Source: https://bellevue.municipal.codes/LUC/20.20.590
Timestamp: 2019-03-19 21:03:01
Document Index: 526595108

Matched Legal Cases: ['art 20', 'art 20', 'art 20', 'art 20', 'art 20', 'art 20', '§ 9', '§ 7', '§ 12', '§ 15', '§ 4', '§ 4', '§ 18', '§ 7', '§ 6', '§ 2', '§ 8', '§ 1', '§ 20', '§ 203', '§ 303', '§ 33', '§ 2', '§ 4', '§ 5']

Ch. 20.20, Word Index, P | Bellevue Land Use Code
Ch. 20.20, Word Index, O
20.20.620
Ch. 20.20, Word Index, P
20.20.590 Parking, circulation and walkway requirements.
This section was recently amended by Ordinance 6425, codified in November 2018.
A. Scope. This section contains standards and design requirements for parking, circulation and internal walkways, except as otherwise provided in Chapter 20.25 LUC for Special and Overlay Districts.
1. Number of Parking Stalls. The requirements of this section for the number of parking stalls apply to each new use and to each new tenant, except as provided in LUC 20.20.560.C for changes to a nonconforming use. See Part 20.25A LUC for the number of required parking stalls in Downtown Districts.
2. Other Requirements of this Section. All other standards and design requirements of this section apply to new site development and to site development for the substantial remodel of existing development. See Part 20.25A LUC for other applicable requirements in Downtown Districts.
C. Submittal Requirements.
1. General. The Director of the Development Services Department shall specify the submittal requirements, including type, detail and number of copies required in order to determine compliance with this section.
2. Waiver. The Director of the Development Services Department may waive specific submittal requirements determined to be unnecessary for review of an application.
D. Required Review. The Director of the Development Services Department shall review the proposed parking, circulation and walkways and may approve the proposed structure, substantial remodel, site development, use or occupancy only if the requirements of this section are met, subject to the provisions of LUC 20.20.560 for nonconforming uses, structures and sites.
E. Limitation on Use. Area devoted to parking, circulation or walkways approved pursuant to this section may not be used for any other purpose, except as authorized by a Temporary Use Permit issued pursuant to Part 20.30M LUC or by other specific approval pursuant to the Bellevue City Code.
F. Minimum/Maximum Parking Requirement by Use.
1. Specified Uses. Subject to subsections G and H of this section, the property owner shall provide at least the minimum and may provide no more than the maximum number of parking stalls as indicated below:
Parking Spaces Allowed
Auditorium/assembly room/exhibition hall/theater/commercial recreation (2)
1:4 fixed seats or 10:1,000 nsf
(if there are no fixed seats)
Boat moorage, public or semi-public
1:2 docking slips
4:1,000 nsf
5:1,000 nsf
1:5 seats
High technology/industry
Home furnishing – retail and major appliances – retail
1.5:1,000 nsf
3:1,000 nsf
1:patient bed
Office business services/professional services/general office
Office medical/dental/health-related services
4.5:1,000 nsf
1.5:station
2:unit
Multiple unit structure:
One-bedroom or studio unit
1.2:unit
1.6:unit
Three or more bedroom unit
1.8:unit
Sitdown only
14:1,000 nsf
With takeout service
16:1,000 nsf
Retail/mixed retail/shopping center uses (1):
Less than 15,000 nsf
5.5:1,000 nsf
15,000 – 400,000 nsf
400,000 – 600,000 nsf
More than 600,000 nsf
0.33:bed
1:bed
Congregate care senior housing
0.5:unit
1.5:unit
Senior citizen dwelling
0.8:unit
Rooming/boarding
1:rented room
1:cart
nsf = net square feet (See LUC 20.50.036).
Notes: Minimum/Maximum Parking by Use:
(1)Office, restaurant and movie theater uses included within a retail/mixed retail/shopping center use (subsection F.1.o of this section) must provide parking stalls as indicated below:
a. Office Uses: If office uses comprise more than 10 percent of the total net square footage of a retail/mixed retail/shopping center use with 25,000 to 400,000 total nsf, the property owner shall provide parking for all office uses at a ratio of at least 4 parking stalls per 1,000 nsf for all office space. The office net square footage is not used to calculate the parking for other associated uses.
b. Restaurant Uses: If restaurant uses comprise more than 5 percent of the total net square footage of a retail/mixed retail/shopping center use, the property owner shall provide parking for all restaurant space at a ratio of at least 14 stalls per 1,000 nsf for sitdown restaurants or at least 16 stalls per 1,000 nsf for restaurants with take-out service. The restaurant net square footage is not used to calculate the parking for other uses.
c. Movie Theaters: Movie theaters in a retail/mixed retail/shopping center use shall provide additional parking as follows:
Size of Retail/Mixed Retail/
Shopping Center Development (nsf)
Parking required in addition to
requirements of LUC 20.20.590.F.1
3.0:100 total seats
100,000 – 199,999 and more than 450 seats
200,000 and more than 750 seats
Movie theater square footage is used to calculate the parking for subsection F.1 of this section.
(2)Room or seating capacity as specified in the International Building Code, as adopted and amended by the City of Bellevue, at the time of the application is used to establish the parking requirement.
2. Unspecified Uses. The Director of the Development Services Department 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 LUC 20.20.590.F.1. The Director of the Development Services Department 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; or
c. Required parking for the proposed use as determined by other comparable jurisdictions.
3. Fractions. If the parking requirements of this section result in a fractional requirement, and that fraction is 0.5 or greater the property owner shall provide parking spaces equal to the next higher whole number.
G. Director’s Authority to Require Parking Exceeding Maximum. Except within the Downtown, the Director of the Development Services Department may require the installation of more than the maximum number of parking stalls, for other than office uses, if the Director determines that:
1. Such additional parking is necessary to meet the parking demand for a specified use; and
2. Cooperative use of parking is not available or adequate to meet demand; and
3. Any required transportation management program will remain effective.
H. Existing Parking Exceeding Maximum Allowed.
1. Spaces Serving Another Use. Parking spaces in excess of the maximum number allowed which serve a use located on another property through a cooperative parking agreement or other document may remain so long as the written, recorded obligation to supply that parking remains effective.
2. Other Spaces.
a. General. Notwithstanding LUC 20.20.560, any other parking spaces in excess of the maximum number allowed may remain until there is a substantial remodel of the structure for which the parking is provided. At the time of a substantial remodel, the number of parking stalls must conform to the requirements of this section and the design of all new or modified parking and circulation areas must conform to the requirements of this section. This requirement does not affect the need to comply with site development standards pursuant to LUC 20.20.560.F.
b. Exception. Notwithstanding LUC 20.20.560, if a substantial remodel results in a total gross floor area for the entire development of 10,000 square feet or less, parking spaces in excess of the maximum allowed may remain.
I. Shared Use of Parking. The following provisions apply outside the Downtown Districts:
1. General. The Director of the Development Services Department may approve shared use of parking facilities located on separate properties if:
a. A convenient pedestrian connection between the properties exists; and
b. The properties are within 1,000 feet of each other; and
c. The availability of parking for all affected properties is indicated by directional signs as permitted by Chapter 22B.10 BCC (Sign Code).
2. Number of Spaces Required.
a. Where the uses to be served by shared parking do not overlap their hours of operation, the property owner or owners shall provide parking stalls equal to the greater of the applicable individual parking requirements.
b. Where the uses to be served by shared parking have overlapping hours of operation, the property owner or owners shall provide parking stalls equal to the total of the individual parking requirements. If the following criteria are met, that total is reduced by 10 percent:
i. The parking areas share a property line; and
ii. A vehicular connection between the lots exists; and
iii. A convenient, visible pedestrian connection between the lots exists; and
iv. The availability of parking for all affected properties is indicated by directional signs, as permitted by Chapter 22B.10 BCC (Sign Code).
3. Documentation Required. Prior to establishing shared use of parking, the property owner or owners shall file with the King County Division of Records and Elections and with the Bellevue City Clerk a written agreement approved by the Director of the Development Services Department providing for the shared parking use. The agreement shall be recorded on the title records of each affected property.
J. Off-Site Accessory Parking Location. The following provisions apply outside the Downtown Districts:
1. General. Except as provided in paragraph J.2 of this section, the Director of the Development Services Department may authorize a portion of the approved parking for a use to be located on a site other than the subject property if:
a. Adequate visitor parking exists on the subject property; and
b. Adequate pedestrian, van or shuttle connection between the sites exists; and
c. The sites are located within 1,000 feet of each other; and
d. Adequate directional signs in conformance with Chapter 22B.10 BCC (Sign Code) are provided.
2. District Limitations. Off-site parking located in a residential land use district may only serve a use also located and allowed pursuant to LUC 20.10.440 in the same district.
3. Documentation Required. Prior to establishing off-site parking or any use to be served thereby, the property owner or owners shall file with the King County Division of Records and Elections and the Bellevue City Clerk a written agreement approved by the Director of the Development Services Department providing for the off-site parking use. The agreement shall be recorded on the title records of each affected property.
K. Parking Area and Circulation Improvements and Design. Parking of vehicles for all uses is only permitted in parking areas that meet the requirements of this section; except that, vehicles on residential lots may also be parked in areas that meet the requirements of LUC 20.20.720 and 20.20.890 relating to the storage of recreational vehicles and trailers.
1. Materials. A parking and circulation area must be hard-surfaced and conform to any applicable City of Bellevue Development Standards as now or hereafter amended. For purposes of this section, the term hard-surfaced includes pavers, stones, bricks or other similar materials placed to support vehicle circulation, but also allow rain and other water to penetrate the surface (i.e., “grasscrete”). Hard-surfaced also includes innovative pavement techniques approved pursuant to LUC 20.20.460.G. Existing legally established parking areas within critical areas and critical area buffers are exempt from the requirement to use hard-surfaced materials. The Director of the Development Services Department may approve a gravel surface for parking and circulation areas used on a temporary basis during construction pursuant to paragraph K.10 of this section.
2. Marking Required. The property owner shall delineate car stalls, directional arrows and crosswalks within parking areas using paint or other methods approved by the Director of the Development Services Department.
3. Driveways.
a. Entrances and Exits. The Director of the Transportation Department shall fix the location, width, and manner of approach of vehicular ingress and egress from a parking area in conformance with Chapter 14.60 BCC. The Director of Transportation may require the property owner to alter ingress or egress as necessary to control traffic in the interest of public safety and general welfare. Wherever available, the property owner shall provide access from commercial or multifamily property onto streets which do not abut R-1, R-1.8, R-2.5, R-3.5, R-4, R-5, or R-7.5 Districts.
b. Combined Driveway. The owners of adjoining properties shall provide combined driveways wherever practical. In conjunction with approval of a development, the City may require a property owner to provide an access and circulation easement to an abutting owner where joint access is reasonable to serve future development.
c. Driveway Dimensions. Internal circulation driveways that do not provide direct access to parking stalls must be a minimum of 20 feet wide for two-way traffic and 15 feet wide for one-way traffic unless otherwise specified by the Director of the Development Services Department or by the Fire Marshal.
4. Loading Space.
a. General. A property owner shall provide an off-street loading space which can access a public street. The number and size of loading spaces must be equal to the maximum number and size of vehicles which would be simultaneously loaded or unloaded in connection with the business conducted on the property.
b. Loading Space Dimension.
i. Standard Requirement. Each loading space must be a minimum of 10 feet wide and 55 feet long. Where a loading space is adjacent to an arterial, the property owner shall provide an additional 40-foot maneuvering length.
ii. Reduction. The Director of the Development Services Department may reduce required stall length and maneuvering length if the property owner demonstrates that known delivery vehicles can park and maneuver within the proposed loading and maneuvering spaces so that no part of a vehicle using or maneuvering into the loading space projects into a public right-of-way, access easement or private road.
c. Waiver. If the property owner demonstrates that the development has and will have no loading needs, the Director of the Development Services Department may waive the requirements of paragraphs K.4.a through K.4.b of this section. Additionally, the Director of the Development Services Department may waive the requirements of paragraphs K.4.a through b if the applicant has obtained a Right-Of-Way Use Permit approving on-street loading.
5. Drive-Through Facility Stacking Lanes. A property owner proposing a drive-through facility shall provide seven stacking spaces for each drive-through station in addition to the parking required by this section. Each lane of stacking space must be at least nine feet wide and must be delineated with pavement markings. Each stacking space must be at least 12 feet long; however, individual spaces within the lane may not be delineated with pavement markings. Stacking lanes may not be located within required driveway, internal circulation drive, or parking aisle widths.
6. Grade Separation Protection. Where a parking area, service yard or other vehicle area slopes or has a drop-off grade separation, the property owner shall install a wall, railing or other barrier which will prevent a slow-moving or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges.
7. Landscaping.
a. Required Landscaping. The property owner shall provide parking area landscaping as required by LUC 20.20.520.
b. Reserved Parking in Landscaping.
i. General. The property owner shall plant reserved parking required by subsections F and G of this section subject to approval of the proposed landscape plan by the Director of the Development Services Department.
ii. Exempt from Landscape Limitation. Reserved parking in landscaping does not contribute to required landscape development or to the total site area in landscape development for purposes of applying LUC 20.20.520 or any other landscape or open space requirement of this Code.
8. Internal Walkways.
a. When Required. The property owner shall install internal walkways in each new development or substantial remodel of existing development in R-10, R-15, R-20, R-30, NB, NMU, PO, O, OLB, OLB 2, OLB-OS, CB, LI, GC, MI, EG-TOD, or Downtown Land Use Districts. In addition, schools in all land use districts shall install internal walkways in each new facility or substantial remodel of an existing facility.
b. Location. The property owner shall provide internal walkways around the building to the extent necessary to assure safe access to the building from parking areas, adjacent properties, and public sidewalks or street rights-of-way and to assure consistency with the requirements of Part 20.25A LUC. All required internal walkways must be located and constructed as an integrated part of existing sidewalks and pedestrian trails, and must coordinate with City plans for pedestrian circulation, including, but not limited to, the Comprehensive Plan, formed or planned Local Improvement Districts, and approved Capital Improvement Projects.
c. Design Criteria. Except as otherwise specified in Part 20.25A LUC, internal walkways provided pursuant to this section must be designed and installed in conformance with the following:
i. Surface Materials. Internal walkways must be paved with hard-surfaced material such as concrete, asphalt, stone, brick, tile, permeable pavement, etc. Only nonskid paving may be used in walkway construction.
ii. Walkway Marking. Internal walkways must be curbed and raised at least six inches above the parking lot grade except where they cross driveways or aisles or where necessary to meet handicap requirements. Alternatively, the Director of the Development Services Department may approve walkways delineated by distinctive paving material or marking when adequate pedestrian safety is provided.
iii. Width. Internal walkways must be a minimum of four feet wide, exclusive of parked car overhangs. Where necessary to ensure four feet of unobstructed walkway, wheel stops are required.
iv. Stairs.
(1) General. Within any continuous exterior flight of stairs that is part of an internal walkway system, the largest riser height must not exceed the smallest by more than three-eighths of an inch and the largest tread run must not exceed the smallest by more than three-eighths of an inch.
(2) Adjacent Flights of Stairs. A flight of stairs that is connected with any other flight of stairs may have different rise and tread dimensions only if the flights of stairs are separated by at least eight horizontal feet of walkway that is constructed at a constant elevation.
v. Lighting. Night lighting must be provided where stairs, curbs, ramps or abrupt changes in walk direction occur.
vi. Markings. Where pedestrian walks cross parking areas or automobile circulation lanes, the pedestrian walk must be defined by use of a contrasting material or marking, including but not limited to white concrete in an asphalt area, visually obvious paint stripes or other clearly defined pattern.
vii. Handrails. The Director of the Development Services Department may require handrails where more than two risers exist and the use of such stairs warrants handrails for safety reasons.
9. Compact Parking.
a. Maximum Amount. For all uses, the property owner may design and construct up to 50 percent of the approved parking spaces in accordance with the dimensions for compact stalls provided in paragraph K.11 of this section.
b. Identification Required. The property owner must identify compact stalls within the parking area through the use of pavement markings. The designation of compact stalls must be included on the site plan.
10. Temporary Construction Parking – Permit Required. The property owner shall obtain a Temporary Use Permit pursuant to Part 20.30M LUC for an off-site construction parking area.
11. Minimum Dimensions.
a. Landscape Areas Excluded. Parking area dimensions do not include any area devoted to landscape development or open space except as provided for reserve parking areas pursuant to paragraph K.7.b of this section. If a stall is designed to include an overhang into landscaped or open space, that landscaped or open space is not counted toward meeting the requirements of LUC 20.20.520 or any other landscape or open space requirement of this Code.
b. Structured Parking Height Clearance. Vehicle height clearance for structured parking must be at least seven and one-half feet for the entry level.
c. Stall Overhang. Parking areas may be designed so that the car bumper overhangs the curb into landscape areas. If overhangs are provided, the stall length may be reduced by the same number of linear feet as the bumper overhang up to the following:
Maximum Bumper Overhang
d. Stall and Aisle Dimensions. Off-street parking dimensions may not be less than as shown on the following tables and plates, except as otherwise approved by the Director of the Development Services Department.
Table 1. One-Way Traffic and Double Loaded Aisles
8′-4″ S.S. Stalls*
8′-6″ S.S. Stalls
8′-8″ S.S. or 8′-4″ D.S. Stalls
8′-10″ S.S. or 8′-6″ D.S. Stalls
9′-0″ S.S. or 8′-8″ D.S. Stalls
9′-2″ S.S. or 8′-10″ D.S. Stalls
9′-4″ S.S. or 9′ D.S. Stalls
43′0″
45′3″
47′4″
47′0″
50′3″
49′5″
49′0″
48′7″
52′8″
52′3″
51′10″
51′5″
51′0″
50′1″
54′7″
54′2″
53′9″
53′4″
52′11″
52′5″
52′0″
56′5″
55′11″
55′5″
55′0″
54′6″
53′7″
58′2″
57′8″
57′2″
56′8″
56′2″
55′8″
55′2″
59′7″
59′0″
58′6″
58′0″
57′6″
57′0″
56′6″
60′11″
60′4″
59′9″
59′2″
58′8″
58′1″
57′7″
62′2″
61′7″
61′0″
60′5″
59′10″
59′3″
63′2″
62′6″
61′11″
61′3″
60′8″
60′1″
59′6″
64′0″
63′4″
62′8″
62′0″
61′4″
60′0″
*Minimum Stall Width
Note: S.S. means single striped stalls;
D.S. means double striped stalls
Table 2. One-Way Traffic and Single Loaded Aisles
27′6″
28′7″
29′6″
31′11″
31′6″
31′1″
30′8″
30′3″
30′2″
33′5″
33′0″
32′7″
32′2″
31′9″
31′4″
34′7″
34′2″
33′8″
33′3″
32′10″
37′3″
36′9″
36′3″
35′3″
34′9″
34′4″
38′9″
38′2″
37′8″
37′2″
36′8″
36′2″
35′8″
40′3″
39′8″
39′2″
37′6″
37′0″
41′8″
39′5″
38′10″
38′4″
43′1″
42′6″
41′11″
41′4″
40′9″
40′2″
39′7″
44′6″
43′10″
43′3″
42′7″
42′0″
46′0″
45′4″
44′8″
44′0″
43′4″
42′8″
Table 3. Two-Way Traffic and Double Loaded Aisles
51′2″
53′3″
56′4″
58′11″
58′9″
58′7″
58′5″
58′4″
59′11″
59′5″
59′1″
60′2″
59′8″
61′5″
61′1″
62′7″
62′1″
63′3″
60′6″
63′9″
63′1″
60′7″
Table 4. Two-Way Traffic and Single Loaded Aisles
9′-2″ S.S.
or 8′-10″ D.S. Stalls
36′6″
38′5″
38′3″
39′4″
39′1″
39′0″
40′1″
39′11″
39′10″
39′9″
40′11″
40′8″
40′5″
41′6″
41′2″
41′0″
42′9″
42′3″
41′9″
43′7″
42′11″
44′5″
42′4″
44′2″
Table 5. Parking Design Standards for Compact Cars
Double-Loaded Aisles,
7′-6″ Stalls
Single-Loaded Aisles,
25′2″
46′6″
48′0″
34′0″
26′8″
34′8″
43′6″
51′3″
35′10″
28′1″
51′6″
45′1″
29′0″
30′5″
48′4″
32′0″
50′5″
(1)See Table 1 for an illustration of One-Way Double-Loaded Aisles.
(2)See Table 2 for an illustration of One-Way Single-Loaded Aisles.
(3)See Table 3 for an illustration of Two-Way Double-Loaded Aisles.
(4)See Table 4 for an illustration of Two-Way Single-Loaded Aisles.
(Ord. 6425, 10-1-18, § 9; Ord. 6323, 11-21-16, § 7; Ord. 6197, 11-17-14, § 12; Ord. 5876, 5-18-09, § 15; Ord. 5790, 12-3-07, § 4; Ord. 5717, 2-20-07, § 4; Ord. 5683, 6-26-06, § 18; Ord. 5587, 3-7-05, § 7; Ord. 5571, 12-6-04, § 6; Ord. 5431, 1-21-03, § 2; Ord. 5403, 8-5-02, § 8; Ord. 5297, 6-18-01, § 1; Ord. 5089, 8-3-98, §§ 20, 21, 22; Ord. 4973, 3-3-97, §§ 203, 865; Ord. 4816, 11-27-95, §§ 303, 965; Ord. 4654, 6-6-94, § 33; Ord. 4646, 5-2-94, § 2; Ord. 4028, 7-17-89, § 4; Ord. 3747, 1-20-87, § 5)
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