21.18.900 Shared parking.
A. Purpose. Cumulative parking requirements for mixed-use occupancies or shared facilities may be reduced where it can be shown that the peak parking requirements of the various uses occur at different times of the day, week or year. Methods for calculating parking reduction and submission requirements are outlined in this section. This section does not apply within the city center zoning districts.
B. Authority. The development and business services director (director) may approve a reduction in the number of required parking stalls at a property, as provided in this section.
C. Parking Reduction Determination. Two methods for determining parking reduction are as follows:
1. Table 21.18.20, Parking Occupancy Rates. When a parking reduction is requested based on parking demand calculations from Table 21.18.20, the applicant shall submit a parking demand summary showing the calculations outlined in this section. (Note: occupancy rates in the table include a “safety” margin beyond typical average peak demand. A parking study may yield greater reduction.) To determine the number of parking stalls required:
a. Determine the minimum required minimum number of parking stalls for each use from LMC 21.18.800.
b. Multiply the minimum required number of stalls by the “occupancy rate” for the corresponding use in Table 21.18.20 (or as determined by a parking study) to produce an adjusted minimum requirement for each use for weekday day, evening and night periods, and for weekend day, evening and night periods.
c. Sum the adjusted minimum number of stalls for each use for each time period to produce an aggregate adjusted minimum number of stalls for each period.
d. The greatest of the aggregate adjusted minimum number of stalls for each period shall be the minimum number of shared parking stalls required.
e. Parking reserved for specified individual persons, positions, businesses, or offices, hotel or residential units do not count toward shared parking.
|
Use(a) |
Weekdays(a) |
Weekends(a) |
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|---|---|---|---|---|---|---|
|
Day (7:00 a.m. – 6:00 p.m.) |
Evening (6:00 p.m. – 11:00 p.m.) |
Night (11:00 p.m. – 7:00 a.m.) |
Day (8:00 a.m. – 5:00 p.m.) |
Evening (5:00 p.m. – 12:00 a.m.) |
Night (12:00 a.m. – 8:00 a.m.) |
|
|
Residential |
60% |
100% |
100% |
80% |
100% |
100% |
|
Office/Industrial/Warehouse |
100% |
20% |
5% |
5% |
5% |
5% |
|
Retail/Commercial |
90% |
80% |
5% |
100% |
79% |
5% |
|
70% |
100% |
100% |
70% |
100% |
100% |
|
|
Restaurant |
70%(b) |
100% |
10% |
70%(b) |
100% |
20% |
|
Theater (Movie or Live) |
40% |
80% |
10% |
80% |
100% |
10% |
|
Entertainment/Recreation |
40% |
100% |
10% |
80% |
100% |
10% |
|
Convention/Conference |
100% |
100% |
5% |
100% |
100% |
5% |
|
10% |
5% |
5% |
100% |
50% |
5% |
|
|
(a) Weekends are the period from 6:00 p.m. on Friday to 6:00 p.m. on Sunday. |
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(b) Fast food and breakfast/lunch oriented facilities = 100% |
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(c) The development and business services director, on finding that a place of worship holds its primary religious services during a non-“weekend” period, may require “weekend” parking on the appropriate weekday(s) and/or allow “weekday” parking on Saturday and/or Sunday. In making such determination, the director may consider parking studies at comparable institutions or may require a site-specific study. |
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2. Parking Study. For:
a. Uses not found in Table 21.18.20; or
b. Parking reductions based on seasonal variation or other time frames not found in the table; or
c. A parking reduction greater than provided for in the table; or
d. A total reduction of more than 50 stalls below the number required by LMC 21.18.800. The minimum number of parking stalls shall be determined by a parking study performed by a qualified parking or traffic consultant, planner or civil engineer. The study shall be subject to approval by the development and business services director.
3. Demand Analysis. A parking demand analysis, which substantiates the basis for granting a reduced number of stalls. The analysis shall take into account the following:
a. Parking Survey. Parking surveys shall determine parking occupancy rates for day and evening peaks on the seven days of the week. The seven days of observation may take place over the span of two consecutive typical weeks. In the case of new construction, or addition of new uses, the surveys shall observe a comparable development with a similar mix of uses. A combination of developments may be necessary to cover all proposed uses. The approximate square-footages of the various uses of the comparison projects will be compared to the proposed project to allow the ratios of uses to be rated accordingly. In the case of enlargement or substitution of existing uses, the surveys shall document the occupancy rates of the existing parking facility.
b. Proximity and Convenience Factors. The development and business services director may consider the following factors in approving the parking reduction:
i. Distance between sharing uses and the parking facility.
ii. Pedestrian connections between sharing uses and the parking facility.
iii. Vehicular connections.
iv. Whether parking will be paid, gated, by valet or other special features.
v. Location proximity to other shared parking developments.
vi. Proximity to transit corridors and stops.
vii. Special trip reduction programs in accordance with LMC 21.18.850.
c. Captive Market Parking. Parking requirements for office, retail, restaurant, hotel, and convention/conference uses may be reduced where it can be determined that some portion of the patronage of these businesses comes from other uses located within a maximum walking distance of 500 feet. Parking requirements may be reduced up to 75 percent where such a reduction can be supported by surveys conducted at similar establishments.
D. Application and Supplemental Materials. Applications for a parking reduction shall be in writing and accompanied by the following:
1. The parking demand summary or parking study in accordance with subsection (C) of this section.
2. A shared parking operations plan prepared to the satisfaction of the director showing that:
a. Parking stalls conveniently serve the uses intended;
b. Consideration is given to appropriate location of high versus low turnover stalls;
c. Directional signage is provided where appropriate; and
d. Pedestrian links between uses and parking areas meet the requirements of LMC 21.18.300.
3. A covenant or other agreement for shared parking in a form acceptable to the city. The covenant shall:
a. Be executed by the owners of said lot or parcel and/or parties having beneficial use thereof;
b. Be enforceable against the owner, the parties having beneficial use and their heirs, successors and assigns;
c. Contain a specific statement that the property owner understands and agrees that the implementation of shared parking may restrict the number and type of uses that may in future occupy the property; and
d. Be recorded with the Snohomish County auditor.
4. Where the requested reduction is 50 stalls or more:
a. A site plan showing how the additional number of stalls otherwise required could be subsequently provided on the site (“landbanking”). The additional area shall meet all dimensional standards, access aisle, required yards, landscaping, setbacks and driveways for the property and all other requirements of this chapter. The additional parking may be provided in a surface lot or structured facility as determined by the director to be practical, feasible and compatible with the site plan for the use.
b. Alternatively the property owner shall provide a performance bond sufficient to construct the number of stalls in a shared or municipal facility or to fund a shuttle van/bus operation or other trip reduction elements that would reduce parking demand sufficiently. The performance bond shall be available for two years after initial occupancy.
c. The covenant required by subsection (D)(3) of this section shall further guarantee that the property owner will provide additional stalls if the director, upon thorough investigation of the actual use of parking, determines that the approved reduction be modified or revoked due to insufficient parking supply by showing occupancy rates over 98 percent for at least two consecutive hours on at least three separate days within a single month.
d. A fee sufficient to pay for a parking study of actual parking accumulation to be carried out within two years of occupancy. The performance bond and/or fee may be waived when in the determination of the director, previous experience with similar shared parking projects indicates it is unlikely a serious deficiency would result. (Ord. 3415 § 21, 2022; Ord. 3399 § 2 (Exh. A), 2021; Ord. 2730 § 1, 2008)