Lake Como City Zoning Code
§ 17-10.7
Off-Street Parking, Loading and Driveways.
[Ord. No. 90-535; Ord. No. 92-558; Ord. No. 96-621; Ord. No. 96-625; Ord. No. 2008-821; Ord. No. 2008-824; Ord. No. 2010-842]
a.
General Provisions.
1.
Landscaping.
(a)
Except for detached dwelling units, a screen planting of a dense evergreen material not less than four feet in height shall be provided between the off-street parking areas and any lot line or street line except where a building intervenes or where the distance between such areas and the lot line or street line is greater than one hundred fifty (150') feet.
(b)
All loading areas shall be landscaped and screened sufficiently to obscure the view of the parked vehicles and loading platforms from any public street, adjacent residential district or uses and the front yards of adjacent commercial and industrial uses. Such screening shall be by a fence, wall, planting or combination of the three and shall not be less than four (4') feet in height.
(c)
Each off-street parking shall have a minimum area equivalent to one parking space per every 30 parking spaces landscaped with one-half (1/2) of the spaces having shrubs no higher than three (3') feet and the other one-half (1/2) having trees with branches no lower than seven (7') feet. Such spaces shall be distributed throughout the parking area in a manner not impairing visibility.
2.
Lighting. Lighting used to illuminate off-street parking areas shall be arranged to reflect the light away from residential premises and streets and be in accordance with subsection 17-10.5. All parking facilities providing five (5) or more parking spaces shall be lighted.
3.
Surfacing and Curbing.
(a)
Off-street parking lots and loading areas, together with their access aisles, driveways and fire lanes, shall not occupy more than thirty-five (35%) percent of the lot area. All parking and loading areas and access drives shall be paved as determined by the Borough Engineer and approved as part of the site plan approval. All parking areas, regardless of size and location, shall be suitably drained and maintained.
(b)
All off-street parking and loading areas shall be provided with curbing so that vehicles cannot be driven onto required perimeter landscaped areas, buffer zones and street rights-of-way and so that each parking and loading area has controlled entrances and exits and drainage control. Curbing or wheel stops shall be located to prevent any part of a vehicle from overhanging internal sidewalks or landscaped areas. Parking and loading spaces shall not be an extension of any street right-of-way.
(c)
All off-street parking lots shall have adequate designations to indicate traffic flow and parking spaces.
4.
Access. Access points from any one lot crossing the street line shall be limited to a maximum of two along the frontage of any single street. The center lines of any separate access points shall be spaced at least 70 feet apart; shall handle no more than two lanes of traffic; shall be at least 40 feet from any property line; and shall be set back from the street line of any intersecting street at least 50 feet or 1/2 the lot frontage, whichever is greater, except that in no case need the setback distance exceed 299 feet. Continuous open driveways in excess of 16 feet at the street line shall be prohibited, except that for non-residential uses, driveways of more than 16 feet may be permitted with the approval of the Planning Board, giving due consideration to the proposed width, curbing, direction of traffic flow, radii of curves and method of dividing traffic lanes. Curbing shall be depressed at the driveway and the curbing may be rounded at the corners and the driveway connected with the street in the same manner as another street.
5.
Location of Parking Spaces. All required off-street parking spaces shall be located on the same lot or premises as the use served, except that two uses may share the same lot and except further, that in cases when it is determined during site plan review that the requirements for on-site, off-street parking cannot be met because of existing conditions, the location and adequacy of off-site parking spaces to service the use shall be specified on the site plan for approval by the Planning Board.
6.
Type of Facility.
(a)
Parking spaces may be on, above or below the surface of the ground. When parking spaces are provided within a garage or other structure, the structure shall adhere to the proper accessory or principal building setbacks, as applicable.
(1)
The provisions of parking spaces shall also include adequate driveway and necessary turning areas for handling the vehicles for which provision is made.
(2)
Parking may occupy front, side and rear yard areas subject to site plan approval. The provisions of parking and loading spaces shall also include adequate driveway and necessary turning areas for handling of the vehicles for which provision is made. Aisles providing for access to parking spaces, shall have the following minimum dimensions. Where the angle of parking is different on both sides of the aisle, the larger aisle width shall prevail.
Angle of Parking Space | One-Way Aisle | Two-Way Aisle |
|---|---|---|
90 degree | 25 feet | 25 feet |
60 degree | 18 feet | 20 feet |
45 degree | 18 feet | 20 feet |
30 degree | 15 feet | 18 feet |
Parallel | 12 feet | 18 feet |
(b)
Specific Requirements. Each individual use shall provide parking spaces according to the following provisions. Where a permitted use of land includes different specified activities with different specific parking requirements, the total number of required parking spaces shall be obtained by individually computing the parking requirements for each different activity and adding the resulting numbers together.
Any change of an existing use that would require an increase in parking as specifically enumerated below in paragraphs (1) through (14) and any construction or reconstruction of any existing structure that exceeds the existing footprint of the structure or adds additional square footage to the original structure, shall be required to provide parking spaces pursuant to this paragraph (b).
However, any change of use which would not require an increase in parking and any construction or reconstruction of any existing structure that does not exceed the existing footprint of the structure or add any additional square footage to the structure, shall not be required to provide any additional parking spaces other than that which presently exists. No existing off-street parking shall be reduced by the new use or the new construction or reconstruction referred to in this paragraph.
(1)
Single-family and two family-detached dwellings:
1—2 bedrooms: | One (1) space |
3—4 bedrooms: | Two (2) spaces |
5—6 bedrooms: | Three (3) spaces |
Each additional bedroom thereafter will require an additional space. | |
(2)
Multiple-family dwellings — to comply with Residential Site Improvement Standards (RSIS).
(3)
Rooming or boarding house — one space for each rental unit plus one space for each resident family.
(4)
Hotels and motels — one and one-quarter (1 1/4) space for each guest room plus one additional space for each employee on duty.
(5)
Auditoriums, places of worship, theatres, courts of law, gymnasiums and similar places of public assembly — one space for every six (6) seats, based on a maximum seating capacity.
(6)
Hospitals, nursing homes and convalescent homes and buildings for philanthropic or eleemosynary uses — one space for every three beds.
(7)
Funeral homes — one space for every 75 square feet of enclosed floor area devoted to assembly rooms for service.
[Amended 3-1-2022 by Ord. No. 2022-970]
(8)
Manufacturing and industrial uses, research and experimental laboratories — one space for every four employees.
(9)
Schools — one space for each staff member plus the required spaces for assembly areas.
(10)
Service station — sufficient spaces for all vehicles of patrons and employees with a minimum of five (5) spaces.
(11)
Club, lodge or service organization — one space for every six (6) members.
(12)
Business and professional offices, banks and fiduciary establishments — one space for every two hundred (200) square feet of area.
(13)
Retail business personal service establishments — one space for every 100 square feet of enclosed floor area to which the public has access.
[Amended 3-1-2022 by Ord. No. 2022-970]
(14)
Restaurants, taverns or other public eating and drinking establishments — one space for every one hundred (100) square feet of interior gross floor area, plus one space for every one hundred fifty (150) square feet of exterior area licensed for the consumption of alcoholic beverages, including, but not limited to patios, decks, groves, outside bars and picnic areas.
In determining the square footage of an establishment there shall be excluded kitchen, storage, office and other non-public areas not accessible to the public. However, all areas occupied by bars, tables, chairs, vending machines and games shall be included in calculating the square footage.
Any restaurants, taverns, or other public eating and drinking establishments that add additional space including new construction or expand their use shall be required to meet the new parking requirements.
(15)
All uses pursuant to this paragraph (b) that require new or additional parking spaces shall comply with the Americans with Disability Act (ADA) parking requirements.
(16)
Notwithstanding the provisions herein, no property shall be permitted to have a concrete or macadam and/or stone front yard.
(17)
All newly constructed multifamily dwellings and commercial buildings and any existing multifamily dwellings or commercial buildings that add additional square footage or exceeds the present footprint of the building or in any way expands their existing use, shall be required to provide bicycle racks/storage affixed to the sidewalk immediately adjacent to the front or side of the building accessible to the public sufficient to hold seven (7) bicycles. Bike rack/storage systems shall be designed and/or placed so that a minimum of four feet of unobstructed sidewalk is accessible at all times.
Note: Bike rack/storage locations shall be reviewed and approved by the Planning Board and/or Zoning Officer.