23.54.015

A. Required parking. The minimum number of off-street motor vehicle parking spaces required for specific uses is set forth in Table A for 23.54.015 for nonresidential uses other than institutional uses, Table B for 23.54.015 for residential uses, and Table C for 23.54.015 for institutional uses, except as otherwise provided in this Chapter 23.54 . Required parking is based upon gross floor area of a use within a structure minus gross floor area in parking uses, and the square footage of a use when located outside of an enclosed structure, or as otherwise specified. Maximum parking limits for specific uses and specific areas are set forth in subsection 23.54.015.C. Exceptions to motor vehicle parking requirements set forth in this Section 23.54.015 are provided in subsections 23.54.015.B and 23.54.015.C and in Section 23.54.020 . This Chapter 23.54 does not apply to parking for construction activity, which is regulated by Section 23.42.044 . B. Required parking for specific zones and areas 1. Parking in downtown zones is regulated by Chapters 23.49 and 23.66 , and not by this Section 23.54.015 . 2. Parking in the MPC-YT zone is regulated by Section 23.75.180 and not by this Section 23.54.015 . 3. Parking for major institution uses in the Major Institution Overlay District is regulated by Sections 23.54.015 and 23.54.016 . 4. The Director shall adopt by rule a map of frequent transit and major transit service areas based on proximity to a transit station or stop served by a frequent transit route or a major transit service. The determination whether a proposed development site is in a scheduled frequent transit or major transit service area shall be based on the map adopted by rule that exists on the date a project vests according to the standards of Section 23.76.026 , provided that a rule that takes effect on a date after the project vests may be applied to determine whether the site is in a scheduled frequent transit or major transit service area, at the election of the project applicant in accordance with subsection 23.76.026.F. C. Maximum parking limits for specific zones or areas 1. In the Stadium Transition Area Overlay District certain uses are subject to a maximum parking ratio pursuant to subsection 23.74.010.A.1.b. When there are multiple uses on a lot, the total parking requirement for all uses subject to a maximum ratio cannot exceed the aggregate maximum for those uses under Section 23.74.010 . 2. In all commercial zones, except C2 zones outside of urban centers, no more than 145 spaces per lot may be provided as surface parking or as flexible-use parking. 3. In all Neighborhood Residential and multifamily zones, commercial uses are limited to no more than ten parking spaces per business establishment. 4. In the Northgate Overlay District, the Director may permit parking to exceed applicable maximum parking limits as a Type I decision pursuant to Chapter 23.76 if: a. The parking is provided in a structure according to a joint-use parking agreement with King County Metro Transit; and b. It can be demonstrated to the satisfaction of the Director through a parking demand study that the spaces are only needed to meet evening and weekend demand or as overflow on less than ten percent of the weekdays in a year, and the spaces shall otherwise be available for daytime use by the general public. 5. Notwithstanding the minimum parking requirements set out in Table A for 23.54.015, in the Industry and Innovation zones, the maximum parking ratio for all uses is one space per 1,000 square feet of gross floor area. D. Parking waivers 1. No parking is required for the first 3,000 square feet of each business establishment. 2. No parking is required for ground level nonresidential spaces in mixed-use structures. E. Fleet vehicles. Notwithstanding any other provisions of this Section 23.54.015 , off-street parking shall be provided for all fleet vehicles and those parking spaces will not be counted toward the parking requirements of Table A for 23.54.015, Table B for 23.54.015, or Table C for 23.54.015. F. Use and reuse of schools. For non-school uses permitted to locate in a former or existing public school, parking requirements will be determined by school use pursuant to criteria adopted according to Chapter 23.78 . G. Changes of use 1. New nonresidential uses in existing structures. Except as otherwise provided in this subsection 23.54.015.G, up to 20 required parking spaces are waived for a new nonresidential use established in an existing structure or the expansion of an existing nonresidential use entirely within an existing structure. Existing required parking shall remain. 2. Residential uses in existing structures. No parking is required for a change of use from a nonresidential use to a residential use in an existing structure. 3. Commercial uses in existing structures. No parking is required for a change of use to a commercial use in an existing structure. 4. For purposes of this Section 23.54.015 , "existing structure" means a structure that was established under permit, or for which a building permit has been granted and has not expired, at least two years prior to the application to establish the new use or expand the use. 5. Parking spaces required for loading and unloading of passengers are not eligible for the waiver under this subsection 23.54.015.G. H. Uses not shown on parking tables. In the case of a use not shown on Table A for 23.54.015, Table B for 23.54.015, or Table C for 23.54.015, the requirements for off-street parking will be determined by the Director based on the requirements for the most comparable use. Where, in the judgment of the Director, none of the uses on Table A for 23.54.015, Table B for 23.54.015, and Table C for 23.54.015 are comparable to a proposed use, the Director may base a determination as to the amount of parking required for the proposed use on detailed information provided by the applicant. The information required may include, but not be limited to, a description of the physical structure(s), identification of potential users, and analysis of likely parking demand. I. Uses in multiple parking table categories. If an entire use or structure, or the same portion of a use or structure, falls under more than one category in Table A for 23.54.015, Table B for 23.54.015, or Table C for 23.54.015 then, unless otherwise specified, the category requiring the smallest number of parking spaces applies except as expressly set forth on such tables. J. Existing parking deficits. Existing legal parking deficits of legally established uses are allowed to continue even if a change of use occurs. This subsection 23.54.015.J will not be construed to permit a parking deficit caused by the failure to satisfy conditions of a reduced parking requirement for any use or structure. Table A for 23.54.015 Required parking for nonresidential uses other than institutions Use Minimum parking required I. General nonresidential uses (other than institutions) A. AGRICULTURAL USES 1 1 space for each 2,000 square feet B. COMMERCIAL USES B.1. Animal shelters and kennels 1 space for each 2,000 square feet B.2. Eating and drinking establishments 1 space for each 500 square feet B.3. Entertainment uses, general, except as noted below 2 For public assembly areas: 1 space for each 8 fixed seats, or 1 space for each 100 square feet of public assembly area not containing fixed seats, or 1 space for each 500 square feet of total floor area in entertainment use, whichever is less B.3.a. Adult cabarets 1 space for each 500 square feet B.3.b. Sports and recreation uses 3 1 space for each 500 square feet B.4. Food processing and craft work 1 space for each 2,000 square feet B.5. Laboratories, research and development 1 space for each 1,500 square feet B.6. Lodging uses 1 space for each 4 rooms or 1 space for each 500 square feet of total floor area in lodging use, whichever is less; For bed and breakfast facilities in Neighborhood Residential and multifamily zones, 1 space for each 2 dwelling units, plus 1 space for each 2 guest rooms, or 1 space for each 500 square feet of total floor area in lodging use, whichever is less B.7. Medical services 1 space for each 500 square feet B.8. Offices 1 space for each 1,000 square feet B.9. Sales and services, automotive 1 space for each 2,000 square feet B.10. Sales and services, general, except as noted below 1 space for each 500 square feet B.10.a. Pet daycare centers 4 1 space for each 500 square feet B.11. Sales and services, heavy 1 space for each 2,000 square feet B.12. Sales and services, marine 1 space for each 2,000 square feet C. HIGH IMPACT USES 1 space for each 2,000 square feet D. LIVE-WORK UNITS 0 spaces for units with 1,500 square feet or less; 1 space for each unit greater than 1,500 square feet; 1 space for each unit greater than 2,500 square feet, plus the parking that would be required for any nonresidential activity classified as a principal use E. MANUFACTURING USES 1 space for each 2,000 square feet F. STORAGE USES 1 space for each 2,000 square feet G. TRANSPORTATION FACILITIES G.1. Cargo terminals 1 space for each 2,000 square feet G.2. Parking and moorage G.2.a. Flexible-use parking None G.2.b. Towing services None G.2.c. Boat moorage 1 space for each 2 berths G.2.d. Dry storage of boats 1 space for each 2,000 square feet G.3. Passenger terminals 1 space for each 100 square feet of waiting area G.4. Rail transit facilities None G.5. Transportation facilities, air 1 space for each 100 square feet of waiting area G.6. Vehicle storage and maintenance uses 1 space for each 2,000 square feet H. UTILITIES 1 space for each 2,000 square feet II. Nonresidential use requirements for specific areas I. Nonresidential uses in regional centers or Station Area Overlay Districts 5 No minimum requirement J. Nonresidential uses in urban centers that are not within a Station Area Overlay District, if the nonresidential use is located within a frequent transit service area 5 No minimum requirement K. Nonresidential uses permitted in MR and HR zones pursuant to Section 23.45.504 No minimum requirement L. Nonresidential uses permitted in II zones No minimum requirement Footnotes for Table A for 23.54.015 1 No parking is required for urban farms or community gardens in residential zones. 2 Required parking for spectator sports facilities or exhibition halls must be available when the facility or exhibition hall is in use. A facility shall be considered to be "in use" during the period beginning three hours before an event is scheduled to begin and ending one hour after a scheduled event is expected to end. For sports events of variable or uncertain duration, the expected event length shall be the average length of the events of the same type for which the most recent data are available, provided it is within the past five years. During an inaugural season, or for nonrecurring events, the best available good faith estimate of event duration will be used. A facility will not be deemed to be "in use" by virtue of the fact that administrative or maintenance personnel are present. The Director may reduce the required parking for any event when projected attendance for a spectator sports facility is certified to be 50 percent or less of the facility's seating capacity, to an amount not less than that required for the certified projected attendance, at the rate of one space for each ten fixed seats of certified projected attendance. An application for reduction and the certification shall be submitted to the Director at least 15 days prior to the event. When the event is one of a series of similar events, such certification may be submitted for the entire series 15 days prior to the first event in the series. If the Director finds that a certification of projected attendance of 50 percent or less of the seating capacity is based on satisfactory evidence such as past attendance at similar events or advance ticket sales, the Director shall, within 15 days of such submittal, notify the facility operator that a reduced parking requirement has been approved, with any conditions deemed appropriate by the Director to ensure adequacy of parking if expected attendance should change. The parking requirement reduction may be applied for only if the goals of the facility's Transportation Management Plan are otherwise being met. The Director may revoke or modify a parking requirement reduction approval during a series, if projected attendance is exceeded. 3 For indoor sports and recreation uses that exceed 25,000 square feet in size in a Manufacturing Industrial Center, the minimum requirement is one space for each 2,000 square feet. 4 Parking for pet daycare centers shall include at least one space for each 20 animals that is reserved for loading and unloading of animals, provided that a total of no more than one parking space per 500 square feet is required. The number of required loading and unloading spaces is calculated based on the maximum number of animals the center is designed to accommodate. 5 The general minimum requirements of Part I of Table A for 23.54.015 are superseded to the extent that a use, structure, or development qualifies for either a greater or a lesser minimum parking requirement (which may include no requirement) under any other provision. To the extent that a nonresidential use fits within more than one line in Table A for 23.54.015, the least of the applicable minimum parking requirements applies. The different parking requirements listed for certain categories of nonresidential uses shall not be construed to create separate uses for purposes of any requirements related to establishing or changing a use under this Title 23 . Table B for 23.54.015 Required parking for residential uses Use Minimum parking required I. General residential uses 1,2,3 A. Artist's studio/dwellings 1 space for each 2 dwelling units B. Assisted living facilities No minimum requirement C. Caretaker's quarters 1 space for each 2 dwelling units D. Congregate residences 1 space for each 4 sleeping rooms E. Mobile home parks 1 space for each 2 mobile home lots as defined in Chapter 22.904 F. Housing 4, 5 1 space for each 2 dwelling units II. Residential use requirements for specific areas G. All residential uses within urban centers or within a Station Area Overlay District No minimum requirement H. All residential uses within urban villages that are not within an urban center or a Station Area Overlay District if the residential use is located within a frequent transit or major transit service area No minimum requirement I. All residential uses within a major transit service area No minimum requirement J. Congregate residences located within a frequent transit service area No minimum requirement III. Residential use requirements for specific unit types or sizes 1 K. Dwelling units and congregate residences that are less than 1,200 square feet in size No minimum requirement L. Housing, Low-income No minimum requirement M. Residential structures serving seniors or persons with disabilities No minimum requirement Footnotes to Table B for 23.54.015 1 The minimum amount of parking prescribed by Part I of Table B for 23.54.015 does not apply if a use, structure, or development qualifies for a lesser amount of minimum parking, including no parking, under any other provision of this Section 23.54.015 . If more than one provision in this Table B for 23.54.015 is applicable, the provision requiring the least amount of minimum parking applies. 2 For each moderate-income unit and each low-income unit, no minimum amount of parking is required. 3 The Director shall waive parking requirements for any development that retains a Tier 2 tree or achieves a tree point score under Section 23.44.120 , through planting or preserving medium/large or large trees, that would result in a ten percent canopy coverage for the lot at tree maturity. A reduction or waiving of parking requirements may be permitted if the Director finds that the reduction or waiver is necessary to protect a Tier 3 tree as defined in Chapter 25.11 . 4 No parking is required for accessory dwelling units. 5 No parking is required for principal dwelling units on lots in any residential zone that are less than 3,000 square feet in size or less than 30 feet in width where access to parking is permitted through a required setback abutting a street according to the standards of subsections 23.44.160.F.2, 23.45.536.C.2, or 23.45.536.C.3. Table C for 23.54.015 Required parking for public uses and institutions Use Minimum parking required I. General public uses and institutions A. Adult care centers 2,3 1 space for each 10 adults (clients) or 1 space for each staff member, whichever is greater; plus 1 loading and unloading space for each 20 adults (clients) B. Child care centers No minimum requirement C. Colleges A number of spaces equal to 15 percent of the maximum number of students that the facility is designed to accommodate; plus 30 percent of the number of employees the facility is designed to accommodate; plus 1 space for each 100 square feet of spectator assembly area in outdoor spectator sports facilities D. Community centers owned and operated by the Seattle Department of Parks and Recreation (SPR) 1, 6 1 space for each 555 square feet; or for family support centers, 1 space for each 100 square feet E. Community clubs, and community centers not owned and operated by SPR 1, 5, 7 1 space for each 80 square feet of floor area of all auditoria and public assembly rooms containing fixed seats; plus 1 space for each 350 square feet of all other indoor areas F. Community farms 5 1 space plus 1 space for each 10,000 square feet of site area, or 10 spaces, whichever is less G. Hospitals 1 space for each 2 staff doctors; plus 1 additional space for each 5 employees other than staff doctors; plus 1 space for each 6 beds H. Institutes for advanced study in Neighborhood Residential zones (existing) 1 3.5 spaces for each 1,000 square feet of office space; plus 10 spaces for each 1,000 square feet of additional building footprint to house and support conference center activities; or 37 spaces for each 1,000 square feet of conference room space, whichever is greater I. Libraries 8,9 1 space for each 80 square feet of floor area of all auditoria and public meeting rooms containing fixed seats; plus 1 space for each 500 square feet of floor area of all other areas J. Museums 1 space for each 80 square feet of all auditoria and public assembly rooms, not containing fixed seats; plus 1 space for every 10 fixed seats for floor area containing fixed seats; plus 1 space for each 250 square feet of other gross floor area open to the public K. Private clubs 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; or if no auditorium or assembly room, 1 space for each 350 square feet, excluding ball courts L. Religious facilities 1 space for each 80 square feet of all auditoria and public assembly rooms M. Schools, elementary and secondary 7, 10, 11 1 space for each 80 square feet of all auditoria and public assembly rooms without fixed seats, or 1 space for every 8 fixed seats in auditoria or public assembly rooms containing fixed seats N. Vocational or fine arts schools 1 space for each 2 faculty that the facility is designed to accommodate; plus 1 space for each 2 full-time employees other than faculty that the facility is designed to accommodate; plus 1 space for each 5 students, based on the maximum number of students that the school is designed to accommodate II. General public uses and institutions for specific areas O. General public uses, institutions and Major Institution uses, except hospitals, in regional centers or Station Area Overlay Districts 12 No minimum requirement P. General public uses and institutions, except hospitals, including institutes for advanced study in Neighborhood Residential zones, within urban centers that are not within Station Area Overlay Districts, if the use is located within a frequent transit service area No minimum requirement Footnotes to Table C for 23.54.015 1 The Director may modify the parking requirements in this Table A for 23.54.015 for institutions in Neighborhood Residential and multifamily zones pursuant to the conditional uses provisions in Section 23.44.030 and Section 23.45.570 . 2 The amount of required parking is calculated based on the maximum number of staff or clients that the center is designed to accommodate on site at any one time. No parking is required for adult care centers that provide housing for clients. 3 As a Type I decision, the Director, in consultation with the Director of the Seattle Department of Transportation, may allow adult care centers to provide loading and unloading spaces on street, if not prevented by current or planned transportation projects adjacent to their property, when no other alternative exists. 4 [Reserved] 5 [Reserved] 6 When family support centers are located within community centers owned and operated by the Department of Parks and Recreation, the Director may lower the combined parking requirement by up to a maximum of 15 percent, pursuant to subsection 23.54.020.I. 7 Indoor gymnasiums are not considered ball courts, nor are they considered auditoria or public assembly rooms unless they contain bleachers (fixed seats). If the gymnasium contains bleachers, the parking requirement for the gymnasium is one parking space for every eight fixed seats. Each 20 inches of width of bleachers is counted as one fixed seat for the purposes of determining parking requirements. If the gymnasium does not contain bleachers and is in a school, there is no parking requirement for the gymnasium. If the gymnasium does not contain bleachers and is in a community center, the parking requirement is one space for each 350 square feet. 8 The Director may reduce the parking and loading requirements of Section 23.54.015 and the requirements of Section 23.44.080 or Section 23.45.536 on a case-by-case basis if the applicant can demonstrate that the modification is necessary due to the specific features, activities, or programs of the institution and links the reduction to the features of the institution that justify the reduction. Such modifications shall be valid only under the conditions specified, and if those conditions change, the standard requirement shall be satisfied. 9 When a library is permitted in a multifamily or commercial zone as a conditional use, the Director may modify the parking requirements of this Section 23.54.015 and the requirements of Section 23.45.536 or Sections 23.47A.030 and 23.47A.032 on a case-by-case basis if the applicant can demonstrate that the modification is necessary due to the specific features, activities, or programs of the institution and links the reduction to the features of the institution that justify the reduction. Such modifications shall be valid only under the conditions specified, and if those conditions change, the standard requirement shall be satisfied. 10 For public schools, when an auditorium or other place of assembly is demolished and a new one built in its place, parking requirements are determined based on the new construction. When an existing public school on an existing public school site is remodeled, additional parking is required if any auditorium or other place of assembly is expanded or additional fixed seats are added. Additional parking is required as shown in this Table C for 23.54.015 for the increase in floor area or increase in number of seats only. If the parking requirement for the increased area or seating is ten percent or less than that for the existing auditorium or other place of assembly, then no additional parking is required. 11 For public schools, development standard departures 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. 12 The general requirements of lines A through P of this Table C for 23.54.015 for general public uses and institutions, and requirements of subsection 23.54.016.B for Major Institution uses, are superseded to the extent that a use, structure, or development qualifies for either a greater or a lesser parking requirement (which may include no requirement) under any other provision. To the extent that a general public use, institution, or Major Institution use fits within more than one line in this Table C for 23.54.015, the least of the applicable parking requirements applies. The different parking requirements listed for certain categories of general public uses or institutions shall not be construed to create separate uses for purposes of any requirements related to establishing or changing a use under this Title 23 . ( Current text's ordinance history: 2020s Ord. 127376 , § 59, 2025 [substantively amended title, A, B, C, D, and G and Tables A, B, and C; nonsubstantively amended E, F, H, I, and J]; Ord. 127375 , § 87, 2025 [amended C and Tables A, B, and C]; Ord. 127228 , § 19, 2025 [cross-reference update in B; Ord. 127219 , § 26, 2025 [amended Table B]; Ord. 127099 , § 46, 2024 [amended Tables A and C]; Ord. 127098 , § 5, 2024 [amended Table B]; Ord. 126862 , § 12, 2023 [amended C and Table A]; Ord. 126858 , § 4, 2023 [amended Table C]; Ord. 126855 , § 39, 2023 [amended Table B]; Ord. 126685 , § 42, 2022 [corrected a cross-reference in B and substantively amended Table B]; Ord. 126509 , § 76, 2022 [zone name change in Tables A, B, and C]; Ord. 126452 , § 2, 2021 [amended Table A]; Ord. 126157 , § 42, 2020 [amended A and D and Table B]. 2010s Ord. 125791 , § 86, 2019 [amended Table B]; Ord. 125603 , § 60, 2018 [amended Table B]; Ord. 125558 , § 42, 2018 [amended title, A, B, and C and Tables A, B, and C]; Ord. 125272 , § 48, 2017 [amended B]; Ord. 124770 , § 9, 2015 [amended D and deleted Table D]; Ord. 124747 , § 3, 2015 [amended Table A]; Ord. 124608 , § 10, 2014 [amended Table B]; Ord. 124378 , § 57, 2013 [substantively amended B, C, and G, nonsubstantively amended A and Table A, and updated a cross-reference and style in Table B]; Ord. 123963, § 20, 2012 [amended B]; Ord. 123939, § 14, 2012 [amended A and B and Tables A, B, and C]; Ord. 123649, § 38, 2011 [amended B, D, and G and Tables C and D]; Ord. 123495, § 64, 2011 [amended Tables A, B, and C]; Ord. 123378, § 23, 2010 [amended B]; 2000s Ord. 123209, § 54, 2009 [amended B and Tables B and C and created Maps A and B]; Ord. 123046, § 65, 2009 [renamed charts to tables]; Ord. 122935, § 13, 2009 [amended B, D, and G, and Charts A and B]; Ord. 122823, § 10, 2008 [amended B]; Ord. 122670 , § 3, 2008 [amended A]; Ord. 122411 , § 8, 2007 [amended Chart A]; Ord. 122311 , § 68, 2006.) Ordinance 122311 replaced the entire text, although much of the text had been in the prior version. Generally: Current subsection A's material was covered by the prior subsection A; Current H was covered by prior B; Current I was covered by prior C; Current J was covered by prior D; Current D.2 was covered by prior E; and Current F was covered by Prior H. It also created multiple tables for different topics; the prior version of this section used a single Chart A. The prior version's ordinance history is divided into ordinances that amended Chart A and ordinances that amended subsections; a few ordinances are therefore listed in both histories. Amended Chart A: (Ord. 122273 , § 5, 2006; Ord. 122208, § 3, 2006; Ord. 121792, § 1, 2005; Ord. 121828, § 11, 2005 [re-enacted Chart A to incorporate prior amendments]; Ord. 121782, § 30, 2005; Ord. 121476, § 14, 2004; Ord. 121359, § 7, 2003; Ord. 121196, § 24, 2003; Ord. 121145, § 14, 2003; Ord. 120953, § 1, 2002; Ord. 120541 , § 1, 2001; Ord. 120004, § 4, 2000; Ord. 119972, § 9, 2000; Ord. 119969, § 1, 2000; Ord. 119715, § 2, 1999; Ord. 119239, § 29, 1998; Ord. 119238, § 8, 1998; Ord. 118624, § 2, 1997; Ord. 118414, § 40, 1996; Ord. 117869, § 1, 1995; Ord. 117202 , § 10, 1994; Ord. 116168 , § 1, 1992; Ord. 116146 , § 2, 1992; Ord. 115043, § 12, 1990; Ord. 114875, § 14, 1989; Ord. 114623, § 15, 1989; Ord. 113710, § 1, 1987; Ord. 113658, § 7, 1987; Ord. 113464, § 2, 1987; Ord. 113263, § 26, 1986; Ord. 112777, § 32, 1986.) Amended subsections: (Ord. 122054, § 73, 2006 [cross-reference update in A to refer to new standards]; Ord. 121145, § 14, 2003; Ord. 120541 , § 1, 2001; Ord. 119972, § 9, 2000; Ord. 119239, § 29, 1998; Ord. 115719 , § 1, 1991 [removed a subsection that was shown in Ord. 113710 but had never been adopted]; Ord. 115002 , § 13, 1990; Ord. 114875, § 13, 1989; Ord. 113263, § 26, 1986; Ord. 112777, § 32, 1986.)