18.52.010 Applicability.
Except as otherwise provided in adopted contract rezones, development agreements, design standards and guidelines, or similar more specific process, off-street parking and loading provisions of this chapter shall apply as follows:
A. New Development. For all buildings or structures erected and all uses of land (property) established, parking and loading facilities shall be provided as required by this chapter.
B. Change in Use. When the use of any building, structure, or land is changed, increasing the intensity such that the change creates an increase of five or less parking spaces required by the change, additional off-street parking spaces need not be provided in accordance with the requirements of this chapter.
1. Special Provisions for the RO, Residential Office District.
a. Within the RO, residential office zoning district, if any existing, nonresidential use is changed to another use, the requirements of this chapter shall apply in full to the new use if and only if the change in parking requirements between the old and new uses is greater than two spaces; except that if the applicant submits an alternate parking plan sufficiently justifying that the existing parking meets the needs of the new use, the planning director may authorize the satisfaction of parking through the special exception process.
b. Whenever there is a change from a residential use to a nonresidential use in an existing building within the RO, residential office zoning district, the requirements of this chapter shall apply in full to the new use; except if the structure is being used as both a residence and business, then if the applicant submits an alternate parking plan sufficiently justifying that the parking meets the needs of both uses, the planning director may authorize the satisfaction of parking through the special exception process.
C. Modification to Existing Structures or Uses of Land. Whenever an existing building or structure is modified or uses of land are modified such that the modification would require an increase of more than five off-street parking spaces, additional off-street parking spaces shall be provided in accordance with the requirements of this chapter.
D. Modification to Existing Parking Lots.
1. Any parking lot hereafter physically altered shall comply with all of the provisions of this chapter, except that such lot which provides five percent of its area in landscaping and the landscaping is healthy and in good maintenance shall be deemed to comply with ACC 18.50.040(C)(4).
2. For existing parking lots that are resurfaced in excess of 50 percent of their area, then at least five percent of the entire parking area shall be landscaped consistent with Chapter 18.50 ACC.
3. If existing parking lots are restriped, then the new layout of the parking spaces shall be the same as the previous layout or, if changed, then the changed layout shall conform to the existing dimensional requirements of this chapter. (Ord. 6388 § 1, 2011; Ord. 6287 § 2, 2010; Ord. 6231 § 7, 2009; Ord. 4949 § 1, 1997; Ord. 4229 § 2, 1987.)