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Riverdale City Zoning Code

ARTICLE 7

- PARKING AND LOADING

Sec. 7.1.- Intent.

The intent of city council in adopting these standards is to: (1) allow flexibility in addressing vehicle parking, loading and access requirements; (2) create an appropriate range of parking and loading space ratios that establishes minimum and maximum ratios for parking and loading spaces; and (3) ensure that off-street parking, loading, and access requirements are met without adversely affecting nearby uses, particularly surrounding neighborhoods.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 7.2. - Off-street parking included in permitted uses.

The respective uses permitted in each zoning district shall be deemed to include off-street parking of vehicles accessory or incidental to any use permitted within such district.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 7.3. - Off-street parking and loading spaces required.

Every building on a lot, every addition erected or building moved on to a lot and every use of a lot following the date of adoption of this article shall be accompanied by off-street parking and loading spaces in compliance with section 7.11, Minimum and maximum off-street parking and loading ratios. Those requirements are deemed to be the minimum necessary to accommodate the demand for parking and loading associated with the proposed use of a lot. The owner shall be responsible for providing sufficient parking and loading spaces and vehicle maneuvering space appropriate to the specific use or uses on the lot prior to issuance of a certificate of occupancy.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 7.4. - Continuing obligation.

A.

The property owner or leasee shall permanently maintain the parking and loading spaces in compliance with this article. It shall be unlawful for a properly owner or leasee to diminish or discontinue the vehicle parking or loading spaces required by this article without first establishing alternate vehicle parking and loading spaces in compliance with the standards of this article.

B.

Should an addition be made to a building or an expansion of a use of property be proposed, parking and loading spaces in an amount that maintains the property in compliance with section 7.11, Minimum and maximum off-street parking and loading ratios shall be provided. No addition to an existing building shall be built or a use of property expanded that reduces the number of spaces, area or usability of existing parking or loading spaces unless such building and any addition or expansion of a use complies with the parking and loading standards of this article.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 7.5. - Maximum paved surfaces.

The community development director shall evaluate the availability of all paved surfaces, acting to prevent excessive pavement on a development site.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 7.6. - Relaxation of parking and loading standards.

Deviation from the parking or loading standards, or both, may be considered by the community development department upon presentation of an inventory of parking or loading usage patterns by the applicant. Such inventory shall document the use of parking or loading facilities, or both, on similar properties. The inventory shall report the number of parking or loading spaces present on the property, number occupied, time and date of the inventory, address of the property, use of the property and building floor area. Such inventory shall be verifiable by performance of an independent inventory by the city. Should the inventory indicate that an alternate parking and/or loading ratio is appropriate, the standards of this section shall be adjusted accordingly, but only for that property.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 7.7. - Sharing of off-street parking spaces.

A.

Applicants wishing to use shared parking as a means of reducing the total number of required spaces may submit a shared parking analysis using the Urban Land Institute (ULI) Shared Parking Model (latest edition).

B.

The study must be provided in a form established by the community development director.

C.

Reductions in the total number of required spaces for shared parking shall not be permitted unless the community development director determines that a reduction is appropriate on a case-by-case basis through the use of the ULI Shared Parking Model (latest edition).

D.

Uses providing shared parking must have either mutually exclusive or compatibly overlapping normal hours of operation. The community development director will determine whether hours of operation are compatibly overlapping on a case-by-case basis using the ULI Shared Parking Model (latest edition).

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 7.8. - Design standards for off-street parking spaces.

The following design standards shall apply to off-street parking and driveways:

A.

Minimum parking space dimensions. The minimum dimensions for parking spaces shall be nine feet wide and 18 feet deep.

B.

Interior driveways. Driveways shall have a minimum width of 24 feet for two-way traffic with 90-degree parking spaces and 12 feet for one-way traffic with 60-degree parking spaces. Interior driveways shall connect each parking space to a public street or a private street approved by the city.

C.

Stacking lane. A stacking lane shall be required for drive-up windows adequate in length to prevent vehicle queuing on a public street.

D.

Standards for landscaped islands are found in article 8, Buffer and Landscaping Standards, section 8.9, Landscaping standards for parking lots.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 7.9. - Design standards for loading spaces.

The following standards shall comprise the design standards for off-street loading spaces:

A.

Required dimensions. Each loading space shall be a minimum of ten feet wide and 30 feet in length except that loading spaces serving a wholesale or industrial use shall be a minimum of 12 feet wide and 50 feet in length.

B.

Access. All off-street loading spaces shall have access via an alley, or if no alley is present, from a public or private street. Such access shall be two-way and have a minimum dimension of 24 feet.

C.

Loading space to be restricted. All non-residential properties shall accommodate a minimum of one loading space. Adequate maneuvering space shall be designed to ensure that delivery truck drivers are not required to back into the street. No parking space established to achieve compliance with the standards of this article shall be used as a loading space.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 7.10. - Standards for off-street parking and loading spaces.

A.

Surfacing. All off-street parking and loading spaces and access and interior driveways shall be designed to ensure proper drainage and provide curb and gutter. All such areas shall be surfaced with concrete, asphalt, pavers, pervious concrete, or porous asphalt and maintained in good condition free of weeds, dust and debris. All parking spaces shall be marked.

B.

Lighting. All parking and loading areas and driveways shall be properly lit for the safety of pedestrians and motorists in compliance with the Illuminating Engineer Society's current illumination recommendations. Lighting shall be designed to prevent spillover onto adjacent property or the public right-of-way. Lighting shall also be shielded to achieve "dark sky" objectives that require lighting to be directed downward.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 7.11. - Minimum and maximum off-street parking and loading ratios.

The ratios in Table 7.1, Parking and Loading Minimum and Maximum Ratios are the minimum necessary to fulfill the off-street parking and loading standards for allowed uses. A maximum ratio is also given in certain instances to provide for variation in these ratios as appropriate to the individual development and to allow the community to benefit from reduced impervious surface. The parking and loading requirements for any use not specifically named in Table 7.1 shall be determined by the community development department which shall reference the parking or loading ratios for the use most closely related to the proposed use that is so named.

Table 7.1. Parking and Loading Minimum and Maximum Ratios

Use Parking Ratio Loading Space
Ratio
Multifamily dwellings Two spaces per dwelling unit and one additional space for every four units N/A
Townhouses, apartments and condominiums Two spaces per dwelling unit N/A
Single-Family detached dwellings Two spaces per dwelling unit N/A
Mixed-use dwellings and live work units Two spaces per dwelling unit N/A
Duplexes, Tri-plexes and Quadruplexes Two spaces per dwelling unit N/A
Boarding and rooming house One space per residential bed One
Banks One space for every 400 square feet of gross floor area None
Offices One space for every 250 square feet of gross floor area None
Barber and beauty shops One space for every employee, plus one space for every employee station None
Bowling lanes Four spaces for every lane One for every 50 lanes or fraction thereof
Places of worship One space for every three seats, or where no fixed seats are used, one space for every 50 square feet of floor area in the largest assembly hall None
Funeral homes and mortuaries The greater of one space for every three seats in an assembly area or one space for every 50 square feet of floor area available to the public, plus one space for every two employees on the shift of greatest employment None
Furniture and appliance store One space for every 400 square feet of floor area available to the public, plus one for every two employees on the shift of greatest employment One space for the first 5,000 square feet of floor area, plus one for each additional 20,000 square feet or fraction thereof
Convenience store with fuel sales Minimum: One space for every 400 square feet of gross floor area Maximum: One space for every 200 square feet of gross floor area None
Automobile sales One space per 200 square feet of repair space, plus one space per 400 square feet of showroom/office None
Automobile repair shop Minimum: Two spaces for every service bay, plus one space for every employee Maximum: Four spaces for every service bay, plus one space for every employee None
Hospitals One for every two beds, plus one space for every staff member on the shift of greatest employment One space for the first 5,000 square feet of floor area, plus one for each additional 50,000 square feet or fraction thereof
Nursing homes, personal care homes and hospice facilities One space for every four beds, plus one space for every employee on the shift of greatest employment One space for the first 5,000 square feet of floor area, plus one for each additional 50,000 square feet or fraction thereof
Family child care/ learning home One space for every two children, plus two spaces for residents of the dwelling employee None
Adult day care center One space for every four adults receiving care, plus one space for every employee None
Personal care/convalescent home, group and congregate One space for every four adults receiving care, plus one space for every employee One space for the first 5,000 square feet of floor area, plus one for each additional 30,000 square feet or fraction thereof
Personal care home, family One space for every four adults, plus one space for every employee
Assisted living facility One space for every four adults receiving care, plus one space for every employee One space for the first 5,000 square feet of floor area, plus one for each additional 30,000 square feet or fraction thereof
Child care learning center One space for every four children, plus one space for every employee None
Child caring institution One space for every four children, plus one space for every employee None
Veterinary clinic One space for every examination room, plus one space for every employee One space for the first 5,000 square feet of floor area, plus one for each additional 30,000 square feet or fraction thereof
Medical or dental clinic One space for every examination room, plus one space for every employee One space for the first 5,000 square feet of floor area, plus one for each additional 30,000 square feet or fraction thereof
Hotels and motels Minimum: One space for every two rooms when a shuttle is available, plus one space for every two employees on the shift of greatest employment Maximum: One space for every room, plus one space for every two employees on the shift of greatest employment One space for the first 60 rooms, plus one additional space for each additional 100 rooms or fraction thereof
Bed & breakfast inn Two spaces for the inn operator, plus one space for every guest room None
Libraries, museums and similar uses The greater of one space for every 400 square feet of floor area available to the public or one space for every three seats in the largest assembly room One space for the first 5,000 square feet of gross floor area, plus one additional space for each additional 3,000 square feet or fraction thereof
Manufacturing The greater of one space for every 2,000 square feet of gross floor area or major fraction thereof, or one space for every two employees on the shift of greatest employment Sufficient to allow for off-street loading, but in no event less than required herein for a warehouse
Places of public assembly One space for every three seats in the main assembly hall or one space for every 50 square feet of floor area where fixed seating is not present None
Restaurants and taverns Minimum: One space for every 200 square feet of indoor and outdoor dining area, plus one space for each employee on the shift of greatest employment Maximum: One space for every 100 square feet of indoor and outdoor dining area, plus one space for each employee on the shift of greatest employment One space for first 3,000 square feet of floor area, plus one space for each additional 10,000 square feet or fraction thereof
Fast food drive-in restaurants One space for every 75 square feet of indoor and outdoor dining area, None
Elementary and middle school One space for every teacher and every employee, plus one space for every four seats in the largest auditorium or gymnasium One space for first 30,000 square feet of floor area, plus one space for each additional 50,000 square feet or fraction thereof
High Schools One space for every teacher every employee plus one space for every four seats in an assembly hall, plus one space for every 10 students One space for first 30,000 square feet of floor area, plus one space for each additional 50,000 square feet or fraction thereof
College One space for every professor and every employee, plus one space for every four seats in an assembly hall, plus one space for every four students One space for first 30,000 square feet of floor area, plus one space for each additional 50,000 square feet or fraction thereof
Retail stores or shops Minimum: One space for every 200 square feet of sales floor area available to the public Maximum: One space for every 100 square feet of sales floor area available to the public One space for first 5,000 square feet, plus one space for each additional 30,000 square feet or fraction thereof
Any commercial use not otherwise identified Minimum: One space for every 400 square feet of gross floor area Maximum: One space for every 200 square feet of gross floor area As determined by the community development director
General office One space per 350 square feet None
Grocery stores and specialty food stores Minimum: One space for every 150 square feet of floor area, excluding storage areas Maximum: One space for every 75 square feet of floor area, excluding storage areas Two spaces for the first 10,000 square feet of floor area and one space for each additional 50,000 square feet of floor area or fraction thereof.
Warehouses Minimum: One space for every two employees on the shift of greatest employment Maximum: One space for every employee on the shift of greatest employment Two spaces for the first 5,000 square feet of gross floor area plus one space for each additional 10,000 square feet or fraction thereof
Wholesale stores Minimum: One space for every 300 square feet of floor area available to the public, plus one space for every employee on the shift of greatest employment Maximum: One space for every 150 square feet of floor area available to the public, plus one space for every employee on the shift of greatest employment One space for the first 6,000 square feet of gross floor area, plus one for each additional 20,000 square feet or fraction thereof

 

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 7.12. - Miscellaneous parking provisions.

A.

A parking plan for all developments other than single-family detached residential developments shall be submitted to the community development department and fire services with the construction drawings. These officials shall review the parking plan to ensure conformance with all applicable provisions of this article and life safety codes. A certificate of occupancy for the development shall only be issued upon compliance with the approved parking plan.

B.

No parking lot shall be used for the sale, repair, dismantling, servicing or long term storage of any vehicle or equipment unless such uses are permitted in the zoning district in which the lot is located. The sale of vehicles is addressed in section 4.3.2.30, Vehicle sales that restricts the sale of vehicles to designated vehicle sales lots.

C.

Standards for landscaping of parking lots that are adjacent to a public right-of-way are addressed in article 8, Buffer and Landscaping Standards.

D.

No commercial vehicle, trailer, van, truck or tractor having a rating higher than Class 2, defined as a class of light duty trucks having a gross vehicle weight rating of 10,000 pounds, shall be parked or otherwise stored on or about a residential lot. All off-street parking spaces shall be paved. A maximum of one passenger vehicle, or light duty truck or van displaying any commercial or non-commercial message may be parked or stored on the premises in a fully enclosed garage.

E.

Specialized vehicles such as recreational vehicles, campers, buses (including school buses), trailers, mobile home coaches, boats and boat trailers may be parked or stored in all single-family residential districts under the following conditions:

1.

Such specialized vehicles may be parked or stored only in side yards or rear yards or in an enclosed building; provided however, that such equipment may be parked anywhere on residential premises for a period not to exceed 24 hours during loading or unloading. In the case of a corner lot, no vehicles may be parked or stored in the side yard on the street side of the lot.

2.

No such equipment shall be used for living, sleeping, or housekeeping purposes when parked or stored on any lot, or in any location not approved for such use.

F.

Trucks, buses and other vehicles intended to be used primarily for advertising purposes, are prohibited from being parked on commercial property for more than 24 hours.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20; Ord. No. 6-2021, § 1(Exh. A), 11-16-21)

Sec. 7.13. - Accessible parking.

All new development and any planned alteration of parking lots (re-striping, re-surfacing, etc.) as defined by the Americans with Disabilities Act (ADA) 2010 shall comply with 2010 ADA Standards for Accessible Design. Any alterations made after March 15, 2012 shall comply with the 2010 Standards to the maximum extent feasible. The accessible parking ratios in Table 7.2, Accessible Parking Ratios shall be met as concerns accessible parking; one of every six accessible parking spaces, or fraction of six, shall be "van-accessible."

Table 7.2. Accessible Parking Ratios

Total Number of Parking Spaces in Parking Facility (Lot or Garage) Minimum Total Number of Accessible Parking Spaces Minimum Number of Van Accessible Parking Spaces
1—25 1 1
26—50 2 1
51—75 3 1
76—100 4 1
101—150 5 1
151—200 6 1
201—300 7 2
301—400 8 2
401—500 9 2
501—1,000 2% of total
1,001 and greater 20, plus 1 for every 100, or fraction thereof, over 1,000

 

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 7.14. - Access Standards.

A.

Driveway access to non-residential lots.

1.

Limits on access. Any non-residential lot having a street frontage of 300 feet or less on the street from which access is proposed shall be limited to a maximum of one driveway that accommodates entry and exit to the lot. An additional entrance and exit drive for lots having a frontage in excess of 300 feet of frontage on a single street from which access is proposed may be approved upon demonstrating to the community development department and chief of police the necessity of such access. Properties having a frontage in excess of 600 feet on a single street shall be entitled to a second driveway.

2.

Driveway placement. No driveway shall be located within 30 feet of any intersection or within five feet of any property boundary.

3.

Driveway width. The maximum width of any driveway, as measured at the "throat width," shall not exceed 30 feet except that a bona fide truck stop may exceed this maximum upon approval by the community development department and the police chief.

4.

Consolidation of access drives. Multiple driveways on properties with more than one driveway access for each 200 linear feet of frontage shall be consolidated when renovation of the building or buildings comprising more than 50 percent of the floor area or resurfacing of the parking lot involving more than 50 percent of the surface area of the parking lot is proposed. Permits for subsequent building or buildings renovation or parking lot resurfacing shall not be granted for a period of two years from the date of issuance of the initial building or resurfacing permit.

5.

Interparcel access. All commercial properties shall accommodate interparcel access. Vehicle access between and among all adjoining commercial properties via internal access networks shall be created when new development or parking lot resurfacing is proposed. Such access shall be accomplished by granting an access easement as described in subsection a. Access easements to each adjoining property owner. The benefit of such access is reduced traffic congestion, improved customer convenience and enhanced traffic flow and safety.

a.

Access easements. Recorded easements shall permit vehicle access between adjacent, commercial properties intended for tenant and customer use. Respective parking spaces may be limited to the use of the individual property owner. The granting of such easements shall become effective only upon the granting of a reciprocal easement by the adjoining property owner. Consenting owners shall extend the driveway pavement on their property to the point of access at the common property boundary.

b.

Relief. Whenever the adjoining land use would create a documented adverse impact on the property to which the easement would pertain, and such adverse impact outweighs the benefit of the reduced impact on the public street, city council may waive the requirement for such access.

B.

Driveway access to residential lots.

1.

Driveway width. Driveways accessing a one-car garage or a single parking pad on a lot containing a single-family detached dwelling shall have a maximum width of ten feet. Driveways accessing a two-car garage or a tandem parking pad shall have a maximum width of 18 feet at the garage or parking pad and a maximum width of 12 feet at the street with a flare in the pavement extending no further than 20 feet from the garage or tandem parking pad.

2.

Driveway placement. No driveway shall be located within 20 feet of any intersection or within five feet of any property boundary.

AppA_sec_7_14

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)