HomeMy WebLinkAboutPermit L92-0045 - CITY OF TUKWILA - PARKING CODE AMENDMENTL92-0045
CITY OF TUKWILA
PARKING CODE AMENDMENT
COMPREHENSIVE PLAN AMENDMENT
COMPREHENSIVE LAND USE PLAN
DESCRIPTION OF PROPOSAL:
AMENDMENT TO TMC SECTION 18.56.050, TABLE 4:
PARKING REQUIREMENTS FOR PLACES OF PUBLIC ASSEMBLY
AND PRIVATE CLUBS. THE. CODE WOULD BE CHANGED
FROM 1 SPACE PER EVERY 4 PERSONS BASED ON
OCCUPANCY LOAD TO REQUIRING THAT PARKING "SHALL
BE DETERMINED BY THE PLANNING COMMISSION ".
PROPONENT: CITY OF TUKWILA, DCD
LOCATION OF PROPOSAL, INCLUDING STREET ADDRESS, IF ANY:
ADDRESS:
PARCEL • No:
SEC /TWN /RNG:
LEAD AGENCY: CITY OF TUKWILA FILE NO: L92 -0045
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.
* * * * * * ** * * * * * ** * * * * * * * * * * * * * * ** fir************ * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
This determination is final and signed this _45 day of
199
CITY OF TUKWILA
DETERMINATION OF NONSIGNIFICANCE (DNS)
. Rick reeler, Responsible Official
City of Tukwila, (206) 431 -3680
6300 Southcenter Boulevard
Tukwila, WA 98188
You may appeal this determination . to the City Clerk at City Hall, 6200
Southcenter Boulevard, Tukwila, WA 98188 no later than 10 days from the
above signature date by written appeal stating the basis of the appeal for
specific factual objections. You may be required to bear some of the
expenses for an appeal.
Copies of the procedures for SEPA appeals are available with the City
Clerk and Department of Community Development.
Washington
Ordinance No. /4 . 3 6,
City of Tukwila
COMPREHENSIVE LAND USE PLAN COMPREHENSIVE PLAN
ZONING CODE AMENDMENT
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF TUKWILA, WASHINGTON, AMENDING
PARKING REQUIREMENTS FOR PLACES OF PUBLIC
ASSEMBLY AND PRIVATE CLUBS IN TUKWILA
MUNICIPAL CODE SECTION 18.56.050, TABLE 4.
WHEREAS, current parking standards for places of public assembly and private
clubs refer to the Uniform Building Code occupancy loads, and
WHEREAS, occupancy loads are for the purpose of establishing safe exits from
buildings, and
WHEREAS, the Uniform Building Code does not link occupancy loads to
parking purposes, and
WHEREAS, the proposed change to the parking standard provides for a range
of required parking to ensure that adequate parking is provided for a specific
development project, and
WHEREAS, the Director of Community Development (Director) shall determine
the number of parking spaces required for places of public assembly, and
WHEREAS, in making a parking determination, the Director may consider
parking studies and /or other available technical information related to parking and use
type. Such information must demonstrate the number of parking spaces necessary to
accommodate the use during peak hours, and
WHEREAS, the Director may further apply conditions to parking
determinations to ensure parking adequacy for the life of a project. Conditions can
include mechanisms such as shared parking agreements, and
WHEREAS, decisions by the Director will further ensure that the proposed use,
and parking areas are designed to be aesthetically sensitive and compatible with
surrounding land uses,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Required Parking Spaces. Section 18.56.050, is hereby amended to
read as follows:
18.56.050 Required Number of Parking Spaces. The minimum number of
off - street parking spaces shall be as follows for the listed uses in Table 4 (see
next page):
Single - family and multi - family dwellings
2 for each unit including R- I,R -2, R -3, R.4 and RM11 dwellings
Business and commercial buildings
2.5 for each 1,000 square feet of gross floor area
Churches, mortuaries and funeral homes
1 for each 5 fixed seats
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
Food stores and markets
I 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
Industrial building:
I for each I,0110 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 floor area
Outdoor sports areas or parks
Shall be determined by Planning Commission
Places of public assembly, including auditoriums, exhibition
halls, community clubs, community centers, theaters, and
private clubs.
The Director of Community Development shall determine the number of
required parking spaces within the following range:
Minimum of I 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
adminstered 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 floor area
Public facilities, including libraries, police and fire stations
Shall be determined by the Planning Commission
Restaurant
I for each 100 square feet of gross floor area
Schools, including elementary, junior high, private and
parochial 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 every 1,000 sq. ft.; restaurant factor — minus 4 stalls per 1,000 sq. ft.
of gross restaurant floor area; theater factor — plus 3 stalls per every 100
scats over initial 750 seats
400,000 —599,999 sq. ft.
4 to 5 for every 1,000 sq. ft.. per linear progression; restaurant factor — no
additional parking; theater factor — plus 3 stalls per 100 seats over initial
750 seats
200,000- 399,999 sq. ft.
4 for every 1,000 sq. ft.; restaurant factor — no additional parking; theater
factor — plus 3 stalls per 100 seats over initial 750 seats
100,000 — 199,999 sq. ft.
4 for every 1,000 sq. ft.; restaurant factor —plus 6 stalls per 1,000 sq. ft. of
gross restaurant floor area; theater factor —plus 3 stalls per 100 seats over
initial 450 seats
25,000 - 99,999 sq. ft.
4 for every 1,000 sq. ft.; restaurant factor —plus 10 stalls per 1,000 sq. ft. of
gross restaurant floor area; theater factor —plus 3 stalls per 100 seats,
provided cinema occupies 10% or more of total gross leasable area
Taverns
1 for every 4 persons based on occupancy load.
Table 4
Section 2. Severability. Should any section, subsection sentence, clause or phrase
of this ordinance or its application to any person or situation be declared
unconstitutional or invalid for any reason, such decision shall not affect the validity of 1
the remaining portions of this ordinance or its application to any other person or
situation.
Section 3. Effective Date: This ordinance shall take effect and be in full force five
(5) days after publication of the attached summary which is hereby approved.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUIKWILA,
WASHINGTON, at a Regular Meeting thereof this �g �-) day
of 14 J ,1992.
ATTEST /AUTHENTICATED:
if i �• �iLcLG•
/J� ne E. Cantu, City Clerk
APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY:
By lk
FILED WITH THE CITY CLERK: ? -,2 4 y
PASSED BY THE CITY COUNCIL; 9..?
PUBLISHED: /o /9 /jo2.
EFFECTIVE DATE: /v // Se/X.
ORDINANCE NO.: /636
Published: Seattle Times - 10/9/92191._./
SUMMARY OF ORDINANCE NO. /6 4
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF TUKWILA, WASHINGTON, AMENDING PARKING
REQUIREMENTS FOR PLACES OF PUBLIC ASSEMBLY
AND PRIVATE CLUBS IN TUKWILA MUNICIPAL CODE
SECTION 18.56.050, TABLE 4, AND ESTABLISHING AN
EFFECTIVE DATE.
On 9/- , the City Council of the City of Tukwila passed Ordinance
No. /(;-,39' , amending parking requirements for places of public assembly and
private clubs in Section 18.56.050, Table 4 of the Tukwila Municipal Code, providing
for severability, and establishing an effective date.
The full text of this ordinance will be mailed without charge to anyone who
submits a written request to the City Clerk of the City of Tukwila for a copy of the text.
APPROVED by the City Council at its meeting of 9/ FAA .
.rc - 7c c,
e E. Cantu, City Clerk
a Wn k
..
BACKGROUND
City of Tukwila
John W. Rants, Mayor
Department of Community Development Rick Beeler, Director
TO: Mayor Rants
FROM: Rick Beeler, DCD Director
DATE: September 10, 1992
SUBJECT: Parking Code Revision
MEMORANDUM
The overall objective of the proposed change to the parking code is to provide parking to meet the
needs of a particular type and scale of a project. Parking based on occupancy loads has no
bearing on parking demand of a particular use. Places of public assembly are unique and are
deserving of special consideration in arriving at adequate parking numbers (see staff report
attached).
Proposed changes to the parking code were discussed at the August 24 committee meeting
and are highlighted below.
In summary, the Committee felt the proposed language sets a maximum number for parking
at 1 space per 100 square -feet of assembly area, while allowing flexibility to reduce the
maximum amount. Concern was expressed for situations where there would not be enough
parking for uses which may be expanded or which may change in the future.
The Committee also suggested that a range for required parking be provided while still
allowing the Director of Community Development to reduce or increase the number of
parking spaces dependent upon the type of use and the parking demand generated.
Also discussed was having an applicant set aside additional land area for two reasons:
1. the additional area would accommodate future parking needs when demand increases
due to project phasing, or
2. if a change in event types occurs. The Committee suggested that these set -aside
areas should be landscaped.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
2. Event schedule :
a. frequency of events
b. event type
c. maximum daily attendance
d. number of days
e. event overlap (set -up /tear -down)
By allowing for Director discretion to approve parking for places of public assembly,
conditions of approval such as landscaped set -aside areas, additional parking and shared
parking could be required.
The recommended code revision allows for submittal of parking studies because they serve
to identify the proposed use, parking demand and how the parking demand would be met.
Parking studies typically include the following:
1. All uses proposed for a facility including indoor and outdoor events;
3. Peak hour and peak hour attendance;
4. Cumulative parking demand based on peak periods by day and by hour;
5. Discussion of whether shared parking opportunities exist, where and by what
mechanism would they be provided;
6. Mode split;
Indicates whether site served by transit; shows the percent of attendees expected to
use auto, bus, or walk;
7. Expected vehicle occupancy.
Although the Committee suggested requiring 1 space per 60 square feet of assembly area,
staff has found that most cities who now require 1 space per 100 square feet of assembly
area find the resulting parking amount to be excessive (see staff report attached). Parking
should be based on the unique characteristics of the use, the site and the location.
Proposed Code Revision:
Required parking for places of public assembly:
A minimum of 1 space per 100-square-feet of assembly area.
The Director of the Department of Community Development may approve a reduction to
the required number of parking spaces down to 1 space for every 200 square feet of
assembly area provided either of the following criteria below is met:
•
Informational:
BECE
pa 2.5 1992
C oP
Dv 'resent: Dennis Robertson, Chair; Steve Mullet, Charlie Simpson
Wally-Rants, Don Williams, Denni Shefrin, Jane Cantu, Ann
Siegenthaler, Rick Beeler, Lucy Lauterbach; Ross Tunnell,
Jim Nelsen and two accompaniments
Community Affairs and Parks
August 24, 1992
Agenda
items: 1. Interurban Trail Long held plans for the Interurban
Trail running down the old Interurban Train right of way
are ready to be built now. In 1977 King County secured an
easement for this trail. Subsequently, Puget Power has
leased portions of this easement, with the understanding
that the trail easement was always the ultimate use.
Helen Nelsen has one of these leases for grazing horses.
It's unfortunately on both sides of where the trail is
planned. Options for a gate across the trail to let the
horses on either side occasionally, were talked about. In
the end, Charlie suggested the trail be moved to the back
of the property to accommodate Ms. Nelsen. The Nelsen
representatives will check with her about that option.
the committee will try to work something out for Helen,
but the bottom line is that the trail will be built.
Plans are to go out to bid the first of the year. Wait
to hear from Ms. Nelsen and Parks on the alternative
configuration.
2. Newspaper of Record The City Clerk had estimated she
could change the city's newspaper of record by October
1st, and that it might cost about $3,000 more to
advertise in the Times rather than the Valley News. Wally
noted the cost had to be weighed against the coverage,
since over three times as many residents take the Times
than the Valley paper. Jane said the Sunday paper is
really expensive in the Times, but it's the copy the most
people read. The committee was willing to spend more
money for the paper in order to get more coverage for the
city's news. Recommend change of newspaper to 9/14 COW.
3. Parking Regulations Staff had prepared a new
ordinance for parking at places of public assembly since
the committee's last discussion of the issue. The
committee did not like the new ordinance, saying it did
the opposite of what they'd wanted. The committee spent
time talking about Tukwila's economy which is based on
the car; avoiding Bellevue's problem of building
developments with no parking that results in huge
problems; and trying to comply with GMA which says reduce
car use and parking. Charlie was interested in getting
developments to put in garages instead of flat acres of
parking. Steve liked the idea about building a minimum of
parking but reserving undeveloped space which can be used
to add parking if the need arises. Dennis was not
interested in changing the code to accommodate only one
developer. He also thought you couldn't rely on public
mass transit until the projects ere practically built,
since we don't know where, when or whether anything will
be built.
In the end, staff was asked to come back with a minimum
and maybe a maximum, to preserve flexibility yet insure
there will be enough parking. Park your car and come back
for another parking discussion next meeting.
4. City Shops Screening Shops has a plan to screen their
shops property better from the trail. Charlie was happy
this had finally come to pass. Others noted beauty bark
was what the City was trying to avoid, but the project
sounded reasonable. Committee approval of screening
project.
5. Tree Preservation Ordinance
When Dennis asked for reactions to the ordinance, he
indicated he wanted an ordinance strong enough to do
something. When he asked the others what they wanted from
the ordinance, Steve hauled out a chainsaw, and no
further statement was needed.
Dennis and Steve hadn't really read the ordinance
carefully, so they asked the staff to give an overview.
Ann explained they worked with the old ordinances, other
cities' ordinances, urban forester, Gary Schultz, and
many others to put forth this new version. The TPO, which
Wally prefers to call the Landscape Enhancement or LEO,is
the third part of a triage, with the SAO and Land
Altering Ordinance (LAO) the first two parts and this
third completing the environmental ordinances.
The main guts of the ordinance are in the Exemptions;
Permit Materials, and Permit Criteria sections.
Reschedule.
City of Tukwila
Department of Community Development Rick Beeler, Director
M E M O R A N D U M
TO: Community Affairs Committee:, -
FROM: Denni Shefrin, Associate Planner
DATE: August 20, 1992
SUBJECT: Parking Code Revision
John W. Rants, Mayor
Two key issues were raised at the Community Affairs Committee
meeting held July 27th regarding the proposed change to the parking
standards for places of public assembly:
1. There would be no minimum standard or minimum amount of
required parking; and
2. That the Planning Commission would have authority to determine
required parking.
Based on the committee's discussion and further staff research, a
second draft ordinance has been prepared for your review (please
see ATTACHMENT B). The primary changes include setting a minimum
parking standard of 1 space for every 100 square feet of assembly
area and giving approval authority to the Director of Community
Development. The Director's decision shall be based on either of
following criteria:
a. Documentation supplied by the applicant regarding actual
parking demand for the proposed use, or
b. Evidence ir! "available planning and technical studies relating
to the proposed use.
Other changes include reverting back to the current code as it
relates to required parking for outdoor sports areas or parks and
public facilities including libraries, police and fire stations.
63(,0 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 - 3670 • Fax (206) 431 - 3665
ATTACHMENT B
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, RELATED TO PARKING REQUIREMENTS AS THEY PERTAIN TO
PLACES OF PUBLIC ASSEMBLY AND PRIVATE CLUBS AMENDING TUKWILA
MUNICIPAL CODE SECTION 18.56.050, TABLE 4.
WHEREAS, current parking standards for places of public assembly and private clubs
refer to the Uniform Building Code occupancy loads, and
WHEREAS, occupancy loads are for the purpose of establishing safe exits from
buildings.
WHEREAS, the Uniform Building Code does not link occupancy loads to parking
purposes.
WHEREAS, requiring 1 parking space for every 100 square feet of assembly area for
places of public assembly and private clubs provides a minimum standard for these types of
facilities.
WHEREAS, by allowing the Director of Community Development to authorize a
reduction to the minimum parking standard provided one or both of the below criteria is
met provides an opportunity for individual proposals to demonstrate parking adequacy,
design integration and parking alternatives such as shared parking:
a. Documentation supplied by the applicant regarding actual parking demand for the
proposed use, or
b. Evidence in available planning and technical studies relating to the proposed use.
WHEREAS, Because of the uniqueness of these types of uses, the City would rely on
independent parking studies to better evaluate the number of parking spaces necessary to
accommodate the use both during peak and off -peak hours.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO HEREBY ORDAIN AS FOLLOWS:
Section 1. Required Parking Spaces. Section 18.56.050, is hereby amended to read as
follows:
18.56.050 Required Number of Parking Spaces.
The minimum number of off - street parking spaces shall be as follows for the
listed uses in Table 4 (see next page):
•
Single - family and multi - family dwellings
2 for each unit including R -I, R -2, R -3, R-4 and RMH dwellings
Business and commercial buildings
2.5 for each 1,000 square feet of gross floor area
Churches, mortuaries and funeral homes
1 for each 5 fixed seats
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
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
Industrial buildings
1 for each 1,000 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 floor area
Outdoor sports areas or parks
Shall be determined by Planning Commission
Places of public assembly, including auditoriums, exhibition
halls, community clubs, community centers, theaters, and
private clubs.
1 for every 4 persons based on occupancy load
1 for every 100 square feet of assembly area. The Director of the
Department of Community Development may reduce the number of
parking spaces required provided either of the criteria below can be
met
a. Documentation supplied by the applicant regarding 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 floor area
Private clubs
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
Schools, including elementary, junior high, private and
parochial schools
1.5 for each staff member
600,000 sq. ft.
or larger
5 for every 1,000 sq. ft.; restaurant factor — minus 4 stalls per 1,000
sq. ft. of gross restaurant floor area; theater factor — plus 3 stalls per
every 100 scats over initial 750 seats
400,000 - 599,999
sq.
ft.
4 to 5 for every 1,000 sq. ft. per linear
progression; restaurant factor - no additional
parking; theater factor - plus 3 stalls per 100
seats over initial 750 seats
200,000 - 399,999
sq.
ft.
4 for every 1,000 sq. ft.; restaurant factor - no
additional parking; theater factor - plus 3 stalls
per 100 seats over initial 750 seats
100,000 - 199,999
sq.
ft.
4 for every 1,000 sq. ft.; restaurant factor -
plus 6 stalls per 1,000 sq. ft. of gross
restaurant floor area; theater factor - plus 3
stalls per 100 seats over initial 450 seats
25,0 00 -
99,999
sq. ft.
. ,
4 for every 1,000 sq. ft.; restaurant factor -
plus 10 stalls per 1,000 sq. ft. of gross
restaurant floor area; theater factor - plus 3
stalls per 100 seats, provided cinema occupies 10%
or more of total gross leasable area
Taverns
1 for every 4 persons based on occupancy load.
Shopping center (mall), planned, per gross leasable floor
area size, as listed below
eee� = existing language
underline Q new language
Table 4
Section 2. Severability. Should any section, subsection sentence, clause or phrase of this
ordinance or its application to any person or situation be declared unconstitutional or
invalid for any reason, such decision shall not affect the validity of 1 the remaining
portions of this ordinance or its application to any other person or situation.
Section 3. Effective Date: This ordinance shall take effect and be in full force five (5)
days after publication of the attached summary which is hereby approved.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
at a regular meeting thereof this day of ,1992.
ATTEST /AUTHENTICATED:
Jane Cant, City Clerk
APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY:
By
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NO.:
John W. Rants, Mayor
CITY OF TUKWILA
ATTEST /AUTHENTICATED:
Jane E. Cantu, City Clerk
APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY
WASHINGTON
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF TUKWILA, WASHINGTON, DESIGNATING THE
SEATTLE TIMES AS THE OFFICIAL NEWSPAPER OF
THE CITY FOR THE PURPOSE OF PUBLISHING
ORDINANCES AND LEGAL NOTICES.
WHEREAS, the City of Tukwila is an optional municipal code city organized
under the provisions of Title 35A RCW, and
WHEREAS, RCW 65.16 lists the qualifications of a newspaper for serving the
purpose of publishing legal notices, and
WHEREAS, the City Council has determined that the Record Chronicle no
longer serves the City adequately because its distribution does not encompass the entire
corporate limits of the City of Tukwila, and
WHEREAS, the Seattle Times (South Edition) covers City of Tukwila events, and
is distributed throughout the entire City,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO HEREBY RESOLVE AS FOLLOWS:
Section 1. The City of Tukwila hereby declares the Seattle Times (South Edition)
to be the official newspaper of Tukwila, for the purpose of publishing ordinances and
other notices required to be published by law.
Section 2. This resolution will be effective October 1, 1992, and all legal notices
originating on or after this date shall be published in the Seattle Times (South Edition).
Section 3. Resolution 966 is hereby repealed.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, at a regular meeting thereof this day of
1992.
Filed with the City Clerk:
Passed by the City Council:
Resolution Number
Allan Ekberg, Council President
City of Tukwila
6200 Southcenter Boulevard • Tukwila, Washington 98188 John W. Rants, Mayor
MEMORANDUM
TO: Lynn Devoir, Recreation Superintendent
FROM: Paul Surek, Parks Crew Chief
DATE: August 20, 1992
SUBJECT: Screening view of City Shops from Christensen Trail
This memo is in reference to the proposed screening project on the Christensen Trail.
The purpose is to block the view of the equipment and storage bins in the Public Works
storage yard. I would like to suggest:
1) Screening the 163' section of 6' fencing by using nylon- reinforced wind screen
material (same that is used on tennis courts).
2) Planting a hedge (Photenia or Laurel) in front of the fence facing the trail.
3) Planting a few more fi0 trees next to the existing ones.
The cost for the windscreen is approximately $.37 a sq. ft. or $ 362.00
The cost for the Photenia or Laurel is $8.75 ea. or 400.00'
The cost for beauty bark: 75.00
The cost for fir trees: 60.00
Approx. Total $897.00
Phone: (206) 433 -1800 • City Hall Fax (206) 433 -1833
•
1 \ \ 1k r-e41L-t
- T R.
City of Tukwila
M E M O R A N D U M
TO: Community Affairs Committee;,
FROM: Denni Shefrin, Associate Planner
DATE: August 20, 1992
SUBJECT: Parking Code Revision
John W. Rants, Mayor
Department of Community Development Rick Beeler, Director
Two key issues were raised at the Community. Affairs Committee
meeting held July 27th regarding the proposed change to the parking
standards for places of public assembly:
1. There would be no minimum standard or minimum amount of
required parking; and
2. That the Planning Commission would have authority to determine
required parking.
Based on the committee's discussion and further staff research, a
second draft ordinance has been prepared for your review (please
see ATTACHMENT B). The primary changes include setting a minimum
parking standard of 1 space for every 100 square feet of assembly
area and giving approval authority to the Director of Community
Development. The Director's decision shall be based on either of
following criteria:
a. Documentation supplied by the applicant regarding actual
parking demand for the proposed use, or
b. Evidence in available planning and technical studies relating
to the proposed use.
Other changes include reverting back to the current code as it
,,relates to required parking for outdoor sports areas or parks and
public facilities including libraries, police and fire stations.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
ATTACHMENT B
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, RELATED TO PARKING REQUIREMENTS AS THEY PERTAIN TO
PLACES OF PUBLIC ASSEMBLY AND PRIVATE CLUBS AMENDING TUKWILA
MUNICIPAL CODE SECTION 18.56.050, TABLE 4.
WHEREAS, current parking standards for places of public assembly and private clubs
refer to the Uniform Building Code occupancy loads, and
WHEREAS, occupancy loads are for the purpose of establishing safe exits from
buildings.
WHEREAS, the Uniform Building Code does not link occupancy loads to parking
purposes.
WHEREAS, requiring 1 parking space for every 100 square feet of assembly area for
places of public assembly and private clubs provides a minimum standard for these types of
facilities.
WHEREAS, by allowing the Director of Community Development to authorize a
reduction to the minimum parking standard provided one or both of the below criteria is
met provides an opportunity for individual proposals to demonstrate parking adequacy,
design integration and parking alternatives such as shared parking:
a. Documentation supplied by the applicant regarding actual parking demand for the
proposed use, or
b. Evidence in available planning and technical studies relating to the proposed use.
WHEREAS, Because of the uniqueness of these types of uses, the City would rely on
independent parking studies to better evaluate the number of parking spaces necessary to
accommodate the use both during peak and off -peak hours.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO HEREBY ORDAIN AS FOLLOWS:
Section 1. Required Parking Spaces. Section 18.56.050, is hereby amended to read as
follows:
18.56.050 Required Number of Parking Spaces.
The minimum number of off - street parking spaces shall be as follows for the
listed uses in Table 4 (see next page):
Single - family and multi - family dwellings
2 for each unit including R -1, R -2, R -3, R-4 and RMH dwellings
Business and commercial buildings
2.5 for each 1,000 square feet of gross floor area
Churches, mortuaries and funeral homes
1 for each 5 fared seats
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
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
Industrial buildings
1 for each 1,000 square feet of gross floor area
Office and professional buildings, banks, dental and medical
clinic
2.5 for each 1,000 square feet of gross floor area
Outdoor sports areas or parks
Shall be determined by Planning Commission
Places of public assembly, including auditorium4, exhibition
halls, community clubs, community centers, theaters, and
private clubs.
1 for every 4 persons based on occupancy load
1 for every 100 square feet of assembly area. The Director of the
Department of Community Development may reduce the number of
parking spaces required provided either of the criteria below can be
met:
a. Documentation supplied by the applicant regarding 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 floor area
Privet■-slobs
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
Schools, including elementary, junior high, private and
parochial schools
15 for each staff member
600,000 sq. ft.
or larger
S for every 1,000 sq. ft.; restaurant factor — minus 4 stalls per 1,000
sq. ft. of gross restaurant floor area; theater factor — plus 3 stalls per
every 100 seats over initial 750 seats
400,000 - 599,999 sq.
ft.
4 to 5 for every 1,000 sq. ft. per linear
progression; restaurant factor - no additional
parking; theater factor - plus 3 stalls per 100
seats over initial 750 seats
200,000 - 399,999 sq.
ft.
4 for every 1,000 sq. ft.; restaurant factor - no
additional parking; theater factor - plus 3 stalls
per 100 seats over initial 750 seats
100,000 - 199,999 sq.
ft.
4 for every 1,000 sq. ft.; restaurant factor -
plus 6 stalls per 1,000 sq. ft. of gross
restaurant floor area; theater factor - plus 3
stalls per 100 seats over initial 450 seats
25,0 00 -
99 ,999
sq. ft.
4 for every 1,000 sq. ft.; restaurant factor -
plus 10 stalls per 1,000 sq. ft. of gross
restaurant floor area; theater factor - plus 3
stalls per 100 seats, provided cinema occupies 104
or more of total gross leasable area
Taverns
rt
1 for every 4 persons based on occupancy load.
IUD CLx�►+E�c _
y‘s2-
Shopping center (mall), planned, per gross leasable floor
area size, as listed below
Btrikeeut ■ existing language
Underline ■ new language
Table 4
max,
(-0 min )03 ma ? otz, ) 50 'l- 1 a/0 a.
- � I°
..(: . ...............................
Section 2. Severability Should any section, subsection sentence, r •ise or phrase of this
ordinance or its applk . ,:on to any person or situation be declare, _ .nconstitutional or
invalid for any reason, such decision shall not affect the validity of 1 the remaining
portions of this ordinance or its application to any other person or situation.
Section 3. Effective Date: This ordinance shall take effect and be in full force five (5)
days after publication of the attached summary which is hereby approved.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
at a regular meeting thereof this day of 1992.
ATTEST /AUTHENTICATED:
Jane Cant, City Clerk
APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY:
By
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NO.:
John W. Rants, Mayor
TO:
FROM:
DATE:
SUBJECT:
1.
7/27/92: COMMUNITY & PARKS COMMITTEE
RE: PARKING CODE REVISION
return to CPC
PROPOSED LANGUAGE:
Jack
Denni
July 28, 1992
CPC Summary /Proposed Parking Code Revision
2. propose revision which sets out parking, minimum of 1 sp /100
sq.ft.. Onus on developer that if less ,parking is needed,
parking study must be provided which justifies conclusion.
This approach could be handled through some sort of
administrative variance process. Approvals can be
conditioned. Developers' agreements can be considered i.e.
for "shared" parking where criteria cannot be met for
cooperative parking.
Places of public assembly, including auditoriums, exhibition halls,
community clubs, community centers, theaters, private clubs,
outdoor sports areas or parks and public facilities, including
libraries, police and fire stations:
1 for every 100 sq. ft. of the principle place of assembly. The
Director of the Department of Community Development may consider
(approve) fewer than 1 space per 100 sq. ft. of principle place of
assembly based upon the following:
1. That documentation be supplied by the applicant regarding
actual parking demand for the proposed use, or
2. Evidence in available and technical studies relating to the
proposed use be provided by the applicant or by staff, and /or,
3. That required parking for the proposed use as determined by
other comparable jurisdictions.
4. The City Engineer shall review all requests for deviations to
the parking requirement prior to the DCD Director's
determination for required parking.
I was uncertain if CPC wanted outdoor sports areas or parks
excluded from this provision.
The McLeod project proposes 106.5 spaces per 100 sq. ft. of display
area.
Thank you.
Please provide comments on the proposed language and /or let me know
if you want to discuss further. According to Lucy, the proposed
revision can be discussed at the August 10 CPC meeting. I hope to
be on vacation then provided you approve my request....and hope
that doesn't present a problem.
.;
HEARING DATE: June 25, 1992
FILE NUMBER:
REQUEST:
LOCATION: City -wide.
City of Tukwila
STAFF REPORT
TO THE PLANNING COMMISSION
Prepared June 18, 1992
SEPA
DETERMINATION: Determination of Nonsignificance
STAFF: Denni Shefrin
.. «
Staff Report to the
Planning Commission
4. Seattle
5. Bellevue
PROPOSED AMENDMENT
P92 -0061: Parking Requirements
Page 3
1 space for each 80 square feet of floor area of all auditoria and
public assembly rooms not containing fixed seats; or 1 space for
every 8 fixed seats for floor area containing fixed seats;
The Planning Director can modify public assembly uses between
1 space per 100 square feet and 1 space per 80 square feet.
1 space for each 4 fixed seats or 10 spaces for each 1,000 net
square feet (if there are not fixed seats).
For unspecified uses, the Director of Design and Development
shall establish the minimum number of parking spaces required
and may establish the maximum number of parking spaces
allowed for any use not specified in Paragraph 20.20.590F.1.
The Director of Design and Development may consider but is
not limited to the following in establishing parking requirements
for an unspecified use:
a. Documentation supplied by the applicant regarding
actual parking demand for the proposed use, or
b. Evidence in available planning and technical studies
relating to the proposed use,
c. Required parking for the proposed use as determined by
other comparable jurisdictions.
Bellevue also sets a maximum parking limit and permits off -site
parking with Director approval provided certain criteria can be
met.
Currently, the Tukwila Zoning Code refers to the Uniform Building Code (UBC),
Chapter 33, EXITS for building occupancy to establish required parking for places
of public assembly. The code requires one space for every 4 persons based on
occupancy load. UBC, Table 33 -A applies an "occupant factor" of 15 for assembly
areas without fixed seats. Parking is then calculated by dividing the gross floor area
of a building by 15 and multiplying that number by 4 to arrive at the total number
of required parking spaces.
The basis for establishing occupancy loads is to provide a safe exit from a building.
The UBC does not state that there is a link between occupant loads and parking.
Staff Report to the
Planning Commission
flexibility would accomplish the following:
P92 -0061: Parking Requirements
Page 5
a. Avoid excessive parking;
b. Eliminate unnecessary impervious surface area to better address surface
drainage /storm water control concerns;
c. Avoid potential environmental and visual impacts.
d. Encourage shared parking between a variety of surrounding uses where
cooperative parking facility criteria cannot be met.
e. Ensure that pedestrian and bike traffic is addressed and well integrated into
the overall site /parking plan.
2. The proposed amendment would provide for a thorough analysis in determining
parking needs for a specific use. The City would rely on the applicant to provide a
parking study and /or supporting documentation which would demonstrate the parking
demand both during peak and off -peak hours.
3. In reviewing parking standards used in other cities, the Uniform Building Code has
not served as an appropriate basis to establish parking. This is also the experience
in Tukwila.
4. The UBC and Fire Code authorizes building and fire officials to increase or decrease
occupancy loads based upon a building's exiting design. No linkage is made however,
between an occupancy increase or decrease and the number of parking spaces
provided.
5. By their very nature, places of public assembly and private clubs are unique and can
vary in intensity, mixture of activities and impact on surrounding areas. Careful
analysis should be conducted on a project by project basis to ensure parking is
adequately accommodated.
6. Neither the ITE Parking Generation Manual, which is a nationally recognized
resource for observed parking space /demand ratios, nor other parking-related
literature reviewed by staff referenced the Uniform Building Code to establish
parking needs.
7. Outdoor sports areas or parks require Planning Commission review for parking.
Places of public assembly and private clubs are equally unique and deserve careful
evaluation to ensure that the objectives of the City and the proponent can be met.
8. The proposed amendment is consistent with the Comprehensive Land Use Policy
Plan goals, objectives and policies. The amendment would result in a thorough
analysis of parking needs, integration with surrounding development, site design and
avoidance of environmental impact.
SIngie•family and multi-
family dwellings
2 for each unit including
R•1, R•2, R•3, R•4 and
RMH dwellings
Business and commercial
buildings
2.5 for each 1,000 square
feet of gross floor area
Churches, mortuaries and
funeral homes
1 for each 5 fixed seats
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
Food stores and markets
l 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
l for each room
Industrial buildings
1 for each 1,000 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 floor area
Outdoor sports areas or
parks
Shall be determined by
Planning Commission
Places of public assembly,
including auditoriums,
exhibition halls, commu-
nity clubs, community
centers and theaters
1 for every 4 persons
based on occupancy load
Post offices
3 for each 1,000 square
feet of gross floor area
Private clubs
•
1 for every 4 persons
base on occupancy load
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
Schools, including ele•
mentary, junior high, pri-
vate and parochial schools
1.5 for each staff member
.
Shopping center (mall), planned, per gross leasable
floor area size, as listed below
600,000 5 for every 1,000 sq. ft.; restaurant
sq. ft. factor — minus 4 stalls per 1,000 sq. ft.
or larger of gross restaurant floor area; theater
. factor — plus 3 stalls per every 100
seats over initial 750 seats
400,000 — 4 to 5 for every 1,000 sq. ft. per linear
599,999 progression; restaurant factor — no
sq. ft. additional parking; theater factor — plus
3 stalls per 100 seats over initial 750
seats
200,000 — 4 for every 1,000 sq. ft.; restaurant
399,999 factor — no additional parking; theater
sq. ft. factor - plus 3 stalls per 100 seats over
Initial 750 seats
100,000— 4 for every 1,000 sq. ft.; restaurant
199;999 factor — plus 6 stalls per 1,000 sq. ft. of
sq. ft. gross restaurant floor area; theater
factor — plus 3 stalls per 100 scats over
Initial 450 seats ,
25,000— 4 for every 1,000 sq. ft.; restaurant
99,999 factor — plus 10 stalls per 1,000 sq. ft.
sq. ft. of gross restaurant floor area; theater
factor — plus 3 stalls per 100 seats,
provided cinema occupies 10% or
more of total gross leasable area
Taverns I 1 for every 4 persons
ATTACHMENT A
CURRENT PARKING STANDARDS •
..
18.56.050 Required number of parking spaces.
The mit-° m number of off-street parking spaces
shall be as ( as for the listed uses in Table 4:
Table 4
ATTACHMENT B
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, .
WASHINGTON, RELATED TO PARKING REQUIREMENTS AS THEY PERTAIN TO
PLACES OF PUBLIC ASSEMBLY AND PRIVATE CLUBS, AMENDING TUKWILA
MUNICIPAL CODE SECTION 18.56.050, TABLE 4.
WHEREAS, current parking standards for places of public assembly and private clubs
refer to the Uniform Building Code occupancy loads, and
WHEREAS, occupancy loads are for the purpose of establishing safe exits from
buildings.
WHEREAS, the Uniform Building Code does not link occupancy loads to parking
purposes.
WHEREAS, requiring Planning Commission approval for parking for places of public
assembly and for private clubs provides opportunity for individual proposals to demonstrate
parking adequacy, design integration and parking alternatives such as shared parking.
WHEREAS, Because of the uniqueness of these types of uses, the City would rely on
independent parking studies to better evaluate the number of parking spaces necessary to
accommodate the use both during peak and off -peak hours.
WHEREAS, the Planning Commission held a public hearing on June 25, 1992 and
recommended adoption of the amendment, and
WHEREAS, the City Council concurs with the Planning Commission's findings,
conclusions and recommendations,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO HEREBY ORDAIN AS FOLLOWS:
Section 1. Required Parking Spaces. Section 18.56.050, is hereby amended to read as
follows:
18.56.050 Required Number of Parking Spaces.
The minimum number of off - street parking spaces shall be as follows for the
listed uses in Table 4 (see next page):
Single - family and multi- family dwellings
2 for each unit including R -1, R -2, R -3, R-4 and RMH dwellings
Business and commercial buildings
2.5 for each 1,000 square feet of gross floor area
Churches, mortuaries and funeral homes
1 for each 5 fixed seats
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
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
Industrial buildings
1 for each 1,000 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 floor area
Outdoor sports areas or parks
Shall be determined by Planning Commission
Places of public assembly, including auditoriums, exhibition
halls, community clubs, community centers, theaters
and private clubs
Shall be determined by the Planning Commission. The Planning
Commission may consider but is not limited to the following in
establishing parking requirements for these types of uses:
a. Documentation supplied by the applicant regarding actual parking
demand for the proposed use, or
b. Evidence in available planning and technical studies relating to the
proposed use,
c. Required parking for the poposed use as determined by other
comparable jurisdictions.
Post offices
3 for each 1,000 square feet of gross floor area
Pavvate- ciulbs
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
Schools, including elementary, junior high, private and
parochial schools
1.5 for each staff member
600,000 sq. ft.
or larger .
S for every 1,000 sq. ft.; restaurant factor — minus 4 stalls per 1,000
sq. ft. of gross restaurant floor area; theater factor — plus 3 stalls per
every 100 scats over initial 750 seats
400,000 — 599,999 sq. ft.
4 to 5 for every 1,000 sq. ft. per linear progression; restaurant factor
— no additional parking; theater factor — plus 3 stalls per 100 seats
over initial 750 scats
200,000 — 399,999 sq. ft.
4 for every 1,000 sq. ft.; restaurant factor — no additional parking;
theater factor — plus 3 stalls per 100 seats over initial 750 seats
100,000 — 199,999 sq. ft.
4 for every 1,000 sq. ft.; restaurant factor — plus 6 stalls per 1,000 sq.
ft. of gross restaurant floor area; theater factor — plus 3 stalls per
100 seats over initial 450 seats
25,0 00 —
99,999
sq. ft.
4 for every 1,000 sq. ft.; restaurant factor — plus 10 stalls per 1,000
sq. ft. of gross restaurant floor area; theater factor — plus 3 stalls per
100 scats, provided cinema occupies 10% or more of total gross
leasable area
Taverns
1 for every 4 persons based on occupancy load.
Strikeout = existing language
Underline = new language
Table 4
Shopping center (mall), planned, per gross leasable floor
area size, as listed below
Jane Cant, City Clerk
Section 2. Severability. Should any section, subsection sentence, clause or phrase of this
ordinance or its application to any person or situation be declared unconstitutional or
invalid for any reason, such decision shall not affect the validity of 1 the remaining
portions of this ordinance or its application to any other person or situation.
Section 3. Effective Date: This ordinance shall take effect and be in full force five (5)
days after publication of the attached summary which is hereby approved.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
at a regular meeting thereof this day of ,1992.
ATTEST /AUTHENTICATED:
APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY:
By
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NO.:
John W. Rants, Mayor
J
Community and Parks
July 27, 1992
R . CEIVED
JUL 2 91992
COMMUNITY
DEVELOPMENT
Present: Dennis Robertson, Steve Mullet, Charlie Simpson
John McFarland, Jack Pace, Rick Beeler, Ron Cameron,
Dennis Shefrin, Lora Fowler, Jackie Dempere, Jane Cantu,
Lucy Lauterbach
..CAAVt
Agenda
items a:::: ":: 1.: Parking Requirements This issue, referred from a
COW, was discussed in detail. Initially, Steve wanted a
set amount of parking. Dennis wanted to separate parks
and public facilities. Steve was concerned that if x
number of spaces were required and the builder found not
all his space was covered, that he might expand his
building. Also, they noted, parking for one use might not
be adequate if the space is sold and a different type of
use is made of the building.
Staff noted that every new use requires a new evaluation
which would include parking requirements and could even
trigger a new Planning Commission hearing. They pointed
out they were trying to fit the parking needs and
requirements together; that they had no reason to want to
lessen parking requirements, but wanted to try to
estimate just how much parking was needed, then require
that amount, and not more and not less.
The committee liked the idea about encouraging shared
parking wherever possible. They also talked about having
the developer put land aside that could be turned into
parking if it turned out not enough was required the
first time around.
John suggested a compromise that the committee liked,
which was for staff to come back with a proposal to
require a minimum number of parking spaces, and then for
there to be an administrative variance kind of process,
where if a developer could claim to need fewer spaces.
Reschedule meeting with staff proposal for administrative
variance and parking minimums.
2. Open Space Houses Lora had researched options for
dealing with three houses the City now owns but doesn't
especially need. The options were demolition; sell them
by bids on the open market; sell to a low income
developer, and sell to a non - profit agency (the committee
combined the last two options into one). Some of the
issues the committee considered were how easy the
different options were for staff; how liability could
increase the longer the houses were empty; and what the
likelihood was that anyone would want these houses. After
discussion they agreed they liked the non - profit sale the
most, with the fallback on the open market sale. They
removed•'the requirement the site be cleaned up for the
non - profits, but kept it for the open market sales.
Everyone agreed there should be a simultaneous bid for
both non - profit and open market sales. They requested
staff come back with standards to judge between two or
more proposals. In the mean time, they approved
surplusing the houses, which is the first step in getting
rid of them. Surplus houses; come back with standards.
3. Newspaper of record All three members agreed the
Valley Daily News was not adequate because its
distribution didn't cover the entire city. They were
ready to go ahead with changing the resolution to make
the City's official newspaper the Seattle Times. Jane
said she would come back with an appropriate time line
for changing, and the cost of the change. Reschedule.
4. Hearing Examiner-System The committee talked about
what processes should go to the hearing examiner, and
what kind of authority she or he should have in deciding
issues. Though Dennis wanted to add something about the
examiner commenting on how to improve our processes, Rick
replied that could be done in the contract.
Dennis suggested and the committee agreed that the
hearing examiner should handle subdivisions, SEPA
appeals, PRDs, conditions use permits, unclassified use
permits, rezones, variances, sign code permits, and
administrative appeals. The Planning Commission would
continue to do comp plan changes, annexations, land use
ordinances, and design review. Subdivisions (plats) and
SEPA appeals would be decisions by the Examiner, with
appeals to the City Council. Rezones, unclassified and
conditional use permits and PUD /PRDs would be recommended
from the Examiner to the Council. The Examiner's decision
would be final and appealable to court for administrative
appeals and variances. Since the Board of Adjustment does
variances now, changing to an examiner would obviate the
need for the Board.
Since the zoning code would be affected by these changes,
the implications for making the changes was rescheduled.
Reschedule.
5. Ms. Dempere's Request Jackie wanted the committee
to consider changing the amount required for a bond for
moving a house. She had two issues. First was whether
the law was beng administered correctly. Second, she
wanted the sectin on bond requirements changed to make
it easier to move houses in. The committee asked Rick to
look into the first issue, and they rescheduled the
second issue Refer to admin; reschedule.
? 1 . INFORMATI ....::,..,...........$.1;::....:>.;:::.1...y.:1,-..:.<1;...::.;.?..-4.;::.:k.;<,,,:;wi.......
;:s.:::-.,..17.s.: .. .. :...... .. s , . . , ' :!...:: \ ''N ,...'...:',' ::':' ::*"::qin "
CAS Number: ... 1/
Agenda Item Title: Amendment to TMC 18.56.050. Tahl 4
Parking Requirements
Original Agenda Date: Jul y 13 ic
Original Sponsor: Council Admin. Approved
Timeline:
Sponsor's Recommended Action: On June 25, 1992, the Planning Commission
voted to recommend the City Council approve amendments as
shown on Attachment B (Draft Ordinance). .
Committee Recommendations: .
•
Administrative Recommendations:
•
Cost Impact (if known): 9/A
Fund Source (if known): N /A
ida di n COUNCIL AGENDA SYNOPSIS
ITEM NO. 56
OUNCLLACTI
Date
V/5/Tc3-
Action
.. •
PENDIC
Date
June 26, IS
June 26, IS
.. •■•••■••ii
Attachments '
92 Draft Minutes of the Planning Commission (Att. A)
92 Draft Ordinance (Attachment B)
92 Staff Report to the Planning Commission (Attachment C)
June 18, 1S
141
City of Tukwila
6200 Southcenter Boulevard • Tukwila, Washington 98188
•
To: City Council
From: Mayor Rants
Date: July 9. 1992
Re: Amendment to Parking Requirements
I am. transmitting the attached staff report and planning commission minutes pertaining to
parking requirements as identified in the TMC. I concur with the recommendations
contained in the report. By requiring site and activity specific parking studies prior to
approval of development plans, we will be able to gain a more precise feel for actual parking
needs.
One result of this amendment will likely be a reduction in parking requirements for places
of public assembly. By limiting parking at public facilities we can encourage the use of car -
pooling, use of l-iOV modes as well as lower the creation of impervious surfaces.
Phone: (206) 4311800 • City Hall fax (206) 403.1833
John W. Rants, Mayor
City of Tukwila
6200 Southcenter Boulevard • Tukwila, Washington 98188 John W. Rants, Mayor , -
'TO: Mayor Wally Rants
FROM: Department of Community Development
DATE: July 2, 1992
SUBJECT: Code Amendment to Parking Requirements Set for Council
Action on July 13, 1992.
On June 25, 1992, the Planning Commission voted to recommend that
City Council approve a proposed change to the City's parking
requirements, specifically for places of public assembly and
private clubs. The Planning Commission further recommended that
the same language proposed for places of public assembly and
private clubs be used for outdoor sports areas, parks and public
facilities (see draft ordinance, Attachment B).
The proposed amendment would require that the number of parking
spaces be deterfiined by a parking study and /or supporting
documentation to be reviewed by the Planning Commission.
REASON FOR THE PROPOSED CHANGE
The existing parking standard for places of public assembly and
private clubs refers to the Uniform Building Code (UBC) occupancy
load to establish parking quantities. Occupancy load requirements
are specifically to provide safe fire exits in buildings. There is
no relationship between occupancy, building size, building use and
parking demand.
The recommended change to the parking requirements is an attempt to
achieve a more accurate number of parking spaces which adequately
meet the demand of a specific project and its intended use or uses.
Simply put, parking should be based on the use of a building, not
based on an arbitrary standard which may not guarantee that all
parking needs would be met. The change would further ensure tha
the City's environmental and transportation goals and objectives
would be considered and incorporated into an overall parking and
site plan. The recommended amendment would also allow for a more
comprehensive evlauation of parking impacts throughout the City.
M E M O R A N D U M •
•
Phone: (206) 4331800 • Clty Hall Fax (206) 433.1833
liU
PLANNING COMMISSION
JUNE 25, 1992
MINUTES
P92 -0061: Parking Requirements for Places of Public Assembly and for Private Clubs:
Denni Shefrin provided the staff report. She noted that this proposal was for a change in
the Zoning Code to the existing parking standards for places of public assembly and private
clubs. Currently, the Zoning Code refers to the Uniform Building Code's Occupancy Loads
to establish parking requirements. Staff feels there is a significant discrepancy between
establishment of parking needs and parking demands for places of public assembly. Staff
went on to say that there was an error on page 3, second to last paragraph of the staff
report. In the paragraph which outlines how parking is calculated, instead of the wording
"multiplying by 4 ", it should have read, "divided by 4 ".
The recommended change is an attempt to achieve a more accurate number of parking
spaces which would adequately meet demand of a specific project and its intended use or
uses. The discrepancy in the City's parking requirements came about during the review of
the exhibition facility project. Occupancy loads are established for the specific purpose of
providing safe exiting for buildings. There is no linkage made between occupancy, building
size, use and parking demand. The change That staff is proposing would require that parking
be based on a proposed building use. The change is proposed for uses which are unique,
and are not frequently occurring within the City. Therefore, staff does not wish to impose
a specific parking standard, as is commonly done with other jurisdictions. Staff is also
looking at ways to encourage integration of parking, pedestrian traffic, bicycle traffic, etc.
within the entire development proposal.
Staff proposes requiring a parking study which would demonstrate that the use of the
building and the parking demand correspond. The proposed change would: 1. avoid
excessive parking; 2. eliminate unnecessary impervious surface area to better address
surface drainage /storm water control concerns; 3. avoid potential environmental and visual
impacts; 4. Encourage shared parking between a variety of surrounding uses where
cooperative parking facility criteria cannot be met; 5. Ensure that pedestrian and bike
traffic is addressed and well integrated into the overall site /parking plan. The recommended
change is an attempt to achieve a more accurate number of parking spaces which meet the
demand of a particular facility.
•
ATTACHMENT A
5S
.Planning Commission Minutes Page 2
June 25, 1992
Mr. Meryhew asked why in Table 4, the section which deals with places of public assembly...
didn't just say, "Shall be determined by the Planning Commission" like the public facilities
and outdoor sports areas sections do.
Staff stated that the extra wording ensures some reliability to-the applicant in what it is staff
is seeking to do. , It assists staff in its review of each development proposal. It gives some
guarantee so the applicant has a better understanding of what,they are expected to provide
and sets other criteria so that when the City Engineer reviews these parking studies or other
technical information that may be provided, they have a better understanding of what is
ultimately achieved.
Mr. Meryhew suggested that the other two areas should also have criteria.
Staff said the Planning Commission could recommend that in their motion.
Mr. Malina closed the public hearing at 9:35 p.m.
MR. MERYHEW MOVED TO APPROVE P92-0061: PARKING REQUIREMENTS FOR
PLACES ' OF PUBLIC ASSEMBLY AND PRIVATE CLUBS BASED ON STAFF'S
FINDINGS AND CONCLUSIONS EXCEPT THAT ON TABLE 4 OF ATTACHMENT B,
THEY COMBINE THE "OUTDOOR SPORTS AREAS OR PARKS" AND THE "PUBLIC
FACILITIES, INCLUDING LIBRARIES, POLICE AND FIRE STATIONS" WITH THE
WORDING FOR THE "PLACES OF PUBLIC ASSEMBLY...". MR. HAGGERTON
SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED.
•
DEM
•
111;381H
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWII.A,
WASHINGTON, RELATED TO PARKING REQUIREMENTS AS THEY PERTAIN TO
PLACES OF PUBLIC ASSEMBLY, PRIVATE CLUBS, OUTDOOR SPORTS AREAS
OR PARKS, AND PUBLIC FACILITIES, INCLUDING LIBRARIES, POLICE AND
FIRE STATIONS AMENDING TUKWILA
MUNICIPAL CODE SECTION 18.56.050, TABLE 4.
WHEREAS, current parking standards for places of public assembly and private clubs
refer to the Uniform Building Code occupancy loads, and
WHEREAS, occupancy loads are for the purpose of establishing safe exits from
buildings.
WHEREAS, the Uniform Building Code does not link occupancy loads to parking
purposes.
WHEREAS, requiring Planning Commission approval for parking for places of public
assembly, private . clubs, outdoor sports areas, or parks and public facilities provides
opportunity for individual proposals to demonstrate parking adequacy, design integration and
parking alternatives such as shared parking.
WHEREAS, Because of the uniqueness of these types of uses, the City would rely on
independent parking studies to better evaluate the number of parking spaces necessary to
accommodate the use both during peak and off -peak hours.
WHEREAS, the Planning Commission held a public hearing on June 25, 1992 and
recommended adoption of the amendment, and
WHEREAS, the City Council concurs with the Planning Commission's findings,
conclusions and recommendations,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO HEREBY ORDAIN AS FOLLOWS:
Section 1. Required Parking Spaces. Section 18.56.050, is hereby amended to read as
follows:
18.56.050 Required Number of Parking Spaces.
The minimum number of off - street parking spaces shall be as follows for the
listed uses in Table 4 (see next page):
ATTACHMENT B
5�
Single - family and multi - family dwellings
2 for each unit including R-I, R -2, R -3, R-4 and RMH dwellings
Business and commercial buildings
23 for each 1,000 square feet of gross floor are
Churches, mortuaries and funeral homes
1 for each 5 fixed seats
Convalescent/nursing/ • ' • . — •
rat homes
1 for every 4 beds with a minimum of 10 stalls
Fast food restaurant
1 for each SO square feet of gross floor area
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 mom
Industrial buildings
1 for each 1,000 square feet of gross floor area
Office and professional buildings, banks, dental and medical
clinic
23 for each 1,000 square feet of gross floor area
Places of public assembly, including auditoriums, exhibition
halls, community clubs, community centers, theaters, private
clubs, outdoor sports areas or parks and public facilities,
•
Shall be determined by the Planning Commission. The Planning
Commission may consider but is not limited to the following in
including libraries, police and fire stations.
establishing parking requirements for these types of uses:
a. Documentation supplied by the applicant retarding actual parking
demand for the proposed use, or
b. Evidence in available planning and technical studies relating to the
proposed use
c. Required parking for the poposed use as determined by other
comparable jurisdictions.
Post offices
3 for each 1,000 square fat of gross floor area
Pwvata -clubs
Restaurant
1 for each 100 square feet of gross floor area
Schools, including elementary, junior high, private and
parochial schools
13 for each staff member
600,000 sq. ft.
or larger
S for every 1,000 sq. ft.; restaurant factor — minus 4 stalls per 1,000
sq. ft. of gross restaurant floor area; theater factor — plus 3 stalls per
every 100 seats over initial 750 seats
400,000 — 599,999 sq. ft.
4 to 5 for every 1,000 sq. ft. per linear progression; restaurant factor
— no additional parking; theater factor — plus 3 stalls per 100 seats
over initial 750 seats
200,000 — 399,999 sq. ft.
4 for every 1,000 sq. ft.; restaurant factor — no additional parking;
theater factor — plus 3 stalls per 100 seats over initial 750 seats
100,000 — 199,999 sq. ft.
4 for every 1,000 sq. ft.; restaurant factor — plus 6 stalls per 1,000 sq.
ft. of gross restaurant floor area; theater factor - plus 3 stalls per
100 seats over initial 450 seats
25,0 00 —
99,999
sq. ft. ,
—
4 for every 1,000 sq. ft.; restaurant factor — plus 10 stalls per 1,000
sq. ft. of gross restaurant floor area; theater factor — plus 3 stalls per
100 seats, provided cinema occupies 10% or more of total gross
leasable area
Taverns
1 for every 4 persons based on occupancy load.
Shopping center (mall), planned, per gross leasable floor
area size, as listed below
Stwieert = existing language
Underline = new language
Table 4
5`6
Section 2. Severability. Should any section, subsection sentence, clause or phrase of this
ordinance or its application to any person or situation be declared unconstitutional or
invalid for any reason, such decision shall not affect the validity of 1 the remaining
portions of this ordinance or its application to any other person or situation.
Section 3. Effective Date: This ordinance shall take effect and be in full force five (5)
days after publication of the attached summary which is hereby approved.
PASSED BY THE CITY COUNCIL OF. THE CITY OF TUKWILA, WASHINGTON
at a regular meeting thereof this day of ,1992.
ATTEST /AUTHENTICATED:
Jane Cant, City Clerk
APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY:
By
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NO.:
John W. Rants, Mayor
•
HEARING DATE:
FILE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
ZONING DISTRICT:
SEPA
DETERMINATION:
• STAFF:
ATTACHMENTS:
6200 Southcenter Boulevard • Tukwila, Washington 98188
•
•
.
•
June 25, 1992
City-wide.
Denni Shefrin
STAFF REPORT
TO THE PLANNING COMMISSION
Prepared June 18, 1992
P92 -0061: Parking Requirements for Places of
Public Assembly and Private Clubs.
Tukwila Department of Community Development
Amend the Tukwila Zoning Code Off- Street and Loading
Regulations as they apply to Places of Public Assembly and
Private Clubs (TMC 18.56.050, Required number of parking
spaces, Table 4).
All commercial and industrial zones within the City of
Tukwila.
Determination of Nonsignificance
A. Table 4, Section 18.56.050: required number of parking
spaces.
B. Proposed Amendment to Section 18.56.050, Table 4.
Phone: (206) 433-1800 • City Halifax: (206) 433 -1833
ATTACHMENT C
�L
•
Planning Commission
BACKGROUND
DECISION CRITERIA
3. Kent
•
FINDINGS OF FACT
Staff Report to the . P92 -0061: Parking Requirements .,
Page 2
The Zoning Code parking standards • for places of public assembly, including
auditoriums, exhibition halls, community clubs, community centers, theaters and
private clubs requires that one (1) space for every four (4) persons based on
occupancy load be provided (see attachment A).
The proposed amendment would require that the number of parking spaces be
determined by a parking study and /or supporting documentation and reviewed by the
Planning Commission. The specific language is contained in attachment B.
The application of current parking .standards during the review of a proposed
exhibition facility revealed a discrepancy between the required number of parking
spaces and the number of spaces demanded by the facility. Further, this report
contains information which demonstrates that no linkage exists between parking
requirements and the Uniform Building Code Occupancy Load standards.
Section 18.80.040 Changes initiated by City Planning Commission.
The City Planning Commission may on its own initiative, after due public notice
and hearing at which parties in interest and citizens may have an opportunity go
be heard, cause to be prepared and proposed to the City Council an ordinance
recommending the altering or changing of the use, height or area restrictions as
provided in this tide.
How Parking Requirements Compare with Other Cities:
The following compares parking requirements for public assembly from other cities.
1. Tukwila 1 for every 4 persons based on occupancy load. (Same
requirement for private clubs)
2. Renton 1 parking space for each 100 square feet of the principal place
of assembly not containing fixed seating or 1 space for each 4
fixed seats.
1 parking space for each 100 square feet of principal place of
assembly.
107\
•
•
Staff Report to the 'C P92 -0061: Parking Requirements
Planning Commission e 0j 1 Page 3
• 4. Seattle 1 space 1f`o ach 80 square feet of floor area of all auditoria and
is assem y rooms not containing fixed seats; or 1 space for
every 8 fixed seats for floor area containing faced seats;
The Planning Director can modify public assembly uses between
1 space per 100 square feet and 1 space per 80 square feet.
5. Bellevue 1 space for each 4 fixed seats or 10 spaces for each 1,000 net
square feet (if there are not fixed seats).
For unspecified uses, the Director of Design and Development
shall establish the minimum number of parking spaces required
and may establish the maximum number of parking 'spaces
allowed for any use not specified in Paragraph 20.20.590F.1.
The Director of Design and Development may consider but is
not limited to the following in establishing parking requirements
for an unspecified use:
PROPOSED AMENDMENT
a. Documentation supplied by the applicant regarding
actual parking demand for the.proposed use, or
b. Evidence in available planning and technical studies
relating to the proposed use,
c. Required parking for the proposed use as determined by
other comparable jurisdictions.
Bellevue also sets a maximum'parking limit and permits off -site
parking with Director approval provided certain criteria can be
met.
Currently, the Tukwila Zoning Code refers to the Uniform Building Code (UBC),
Chapter 33, EXITS for building occupancy to establish required parking for places
of public assembly. The code requires one space for every 4 persons based on
occupancy load. UBC, Table 33 -A applies an "occupant factor" of 15 for assembly
areas without fixed seats. Parking is then calculated by dividing the gross floor area
of a building by 15 and dividing that number by 4 to arrive at the total number of
required parking spaces.
The basis for establishing occupancy loads is to provide a safe exit from a building.
The UBC does not state that there is a link between occupant loads and parking. '
•
Staff Report to the P92 -0061: Parking Requirements
Planning Commission Page 4
The Zoning Code does require Planning Commission approval for parking for
outdoor sports areas or parks which are also places of public assembly. It's unclear
why the code has made a distinction between types of places of public assembly for
parking purposes.
COMPREHENSIVE PLAN POLICIES
A summary of the proposed amendment's consistency with the applicable goals,
objectives and policies is discussed below.
Commerce & Industry
Compatibility
Objective 6 Promote land development alternatives that will increase the effective
use of the land.
Policy 1.
Analysis:
Design
Policy 7.
Analysis:
The purpose of requiring a parking study serves to identify the number of spaces
needed for a particular proposal. The study would further provide the rationale of
how the parking number was determined, what the parking needs would be for the
proposed use /facility during peak hours and off -peak hours, and would include a
recommendation for where and how parking could be accommodated.
1. The proposed amendment would afford a higher level of review by evaluating the
parking adequacy during peak and off -peak hours and how parking would be
integrated into the overall site design: Flexibility may be considered for certain
proposals to allow shared parking and /or off -site parking. The purpose in offering
CONCLUSIONS
•
Encourage the grouping of land uses which vary in business
hours to maximize the usage of parking spaces.
The proposed amendment would ensure this objective is met by
looking at each proposal and its relationship to the surrounding
area.
Promote adequate provisions for parking for all land uses.
The policy recommends that the adequacy of parking be based
on parking demand and the specific use. Overflow parking onto
adjacent private land is to be avoided. The policy also does not
encourage over - parking.
Staff Report to the
Planning Commission
flexibility would accomplish the following:
a. Avoid excessive parking;
b. Eliminate unnecessary impervious surface area to better address surface
drainage /storm water control concerns;
c. Avoid potential environmental and visual impacts.
d. Encourage shared parking between a variety of surrounding uses where
cooperative parking facility criteria cannot be met.
e. Ensure that pedestrian and bike traffic is addressed and well integrated into
the overall site /parking plan.
2. The proposed amendment would provide for a thorough analysis in determining
parking needs for a specific use. The City would rely on the applicant to provide a
parking study and /or supporting documentation which would demonstrate the parking
demand both during peak and off -peak hours.
3. In reviewing parking standards used in other cities, the Uniform Building Code has
not served as an appropriate basis to establish parking. This is also the experience
in Tukwila.
4. The UBC and Fire Code authorizes building and fire officials to increase or decrease
occupancy loads based upon a building's exiting design. No linkage is made however,
between an occupancy increase or decrease and the number of parking spaces
provided.
5. By their very nature, places of public assembly and private clubs are unique and can
vary in intensity, mixture of activities and impact on surrounding areas. Careful
analysis should be conducted on a project by project basis to ensure parking is
adequately accommodated.
6. Neither the ITE Parking Generation Manual, which is a nationally recognized
resource for observed parking space /demand ratios, nor other parking- related
literature reviewed by staff referenced the Uniform Building Code to establish
parking needs.
7. Outdoor sports areas or parks require Planning Commission review for parking.
Places of public assembly and private clubs are equally unique and deserve careful
evaluation to ensure that the objectives of the City and the proponent can be met.
8. The proposed amendment is consistent with the Comprehensive Land Use Policy
Plan goals, objectives and policies. The amendment would result in a thorough
analysis of parking needs, integration with surrounding development, site design and
avoidance of environmental impact.
•
P92 -0061: Parking Requirements
Page 5
Staff Report to the
Planning Commission
RECOMMENDATIONS
The Department of Community Development recommends the adoption of the proposed
code amendment to TMC 18.56.050 as shown in Attachment B.
P92 -0061: Parking Requirements
Page 6
Single•lamlly and multi.
family dwellings
2 for each unit Including
R•1, R•2, R•3, R•4 and
RMH dwellings
Business and commercial
buildings
2.5 for each 1,000 square
feet of . poss floor area
Churches, mortuaries and
funeral homes
1 for each 5 fixed seats
ConvalcscenVnursing/
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
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 S
students or visitors
Hospitals
1 for each bed
Hotels and motels
J
1 for each room
industrial buildings
1 for each 1,000 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 floor area
Outdoor sports areas or
parks
Shall be determined by
Planning Commission
. Places of public assembly,
' Inelmilno 2udlterlumt_
1 for every 4 persons
head nn nrrumnry Inset
•
ATTACHMENT A
CURRENT PARKING STANDARDS
•
18.56.050 Required number of panting spaces.
The mit . m number of oft•strcet parking spaces
shall be as for,. , for the listed uses In Table 4: .
•
exhibition halls, commu•
nity clubs, community
centers and theaters
Taverns
Table 4
•
Post offices
Private dubs
•
Public facilities, including
libraries, police and fire
stations
Restaurant
Schools, including ele-
mentary, Junior high, pri-
vate and parochial schools
3 for each 1,000 square
feet of gross floor area
l for every 4 persons
base on occupancy load
Shall be determined by
the Planning
Commission
1 for each 100 square feet
of gross floor area
1.5 for each staff member
Shopping center (mall), planned, per gross leasable
floor area size, as listed below
600,000 5 for every 1,000 sq. ft.; restaurant
sq. ft. factor — minus 4 stalls per 1,000 sq. ft.
or larger of gross restaurant floor area; theater
. factor — plus 3 stalls per every 100
seats over Initial 750 seats
400,000 — 4 to 5 for every 1,000 sq. ft. per linear
599,999 progression; restaurant factor — no
sq. tt. additional parking; theater factor — plus
3 stalls per 100 seats over initial 750
seats
200,000— 4 for every 1,000 sq. It; restaurant
399,999 factor — no additional parking; theater
sq. ft. factor - plus 3 stalls per 100 seats over
initial 750 seats
100,000 — 4 for every 1,000 sq. IL; restaurant
199,999 factor — plus 6 stalls per 1,000 sq. fL of
sq. ft gross restaurant floor area; theater
factor — plus 3 stalls per 100 seats over
Initial 450 seats
25,000 — 4 for every 1,000 sq. !t; restaurant
99,999 factor — plus 10 stalls per 1,000 sq. ft.
sq. ft of gross restaurant floor area; theater
factor — plus 3 stalls per 100 seats,
provided cinema occupies 10% or
more of total gross leasable area
1 for every 4 persons
•
ATTACHMENT B
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON,' RELATED TO PARKING REQUIREMENTS AS THEY PERTAIN TO
PLACES OF PUBLIC ASSEMBLY AND PRIVATE CLUBS, AMENDING TUKWILA
MUNICIPAL CODE SECTION 18.56.050, TABLE 4.
WHEREAS, current parking standards for places of public assembly and private clubs
refer to the Uniform Building Code occupancy loads, and
WHEREAS, occupancy loads are for the purpose of establishing safe exits from
buildings.
WHEREAS, the Uniform Building Code does not link occupancy loads to parking
purposes.
WHEREAS, requiring Planning Commission approval for parking for places of public
assembly and for private clubs provides opportunity for individual proposals to demonstrate
parking adequacy, design integration and parking alternatives such as shared parking.
WHEREAS, Because of the uniqueness of these types of uses, the City would rely on
independent parking studies to better evaluate the number of parking spaces necessary to
accommodate the use both during peak and off -peak hours.
WHEREAS, the Planning Commission held a public hearing on June 25, 1992 and
recommended adoption of the amendment, and
WHEREAS, the City Council concurs with the Planning Commission's findings,
conclusions and recommendations,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO HEREBY ORDAIN AS FOLLOWS:
Section 1. Required Parking Spaces. Section 18.56.050, is hereby amended to read as
follows:
18.56.050 Required Number of Parking Spaces.
The minimum number of off - street parking spaces shall be as follows for the
listed uses in Table 4 (see next page):
(0t.
Single-family and multifamily dwellings .
2 for each unit including R4, R -2, R -3, R.4 and RMH dwellings
Business and commercial buildings
2.5 for each 1,000 square feet of gross floor area
Churches, mortuaries and funeral homes
1 for each S food seats
Convalescent/nursing / .
rat homes
1 for every 4 beds with a minimum of 10 stalls
Fast food restaurant
1 for each SO square feet of gross floor area
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 S students or visitors
Hospitals
1 for each bed .
Hotels and motels
1 for each roam
Industrial buildings
,
1 for each 1,000 square feet of gross floor area
Office and professional buildings, banks, dental and medical
clinic
2.5 for each 1,000 square feet of gross floor area
Outdoor sports areas or parks
Shall be determined by Planning Commission
Places of public assembly, including auditoriums, exhibition
halls, community clubs, community centers, theaters
and private clubs
Shall be determined by the Planning Commission. The Planning
Commission may consider but is not limited to the following in
Y r)
`
establishing parking requirements for these types of uses:
a. Documentation supplied by the applicant regarding actual parking
demand for the proposed use, or
b. Evidence in available planning and technical studies relating to the
proposed use,
c. Required parking for the poposed use as determined by other
comparable jurisdictions.
Post offices -
3 for each 1,000 square feet of gross floor area
Pwwtoclubo
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
Schools, including elementary, junior high, private and
parochial schools
1.5 for each staff member
'
600,000 sq. ft.
or larger .
5 for every 1,000 sq. ft.; restaurant factor — minus 4 stalls per 1,000
sq. ft. of gross restaurant floor area; theater factor — plus 3 stalls per
every 100 seats over initial 750 seats
400,000 — 599,999 sq. ft.
4 to 5 for every 1,000 sq. ft. per linear progression; restaurant factor
— no additional parking; theater factor — plus 3 stalls per 100 seats
over initial 750 scats
200,000 — 399,999 sq. ft.
•
4 for every 1,000 sq. ft.; restaurant factor — no additional parking;
theater factor — plus 3 stalls per 100 seats over initial 750 seats
100,000 — 199,999 sq. ft.
4 for every 1,000 sq. ft.; restaurant factor — plus 6 stalls per 1,000 sq.
ft. of gross restaurant floor area; theater factor — plus 3 stalls per
100 seats over initial 450 seats
2.5,0 00 —
99,999
sq. ft.
4 for every 1,000 sq. ft.; restaurant factor — plus 10 stalls per 1,000
sq. ft. of gross restaurant floor area; theater factor — plus 3 stalls per
100 seats, provided cinema occupies 10% or more of total gross
leasable area
Taverns
1 for every 4 persons based on occupancy load.
Shopping center (mall), planned, per gross leasable floor
area size, as listed below
Strikeout existing language
Underline === new language
Table 4
•
• • •
Section 2. Severability. Should any section, subsection sentence, clause or phrase of this
ordinance or its application to any person or situation be declared unconstitutional or
invalid for any reason, such decision shall not affect the validity of 1 the remaining
portions of this ordinance or its application to any other person or situation.
Section 3. Effective Date: This ordinance, shall take effect and be in full force five (5) . '
days after publication of the attached summary which is hereby approved.
PASSED BY THE CITY COUNCIL' OF THE CITY OF TUKWILA, WASHINGTON,
at a regular meetingthereof this day of ,1992. •
ATTEST /AUTHENTICATED:
Jane Cant, City Clerk
APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY:
By
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NO.:
•
John W. Rants, Mayor
4
•
CAS Number:
Timeline:
Original Agenda Date: July 13, 1992
Administrative Recommendations:
Cost Impact (if known): N/A
Fund Source (if known): N/A
COUNCIL AGENDA SYNOPSIS
FORMAT!
Agenda Item Title:
Amendment to TMC 18.56.050. Tahl 4
Parking Requirements
Original Sponsor: Council Admin.
ITEM NO
Approved
shown on Attachment B (Draft Ordinance).
Committee Recommendations:
Sponsor's Recommended Action: On June 25, 1992, the Planning Commission
...
, ... •
voted to recommend the City Council approve amendments as
Date
Action
Date
June 26, 1c.
June . 26, 1S
June 18, 19
Attachments
92 Draft Minutes of the Planning Commission (Att. A)
92 Draft Ordinance (Attachment B).
92 Staff Report to the Planning Commission (Attachment C)
•
P92 -0061: Parking Requirement
Denni Shefrin provided the sta
the Zoning Code to the existing
clubs. Currently, the Zoning Co
to establish parking requireme
establishment of parking needs
went on to say that there was
report. In the paragraph which
"multiplying by 4 ", it should hav
Staff proposes requiring a par
building and the parking dem2
excessive parking; 2. elimina
surface drainage /storm water c•
impacts; 4. Encourage shar
cooperative parking facility cri
traffic is addressed and well int
change is an attempt to achiev
demand of a particular facility.
NING COMMISSION
JUNE 25, 1992
MINUTES
for Places of Public Assembly and for Private Clubs:
report. She noted that this proposal was for a change in
arking standards for places of public assembly and private
e refers to the Uniform Building Code's Occupancy Loads
ts. Staff feels there is a significant discrepancy between
nd parking demands for places of public assembly. Staff
n error on page 3, second to last paragraph of the staff
outlines how parking is calculated, instead of the wording
read, "divided by 4 ".
The recommended change is a attempt to achieve a more accurate number of parking
spaces which would adequately in eet demand of a specific project and its intended use or
uses. The discrepancy in the City's parking requirements came about during the review of
the exhibition facility project. ccupancy loads are established for the specific purpose of
providing safe exiting for buildi gs. There is no linkage made between occupancy, building
size, use and parking demand. he change that staff is proposing would require that parking
be based on a proposed buildin use. The change is proposed for uses which are unique,
and are not frequently occurrin within the City. Therefore, staff does not wish to impose
a specific parking standard, as is commonly done with other jurisdictions. Staff is also
looking at ways to encourage ' tegration of parking, pedestrian traffic, bicycle traffic, etc.
within the entire development roposal.
king study which would demonstrate that the use of the
end correspond. The proposed change would: 1. avoid
unnecessary impervious surface area to better address
ntrol concerns; 3. avoid potential environmental and visual
d parking between a variety of surrounding uses where
eria cannot be met; 5. Ensure that pedestrian and bike
grated into the overall site /parking plan. The recommended
a more accurate number of parking spaces which meet the
ATTACHMENT A
Planning Commission Minutes
June 25, 1992
Mr. Meryhew suggested that the other two areas should also have criteria.
Staff said the Planning Commission could recommend that in their motion.
Mr. Malina closed the public hearing at 9:35 p.m.
Page 2
Mr. Meryhew asked why in Table 4, the section which deals with places of public assembly...
didn't just say, "Shall be determined by the Planning Commission" like the public facilities
and outdoor sports areas sections do.
Staff stated that the extra wording ensures some reliability to the applicant in what it is staff
is seeking to do. It assists staff in its review of each development proposal. It gives some
guarantee so the applicant has a better understanding of what they are expected to provide
and sets other criteria so that when the City Engineer reviews these parking studies or other
technical information that may be provided, they have a better understanding of what is
ultimately achieved.
MR. MERYHEW MOVED TO APPROVE P92 -0061: PARKING REQUIREMENTS FOR
PLACES OF PUBLIC ASSEMBLY AND PRIVATE CLUBS BASED ON STAFF'S
FINDINGS AND CONCLUSIONS EXCEPT THAT ON TABLE 4 OF ATTACHMENT B,
THEY COMBINE THE "OUTDOOR SPORTS AREAS OR PARKS" AND THE "PUBLIC
FACILITIES, INCLUDING LIBRARIES, POLICE AND FIRE STATIONS" WITH THE
WORDING FOR THE "PLACES OF PUBLIC ASSEMBLY...". MR. HAGGERTON
SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED.
City of Tukwila
TO: Mayor Wally Rants
FROM: Department of Community Development
DATE: July 2, 1992
REASON FOR THE PROPOSED CHANGE
M E M O R A N D U M
nt. __ ,•,nAI 492. 1 Ann . r`thi Nall Far (2061 433-1833
6200 Southcenter Boulevard • Tukwila, Washington 98188 John W Rants, Mayor
SUBJECT: Code Amendment to Parking Requirements Set for Council
Action on July 13, 1992.
On June 25, 1992, the Planning Commission voted to recommend that
City Council approve a proposed change to the City's parking
requirements, specifically for places of public assembly and
private clubs. The Planning Commission further recommended that
the same language proposed for places of public assembly and
private clubs be used for outdoor sports areas, parks and public
facilities (see draft ordinance, Attachment B).
The proposed amendment would require that the number of parking
spaces be determined by a parking study and /or supporting
documentation to be reviewed by the Planning Commission.
The existing parking standard for places of public assembly and
private clubs refers to the Uniform Building Code (UBC) occupancy
load to establish parking quantities. Occupancy load requirements
are specifically to provide safe fire exits in buildings. There is
no relationship between occupancy, building size, building use and
parking demand.
The recommended change to the parking requirements is an attempt to
achieve a more accurate number of parking spaces which adequately
meet the demand of a specific project and its intended use or uses.
Simply put, parking should be based on the use of a building, not
based on an arbitrary standard which may not guarantee that all
parking needs would be. met. The change would further ensure that
the City's environmental and transportation goals and objectives
would be considered and incorporated into an overall parking and
site plan. The recommended amendment would also allow for a more
comprehensive evlauation of parking impacts throughout the City.
City of Tukwila
6200 Southcenter Boulevard • Tukwila, Washington 98188 John W. Rants, Mayor
REASON FOR PROPOSED CHANGE
M E M O R A N D U M
TO: Mayor Wally Rants
FROM: Denni Shefrin, Associate Planner
DATE: June 26, 1992
SUBJECT: Code 'Amendment to Parking Requirements
On June 25, 1992, the Planning Commission voted to recommend City
Council approve a proposed change to the City's parking
requirements.
The Zoning Code parking standards for places of public assembly,
including exhibition halls, community clubs, community centers,
theaters and private clubs requires that one space for every four
persons based on occupancy load be provided.
The Planning Commission conditioned their recommendation so that
the proposed language change also apply to outdoor sports areas or
parks and public facilities.
The proposed amendment would require that the number of parking
spaces be determined by a parking study and /or supporting
documentation to be reviewed by the Planning Commission.
The Uniform Building Code occupancy load standards are specifically
for the provision of safe fire exits in buildings. There is no
relationship between occupancy, building size, building use and
parking demand.
The recommended change is an attempt to achieve a more accurate
number of parking spaces which adequately meet the demand of a
specific project and its intended use or uses. Simply put, parking
should be based on the use of a building, not based on an arbitrary
standard which may not guarantee that all parking needs would be
met. The change would further ensure that the City's environmental
and transportation goals and objectives would be considered into
the overall site and parking plan.
Attached is the Planning Commission staff report. Please note that
Attachment B (draft ordinance) now reflects the Planning
Commission's recommended conditions.
Phone: (206) 433 -1800 c CllyHall Fax: (206) 433 -1833
Thank you.
cc: Rick Beeler
With your consent, I would like to schedule ` a public hearing before
the City Council on July 13, 1992. I have already discussed the
date with Jane (City Clerk) on a tentative basis.
The draft ordinance will be routed to the various departments for
their concurrence piror to the distribution of City Council
packets.
Please let me know if I can answer any questions you may have
regarding the propose amendment.
ATTACHMENT B
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, RELATED TO PARKING REQUIREMENTS AS THEY PERTAIN TO
PLACES OF PUBLIC ASSEMBLY, PRIVATE CLUBS, OUTDOOR SPORTS AREAS
OR PARKS, AND PUBLIC FACILITIES, INCLUDING LIBRARIES, POLICE AND
FIRE STATIONS AMENDING TUKWILA
MUNICIPAL CODE SECTION 18.56.050, TABLE 4.
WHEREAS, current parking standards for places of public assembly and private clubs
refer to the Uniform Building Code occupancy loads, and
WHEREAS, occupancy loads are for the purpose of establishing safe exits from
buildings.
WHEREAS, the Uniform Building Code does not link occupancy loads to parking
purposes.
WHEREAS, requiring Planning Commission approval for parking for places of public
assembly, private clubs, outdoor sports areas or parks and public facilities provides
opportunity for individual proposals to demonstrate parking adequacy, design integration and
parking alternatives such as shared parking.
WHEREAS, Because of the uniqueness of these types of uses, the City would rely on
independent parking studies to better evaluate the number of parking spaces necessary to
accommodate the use both during peak and off -peals hours.
WHEREAS, the Planning Commission held a public hearing on June 25, 1992 and
recommended adoption of the amendment, and
WHEREAS, the City Council concurs with the Planning Commission's findings,
conclusions and recommendations,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO HEREBY ORDAIN AS FOLLOWS:
Section 1. Required Parking Spaces. Section 18.56.050, is hereby amended to read as
follows:
18.56.050 Required Number of Parking Spaces.
The minimum number of off - street parking spaces shall be as follows for the
listed uses in Table 4 (see next page):
Single- family and multi - family dwellings
2 for each unit including R -1, R -2, R -3, R-4 and RMH dwellings
Business and commercial buildings
2.5 for each 1,000 square feet of gross floor area
Churches, mortuaries and funeral homes
1 for each 5 fixed seats
•
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 arca
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 bcd
Hotels and motels
1 for each room
Industrial buildings
1 for each 1,000 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 floor area
Shall-1 .... • • issiea
Places of public assembly, including auditoriums, exhibition
halls, community clubs, community centers, theaters, private
Shall be determined by the Planning Commission. The Planning
clubs, outdoor sports areas or parks and public facilities,
Commission may consider but is not limited to the following in
including libraries, police and fire stations.
establishing parking requirements for these types of uses:
a. Documentation supplied by the applicant regarding actual parking
demand for the proposed use, or
b. Evidence in available planning and technical studies relating to the
proposed use
c. Required parking for the poposed use as determined by other
comparable jurisdictions.
Post offices
3 for each 1,000 square feet of gross floor area
Private- stubs
' • • e hens
inod fig Planning-
. ..' • • . . . . .. . .
ete -by-t- - •Commissiea
Restaurant
1 for each 100 square feet of gross floor area
Schools, including elementary, junior high, private and
parochial schools
1.5 for each staff member
600,000 sq. ft.
or larger
5 for every 1,000 sq. ft.; restaurant factor - minus 4 stalls per 1,000
sq. ft. of gross restaurant floor area; theater factor - plus 3 stalls per
every 100 seats over initial 750 scats
400,000 - 599,999 sq. ft.
4 to 5 for every 1,000 sq. ft. per linear progression; restaurant factor
- no additional parking; theater factor - plus 3 stalls per 100 seats
over initial 750 scats
200,000 - 399,999, sq. ft.
4 for every 1,000 sq. ft.; restaurant factor - no additional parking;
theater factor - plus 3 stalls per 100 scats over initial 750 seats
100,000 - 199,999 sq. ft.
4 for every 1,000 sq. ft.; restaurant factor - plus 6 stalls per 1,000 sq.
ft. of gross restaurant floor area; theater factor - plus 3 stalls per
100 seats over initial 450 seats
25 00 -
99,999
sq. ft.
4 for every 1,000 sq. ft.; restaurant factor - plus 10 stalls per 1,000
sq. ft. of gross restaurant floor arca; theater factor - plus 3 stalls per
100 scats, provided cinema occupies 10% or more of total gross
leasable area '
Taverns
1 for every 4 persons based on occupancy load.
Shopping center (mall), planned, per gross leasable floor
area size, as listed below
Strikeout = existing language
Underline = new language
Table 4
Section 2. Severability. Snould any section, subsection sentenL; clause or phrase of this
ordinance or its application to any person or situation be declared unconstitutional or
invalid for any reason, such decision shall not affect the validity of 1 the remaining
portions of this ordinance or its application to any other person or situation.
Section 3. Effective Date: This ordinance shall take effect and be in full force five (5)
days after publication of the attached summary which is hereby approved.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
at a regular meeting thereof this day of ,1992.
ATTEST /AUTHENTICATED:
Jane Cant, City Clerk
APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY:
By
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NO.:
John W., Rants, Mayor
HEARING DATE:
FILE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
ZONING DISTRICT:
SEPA
DETERMINATION:
STAFF:
ATTACHMENTS:
City of Tukwila
6200 Southcenter Boulevard • Tukwila, Washington 98188 John W. Rants, Mayor
STAFF REPORT
TO THE PLANNING COMMISSION
Prepared June 18, 1992
June 25, 1992
City -wide.
Denni" Shefrin
P92 -0061: Parking Requirements for Places of
Public Assembly and Private Clubs.
Tukwila Department of Community Development
Amend the Tukwila Zoning Code Off - Street and Loading
Regulations as they apply to Places of Public Assembly and
Private Clubs (TMC 18.56.050, Required number of parking
spaces, Table 4).
All commercial and industrial zones within the City of
Tukwila.
Determination of Nonsignificance
A. Table 4, Section 18.56.050: required number of parking
spaces.
B. Proposed Amendment to Section 18.56.050, Table 4.
na M/i!.) A22 1 0//1 .. /'l... Lb.'? r..... MIA? "22 1022
ATTACHMENT C
Staff Report to the P92 -0061: Parking Requirements
Planning Commission Page 2
BACKGROUND
FINDINGS OF FACT
The Zoning Code parking standards for places of public assembly, including
auditoriums, exhibition halls, community clubs, community centers, theaters and
private clubs requires, that one (1) space for every four (4) persons based on
occupancy load be provided (see attachment A).
The proposed amendment would require that the number of parking spaces be
determined by a parking study and /or supporting documentation and reviewed by the
Planning Commission. The specific language is contained in attachment B.
The application of current parking standards during the review of a proposed
exhibition facility revealed a discrepancy between the required number of parking
spaces and the number of spaces demanded by the facility. Further, this report
contains information which demonstrates that no linkage exists between parking
requirements and the Uniform Building Code Occupancy Load standards.
DECISION CRITERIA
Section 18.80.040 Changes initiated by City Planning Commission.
The City Planning Commission may on its own initiative, after due public notice
and hearing at which parties in interest and citizens may have an opportunity to
be heard, cause to be prepared and proposed to the City Council an ordinance
recommending the altering or changing of the use, height or area restrictions as
provided in this title.
How Parking Requirements Compare with Other Cities:
The following compares parking requirements for public assembly from other cities.
1. Tukwila 1 for every 4 persons based on occupancy load. (Same
requirement for private clubs)
2. Renton 1 parking space for each 100 square feet of the principal place
of assembly not containing fixed seating or 1 space for each 4
fixed seats.
3. Kent 1 parking space for each 100 square feet of principal place of
assembly.
Staff Report to the
Planning Commission
4. Seattle
5. Bellevue
PROPOSED AMENDMENT
P92 -0061: Parking Requirements
Page 3
1 space for each 80 square feet of floor area of all auditoria and
public assembly rooms not containing fixed seats; or 1 space for
every 8 fixed seats for floor area containing fixed seats;
The Planning Director can modify public assembly uses between
1 space per 100 square feet and 1 space per 80 square feet.
1 space for each 4 fixed seats or 10 spaces for each 1,000 net
square feet (if there are not fixed seats).
For unspecified uses, the Director of Design and Development
shall establish the minimum number of parking spaces required
and may establish the maximum number of parking spaces
allowed for any use not specified in Paragraph 20.20.590F.1.
The Director of Design and Development may consider but is
not limited to the following in establishing parking requirements
for an unspecified use:
a. Documentation supplied by the applicant regarding
actual parking demand for the proposed use, or
b. Evidence in available planning and technical studies
relating to the proposed use,
c. Required parking for the proposed use as determined by
other comparable jurisdictions.
Bellevue also sets a maximum parking limit and permits off-site
parking with Director approval provided certain criteria can be
met.
Currently, the Tukwila Zoning Code refers to the Uniform Building Code (UBC),
Chapter 33, EXITS for building occupancy to establish required parking for places
of public assembly. The code requires one space for every 4 persons based on
occupancy load. UBC, Table 33 -A applies an "occupant factor" of 15 for assembly
areas without fixed seats. Parking is then calculated by dividing the gross floor area
of a building by 15 and • ividm: that number by 4 to arrive at the total number of
required parking spaces.
The basis for establishing occupancy loads is to provide a safe exit from a building.
The UBC does not state that there is a link between occupant loads and parking.
Analysis:
Design
Policy 7.
Analysis:
Staff Report to the P92 -0061: Parking Requirements
Planning Commission Page 4
The Zoning Code does require Planning Commission approval for parking for
outdoor sports areas or parks which are also places of public assembly. It's unclear
why the code has made a distinction between types of places of public assembly for •
parking purposes. ,
COMPREHENSIVE PLAN POLICIES
A summary of the proposed amendment's consistency with the applicable goals,
objectives and policies is discussed below.
Commerce & Industry
Compatibility
Objective 6 Promote land development alternatives that will increase the effective
use of the land.
Policy 1. Encourage the grouping of land uses which vary in business
hours to maximize the usage of parking spaces.
The proposed amendment would ensure this objective is met by
looking at each proposal and its relationship to the surrounding
area.
Promote adequate provisions for parking for all land uses.
The policy recommends that the adequacy of parking be based
on parking demand and the specific use. Overflow parking onto
adjacent private land is to be avoided. The policy also does not
encourage over - parking.
The purpose of requiring a parking study serves to identify the number of spaces
needed for a particular proposal. The study would further provide the rationale of
how the parking number was determined, what the parking needs would be for the
proposed use /facility during peak hours and off -peak hours, and would include a
recommendation for where and how parking could be accommodated.
CONCLUSIONS
1. The proposed amendment would afford a higher level of review by evaluating the
parking adequacy during peak and off-peak hours and how parking would be
integrated into the overall site design. Flexibility may be considered for certain
proposals to allow shared parking and /or off-site parking. The purpose in offering
Staff Report to the P92 -0061: Parking Requirements
Planning Commission Page 5
flexibility would accomplish the following:
a. Avoid excessive parking;
b. Eliminate unnecessary impervious surface area to better address surface
drainage /storm water control concerns;
c. Avoid potential environmental and visual impacts.
d. Encourage shared parking between a variety of surrounding uses where
cooperative parking facility criteria cannot be met.
e. Ensure that pedestrian and bike traffic is addressed and well integrated into
the overall site /parking plan.
2. The proposed amendment would provide for a thorough analysis in determining
parking needs for a specific use. The City would rely on the applicant to provide a
parking study and /or supporting documentation which would demonstrate the parking
demand both during peak and off -peak hours.
3. In reviewing parking standards used in other cities, the Uniform Building Code has
not served as an appropriate basis to establish parking. This is also the experience
in Tukwila.
4. The UBC and Fire Code authorizes building and fire officials to increase or decrease
occupancy loads based upon a building's exiting design. No linkage is made however,
between an occupancy increase or decrease and the number of parking spaces
provided.
5. By their very nature, places of public assembly and private clubs are unique and can
vary in intensity, mixture of activities and impact on surrounding areas. Careful
analysis should be conducted on a project by project basis to ensure parking is
adequately accommodated.
6. Neither the ITE Parking Generation Manual, which is a nationally recognized
resource for observed parking space /demand ratios, nor other parking - related
literature reviewed by staff referenced the Uniform Building Code to establish
parking needs.
7. Outdoor sports areas or parks require Planning Commission review for parking.
Places of public assembly and private clubs are equally unique and deserve careful
evaluation to ensure that the objectives of the City and the proponent can be met.
8. The proposed amendment is consistent with the Comprehensive Land Use Policy
Plan goals, objectives and policies. The amendment would result in a thorough
analysis of parking needs, integration with surrounding development, site design and
avoidance of environmental impact.
Staff Report to the
Planning Commission
RECOMMENDATIONS
P92 -0061: Parking Requirements
Page 6
The Department of Community Development recommends the adoption of the proposed
code amendment to TMC 18.56.050 as shown in Attachment B.
Single-family and multi-
family dwellings
2 for each unit including
R•1, R•2, R•3, R•4 and
RMH dwellings
Business and commercial 1
buildings I
2.5 for each 1,000 square
feet of gross floor arca
Churches, mortuaries and
funeral homes
1 for each 5 fixed seats
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
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
industrial buildings
1 for each 1,000 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 floor area
Outdoor sports areas or
parks .
Shall be determined by
Planning Commission
, Places of public Assembly,
' including auditoriums,
exhibition halls, commu-
nity clubs, community
centers and theaters
1 for every 4 persons
based on occupancy load
Pest offices
3 for each 1,000 square
feet of gross floor area
Private clubs
,
1 for every 4 persons
base on occupancy load
Public facilities, including
libraries, police and fire
stations
Shall be determined by
the Planning
Commission
Restaurant
( 1 for each 100 square feet
of Noss floor area
Schools, including ele-
mentary, junior high, pri•
vate and parochial schools
1.5 for each staff member
-
Shopping center (mall), planned, per gross leasable
floor area size, as listed below
600,000 5 for every 1,000 sq. ft; restaurant
sq. ft. factor — minus 4 stalls per 1,000 sq. It
or larger of Noss restaurant floor area; theater
, factor — plus 3 stalls per every 100
seats over initial 750 seats
400,000 — 4 to 5 for every 1,000 sq. ft per linear
599,999 progression; restaurant factor — no
- c.
ATTACHMENT A
CURRENT PARKING STANDARDS • •
18.55.050 p - ^,ui ed number of par spares.
The • ) m number of off-street parking spaces
shall be io,:..rrs for the listed uses in Table 4:
•
T?.vf rns.
Table 4
3 stalls per 100 seats' over initial 750
seats
200,000— 4 for every 1,000 sq. ft; restaurant
399,999 factor — no additional parking; theater
sq. ft. facto: - plus 3 stalls per 100 seats over
initial 750 seats
100,000 — 4 for every 1,000 sq. ft; restaurant
199,999 facto: — plus 6 stalls per 1,000 sq. ft of
sq. it gross restaurant floor area; theater
factor — plus 3 stalls per 100 seats over
Initial 450 seats
25,000— 4 for every 1,000 sq. ft; restaurant
99,999 factor — plus 10 stalls per 1,000 sq. ft
sq. ft of gross restaurant floor area; theater
factor — plus 3 stalls per 100 seats,
provided cinema occupies 10% or
more of total gross leasable area •
REQUEST:
City of Tukwila
6200 Southcenter Boulevard • Tukwila, Washington 98188 John W. Rants, Mayor
HEARING DATE: June 25, 1992
LOCATION: City -wide.
STAFF: Denni Shefrin
STAFF REPORT
TO THE PLANNING COMMISSION
Prepared June 18, 1992
FILE NUMBER: P92 -0061: Parking Requirements for Places of
Public Assembly and Private Clubs.
APPLICANT: Tukwila Department of Community Development
Amend the Tukwila Zoning Code Off - Street and Loading
Regulations as they apply to Places of Public Assembly and
Private Clubs (TMC 18.56.050, Required number of parking
spaces, Table 4).
ZONING DISTRICT: All commercial and ,industrial zones within the City of
Tukwila.
SEPA
DETERMINATION: Determination of Nonsignificance
ATTACHMENTS: A. Table 4, Section 18.56.050: required number of parking
spaces.
B. Proposed Amendment to Section 18.56.050, Table 4.
Phone: (206) 433 -1800 • City Hall Fax (206) 433 -1833
.�.._._.... ^.
Q,ol, 64)976 w I
apt cpaRyt . fl
Staff Report to the
Planning Commission
BACKGROUND
DECISION CRITERIA
FINDINGS OF FACT
Section 18.80.040 Changes initiated by City Planning Commission.
How Parking Requirements Compare with Other Cities:
P92 -0061: Parking Requirements
Page 2
The Zoning Code parking standards for places of public assembly, including
auditoriums, exhibition halls, community clubs, community centers, theaters and
private clubs requires that one (1) space for every four (4) persons based on
occupancy load be provided (see attachment A).
The proposed amendment would require that the number of parking spaces be
determined by a parking study and /or supporting documentation and reviewed by the
Planning Commission. The specific language is contained in attachment B.
The application of current parking standards during the review of a proposed
exhibition facility revealed a discrepancy between the required number of parking
spaces and the number of spaces demanded by the facility. Further, this report
contains information which demonstrates that no linkage exists between parking
requirements and the Uniform Building Code Occupancy Load standards.
The City Planning Commission may on its own initiative, after due public notice
and hearing at which parties in interest and citizens may have an opportunity to
be heard, cause to be prepared and proposed to the City Council an ordinance
recommending the altering or changing of the use, height or area restrictions as
provided in this title.
The following compares parking requirements for public assembly from other cities.
1. Tukwila 1 for every 4 persons based on occupancy load. (Same
requirement for private clubs)
2. Renton 1 parking space for each 100 square feet of the principal place
of assembly not containing fixed seating or 1 space for each 4
fixed seats.
3. Kent 1 parking space for each 100 square feet of principal place of
assembly.
Staff Report to the
Planning Commission
4. Seattle
5. Bellevue
PROPOSED AMENDMENT
P92 -0061: Parking Requirements
Page 3
1 space for each 80 square feet of floor area of all auditoria and
public assembly rooms not containing fixed seats; or 1 space for
every 8 fixed seats for floor area containing fixed seats;
The Planning Director can modify public assembly uses between
1 space per 100 square feet and 1 space per 80 square feet.
1 space for each 4 fixed seats or 10 spaces for each 1,000 net
square feet (if there are not fixed seats).
For unspecified uses, the Director of Design and Development
shall establish the minimum number of parking spaces required
and may establish the maximum number of parking spaces
allowed for any use not specified in Paragraph 20.20.590F.1.
The Director of Design and Development may consider but is
not limited to the following in establishing parking requirements
for an unspecified use:
a. Documentation supplied by the applicant regarding
actual parking demand for the proposed use, or
b. Evidence in available planning and technical studies
relating to the proposed use,
c. Required parking for the proposed use as determined by
other comparable jurisdictions.
Bellevue also sets a maximum parking limit and permits off -site
parking with Director approval provided certain criteria can be
met.
Currently, the Tukwila Zoning Code refers to the Uniform Building Code (UBC),
Chapter 33, EXITS for building occupancy to establish required parking for places
of public assembly. The code requires one space for every 4 persons based on
occupancy load. UBC, Table 33 -A applies an "occupant factor" of 15 for assembly
areas without fixed seats. Parking is then calculated by dividing the gross floor area
of a building by 15 and dividinj that number by 4 to arrive at the total number of
required parking spaces. elyth92 , kihttchaw.40,/z(eft /00/0 �a_jeJ-
The basis for establishing occupancy loads is to provide a safe exit from a building.
The UBC does not state that there is a link between occupant loads and parking.
Staff Report to the
Planning Commission
Analysis:
Design
Policy 7.
Analysis:
COMPREHENSIVE PLAN POLICIES
CONCLUSIONS
P92 -0061: Parking Requirements
Page 4
The Zoning Code does require Planning Commission approval for parking for
outdoor sports areas or parks which are also places of public assembly. It's unclear
why the code has made a distinction between types of places of public assembly for
parking purposes.
A summary of the proposed amendment's consistency with the applicable goals,
objectives and policies is discussed below.
Commerce & Industry
Compatibility
Objective 6 Promote land development alternatives that will increase the effective
use of the land.
Policy 1. Encourage the grouping of land uses which vary in business
hours to maximize the usage of parking spaces.
The proposed amendment would ensure this objective is met by
looking at each proposal and its relationship to the surrounding
area.
Promote adequate provisions for parking for all land uses.
The policy recommends that the adequacy of parking be based
on parking demand and the specific use. Overflow parking onto
adjacent land is to be avoided. The policy also does not
encourage over - parking.
The purpose of requiring a parking study serves to identify the number of spaces
needed for a particular proposal. The study would further provide the rationale of
how the parking number was determined, what the parking needs would be for the
proposed use /facility during peak hours and off -peak hours, and would include a
recommendation for where and how parking could be accommodated.
1. The proposed amendment would afford a higher level of review by evaluating the
parking adequacy during peak and off-peak hours and how parking would be
integrated into the overall site design. Flexibility may be considered for certain
proposals to allow shared parking and /or off-site parking. The purpose in offering
Staff Report to the P92 -0061: Parking Requirements
Planning Commission Page 5
flexibility would accomplish the following:
a. Avoid excessive parking;
b. Eliminate unnecessary impervious surface area to better address surface
drainage /storm water control concerns;
c. Avoid potential environmental and visual impacts.
d. Encourage shared parking between a variety of surrounding uses where
cooperative parking facility criteria cannot be met.
e. Ensure that pedestrian and bike traffic is addressed and well integrated into
the overall site /parking plan.
2. The proposed amendment would provide for a thorough analysis in determining
parking needs for a specific use. The City would rely on the applicant to provide a
parking study and /or supporting documentation which would demonstrate the parking
demand both during peak and off -peak hours.
3. In reviewing parking standards used in other cities, the Uniform Building Code has
not served as an appropriate basis to establish parking. This is also the experience
in Tukwila.
4. The UBC and Fire Code authorizes building and fire officials to increase or decrease
occupancy loads based upon a building's exiting design. No linkage is made however,
between an occupancy increase or decrease and the number of parking spaces
provided.
5. By their very nature, places of public assembly and private clubs are unique and can
vary in intensity, mixture of activities and impact on surrounding areas. Careful
analysis should be conducted on a project by project basis to ensure parking is
adequately accommodated.
6. Neither the ITE Parking Generation Manual, which is a nationally recognized
resource for observed parking space /demand ratios, nor other parking- related
literature reviewed by staff referenced . the Uniform Building Code to establish
parking needs.
7. Outdoor sports areas or parks require Planning Commission review for parking.
Places of public assembly and private clubs are equally unique and deserve careful
evaluation to ensure that the objectives of the City and the proponent can be met.
8. The proposed amendment is consistent with the Comprehensive Land Use Policy
Plan goals, objectives and policies. The amendment would result in a thorough
analysis of parking needs, integration with surrounding development, site design and
avoidance of environmental impact.
•`��
Single- family and multi-
family dwellings
2 for each unit including '
R -1, R -2, R -3, R•4 and
RMH dwellings
Business and commercial
buildings
2.5 for each 1,000 square
feet of gross floor area
Churches, and
funeral homes
1 for each 5 ed seats
fixed
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
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
Industrial buildings
1 for each 1,000 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 floor area
Outdoor sports areas or
parks •
Shall be determined by
Planning Commission
Places of public assembly,
Including auditoriums,
exhibition halls, commu-
nity clubs, community
centers and theaters
1 for every 4 persons
based on occupancy load
Post offices
3 for each 1,000 square
feet of gross floor area
Private clubs
.
1 for every 4 persons
base on occupancy load •
Public facilities, including
libraries, police and flre
stations
Shall be determined by
the Planning •
Commission
Restaurant
1 for each 100 square feet
of gross floor area
Schools, including ele•
mentary, junior high, pri-
vate and parochial schools
1.5 for each staff member
Shopping center (mall), planned, per gross leasable
floor area size, as listed below
600,000 5 for every 1,000 sq. ft; restaurant
sq. ft. factor — minus 4 stalls per 1,000 sq. ft. .
or larger of gross restaurant floor area; theater
• factor — plus 3 stalls per every 100
seats over initial 750 seats
400,000— 4 to 5 for every 1,000 sq. ft. per linear
599,999 progression; restaurant factor —'no
sq. ft. additional parking; theater factor — plus
3 stalls per 100 seats over Initial 750
seats
200,000— 4 for every 1,000 sq. ft.; restaurant
399,999 factor — no additional parking; theater
sq. ft. factor - plus 3 stalls per 100 seats over
initial 750 seats
100,000 — 4 for every 1,000 sq. It.; restaurant
199,999 factor — plus 6 stalls per 1,000 sq. ft. of
sq. ft. gross restaurant floor area; theater
• factor — plus 3 stalls per 100 seats over
initial 450 seats .
25,000— 4 for every 1,000 sq. ft.; restaurant
99,999 factor — plus 10 stalls per 1,000 sq. ft.
sq. ft. of gross restaurant floor area; theater
factor — plus 3 stalls per 100 seats,
provided cinema occupies 10% or
more of total gross leasable area •
Taverns 1 1 for every 4 persons
•
• Table 4
ATTACHMENT A
CURRENT PARKING STANDARDS •
18.56.050 Required number of parking spaces.
The minim!rn number of off-street parking spaces
shall be as folly 'or the listed uses in Table 4:
ATTACHMENT B
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, RELATED TO PARKING REQUIREMENTS AS THEY PERTAIN TO
PLACES OF PUBLIC ASSEMBLY AND PRIVATE CLUBS, AMENDING TUKWILA
MUNICIPAL CODE SECTION 18.56.050, TABLE 4.
WHEREAS, current parking standards for places of public assembly and private clubs
refer to the Uniform Building Code occupancy loads, and
WHEREAS, occupancy loads are for the purpose of establishing safe exits from
buildings.
WHEREAS, the Uniform Building Code does not link occupancy loads to parking
purposes.
WHEREAS, requiring Planning Commission approval for parking for places of public
assembly and for private clubs provides opportunity for individual proposals to demonstrate
parking adequacy, design integration and parking alternatives such as shared parking.
WHEREAS, Because of the uniqueness of these types of uses, the City would rely on
independent parking studies to better evaluate the number of parking spaces necessary to
accommodate the use both during peak and off-peak hours.
WHEREAS, the Planning Commission held a public hearing on June 25, 1992 and
recommended adoption of the amendment, and
WHEREAS, the City Council concurs with the Planning Commission's findings,
conclusions and recommendations,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO HEREBY ORDAIN AS FOLLOWS:
Section 1. Required Parking Spaces. Section 18.56.050, is hereby amended to read as
follows:
18.56.050 Required Number of Parking Spaces.
The minimum number of off- street parking spaces shall be as follows for the
listed uses in Table 4 (see next page):
Single- family and multi-family dwellings
2 for each unit including R -I, R -2, R -3, R-4 and RMH dwellings
Business and commercial buildings
2.5 for each 1,000 square feet of gross Door area
Churches, mortuaries and funeral homes
1 for each 5 fixed seats
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
Food stores and markets
1 for each 300 square feet of gross Door 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
Industrial buildings
1 for each 1,000 square feet of gross floor area
Office and professional buildings, banes, dental and medical
clinics
2.5 for each 1,000 square feet of gross floor area
Outdoor sports areas or parks
Shall be determined by Planning Commission
Places of public assembly, including auditoriums, exhibition
halls, community clubs, community centers, theaters
and private clubs
•
. . .... . . .... . . .
Shall be determined by the Planning Commission. The Planning
Commission may consider but is not limited to the following in
establishing parking requirements for these types of uses:
a. Documentation supplied by the applicant regarding actual parking
demand for the proposed use. or
b. Evidence in available planning and technical studies relating to the
proposed use
c. Required parking for the poposed use as determined by other
comparable jurisdictions.
Post offices
3 for each 1,000 square feet of gross Door arca
Ptauats -clubs
- . . ... . ... . . - - •
•
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
'
Schools, including elementary, junior high, private and
parochial schools
1.5 for each staff member
600,000 sq. ft.
or larger .
5 for every 1,000 sq. ft.; restaurant factor - minus 4 stalls per 1,000
sq. ft. of gross restaurant Door ax theater factor - plus 3 stalls per
every 100 scats over initial 750 seats
400,000 - 599,999 sq. ft.
4 to 5 for every 1,000 sq. ft. per linear progression; restaurant factor
- no additional parking; theater factor - plus 3 stalls per 100 seats
over initial 750 seats
200,000 - 399,999 sq. ft.
4 for every 1,000 sq. ft.; restaurant factor - no additional parking;
theater factor - plus 3 stalls per 100 scats over initial 750 seats
100,000 - 199,999 sq. ft.
4 for every 1,000 sq. ft.; restaurant factor - plus 6 stalls per 1,000 sq.
ft. of gross restaurant floor arca; theater factor - plus 3 stalls per
100 seats over initial 450 seats
25,0 00 -
99,999
sq. ft.
4 for every 1,000 sq. ft.; restaurant factor - plus 10 stalls per 1,000
sq. ft. of gross restaurant Door area; theater factor - plus 3 stalls per
100 scats, provided cinema occupies 10% or more of total gross
leasable area
Taverns
1 for every 4 persons based on occupancy load.
Stfikeeat = existing language
Underline = new language
Shopping center (mall), planned, per gross leasable floor
area size, as listed below
Table 4 '
..
Section 2. Severability. Should any section, subsection sentence, clause or phrase of this
ordinance or its application to any person or situation be declared unconstitutional or
invalid for any reason, such decision shall not affect the validity of 1 the remaining
portions of this ordinance or its application to any other person or situation.
Section 3. Effective Date: This ordinance shall take effect and be in full force five (5)
days after publication of the attached summary which is hereby approved.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
at a regular meeting thereof this day of ,1992.
ATTEST /AUTHENTICATED:
Jane Cant, City Clerk
APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY:
By
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NO.:
John W. Rants, Mayor
TO: Mike Kenyon
FROM: Denni Shefrin
DATE: June 10, 1992
SUBJECT: Ordinance Review
..... �...... �..........
Please review and comment on the attached ordinance draft. The
ordinance pertains to proposed amendments to the parking
requirements for places of public assembly and private clubs.
Please return your comments to me no later than June 16 to allow
for further changes based upon your recommendation (s) for Planning
Commission Review on June 25.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, RELATED TO PARKING REQUIREMENTS AS THEY PERTAIN TO
PLACES OF PUBLIC ASSEMBLY AND PRIVATE CLUBS, AMENDING TUKWILA
MUNICIPAL CODE SECTION 18.56.050, TABLE 4.
WHEREAS, current parking standards for places of public
assembly and private clubs refer to the Uniform Building Code
occupancy loads, and
WHEREAS, occupancy loads are for the purpose of establishing
safe exits from buildings.
WHEREAS, the Uniform Building Code does not link occupancy
loads to parking purposes.
WHEREAS, requiring Planning Commission approval for parking
for places of public assembly and for private clubs provides
opportunity for individual proposals to demonstrate parking
adequacy, design integration and parking alternatives such as
shared parking.
WHEREAS, Because of the uniqueness of these types of uses, the
City would rely on independent parking studies to better evaluate
the number of parking spaces necessary to accommodate the use both
during peak and off -peak hours.
WHEREAS, the Planning Commission held a public hearing on June
25, 1992 and recommended adoption of the amendment, and
WHEREAS, the City Council concurs with the Planning
Commission's findings, conclusions and recommendations,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO HEREBY ORDAIN AS FOLLOWS:
That TITLE 18, Chapter 18.56, Section 18.56.050, Table 4 of the
Tukwila Zoning Code be amended (as outlined below) and be replaced
by the underlined text.
Places of public assembly,
including auditoriums,
exhibition halls, commu-
nity clubs, community
centers and theaters.
Shall be determined by
the Planning Commission
Private clubs
ATTEST /AUTHENTICATED:
Jane Cant,
APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY:
By
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NO.:
Shall be determined by
the Planning Commission
Section 2. Severability. Should any section, subsection
sentence, clause or phrase of this ordinance or its application to
any person or situation be declared unconstitutional or invalid for
any reason, such decision shall not affect the validity of 1 the
remaining portions of this ordinance or its application to any
other person or situation.
Section 3. Effective Date: This ordinance shall take effect and
be in full force five (5) days after publication of the attached
summary which is hereby approved.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a regular meeting thereof this day of ,1992.
John W. Rants, Mayor
BACKGROUND
ENVIRONMENTAL CHECKLIST
1. Name of proposed project, if applicable:
Revision to TMC 18.56.050, Table 4 for required number of parking spaces for places of
public assembly and private clubs.
2. Name of applicant:
City of Tukwila - Planning Division
3. Address and phone number of applicant and contact person:
Denni Shefrin, Associate Planner
6300 Southcenter Boulevard, Suite 100
Tukwila, WA 98188 (206) 431 -3663
SEPA NO. L92 -0045
4. Date checklist prepared:
June 5, 1992
5. Agency requesting Checklist
City of Tukwila
6. Proposed timing or schedule (including phasing, if applicable):
NIA
.
7. Do you have any plans for future additions, expansion, or further activity related to
or connected with this proposal? If yes, explain:
N/A
8. List any environmental information you know about that has been prepared, or will
be prepared, directly related to this proposal:
N/A
9. Do you know whether applications are pending for governmental approvals of other
proposals directly affecting the property covered by your proposal? If yes, explain:
NIA - Proposal would affect entire city.
10. List any government approvals or permits that will be needed for your proposal:
Planning Commission recommendation and City Council approval
11. Give brief, complete description of your proposal, including the proposed uses and
the size of the project and site. There are several questions later in this checklist
that ask you to describe certain aspects of your proposal. You do not need to repeat
those answers on this page. Section E requires a complete description of the
objectives and alternatives of your proposal and should not be summarized here.
Proposed amendment to Table 4 of parking requirements (TMC 18.56.050) for places of
public assembly and private clubs to require Planning Commission approval rather than
1 space per every four persons based on occupancy load.
12. Location of the proposal. Give sufficient information for a person to understand the
precise location of your proposed project, including a street address, of any, and
section, township, and range, of known. If a proposal would occur over a range of
area, provide the range or boundaries of the site(s). Provide a legal description, site
plan, vicinity map, and topographic map, if reasonably available. While yon should
submit any plans required by the agency, you are not required to duplicate maps or
detailed plans submitted with any permit applications related to this checklist.
City - wide
13. Does the proposal lie within an area designated on the City's
Comprehensive Land Use Policy Plan Map as environmental sensitive?
N/A
. ..,.. .. �.
SUPPLEMENTAL SHEET FOR NONPROJECf ACTIONS
(do not use this sheet for project actions)
Because these questions are very general, it may be helpful to read them in conjunction with
the list of the elements of the environment.
When answering these questions, be aware of the extent the proposal, or the types of
activities likely to result from the proposal, would affect the item at a greater intensity or
at a faster rate than if the proposal were not implemented. Respond briefly and in general
terms.
1. How would the proposal be likely to increase discharge to water, emissions to air;
production, storage, or release of toxic or hazardous substances; or production of
noise?
NIA (See Planning Commission Report attached)
Proposed measures to avoid or reduce such increases are:
See # DI above
2. How would the proposal be likely to affect plaints, animal, fish, or marine life?
See # D1 above
Proposed measures to protect or conserve plants, animals, fish, or marine life are:
See # D1 above
3. mow would the proposal be likely to deplete energy or natural resources?
See # Dl above
Proposed measures to protect or conserve energy and natural resources are:
See # DI above
4. low would the proposal be likely to use or affect environmentally sensitive areas or
areas designated (or eligible or under study) for governmental protection; such as
parks, wilderness, wild and scenic rivers, threatened or endangered species habitat,
historic or cultural sites, wetlands, floodplains, or prime farmlands?
See # DI above
Proposed measures to protect such resources or to avoid or reduce impacts are:
See # D1 above
5. How would the proposal be likely to affect land and shoreline use, including whether
it would allow or encourage land or shoreline uses incompatible with existing phis?
See # D1 above
Proposed measures to avoid or reduce shoreline and land use impacts area
See # D1
How does the proposal conform to the Tukwila Shoreline Master Plan?
See # D1
6. IIow would the proposal be likely to increase demands on transportation or public
services and utilities?
See # D1
Proposed measures to reduce or respond to such demand(s) are:
See # D1
7. Identify, if possible, whether the proposal may conflict with local, state, or federal
laws or requirements for the protection of the environment:
See # D1
8. Does the proposal conflict with policies of the Tukwila Comprehensive Land Use
Policy Plan? If so, what policies of the Plan?
No. The proposed Code Amendment is in lceeping with the goals and objections of the
Comprehensive Land Use Policy Plan. See report attached.
Proposed measures to avoid or reduce the conflict(s) are:
NIA
..•..... �......
SUPPLEMENTAL SpEEF FOR ALL PROJECT AND NON PROJECT PROPOSALS
The objectives and the alternatives means of reaching the objectives for a proposal will be
helpful in reviewing the aforegoing items of the Environmental Checklist. This information
provides a general overall perspective of the proposed action in the context of the
environmental information provided and the submitted plans, documents, supportive
information, studies, etc.
1. What are the objective(s) of the proposal?
See report attached
2. What are the alternative means of accomplishing these objectives?
To retain existing language in TMC.
3. Please compare the alternative means and indicate the preferred course of action:
See report attached.
4. Does the proposal conflict with policies of the Tukwila Comprehensive Land Use
Policy Plan? If so, what policies of the plan?
See report attached
5. Proposed measures to avoid or reduce the conflict(s) are:
See report attached.
April 3, 1992
Ms. Moira Carr- Bradshaw
Associate Planner
City of Tukwila
Planning Department
6200 S. Center Blvd.
Tukwila, WA 98188
Dear Ms. Carr- Bradshaw:
ItethItU1111, 1\t1 :IDVJL•JAlll
(206) 8814131 (800) 28511131
FAX: (206) 867.0898
Subject: McLeod Exhibition Facility
Thank you for your letter of March 30,
the architectual design review process c�
review our common objective for prove •
in the current interpretation of the city
requesting additional information so
continue. This letter is intended to
arking, to identify the inconsistency
code and to provide you with
additional information that will allow the to make a more accurate and
appropriate definition of parking for the`VlcLeod Exhibition facility.
We understand the parking requirements l by the city for the proposed
Exhibition Center is based on the perso c pancy of the building. Because
there is no other reference, the person o cup ncy is based on the Uniform
Building Code Table 33A which is the stn for measuring the safe exit
capacity of a building. We agree with the c that this table, although a
convenient reference, is not applicable aka standard for parking and use of such a
reference renders erroneous results. Pleae e the attached memorandum relating
to the UBC.
This approach is erroneous because pub
category of land use that serves as a cat
stadia like the Kingdome, convention ce
Bellevue Convention Center, and region
Center. Considering this broad range of
and in turn parking demand, are best de
with the facility not the floor area. Agai
(attachment 1),
assembly facilities encompass a general
for specific uses that can include,
ike the Washington State or
ertaiment facilities like the Seattle
it has been found that patronage, I t the use characteristics associated
he attached discussion of the UBC
Ms. Moira Carr- Bradshaw
April 3, 1992
In the case of the proposed project floorreaiis not a valid measure because much
of the floor area is occupied with display", e. bits and booths (attachment 2).
Thus, the prudent person would search for agenerally accepted resource defining
the peak occupancy for different events '03d/or facilities. For several reasons such
a reference does not exist - first, most eveht unlike trade and consumer shows,
have a set start and end time which permits *reasonably accurate count of peak
use; and second, facility operators and researchers have found that peak use for
non - capacity events are simply not recorded., We confirm this lack of generally
accepted resource data through our work-in planning, operating and retrofitting
most of the public assembly facilites in the Puget Sound Region and Alaska and
our involvement on National Institute of 1'rari�sportation Engineers committees
dealing with the subject.
To resolve this problem, the project sponsbrrxetained 43 & Associates, a nationally
recognized event facility management team, to prepare an economic feasibility
study. Naturally, the basis for this studyes an° event calendar with daily attendance
levels. Attached, find an event listing used iii the development of the traffic and
parking demand estimates. This event listing'is based on interviews with many of
the consumer and trade (attachment 3) show on the West Coast and
Canada who indicated a strong interest inbringing shows to this type building
provided they could secure consistent dates Oti an annual basis (a major deterrent
in most existing public assembly facilities).
Then TSI was asked to survey information regarding ticket sales, parking counts,
and traffic counts for several typical events asa basis for estimating traffic
volumes. While a good estimate of traffi could be developed,
information for peak parking occupancy (building ocupancy) was unavailable.
Accordingly, studies like the one attached`fo4he Seattle Internationl Boat Show
during this past record setting attendance tai were made. This type study is one
of the few that counted both entrance and exit atronage as a basis for determining
peak occupancy. This information was cb 1% ed with other data for smaller
shows to define peak occupancy and, in e , eak parking demand See attached
survey (attachment 4).
We believe this is the type survey that sh l a used in determining the peak
parking demand for the proposed facil If the C of Tukwila approach to
determining parking demand for a major boat N show (peak person occupancy 90th
Ms. Moira Carr - Bradshaw Page 3
r „
percentile divided by four), the peak parting demand is 2035 cars. (8158
.r
persons /4). The division by four is typid fo,r many public assembly facilities and
is intended to account for higher than typical: vehicle occupancy and mode split to
transit, taxi and charter bus. See the attaced memo from Miles Consulting which
reflects the parking requirements for public assembly facility uses in other local
jurisdictions which use one parking spade per four seats as a typical standard
(attachment 5).
TSI attempted to refine this approach with actual data assembled from surveys
made as part of work performed on this and other projects in the Northwest.
Attached is a listing of projects reflecting:TSI experience with other public
assembly facilities. Applying this data relating to mode split and average vehicle
occupancy, and defining the 90th percentileJevel of demand (typical level of
demand used in defining parking demand :fot;:inany land uses such as retail
shopping centers like Southcenter) the packing demand we believe to be
appropriate is 2150 spaces. Note that thisiis higher than dividing the peak person
occupancy by four. 'f,1J
-1
In summary, I believe that we can all agree with the city that use of the UBC
occupancy table as a basis for defining parking demand is inconcistent with the
intended purpose of the city zoning codeind' his is factually erroneous. We find
that each public assembly facility is unique and as such, a reliable forecast of
event occupancy should be used as a basis for defining required parking. While it
would be consistent with the city zoning code1to simply divide the peak occupancy
by four (2035 spaces) to establish demands we believe 43 & Associates and TSI
have provided the data to provide a more `realistic demand (2150 parking spaces).
Thus, we conclude the existing basis for estimating the parking requirement is
erroneous and that either 2035 or 2150 parking stallsshould be used as the city's
requirement for on -site parking.
Thus, it is our opinion that the applicant doesnot fall short of the reasonable
definition of parking requirement under the zo ing code. Rather the applicant
meets or exceeds the code requirements. �
In closing we should note, that parking is"..lc o the success of this type facility as
it becomes one of the first and most visible de actions from the patron's
experience of attending an event. On those days (tyically weekend days and
evenings) when extraordinary peaks occur; the applicant intends to have a
April 3, 1992
ivis. ivloira Carr - Bradshaw
supplemental plan for remote parking with shuttle transit combined with a
complete Transportation Management PPn . encourage higher than typical high
t caa to
occupancy use.
I trust this provides you and the city witlthe information you need to make a
reasonable translation of the zoning code in;f gard to the on -site parking
requirement. If you or other city officialilor4taff have any question, I invite you
to contact me so we can clarify any queitiorisl and move forward with this aspect
of the project design
Sincerely,
Transportation Solutions, Inc.
David D. Markley
Principal
DDM/pb
cc: Stuart McLeod, The McLeod Development Company
Don Miles, Miles Consulting
Ted Bowsfield, 43 & Associates
Attachments
02SUM
April 3, 1992
4-r i ter 1
DATE: April 1, 1992
TO: File - McLeod Exhibition Center
FROM: Don Miles
SUBJECT; Parking
We have reviewed Land Use Code Sections 18.56.050 "Required Number of
Parking Spaces ", and understand the need to provide uniform control of off -street
parking spaces on specific types of facility uses. The intent of the exhibition
facility is to provide adequate, convenient and safe off -street parking.
First then, let us look at the code and its intent. The code states that the amount
of parking for an assembly facility is calculated by the occupancy divided by four.
Because of its convenience, the city has used the Uniform Building Code (UBC)
Table 33A as a basis for this calculation. We cannot find where the Land Use
Code refers to the Uniform Building Code (UBC), and when referring to the
specific code section suggesting control of the number of spaces tied to specific
uses, neither do we see a reference to Table 33A of the Uniform Building Code.
We understand that the only purpose of Table 33 -A is to provide safe exit from a
building. In no way has the International Conference of Building Officials
suggested this table serve as a basis for determining the number of persons
arriving per vehicle or per trip.
To illustrate the misappropriate use of this table, we can see that Table 33 -A
(UBC) list an office building as having 10 occupants per 1,000 square feet. Table
4 would require this space be provided with 2.5 spaces for this 1,000 square feet.
But as we can see between the two tables, one speaks only to people using a
building for life safety issues and the other to a probable number of people who
may have arrived in the vehicle which parked in one space. A comparable of this
case using the tables might suggest that office workers arrive four in an anto or
standard vehicle parking space. We know this is not true, thus must assume from
practical experience that the two tables were not meant to be cross referenced.
There exist other methods to determine actual parking counts with arriving
vehicles. We believe these include the use of either:
a. past derived codes for similar uses;
b. other occupancy ratio tables relating specific use to vehicle arrival. (not
life safety);
c. actual demonstration of occupancy by use.
We have provided the city with copies of adjacent jurisdiction's Land Use Code
parking requirements. These have been derived through comparable codes in most
Y2.
cases. In contacting both Bellevue and Renton, both jurisdictions advised that the
parking count is a point at which they would start.
More specifically, the Planning Department of the City of Bellevue recently
addressed this same issue for their new convention facility. They advised that part
way into the process they determined that the only way to actually address parking
needs was to develop a matrix of potential users, the duration of their visit and a
probably count by vehicle of their arrival. We find that their parking requirements
are solely based on this approach. We also find that the parking requirements for
the Tacoma Dome, Kingdome and State Correction Center were arrived at in a
similar process or approach. Thus, we believe the McLeod Exhibition Facility's
parking needs or requirements should not rely on the UBC and should be reviewed
in a manner similar to other special event facilities in the Puget Sound region.
Z 2,
MILES CONSULT
(206) 451 -2138
SUITE 211 - BLDG 2
300 - 120th AVE. N.E.
BELLEVUE, WA 9800.5
City of Tukwila
Planning Dept.
6300 Southcenter Blvd
Tukwila, Wa 98188
Attn: Moira Bradshaw
Asst. Planner
Ref: McLeod Exhibition Facility
3 Jan 1992
As we begin the new year we are busy assembling the
necessary data for the Architectual Review Board submittal.
You have advised that to facilitate a more complete picture
of required parking spaces, we should submit a preliminary
floor plan with an Architect's digestion of occupancy based
of Table 33 -A of the Uniform Building Code (U.B.C.). As I
have looked through City of Tukwila Land Use data, I do not
see how the determination is made that Table 33 -A should be
applicable to the determination of parking spaces. Chapter
33 of the U.B.C. are the general values governing the
development of corridors and exits for life safety. There
is a substantial safety factor built in the average floor
spaced assumed as occupied by a person to insure safe exit.
I believe you will find this true when discussing the
application of Table 33 -A in such a manner with I.C.B.O.
officials. They do not see a correlation between the life
safety issues and occupancy arrival by average vehicle
occupancy.
As we look further at the parking spaces required per 1000
square feet of particular building space in 18.56.050 of the
Zoning Code and compare it with chapter 33 of U.B.C. we find
little comparison to use. Thus we question that the Zoning
Code in refering to occupancy load actually refers to Table
33 -A of U.B.C. An example might be a comparison of the
Office category. Table 33 -A advises that for exit purposes
one must figure 10 occupants per 1000 square feet. The
Zoning Code calls for 2.5 spaces per 1000 square feet.
Generally Land Use Codes suggest a ratio of 4 to 5 spaces --
per 1000 square feet of Office use. Traffic analysis
usually suggest that for peak hour office use 1.25 occupants
arrive at peak hour per auto but that the 5 spaces to park
per 1000 square feet will work well during a complete day.
This brings us to other comparables of parking requirements
for specified uses:
a. The City of Renton, requires 1 parking space for
each 100 square feet of the principal place of
assembly not containing fixed seating.
(See Attached)
b. The City of Bellevue requires 10 parking spaces
minimum per 1000 net square feet of exhibition
space. They also allow a greater number of spaces.
(See Attached)
This leads us to the issue of the correspondence. Although
we certainly agree that the exhibition facility must be
reviewed in accordance with Chapter 33 of the Uniform
Building Code for life safety conformences, we do not
believe that this review should be connected to the issue of
parking. Parking is a land use issue and is related to the
occupant arrival per vehicle average. This is a planning
issue which we would like to resolve with the Planning
Director based on the gross square' footage of the Exhibition
Facility as we would in neighboring jurisdiction prior to
completing the specific interior building layout which comes
at final building permit plan check. The determination of
an area to parking space relationship commensurate to off -
street parking which practically occurs is important issue
to our project at this time. If you could give
consideration to this matter and advise of a time at which
we might meet to discuss it we would appreciate hearing from
you.
Sincere:
Mile,.' Consulting
on Miles
c. The City of Kent requires 1 parking space for each
100 square feet of principal-place of assembly
also. (See Attached)
d. The City of Seattle does not specifically list a
use of exhibition. They advise that they would
select a category which would fall in the order of
1 space per 100 square feet to 1 space per 80
square feet of exhibition space. The Director of
planning is allowed the option to modify public
assembly uses between these two numbers.
(See Attached)
Attachments:
cc S. McLeod
D. Markley
4-14-8
ACTIVITY
C) 4. Airplane hangars,
tie -down areas
D. Recreation - Amuse-
ment Activities.
1: Auditoriums, thea-
ters, places of pub-
lic assembly, sta-
diums and outdoor
sports areas
= 2. Bowling alleys
3. Dance halls, skat-
ing rinks
5. Miniature golf
courses
6. Marinas
7. Loading areas for
marinas
NUMBER OF PARKING
SPACES
Parking 1s not required.
Hangar space or tie -down
areas are to be utilized
for necessary parking.
Parking for offices shall
be required to be provided
at one parking space per
two hundred (200) square
feet.
One parking space for
each four (4) fixed seats
or one parking apace for
each one hundred (100)
square feet of floor area
of main auditorium or of
principal place of assem-
bly not containing fixed
seats, whichever is
greater.
Five (5) spaces for each
alley except when located
in a shopping center.
One parking space for
each forty (40) square feet
of gross floor area except
when located in a shop-
ping center.
4. Golf driving ranges One parking space for
each driving station.
One parking space for
each hole.
Two (2) or three (3) slips.
A private marina asso-
ciated with a residential
complex, then one per
three (3) slips.
One per twenty five (25)
slips. These shall be
located near the piers.
8. Other recreational One parking space for each
occupant based upon fifty
CI I i iiEt4 rot4
E. Educational Activities.
1. Senior high
schools: public,
parochial and
private
2. Colleges and uni-
versities
3. Elementary and
Junior high
4. Libraries and
museums
5. Day care
percent (50 %) of the max-
imum occupant load as
established by the
adopted Building and Fire
Codes of the City of
Renton.
One space for each em-
ployee plus one space for
each ten (10) students en-
rolled. In addition, if
buses for the transporta-
tion of children are kept
at the school, one off-
street parking space shall
be provided for each bus
of a size sufficient to park
each bus.
One apace for each em-
ployee plus one space for
each three (3) students
residing on campus, plus
one space for each five (5)
day students not residing
on campus. In addition, if
buses for transportation of
students are kept at the
school, one off - street park-
ing space shall be pro-
vided for each bus of a
size sufficient, park
each bus.
One parking space for
each employee. In addi-
tion, if buses for the
transportation of students
are kept at the school,
one off - street parking
space shall be provided
for each bus of a size
sufficient to park each
bus.
One parking space for
each two hundred f'
(250) square feet in office
and public use.
Require one parking space
for each employee, and
Provide two (2) loading
spaces within one hundred
feet (100') of the mai
4-14-d 348
a
.
F. Minimum/Maximum Parking Requirement by Use:
1. Specified Uses: Subject to Paragraphs 20.20.590.G and 20.20.590.H, the property owner
shall provide at least the minimum and may provide no more than the maximum number of
parking stalls as indicated below:
Use
a. Auditorium/Assembly Room/
Exhibition HaIVTheater/
Commercial Recreation (4)
b. Boat Moorage, Public or
Semi - Public
c. Financial Institution
d. Funeral Home /Mortuary/
Religious Institution
e. High Technology Light
Industry (1)
f. Home Fumishing — Retail and
Major Appliances — Retail (including
retail warehouse sales of such items)
g. Hospital/In-patient treatment facility/ 1:patient bed No maximum
outpatient surgical facility
h. Hotel/Motel & Associated Uses
Basic Guest & Employee:
Associated Uses:
Restaurant/Lounge /Bar
BanquevMeeting Rooms
Retail:.
Less than 15,000 nsf
More than 15,000 nsf
i. Manufacturing/Assembly
(other than High Technology Light
Industry)
Office (1)
Business Services/
Professional Services/General Office
Office (2)
Medical/Dental/Health Related Services
Personal Services
without fixed stations
with fixed stations
Minimum Number
of Parking
Spaces Required
1:4 fixed seats
or 10:1000 nsf
(if there are no
fixed seats)
12 docking slips
4:1000 nsf
1:5 seats
4:1000 nsf
1.5:1000 nsf
0.9:guest room
10:1000 nsf
of seating area
6:1000 nsf
of seating area
1:1000 nsf
1.5:1000 nsf
1.5:1000 nsf
4:1000 nsf
4.5:1000 nsf
3:1000 nsf
1.5:station
CITY OF BELLEVUE •
Maximum Number
of Parking
Spaces Allowed
No maximum
No maximum
5:1000 nsf
No maximum
5:1000 nsf
3:1000 nsf
No maximum
No maximum
No maximum
No maximum
No maximum
No maximum
5:1000 nsf
5:1000 nsf
No maximum
No maximum
4/S
•
D. Recreation - Amusement Activities
1. Auditoriums, Theaters
Places of Public Assembly,
Stadiums and Outdoor Sports
Area
2. Bowling Alleys
3. Dance Halls and Skating
Rinks
4. Golf Driving Ranges
5. Miniature Golf Courses
6. Recreational Buildings
(whether independent or
associated with a
multifamily complex)
E. Educational Activities
1. Senior High Schools,
Public, Parochial, and
Private
- 89 -
Important Note: This is a
minimum requirement and valid
for construction permit purposes
only. Final parking
requirements will be based upon
actual occupancy.
One parking space for each four
(4) fixed seats or one parking
space for each one hundred (100)
square feet of floor area of
main auditorium or of principal
place of assembly not containing
fixed seats, whichever is
greater.
Five (5) spaces for each alley
except when located in a
shopping center.
One parking space for each two
hundred (200) square feet of
gross floor area, except when
located in a shopping center.
One parking space for each
driving station.
One parking space for each hole.
One parking space for each two
hundred (200) square feet gross
floor area. Such spaces shall be
located adjacent to the building
and shall be designated for
visitors by signing or other
special markings.
One space for each employee plus
one space for each ten students'
enrolled. In addition, if buses
for the transportation of
children are kept at the school,
one off- street parking space
shall be provided for each bus
of a size sufficient to park
each bus.
Community centers' and community clubs'
Day care center=
Construction services
Custom and craft work
Dance halls (dance floor and table area)
Dry storage of boats
Floating homes
Food processing for human consumption
Halfway houses
Heavy commercial services
Heliports (waiting area)
High- impact uses
CAfr
•
STANDARDS FOR ACCESS AND OFF - STREET PARKING
CHART A
for Section 23.54.015 (Continued)
Use Parking Requirement
Gas station l for each 2.000 square feet.
General retail sales and services 1 for each 350 square feet.
Ground -floor businesses in multi - family
zones None. maximum of 10.
Group homes 1 for each 2 full -time staff members: plus
1 for each 5 residents: plus
1 for each vehicle operated in connection with
the group home.
23 -343
1 for each 80 square feet of floor area of all
auditoria and public assembly rooms not
containing fixed seats: or
1 for every 8 fixed seats for floor area contain-
ing fixed seats: or
if no auditorium or assembly room.
1 for each 350 square feet. excluding ball
courts.
1 for each 2,000 square feet.
1 for each 1.000 square feet.
1 for each 100 square feet.
1 space for each 10 children or 1 space for each
staff member, whichever is greater. plus
1 loading and unloading space for each 20
children.
l for each 2.000 square feet.
1 for each dwelling unit.
1 for each 1.000 square feet.
1 for each 2 full -time staff members: plus
1 for each 5 residents: plus
1 for each vehicle operated in connection with
the halfway house.
1 for each 2,000 square feet.
1 for each 100 square feet.
1 for each 1.500 square feet or as determined
by the Director.
iseattle 2 -881
LAND USE CODE
(Seattle 641)
23-348
Specialty food stores
Spectator sports facility
Sport range
Swimming pool (water area)
Taverns
Transit vehicle base
Universities' 5
Utility service uses
Use
Vehicle repair, major
Vehicle repair, minor
Vessel repair, major
Vessel repair, minor
Vocational or fine arts school
Warehouse
Wholesale showroom
CHART A
for Section 23.54.015 (Continued)
Parking Requirement
1 for each 350 square feet.
1 for each 10 fixed seats or
1 for each 100 square feet of spectator assem-
bly area not containing fixed seats.
1 for each 2 stations.
1 for each 150 square feet.
1 for each 200 square feet.
1 for each 2,000 square feet
A number of spaces equal to 15 percent of the
maximum number of students present at
peak hour plus
30 percent of the number of employees
present at peak hour, plus
1 for each 100 square feet of spectator assem-
bly area in outdoor spectator sports facili-
ties.
1 for each 2,000 square feet.
1 for each 2,000 square feet
1 for each 2,000 square feet
1 for each 2,000 square feet
1 for each 2,000 square.feet
1 for each 2 faculty and full -time employees;
plus
1 for each 5 students (based on the maximum
number of students in attendance at any
one time).
1 for each 1,500 square feet.
1 for each 1,500 square feet
743
23 -349
STANDARDS FOR ACCESS ANL. OFF-STREET PARKING
CHART A
for Section 23.54.015 (Continued)
t When permitted in multi - family zonesasa conditional use. the Director may modify the parking requirements pursuant to Section
23.45.122.
2 When permitted in single - family zones. the Director may modify the parking requirements pursuant to Section 23.44.022: when
permitted in multi - family zones as a conditional use. the Director may modify the parking requirements pursuant to Section
23.45.122.
3 When specified in single- family zones. Section 23.44. 020. and multi - family zones. Section 23.45.118. the Director may waive some
or all of the parking requirement.
• When specified in single - family zones. Section 23.44.020. and multi - family zones. Sections 23.45.086 and 23.45.118. the Director
may waive some or all of the parking requirement.
s When permitted in multi - family zones as a conditional use. the Director may modify the parking requirements pursuant to Section
23.45.122.
a Parking spaces required for multi - family structures may be provided as tandem spaces according to subsection B of Section
23.54.020.
' Bedroom — Any habitable room as defined by the Building Code which. in the determination of the Director. is capable of being
used as a bedroom.
• When permitted in multi - family zones as a conditional use. the Director may modify the parking requirement pursuant to Section
33.45.122
• When specified in single - family zones.Section 23.44.020. and multi - family zones. Section 23.45.120. the Director may waive some
or all of the parking requirements.
10 When permitted in multi - family zones as a conditional use. the Director may modify the parking requirements pursuant to
Section 23.45.122.
11 When specified in single - family zones. Section 23.44.022. and multi - family zones. Section 23.45.122. the Director may waive
some or all of the parking requirement.
12 When specified in single - family zones. Section 23.44.022. and multi - family zones. Section 23.45.122. the Director may waive
some or all of the parking requirement.
13 For public schools. when an auditorium or other place of assembly is demolished and a new one built in its place. parking
requirement shall be determined based on the new construction. When an existing public school on an existing public school site is
remodeled. additional parking is required if an auditorium or other place of assembly is expanded or additional fixed seats are
added. Additional parking is required as shown on Chart A for the increase in floor area or increase in number of seats only. lfthe
parking requirement for the increased area or seating is ten percent (10%) or less than that for the existing auditorium or other place
of assembly. then no additional parking shall be required.
'• Development standard departure may be granted or required pursuant to the procedures and criteria set forth in Chapter 23.79 to
reduce the required or permitted number of parking spaces.
t When permitted in multi - family zones as a conditional use. the Director may modify the parking requirements pursuant to
Section 23.45.122.
(Seattle 6-88)