Mendota City Zoning Code
ARTICLE VIII
Off-Street Parking and Loading
§ 340-39 Scope of regulations.
The off-street parking and off-street loading provisions of this article shall apply as follows:
A.
Accessory off-street parking and off-street loading facilities shall be provided as required by the regulations of this section for all buildings and structures erected and all uses of land established in each district after the effective date of this chapter.
B.
When the intensity of use of any building, structure, or premises shall be increased through the addition of dwelling units, gross floor area, seating capacity, or other units of measurement in the amount specified herein requiring parking or loading facilities, such additional parking and loading facilities as required herein shall be provided.
C.
Whenever the existing use of a building or structure shall hereafter be changed to a new use, parking or loading facilities shall be provided as required for such new use. However, if the building or structure was erected prior to the effective date of this chapter, additional parking or loading facilities are mandatory only in the amount by which the requirements for the new use would exceed those for the existing use, if the latter was subject to the parking and loading provisions of this chapter.
§ 340-40 Permissive parking and loading facilities.
Nothing in this article shall be deemed to prevent the voluntary establishment of off-street parking or loading facilities to serve any existing use of land or buildings, provided that all regulations herein governing the location, design, and operation of such facilities are adhered to.
§ 340-41 Damage or destruction.
When any conforming or nonconforming building, structure or use which is in existence on the effective date of this chapter is restored and continued in operation after being damaged or destroyed by fire, collapse, explosion or other causes, to the extent that the cost of restoration does not exceed 60% of the Assessor's valuation, there may be provided only the off-street parking or loading facilities equivalent to any maintained at the time of such damage or destruction. However, in no case shall it be necessary to restore or maintain parking or loading facilities in excess of those required by this chapter for equivalent new uses or construction.
§ 340-42 Off-street parking.
Off-street parking facilities for motor vehicles shall be provided in accordance with additional regulations set forth hereinafter.
A.
Existing parking facilities. Accessory off-street parking facilities in existence on the effective date of this chapter and located on the same lots as the building or use served shall not hereafter be reduced below, or if already less than, shall not be further reduced below, the requirements for a similar new building or use under the provisions of this chapter.
B.
Use. Accessory off-street parking facilities required as accessory to uses listed herein shall be solely for the parking of automobiles of patrons, occupants, or employees. When bus transportation is provided for patrons, occupants or employees of a specific establishment, additional open or enclosed off-street parking spaces for each bus to be parked on the premises shall be provided in accordance with regulations set forth in this section.
C.
Computation. When determination of the number of off-street parking spaces required by this chapter results in a requirement of a fractional space, any fraction of 1/2 or less may be disregarded while a fraction in excess of 1/2 shall be counted as one parking space.
D.
Collective provisions. Off-street parking facilities for separate uses may be provided collectively if the total number of spaces so provided is not less than the sum of the separate requirements for each such use, and provided that all regulations governing location of accessory parking spaces, in relation to the use served, are adhered to, and provided it is authorized by the Zoning Board of Appeals in accordance with procedures set forth herein in this Article VIII.
E.
Size. A required off-street parking space shall have a width and length, exclusive of access drives or aisles, ramps, columns, or office and work areas, in accordance with standards set forth in Appendix I of this chapter.[1] Enclosed parking spaces shall have a vertical clearance of at least seven feet.
[1]
Editor's Note: Appendix I is included as an attachment to this chapter.
F.
Access. Each required off-street parking space shall open directly upon an aisle or driveway of width and design in accordance with standards set forth in Appendix I of this chapter. All off-street parking facilities shall be provided with appropriate means of vehicular access to a street or alley, with the location and design of the intersection of the parking area access driveway and the street or alley in accordance with regulations set forth in Appendix II of this chapter.[2]
[2]
Editor's Note: Appendix II is included as an attachment to this chapter.
G.
Location in relation to yards. Off-street parking spaces, open to the sky, may be located in required interior side yards and rear yards, not less than five feet from the nearest lot line, except a parking area containing four or more parking spaces shall be not less than 20 feet from a residential lot line. In the business districts, the required off-street parking spaces may be located in the front yard or side yard adjoining a street, not less than five feet from a street line.
H.
Design and maintenance.
(1)
Open and enclosed spaces. Accessory off-street parking spaces located on the same lot occupied by the use served may be open to the sky or enclosed in a building. Accessory off-street parking spaces that may be permitted elsewhere than on the same lot occupied by the use shall be open to the sky.
(2)
Surfacing. All open off-street parking areas containing more than four parking spaces shall be improved with a compacted base and a dust-proof wearing surface as approved by the Building Inspector.
(3)
Screening and landscaping. All open off-street parking areas containing more than four parking spaces, located fewer than 40 feet from the nearest property line of a lot in a residence district, shall be effectively screened on each side adjoining or fronting on such property line by a wall, fence, or densely planted compact hedge, not less than five feet nor more than eight feet in height.
(4)
Lighting. Any lighting used to illuminate off-street parking areas shall be arranged so as not to reflect direct rays of light into streets or adjacent residence districts.
(5)
Repair and service. No motor vehicle repair work or service of any kind shall be permitted in off-street parking areas. No gasoline or motor oil shall be sold in conjunction with any accessory parking facilities.
I.
Location. After the effective date of this chapter, required accessory off-street parking spaces shall be located on the same lot as the building or use served, except when the Plan Commission recommends and the City Council authorizes, for a specific use, the location of all or part of the required off-street parking spaces on a lot that does not contain the principal use or structure. However, there shall be compliance with regulations set forth in Subsection J of this section.
J.
Control of off-street parking facilities. In cases where parking facilities are permitted on a lot other than the lot on which the structure or use served is located, the owner of record of such lot shall be the same as the owner of record of the lot occupied by the structure or use to which the parking facilities are accessory. A covenant running with the land must be recorded in the office of the Recorder of Deeds of LaSalle County, Illinois, on the lot upon which the accessory off-street parking is located which prohibits any other use on that lot, and a copy of the recorded covenant, certified by the Recorder of Deeds of LaSalle County, Illinois, must be deposited with the Building Inspector. The covenant shall not be released until such time as either one of the following conditions occurs:
(1)
The structure on the lot containing the principal use is removed and the principal use is terminated.
(2)
Another lot of the required size within the required distance is properly developed and used for the required accessory off-street parking in place of and in lieu of the initial lot used for accessory off-street parking, with the same requirements, covenants, and conditions attaching to such substitute accessory use lot as approved by the same authority as required for approval of such initial lot.
K.
Employee parking. Parking spaces required on an employee basis shall be based on the maximum number of employees on duty or residing, or both, on the premises at any one time.
L.
Required spaces. There shall be provided for each building, structure, and use hereafter erected, structurally altered, or enlarged the minimum number of accessory off-street parking spaces in accordance with the following:
(1)
Dwelling and lodging uses.
Use | Number of Parking Spaces Required | |
|---|---|---|
Hotels and motels | 1 for each room or suite of rooms comprising a lodging unit, 1 for each 2 employees, and 1 for each 100 square feet of retail sales and dining area | |
Lodging houses and apartment hotels | 1 for each lodging room, 1 for each dwelling unit, and 1 for each 2 employees | |
Multiple-family dwellings | 1 1/2 for each dwelling unit | |
Single-family dwellings | 1 for each dwelling, plus 1 additional for each 2 roomers or lodgers accommodated; but no more than 4 for each single-family dwelling | |
Single-family semidetached or attached dwellings | 1, but not more than 3, for each dwelling | |
Two-family dwellings | 1, but not more than 2, for each dwelling unit |
(2)
Schools, institutions and auditoriums or other places of assembly.
Use | Number of Spaces Required | |
|---|---|---|
Auditoriums, meeting halls, exhibition halls, and auditoriums as accessory to churches, schools, and other institutional establishments | 1 for each 5 seats or for each 90 lineal inches of seating space | |
Churches, chapels, temples, and synagogues | 1 for each 5 seats or for each 90 lineal inches of seating space | |
Colleges, junior colleges, and universities | 1 for each 6 students, based upon the maximum number of students that can be accommodated in accordance with design capacity, plus 1 for each 2 employees | |
Hospitals | 1 per bed | |
Libraries, museums and art galleries | 1 for each 800 square feet of floor area | |
Nursing homes and similar types of establishments | 1 for each 2 beds, plus 1 for each 2 employees | |
Private clubs and lodges | 1 for each lodging room and 1 for each 5 seats in accordance with the design seating capacity of the main meeting room |
(a)
Schools. When the number of parking spaces as required herein is provided for an auditorium or other places of public assembly accessory to a school, and when approved by the Plan Commission, additional parking spaces need not be provided when the number of parking spaces for such auditorium or other places of public assembly is equal to or in excess of the applicable requirements set forth in the table below.
School Use | Number of Spaces Required | |
|---|---|---|
Commercial or trade, music, dance, or business | 1 for each 2 employees, plus 1 for each 3 students, based on the maximum number of students that can be accommodated in accordance with design capacity | |
High, public or private | 1 for each 7 students based on the maximum number of students that can be accommodated in accordance with design capacity | |
Nursery, elementary, or junior high, public or private | 1 for each faculty member and each other full-time employee |
(3)
Recreational uses, commercial or noncommercial.
Use | Number of Spaces Required | |
|---|---|---|
Bowling alleys | 7 for each lane plus such additional spaces as may be required herein for affiliated uses such as restaurants and the like | |
Parks, recreation centers, and community centers, private, semipublic or public | 1 for each 2 persons, based upon the maximum number of persons that can be accommodated at the same time in accordance with such design capacity, and 1 for each 2 employees | |
Theaters | 1 for each 4 seats | |
Theaters (automobile drive-in) | Reservoir standing spaces equal in number to 10% of the vehicle capacity of such theaters |
(4)
Business, commercial and industrial uses.[3]
Use | Number of Spaces Required | |
|---|---|---|
Automobile laundries | 1 for each employee; and in addition, reservoir standing spaces to accommodate automobiles awaiting entrance to the automobile laundry equal in number to 5 times the maximum capacity of the automobile laundry. "Maximum capacity" shall mean the greatest possible number of automobiles undergoing some phase of laundering at the same time. | |
Automobile service stations | 1 for each island of gasoline pumps, plus 2 for each service stall | |
Banks and other financial institutions | 1 for each 300 square feet of floor area | |
Restaurants, not including drive-in establishments | 1 for each 100 square feet of floor area | |
Furniture and appliance stores, automobile and truck sales establishments | 1 for each 400 square feet of floor area | |
Manufacturing, fabricating, processing, storing, cleaning, testing, assembling, repairing, or servicing establishments as permitted in the Manufacturing District | 1 for each 1.5 employees as related to the working period when the maximum number of persons are employed on the premises, or 1 for each 800 square feet of floor area, whichever is greater | |
Medical and dental clinics | 2 for each office, examining room and treatment room, plus 1 for each 50 square feet of floor area contained in the reception room or waiting lobby | |
Offices: business, professional and public administration or service office buildings | 1 for each 250 square feet of floor area | |
Undertaking establishments and funeral parking | 1 for each 100 square feet of floor area, plus 1 for each of the funeral parlor's official vehicles | |
Warehouse, storage, wholesale and mail order establishments | 4 plus 1 for each 1,500 square feet of floor space over 4,500 square feet; or when the number of employees is specifically indicated, 1 for each 1.5 employees employed on the premises | |
Public utility and public service uses | 1 for each 2 employees | |
All other business and commercial establishments | 1 for each 200 square feet of floor area | |
Uses in a shopping center under unified control or ownership | The required number of parking spaces shall be equal to the required number of parking spaces as heretofore set forth for the individual uses located in the center |
(5)
Other uses. Parking spaces for other permitted uses or conditional uses not listed above shall be provided in accordance with requirements designated by the Plan Commission.
§ 340-43 Off-street loading.
There shall be provided off-street loading spaces not less than the minimum requirements specified in this section in connection with any building, structure or use which is to be erected or substantially altered, and which requires the receipt or distribution of materials or merchandise by trucks or similar vehicles in accordance with the following:
A.
Location. Accessory off-street loading spaces shall be located on the same lot as the principal use. Open off-street loading spaces which abut a residential district boundary line shall be completely screened therefrom by a fence, wall, or door, or any combination thereof, of an architectural design approved by the Building Inspector, not less than six feet nor more than eight feet in height, or a densely planted tree or shrub hedge maintained to not less than six feet in height. No permitted or required loading space shall be located within 40 feet of the nearest point of intersection of any streets. No loading space shall be located in a required front or side yard, and any loading space located in a required rear yard shall be open to the sky.
B.
Size. Unless otherwise specified in this chapter, a required off-street loading space shall be at least 14 feet in width and at least 55 feet in length, exclusive of access drives, aisles, ramps, and maneuvering space, and shall have a vertical clearance of not less than 15 feet.
C.
Access. Each required off-street loading space shall be designed with appropriate means of vehicular access to a street or alley in a manner which will least interfere with traffic movements. Access drives and intersection of driveways with streets shall be in accordance with regulations set forth in Appendix II of this chapter.[1]
[1]
Editor's Note: Appendix II is included as an attachment to this chapter.
D.
Surfacing. All open off-street loading spaces, access drives, aisles, and maneuvering space shall be improved with a compacted base and permanent wearing surface as approved by the Building Inspector.
E.
Repair and service. No storage of any kind nor motor vehicle repair work or service of any kind shall be permitted within any required loading space.
F.
Utilization. Space allocated to any off-street loading spaces shall not, while so allocated, be used to satisfy the space requirements for any off-street parking facilities or portions thereof.
G.
Off-street loading space requirements. The minimum number of off-street loading spaces accessory to building structures and uses hereafter erected, structurally altered, or enlarged in all business and manufacturing districts shall be in accordance with the following schedule:
Gross Floor Area of Establishments (square feet) | Required Number of Loading Spaces | |
|---|---|---|
5,000 to 10,000 | 1 | |
10,000 to 25,000 | 2 | |
25,000 to 40,000 | 3 | |
40,000 to 100,000 | 4 | |
Each additional 100,000 or fraction thereof over 100,000 | 1 additional |