§ 18.38.110 — Off-Site Designated Parking: Alternate Parking Location

A. Permit Approval. Approval of a Minor Use Permit in compliance with Chapter 18.114 (Conditional Use Permits and Minor Use Permits) shall be required for a parking facility or any portion of required parking that is not located on the same site as the use it is intended to serve. B. Applicability. Off-site parking in residential zones (excluding mixed-use and Downtown) is prohibited. C. Enforcement. No person shall solicit off-street parking without having first obtained an off-site parking permit. D. Application. All property owners, except the City, Housing Authority and Stadium Authority, who seek to provide parking on their parcel or site for a project or use elsewhere, shall submit an application including the following: 1. Aerial photo(s) illustrating the boundaries of the parcel or site generating the parking demand and the parcel or site providing the off-street parking. Aerial photo(s) shall clearly indicate the distance between the project site and the off-site parking locations. A pedestrian path of travel between the parcels or sites shall also be illustrated on the aerial photo(s). 2. A site plan for the site or parcel where the off-site parking will be provided. The site plan shall clearly illustrate all parking spaces, the dimensions of parking spaces, a parking space count, any parking spaces reserved for on-site use(s), driveways, curb cuts, drive aisles, landscaping, signage and light standards. 3. A written description of the off-site parking, which shall include, but not be limited to: a. Days/hours of availability for off-site parking; b. The term of the off-site parking availability (e.g., annual, until sale of property, etc.); c. Responsible party for off-site parking management; d. A written statement acknowledging that designated off-site parking spaces are exclusively for the benefit of off-site uses, and are not available for concurrent use to meet on-site parking demand; e. Description/count of stalls available under the off-site parking permit; and f. Existing uses on the parcels or sites providing the off-site parking, and the associated parking requirement. 4. Application submittal fees as indicated in the City’s adopted planning application fee schedule for Zoning Administrator actions. E. Findings. In order to approve a Minor Use Permit for an off-site parking facility, the Review Authority shall make all of the following findings in addition to those required for the approval of a Minor Use Permit: 1. The parking facility is located within 1,000 feet of the parcel line of the subject property where the use it is intended to serve; 2. On-street parking is not being counted towards meeting parking requirements; 3. Use of the parking facility will not create undue traffic hazards or impacts in the surrounding area; 4. The parking facility will be permanently available and maintained for the use it is intended to serve; and 5. Those sites providing parking for events at sports or entertainment venues located north of State Highway 101 are in compliance with the requirements of any City-adopted parking program for this area. F. Parking Agreement. A parking agreement, which guarantees the long-term availability of the parking facility for the use it is intended to serve, shall be recorded with the County Recorder. The agreement shall be in a form approved by the City Attorney and the Director. G. Off-Site Parking Permit Requirements. Off-site parking permits shall be managed by the owner of the property providing the off-site parking. The property owner responsible for the off-site parking permit shall ensure compliance with the following requirements (Conditions of Approval): 1. Adopted Parking Program. Off-site parking permits for sites providing parking for events at sports and entertainment venues located north of State Highway 101 shall comply with all requirements of any City Council-adopted parking program for this area, including payment of any fees necessary to mitigate the costs affiliated with the parking program. 2. Waste and Recycling Receptacles. Waste and recycling receptacles shall be provided for use by individuals utilizing the off-site parking lot. Any waste or recyclables blown or thrown into the public right-of-way or onto adjacent properties by individuals utilizing the off-site parking lot shall be picked up in a timely manner. 3. Lighting. Adequate lighting facilities shall be provided and maintained on the off-site parking lot, consistent with the site plan approved with the off-site parking permit application. Any such lighting shall be directed and maintained so as not to interfere with persons using any public street or improvement, or unnecessarily with the use and enjoyment of any adjacent property. 4. Signage. The off-site parking lot shall not be used for advertising, unless otherwise permitted in an adopted parking program. A sign or signs may be installed to indicate the name of the business, activity or event that the parking lot serves. Necessary traffic-control and disclaimer signs are also permitted and not included in the maximum permissible sign area. All signs shall be shown on the site plan. The area of all signs shall be calculated in accordance with this title. The maximum permissible signage shall be one sign per each entrance to the parking lot, with the maximum size of each sign not exceeding twelve (12) square feet, excluding the temporary and permanent signage otherwise allowed for the primary use on the property and any temporary signage permitted as a component of an adopted parking program. 5. Security. For special event parking, security may be required for the duration of the event. 6. Parking Lot Surfacing. The area reserved for parking and all vehicular and pedestrian access ways shall be appropriately surfaced to the satisfaction of the Zoning Administrator. 7. Landscaping. Existing site landscaping and landscape features, such as water features and sculptures, shall be maintained consistent with the requirements of this title. 8. Existing Nonconforming Conditions. For purposes of this Section, physical conditions on the site that are legally nonconforming with respect to current standards of the applicable zoning district shall not be required to be rectified as a condition of permit approval. H. Loss of Off-Site Parking. 1. Notification to City. The owner or operator of a business that uses an approved off-site parking facility to satisfy the parking requirements shall immediately notify the Director of any change of ownership or use of the property where the spaces are located, or changes in the use that the spaces are intended to serve, or of any termination or default of the agreement between the parties. 2. Effect of Termination of Agreement. Upon notification that the agreement for the required off-site parking has terminated, the Director shall establish a reasonable time in which one of the following shall occur: a. Substitute parking is provided that is acceptable to the Director; or b. The size or capacity of the use is reduced in proportion to the parking spaces lost. -This page intentionally left blank-