnes & Noble, Olympic Sports, et 300 Andover Pk W 243 • 262304-9001 UC Southcenter Plaza Burger King 335 Andover Pk W 425 262304.9064 UC Marriott Courtyard Marriott Restaurant 400 425 Andover Pk W 163 • 262304.9006 UC Marriott Courtyard Marriott Courtyard 400 410 Andover Pk W 163 176 176 34 4 2 1 230 226623044-:9090 06 UC Cabot, Cabot & Forbes UPS, Rolfe Distribution, etc 510 550 Andover Pk W 506 262 262 34 5 262304.9015 UC UC Southcenter Corporate Square Southcenter Corporate Square Office 1, 3, 6, 8, 9 Office 2, 4, 5, 7, 10 545 545 645 645 645 Andover Pk W Andover Pk W Andover Pk W 294 1349 294 • 294 • 414 400 II I 14 262304-9075 UC Southcenter Corporate Square Office 11, 12 545 262304.9075 UC Tukwila 600 Bldg Boeing Support Services 600 Andover Pk W 263 90 10 80 82 262304-9123 UC Savi, Fantasy Fabrics, etc Savi, Fantasy Fabrics, etc 700 760 Andover Pk W 504 109 27 6 24 3 • 262304-9124 UC State Farm Clearing Center State Farm Clearing Center 1015 Andover Pk W 262 31 1 173 30 142 883650-0020 UC Video Only Video Only 1020 1040 Andover Pk W 506 173 262304.9118 UC Southland Plaza Southland Plaza 1035 Andover Pk W 263 82 47 35 6 3 883650-0010 UC KeyBank KeyBank 1051 1071 Andover Pk W 263 94 94 0 2 2 4 262304-9122 UC Crown Moving & Storage Crown Moving & Storage 1071 1083 Andover Pk W 504 103 73 30 .2 1 30 20 262304.9121 UC UC SP Richards, Abrasives NW, etc 1101 Building SP Richards, Abrasives NW, etc Nikkon, etc 1100 1101 1114 Andover Pk W Andover Pk W 506 • 262 50 16 • 352304-9053 883650.0110 UC Tukwila Industrial Center Building E 1105 1121 Andover Pk W 526 * 352304.9110 UC Tukwila Industrial Center Building D 1123 1145 Andover Pk W 526 • • • • 352304-9102 UC Tukwila Industrial Center Building C 1147 1159 Andover Pk W 526 352304-9098 UC Tukwila Industrial Center • Building B 1161 1177 Andover Pk W 526 • 352304.9097 UC Aero Go Aero Go 1170 Andover Pk W 505 58 30 28 3 8 352304.9099 UC Tukwila Industrial Center Building A 1179 1191 Andover Pk W 526 493 138 355 134 352304-9093 UC Westinghouse/Goodwill Westinghouse, Goodwill, etc 1180 Andover Pk W 505 158 60 98 21 14 352304-9085 UC APTEX APTEX 1205 1207 Andover Pk W 504 56 6 II 12 M 11 M 2 M 6 10 M •352304.9092 •352304-9074 •352304-9055 •352304.0120 1 UC Pacific Linen Warehouse Pacific Linen Warehouse 1232 Andover Pk W 505 40 10 1 10 0 74 UC Dania Dania 1251 Andover Pk W 506 124 8 14 352304-9103 UC La Pianta Ltd Partnership Keybank, etc 18000 Andover Pk W 404 127 UC Segale Simulcast parking Segale Simulcast parking 18200 Andover Pk W 401 401 783 " 4 6 UC Segale Simulcast parking Segale Simulcast parking 18200 Andover Pk W 352304-0121 UC Acura / Infinity Acura/Infinity 400 Baker BI 401 022310.0085 UC Consolidated Electrical Consolidated Electrical 402 Baker Ell 503 16 g;:;:;:ii;iti;8.:n;:: 26 022310.0031 UC Pearl Northwest Pearl NW office/warehouse 405 Baker BI 503 20 42 II III 3 022310-0087 022310.0037 022310.0080 UC CULLEN 406 Baker BI 503 26 8 UC All Season's Travel, etc All Season's Travel, etc 415 Baker BI 262 82 UC 505 Baker 505 Baker 505 Baker BI 262 921 108 0 • 35 60 73 474 022310.0101 UC VACANT VACANT Baker Ell 022310.0032 UC Riverview Plaza Bldg 2 16000 Christensen Rd S 263 252304.9077 UC Riverview Plaza Bldg 1 16040 Christensen Rd S 263 534 252304-9039 UC Riverview Plaza Bldg 3 16300 Christensen Rd S 264 ' 0 25 252304-9078 UC Andover Industrial Park 2 Midwest Sign & Screen 401 Evans Black Dr 503 23 23 14 1 1 022310-0033 UC Andover Industrial Park 2 Globe/Keystone Upholstery 406 Evans Black Dr 503 39 022310.0036 UC Andover Executive Center 1 Building 340 500 Industry Dr 262 022340-0030 City of Tukwila Parking Inventory Data - Tukwila Urban Center (TUC) Page 3 m ` Q Development Building 9 W E ' W c m Street w o U 3^ o« i- its 7a u w- a i us h it, m in -a A a E o u U Q N g, -oa E us d N t' m W m N m o: N a E = z , v c m x 5 a A U :! C o L N v5 u E w '° E c 7 °1 03 - E w Parcel UC Andover Executive Center I Building 1 505 533 Industry Dr 525 385 53 332 3 11 3 8 28 022340.0070 UC Andover Executive Center I Building 4 530 562 Industry Dr 525 • 022340.0020 UC Andover Executive Center I Building 7 535 563 Industry Dr 525 • 022340.0070 UC Andover Executive Center I Building 6 564 594 Industry Dr 524 022340.0020 UC Andover Executive Center I Building 5 565 599 Industry Dr 525 • 022340 -0070 UC Andover Executive Center I Building 8 596 628 Industry Dr 523 • 022340.0010 UC Andover Executive Center It Building 9 605 635 Industry Dr 526 353 43 310 1 42 252304.9008 UC Andover Executive Center 0 Building 10 622 660 Industry Dr 526 • 252304.9008 UC Andover Executive Center II Building 13 637 647 Industry Dr 526 252304 -9008 UC Andover Executive Center II Building 12 664 692 Industry Dr 526 • 252304.9008 UC Andover Executive Center II Building 14 698 722 Industry Dr 526 • 252304 -9008 UC Andover Executive Center II Building 17 701 725 Industry Dr 526 • 252304-9008 UC Andover Executive Center II Building 16 742 774 Industry Dr 526 • 252304 -9008 UC Koll Business Center Ib Bldg 18 800 820 Industry Or 526 373 48 325 4 44 252304 -9015 UC Koll Business Center la Bldg 19 805 821 Industry Dr 52_6 932 526 311 54 257 10 44 252304 -9034 UC Koll Business Center la Bldg 21 825 849 Industry Dr 252304 -9034 UC Koll Business Center Ib Bldg 20 830 846 Industry Or 252304.9015 UC Koil Business Center la Bldg 23 855 871 Industry Dr 526 • 252304.9034 UC Koll Business Center la Bldg 25 881 899 Industry Dr 526 • . 252304.9034 UC Koll Businesss Center Ib Bldg 22 900 916 Industry Dr 526 • 252304 -9015 UC Koll Business Center la Bldg 27 903 925 Industry Dr 526 252304 -9034 UC Koll Business Center Ib Bldg 24 930 948 Industry Dr 526 252304.9015 UC Koll Business Center la Bldg 29 935 955 Industry Dr 526 526 526 • 252304 -9034 UC Koll Business Center Ib Bldg 26 950 964 Industry Dr '_ __ _ 252304.9015 UC Koll Business Center la Bldg 31 964 981 Industry Dr 252304 -9034 UC Koll Business Center Ib Bldg 28 970 998 Industry Dr 52G 503 ' 423 82 _ 341 __ _ __ __ _ 252304 -9015 UC Koll Business Center II Bldg 30 1000 1016 Industry Dr 12 70 252304.9071 UC Koll Business Center II Bldg 33 1001 1099 Industry Dr 526 • 252304.9071 UC Koll Business Center II Bldg 32 1018 1034 Industry Dr 526 252304.9071 UC Koll Business Center II ' Bldg 34 1036 1052 Industry Dr 526 • 252304.9071 UC Koll Business Center II Bldg 36 1100 1126 Industry Dr 526 252304.9071 UC Koll Business Center II Bldg 38 1128 1136 Industry Dr 526 526 526 252304.9071 UC Koll Business Center 11 Bldg 40 1138 1156 Industry Dr 252304 -9071 UC Koll Business Center 11 Bldg 42 1158 1164 Industry Dr 252304 -9071 UC Upland's Tukwila Ind. Park Building 10, Nikkon, etc 360 Midland Dr 505 66 50 16 34 14 2 883650 -0100 UC City of Tukwila Shops City of Tukwila Shops 600 Minkler 81 503 35 30 5 30 252304.9070 UC Green River Flood Control Green River Flood Control 700 Minkler BI 622 0 252304.9069 UC Industrial Crating Industrial Crating 15450 Nelson PI S 504 35 35 0 30 4 1 242304 -9090 UC Mueller Brass Mueller Brass 15470 Nelson PI S 503 13 13 0 10 3 242304.9088 UC John's Fumiture Factory John's Furniture Factory 15660 Nelson PI S 504 503 502 4 82 47 2 2 2 000580.0023 UC Service America Service America 15665 Nelson PI S 62 20 50 12 000580.0034 UC A -L Welding A -L Welding 15700 Nelson PI S 47 0 45 2 000580.0029 UC Daniel Boone Paint Daniel Boone Paint 15701 Nelson PI S 602 602 161 401 401 12 • 154 < %<109 .` >:? : ?a:;<.j.t3; 1876 4 60 8 94 55 3 1 000580.0026 UC Daniel Boone Paint Daniel Boone Paint 15701 Nelson PI S 4 1 000580-0035 UC Hampton Inn Hotel Hampton Inn Hotel 7200 S 156 St 242304.9057 UC Embassey Suites parking Embassey Suites parking 7351 S 158 St - 000580.0031 UC Embassey Suites parking Embassey Suites parking 7351 S 158 St 000580.0039 UC McLeod Expo Center Expo Center parking 7400 S 158 St 933 591 1285 563 28 000580 -0013 UC McLeod Expo Center Expo Center building 7400 S 158 St 932 242304.9034 UC McLeod Expo Center Expo Center wetland 7400 S 158 St 932 • 252304 -9006 City of Tukwila Parking Inventory Data - Tukwila Urban Center (TUC) Page 4 Z H W. JO I� 0. W = J F.. Wo LLa = a. H W = Z� F- o W H uj U� o D. W W LUZ, 0 Z Development Building . z rn Street -0 N r°- w `- N u N N N v u n U 0 > w N c m - Z r. z v x10 °r o 3 : in u rn , w . m H Parcel UC McLeod Expo Center Expo Center parking 7350 S 163 PI 932 • 66 . -.-- III 9 --- 0005880 -0021 000580 -0036 352304 -9105 352304.0120 UC PSPL VACANT PSPL VACANT 7300 S 163 St 622 UC D&H Distributing Co D&H Distributing Co., etc. 5920 5928 S 180 St 505 90 24 UC Segale Simulcast Emerald Betting 6101 S 180 St 350 413 504 504: 284 953 412 1227 :63! > > » %? 256 685 50 1177 UC Segale Simulcast Quick Bite 6305 S 180 St 352304.0120 UC Domestic Supply Domestic Supply 6750 S 180 St 352304.9094 UC Domestic Supply Domestic Supply 6750 S 180 St 352304.9095 UC Riverbend Ind /Office Center 1st Interstate Operations Center 6801 S 180 St 256 17 0 668 1 2 r 5 II1 362304.9087 UC Seafirst Operations - VACANT Seafirst Operations - VACANT 6801 S 180 St 352304.9101 UC Home Depot Home Depot, Depot Diner 6810 S 180 St 362304.9074 UC Riverbend Ind /Office Center 1st Interstate Consumer Bnkg Ctr 6847 S 180 St 283 70 362304.0079 UC Riverbend Ind /Office Center VACANT 6847 S 180 St 921 352304.9017 362304 -9053 UC Lotto Shellan Parking for American Hardware 7100 S 180 St 401 43 15 28 0 576 UC Crystal Springs Crystal Springs 7210 S 180 St 251 401 401 506 20 20 13 • 362304.9009 UC Crystal Springs Parking for 7220 7220 S 180 St • :;;:: ;$t?3;':: E:: 589 362304.9059 UC Pavillion Mall Pavillion Mall parking S 180 St 352304 -9031 UC Costco Costco, etc 1160 Saxon Dr 252304 -9063 UC Southcenter Mall Parking lot 100 1200 Southcenter Pky 401 115720-0290 UC Southcenter Mall Mixed retail 100 1200 Southcenter Pky 221 7166 2386 4780. 2270 - r 5 000580.0004 UC Southcenter Mall Nordstorms 100 1200 Southcenter Pky 211 ■ 262304.9023 537920.0240 UC Southcenter Mall Parking 100 1200 Southcenter Pky 422 • UC Southcenter Mall Penneys 100 1200 Southcenter Pky 411 --- -- - -U �I 1 262303 -9085 262304.9086 UC Southcenter Mall Bon Marche 100 1200 Southcenter Pky 411 UC Southcenter Mall Bon Marche 100 1200 Southcenter Pky 411 401 401 411 • 359700.0246 UC Southcenter Mall Parking 100 1200 Southcenter Pky 359700-0245 UC Southcenter Mall Parking 100 1200 Soulhcenler Pky • 359700.0247 UC Southcenter Mall Sears 400 Southcenter Pky 537920.0330 UC Southcenter Mall Southcenter Theater 15700 Southcenter Pky 347 • 115720.0292 UC Southcenter Place Southcenter Place 16400 Southcenter Pky 274 213 22 191 262304.9021 UC Southcenter Flower Market Southcenter Flower Market 16415 Southcenter Pky 251 33 5 28 537920-0290 UC See's Candies See's Candies 16425 16500 _ _ Southcenter Pky 251 433 . 2 • 2 537920.0290 UC Double Tree Plaza Double Tree Plaza Southcenter Pky 161 456 23 262304 -9127 UC McDonald's McDonald's 16501 Southcenter Pky 425 251 425 253 622 59 5 54 537920.0282 UC Parkway Square Magnolia Hi Fi 16600 Southcenter Pky 429 62 51 0 97 17 62304 -9128 332 45 262304.0137 UC Sizzler Sizzler 16615 Southcenter Pky 537920.0300 UC Parkway Square Toys'R'Us 16700 Southcenter Pky 262304.9128 UC Puget Power Sub Station Puget Power Sub Station 16700 Southcenter Pky 537920 -0315 UC Skarbo's Skarbo's 16705 Southcenter Pky 252 51 4 47 537920.0310 UC Parkway Square Mixed retail 16800 16890 Southcenter Pky 243 • �- 262304 -9129 UC Southcenter Retail II Lamps Plus 16813 Soulhcenler Pky 242 232 la 31 61 -� -� RIM . • • • 262304.9068 f Southcenter Retail II La Z Boy, etc 16831 16971 Southcenter Pky 242 • 293 34 224 • 262304.9011 UC Bon Marche Warehouse Bon Marche Warehouse 17000 17000 _ _ Southcenter Pky 506 517 262304 -9077 UC Bon Marche Warehouse Bon Marche Warehouse Southcenter Pky 506 • 262304 -9076 262304 -0069 UC Center Place Futon of North America, etc 17005 17197 Southcenter Pky 201 154 UC Center Place Happy Teriyaki, etc 17005 17197 Southcenter Pky 922 262304.0070 UC Center Place Pier I Imports, etc 17005 17197 Southcenter Pky 201 • 62 170 262304 -9071 UC J C Penney Warehouse J C Penney Warehouse 17200 Southcenter Pky 506 222 57 165 1 30 262304.9081 UC J C Penney Warehouse J C Penney Warehouse 17200 _ Southcenter Pky 506 • 262304.9080 UC Penney Car Repair - VACANT Penney Car Repair - VACANT 17204 Southcenter Pky 532 32 2 30 2 262304 -9117 UC Wendy's Wendy's 17275 Southcenter Pky 425 57 2 55 2 262304.9063 Z H W. JO I� 0. W = J F.. Wo LLa = a. H W = Z� F- o W H uj U� o D. W W LUZ, 0 Z City of Tukwila Parking Inventory Data - Tukwila Urban Center (TUC) Page 5 a Development Building d E z d OI 10 x Street N v o N o 3 �- w A .6- N n V w N N w v u .3 E o U 0 ' E w vi d c m m w w w m W a o z rj a m x O O A.c U w t N w j. u E w co c = orn in — E w Parcel UC Parkway Plaza Mixed retail 17300 17408 Southcenter Pky 211 1536 513 1023 241 200 32 3 36 1 262304.9079 UC Tony Roma's Tony Roma's 17305 Southcenter Pky 425 83 29 54 50 587 23 9 2 2 20 le II 4 3 -N 1 262304.9024 UC Ethan Allen Ethan Allen 17333 _ Southcenter Pky 252 65 ' `: .8.1 ':z < 840 ? :; .11fi; < ` 15 253 262304 -9066 UC Winner's Restaurant Winner's Restaurant 17401 Southcenter Pky 425 211 211 425: 252 262304.9120 UC Parkway Plaza Sportsmart, Silo 17450 17550 Southcenter Pky 262304.0110 UC Park Place Linens'n'Things, Borders, etc 17501 Southcenter Pky 60 4 •352304. 262304.9067 UC Azteca Azteca 17555 Southcenter Pky 262304 -9134 UC Park Place Petsmart 17585 _ Southcenter Pky 265 2 262304.9067 UC Levitz Levitz 17601 _ Southcenter Pky 506 412 352 87 352304.9087 UC Levitz Levitz 17601 17620 _ 17750 Southcenter Pky UC Parkway Plaza Carpeteria, etc. Southcenter Pky 251 352304 -9088 9005 UC Parkway Plaza Cucina Cucina, Oriental Rugs 17770 17774 Southcenter Pky 251 352304 -9005 UC Parkway Plaza Chec Medical, Azteca 17780 17790 Southcenter Pky 251 • 352304.9005 UC Pavilion Mall Home Express, Burlington Coat, etc 17794 17900 Southcenter Pky 253 1025 19 1006 2 1 352304.9061 UC Pacific Linen Pacific Linen 17855 Southcenter Pky 253 48 8 40 4 2 352304.9107 UC VACANT land VACANT land Southcenter Pky 923 352304 -0038 UC VACANT land VACANT land Southcenter Pky 921 •352304 -0008 UC UC Riverbend Ind./Office Center Riverbend Ind. /Office Center First Interstate Bank First Interstate Bank 18035 18035 411 205 _ _ _ _ Sperry Dr 263 • 362304-0094 Sperry Dr. 263 83 83 29 0 124 , 5 71 1 5 28 362304.0095 UC UC Medical Dental Bldg Doubletree Inn Medical Dental Bldg Doubletree office & restaurant Slander 131 Strander BI 303 161 153 273 022320-0052 9 264 1 I --� 1 I 3 li 4 E C 3 1 7 �� 2 2 1 537920 -0241 537920.0241 UC Doubletree Inn Doubletree - south wing 205 — Strander BI 161 UC Doubletree Inn Doubletree - north wing 23 -Jul Strander 81 161 • 7 537920-0241 262304 -9104 UC Chevron Chevron 220 Strander 131 428 26 10 UC Cameras West Cameras West 235 Strander BI 251 36 1 262304 -9102 UC Southcenter Plaza Target 301 Strander Bi 212 213 243 750 • 170 262304.9005 UC Southcenter Plaza Starbucks, Intl Jewelers 321 333 Strander BI 2 . 5 �1 •022320.0042 36 • 1 262304.9064 UC Southcenter Plaza Silver Platters, etc. 335 375 Strander BI • r r 1 111111 15 94 262304 -9064 UC Southcenter Plaza Zuppa's, etc. 377 393 Strander B1 242 • 225 262304 -9064 022310-0070 022320 -0052 UC UC Best/Future Shop Medical Dental Building Golf Southcenter Medical Clinic, etc 400 411 _ Strander BI 506 225 Strander BI 262 E'< >'f41 UC Washington Dental Health Washington Dental Health, etc 505 535 Strander BI 262 49 9 022320.0061 UC Litho Development & Research Litho Development & Research 510 Strander BI 503 42 14 022320.0040 UC John's Fine Furniture John's Fine Furniture 512 Strander B1 503 34 4 022320.0041 UC Tek Electric Control Tek Electric Control 530 Strander BI 502 16 1 022330.0010 UC Andover Industrial Park #4 PPG Industries, S & W 551 567 Strander BI 506 175 65 67 58 UC Andover Industrial Park #4 Thermoguard, Corporate Moving 569 583 Strander BI 506 022330.0010 UC K011 Commerce Center Building D 601 625 Strander BI 525 343 022330 0020 UC Koll Commerce Center Building A 631 Strander BI 525 022330 -0020 UC Koll Commerce Center Building E 633 649 Strander BI 525 022330 0020 000580-0037 UC Tukwila Park 7 -11 Deli, etc 640 690 Strander BI 253 152 UC Koll Commerce Center Building B 651 Strander Bi 525 • CCC� IlIng ■ •362304 022330.0020 UC Koll Commerce Center Building F 659 677 Strander BI 525 022330-0020 UC Koll Commerce Center + 679 4„ 699 BBI :i1:::::::44.1 022330.0020 UC Tukwila Pond Park Tukwila Pond Park Strander 0 0 ■.. III 362304-0037 72 UC UC Parking for 7100 Superior Custom Cabinets Parking for 7100 Superior Cabinets parking 2140 7100 _ _ SW 43 St SW 43 St 261 0 401 24 4 20 U C Superior Custom Cabinets Superior Custom Cabinets, etc 7100 7120 SW 43 St 261 -0039 UC Lotto Shellan American Hardware, etc 7200 SW 43 St 261 362304.9013 UC Cullen - VACANT Cullen - VACANT 7330 SW 43 St 931 0 362304 -9007 Z HW. �aaL JU UO U J= F- U LL. WWo LL < co d H =. ? !- 0 Z I— W uj � Q 00 N; Ci W 1— U: U. I— Z co W P 0 Z City of Tukwila Parking Inventory Data - Tukwila Urban Center (TUC) Page 6 to GI ¢` Development Building d .ct E z d 01 A K Street v v H Ern A v y N - « N. u E c 9- 'o' V. T ° w d H m d vi rY d E z c x10 o e- ti o h °' O1 w E m tun Parcel UC Cullen - VACANT Cullen - VACANT 7330 SW 43 St 931 0 362304.9008 UC Kelly Goodwin Paints Kelly Goodwin Paints 350 Treck Dr 503 31 5 26 2 3 022340.0045 UC VWR Scientific VWR Scientific 355 Treck Dr 253 64 18 46 7 1 5 4 1 022340-0042 UC Southcenter Mali SeaFirst Bank 225 Tukwila Pky 217 :': < 72 87 456 15 57 8 6 1 359700 -0257 UC Southcenter Annex North Pro Golf, Sunsigns, etc. 301 349 Tukwila Pky 253 < E:: jP 022300.0010 UC Eagle Hardware Eagle Hardware, Walt's Espresso 401 Tukwila Pky 412 220 236 101 62 24 6 9 8 5 5 022300.0030 UC Texaco Texaco 501 Tukwila Pky 428 42 41 1 33 1 7 022300.0040 UC VACANT land VACANT land 510 Tukwila Pky 931 0 000320.0022 UC VACANT VACANT 610 Tukwila Py 922 NA 000320.0007 UC Upland's Tukwila Ind. Park Building 5/8 305 321 Upland Dr 505 311 97 214 2 2 3 90 883650 -0050 UC Upland's Tukwila Ind. Park Building 6/9 335 345 Upland Dr 505 883650.0060 UC Upland Drive Business Park Upland Drive Business Park 2 340 356 Upland Dr 126 139 127 12 2 110 1 4 10 883510 -0000-0 UC Upland Drive Business Park Upland Drive Business Park 1 364 378 Upland Dr 126 ' 883510-0000-0 UC Upland's Tukwila Ind. Park Building 7 365 379 Upland Dr 505 883650.0070 UC Furniture Store/Warehouse Furniture Store/Warehouse 15600 W Valley Hy 931 327 0 5 0 5 0 252304 -9086 UC Family Dog Training Center Family Dog Training Center 15616 W Valley Hy 5 000580.0011 UC SF Residence SF Residence 15635 W Valley Hy 105 NA 000580.0015 UC SF Residence SF Residence 15643 W Valley Hy 105 NA 000580.0004 UC Storage Warehouse Storage Warehouse 15643 W Valley Hy 502 0 0 000580-0012 UC VACANT VACANT 15650 W Valley Hy 931 10 0 10 000580.0032 UC Easy Rider Boat Co Easy Rider Boat Co 15666 W Valley Hy 614 000580.0025 UC Easy Rider Boat Co Easy Rider Boat Co 15666 W Valley Hy 614 6 6 0 4 2 000580.0014 UC Touma Engrs, Abacus and Cascade Mortgage, Travel Agents 15668 W Valley Hy 261 24 0 24 000580.0028 UC Nendels Motel Nendels Motel 15801 15901 W Valley Hy 161 350 110 240 98 1 4 1 5 1 000580.0030 UC Embassy Suites Hotel Embassy Suites Hotel 15802 15920 W Valley Hy 164 287 56 231 33 7 11 3 2 000580.0024 UC Residences & barns 8 residences & 1 barn 16038 W Valley Hy 105 105 NA NA 000580-0005 UC SF Residence SF Residence 16119 W Valley Hy 000580.0033 UC Andy's Tukwila Station Andy's Tukwila Station 16200 W Valley Hy 425 118 3 115 2 1 000580.0038 UC Marriot Residence Inn Marriot Residence Inn 16201 W Valley Hy 166 111 31 80 25 4 1 1 000580.0006 UC Marriot Residence Inn Marriot Residence Inn 16201 W Valley Hy 166 000580.0006 UC SF Residence SF Residence 16235 W Valley Hy 105 NA 252304.0027 UC Taco Bell Taco Bell 16350 W Valley Hy 413 50 2 48 2 252304 -9083 UC Jack In the Box Jack in the Box 16400 W Valley Hy 413 42 1 41 1 252304 -9043 UC Burnaby's Burnaby's 16401 W Valley Hy 425 100 2 98 1 1 252304.9007 UC Xerox OfficeNVarehouse Xerox Office/Warehouse 16550 W Valley Hy 291 255 255 255 253 253 253 2 1 9 2 1 1 252304.9084 UC Carpet Remnant Outlet Carpet Remnant Outlet, Prosource, etc 16600 W Valley Hy 1 3 1 252304.9085 UC Sherwin Williams Sherwin Williams 16650 W Valley Hy 6 1 2 252304.9045 UC People's Furniture Rental People's Furniture Rental 16700 W Valley Hy 16 4 12 2 1 1 252304.9086 UC NC Machinery Sales & Serv. Office /shop/warehouse 16711 W Valley Hy 297 189 108 25 39 8 28 70 6 6 4 3 252304.9010 UC NC Machinery Sales & Service Paint shop /dyno testing 16711 W Valley Hy 252304 -9010 UC NC Machinery Sales & Service Storage shed 16711 W Valley Hy • 252304.9010 UC Academy Supplies Academy Supplies 17000 W Valley Hy 251 601 546 546 546 525 27 4 • 2 25 2 252304.9044 UC Stoneway Concrete Stoneway Concrete OfficeNVhse /Ind Bldg Sales Office 17024 17025 17025 17035 17035 W Valley_Hy W Valley y W Valley Hy W Valley Hy 4 0 4 252304.9049 UC NC Machinery 252304.9046 UC NC Machinery i - 252304.9046 UC NC Machinery Shop 17025 17035 252304.9046 UC NC Machinery Warehouse 17025 W Valley Hy 252304.9047 UC Cello Bag Cello Bag Factory 17100 W Valley Hy 611 72 14 58 14 252304-9052 UC Cello Bag Cello Bag Factory 17100 W Valley Hy 611 252304.9055 UC US Printing Ink US Printing Ink (Sun Chemical) 17300 W Valley Hy 503 31 11 20 9 2 252304 -9021 UC US Printing Ink US Printing Ink (Sun Chemical) 17300 W Valley Hy 503 262304.9059 Z ~ W' re U. UO O 0 w= Jl-, WO J • < 1= d F.. W Z= _F- fr O :Z W 0 O co. UJ = 0 u" O. Z W U= O H Z City of Tukwila Parking Inventory Data - Tukwila Urban Center (TUC) Page 7 • P. et Development Building L. E z d = c ce Street C1 V O « -1-1 r-- N A N W= win 19 9 E y -o u N a E o U .O-' > T O 0' w W E 'N m 2 N w d% d E z a = — 0O G' ci r O rn U O1 w A E m m A w Parcel UC Alaska Copper 8 Brass Alaska Copper 8 Brass 17400 W Valley Hy 504 19 4 15 1 3 252304.9020 UC Van Daal Inc Van Daal Inc., etc 17500 W Valley Hy 505 107 55 52 3 40 12 252304 -9033 UC North Valley Business Park Rohrbacks, Oak Barn, etc 17600 17680 W Valley Hy 506 198 83 115 3 9 3 22 35 11 252304 -9017 UC Forte Rentals Forte Rentals 17700 W Valley Hy 252 69 27 42 10 1 2 12 2 362304.9057 UC Europa Interiors Europa Interiors, etc. 17750 W Valley Hy 505 101 17 84 3 2 12 362304 -9097 UC Work'n'More Work'n'More, elc 17800 17830 W Valley Hy 253 133 59 74 35 3 5 13 3 362304.9060 UC Ryder Truck Rental Ryder Truck Rental 17850 W Valley Hy 533 141 112 29 1 96 2 3 10 362304 -9062 UC NC Machinery/CAT Power Sys. NC Machinery/CAT Power Sys. 17900 W Valley Hy 504 118 118 0 19 74 1 5 7 12 362304 -9011 UC PSPL substation PSPL substation W Valley Hy 622 0 252304 -9050 UC PSPL VACANT PSPL VACANT W Valley Hy 931 0 252304.9051 Tot Provided 37214 NOTES Stalls /1000 sq ft 3.11 1 Shaded cells represent missing data Stalls /Employee 1.47 2 • represent data that's been listed elsewhere 3 Name of development correlates to development on employee totals list Building name equals building name or number, or primary business or businesses Retail required Indust required 9488 5238 Provide Provide 8935 9377 4 5 Address or address range can refer to either development or building Comm /Off req 3773 Provide 8136 6 Code = King County Assesor Use Code - see attached Mall Required 9738 Provide 8191 7 Total stalls from field inventory, 6/95 Hotel /Motel Req 1252 Provide 1807 8 Parcels from King County Assessor's Office, 8/93, updated 9/95 Fast Food Req 227 Provide 208 9 Number of employees from 1994 City of Tukwila Business license Data Rest Req 334 Provide 560 10 Zoning is City of Tukwila adopted zoning 12 -4 -95 11 Lot area, lot covereage and GFA - King County Assessor Data or Sierra files RET RATE PRO 5.27 SUEmp 1.36 DRET PROV 2.94 4.79 St /Ernp St /Emp 2.49 3.18 STRIP PROV SC PROV 5.07 SUEmp 0.63 Z w. 6 �0 00; W X (i)u w 0` g t_ a. = O' ~ =i. Z� 1—O' Z IIJ • O. O • � • H; W UJ' Z 1— - IL LlJZ' O City of Tukwila Parking Inventory Data - Tukwila Urban Center (TUC) Devetopment a E u .1 D 0 U. N Rate . r. N A re v o u a o y a s , O aQ 0 Categorf Parking for Costco 0 111949 0 0 TUC Pitney Bowes • 22270 0 0 TUC Kinko's 25 49535 16076 16076 TUC 4.0 per 1000 64 -22 RET 2.61 Pitney Bowes 102 31380 11775 23550 TUC 1.0 per 1000 24 48 IND 3.06 11 Paper Zone 4 51164 20000 22800 TUC 4.0 per 1000 91 -41 RET 2.19 Puget Sound Blood Center 119 80500 11616 31492 TUC 2.5 per 1000 79 40 OFF 3.78 11 0 3 01 Contract Furnishings 3 39375 8464 8464 TUC 1.0 per 1000 8 17 IND 2.95 US Bank 12 32537 2856 4560 TUC 2.5 per 1000 11 24 OFF 7.68 Bill Cooke 8 Co. 6 28029 12882 12882 TUC 1.0 per 1000 13 95 IND 8.38 11 Circuit City NEW 139598 83050 88076 TUC 1.0 per 1000 88 79 IND 1.90 12 Computer City 75 66625 24600 24600 TUC 4.0 per 1000 98 -32 DRET 2.68 Commissary Cash 8 Carry 12 26384 18756 20934 TUC 1.0 per 1000 21 -2 IND 0.91 11 Office Depot 33 61006 25380 25380 TUC 4.0 per 1000 102 -40 DRET 2.44 3._50 5 70 5.52 2.79 1.80 11 12 03 01 01 Andover Plaza Building 42 54325 14000 26024 TUC 2.5 per 1000 65 26 OFF Tempo 20 17 22068 1870 5610 TUC 2.5 per 1000 14 18 OFF VACANT 0 14946 0 0 TUC 2.5 per 1000 0 0 First Interstate Bank 15 75894 5793 5793 TUC 2.5 per 1000 14 18 OFF Deli Mart 6 49972 12428 16828 TUC 1.0 per 1000 17 30 IND American Envelope 100 174104 67705 70625 TUC 1.0 per 1000 71 56 IND Rome Cable • 6 49440 27000 27000 TUC 1.0 per 1000 27 -13 IND 0.52 11 Tukwila Fire Station #51 Mi:Ii:4 23 81000 153247 9804 79800 15519 TUC 2.5 per 1000 39 21 3.87 Boeing Computer Services 83800 TUC 1.0 per 1000 84 -18 IND 0.79 12 Valco Graphics 52 60750 39081 44937 TUC 1.0 per 1000 45 2 IND 1.05 11 Red Dot 375 255413 1E +05 155920 TUC 1.0 per 1000 156 47 IND 1.30 0.85 13 11 Rufus Company /Sunhill 6 45900 30640 30640 TUC 1.0 per 1000 31 -5 IND Northern Steel, etc. 47 40500 21600 24000 TUC 1.0 per 1000 24 8 IND 1.33 11 Boeing Computer Service 40 207477 1E +05 113980 TUC 1.0 per 1000 114 24 IND 1.21 13 Abodio 36 113475 71500 71500 TUC 1.0 per 1000 72 13 IND 1.17 12 Quadrant 181 80349 41286 41286 TUC 1.0 per 1000 41 90 IND 3.17 11 Air Cargo Transport 33 97215 51699 51699 TUC 1.0 per 1000 84 -21 IND 12 M3 Business Center 178 313483 32000 32000 TUC 1.0 per 1000 M3 Business Center 75600 75600 TUC 1.0 per 1000 76 187 IND 2.00 12 Monarch Foods 12 48478 10258 10258 TUC 1.0 per 1000 10 44 IND 5.26 11 M3 Business Center 24000 24000 TUC 1.0 per 1000 Andover East Bus. Center 93 210960 36400 36400 TUC 1.0 per 1000 36 47 IND IND 1.59 1.37 11 12 11 Andover East Bus. Center 56840 56840 TUC 1.0 per 1000 57 8 Fiberchem 34 46161 21359 24009 TUC 1.0 per 1000 24 9 IND VACANT 0 25086 13656 13656 TUC 1.0 per 1000 14 -7 IND 0.51 11 Petschl's Meats 25 31218 9904 9904 TUC 1.0 per 1000 10 14 IND 2.42 11 VACANT land 0 31696 0 0 TUC 2.5 per 1000 0 0 _ United Furniture Warehouse NEW 150500 1E +05 126500 TUC 1.0 per 1000 127 86 IND 1.68 13 Hovair Systems Inc 33 75556 39746 39746 TUC 1.0 per 1000 40 32 IND 1.81 11 Tierney Metals 7 39060 26674 26674 TUC 1.0 per 1000 27 -12 IND 0.56 11 Shasta Beverages 27 182073 64722 65874 TUC 1.0 per 1000 66 56 IND 1.85 12 Cort Furniture 20 30962 18372 i0 ?!<iM.::z 13948 18932 13948 TUC 1.0 per 1000 19 -1 IND 0.95 11 Cort Furniture 1 Hour Film Developing • 43 56640y 39204 ?iTUC TUC 1.0 per 1000 4.0 per 1000 56 -7 RET 3.51 Southcenter Annex South 22 141136 8286 8286 TUC 4.0 per 1000 33 135 RET 20.28 3M Company 8 136290 80916 80916 TUC 1.0 per 1000 81 29 IND 1.36 12 VACANT 63912 0 0 TUC 1.0 per 1000 Page 8 City of Tukwila Parking Inventory Data - Tukwila Urban Center (TUC) Page 9 Development a E fa .°z d V o c N Rate B 0 9 ro as ; v 0 ¢ 7., 0 v 0 0 m v Fatigue Technology 82 126459 31851 34193 TUC 1.0 per 1000 • 0.00 Southcenter Mall 12 44866 1001:41:ti 25000 4640 <<'•.HFiFlaiTUC 4640 TUC 2,5 per 1000 2.5 per 1000 Southcenter Mall ?:::`.El• Best/Future Shop • 65836 30320 ` ? ? < ?E`.`•. '> ? 30320 # #iF ? ?F3 TUC TUC 1.0 per 1000 2.5 per 1000 30 75 IND 3.46 11 Southcenter Mall Segale Retail Mall 135 255908 > E 11 00 TUC 4.0 per 1000 506 20 STRIP 4.50 Segale Retail Mall NEW 128655 • TUC 4.0 per 1000 Southcenter Plaza 24 ' 3024 3024 TUC 1.0 per 50 FF Marriott Courtyard 15500 15500 TUC 1.0 per Room Marriott Courtyard 61 196226 25344 76034 TUC 1.0 per Room 148 28 HOT Cabot, Cabot 8 Forbes 305 309494 1E +05 119720 TUC 1.0 per 1000 120 142 IND 2.19 13 Southcenter Corporate Square 358 776169 51532 103065 TUC 2.5 per 1000 646 703 OFF 5.22 04 Southcenter Corporate Square 52005 104010 TUC 2.5 per 1000 OFF IND 4767 3.00 5.91 1.37 11 13 __ 02 01 Southcenter Corporate Square 25643 51287 TUC 2.5 per 1000 Tukwila 600 Bldg 28 54000 9100 19280 TUC 2.5 per 1000 48 42 73 Savi, Fantasy Fabrics, etc 29 114610 36280 36280 TUC 1.0 per 1000 36 State Farm Clearing Center 6 57020 5245 5245 TUC 2.5 per 1000 13 18 OFF Video Only 19 231370 1E +05 126336 TUC 1.0 per 1000 126 47 IND Southland Plaza 56 61340 9548 18845 TUC 2.5 per 1000 47 35 OFF 4.35 02 KeyBank 42 76221 29620 29620 TUC 2.5 per 1000 74 20 OFF 3.17 03 Crown Moving 8 Storage 55 125000 38679 38679 TUC 1.0 per 1000 158 -55 IND 2.66 11 SP Richards, Abrasives NW, etc 69 244816 1E +05 119700 TUC 1.0 per 1000 1101 Building 9 45641 12207 12207 TUC 2.5 per 1000 955 -905 OFF 0.38 02 Tukwila Industrial Center 48 191427 98400 98400 TUC 2.5 per 1000 Tukwila Industrial Center 27 175960 9000 90000 TUC 2.5 per 1000 Tukwila Industrial Center 34 172949 92500 92500 TUC 2.5 per 1000 - Tukwila Industrial Center 30 178528 88800 88800 TUC 2.5 per 1000 Aero Go 38 84456 49246 55326 TUC 1.0 per 1000 55 3 IND 1.05 12 Tukwila Industrial Center 62 215015 1E +05 100100 TUC 1.0 per 1000 100 393 (PARK 1.05 13 Westinghouse /Goodwill 79 167241 62105 64569 TUC 1.0 per 1000 65 93 IND 2.45 12 APTEX 22 73575 40320 45864 TUC 1.0 per 1000 46 10 IND 1.22 11 Pacific Linen Warehouse • 109754 60400 60400 TUC 1.0 per 1000 60 -20 IND 0.66 12 Dania 15 183899 1E +05 100252 TUC 1.0 per 1000 100 24 IND 1.24 13 La Pianta Ltd Partnership 82 70954 13335 26670 TUC 2.5 per 1000 67 60 OFF 4.76 03 Segale Simulcast parking 0 198426 0 0 TUC 2.5 per 1000 0 783 Segale Simulcast parking 0 124142 0 0 TUC 2.5 per 1000 Acura / Infinity 85 200316 80986 80986 TUC 4.0 per 1000 324 -278 RET 0.57 Pearl Northwest 11 43427 17400 17400 TUC 1.0 per 1000 17 8 IND 1.44 11 Consolidated Electrical 13 27550 12825 14825 TUC 1.0 per 1000 15 1 IND 1.08 11 Pearl Northwest • 33392 14760 14760 TUC 1.0 per 1000 15 3 IND 1.22 11 CULLEN 25 32530 11180 11180 TUC 1.0 per 1000 11 15 IND 2.33 11 All Season's Travel, etc 28 52134 6443 11626 TUC 2.5 per 1000 29 53 OFF 7.05 02 505 Baker NEW 82304 14680 14680 TUC 2.5 per 1000 37 71 OFF 7.36 02 VACANT 0 14820 0 0 TUC 2.5 per 1000 0 0 Riverview Plaza 146 106286 15630 48530 TUC 2.5 per 1000 Riverview Plaza 123 110642 17800 48990 TUC 2.5 per 1000 438 96 OFF 3.05 03 Riverview Plaza 192 152896 25000 77810 TUC 2.5 per 1000 Andover Industrial Park 2 12 30615 17498 18786 TUC 1.0 per 1000 19 4 IND 1.79 11 Andover Industrial Park 2 22 40202 15860 15860 TUC 1.0 per 1000 30 9 IND 11 Andover Executive Center 1 34 61247 14241 14241 TUC 2.5 per 1000 City of Tukwila Parking Inventory Data - Tukwila Urban Center (TUC) Development . W : w 01 > ci Q 0 a E N Rate °1 g O' N re.o 7C p u = O N 0 < rx o d 0 0 0 Andover Executive Center I 66 • 9191 18382 TUC 1.0 per 1000 104 281 IPARK 3.26 13 Andover Executive Center I 2 58636 9987 19975 TUC TUC TUC 2.5 per 1000 2.5 per 1000 2.5 per 1000 Andover Executive Center I Andover Executive Center 1 unknow 27 140205 • )qt> i i : : ; : :: `:: 'i t`• L•.9 �ltil�til 1 7 9 14495 14709 Andover Executive Center I 4 • 9191 18382 TUC 2.5 per 1000 Andover Executive Center I 28 42239 9795 19589 TUC 2.5 per 1000 Andover Executive Center II 15 335547 16000 16000 TUC 1.0 per 1000 120 233 IPARK 2.95 13 Andover Executive Center 11 47 • 13200 13200 TUC 2.5 per 1000 Andover Executive Center 11 29 • 16000 16000 TUC 2.5 per 1000. ■ Andover Executive Center 11 29 • 16000 16000 TUC 2.5 per 1000 Andover Executive Center II 50 • • ; ;i',#41 O :z ?: 200 , `112 TUC 2.5 per 1000 Andover Executive Center it 44 • TUC TUC 2.5 per 1000 Andover Executive Center 11 26 • 2.5 per 1000 Koll Business Center Ib 51 338897 19520 19520 TUC 1.0 per 1000 117 256 IPARK : 13 Koll Business Center la 28 2822688 E''E #E`: 10550 TUC 1.0 per 1000 82 229 (PARK 13 Koll Business Center la 40 • .<% 8450 TUC 2.5 per 1000 Koll Business Center Ib 32 • 19800 19800 TUC 2.5 per 1000 Koll Business Center la 11 • :: >:zi:'•. ;'• 11000 TUC 2.5 per 1000 Koll Business Center la 11 • <': ?i<: 10850 TUC 2.5 per 1000 Koll Businesss Center Ib 47 • 19200 19200 TUC 2.5 per 1000 Koll Business Center la 65 • 13200 TUC 2.5 per 1000 Koll Business Center Ib 51 • 19060 TUC 2.5 per 1000 Koll Business Center la 28 ' 13100 TUC 2.5 per 1000 - Koll Business Center Ib 27 • 13710 TUC 2.5 per 1000 Koll Business Center la unknow • 15039 TUC 2.5 per 1000 2.49 _____ 14 Koll Business Center Ib 68 • 15030 26070 TUC 2.5 per 1000 Koll Business Center II 18 460729 15030 TUC 1.0 per 1000 241 182 IPARK Koll Business Center 11 44 • 67322 67322 TUC 2.5 per 1000 Koll Business Center II 36 • 19150 19150 TUC 2.5 per 1000 Koll Business Center 11 23 • 17480 17480 TUC 2.5 per 1000 Koll Business Center II • 41 • 15960 TUC 2.5 per 1000 Koll Business Center 11 30 • 7500 TUC 2.5 per 1000 Koll Business Center 11 26 ' 16500 TUC 2.5 per 1000 Koll Business Center!! 22 ' ?<: »;i:; %a: 11060 TUC 2.5 per 1000 12 11 11 Upland's Tukwila Ind. Park of (now 144473 70910 70910 TUC 1.0 per 1000 71 -5 IND IND 0.93 1.67 City of Tukwila Shops 15 484823 20899 20899 TUC 1.0 per 1000 21 14 Green River Flood Control 0 96703 0 0 TUC 2.5 per 1000 0 0 Industrial Crating 14 149350 44240 48650 TUC 1.0 per 1000 49 -14 IND 0.72 Mueller Brass 19 44444 18000 18000 TUC 1.0 per 1000 18 -5 IND 0.72 11 John's Furniture Factory 9 65460 29900 29900 TUC 1.0 per 1000 30 -26 IND 0.13 11 Service America 44 39774 16000 16000 TUC 1.0 per 1000 16 66 IND 5.13 11 A -L Welding 12 38251 6600 6600 TUC 1.0 per 1000 7 40 IND 7.12 11 Daniel Boone Paint 11 20175 10140 10140 TUC 1.0 per 1000 10 2 IND 1.18 11 Daniel Boone Paint 19895 0 0 TUC 2.5 per 1000 Hampton Inn Hotel 35 82618 15667 62670 TUC 1.0 per Room 154 0 HOT Embassey Suites parking 0 35678 0 0 TUC 2.5 per 1000 Embassey Suites parking 0 32313 0 0 TUC 2.5 per 1000 McLeod Expo Center 0 435600 0 0 TUC 2.5 per 1000 0 1876 McLeod Expo Center NEW 216041 NEW NEW TUC 2.5 per 1000 McLeod Expo Center 0 291852 0 0 TUC 2.5 per 1000 Page 10 r City of Tukwila Parking Inventory Data - Tukwila Urban Center (TUC) Development 0- W u Q .o� C cl a c Q 0 D c r°� Rate vl c N rev c k p o 0 " . CO ° w 0 to Category McLeod Expo Center 0 106722 0 0 TUC 2.5 per 1000 PSPL VACANT 0 9148 0 0 CLI 2.5 per 1000 DIM Distributing Co 8 138473 75651 75651 TUC 1.0 per 1000 76 14 IND 1.19 12 Segale Simulcast 110 329742 92000 92000 TUC 2.5 per 1000 360 867 21.57 Segale Simulcast 7 • 1200 1200 TUC 2.5 per 1000 Domestic Supply 35 27878 45692 50632 TUC 1.0 per 1000 IND 1.24 12 Domestic Supply 60233 • • TUC 1.0 per 1000 Riverbend Ind /Office Center 227 251300 54000 54000 TUC 2.5 per 1000 135 121 OFF 4.74 04 Seafirst Operations - VACANT 0 148385 0 0 TUC 2.5 per 1000 Home Depot 201 815585 1E +05 146506 TUC 4.0 per 1000 586 99 DRET 4.68 Riverbend Ind /Office Center 140 65862 15560 15560 TUC 2.5 per 1000 39 31 OFF 4.50 02 Riverbend Ind /Office Center 0 35902 0 0 TUC 2.5 per 1000 Lotto Shellan 0 6098 0 0 CLI 2.5 per 1000 0 43 Crystal Springs 11 8276 1120 1570 CLI 4.0 per 1000 6 14 RET 12.74 Crystal Springs 0 6534 0 0 CLI 2.5 per 1000 Pavillion Mall 0 208652 0 0 TUC 4.0 per 1000 Costco 266 471755 2E +05 222968 TUC 4.0 per 1000 892 -303 DRET 2.64 Southcenter Mall 0 176191 0 0 TUC 2.5 per 1000 Southcenter Mall 12631 1469278 unkno 1654157 TUC 5.0 per 1000 8413 -1247 SC 4.38 Southcenter Mall 220700 • • TUC 5.0 per 1000. Southcenter Mall Southcenter Mall • • 305800 92524 • • • • TUC TUC 5.0 per 1000 5.0 per 1000. Southcenter Mall Southcenter Mall • • 39204 90169 • • • • TUC TUC 5.0 per 1000 5.0 per 1000 Southcenter Mall • 536258 • • TUC 5.0 per 1000 Southcenter Mall • 16676 • • TUC 5.0 per 1000 _ Southcenter Mall • 75240 • • TUC 5.0 per 1000 Southcenter Mall 7 168488 23400 28520 TUC 5.0 per 1000 Southcenter Place 202 95315 13453 66955 TUC 4.0 per 1000 268 -55 STRIP 3.18 Southcenter Flower Market 3 38080 1466 1466 TUC 4.0 per 1000 24 9 5.41 See's Candies 2 • 4636 4636 TUC 4.0 per 1000 Double Tree Plaza 161 334105 30477 196679 TUC 1.0 per Room 221 235 HOT 2.32 McDonald's 45 57950 4312 4312 TUC 1.0 per 50 86 -27 FF STRIP RES1 RET 13.68 4.96 12 54_ 2.18 Parkway Square 94 29507 9185 9185 TUC 4.0 per 1000 37 392 Sizzler 50 47940 4945 4945 TUC 1.0 per 100 49 13 Parkway Square 65 136216 50607 50607 TUC 4.0 per 1000 202 -151 Puget Power Sub Station 0 72745 0 0 TUC 2.5 per 1000 0 0 Skarbo's 14 36480 11006 23422 TUC 4.0 per 1000 242 -191 RET Parkway Square 80 144347 37003 37003 TUC 4.0 per 1000 Southcenter Retail 11 15 80586 13615 13614 TUC 4.0 per 1000 112 120 STRIP 8.28 Southcenter Retail II 95 70131 14392 14392 TUC 4.0 per 1000 0.98 14 Bon Marche Warehouse 500 405544 4E +05 527118 TUC 1.0 per 1000 527 -10 IND Bon Marche Warehouse 445183 • • TUC 1.0 per 1000 Center Place 98 62265 16840 16840 TUC 4.0 per 1000 179 -25 STRIP 3.45 `__ _ _ __ Center Place • 117176 0 0 TUC 2.5 per 1000 Center Place 161608 27840 27840 TUC 2.5 per 1000 J C Penney Warehouse 53 262231 2E +05 222000 TUC 1.0 per 1000 222 0 IND 1.04 14 J C Penney Warehouse • 443189 • TUC 1.0 per 1000 Penney Car Repair - VACANT 0 150731 19710 22626 TUC 1.0 per 1000 23 9 IND 11 Wendy's 28 96444 2740 2740 TUC 1.0 per 50 55 2 FF 20.80 Page 11 Z F=-Z W Wes. J0 C.) 0, • W: w I J I- N u, w 0. lJ. Q. Z� I- 0 ZF- w gy• M' O 5.▪ 12 = U' O_ 0 f- �i City of Tukwila Parking Inventory Data - Tukwila Urban Center (TUC) Development a W u Q . > ci < o p� c N Rate !� v h rc -0 y p 0 " a cc o al m V 0 n 0 Parkway Plaza 624 340639 2E +05 161852 TUC 4.0 per 1000 647 889 STRIP 4.44 Tony Roma's 53 54450 6100 6100 TUC 1.0 per 100 61 22 REST 13.61 Ethan Allen 13 45100 19992 19992 TUC 4.0 per 1000 118 -53 RET 3.25 Winner's Restaurant 65 47043 9483 9483 TUC 1.0 per 100 95 -14 REST 8.54 Parkway Plaza Park Place NEW 457568 482900'•. • ; ;:`:; ; ;:; • ;; ;ti'? 6 4 TUC TUC 2.5 per 1000 4.0 per 1000 687 153 STRIP 5.13 Azteca 55 42981 7520 6192 TUC 1.0 per 100 REST 14.16 Park Place NEW • 24239 26980 TUC 4.0 per 1000 Levitz 110 361112 2E +05 155280 TUC 4.0 per 1000 1357 -1005 DRET 2.27 Levitz • 72615 • • TUC 1.0 per 1000 Parkway Plaza • 444991 2E +05 168990 TUC 4.0 per 1000 Parkway Plaza • 8953 8953 TUC 4.0 per 1000 Parkway Plaza • 6000 6000 TUC 4.0 per 1000 5.77 1.38 Pavilion Mall 305 355217 1E +05 265000 TUC 5.0 per 1000 1325 -300 SC Pacific Linen 28 64200 24714 34714 TUC 4.0 per 1000 220 -172 RET VACANT land 0 255209 0 0 MU 2.5 per 1000 VACANT land 0 17300 0 0 MU 2.5 per 1000 Riverbend Ind. /Office Center • 79264 20250 20250 TUC 2.5 per 1000 Riverbend Ind. /Office Center 145 55500 • • TUC 2.5 per 1000 OFF 4.10 04 Medical Dental Bldg 89 73834 11260 27330 TUC 2.5 per 1000 68 85 OFF 5.60 03 Doubletree Inn 128 264087 24308 24308 TUC 1.0 per Room 200 73 HOT 2 35 Doubletree Inn • • 22261 44522 TUC 1.0 per Room Doubletree Inn • • 23601 47202 TUC 1.0 per Room Chevron 16 .1...r.I 2044 2044 TUC 4.0 per 1000 8 18 RET 12.72 4.25 4 37 Cameras West NEW 40000 6498 8478 TUC 4.0 per 1000 34 2 RET Southcenter Plaza 292 352400 1E +05 114992 TUC 4.0 per 1000 687 63 STRIP Southcenter Plaza • 260410 6252 6252 TUC 2.5 per 1000 Southcenter Plaza • • 31600 31600 TUC 4.0 per 1000 Southcenter Plaza • • 18819 18819 TUC 4.0 per 1000 Best/Future Shop 111 185765 94717 101590 TUC 1.0 per 1000 102 123 IND 2.21 13 Medical Dental Building Washington Dental Health 164 29 73834 46683 11260 15236 33780 16136 TUC TUC 2.5 per 1000 2.5 per 1000 __ 40 9 OFF OFF 4.17 03 3.04 02 Litho Development & Research 22 40999 21600 23600 TUC 1.0 per 1000 24 18 IND 1.78 11 John's Fine Furniture 11 30168 9000 18000 TUC 1.0 per 1000 18 16 IND 1.89 11 Tek Electric Control 8 20114 4500 4500 TUC 1.0 per 1000 5 12 IND 3.56 11 Andover Industrial Park•#4 55 333597 81225 81225 TUC 1.0 per 1000 162 13 IND 1.08 12 Andover Industrial Park #4 58 • 81225 81225 TUC 1.0 per 1000 Koll Commerce Center 194 247500 9580 19160 TUC 1.0 per 1000 43 300 IPARK 3.82 11 Ko11 Commerce Center 10560 10560 TUC 2.5 per 1000 Koll Commerce Center • • 13590 13590 TUC 2.5 per 1000 Tukwila Park 74 91476 27761 27761 TUC 4.0 per 1000 297 -145 RET 5.48 Koll Commerce Center 9900 19800 TUC 2.5 per 1000 Koll Commerce Center 7221 14443 TUC 2.5 per 1000 Koll Commerce Center • • 6086 12172 TUC 2.5 per 1000 Tukwila Pond Park 0 1 E +06 0 0 TUC 2.5 per 1000 Parking for 7100 0 6083 0 0 CLI 2.5 per 1000 0 0 Superior Custom Cabinets 7 6098 4270 4270 CLI 1.0 per 1000 4 20 IND 5.62 11 Superior Custom Cabinets • 6098 0 0 CLI 2.5 per 1000 Lotto Shellan 15 30003 8000 8000 CLI 2.5 per 1000 20 -15 OFF 0.63 01 Cullen - VACANT 0 5053 0 0 CLI 2.5 per 1000 0 0 Page 12 City of Tukwila Parking Inventory Data - Tukwila Urban Center (TUC) Page 13 Development Et us ak co E • ...i 11 0 0 4t u. 0 ol 'E A Rate a, . .= .r..- ir ,,,2 4i •••• W '0 c E. g ._-.. ,,, 0 1J 5 a, 7', A ‘a a, B (.) fl Q CC c. o Y) 0 0 (... 0 ol 13 Cullen - VACANT 0 7187 0 0 TUC 2.5 per 1000 0 0 Kelly Goodwin Paints 23 53904 21120 23100 TUC 1.0 per 1000 23 8 IND 1.34 11 VWR Scientific 51 68027 30494 36796 TUC 4.0 per 1000 147 -83 RET 1.74 Southcenter Mall 23 128540 12997 12997 TUC 2.5 per 1000 32 40 OFF 5.54 02 Southcenter Annex North 49 • 39760 39760 TUC 4.0 per 1000 159 -72 RET 2.19 Eagle Hardware 201 379218 1E+05 154633 TUC 4.0 per 1000 619 -163 DRET 2.95 Texaco 5 50415 1260 1260 TUC 4.0 per 1000 5 37 RET 33 33 VACANT land 0 128888 0 0 TUC 2.5 per 1000 0 0 VACANT 0 63680 0 0 TUC 2.5 per 1000 Upland's Tukwila Ind. Park 22 144683 67267 67267 TUC 1.0 per 1000 133 178 IND 1.66 12 Upland's Tukwila Ind. Park • 145224 65416 65416 TUC 1.0 per 1000 Upland Drive Business Park 19 214278 26515 53030 TUC 2.5 per 1000 403 -264 OFF 1.31 04 Upland Drive Business Park 58 • 26515 53030 TUC 2.5 per 1000 Upland's Tukwila Ind. Park 70 105162 50465 55005 TUC 2.5 per 1000 Furniture Slore/Warehouse unknow 17690 7956 7956 TUC 2.5 per 1000 20 -20 000 0.91 . Family Dog Training Center unknow 23345 4746 5506 TUC 2.5 per 1000 14 -9 SF Residence 0 85535 0 0 TUC 2.5 per 1000 0 SF Residence 0 116305 NA NA TUC 2.5 per 1000 Storage Warehouse 0 40543 7200 7200 TUC 1.0 per 1000 7 -7 IND 0.00 11 VACANT 0 25230 1624 1624 TUC 2.5 per 1000 41 -31 6.16 Easy Rider Boat Co unknow 24338 14720 14720 TUC 2.5 per 1000 Easy Rider Boat Co • 13144 0 0 TUC 1.0 per 1000 0 6 IND 11 Touma Engrs. Abacus and Cascade Ma unknow 15500 3948 3948 TUC 2.5 per 1000 10 14 OFF 6.08 01 Nendels Motel 70 262749 39870 91681 TUC 1.0 per Room 147 203 HOT 3.82 Embassy Suites Hotel 79 142988 36139 191972 TUC 1.0 per Room 238 49 HOT 1.50 Residences 8. barns 0 126324 unkno unknown TUC 2.5 per 1000 SF Residence 0 12356 NA NA TUC 2.5 per 1000 Andy's Tukwila Station 51 80266 5764 5764 TUC 1.0 per 100 58 60 REST 20.47 Marriot Residence Inn 35 196406 44428 96478 TUC 1.0 per Room 144 -33 HOT 1.09 Marriot Residence Inn 0 • 2786 5572 TUC 1.0 per Room SF Residence 0 18475 NA NA TUC 2.5 per 1000 Taco Bell 26 46855 1::::::::::::::::::::::::::iiii::::::MM: ruc 2084 2084 TUC 1.0 per 50 44 6 FF 22.75 Jack in the Box 26 33671 1.0 per 50 42 0 FF 20.15 Burnaby's 39 64445 6594 7098 TUC 1.0 per 100 71 29 REST 14.09 Xerox OfficeNVarehouse unknow 18283 5985 5985 CLI 2.5 per 1000 15 -13 0.33 Carpet Remnant Outlet 1 17497 7956 7956 CLI 4.0 per 1000 32 -31 RET 0.13 Sherwin Williams 5 18164 6050 6050 1769010RMW. :CLI 246488 12990 25980 CLI 4.0 per 1000 24 -15 RET 1.49 People's Furniture Rental 5 4.0 per 1000 24 -8 RET 2.67 NC Machinery Sales & Serv. 387 CLI 4.0 per 1000 122 175 RET 2.05 NC Machinery Sales 8. Service • • 2368 2368 CLI 4.0 per 1000 NC Machinery Sales 8 Service 0 • 2170 2170 CLI 4.0 per 1000 Academy Supplies 9 28314 9800 9800 CLI 4.0 per 1000 39 -12 RET 2.76 Stoneway Concrete 2 62700 600 600 CLI CLI 1.0 per 1000 2.5 per 1000 115 -111 IND 6.67 11 NC Machinery • 523156 61547 61547 NC Machinery • 13331 26663 CLI 2.5 per 1000 NC Machinery ' • 12157 12157 CLI 2.5 per 1000 NC Machinery • 142402 13760 13760 CLI 2.5 per 1000 Cello Bag 112 89298 48435 48435 CLI 1.0 per 1000 48 24 IND ' 1.49 11 Cello Bag • 51400 0 0 CLI 2.5 per 1000 US Printing Ink 26 70132 19775 19775 CLI 1.0 per 1000 20 11 IND 1.57 11 US Printing Ink • 16117 0 0 CLI 1.0 per 1000 City of Tukwila Parking Inventory Data - Tukwila Urban Center (TUC) Development a au ¢ _I rn I°_ d a 0 ¢ rn c N Rate N 5 _ c3 w c u w u y a 0 0 a c 0 v U Alaska Copper 8 Brass 7 93218 44800 49840 CLI 1.0 per 1000 50 -31 IND 0.38 11 Van Daal Inc 45 160580 56650 56650 CLI 1.0 per 1000 57 50 IND 1.89 12 North Valley Business Park 218 277913 1E +05 112893 CLI 1.0 per 1000 113 85 IND 1.75 13 Forte Rentals 57 378536 36420 36420 CLI 4.0 per 1000 146 -77 RET 1.89 Europa Interiors 17 130680 15416 30832 CLI 1.0 per 1000 31 70 IND 3.28 11 Work'n'More 167 166580 73620 73620 CU 4.0 per 1000 294 -161 RET 1.81 Ryder Truck Rental 39 113335 12960 15660 CLI 1.0 per 1000 16 125 IND 8.99 11 NC Machinery/CAT Power Sys. • 297515 24490 28490 CLI 1.0 per 1000 28 90 IND 4.14 11 PSPL substation 0 33828 0 0 TUC PSPL VACANT 0 38528 0 0 TUC 25308 11973295 TotReq 30051 3.11 ES Difference 7163 Shaded cells represent missing dat • represent data that's been listed el Emplo 3662 Stalls/ 2.44 2.23 No. of 23 78 Sites 6 7 6 8 8 _ 2 __ __ 7 Name of development correlates to Difference -553 Building name equals building nam Difference 4139 4198 Address or address range can refer Difference 4363 3474 2.34 25 Code = King County Assesor Use C Difference -1547 12943 0.63 2 Total stalls from field inventory, 6/9 Difference 555 569 3.18 11 Parcels from King County Assessor' Difference -19 149 1.40 5 14.49 Number of employees from 1994 Ci Difference 226 313 1.79 6 13.47 ___ _ _ Zoning is City of Tukwila adopted z Lot area, lot covereage and GFA - 11 RATE 2.33 11 SITES 51 11 St /E 1.82 12 RATE 1.35 12 SITES 18 12 St /E 4.19 2.64 13 RATE 2.09 13 SITES 13 13 St /E 14 RATE 1.50 14 SITES 3 14 St /E _ 2.04 01 RATE 5.25 Stalls /Emp 2.45 02 RATE 4.61 Stalls /Emp 1.93 03 RATE 4.00 Stalls /Emp 1.90 04 RATE 3.84 Stalls /Emp 2.44 Page 14 } z Q Z` ~ W et 2 W � . U0: to Q: NW W I, LL: w 0' • L ¢. rn D. = a; z �. 0. zF WWC W; -, Qf _ W+ z W H.• .z PARKING INVENTORY DATA MANUFACTURING /INDUSTRIAL CENTER APPENDIX B City of Tukwila Parking Inventory Data - Manufacturing /Industrial Center (MIC) Page 1 Q Development Building Number Range Street v Total Stalls m n Parcel . E w Lot Area Coverage rn r j MIC 3 Pigs B -B -Q 3 Pigs B -B -Q 10315 E Marginal Wy 20 042304 -9051 47916 1800 1800 MH MIC Boeing Plant 2 Boeing Plant 2 7755 8123 E Margi 625 665 000160 -0020 5699 1052914 unknown 3907586 M2 MIC Boeing Plant 2 Boeing Plant 2 7755 8123 E Margi 625 332304 -9002 1306364 • • M2 MIC Jorgenson Forge Building 9 & 8531 E Margi 613 139 000160 -0023 149 896464 95296 95296 M2 MIC Jorgenson Forge Building 18, 8531 E Margi 613 000160 -0023 • 95904 95904 M2 MIC Jorgenson Forge Building 32 8531 E Margi 613 000160 -0023 24978 24978 M2 MIC Jorgenson Forge Various buildings 8531 E Margi 613 000160 -0048 353271 44433 44433 M2 MIC Boeing Commercial Airplane Group Building #14 -06 8620 E Margi 262 593 000160 -0019 84 38250 6130 6130 M2 MIC Boeing Commercial Airplane Group Warehouse 8620 E Margi 262 000160 -0019 • 7424 7424 M2 MIC Boeing Commercial Airplane Group 2 story office 8620 E Margi 262 000160 -0019 • 2928 5856 M2 MIC Boeing Thompson Site Bldgs #14- 01- #14 -04 8625 8811 E Margi 625 653 000740 -0033 720046 360182 360182 M2 MIC Boeing Thompson Site Boeing Thompson Site 8625 8811 E Margi 625 000160 -0014 554083 0 0 M2 MIC Kenworth /Paccar Kenworth /Paccar 8801 E Margi 546 721 542260 -0060 1070 1058508 165600 165600 M2 MIC WSDOT Aeronautics Group WSDOT Aeronautics Group 8900 E Margi 262 48 000740 -0032 8 354108 15750 15750 M2 MIC 9100 Industrial Park Rainier Industrial Supply 9026 E Margi 505 542260 -0150 5 160300 2009 M2 MIC King County Airport Office Center 9050 E Margi 264 30 542260 -0160 170 105900 78912 78912 M2 MIC 9100 Industrial Park Langendorf Bakery, etc 9110 9112 E Margi 505 34 542260 -0150 19 • 30000 30000 M2 MIC 9100 Industrial Park Joyce's Final Approach, etc 9126 9134 E Margi 505 92 542260 -0150 40 • 18340 18340 M2 MIC King County Airport Hanger A 9210 E Margi 606 93 542260 -0121 61832 19800 19800 M2 MIC King County Airport Hanger B 9220 E Margi 606 542260 -0122 34041 14400 14400 M2 MIC Northwest Container Change House 9229 E Margi 602 40 542260 -0010 25 804939 2700 2700 M2 MIC Northwest Container Industrial Bldg 9229 E Margi 602 542260 -0010 • 22400 22400 M2 MIC Northwest Container Lab 9229 E Margi 602 542260 -0010 • 6884 6884 M2 MIC Northwest Container Office Bldg 9229 E Margi 602 542260 -0010 • 3164 3164 M2 MIC King County Airport Hanger C 9230 E Margi 606 542260 -0123 43560 14400 14400 M2 MIC King County Airport Hanger D 9240 E Margi 606 542260 -0124 54000 14400 14400 M2 MIC King County Airport Hanger E 9250 E Margi 606 542260 -0124 • 14400 14400 M2 MIC Boeing Developmental Center Developmental Center 9303 9725 E Margi 262 4154 562420 -1032 4903 1496229 • • M2 MIC Boeing Developmental Center Developmental Center 9303 9725 E Margi 262 562420 -0990+ 1190880 • • M2 MIC Boeing Developmental Center Developmental Center 9303 9725 E Margi 262 000340 -0018 2265120 unknown 2616857 M2 MIC Museum of Flight Admin Bldg 9404 E Margi 357 717 332404 -9019 459925 11625 11625 M2 MIC Museum of Flight Concrete Bldg 9404 E Margi 357 332404 -9019 159073 159073 M2 MIC Museum of Flight Red Barn 9404 E Margi 357 332404 -9019 83 • 27140 27140 M2 MIC Boeing Military Flight Center 2 story building 10008 E Margi 262 463 000340 -0021 1052914 29276 45194 M2 MIC Boeing Military Flight Center Fire station 10008 E Margi 262 000340 -0021 1306364 2501 2501 M2 MIC Randy's Restaurant Randy's Restaurant 10016 E Margi 425 47 000340 -0029 22 33110 3440 3440 M2 MIC AGE Fed Credit Union Credit Union of Pacific 10200 E Margi 404 11 042304 -9184 30 30400 9120 9120 M2 MIC Northwest Auto Wrecking Joe's Auto Service, Jet Fuel Espresso 10230 10320 E Margi 532 28 042304 -9102 8 80100 1800 1800 M2 Z F=- W. re 2 6 _i U U O: • 0. W I J NU. w 0 g- N O = w Z1, I— O Z w uj O -. O f-- ID W Z IJJZ ▪ I. Z City of Tukwila Parking Inventory Data - Manufacturing /Industrial Center (MIC) Page 2 fa Q Development Building Number Range Street v o 0 Total Stalls 10 v n Parcel a E # Lot Area Coverage Q c7 'E r° MIC Northwest Auto Wrecking Factoria Auto Sales, Trimline Trans 10230 10320 E Margi 532 042304 -9102 • 2064 2064 M2 MIC Northwest Auto Wrecking Northwest Auto Wrecking 10230 10320 E Margi 532 042304 -9015 62290 1500 1500 M2 MIC Northwest Auto Wrecking Northwest Auto Wrecking 10230 10320 E Margi 532 042304 -9015 • 1560 1560 M2 MIC Fernando's Fernando's 10315 E Margi 425 042304 -9051 2 47916 1800 1800 M2 MIC Annex Tavern Annex Tavern 10325 E Margi 425 10 042304 -9117 3 6534 1765 1765 M2 MIC Associated Grocers Perishable Produce 10430 E Margi 506 032304 -9028 2.0 1241944 • 284067 3213 284067 3213 M2 M2 MIC Associated Grocers Service 10450 E Margi 506 597 032304 -9028 MIC Associated Grocers Warehouse 10452 E Margi 406 032304 -9028+ • 4800 4800 M2 MIC Skagen Marine Liquidation by Satellite 10625 E Margi 252 5 042304 -9083 3 36900 7637 7637 M2L MIC Skagen Marine Warehouse 10625 E Margi 252 042304 -9083 • 3920 3920 M2L MIC Skagine Marine Small Office Bldg 10625 E Margi 252 042304 -9083 • 432 432 M2L MIC Seattle Police Training Area K -9 Unit 10640 E Margi 356 313 032304 -9099 979664 2784 5568 M2L MIC Seattle Police Training Area Police Training Facility 10640 E Margi 356 032304 -9099 • 3324 3324 M2L MIC Checker Towing /Auto Sales Checker Delux Cab, etc 10710 E Margi 532 24 032304 -9098 10 41818 2560 2560 M2L MIC Nicewonger Nicewonger 10825 E Margi 502 24 032304 -9198 13 21398 6296 8500 M2L MIC Eastern Electric Apparatus Repair Eastern Electric Apparatus Repair 10831 E Margi 504 56 032304 -9152 31 66646 45349 45349 M2L MIC McConkey Development Paramount Supply, etc 10832 10848 E Margi 505 94 032304 -9164 56 125412 87205 87205 M2L MIC Evergreen Food Services Evergreen Food Services 10849 E Margi 252 23 032304 -9172 15 35018 11506 11506 M2L MIC Yes Cafe Yes Cafe 10990 E Margi 532 19 032304 -9044 5 54886 .2320 2320 M2L MIC Truck Trailer Sales Truck Trailer Sales 11001 E Margi 502 10 032304 -9183 8 34412 6660 6660 M2L MIC Oversea Courier Service Oversea Courier Service 11004 E Margi 251 8 032304 -9166 9 9286 2057 2057 M2L MIC Bernard Imports Bernard Imports 11020 E Margi 503 9 032304 -9167 5 36154 12500 12500 M2L MIC Ben- Ko -Matic Ben- Ko- Matic, Elgin 11022 E Margi 502 8 032304 -9168 5 20000 5140 5140 M2L MIC Seattle Pot:co Athletic Assoc Seattle Jaycees, Davis Enterprises, etc 11030 E Margi 356 032304 -9057 36 183387 14988 14988 M2L MIC Seattle Police Athletic Assoc Duplex 11030 E Margi 356 032304 -9057 3179 3179 M2L MIC Seattle Police Athletic Assoc Gun Store 11030 E Margi 356 032304 -9030 138085 1898 1898 M2L MIC Far West Cab Dispatch Office 11180 E Margi 532 43 032304 -9129 10 43124 1755 1755 M2L MIC Far West Cab Far West Cab, etc 11180 E Margi 504 032304 -9129 2600 2600 M2L MIC Far West Cab Storage Area 11180 E Margi 504 032304 -9129 4320 4320 M2L MIC Ingersoll Rand/Trimac Ingersoll RandlTrimac 11222 E Margi 504 64 102304 -9001 23 133528 26814 28014 M2L MIC Yellow Freight Smaller Whse 11225 11235 E Margi 620 234 102304 -9059 40 261360 5840 5840 M2L MIC Yellow Freight Larger Whse 11231 E Margi 620 102304 -9059 26450 26450 M2L MIC Roof Doctors Roof Doctor 11269 E Margi 541 102304 -9055 13 8460 unknown unknown M2L MIC METRO Training & Facilities Modular Office 11911 E Margi 502 135 102304 -9066 703480 1440 1440 M2 MIC METRO Training & Facilities Office /Classrooms 11911 E Margi 502 102304 -9066 • 14301 14301 M2 MIC METRO Training & Facilities Whse /Office 11911 E Margi 504 102304 -9066 • 30998 30998 M2 MIC Metro South Base Fuel & Wash Rack 12000 E Margi 620 344 734060 -0421 496 847677 11350 11350 M2 MIC Metro South Base Malnt & Ops Bldgs 12000 E Margi 620 734060 -0421 • 57600 57600 M2 City of Tukwila Parking Inventory Data - Manufacturing /Industrial Center (MIC) Page 3 w Q Development Building Number Range Street w col Total Stalls 1 '_a aa., Parcel a E * Lot Area Coverage Q 0 rn c N° MIC Metro South Base Mat'I Storage Bldg 12000 E Margi 620 734060 -0421 693 693 M2 MIC Metro South Base Unit Repair Bldg 12000 E Margi 620 118 734060 -0421 • 104499 104499 M2 MIC Sam's Tire Service Sam's Tire Service /Goodyear 12115 12117 E Margi 504 102304 -9041 23 177728 20503 20503 M2 MIC Bailey Sales Warehouse Bailey Sales Warehouse 12303 E Margi 504 42 734560 -0015 13 60112 29900 31850 M1 MIC Seattle First National Bank Seattle First National Bank 12400 E Margi 516 407 734060 -0480 4 543900 167274 267354 M1 MIC Petrolane Sales & Storage Yard Petrolane Sales & Storage Yard 10635 E Margi 622 24 042304 -9169 74580 3161 4040 M2L MIC System Seven Repair Hattan Machinery, Arrell Paint Equipmen 10835 Pacific 532 70 042304 -9082 87120 3000 4488 M2L MIC System Seven Repair American Transport 10835 Pacific 532 36 042304 -9176 35 34647 5000 5000 M2L MIC System Seven Repair System Seven Repair 10835 Pacific 532 042304 -9176 23 • 2856 2856 M2L MIC SeaTac Ford Truck Sales Office Area 11000 Pacific Pacific 403 403 74 042304 -9014 74 57500 1680 1680 M2L MIC SeaTac Ford Truck Sales Service Garage 11000 042304 -9014 18270 18270 M2L MIC Six Robblees Office/Whse 11010 Pacific 504 57 042304 -9097 32 47916 35200 38408 M2L MIC Puget Sound Tire Puget Sound Tire 11011 Pacific 251 22 042304 -9153 6 86560 8400 8400 M2L MIC Washington Truck & Trailer TEC of Seattle 11017 Pacific 403 5 042304 -9163 3 63300 480 480 M2L MIC Washington Truck & Trailer Parking area 11017 Pacific 403 042304 -9163 • 0 0 M2L MIC Statuary Garden & Interior Statuary Garden & Interior 11061 Pacific 502 10 042304 -9148 M2L MIC George Brazil /Alaska Sheet Metal Office/Whse 11063 Pacific 502 45 042304 -9148 42 101495 21000 21000 M2L MIC George Brazil/Alaska Sheet Metal Office /Service Garage 11063 Pacific 502 042304 -9148 1500 1500 M2L MIC Peerless Corp. Peerless Corp. 11210 Pacific _ 544 544 43 092304 -9152 4 148100 1360 1360 M2L MIC Peerless Corp. Triad Machinery 11210 Pacific 092304 -9152 25 • 22487 22487 M2L MIC Ace Electric Ace Electric, Jet Fuel, etc 11234 Pacific 428 18 092304 -9411 9 24200 3232 3232 M2L MIC Holiday Inn Holiday Inn Meeting Fac. 11244 Pacific 161 181 092304 -9153 48 199000 3900 3900 M2L MIC Holiday Inn Holiday Inn Restaurant 11244 Pacific 161 092304 -9153 • 10290 10290 M2L MIC Holiday Inn Holiday Inn 11244 Pacific 161 6 092304 -9153 • 22704 53208 M2L MIC Valley Truck & Equipment Valley Truck & Equipment 12421 Pacific 502 092304 -9367 5 123710 3840 3840 M1 MIC Truck Repair Facility Truck Repair Facility, AAA Recyling 12455 12606 _ Pacific Pacific 531 425 274 5 10 1529 092304 -9102 4 80586 960 960 C2 MIC Non -Stop Bar & Grill Non -Stop Bar & Grill 734060 -0602 14 34319 6516 6516 C2 MIC Boeing Customer Service Center Duwamish Office Park 11 -14N 2925 S 112 S 092304 -9155 2211 548850 36172 180858 M2L MIC Boeing Customer Service Center Duwamish Office Park 11 -14S 2925 S 112 S S 112 S S 112 S 274 274 274 092304 -9155 • 36172 180858 M2L MIC Boeing Customer Service Center 1 story building 2925 092304 -9155 • 16474 16474 M2L MIC Boeing Customer Service Center 2 story parking garage 2925 092304 -9155 • 4450 8900 M2L MIC Gateway North Building 10 3514 S 116 S 525 990 102304 -9076 382 91068 24187 24187 M1 MIC Gateway North Building 3 3215 S 116 S S 116 S 525 525 102304 -9066 271428 29300 29300 M1 MIC Gateway North Building 1 3225 102304 -9066 • 58457 58457 M1 MIC Gateway North Building 8 3314 S 116 S 525 102304 -9011 143627 42155 42155 M1 MIC Gateway North Building 4 3315 S 116 S 525 102304 -9068 253524 37100 37100 M1 MIC Gateway North Building 2 3325 S 116 S 525 102304 -9068 • 50390 50390 M1 MIC Gateway North Building 5 3415 S 116 S 525 102304 -9043 252122 37750 37750 M1 Z F=—W LM O ;U O W= N � WO 2 Q: H 2 Z� O. Z t— W ui U� O -. 0t W W' I— :. LI !Lt Z I— I; O Z City of Tukwila Parking Inventory Data - Manufacturing /Industrial Center (MIC) Page 4 y Development Building !Number Range Street S 116 S S 116 S v 525 525 W o v) :3 i ca; J) Parcel 102304 -9043 o E u Lot Area Coverage < 0 a c .- r j MIC Gateway North Building 6 50150 50150 M1 MIC Gateway North Building 7 3515 102304 -9044 127418 37485 37485 M1 MIC Gateway North Building 9 S 116 S 525 102304 -9012 74971 M1 MIC Boeing E. Marg. Wy Corporate Pk Building 21 -01 3417 S 120 P 506 815 102304 -9069 367 2077852 98600 98600 M2 MIC Boeing E. Marg. Wy Corporate Pk Building 21 -02 3417 S 120 P 506 102304 -9069 107500 107500 M2 MIC Boeing E. Marg. Wy Corporate Pk Building 21 -04 3417 S 120 P 506 102304 -9069 120118 120118 M2 MIC Boeing E. Marg. Wy Corporate Pk Building 21- 03/21 -05 3417 S 120 P 506 102304 -9069 • 455558 455558 M2 MIC Oxbow Corporate Park Building #7 -250 10700 10730 W Margi 506 3219 042304 -9186 829263 342115 342115 M2 MIC Oxbow Corporate Park Building #7 -251 10700 10730 W Margi 506 042304 -9186 • 87500 175000 M2 MIC Oxbow Corporate Park Building #7 -252 10700 10730 W Margi 506 042304 -9186 • 122500 122500 M2 MIC Oxbow Corporate Park Building #7 -253 10700 10730 W Margi 506 042304 -9186 11375 11375 M2 MiC Oxbow Corporate Park Boeing Employee Center /Oxbow 10500 W Mar 345 042304 -9150 1495850 32457 52500 M2 MIC Oxbow Corporate Park Vacant land 10600 W Mar 933 042304 -9189 417206 0 0 M2 18294 16442 2.9E +07 11433813 668 Acres 11.4 million sq f NOTES 1 Name of development correlates to development on employee totals list 2 Building name = building name or number, or primary business or businesses Address or address range can refer to either development or building TOT I1 26 RATE 2.99 3.38 3 4 Code = King County Assessor Use Code, see index TOT I2 2 RATE 1.14 3.34 5 Totals stalls from field inventory (6/95) or Boeing Duwamish EIS for Boeing properties TOT 13 2 RATE 3.13 0.68 6 Boeing property information from 1993 Facilities Plot Plans & Statistics TOTI4 8 RATE 1.08 1.13 7 Parcels from King County Assessor's Office, 12 -94 8 Number of employees from 1994 City of Tukwila Business License Data, 1994 CTR Affected Employers (figures in bold) or STALLS St /Emp 9 Lot area, lot coverage and GFA - King County Assessor Data or Sierra files 0 6548 0.89 10 Zoning - City of Tukwila zoning, 11/95 � HOT 181 3.77 11 Employees for Oxbow Corporate Center are included in Developmental Center Employees, building area and land area for Boeing Plant 2 are all included, whether I REST 10606 77 1.22 2.03 12 they are located in Seattle or Tukwila RET 155 1.30 13 An asterick (•) means the figure was previously listed in the column 14 A plus ( +) means the total acreage includes numerous parcels not listed by number 15 Odd address numbers are west of road, even numbers are east of road 16 I Z W .W Q JU C..) 0: :CO O W =, W0 • 3. _d = W H =. Zt I— 0 Z W W • : .. Z W H I` 01- ,y. City of Tukwila Parking Inventory Data - Manufacturing /Industrial Center (MIC) Page 5 Development Total S.F. Code Use Rate Required Sta Difference Category 3 Pigs B -B-Q 1800 REST 1 per 100 18 2 Boeing Plant 2 3907586 IND 1 per 1000 3908 -3243 14 Boeing Plant 2 Jorgenson Forge 260611 IND 1 per 1000 261 -122 14 Jorgenson Forge Jorgenson Forge Jorgenson Forge Boeing Commercial Airplane Group 19410 IND Boeing Commercial Airplane Group Boeing Commercial Airplane Group Boeing Thompson Site 360182 IND 1 per 1000 360 293 14 Boeing Thompson Site Kenworth /Paccar 165600 IND 1 per 1000 166 555 13 WSDOT Aeronautics Group 15750 OFF 2.5 per 1000 39 9 9100 Industrial Park King County Airport 78912 OFF 2.5 per 1000 197 -167 9100 Industrial Park 30000 IND 1 per 1000 30 4 11 9100 Industrial Park 18340 IND 1 per 1000 18 74 11 King County Airport 77400 IND 1 per 1000 77 16 12 King County Airport Northwest Container 35148 IND 1 per 1000 35 5 11 Northwest Container Northwest Container Northwest Container King County Airport King County Airport King County Airport Boeing Developmental Center 2616857 OFF 2.5 per 1000 6542 -2388 Boeing Developmental Center Boeing Developmental Center Museum of Flight 197838 Special Museum of Flight Museum of Flight Boeing Military Flight Center 47695 OFF 2.5 per 1000 119 344 Boeing Military Flight Center Randys Restaurant 3440 REST 1 per 100 34 13 AGE Fed Credit Union 9120 OFF 2.5 per 1000 23 -12 Northwest Auto Wrecking 6924 IND 1 per 1000 7 21 11 City of Tukwila Parking Inventory Data - Manufacturing /Industrial Center (MIC) Page 6 Development Total S.F. Code Use Rate Required Sta Difference Category Northwest Auto Wrecking Northwest Auto Wrecking Northwest Auto Wrecking Fernando's 1800 REST 1 per 100 18 -18 Annex Tavern 1765 T 1 per 100 18 -8 Associated Grocers Associated Grocers 292080 IND 1 per 1000 292 305 14 Associated Grocers Skagen Marine 11989 RET 2.5 per 1000 30 -25 Skagen Marine Skagine Marine Seattle Police Training Area 8892 OFF 2.5 per 1000 22 291 Seattle Police Training Area Checker Towing /Auto Sales 2560 IND 1 per 1000 3 21 11 Nicewonger 8500 IND 1 per 1000 9 16 11 Eastern Electric Apparatus Repair 45349 IND 1 per 1000 45 11 11 McConkey Development 87205 IND 1 per 1000 87 7 12 Evergreen Food Services 11506 RET 2.5 per 1000 29 -6 Yes Cafe 2320 IND 1 per 100 23 -4 11 Truck Trailer Sales 6660 IND 1 per 1000 7 3 11 Oversea Courier Service 2057 RET 2.5 per 1000 5 3 Bernard Imports 12500 IND 1 per 1000 13 -4 11 Ben- Ko -Matic 5140 IND 1 per 1000 5 3 11 Seattle Police Athletic Assoc 20065 OFF 2.5 per 1000 50 -50 Seattle Police Athletic Assoc 11 Seattle Police Athletic Assoc 34 Far West Cab 8675 IND 1 per 1000 9 Far West Cab Far West Cab Ingersoll Rand/Trimac 28014 IND 1 per 1000 28 36 11 Yellow Freight 32290 IND 1 per 1000 32 202 11 Yellow Freight Roof Doctors 2.5 per 1000 0 0 METRO Training & Facilities 46739 IND 1 per 1000 47 88 11 METRO Training & Facilities METRO Training & Facilities Metro South Base 174142 IND 1 per 1000 174 288 13 Metro South Base City of Tukwila Parking Inventory Data - Manufacturing /Industrial Center (MIC) Page 7 Development Total S.F. Code Use Rate Required Sta Difference Category Metro South Base Metro South Base IND 1 per 1000 0 567 11 Sam's Tire Service Bailey Sales Warehouse 31850 IND 1 per 1000 32 10 11 Seattle First National Bank 267354 IND 1 per 1000 267 140 14 Petrolane Sales & Storage Yard 4040 IND 1 per 1000 4 20 11 System Seven Repair 4488 IND 1 per 1000 4 66 11 System Seven Repair 7856 IND 1 per 1000 8 28 11 System Seven Repair SeaTac Ford Truck Sales 19950 RET 2.5 per 1000 50 24 SeaTac Ford Truck Sales 11 Six Robblees 38408 IND 1 per 1000 38 19 Puget Sound Tire 8400 RET 2.5 per 1000 21 1 Washington Truck & Trailer 480 RET 2.5 per 1000 1 4 Washington Truck & Trailer Statuary Garden & Interior IND 1 per 1000 0 10 11 George Brazil /Alaska Sheet Metal 22500 IND 1 per 1000 23 23 11 George Brazil /Alaska Sheet Metal Peerless Corp. 23847 IND 1 per 1000 24 19 11 Peerless Corp. Ace Electric 3232 RET 2.5 per 1000 8 10 Holiday Inn 67398 Hotel 1.0 per Roo 118 63 Holiday Inn Holiday Inn Valley Truck & Equipment 3840 IND 1 per 1000 4 2 11 Truck Repair Facility 960 IND 1 per 1000 1 4 11 Non -Stop Bar & Grill 6516 REST 1 per 100 65 -55 Boeing Customer Service Center 387090 OFF 2.5 per 1000 968 561 Boeing Customer Service Center Boeing Customer Service Center Boeing Customer Service Center Gateway North 366974 IND 1 per 1000 367 623 14 Gateway North Gateway North Gateway North Gateway North Gateway North Gateway North City of Tukwila Parking Inventory Data - Manufacturing /Industrial Center (MIC) Page 8 Development Total S.F. Code Use Rate Required Sta I Difference I Category Gateway North Gateway North Gateway North Boeing E. Marg. Wy Corporate Pk 781776 IND 1 per 1000 782 33 14 Boeing E. Marg. Wy Corporate Pk Boeing E. Marg. Wy Corporate Pk Boeing E. Marg. Wy Corporate Pk Oxbow Corporate Park 703490 IND 1 per 1000 703 2516 14 Oxbow Corporate Park Oxbow Corporate Park Oxbow Corporate Park Oxbow Corporate Park Oxbow Corporate Park 16268 Ratio 1.60 Tot com /of 7961 Provided 6548 NOTES Diff prov -1413 Ratio 2.06 Tot E 16442 Name of development correlates t Tot o sf 3184381 2.06 Stalls /1 0 Em 7358 Building name = building name or Tot RET re 144 Provided 155 HOT 48 Address or address range can refe Diff 11 Ratio 2.69 1 Emp 8684 Code = King County Assessor Use Tot RET sf 57614 2.69 Stalls /1 Rest E 38 Totals stalls from field inventory (6 Tot Ind req 7892 Provided 10606 Ret E 119 Boeing property information from Diff 2688 Ratio 1.34 Parcels from King County Assess Tot Ind sf 7890758 1.34 Stalls /1000 sf Number of employees from 1994 Tot Rest re 136 Provided 77 1994 CTR Affected Employers (fig Diff -61 Ratio 0.57 Lot area, lot coverage and GFA - Tot Rest sf 13556 5.68 Stalls /1000 sf Zoning - City of Tukwila zoning, 1 Employees for Oxbow Corporate Employees, building area and Ian Tot Off Bld 8 they are located in Seattle or Tuk Tot RET BI 7 An asterick ( *) means the figure w Tot Ind Bld 39 A plus ( +) means the total acreage Tot R Bldg 4 Odd address numbers are west of r PARKING INVENTORY DATA COLUMN DESCRIPTIONS APPENDIX C 1 Area APPENDIX C PARKING INVENTORY SPREADSHEET FIELDS The area within the City of Tukwila; Tukwila Urban Center (TUC) or Manufacturing /Industrial Center (M IC). Development The name of the office park or retail development or building complex within which the building is located. If the building is free - standing, the building name is the same as the development. Building The specific name of the building within the development. If there is no building name, businesses within the building are listed. Number The street address number of the building or development. Range The range of street address numbers in the building or development. Street The name of the street on which the building or development is located. Code King County Assessor's Land Use Category for the building or development (see list at end of this appendix). Total Stalls The total number of parking stalls on the parcel. T082196.Rpt J Special Stalls The total number of stalls designated for a special use, e.g. compact, visitor, etc. Standard The total number of stalls not designated for a special use. Compact, Visitor, Employee, Business, Reserved, Numbered, Handicapped, Car pool, Short Term, Emergency, Unmarked The number of stalls designated for each of these special uses. Big The number of stalls at loading docks where large trucks and semi - trucks load goods. Small The number of stalls at loading areas for small trucks, or in drop -off areas. Parce The King County parcel number. # Employees The number of employees within the building or development. Lot Area Area of the parcel (in square feet). Coverage Area of the building footprint (in square feet). GFA Gross floor area of the building, including all floors, (in square feet). T082196.Rpt • z' Ce w `. UO. w 0; • J; LL. a. • 1-_; O.' UO N+ ! LL — O' Zi • ,U O z • Rate City of Tukwila zoning for that parcel. Current required parking rate for that land use per Tukwila Municipal Code Chapter 18.56 (December 4, 1995). Required Stalls Total number of required stalls if constructed today using the current required parking rate. Difference Total stalls minus required stalls. Code Use Assumed land use as related to the parking requirements, Ret. = Retail, Ind. = Industrial, Off = Office, Dret = Discount Retail, Strip = Strip Mall, Hot. = Hotel, FF = Fast Food, Rest. = Restaurant, I Park = Industrial Park. Act. Rate The actual parking rate provided per 1,000 square feet (Total stalls X 1,000 /GFA). Category (2 columns) Driveway variables inserted to allow sorting of uses by site size for industrial and office uses. T082196.Rpt ce w 6 U0. vow w =' J U) IL; W 0: co 3. 1-uL z f-;. 0; Z w W:. U o N; =w, U f=t • z U U', o~ Sheet' King County Assessors LAND USE CATEGORIES Acreage - URBAN CENTER zoning Category Definition L F---- 108 Single family residential - commercial/industrial 126 Condominium - mixed use commercial 161 Hotel/motel to 50 units 163 Hotel/motel 100 - 199 units 164 Hotel/motel over 200 units 166 Hotel/motel residential 201 Neighborhood shopping center store to 100 K sq. ft. 211 Shopping center retail store, 100K to 200 K sq. ft. 212 Shopping Center department store, 100K to 200K sq. ft. t- ft. 213 Shopping center, 100K to 200K sq. ft. 217 Shopping center bank, 100K to 200K sq. ft. 221 Shopping center retail store, 200K to 300K sq. 242 Strip retail, 10K to 25K sq. ft. 243 Strip retail, over 25K sq. ft. 251 Other retail to 10K sq. ft. 252 Other retail, 10K to 25K sq. ft. 253 Other retail, over 25K sq. ft. 255 Other retail, misc. 261 Office building (1-3 stories) to 5K sq. ft. 262 263. 264 74 294 Office building (1-3 stories), 5K to 15K sq. ft. Office building (1:_stories),15k to 50K sq. ft. Office building (1-3 stories), over 50K sq. ft. 5ificebuilding (4-10 stories), over 50K sq. ft Office park - over 50K sq. ft. I 303 Medical/dental office 15K to 50K sq. ft. Movies - walk-in theater L Private parks - amusement centers (Segale Simulcast) 347 350 401 Associated parking 403 Automotive showroom 404 Bank 411 Retail - Department stores 412 Retail - Discount stores 413 Fast food restaurant 414 Fire station 422 Parking - commercial ots 425 Restaurants/lounges ('ncluding fast food w/seating) 428 Gasoline service station 431 Postal services 502 Industrial warehouse 2K - 10K sq ft. 503 Industrial warehouse 10K - 25K sq. ft. 504 Industrial warehouse 25K - 50K sq. ft. 505 Industrial warehouse 50K - 100K sq. ft. 506 Industrial warehouse over 100K sq. ft. 523 Industrial park (many users) 10K - 25K sq. ft. Industrial,park (many users) 25K - 50K sq. ft. 524 525 Industrial park (many users) 50K - 100K sq. ft. 526 Industrial park (many users) over 100K sq. ft. 532 Garage - service building 2K - 10K sq. ft. • 533 Garage - service building 10K - 25K sq. ft. Page 1 . , z < 11- • Z UJ rt 2 -J 0 0 co c ' w WI 0 u- w 0 u_ < D. a Lu z o 1— LU Lu 2 D w f Z o 0 Y1 Z ---1 Sheetl 543 Industrial, other, 10K - 25K sq. ft.J 546 Industrial other - over 100K sq. ft. 601 Mfg /clay /cement/mineral products 602 Mfg /petro - other chemical plants 605 Mfg /processing - food stuffs 611 Mfg /forest products 614 Ship & boat building & repairing 622__ _ _ _ _ __ __ Utilities, public - garbage, electric, utility 921 Vacant land - commercial to 1 ac. 922 Vacant land - commercial, 1 to 5 ac. 923 Vacant land - commercial, 5 to 10 ac. 931 Vacant land - industrial to 1 ac. 932 Vacant land - industrial 1 to 5 ac. 953 Right -of- way /utility,roads Page 2 CITY OF TUKWILA MUNICIPAL CODE CHAPTER 18.56 OFF - STREET PARKING AND LOADING REGULATIONS APPENDIX D Z • Z',. o U Oi COs •u, Wi •N- U.. WO tLQ. w _ C7: H.- _` I— 0 Zt Ww D o tn 'Op.H • W W Zi J TITLE 18 — ZONING Chapter 18.56 OFF - STREET PARKING AND LOADING REGULATIONS Sections: 18.56.010 18.56.020 18.56.030 18.56.040 18.56.050 18.56.060 18.56.070 18.56.080 18.56.085 18.56.090 18.56.100 18.56.110 18.56.120 Purpose. Chapter application. Reduction of existing parking spaces. General requirements. Required number of parking spaces. Loading space requirements. Cooperative parking facility. Parking for the handicapped. Commercial vehicles in residential areas. Compact car allowance. Uses not specified. Landscaping and screening. Filing of plans. 18.56.010 Purpose. It is the purpose of this chapter to provide for adequate, convenient, and safe off - street parking and loading areas for the different land uses described in this title. (Ord. 1758 §1 (part), 1995) 18.56.020 Chapter application. Off - street parking and loading spaces shall be provided as an accessory use in all zones in accordance with the requirements of this chapter, at the time any building or structure is erected, enlarged or at the time there is a change in its principal use. (Ord. 1758 § 1(part), 1995) 18.56.030 Reduction of existing parking spaces. Any off - street parking area already in use or established hereafter shall not be reduced below the limits required by this chapter by the construction of any addition to a building or structure, nor by the erection of an additional building or structure on the property. (Ord. 1758 §1(part), 1995) 18.56.040 General requirements. Any required off - street parking and loading facilities shall be developed in accordance with the following standards: (1) Location. (A) Any on- premises parking area which contains parking stalls located more than 1,000 feet from the principal use shall require Board of Architectural Review approval for the entire parking lot. (B) Off- premises parking areas shall be provided through a deed or 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 thereby, or in lieu thereof, obtain a conditional use permit, issued pursuant to the requirements and procedures of the Conditional Use Permits chapter of this title. (2) Minimum parking area dimensions for surface and structured parking facilities shall be as provided in Figure 18-6. (3) Tandem Parking Spaces. In the MDR and HDR zones, tandem spaces (where one car is parked directly behind another) will be allowed for each three bedroom and 1/3 of all two bedroom units. No more than 1/3 of all project parking spaces may be tandem and all tandem parking spaces will be designed for full size rather than compact size vehicles based on the dimensions in Figure 18.6. (4) Parking Area and Parking Area Entrance and Exit Slopes. The slope of off - street parking spaces shall not exceed 5 %. The slope of entrance and exit driveways providing access for off - street parking areas and internal driveway aisles without parking stalls shall not exceed 15 %. (5) Driveways and Maneuverability. (A) Adequate ingress to and egress from each parking space shall be provided without moving another vehicle and without backing more than 50 feet. • (B) Turning and maneuvering space shall be located entirely on private property unless specifically approved by the Public Works Director and the Board of Architectural Review. (C) All parking spaces shall be internally accessible to one another without reentering adjoining public streets. (D) When off - street parking is provided in the rear of a building and a driveway or lane alongside the building provides access to rear parking area, such driveway shall require a minimum width of twelve feet and a sidewalk of at least a three -foot section, adjoining the building, curbed or raised six inches above the driveway surface. (E) Ingress and egress to any off - street parking lot shall not be located closer than 20 feet from point of tangent to an intersection. (F) The Public Works Director may require ingress separate from an egress for smoother and safer flow of traffic. (6) The Director may require areas not designed or approved for parking to be appropriately marked and /or signed to prevent parking. (7) Surface. (A) The surface of any required off - street parking or loading facility shall be paved with asphalt or concrete and shall be graded and drained as to dispose of all surface water, but not across sidewalks. (B) All traffic - control devices, such as parking stripes designating car stalls, directional arrows or signs, bull rails, curbs and other developments shall be installed and completed as shown on the approved plans. December 4. 1995 Pane 1 A —A7 z ~w UO CO CO w: WI t—. • w w° LL a. • °. F- _ Z �. 1— 0: Z �- O N. O 1-- w• w u_ O z w U= 0 I' z TUKWILA MUNICIPAL CODE (C) Paved parking areas shall use paint or similar devices to delineate car stalls and direction of traffic. (D) 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. (E) 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. Wheel stops shall be two feet from the end of the stall of head -in parking. (8) Parallel parking stalls shall be designed so that doors of vehicles do not open onto the public right- o f- way. (9) Obstructions. No obstruction which would restrict car door opening shall be permitted within five feet of the centerline of a parking space. (10) Lighting. Any lighting on a parking lot shall illuminate only the parking lot, designed to avoid undue glare or reflection on adjoining premises. (1 1) Curb -cuts. All parking areas shall have specific entrance and /or exit areas to the street. The width of access roads and curb -cuts shall be determined by the Public Works Director. The edge of the curb -cut or access road shall be as required by the Public Works Director for safe movement of vehicles or pedestrians. Curb -cuts in single - family districts shall be limited to a maximum of 20 feet in width and the location shall be approved by the Public Works Director. (12) No commercial trucks over 8,000 pounds gross vehicle weight, machinery, bulldozers, or similar construction equipment shall be allowed to be stored or parked in a residential zone. (13) Parking stalls shall not be used for permanent or semi - permanent parking or storage of trucks or materials. (Ord. 1758 §1(part), 1995) 18.56.050 Required number of parking spaces. The minimum number of off -street parking spaces for the listed uses shall be as shown in Figure 18 -7. (Ord. 1758 §1(part), 1995) 18.56.060 Loading space requirements. 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 or alleys. For all office, commercial, and industrial uses, each loading space shall consist of at least a ten -foot by 30 -foot loading space with 14 -foot height clearance for small trucks such as pickup trucks, or a 12 -foot by 65- foot loading space with 14 -foot height clearance for large trucks, including tractor - trailer large spaces. The prescribed number of spaces required are as follows: Loading Space Requirements Square Feet of Gross Floor Area (Except Basement Area) Number of Spaces Office Buildings, Hotels, Hospitals, and Institutions 1 3,000 to 100,000 2 100,000 to 335,000 3 335,000 to 625,000 4 625,000 to 945,000 5 945,000 to 1,300,000 6 1,300,000 to 1,695,000 7 1,695,000 to 2,130,000 8 2,130,000 to 2,605,000 9 2,605,000 to 3,1 20,000 10 3,120,000 to 3,675,000 Number of Spaces Other Commercial and Industrial Buildings (30% minimum large spaces) 1 Under 10,000 2 10,000 to 25,000 3 25,000 to 85,000 4 85,000 to 155,000 5 155,000 to 235,000 6 235,000 to 325,000 7 325,000 to 425,000 8 425,000 to 535,000 9 535,000 to 655,000 10 655,000 to 775,000 11 775,000 to 925,000 These requirements may be modified by the Planning Commission upon appeal and after hearing, where the Commission finds that such reduction will not result in injury to neighboring property or obstruc- tion of fire lanes or traffic and will be in harmony with the purposes and intent of this chapter. (Ord. 1758 §1(part), 1995) 18.56.070 Cooperative parking facility. 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 require- ments 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 Planning Commission. All applications for cooper- ative parking shall be reviewed and approved by the Planning Commission. (Ord. 1758 §1(part), 1995) 18.56.080 Parking for the handicapped. (1) Application. Parking for the handicapped shall be provided in all parking lots and garages except for parking areas accessory to buildings and portions thereof not customarily occupied by humans, and resi- Page 18 -98 December 4, 1995 ' z • W`. re 6 O 0 co 0 • w J 1 N LL w O. LL <. • w. H= z� �- 0 z l- D o' U 0- 0l- w ui w z U 0 z (Ord. 1758 §1(part), 1 9951 18.56.085 Commercial vehicles in residential areas. (a) Definitions. For purposes of this chapter: (1) "Commercial vehicle" means: (A) Any truck over 8,000 pounds gross vehicle weight, the principal use of which is the transportation of commodities, merchandise, produce, freight or.animals, or (B) Bulldozers, cranes and similar con- struction equipment; (2) "Residential area" means any district which is zoned LDR, MDR, HDR by the City. (b) Conduct Prohibited. No person shall park a commercial vehicle upon any street, alley, or drive- way in a residential district, except: (1) While loading or unloading; (2) When necessary to avoid conflict with other traffic or in compliance with law or the directions of a peace officer or a traffic - control device; or (3) In order to make recurring repairs. (c) Penalty. Any person violating shall, upon con - viction thereof, be punished by a fine of not more than $500.00 and /or imprisonment for not more than 90 days. (Ord. 1758 §1 (part), 1995) TITLE 18 — ZONING 18.56.090 Compact car allowance. (1) A maximum of 30% of the total required off - street parking stalls may be permitted and designated for compact cars. (2) Each compact stall shall be designated as such. (3) Dimensions of compact parking stalls shall conform to the standards as depicted in Figure 18 -6 of this chapter. (Ord. 1758 §1(part), 1995) 18.56.100 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 in this chapter. (Ord. 1758 §1(part), 1995) 18.56.110 Landscaping and screening. Landscaping and screening requirements shall be as provided in the Landscape, Recreation, Recycling/ Solid Waste Space Requirements chapter of this title. (Ord. 1758 § 1(part), 1995) 18.56.120 Filing of plans. Detailed plans of off-street parking areas, indicating the proposed development including the location, size, shape, design, curb -cuts, adjacent streets, circulation of traffic, ingress and egress to parking lots and other features and appurtenances of the proposed parking facility, shall be filed with and reviewed by the DCD. The parking area shall be developed and completed to the required standards before an occupancy permit for the building may be issued. (Ord. 1758 §1(part), 1995) December 4, 1995 • Page 18-99 z � w re J U' U O CO p W =,. J CO u. w 0 g • Q. cn =d U-1' z�' Z ,- w uj p. uj p w w o .z; c.)(1.2 ; 0 A B C D E F Parking Angle Stall Width Stall Depth Aisle 1 -way Traffic Width 2 -way Traffic Curb Length per Car Unit 1- wayTraffic Width 2 -way Traffic 0° 8.0* 8.0' 20.0' 28.0' 36.0" 8.5 8.5 12.0 20.0 23.0 29.0 37.0 20° 8.0' 13.0 23.4' 37.0' 46.0' 8.5 14.5 11.0 20.0 24.9 40.0 49.0 9.0 15.0 11.0 20.0 26.3 41.0 50.0 9.5 15.5 11.0 20.0 27.8 42.0 51.0 30° 8.0* 14.9' 16.0' 40.8* 49.8' 8.5 16.9 11.0 20.0 17.0 44.8 53.8 9.0 17.5 11.0 20.0 18.0 45.6 54.6 9.5 17.8 11.0 20.0 19.0 46.6 55.6 40° 8.0* 16.4* 12.5* 44.8* 52.8* 8.5 18.7 12.0 20.0 13.2 49.4 57.4 9.0 19.1 12.0 20.0 14.0 50.2 58.2 9.5 19.5 12.0 20.0 14.8 51.0 59.0 45° 8.0* 17.0' 11.3* 46.5* 54.0' 8.5 19.4 12.5 20.0 12.0 51.3 58.8 9.0 19.8 12.0 20.0 12.7 51.6 59.6 9.5 20.1 12.0 20.0 13.4 52.2 60.2 50° 8.0* 17.4' 10.4" 47.3" 54.8' 8.5 20.0 12.5 20.0 11.1 52.5 60.0 9.0 20.4 12.0 20.0 11.7 52.8 60.8 9.5 20.7 12.0 20.0 12.4 53.4 61.4 60° 8.0* 17.9* 9.2' 53.3* 55.8* 8.5 20.7 17.5 20.0 9.8 58.9 61.4 9.0 21.0 17.0 20.0 ' 10.4 59.0 62.0 9.5 21.2 16.5 20.0 11.0 58.9 62.4 70° 8.0* 17.8* 8.5* 55.1* 55.6* 8.5 20.8 19.5 20.0 9.0 61.1 61.6 9.0 21.0 19.0 20.0 9.6 61.0 62.3 9.5 21.2 18.5 20.0 10.1 60.9 62.4 80° 8.0' 17.2' 8.1* 57.4* 58.4' 8.5 20.2 23.0 24.0 8.6 63.4 64.4 9.0 20.3 22.0 24.0 9.1 62.6 64.6 9.5 20.4 21.0 24.0 9.6 61.8 64.8 90° 8.0' 16.0' 8.0' 56.0' 57.0' 8.5 19.0 24.0 25.0 8.5 62.0 63.0 9.0 19.0 23.0 24.0 9.0 61.0 62.0 9.5 19.0 22.0 24.0 9.5 60.0 62.0 ''Chew fkw es are fa' use with compact cos aiy, (Ary bays which contah canbtted compact and normal spaces shall be deslgted fcr n rural spaces,) 60 feet may be substituted fcr reqored unit width cn lots where the avaiable width is h 50 -fact while multiples, 40 feet may be used fcr shoe parktq bay ( row) , at 90decgee and a two-way traffic aisle when Au a shale 40 feet lot. Is avaiable. In both cases, a mhtnm 9 -1/ 2 foot stall width shall be provided, Off- 5Ir-eet parking Area PImensitals Fk3re 18 -6 ��.....�� . Z W rt 0 0. co o cnw. W I co O' g u_ ND. = W Z �. 0 W t— U• � O —. ,0(_ W W � H 0 lllZ U � O INTERVIEW SURVEY FORMS H. W? rbo 6 DI JV� oO; co cr. .'W J �. O' -3: F—.W; Z ▪ F"E W cul lO. { U_T ;O Z • I COMPANY TYPE OF COMPANY Contact: Date: Number of Employees: Current Parking Supply Current parking supply: generous , just enough (sometimes exceeds demand) , not enough . Where does spill over go? Where is current parking located? Is parking shared with other nearby businesses? Employee parking separate from customer (for retail) or visitor /client parking? Current CTR Program: Parking management? Are carpool spaces provided? If yes, how many? Utilization? Enforced? Employees pay for parking? How much? Permit required for parking? City Policies CTR Programs: what City policies would make your job easier in achieving CTR goals? (supply, management, shared parking, off -site parking, zoning credits for ridesharing or other credits, credits tied to available transit service) Miscellaneous: Provision of loading spaces and drop -off areas? Conflicts with through traffic /on -site circulation, parking lot layout issues. z re UO COW, W =: W 0; g� Jr u) a. 1--- W Z i-o :. Z !W •= • O:. Z Lu 0 = :: z Parking Survey Q uestiona ire for the _ ` Tukwila Parking Study t- w re Conducted by Larry Hobbs, TP &E o; a w= J�..; In LL, Company w o; Type of Company = a; Contact _ z • • Date • No of Emp. Stalls Size :z �-- >> Parking Supply 0 ° ° Current Parking Supply:Generous ,Just Enough (Demand Rarely Exceeds = w. • U i. .; LL Supply) , Not Enough How much more needed • z ui• o~ z Where does spill over go? Where is current parking located? Is parking shared with other nearby businesses? Is employee parking separate from retail or visitor parking? Peak time of day and year 1 RECOMMENDED WORDING FOR PARKING SUPPLY MANAGEMENT OPTIONS :;. ... z-. . . . i., .1-r• ' .,. . • .u.ii ,. ._. c.) • , •, . 1.).0,, , :;;,.. ...„. 0; • ... .. iij xi. . .. :WI ..-i 1...1 • . ID LI-:. • • ••' •. • • i'•?. • .iii 0;;,:, • ' ' ... g••=i:. '.. .. Li. •C . . ' • Iffi D:. ',= cy•:. .• ,I ' - M`:• .. •4 2.1.-- - • . . . 1-.-.0: • :Z 1.7.i.' • . 1.:. •1,. . . ..'.2 n;..• .-... . - ':aC11. •. .: ..:1)-,,,.• , . ., ... A) ‘.2,- 4, • , ••., 1C1 I.-, .• - • . .. ' .•' 'ILIILli .:•'. . . . .,.. ,:z ,,,,I. l• , . , • .1-,7.%.1-.J...• , • APPENDIX F • ' ..•;.-.':ii...tEit'' ,..i. ' :',-.,i, , .;.....••-z,„ •.:..• LU ui-• . • '...s • • ....:1"= I : • • . '!(.1!7.1'• —...':....;• Appendix F This appendix contains recommended wording for various parking supply requirement options. Zoning ordinances from several municipalities, zoning ordinance provisions recommended by the National Parking Association, Metro, King County and the State Commute Trip Reduction Task Force were consulted. From these sources, we selected the examples which seemed most appropriate to the goals described in this report and were the easiest to understand. These were then modified as needed. w r4 In some cases, more than one option is included. Where applicable, range for reductions is given in 6 parentheses. These ranges represent a level of reduction which seems reasonable for application in 0 0 Tukwila. Since there are currently no parking maximums, no ranges for additional parking supply are cco o w. given here. However, maximum and caps are discussed in th text. If the code requirement is adopted -J 1.-. by the City, the range given in these examples should be replaced by a specific number. That number w 0 w O. should be determined by the specific objectives for a particular zone, results of parking utilization studies in Tukwila or for specific land uses, and a determination of how aggressive a parking 5 reduction program is desired. yam.. j CO =d Some of these provisions are not currently applicable for Tukwila, such as reductions dependent on F- _ high levels of transit service or on -street parking. Some will be applicable only if development plans ? !— change, such as "fee -in- lieu -of parking" and pedestrian designated zone parking reductions. The text w O aj of this report and the sample =finance provisions in this appendix indicate when this is the case. .2 They are offered in this report for current inclusion to the code to respond to (hopefully) increased v levels of transit service in the future or for future consideration when special land use designations are o �. contemplated. w = 2. H 1. Limitation of Parking Deductions LIT. O z Reductions to minimum parking requirements permitted by this subsection shall be calculated v =; from the minimum parking requirements in Section [refer specifically to chapter or section p H which specifies parking requirements per land use]. Total reductions to required parking as provided in this subsection shall not exceed (20 to 40) percent. (Note: May vary by land use or zone as described above. This statement is included hem to indicate that a limit on reductions should be included in the code.) 2. Transit Service Reduction The minimum parking requirement for office and manufacturing uses may be reduced by (10 to 20) percent when the use is located within 1,000 feet of a street with midday transit service headways of 15 minutes or less in each direction. This distance shall be the walking distance measured from the nearest bus stop to the property line of the lot containing the use. -or- The number of required off -street parking spaces may be reduced when one or more scheduled transit routes provide service within a specified distance from the site. The amount of the reduction shall be based on the number of scheduled transit runs between 7:00 - 9:00 a.m. and 4:00 - 6:00 pm. each business day up to a maximum reduction as follows: 1 1. Four percent for each run serving office and manufacturing uses, with stops within 1,000 feet from this use, up to a maximum of (20 to 32) percent; and 2. Two percent for each run serving commercial, uses with stops within 800 feet from this use, up to a maximum of (10 to 20) percent. (Note: As described in the report text, current levels of transit service in Tukwila indicate that there is little opportunity to apply this reduction. However, this type of code can be adopted now, so as to be applicable when transit service improves.) 3. Pedestrian Designated Commercial Zones Pedestrian designated zone(s) are located as shown in figure _. Minimum parking requirements shall be according to the provisions as described in Section [refer specifically to chapter or section which specifies parking requirements per land use] except as modified by this section. Once the amount of required parking has been calculated, further reductions may be pennitted for the types of uses listed in Chart Additional parking waivers may be permitted by special exception up to the total requirement. Chart _. Reduction to Required Parking in Pedestrian Designated Zone(s) Retail sales and service uses, except ... Parking waived for first 4,000 square feet Entertainment uses, except motion picture theaters Parking waived for first 5,000 square feet Motion picture theaters Parking waived for first 150 seats Eating and drinking establishments Parking waived for first 2,500 square feet The following factors shall be considered by [the Director or other decision making body] in deteunining whether to permit additional parking waivers: a. Anticipated parking demand for the proposed use b. The extent to which an additional parking waiver is likely to create or add significantly to spillover parking in adjacent residential areas c. The availability of shared parking opportunities within _ feet (recommend 800' for commercial uses and 1,000 feet for non - commercial uses for acceptable walking distance) of the business d. Whether land is available for parking without demolishing or displacing an existing use. (Note: Tukwila currently does not have the type of pedestrian zones for which this type of reduction is practical. This type of ordinance provision should not be included unless pedestrian zones are established in the future.) 4. Reductions for carpools /vanpool spaces For new or expanding administrative offices or manufacturing uses which require forty (40) or more parking spaces, the minimum parking requirement may be reduced up to a maximum of (20 to 40)% by the adoption and promotion of alternative transportation programs according to the following provisions: a. For every certified carpool space, the total parking requirement shall be reduced by one parking space, up to a maximum of (20 to 30)% of the parking requirement. The carpool parking space shall be certified annually by the City's Department of Public Works CTR Coordinator. b. For every certified vanpool purchased or Leased by the applicant for employee use, or issued by the public ridesharing agency, the total parking requirement shall be reduced by six (6) spaces, up to a maximum of (10 to 20)% of the parking requirement. Before a certificate of occupancy may be issued, details of the vanpool program shall be included in a Memorandum of Agreement executed between the proponent, the Director, and the Department of Public Works CTR Coordinator. c. If transit or transportation passes are made available at 50% or greater cost reduction to all employees, and if transit service is within 1,000 feet, the parking requirement shall be reduced by up to 10 %. d. If employees are charged a market rate of at least $50 per month for parking (this amount should be updated as needed to reflect increasing market rates for parking), and transit service is available within 1,000 feet of the site or the company has a certified carpool/vanpool program, the parking requirement shall be reduced by up to (20 -40) %. e. All of the above reductions apply only to the business or tenant which applied for the reduction. A change in occupancy ends the allowed reduction. The new occupant must reapply for the reduction or provide parking to meet code requirement. 5. Reductions for Shared Parking for Uses with Different Hours of Peak Operation a. A use for which an application is being made for shared parking shall be located within 800 feet for commercial uses and 1,000 feet for other uses of the parking. b. An agreement providing for the shared use of parking, executed by the parties involved, shall be filed with the Director. Shared parking privileges shall continue in effect only as long as the agreement, binding on all parties, remains in force. If the agreement is no longer in force, then parking shall be provided as otherwise required by this chapter. c. Where the uses to be served by shared parking do not overlap their hours of operation, the property owner or owners shall provide parking stalls equal to the greater of the applicable individual parking requirements. 3 z a • Z. u6= JU U O U U ' v)w. w= w O' 9'a • • w zr... H O: z F-:• U 0' o1--: w W• Z H U' U- O. w z` U= O ' z 6. Reductions for Uses Sharing the Same or Proximate Parking Lots a. A use for which an application is being made for shared parking shall be located within 800 feet for commercial uses and 1,000 feet for other uses of the parking. b. An agreement providing for the shared use of parking, executed by the parties involved, shall be filed with the Director. Shared parking privileges shall continue in effect only as long as the agreement, binding on all parties, remains in force. If the agreement is no longer in force, then parking shall be provided as otherwise required by this chapter. c. Up to a (15 to 20)% reduction in the total number of required parking spaces for four or more separate business establishments, (10 to 15)% reduction for three business establishments and (5 to 10)% for two commercial uses may be authorized by the director. -o r- A study conducted by a transportation professional identifies parking accumulation curves for the various uses based on design day' parking demand. The parking demand for the peak period would determine the parking supply. This number would be increased by 5 to 10 % to reflect practical capacity. 7. Covenant Parking Agreements (Differs from shared parking: The two lots may not be adjacent and may have dissimilar uses. See text of report.) When parking is provided on a lot other than the lot of the use to which it is accessory, the following conditions shall apply: a. The owner of the parking spaces shall be responsible for notifying the Director should the use of the lot for covenant parking cease. In this event, the principal requirements of this code must be provided within thirty days or a variance must be applied for within fourteen days and subsequently granted. b. A covenant between the owner or operator of the principal use, the owner of the parking spaces and the City stating the responsibilities of the parties shall be executed. This covenant and accompanying legal descriptions of the principal use lot and the lot upon which the spaces art to be located shall be recorded with the King County Department of Records and Elections, and a copy with recording number and parking layouts shall be submitted as part of any peon it application for development requiring parking. [As an example, a copy of Seattle's covenant parking agreement is attached in this appendix.] 'A design day is generally a busy day during the peak business season, but not the busiest. A facility designed to serve the busiest day of the season would result in substantial excess capacity for all but a few days of the year, an unrealistic standard. The design day standard provides a balance: adequate capacity for most days of the year with recognition that it may be exceeded on five to ten days per year. 4 z ZH w re J 0• U0. N O' w i` J F- N w, w O. • 2 J. u- Q.. co d =w H =: z�.. I— O� z I° .0 O N! O I-' 1- = O; Z. U z - c. The covenant lot must be within 1,000 feet of non -commercial primary use or 800' of the primary commercial use for which it is providing parking or a shuttle service to the primary lot must be provided. d. Covenant parking shall be used only for employee and student parking. Retail customer needs must be met on site. 8. Complementary Uses Up to 10% of the floor and lot area in the sane building may be occupied by other complementary uses without providing parking spaces in addition to the number of spaces for the principal use. Examples of complementary uses include a pharmacy in a hospital or medical office building, food courts or restaurants within a principal shopping center building, and retail or restaurant tenants in an office building. The total space occupied by the complementary tenant must not exceed 10% of the appropriate GFA of any building or facility. This reduction does not apply to secondary retail uses. This type of use typically requires more parking than other primary uses. [Note: Reductions for Uses Sharing the Sane or Proximate Parking Lots ( #6 above) already allows for some of these types of reductions. If complementary use reductions are an option, care should be taken not to overcount reductions with the uses sharing the sane parking lots.] - and/or- If an office use and a retail sales and service use share parking, the parking requirement for the retail sales and service use may be reduced by twenty percent, provided that the reduction does not exceed the minimum parking requirement for the office use 9. Use of Professional Parking Study to Determine Supply The amount of parking reduction shall not exceed _% for each use, unless a parking demand study is prepared by a professional transportation consultant and submitted by the applicant, documenting that the hours of actual parking demand will not conflict and those uses will be served by adequate paiicing if shared parking reductions are authorized. The director will deteunine the amount of reduction subject to review of the study. 10. Identification of Additional Parking If reductions are granted due to rideshare, transit service, transit subsidy, parking payment programs based on assumptions of employee participation, or if reductions are based on adjacent uses with differing peak periods, the application shall include a plan to identify where additional parking will be provided in the event those assumptions are no longer valid. 11. Maximum Reductions Reduction in the total number of parking spaces required by ordinance for a particular development shall not exceed a total of (twenty to forty) percent from the use - specific parking minimum by any combination of allowed reductions. 5 12. Maximum Parking Supply (Recommended for adoption when transit service levels better serve Tukwila land uses.) See Appendix F.2. "Transit Service Reduction" for suggestion of adequate transit service levels. Based on Table (Currently figure 18 -7 of the Zoning Code) which designates minimum parking requirements for various land uses, the parking supply shall not exceed 35% of the minimum supply. -or- The table that provides parking minimums can also designate maximums for specific uses. [Maximums applied to land uses such as office and manufacturing, where commute trip reduction goals are applicable, are appropriate. Maximums may not be desired for retail uses, where stores have developed standards based on experiences elsewhere or projected levels of business.] If a maximum is not provided, the applicant may be required to demonstrate a need for parking supply in excess of 35% of the minimum. -an additional option- Subject to a special peon it, the maximum parking ratio for office projects may be exceeded contingent upon meeting at least one of the following criteria: (a) On -site commute trip reduction measures are infeasible; (b) Residential neighborhoods would be impacted because no mitigation (other than additional parking) is feasible; (c) Unique characteristics of the proposed use requires parking greater than that which is otherwise allowed. 13. Area -wide Parking Caps Parking caps are more appropriate in special development districts. When centralized parking structures play a key role, area wide parking caps may be desired. Such a requirement would be specified in the specific zoning code section for the specific special development. 14. Peripheral Parking/Shuttles A reduction of up to (15 to 30 percent) of required parking, based on substantiated projections, may be granted for any building or use that institutes and maintains a continuous, personalized shuttle service, or contracts with a public or private agency to provide said service. Said reduction may be terminated immediately upon failure of the owner, operator, tenant or others responsible for such program to maintain such program in an ongoing and acceptable manner. 15. Fees -In -Lieu of Parking (Note: As with area -wide parking caps, this type of provision is most appropriate in special development districts where centralized parking is an element.). An in -lieu parking fee may be submitted to the City for each required parking space which is not provided on -site. The in -lieu parking fee shall be determined annually by based on current land 6 z ~ w CL 6 00 N0. U) UJI IL I F- M u_ ill 0 Q, F-_: z� I- 0 Z I- LL! uj !0 - 0 1--. w uJ: Z U-1 O .. z. w U =; 0 F-: z and construction costs. A special fund is created within the Office of the Treasurer - Controller into which in -lieu fees shall be deposited, to be used only for the construction of public parking facilities. Priorities for construction of parking facilities shall be identified in a comprehensive parking plan and capital improvements program approved by the City Council. 1 7 C O V E N A N T O F F - S I T E A C C E S S O R Y P A R K I N G THIS COVENANT, made this date by the first party and the second party to the City of Seattle to satisfy .the requirements of Section 23.54.025 of the Land Use Code of the City of Seattle (Seattle Municipal Code, Title 23) relating to off -site accessory parking and to secure necessary building and use permits in such connection: WITNESSETH: WHEREAS, the first party is the owner of the property depicted and legally described in Exhibit "A" (which shows the layout of the parking area and identifies the spaces designated as accessory parking) herein called the "Accessory Parking Site" and located at (insert street address) WHEREAS, the first party has agreed that (insert # of parking spaces) legally established parking spaces on the Accessory Parking Site may be used to provide required off - street parking spaces for a building or use on property owned or occupied by the second party, which is legally described in Exhibit "B" attached hereto, herein called the "Principal Building Site," under a lease for a period of veers, terminating on. , 19 and located at address) (insert street and WHEREAS, Section 23.54.025 of the Land Use Code (SMC Title 23) of the City of Seattle provides,as follows: When parking is provided on a lot other than the lot of the use to which it is accessory, the following conditions shall apply: A. The owner of the parking spaces shall be responsible for notifying the. Director should the use of the lot for covenant parking cease. In this event, the principal use must be discontinued, other parking meeting the requirements of this Code must be provided within thirty. (30) days, or a variance must be applied for within fourteen (14) days and subsequently granted. B. A covenant between the owner or operator of the principal use, the owner of the parking spaces and the City of Seattle stating the responsibilities of the parties shall be executed. ._This covenant and accompanying legal descriptions of the principal use lot and the lot upon which the spaces are to be located shall be recorded with the King County Department of Records and Elections, and a copy with recording number and parking layouts shall be submitted as part of any permit application for development requiring parking. and NOW, THEREFORE, the first party and second party agree with each other and the City of Seattle as follows:* 1. The first party hereby covenants and agrees that the legally .established parking spaces of the Accessory Parking Site leased to the second party shall be diverted or converted to no use other than off - street parking accessory to the Principal. Building Site, during the term of the lease thereof, as long as the principal building or use to which the parking is accessory shall continue to exist. 2. The second party hereby covenants and agrees 'that upon termination of the lease of the Accessory Parking site, other off - street parking spaces will be provided to replace the required spaces of the Accessory Parking Site, or the use, on the Principal Building Site which recuires such spaces will be terminated. 3. The first party and the second party agree to notify the Director cf the Department of Construction and Land Use immediately if the lease of the Accessory Parking Site is to be terminated for any reason, or if the Accessory Parking Site is to be diverted or converted to env use other than off-street parting accessory to the.Principal Building Site. 4. The second party agrees that if the Accessory Parking Site is to be diverted or converted to any use other than off-strCet parking, be /she will immediately notify the Director of the Department of Construction and Land Use of his /her intention to provide ether parking, seek a variance, or terminate the use; and that eh /she will obtain all necessary cermits to establish required parking in a timely manner is he /she intends to continue the use. First•P.arty - Owner of Accessory Parking Site Second Party - Owner or Occupant of Princima 1 Building Site STATE OF WASHINGTON ) COUNTY OF KING On this day personally appeared before me, and , to me known to be the individuals described in and who executed the within and foregoing instrument, and acknowledged that they signed the same as their free voluntary act and deed, for the. uses and purposes therein mentioned. Given under Iny hand this day of , 19 Notary Public in and for the State of Washington, residing at Seattle My commission expires wp2 \covenant 900807 z 1 �w U 0. U) 0 J= emu.: wO u. co Dor J iI--- _ z� 0 Z F-' 2 O -. C1r-:. ww �0 O. . z: w U= 0H z Bellevue Land Use Code 20.20.590 section may not be used for any other purpose, except as authorized by a Temporary Use Permit issued pursuant to Part 20.30M or by other specific approval pursuant to the Bellevue City Code. F. Minimum/Maximum Parking Requirement by Use. 1. Specified Uses. Subject to LUC 20.20.590.G and 20.20.590.H, the property owner shall provide at least the minimum and may pro- vide no more than the maximum number of park- ing stalls as indicated below: Minimum Maximum Number Number of Parking of Parking Spaces Spaces Use Required Allowed a. Auditorium/ 1:4 fixed seats No max. or 10:1,000 nsf (if there are no fixed sears) assembly room/ exhibition halU theater /commer- cial recreation (4) b. Boat moorage, public or semi- public c. Financial institution d. Funeral home/ mortuary/religious institution e. High technology/ industry (1) f. Home furnishing- retail and major appliances - retail g. Hospital/in- patient treatment facility/ outpatient surgical facility h. Hotel/motel and associated uses: basic guest and employee Restaurant/lounge / bar Banquet/meeting rooms Retail: Less than 15,000 nsf More than 15,000 nsf i. Manufacturing/ assembly (other than high tech - nology/light industry) j. Office (1) business services/ professional services /general office 1:2 docking slips No max. 4:1,000 nsf 5:1,000 nsf 1:5 seats No max. 4:1,000 nsf 5:1,000 nsf 1.5:1,000 nsf 3:1,000 nsf 1:patient bed No max. 0.9:guest room 10:1,000 nsf of seating area 6:1,000 nsf of seating area 1:1,000 nsf 1.5:1,000 nsf 1.5:1,000 nsf 4:1,000 nsf No max. No max. No max. No max. No max. No max. 5:1,000 nsf 67 k. Office (2) MedicaUdental/ health related services 1. Personal services: Without fixed stations With fixed stations m.Residential: Single - family detached Multiple unit structure: One - bedroom or studio unit Two- bedroom unit Three or more bedroom unit n. Restaurant: Sitdown only With takeout service o. Retail/mixed retail/shopping center uses (3): Less than 15.000 nsf 5:1,000 nsf 5.5:1.000 nsf 15,000- 400,000 nsf 4:1,000 nsf 4.5:1,000 nsf 400,000- 600,000 nsf 4:1,000 nsf 5:1,000 nsf More than 600,000 nsf 5:1,000 nsf 5:1,000 nsf p. Senior housing: nursing home 0.33:bed 1:bed congregate care senior housing 0.5:unit 1.5:unit senior citizen dwelling 0.8:unit 1.5:unit q. Rooming/boarding 1:rented room No max. r. Wholesale, warehouse 1.5:1,000 nsf No max. s. Vendor cart 1:cart No max. Footnotes: Minimum/Maximum Parking by Use: nsf = net square feet (See LUC 20.50.036). (1) A property owner proposing a high technology light industry use or an office use (excluding medi- caUdenta.1/health related office) shall provide area for future parking so that 4.5 stalls per 1,000 net square feet can be provided, if the proposed initial installation is less than 4.5 stalls per 1,000 nsf. (See LUC 20.20.590.K.7 for design requirements). If at any time the Director of Community Development determines that adequate parking has not been provided through the initial installation ratio, the Director may require the installation of stalls designated as reserve parking up to the 4.5 per 1,000 nsf ratio to assure that parking avail- ability satisfies parking demand. Reserved parking areas must be clearly designated on the approved site plan and a document describing such area and the obli- gation to convert such area to parking must be recorded with the King County Division of Records and Elections and the Bellevue City Clerk. (2) A property owner proposing a medicaUden- taUhealth related office use shall provide area for future 4.5:1,000 nsf 5:1,000 nsf 3:1,000 nsf No max. 1.5:station No max. 2:unit No max. 1.2:unit No max. 1.6:unit No max. 1.8:unit No max. 14:1,000 nsf 16:1,000 nsf No max. No max. +'•]S!He!Yaw,gt+r'4g!e,�'t.P. ,t'Y... z : H W. 0 0. to 0 taw J x; CO w O: ZE g Q. N D • = a. W Z F O: •'Z • 2 'D 0 -A' :0 .tu W: 1-U' ujz U (1)' O. Z LIST OF REFERENCES APPENDIX G •�W 6 U U 0: p!. W W O;. ND'.. tu 10 i UN� O.. ,,: ..a':sT . o:. YaA'A:[a:s;l >�.'.a.�,u.ac::i,.. �r. .,...._.,...•.._. APPENDIX G - REFERENCES Bergman, David, Off -Street Parking Requirements. American Planning Association, Chicago, 1991. Brewster, Jeff, Tukwila Public Works. 1995 CTR Survey Results. DeConcini, Nina, Employee Commute Options (ECO) Rule, Oregon Department of Environmental Equality, March 14, 1995. Greenberg, Blayney Dyett, Planning and Design for Transit, Appendix: Model Zoning Regulations For Implementation of Transit Supportive Development Concepts, November 1992. Higgins, Thomas J., "Parking Management and Traffic Mitigation in Six Cities: Implications for Local Policy ". Transportation Research Reconi 1232, pp. 60 -67. JHK & Associates, Inc., Altematives to Single Occupant Vehicle Trips, Final Report, Emeryville, Ca, June 1995. JHK & Associates, Inc., Peak Panting Space Demand Study, Technical Report, Emeryville, Ca, June 1995. Kenyon, Kay L., "Increasing Mode Split Through Parking Management: A Suburban Success Story", Transportation Research Record 980, pp. 65 -69. King County Planning Directors, "Guidelines for Commuter Parking Policies ", pp. A9-Al2, 1993. Municipal Research & Services Center of Washington, Creating Transit Supportive Regulations: A Compendium of Codes. Standards & Guidelines, August 1995. National Parking Association, Recommended Zoning Ordinance Provisions for Parking and Off -Street Loading Spaces, Parking Consultants Council, May, 1992. Olympia, City of City -Wide Design Guidelines, Chapter 18.20, February 24, 1995. "Parking Supply Management Strategies Identified ", The Urban Transportation Monitor, October 27, 1995, pp. 2, 6 & 16. San Diego City of, Development Regulations, Parking and Transportation Facility Regulations, Chapter 14, June 30, 1994. Shoup, Donald C., "An Opportunity to Reduce Minimum Parking Requirements ", Journal of the American Planning Association, September 10, 1994. Shoup, Donald, Cashing Out Employer -Paid Parking, pp. 113 -139, 1993. Shoup, Donald C., and Pickrell, Don H., "Problems with Parking Requirements in Zoning Ordinances ", Traffic Ouarterly, pp. 545 -561. 1975 z aa2 J U U0 N0. w= J H-: w 0: u- Q = a =. z �. I- 0. z 1-. U • 0 0 -: 0 H .2 U, Ali C.) co z Smith, Steven A., and Hekimian, Alexander J., "Parking Requirements for Local Zoning Ordinances ", ITE Journal, September 1985, pp. 35-40. Staniewicz, James M., "New Directions in Parking Policy: The New Haven Experience ", Transportation Quarterly, Vol. 43, No. 2, April 1989, pp. 193 -213. Tukwila, City of, Ordinance 1660: Commute Trip Reduction Ordinance, 1993. Tukwila, City of, Off - Street Parking and Loading Regulations, Chapter 18.56, Preliminary Draft, August 10, 1995. Tukwila, City of, Technical data and analyses provided by the Department of Community Development, 1995. Tukwila, City of, Tukwila Tomorrow. Washington. Draft Comprehensive Plan, May 12, 1994. Tukwila, City of, Tukwila Tomorrow. Phase II Draft.Land Use Element. Urban Center, Department of Community Development, March 1994. U.S. Department of Transportation, Parking Management Tactics, Volume III, A Reference Guide, 1981. Willson, Dr. Richard W., Suburban Parking Economics and Policy: Case Studies of Office Worksites in Southern California, Final Report, September 1992, U.S. Department of Transportation, Washington D.C., 1992. Willson, Richard W., "Suburban Parking Requirements, A Tacit Policy for Automobile Use and Sprawl ", Journal of American Planning Association, Vol. 61, No. 1, Winter 1995, pp. 29 -42. bisztiMV:s:y::!:5=./FBr. Sri" w:• G� ;,•'r':'a`�::::i'a�'�r;�.?:kv.. a,,., ,.,....�.._.. .. z . � • W 6 J U; 00 CO ' N w =. � w w O; w z_; f..:. Z 0' U C)( w I U' LI MEMO ON PARKING FOR INDUSTRIAL/BUSINESS PARKS TP &E APR 2 4 1996 MEMO To: Planners From: Diana Painter Subject: Parking for industrial /business parks zz _I' Date: April 19, 1996 F' w In conjunction with the parking study, we've studied the parking for the mixed use developments -J 0 in the Tukwila Urban Center, which include the office and business parks, office buildings and w p complexes, and various types of retail outlets and complexes. The differentiation is made ' co ui, between business parks and industrial parks based on the average square footage of businesses _1 1- in the complex. In general, the business parks contain a mix of commercial services, retail, office N LL, and warehousing. The industrial parks contain a mix of warehousing, office and retail. There is w O; very little Tight industrial use in either development type. g a; The existing parking ratio is based on the existing parking for the complex. For the business 0 d parks, the existing parking ratio ranges from 2.5 to 3.75 stalls per 1000. In the industrial parks, H u.; the existing ratio ranges from 1/1000 to 1.25/1000. The parking based on use is an approximate z H calculation of the number of stalls that would be required in the development today, based on f- O' current codes and the current mix of uses. This figure is Tess consistent than the existing parking w w ratio. In general, however, the business parks are 'overparked' according to the current code, and 2 D the industrial parks are 'under-parked.' This would seem to indicate that the 8 p. p p types of uses v � planned for the business parks is the same as exist there today, whereas there is an increase in O —` o F- uses such as retail and office that require higher parking ratios in the industrial complexes. :w w!. F- V `: Z' Ili == O BUSINESS PARKS Andover Executive Center 1 340 -628 Industry Dr. Mix of office, services & retail Andover Executive Center 2 605 -774 Industry Dr. Mix of office, services, retail & warehousing Koll Business Center la 805 -981 Industry Dr. Mix of retail & services Koll Business Center 1b 800 -998 Industry Dr. Mix of services, office, retail & warehousing Total sf # Bus. Extg. Pkg. Pkg. ratio based on use 117,945 sf 50 3.25/1000 2.5/1000 119,509 sf 35 3/1000 2.25/1000 82,189 sf 26 3.75/1000 2.5/1000 117,360 sf 46 Koll Business Center 2 1000 -1164 Industry Dr. 170,002 sf 54 Mix of services, office, retail & warehousing 3/1000 3/1000 2.5/1000 2/1000 z. Koll Commerce Center 601 -699 Strander BI. 89,725 sf 55 3.75/1000 2.25/1000 Mix of services, office, retail & warehousing INDUSTRIAL PARKS Tukwila Industrial Center 1105 -1191 Andover Pk. W. 469,800 sf 22 1/1000 1.25/1000 Mix of light industrial, office & warehousing Andover Industrial Park #4 551 -583 Strander B. Warehousing Upland Drive Business Park 340 -378 Upland Dr. Mix of retail & warehousing 162,450 sf 4 1/1000 1/1000 106,060 sf 7 1.25/1000 3/1000 Upland Tukwila Industrial Park 305 -379 Upland Dr. 258,598 sf 6 1.25/1000 2.25/1000 Mix of retail & warehousing 1-\-114- Sheetl Mixed Use Developments Use #Bus. 1% of total # Emp. % of total Total S.F. In Urban Center 1 Warehobse/Offic&Park:11.:,.. •:. , . ,.:...1::, ...,...,,„-,,.....„,,,..-::4,-,......:-.4r4,......:-...:,,---,:41,---4. Tukwila Industrial Center ,,,•:,:,,;•;,.,,,, ,:',•:.:4•::: PG :.1,',,-1:1;.;;., : .:;:y.•.,,..:,•.., •,. ,,....,;.;.,.,.,. 41 18% 37 18% ; PO 5i 23% 56 27% 408'00 QP 11 5% 4 2% RD 1; 5% 25 12% imalg7,711"474714117,77717i.FRO vf...Vetriuutg-,s'aeativat.itt.IP' -,'.1 :,'IJAk.zaL Andover Executive Center 1 WD 7,,e7r..4 .;,iiim:;,; PO 111 50% 71;7507377:,..7.1,1FAWA iid1,64::::;a2L11.:ar.411 4-, 151 30% 88L 42% !-;..,,770:AWMFF:t47,77M ,TgaiLiiiiIMi' '4••.-,''''',4“', .,Wg, 97 38% - • „ , • .4%,..ot .-i- ' 117,945 CS 151 30% 571 22% RD 111 22% 741 29% PG 21 4% 10 4% WD 61 12% 14 5% 7,v.tvmar.47,.W.W.k.,4-'174,MMTAITgai774 fatit.atiaZITa,u,icada4i.,Wm•atra4';:=.-:.::::4115, Andover Executive Center 2 PS TRIP ..11-*.i,,z. PO - < 11 Ec17-711W1 P424.1.44:,i. 2% 0,40,7 ."'-., 20% 3 Egrgri"-1T,P.-7 a.;:x41.t,z,t,.• 67 1°/0 it'*:' - , ...e.o.,,10,..dzwe'd 25% IBM""falf,751°‘: ai - >, • ,- • -„-:, 119,509 71 CS 71 20% 26 10% RD 71 20% 91 34% PG 4; 11% 25 9% WD 81 23% 48 18% PS 1 i 3% 1 0% tr7in7j. 7:7773774.M7,T. M7-7i:;77.777:7 faitilil.tarzaaLlit, .,ii;;;:,L1 Koll Business Center 1b QP •I-P: CS 1; 3% .7M7Kr,,•r7:77Tira: 161 35% 10 4% ,6Ti Rii77.,,:-T,M777 144 52% I'MV,477-41.7. 117,360 PG 3: 7% 26 9% PO 61 13% 29 11% RD 101 22% 49 18% WD 81 17% 18 7% QP. 21 4% 9 3% .V.PtMLOSitref • ,'-.4%..4. 't.'"''';7- ' ' Koll Business Center la PS TM PG 1 2% iMV-&.:AVIRsktI 3 12% 1 !litr"iitrttMeit4 8 0% 4% ...'::,,,:!=-°"...Nta'1-- 82,189 RD 8 31% 67 37% WD 4 15% 8 4% CS 7 27% 50 27% PO 2 8% 17 9% QP w CS 21 - .1,&421.1.4.17,1/04 8 8% ' At 14% 33 4.1IRMIMOS.V. 29 18% 12% ;4111g4,11e la*. ::IMSTaf-• ,MV,,,:::.1- .:';It;::;:iitiOLIN1::.• 170,002 Koll Business Center 2 PO 12 20% 73 29% RD 9 15% 33 13% WD 25 42% 93 37% PG 4 7% 15 6% 4*.iift*,:alittallAMS 'TIMM Andover Industrial Park #4 QP PG 11 • f' riVAWAAVirW . 2% 25% 9 4% 041•SIPX-017W 57 50% .Z3V.42:142fi,. 162,450 WD 3 75% 56 50% Koll Commerce Center A,B,C,D,E,F 3 8 15% 38 16% 89,725 CS PG 4 7% 25 11% PO 19 35% 61 26% QP 2 4% 4 2% RD 10 18% 45 19% WD _ 12 22% 62 26% Page 1 • Sheetl at w..w• t. •Y "..1 1 4 .4 as<::*•'n:: ': '..;, ::: : n .': t >: • :':.t. :r.:.,'• :4 <`< : »l • t: : . i .. ti • :i' t'•:sr2� ' 9''. :Sa _ . . . Upland Dr. Business Park », >. RD sh' : :�,< ;•At . *e,.:. � rn , :r * Ia a i• �i.uGC : r 5 71% ti wai�1 4 1 � :3 .:i..,: � �, ¢ o M w. < 1. , 61 79% lXr 2j ti k i* 106,060 W D D � " J " ,r PG 2 29% 16 t { „..n � J� 8 21% . , f^: ;1: r ' :.'tr'e, i M' � - s iLiW£°11. h r: 17, �u mZ� o -wf wiT«: Jry: t � k ul Ytw<t0.^iarXuwiY .i.u. Upland Tukwila Ind. Park � .4V .:W.rr'u ° 1 N'- � y 4 v i $, .wi f:i u. iYfi 17% t rhs ii t ' - 1 1y :i41,,sM!1 y: :3 9% PO 1 17% 12 13% 24859$ RD 2 33% 53 58% W D 2 33% 19 21% Office Buildings ' y � Puget Sound Blood Center :H+...� CS 7 r «u«..,.t : 24% ..... {,..,.,...,..wwu,6 25 3 M . • xf.,,. • ,1 .1.i,:;,:;! }i ,a....,,.i .. 23% 31,492 PO 18 62% 59 54% PS 1 3% 11 10% RD 1 3% 1 1% W D L: PO 2 7% i', " -• �, e,` ;j ^ t i ..nt «fr. f�i /a ZL? s¢v , 80% 14 �s s9' Yu 12 13% ?:a ,lL>.0 IN i �.m? i i Tar*. 1. yL. e: s �ii <�•,�S 44 .. "x, .. , 71% 5,610 v, ^ +� .a "`..<•<, rl»:.Y7..�.s « ^ 3 �.".. , ti . nr1 ,.¢f”: i Rt7' '2� � r �rw :s ,: Y1irss,Zaw w�; U.z*,:u : Tempo 20 RD 1 10% 1 6% W D .• ,-;�'4."M ....i.,,w. '. CS 1 `,4.41, 14.73 f 1 tWx J: .{ i <. «i:t'•itk.ii�,:.Wil,::/.'ksi.4+ 20 10% %.1;. , ra!_ryy �'"`si?' ,HO ^jiM �'f.�, :'{` •,.! K'Aiia.i>:J`�Inw 42% 4 '��t}•i77;r .> wr.sYV�.7 A a .4..'.?3i�t i�. waUaiS�"aiww.w...•.V 175 24% • 'i 47,7 � % ,4f .''-,'Q!rin i,.X :f.� „• �i , 1. ' }•'% L, 7W%w, Hlitt`Y. Ti 61. ' `'%1 >'?: •� sa. 1`?a41',-t t''' . a' :.w�ki . .w V+rtu .f,csfou.ti:twfi ' 38% 175,330 ,.y •,. � ,t«L'Ci,,Si5'�'"}}�,i((;4*'• s;"! F%'M y�rrrrtil. a: sW.�!„a •>.re•^ • L`N}�i:, yz.; �tial. .� N..r '«4; Y }0.tr r74a�.> I L`ta Tit L a w...� X .( �ii� ..rraK,t'I<S�Lw,..iw�.�i.Y.a; ��itii'« '' `•,:`q )+i'kwwCw.a.w” i:: Riverview Plaza PO 12 25% 142 31% P W 3 6% 31 7% QP 1 2% 31 1% W D 4 8% 17 . 4% PG 2 4% 59 13% PS . 2 4% 81 2% 12ATZ ',77417:::.e.:7,-TA t <t' ty q.{ »:... _.*.,.. . _....,i ` .w_ uia..,1..k Iwiew.kt�aw„ Andover Industrial Par k/Med Center t R D >. CS 4 s„ r »M:*1 ,,.,...... .r 181 8% i..�•.n, . a ar'7 ,,.n,`?Mar. idsa ' t 100% 261 6% t„, •>; .,.: r"tr»n4arrr:`=ig i y i'^aear.; .: : . s+. ,s, '}4 '+P ` J t+ • 88 100% 33,780 .. .. ...... •_f: # >.)v. ).. ._..d... RegionaiNMail ,._ ...� , Pavilion Mali .. ; <`e� PO - .w..+Z..{w, '>,.,««.,,k4.iSii.Y.,, 1l 4% :..•wtiwt:': .?N, �r 5 �' yA "i'' 0. kr ...d.r. .w A .wi ,,,,..:S,i� �':t> 2% 265,000 ;�itt' f � xL mac, i8s `f"i.: ' �i•�r` !�'- '. " c 3i7 >µ. :Ya s "Faiv��;N �p Southcenter Mall RD •i�"•4'r 7:,L" CS 23 rL''7k'tc:t ?� } }r.•a �•�%iT- 12 96% 300 ,,r S%F,A iS 63 98% st� Y�t3. S ,.-. _, rats'%`.` -"' Y,41�2 °tail �'4:i �K,y� }�i ,.s�•.� ',i?, :iez # >lr „�t' +i<tK+ 2% 1,628,520 ry. i t a T'.e2'�. 7% PO 1 1% 73 2% RD 169 93% 3250 96% .. .... .. .. ••:. ^.�..v.r•':.;;:•,y..c�y +.. .iK :;::'.k .;;.:: +.:'..:, ..:. i'i <: �. .t fi;..a. a :.. s,:.r..:•5 .s, ?a. <., .: Strt :M Ii xtf� ., ,; ;. t .;s «¢ ..........,.� � �F:L.C?,�K�'>< {FSl � fr 1� Lx':ku ::... '.a.: s.�,x..<i, ..s-.. Southcenter Place ': ^.".�:;;,,.::i ,�.:;.:a r.. 3 z •x. <,. �i�cfw CS is Yt. •w ,. <i;.. ,.3G ,,,,� y3c¢> s: i? twi.{ 8 .: a• :�: � ..y;;:G:a. Y ^.. .5.:. 'ew,YY'..... ag'f' . e.`a% ;f +�.� e F �fI%1 s., . if�7 : � "F'•r;u•� ¢,.3^... „G�'z: �.ri ,,.,t. =r s: � ss : �r a u,t � • a . 1 tr i,; . ux :.�:t.«tiiiwYt::�ii. °i �it..iilRy.a.Yat« i:¢ ":ztc ��Ya "� iou'�+rtl �P� .SSM3.ii11aLik[iy>k..Law,tl:: 32% 68 34% 66,955 PO 16 64% 132 65% � w a4 ?}' „"'+"� elff c�tttv,t 7 �,,Q�i-uy,'' j j ii a < �,��s:S iEN'Y:'yRS 'U ��" fY�X��Ail. •���. QP it :� CS 1 N�,.. �::t1is Tj;..- 2 4% 2 1% •' f,x ., � yv,;r.:..� ^•s4 "tea ta'-�}M �'fi, ��[,}.X,y },"�+a,,,'y i` i l ” _ �h., y, .j 1f;. YS%8 'M'l_?:it,�'i. ?'%�', z:� ^'. fr+_.<- �.,�.�tS`:. ':_`.,^.ix� 8 9% 44,680 t:. ...;'a5 , }�+y.�I' i{ , �.C” � 14% Center Place t~+ 'i f �t fa 1 x Parkway Plaza RD ,�!. CS 12 86% 79 91% ;' '<i`�'✓Ygi. -: kf yl, 1tl S 1. ,.'lti sK 5 345,795 *i * 3 �� .ii` ypy . yxfX t t4 ,5,4 w _ ?.y 9% 8 p, x'j s',,, .i.0e, ,---, : 3% ''}} „<n" : Sf. fr.1`.•F i k�+f� ir Y: f�.. �S1 3�"�,EFV2�.b,���•a`E'SC�F�i?'i' I�' RD '.�T..r:� CS 29 91% 310 :. �p�' >��� 6 97% P,: ha, er.. s .-^ . .f 4�+ 2'� ~- �r� =r�� 4 �it r. ,NA^�rf•¢R�r eC:: �:r i -.ii. .. 2% 171,663 i y � � ? "e is 2 ,.r_ 1t;" . � ((������ e.�r'r`:•9'C">:`'{ {; • 11% Southcenter Plaza RD 17 a. ,' litI 1 89% 310 gr nMsv... b�� '". 6% 2 98% ,A14,4.,,..1- g . 1% 96,795 y N- f--:'1;1" 4 i y A r" i4i� 175 CS Parkway Square tZ-i u4` i , ids•...... :s 7 .-61 L `t- RD 15 .,v ,, r,,, 94% _ �, L u +Y sar 167 t. tf..• ' ' 2 99% ' 014w ..i: 2% �.`'tP ...'i .' �, , Southcenter Retail 2 PG 1 9% 28,006 RD 10 91% 98 98% Page 2 • .1 Sheetl tliS*1134,01:601h§:#51641q#nteita Tukwila Park /7-11 Mi. CS ZCTS2A.&211'1''. 4 25% ..'•.<'/X:Z;1)1:."fl.,... -:,:c,,, 16 22% ,..;.„,,„„u,-?•(“'• ::::.- 27,761 PO 3 19% 6 8% RD 9 56% 51 70% KEY I PS Public Services QP Quasi-Public WD Wholesale Distribution RD Retail Distribution HM Hotel/Motel I PO Professional & Semi-Professional Office CS Commercial Services I PG Processing 1 I iir01:'..CA .t•-••••-.1;y" 0,1 Page 3 GrN r�r I Retail Parking Survey in Urban Center TYPES OF RETAIL 'Square 'Parking Existing 'Required 1 Deficit or 'Theater BUILDINGS IN CBD footage ratio parking 'parking !surplus 'Seating 1 I • 1 ! _ reestan n fetal - de "O1 0 'e ,r W-`.,. 641 x.. r ,:;; _ r^'' ^� Kinko's 1 16,076 4/1000 42* -221 Paper Zone 22,800 4/10001 501 91! -411 Skarbos 1 23,422 4/1000 511 931 -421 Computer City 24,600 4/10001 66 981 -321 Office Depot 25,380 4/10001 621 1021 -401 Sears Homelife 30,320 4/1000 1051 1211 -161 Pacific Linen 34,714 4/1000 481 1391 -911 .trees'- n'. l `a e : p 000 = `r �r : ::; ;; &#tt ' r.�' 5g14 �.:: r; 1671 3521 -1851 Circuit City 88,076 4/10001 Future Shop /Best 84,065 4/1000 225 3371 -1121 Home Depot 146,506 4/1000 685 5861 99 Eagle 154,633 4/10001 4561 619! -1631 Costco ego..a y 222,968 yt x *' 4/10001 1,,y!!. " 589 A. y Y• .. 1: . 8911 i .. -3021 _ { '�� : . . 6; . . 1d . rI 3w ;a : Pavillion Mall 1 265,0001 4/10001 1520 10561 4641 * Espresso 120 I 1 * Frankfurter 300 1 1 * Pizza Haven 600 I ! *Retail Space 263,980 1 1056! 1 Southcenter Mall 1,628,5201 1 71661 7859; -693! * Ruby Cafe 4,480 "5/1000 ; 1 * Mrs Fields Cookies 1 654 "5/1000 ; * Baskin Robins 720 "5/1000 1 ( *Sabo, 1,800 "5/1000 1 1 * Pretzel Time 1 441 * *5/1000 1 1 I • Food Court 25,000 * *5/1000 1 I * Theater 28,520 * *5/1000 141 I 1,224 • Retail Space 1,595,425 , 5/10001 79771 �, � �.i.•�.. rU .: pi�ia -+=7 -' i, ..y 1 1 {, ,. • ` ?' 4/1000 232 •, I.F.- ....;� 4 ir= 112 Y;..�. -., ,:! r �� ;44, /s~:4, 120 5'4vc,. �" =!l .�'. Y,z• Southcenter Retail II 28,006 Center Place 'iicS., N • 5611.•:' r1,1L•11 . a,7.0Ff 44,680 j ' 1 1 1 {� 4/1000 .Y1 4/1000 154 ,��, ;: .. 4801 1791 S; ,. f'`i:,. 387 25 ��' �1 "s'.,:7,.:. $+ �^dr �.%`�jl�,i Titi: Parkway Square 96,795 93 Segale Retail Mall 108,000 4/10001 486 432 54 Park Place 163,629 4/1000 840 6551 185 Southcenter Plaza 1 171,663 4/10001 750 6871 -63 Parkway Plaza -@ 1 303,1101 4110001 1536 11611 3751 • Red Robin 8,400 * Azteca 5,200 * Cucina Cucina 6,500 * Theater 22,585 * *4/1000 29 1,700 * Retail Space 283,010 1132 • • q o • 1. Tukwila Park • • • 27,761 ".T.., 4/10001 W . 7Y,4 �� ':Ge eY: .��. gin' ... � .. 152 1111 .; ^�"-.n'�l rt�t�1-� ••kri�Ri:.y`�'i., :�Y 41 3w'rL �. rnty "ii.R+ti,. ...,. 1 * Does not include shared parking arrangement "5/1000 + 3 stalls per 100 seats over 750 seats for theater, minus 4/1000 sf of restaurant 1 1 1 I "4/1000 + 3 stalls per 100 seats over 750 seats for theater, No restaurant factor .@ = Parway Plaza Parking was calculated using shopping mall requirements 1 Prepared by Department of Community Develop 3/20/96 Page 1 �.yy�r wry. �w+ s•. MY\ wgvMV .w2�Mm<•R�.v_«nMh.N^•!N'f.'YI ; eq4.•? N• Kf. �ufkfb, Y+ rnw++. w..- rw..,+ n•.•.. s......« ...:.........«...... ..�wr..+++n...mrMSt¢KT..'phMMl� Y1u'.':Y trY.vm�.n.n.....",. ...