Grand Island City Zoning Code
ARTICLE XXVIII
Parking, Stacking and Loading Requirements
§ 407-127 Purpose.
A.
The following off-street parking, loading and stacking requirements are established to:
(1)
Relieve congestion and facilitate the movement of vehicular traffic.
(2)
Promote the safety and convenience of pedestrians by locating parking areas so as to reduce the impact of vehicles.
(3)
Protect adjoining residential uses from negative impacts of on-street parking.
(4)
Promote the general convenience, welfare and prosperity of commercial, service, research, production and industrial development.
(5)
Ensure parking facilities are designed to consider orderly arrangement, topography, landscaping and ingress/egress as part of the overall site design.
(6)
Provide regulations and standards for development of off-street parking to protect the character of the Town of Grand Island.
B.
Off-street parking, stacking and loading facilities must meet the standards set forth in this article.
§ 407-128 General provisions and requirements.
A.
Accessory use. When required or provided to serve conforming uses in any district, parking, stacking and loading facilities shall be considered an accessory use.
B.
Employee parking. Whenever parking requirements are based on the number of employees, it shall mean the maximum number of employees on duty on the premises at one time or any two successive shifts.
C.
Net floor area. The net floor area is defined as the total floor area less permanent concourses, stairways, lobbies, elevator shafts, areas permanently devoted to warehousing and rooms housing equipment servicing the entire building.
D.
Fractional requirements. When units of measurements used in computing the number of required off-street parking, loading and stacking space result in the requirement of the fractional space, the nearest whole number of off-street parking spaces shall be required.
E.
Permanent off-street parking. Permanent off-street automobile storage parking, or standing space, shall be provided as set forth below at the time of the erection of any building or structure; at the time any building structure is enlarged or increased in capacity by adding dwelling unit guest rooms, seats or floor area; or before conversion from one zoning use or occupancy to another.
F.
Off-site provisions. If the vehicle storage space or standing space required by this code cannot be reasonably provided on the same lot on which the principal use is conducted, the Town Board may, notwithstanding other Code provisions, permit such space be provided on other off-street property, provided that such space lies within 400 feet of the main entrance to such principal use and is in the same zone. Such vehicle parking space shall be deemed to be required open space associated with the permitted use and shall not thereafter be reduced or encroached upon in any manner, nor shall it be considered a violation of code provisions requiring a principal use on a site before accessory uses are created.
G.
Storage. Vehicle parking or storage space maintained in connection with an existing and continuing principal building, structure, or land use on the effective date of this code shall be continued and may not be counted as serving a new building, structure, addition or land use, nor shall any required parking space be substituted for an off-street loading and unloading space or any required loading and unloading space be substituted for a parking space.
H.
Parking layout. The parking spaces provided along with their necessary driveways and passageways shall be paved. Plans for such parking spaces are to be included with the plans for the construction of buildings and other structures and are to be presented to a Code Enforcement Officer at the time applications for building permits are to be filed. In outdoor yards in M-2 Zones paving may be limited to access points and employee parking, with stone and gravel allowed in other areas.
§ 407-129 Zoning district requirements.
A.
Residential districts.
(1)
Location. If the required off-street parking space cannot reasonably be provided on the same lot as the principal building, such parking space may be provided on other property located not more than 300 feet away as measured along the nearest pedestrian route.
(2)
Front yard parking. Permanent front yard parking areas for residential uses are prohibited. Parking in the driveway accessing a garage or designated parking area in compliance with this code is allowed. No front yard shall be used for parking except on a driveway.
(3)
No required front yard or portion thereof in any residential district or for any other residential uses in other districts shall be utilized to provide parking space required in this code.
(4)
In the R-2, R-2A, and R-3 Districts, the following shall apply:
(a)
Where single-family attached units front on an existing street, all driveways and entrances will be constructed with a minimum eleven-inch-thick pavement section and be a minimum 24 feet wide with a positive drainage to a storm sewer system. All parking lots, entrance drives, and utilities will remain in private ownership.
(c)
Visitor parking will be clearly identified.
(d)
Not less than one of the required parking spaces per dwelling unit shall be wholly enclosed and located on the residential property the parking space is designed to serve.
(e)
Parking requirement may be met by providing parking spaces in an enclosed garage and combination of spaces in a common parking lot, common garages, or within residential units.
(f)
No common off-street parking lot shall be located closer than 25 feet to any adjacent residential property.
(g)
All off-street parking areas shall be owned and maintained by the homeowners' association.
(h)
Common off-street parking facilities shall be landscaped and screened from public view in accordance with the landscape regulations outlined in this code.
(i)
Common off-street parking areas shall be provided with suitable residential-scale lighting for the convenience and security of residents, but positioned and shielded to minimize glare and potential inconvenience to residents of the development and adjacent properties.
(j)
Common off-street parking areas shall be designed with careful regard to orderly arrangement, topography, landscaping, ease of access and shall be developed as an integral part of the overall site plan.
(k)
No vehicles shall be parked on any lawn area or along any portion of any roadway, either private or public, located within the development.
(6)
Notwithstanding any other requirement of this code, driveways shall not be located nor existing driveways expanded to a distance less than three feet from the property line, so as to provide adequate room for drainage and snow removal. Nothing in this section shall apply to the replacement of existing nonconforming driveways for any purpose, so long as such nonconformities are not expanded.
B.
Business and industrial districts.
(1)
Off-street parking, stacking and loading improvements shall:
(a)
Not increase the congestion on adjoining residential streets in such a way as to promote a traffic hazard or a nuisance to adjoining residents.
(b)
Be properly screened, lighted and designated so as to prevent nuisance to adjoining residents.
(c)
Be landscaped as required by this code.
(d)
Not be located in the minimum front yard.
(e)
Not be used for commercial repairs, sales or service.
(f)
Be located at least 10 feet from any adjacent residential lot line.
(2)
In the Town Center Business Districts, the following shall apply:
[Amended 3-7-2011 by L.L. No. 1-2011]
(a)
Where allowed by the New York State Department of Transportation and the Erie County Highway Department, on-street parking shall be provided along Grand Island Boulevard and Baseline Road within 1/4 mile of the intersection of Whitehaven Boulevard and Baseline Road.
(b)
Off-street parking, loading and stacking requirements shall:
[1]
Be located to the rear or side of a building or structure.
[2]
Have access via an alley.
[3]
Be properly screened, lighted and designed so as to prevent nuisance to adjoining landowners.
[4]
Be landscaped as required by this code.
[5]
Not be used for commercial repairs, sales or service.
[6]
Be located at least 10 feet from any adjacent residential lot line.
[7]
Feature pedestrian access routes to building entrances.
§ 407-130 Special parking restrictions.
A.
Civic uses and places of assembly. Parking areas serving houses of worship, clubs, community centers and other public facilities within or adjacent to a residential district shall be located within the side and rear yards. Driveways may be located within the front yard. Driveways and parking areas shall be located at least 10 feet from any residential lot line.
B.
Motor vehicle service station and motor vehicle repair shops. Unenclosed parking of motor vehicles at service stations and repair shops is limited to the spaces shown on site plans. For such facilities providing repair service, spaces for customer parking shall be the total approved less one for each employee, and no vehicle shall remain so parked in excess of 30 days. Unenclosed overnight parking of motor vehicles at automobile washing establishments and service stations not providing repair service is prohibited.
§ 407-131 Payment in lieu of providing off-street parking.
A.
Municipal off-street parking facilities may, upon payment of the fee adopted by the Town Board, be used in lieu of off-street parking required to be provided by existing and future buildings, structures and uses.
B.
The Town Board may waive parking requirements providing the proposed use is within 400 feet of a municipally operated off-street parking facility. The Town Board shall, at the time of approval of the site plan, certify on such plan that the municipally operated off-street parking facility has adequate capacity to accommodate the need generated by the use.
(1)
Changes or alternations.
(a)
When in the business or industrial districts, additional off-street parking is required to be provided for an existing building because of:
[1]
Change of use that requires a site plan review, special permit, rezoning or variance for all or any portion of a building or structure.
[2]
An interior increase of floor area for which off-street parking must be provided, and such required off-street parking cannot be provided because of the nonavailability of space in the zoning lot upon which the building is located.
(b)
The Town Board, upon written application, may permit the payment of fee by the applicant to allow the Town to provide such additional required off-street parking in lieu of the applicant providing such required off-street parking.
(2)
New construction. When in business or industrial districts, a new building or structure is erected or a structural addition is added to an existing building or structure for which off-street parking is required by the provisions of this code, upon written application, the Town Board may authorize the payment of a fee by the applicant to allow the Town to provide such required off-street parking in lieu of the applicant providing such off-street parking.
(3)
Collected fees. All fees collected and all interest earned under the provisions of this code shall be placed in the Parking Facilities Fund established by the Town Board and shall be used only for the acquisition of land, improvement or maintenance of municipally owned or leased off-street parking facilities for the benefit of those buildings, structures and uses in the business and industrial districts and the general community.
§ 407-132 Exceptions.
The requirements of this article may be reduced by the Town Board, when a site plan or other Town Board approval is required, without the necessity of obtaining a variance, to the extent that the applicant can demonstrate that less parking is required for one of the following reasons:
A.
Unique use times. Uses operate at times other than "normal" business hours and, thus, could make arrangements with surrounding landowners to utilize their parking facilities through a formal agreement.
B.
Overlap coverage. Adjacent uses may operate at different times and could, thus, developed a shared parking facility.
C.
Excessive regulations. The regulation is excessive for proposed development, as applied to individual landowner.
D.
Public parking within vicinity. The new development is in close proximity to a public parking facility.
§ 407-133 Off-street parking requirements.
In all districts, the minimum off-street parking requirements listed in Schedule III[1] shall be provided and maintained in the case of new construction, alterations which increase the number of required parking units and changes in use that require a site plan review, special use permit, rezoning or variance.
[1]
Editor's Note: Schedule III, Off-Street Parking Requirements, is included at the end of this chapter.
§ 407-134 Stacking requirements.
In addition to minimum parking requirements established in this code, the following stacking areas are required. The size of a stacking space shall be 20 feet in length by nine feet in width.
§ 407-135 Loading requirements.
A.
Requirement. For every building or structure or part thereof hereafter erected and occupied for the purpose of business, trade or industry, there shall be provided and maintained on the same property adequate space for the parking of commercial vehicles while loading and unloading off the street or public alley. Such space shall have access to a public alley or, if there is no alley, to a street.
B.
Use of loading areas. Off-street loading and unloading space shall be in addition to and not considered as meeting a part of the requirements for off-street parking space. Off-street loading and unloading space shall not be used or designed, intended or constructed to be used in a manner to obstruct or interfere with the free use of any street, alley or adjoining property.
C.
Development of loading. Off-street loading and unloading space shall be provided as set forth in this article at the time of the erection of any building or structure and/or at the time any building or structure is enlarged or increased in capacity.
D.
Maintenance. Off-street loading shall be provided and maintained as long as such building is occupied or unless equivalent facilities are provided in conformance with the regulations of this article. Space required and allocated for any off-street loading facility shall not be used to satisfy the space requirements for off-street parking or stacking. An off-street loading space shall not be used for repairing or servicing of motor vehicles.
E.
Location of facility. All required loading facilities shall be related to the building and provide for loading and off-loading of delivery and other service vehicles and shall be so arranged that they may be used without blocking or otherwise interfering with the use of access ways, parking or stacking facilities, public streets or sidewalks. A required loading space shall not face or be visible from the frontage street and shall not be located in a required front yard or a required side or rear yard if adjoining a residential District.
F.
Access driveway. Each required off-street loading space shall be designed for vehicular access by means of a driveway, or driveways, to a public street in a manner which will least interfere with adjacent traffic movements and interior circulation.
G.
Minimum size criteria. Off-street loading space shall be at least 20 feet in length by 12 feet wide. The area shall be exclusive of the maneuvering space and each loading facility shall have a vertical clearance of at least 14 feet.
H.
Required loading facilities. The following off-street loading facilities shall be provided as required:
Use | Square Feet | Required Number of Bays | |
|---|---|---|---|
Retail stores and services | Under 5,000 | 1 | |
5,001 to 40,000 | 2 | ||
40,001 to 50,000 | 3 | ||
50,000 + | 4 | ||
Wholesale and industrial operations | Under 40,000 | 1 | |
40,001 to 100,000 | 2 | ||
100,000 + | 3 | ||
Office buildings, hotels | 100,000 + | 1 | |
Hospitals and nursing homes | 2, 1 of which is for emergency vehicles |
§ 407-136 Design guidelines.
A.
Access. Each parking space shall be provided access to a public street through a drive or aisle of not less than 10 feet wide.
B.
Dimensions.
(1)
Parking shall be designed according to the following dimensions:
Angle | Stall Length | Stall Width | Aisle Width | Total | |
|---|---|---|---|---|---|
90° | 19 feet 00 inches | 9 feet 00 inches | 24 feet 00 inches | 62 feet 00 inches | |
60° | 21 feet 00 inches | 10 feet 05 inches | 18 feet 00 inches | 60 feet 00 inches | |
45° | 19 feet 10 inches | 12 feet 09 inches | 13 feet 00 inches | 52 feet 08 inches |
(2)
Parking for the physically challenged shall be in accordance with the New York State Uniform Fire Prevention and Building Code.
C.
Grading and paving. Parking, stacking and loading areas and access shall be graded and drained so that surface water shall not be allowed to flow onto adjacent properties.
D.
Maintenance. Parking, stacking, and loading areas shall be arranged, marked and maintained as shown on the final approved site plan in order to provide for orderly and safe parking, storing and loading of vehicles. The Town Board may also require structural or landscape features including, but not limited to, bumper guards, curbs, walls or fencing, landscaping or berming to ensure protection of property and persons and privacy screening for adjacent land uses with visual, noise and air standards.
E.
Illumination. Parking, stacking and loading areas shall be illuminated only to the extent necessary to ensure public safety. Illumination shall not be used for the purpose of advertising or attracting attention to the principal use. Lighting fixtures shall be designed, sized, and located so as not to cast excessively bright light upon adjoining premises or cause glare hazardous to pedestrians or persons using adjacent public streets.
F.
Pedestrian walkways. Walkways shall be provided to link parking areas and buildings on the site to ensure pedestrian safety. Special consideration shall be given to the protection of pedestrians where drive-thrus are incorporated in the design.
G.
Driveways to parking areas. Entrance and exit driveways serving parking facilities, drive-in businesses and other parking areas shall be provided in location, size and number so as to minimize interference with uses on adjacent properties and the flow of traffic on adjacent streets.