Automobile parking requirements prescribed in this chapter may be adjusted by the director for properties within parking assessment areas in the following instances and in accord with the prescribed limitations where, in his/her opinion, such adjustment will be in accord with purposes of this chapter and will not create undue impact on existing or potential uses adjoining the site or in the general vicinity. The decision of the director regarding parking adjustments may be appealed as set forth in Chapter 18.78 (Appeals).
(a) Tandem Parking
Tandem parking (a multiple parking configuration locating one stall behind another) may be allowed where in the judgment of the director the parking will serve all proposed uses conveniently. The director shall require such covenants and guarantees as deemed necessary to ensure use and maintenance of such parking facilities.
(b) Percentage of Compact Parking Stalls
For parking facilities exceeding five stalls and with architectural review approval prior to June 1, 2007, a maximum of fifty percent compact parking stalls may be allowed. For any project approved subsequent to June 1, 2007, compact parking is not allowed.
(c) Shared Parking Facilities
For any site or sites with multiple uses where joint use of on-site private or nearby public parking facilities can occur without conflict, and the use is exempt from parking assessment, the total number of spaces otherwise required by application of the schedule may be reduced when the joint facility will serve all existing, proposed, and potential uses as effectively and conveniently as would separate parking facilities for each use or site. In making such a determination, the director shall consider a parking analysis using criteria developed by the Urban Land Institute (ULI) or similar methodology to estimate the shared parking characteristics of the proposed land uses. The analysis shall employ the city's parking ratios as the basis for the calculation of the base parking requirement and for the determination of parking requirements for individual land uses. The number of parking stalls required for any new development or addition may be reduced by no more than twenty percent (20%) of the total number of spaces otherwise required for the site or sites.
(d) Off-Site Parking
Within parking assessment areas, the director may authorize all or a portion of the required parking for a use to be located on a site within the parking assessment area or not more than 500 feet from the boundaries of the parking assessment area, where the zoning of such site permits parking as a use. The director shall require such covenants and guarantees as deemed necessary to ensure use and maintenance of such parking facilities.
(e) Modifications to Off-Street Loading Requirements
The director may modify the quantity or dimensions of off-street loading requirements for non-residential development based on existing or proposed site conditions; availability of alternative means to address loading and unloading activity; and, upon finding that: 1) the off-street loading requirement may conflict with Comprehensive Plan goals and policies related to site design planning, circulation and access, or urban design principles; maximum reduction is one loading space; and 2) and the use of shared on-street loading would not conflict with Comprehensive Plan goals and policies related to site design planning, circulation and access or urban design principles; maximum reduction in one loading space.
(f) Affordable Housing
For 100% affordable housing projects, the director may waive up to 100% of the parking requirement based on maximum anticipated demand. "100% affordable housing" as used herein means a multiple-family housing project consisting entirely of affordable units, as defined in Section 16.65.020 of this code, available only to households with income levels at or below 120% of the area median income, as defined in Chapter 16.65, except for a building manager's unit.
(g) Adjustments to Existing Parking Facilities
The director may approve a reduction in existing on-site parking spaces to achieve the city’s waste management objectives, make improvements to on-site circulation that would reduce or eliminate a hazard, or bring substandard parking stalls into compliance with current design requirements. This provision applies only to sites with existing structures and existing parking facilities that are intended to remain in substantially the same form after re-striping of the facility. A maximum of 10% of the existing automobile parking stalls, or two stalls, whichever is greater, may be removed pursuant to this section.
(Ord. 5504 § 7, 2020: Ord. 5460 § 14, 2019: Ord. 5406 § 8, 2017: Ord. 4964 § 3 (part), 2007)