Riverside City Zoning Code
ARTICLE VII
General Development Standards
Section 400.500 Off-Street Parking and Loading.
[R.O. 2011 §400.500; Ord. No. 2006-170 §1, 12-19-2006]
A.
Applicability. Off-street parking and loading shall be provided in accordance with the regulations of this Section for all new development and for any existing development that is altered in a way that enlarges or increases capacity by adding or creating dwelling units, guest rooms, floor area or seats. Off-street parking and loading shall also be provided for any change of use or manner of operation that would, based on the Off-Street Parking Schedule or the Off-Street Loading Schedule of this Section, result in a requirement for more parking or loading spaces than the existing use.
B.
Off-Street Parking Schedule A. Off-street parking spaces shall be provided in accordance with the following Off-Street Parking Schedule A. In some cases, the applicable off-street parking space requirement in Schedule A refers to Schedule B. This schedule can be found following Schedule A.
[Ord. No. 1671, 7-16-2019]
Off Street Parking Schedule A | |
|---|---|
Use Type | Number of Spaces Required |
Residential Uses | |
Assisted living | 1 per dwelling unit |
Duplex | 2 exterior per dwelling unit |
Group home, general (8+) | 1 per employee, plus 1 per 4 residents |
Multifamily | 1.25 per efficiency unit, plus 1.5 per 1-bedroom unit, plus 2 spaces per 2-bedroom and larger units. All required spaces shall be exterior unless otherwise approved by a development plan. |
Single-family, attached | 1.25 per efficiency unit, plus 1.5 per 1-bedroom unit, plus 2 spaces per 2-bedroom and larger units. All required spaces shall be exterior unless otherwise approved by a development plan. |
Single-family, detached | 2 exterior per dwelling unit |
Public, Quasi-Public and Commercial Use | |
Airport or airstrip | Spaces to be provided pursuant to Schedule B |
Animal care, general | 1 per 400 square feet |
Banking or financial institution | 1 per 400 square feet, plus stacking spaces per Section 400.500(L) |
Bar or tavern | 1 per 100 square feet |
Carwash | Stacking spaces per Section 400.500(L) |
Cemetery | Spaces to be provided pursuant to Schedule B |
Club, private | 75% of occupancy |
Convalescent care | 75% of occupancy |
Convenience store | 1 per 100 square feet, plus stacking space per Section 400.500(L) |
Day care, limited or commercial | 75% of occupancy |
Funeral home | 75% of occupancy |
General contractor, construction service | Spaces to be provided pursuant to Schedule B |
Government service | 1 per 400 square feet |
Health and recreation club, private | 1 per 400 square feet |
Hotel/motel | 75% |
Medical service | 1 per 250 square feet |
Office, general | 1 per 250 square feet |
Parks and recreation, public | Spaces to be provided pursuant to Schedule B |
Post office | Spaces to be provided pursuant to Schedule B |
Recreation and entertainment, indoor | 75% of occupancy |
Recreation and entertainment, outdoor | Spaces to be provided pursuant to Schedule B |
Religious assembly | 75% of occupancy |
Repair service | 1 per 400 square feet |
Restaurant | 1 per 100 square feet, plus stacking space per Section 400.500(L) |
Retail sales and service | 1 per 250 square feet |
School, elementary, middle and high | Spaces to be provided pursuant to Schedule B |
Vehicle and equipment sales | Spaces to be provided pursuant to Schedule B |
Vehicle and equipment storage yard | Spaces to be provided pursuant to Schedule B |
Vehicle repair | 1 per 400 square feet |
Vocational school | 75% of occupancy |
Warehouse, residential storage (mini storage) | 1 per 100 square feet of office space |
Industry, manufacturing | 1 per 1,000 square feet |
Agriculture activities | Spaces to be provided pursuant to Schedule B |
D.
Off-Street Parking Schedule B. Any developer may propose an alternative parking schedule for uses having widely varying parking demand characteristics, making it impossible to specify a single off-street parking standard. The developer shall submit a parking study that provides justification for the number of off-street parking spaces proposed. The Director of Community Development shall review this study and any other traffic engineering and planning data that are relevant to the establishment of an appropriate off-street parking standard for the proposed use. A parking study shall include estimates of parking demand based on recommendations of the Institute of Traffic Engineers (ITE) and data collected for uses or combinations of uses that are the same or comparable to the proposed use. Comparability shall be determined by density, scale, bulk, area, type of activity and location. The study shall document the source of data used to develop the recommendations. After reviewing the parking study, the Director shall establish a minimum off-street parking standard for the proposed use.
[Ord. No. 1671, 7-16-2019]
E.
Computing Off-Street Parking And Loading Requirements.
1.
Multiple uses. Lots containing more than one (1) use shall provide parking and loading in an amount equal to the total of the requirements for all uses.
2.
Fractions. When measurements of the number of required spaces result in fractions, the required parking spaces shall be rounded up to the next whole number.
3.
Area. Unless otherwise noted in the provisions, all square footage-based parking and loading standards shall be computed on the basis of gross floor area.
4.
Employees, students and occupant-based standards. For the purpose of computing parking requirements based on the number of employees, students, residents or occupants, calculations shall be based on the largest number of persons working on any single shift, the maximum enrollment or the maximum fire-rated capacity that is applicable and that results in the greater number of spaces.
5.
Unlisted uses. Upon receiving a development application for a use not specifically listed in an off-street parking schedule, the Director of Community Development or their designees shall apply the off-street parking standard specified for the listed use that is deemed most similar to the use proposed in the application or require a parking study in accordance with Schedule B.
[Ord. No. 1671, 7-16-2019]
F.
Off-Street Parking For Persons With Disabilities.
1.
Off-street parking facilities shall be designed and constructed to accommodate persons with disabilities in accordance with all requirements of the Americans with Disability Act and the approved building code of the City. Accessible stalls shall be provided in accordance with the following table.
Total Number Of Parking Stalls | Required Number Of Accessible Stalls |
|---|---|
1 to 25 | 1 |
26 to 50 | 2 |
51 to 75 | 3 |
76 to 100 | 4 |
101 to 150 | 5 |
151 to 200 | 6 |
201 to 300 | 7 |
301 to 400 | 8 |
401 to 500 | 9 |
501 to 1,000 | 2% of total |
1,001 and over | 20 plus 1 for each 100 over 1,000 |
2.
Accessible stalls shall be a minimum of nine (9) feet wide and eighteen and one-half (18.5) feet long with a five (5) foot wide striped access aisle. One (1) in every eight (8) accessible stalls, but not less than one (1), shall be served by an eight (8) foot wide striped access aisle (van accessible). Two (2) accessible parking spaces may share a common access aisle.
G.
Location Of Off-Street Parking Spaces.
1.
On-site. Except as otherwise specifically provided, required off-street parking spaces shall be located on the same lot as the principal use.
2.
Residential districts.
a.
In "R-3" and less intensive districts, off-street parking shall not be permitted in required setbacks, except within customary driveways. Commercially licensed vehicles or trailers weighing less than six (6) tons may be parked within customary driveways.
b.
The paved area of driveways serving single-family or duplex uses shall not exceed thirty-five (35) feet in width within the exterior setback in which the driveway is located. Driveways serving single-family or duplex uses shall provide a minimum exterior space to park two (2) vehicles side-by-side.
3.
Non-residential districts. In "C-1" and more intensive districts, no off-street parking spaces shall be permitted within fifteen (15) feet of public street right-of-way.
H.
Parking In Excess Of Minimum Standards. Off-street parking spaces provided in excess of minimum standards shall comply with all standards of this Section.
I.
Use Of Off-Street Parking Spaces. Required off-street parking areas shall be used solely for the parking of licensed motor vehicles in operating condition and shall not be used for the storage of vehicles, boats, motor homes, campers, mobile homes or materials.
J.
Off-Site Parking. Required off-street parking spaces shall be located on the same lot as the use it is intended to serve, provided that the Director of Community Development or their designees shall be authorized to allow all or a portion of required off-street parking spaces to be located on a remote and separate lot from the lot that the principal use is located, if the off-site parking complies with the following standards:
[Ord. No. 1671, 7-16-2019]
1.
Ineligible activities. Off-site parking shall not be used to satisfy the off-street parking standards for residential uses, restaurants, bars or convenience stores and to the convenience-oriented uses. Required parking spaces reserved for persons with disabilities shall not be located in an off-site parking facility.
2.
Location. No off-site parking space shall be located more than three hundred (300) feet from the primary entrance of the use served, measured along the shortest legal, practical walking route. Off-site parking spaces shall not be separated from the use by a street right-of-way with a width of more than eighty (80) feet unless a grade-separated pedestrian walkway is provided.
3.
Zoning classification. Off-site parking areas shall require the same or a more intensive zoning classification than that required for the use served.
4.
Agreement for off-site parking. In the event that an off-site parking area is not under the same ownership as the principal use served, a written agreement shall be required. An attested copy of the agreement between the owners of record shall be submitted to the Director of Community Development or their designees for recordation on forms made available in the office of the Community Development Department. Such agreement shall take place before issuance of a building permit for any use to be served by the off-site parking area.
K.
Off-Street Parking And Loading Area Design Standards.
1.
Surfacing. All off-street parking and loading areas, except those required for single-family or duplex uses, shall be surfaced with:
[Ord. No. 1895, 2-7-2023]
a.
Five (5) inches of concrete.
b.
Six (6) inches of asphalt.
c.
Three (3) inches of asphalt combined with eight (8) inches of aggregate base and subgrade base.
d.
Off-street parking areas serving single-family and duplex residences shall be graded and paved with an approved asphalt, concrete or paver brick over an approved base.
2.
Lighting. Any off-street parking areas that are used after dark and provide space for five (5) or more vehicles shall be provided with lights that provide at least an average of one-quarter (¼) foot-candle over the entire parking area, measured on the ground surface within the parking area. Parking lot lighting shall be subject to the regulations of Section 400.570 Outdoor Lighting Standards.
3.
Drainage. All off-street parking and loading areas shall be designed to not increase the rate of storm water runoff onto adjoining properties or streets. Drainage plans for off-street parking and loading areas shall be reviewed by the City Engineer.
4.
Curbing. The perimeter of all off-street parking and loading areas and their access drives shall be curbed, with the exception of driveways for single-family and duplex residences. Landscaped islands, in accordance with Section 400.530 Landscaping and Buffering and other interior parking features shall also be protected by curbs.
5.
Striping. Off-street parking areas contained five (5) or more spaces shall be delineated by pavement striping.
6.
Parking Space Dimensions. Off-street parking spaces shall be a minimum of nine (9) feet by eighteen (18) feet in dimension. If there is no overhang or the space abuts a vertical structure, the minimum dimension shall be nine (9) feet by twenty (20) feet.
[Ord. No. 1671, 7-16-2019]
7.
8.
Loading space dimensions. Off-street loading spaces shall be at least fourteen (14) feet by fifty (50) feet in size with a minimum eighteen (18) foot height clearance.
9.
Timing of construction. Parking and loading spaces, driving aisles and access ways must be constructed before issuance of a final occupancy permit.
[Ord. No. 1671, 7-16-2019]
L.
Stacking Spaces For Drive-Throughs. In addition to meeting the off-street parking requirements of this Section, drive-through facilities shall comply with the following minimum stacking space standards:
1.
Stacking space schedule. The minimum number of stacking spaces required shall be as follows:
Use Type | Minimum Spaces | Measured From |
|---|---|---|
Bank teller lane | 4 | Teller or Window |
Automated teller machine | 3 | Teller |
Restaurant drive-through | 8 | Order Box |
Car wash stall, automatic | 6 | Entrance |
Car wash stall, self-service | 3 | Entrance |
Other | To be determined by traffic study | |
Gas pump island | 30 feet from each end of pump island | |
2.
Design and layout. Stacking spaces shall be subject to the following design and layout standards:
a.
Stacking shapes shall be a minimum of eight (8) feet by twenty (20) feet in size.
b.
Stacking spaces shall comply with the parking setback standards of Section 400.500(G) Location of Off-Street Parking Spaces.
c.
Stacking spaces shall be designed so as not to impede on- and off-site traffic movements or movements into or out of parking spaces.
d.
Stacking spaces shall be separated from other internal driveways with raised medians as deemed necessary by the City Engineer for traffic movement or safety.
M.
Off-Street Loading. Off-street loading spaces shall be provided in accordance with the following minimum standards:
1.
Area required. Such loading and unloading space shall be an area at least fourteen (14) feet by fifty (50) feet, with eighteen (18) foot height clearance and shall be provided according to the table below.
2.
Spaces required. The number of required loading spaces shall be based on the amount of square feet of gross floor area (except floor area below the ground story) of buildings used for retail and wholesale, manufacturing and storage, etc., as established in the table below.
Floor Area | Minimum Off-Street Loading Requirement |
|---|---|
3,000 to 25,000 square feet | 1 |
25,001 to 100,000 square feet | 2 |
100,001 to 250,000 square feet | 3 |
250,001 to 500,000 square feet | 5 |
500,001 to 750,000 square feet | 7 |
750,001 to 1,000,000 square feet | 9 |
1,000,001 + square feet | 10 + 1 per each 250,000 square feet above 1,000,000 |
Section 400.510 Driveways and Roadway Access.
[R.O. 2011 §400.510; Ord. No. 2006-170 §1, 12-19-2006; Ord. No. 2007-47 §23, 5-15-2007]
A.
The following standards shall apply to all driveways serving single-family and duplex residents: driveways shall be graded and paved with an approved asphalt, concrete or paver brick over an approved base.
1.
General standards.
a.
Off-street parking spaces shall be arranged so that no vehicle will back directly onto a street. All private parking areas and circulation drives shall be located off of the street right-of-way.
b.
Access to property shall be allowed only by way of driveways and no other portion of the lot frontage shall be used for ingress or egress.
c.
Any driveway design must allow an entering vehicle turning speed of fifteen (15) miles per hour to help reduce interference with through street traffic. Radii of driveway shall be sufficient to achieve this standard for the types of vehicles that the driveway is intended to serve.
d.
There must be sufficient on-site vehicle storage to accommodate queued vehicles waiting to park or exit, without interfering with street traffic.
e.
Provisions for circulations between adjacent parcels should be provided through coordinated or joint parking systems.
f.
Driveway placement should be such that loading and unloading activities will in no way hinder vehicle ingress or egress.
g.
Driveway design must be such that vehicles entering the driveway from the street will not encroach upon the exit lane of a two-way driveway. Also, a right-turning exiting vehicle will be able to use only the first (1st) through-traffic lane available without encroaching into the adjacent through lane.
2.
Right-turn lanes and tapers. Right-turn lanes and taper shall be required when:
a.
Expected right-turn ingress movements meet or exceed fifty (50) vehicles per hour during a typical weekday peak traffic period.
b.
Driveway volumes are expected to meet or exceed one thousand (1,000) vehicles per day, calculated using the Institute of Transportation Engineers site generated traffic standards for closest matching land use category as set forth in the most recent edition of the ITE Trip Generation Manual.
c.
The City Engineer can document, through traffic analysis, that such treatment is necessary to avoid congestion and/or unsafe conditions on the public arterial.
3.
Driveway grade. The grade of a two-way, one-way or divided driveway shall not exceed two percent (2%) for a minimum distance of twenty-five (25) feet from the edge of the pavement.
4.
Sight distance. Direct-access driveways shall be located to allow the following minimum sight distance:
Design Speed Of Street (mph) | Minimum Sight Distance (feet) |
|---|---|
30 | 200 |
35 | 225 |
40 | 275 |
45 | 325 |
50 | 350 |
5.
Driveway spacing.
a.
Arterial streets. Direct access to an arterial street shall be permitted only when the subject property has no other reasonable access to the street system and only if the Planning and Zoning Commission, with the recommendation of the City Engineer, determines that the proposed access point onto the arterial street can be accommodated safely. When direct access to an arterial street is approved by the Planning and Zoning Commission, with the recommendation of the City Engineer, pursuant to the requirements of this Section, the following standards shall apply.
(1)
Spacing from signalized intersections. All driveways providing access to arterial streets shall be constructed so that the point of tangency of the curb return radius closest to a signalized or stop sign-controlled intersection is at least two hundred fifty (250) feet from the perpendicular curb face of the intersecting street. In the event that this standard cannot be met because of an unusually narrow or shallow lot size, the Planning and Zoning Commission, with the recommendation of the City Engineer, may reduce the spacing so long as the reduction does not result in an unsafe traffic condition.
(2)
Spacing from other (non-signalized) access points. All driveways providing access to arterial streets shall be constructed so that the point of tangency of the curb return radius closest to all non-signalized street or driveway intersections is at least two hundred (200) feet from the perpendicular curb face of the intersecting street or driveway. In the event that this standard cannot be met because of an unusually narrow or shallow lot size, the Planning and Zoning Commission, with the recommendation of the City Engineer, may reduce the spacing, provided the reduction does not result in an unsafe traffic condition.
b.
Waivers. Waivers for these access standards may be approved by the Planning and Zoning Commission with the recommendation of the City Engineer, if the City Engineer determines that the requested waiver will not create a serious detriment to the safety or operation of traffic on the street or roadway based on the intensity of the uses permitted within the zoning district. The Planning and Zoning Commission, with the recommendation of the City Engineer, may require that the applicant for a waiver submit a traffic analysis if it is determined that such an analysis is necessary in order to render a competent decision on the requested waiver.
6.
Driveways per parcel.
a.
Unless otherwise specifically restricted, one (1) driveway opening shall be allowed per two hundred (200) feet of continuous street frontage. At least one (1) driveway shall be permitted for any lot.
b.
Parcels with two hundred (200) feet of frontage or less may apply for a secondary driveway if shared with an adjoining parcel, provided that the required minimum spacing is maintained. In such cases, only one (1) shared driveway will be permitted.
8.
Right-of-way work permit. No construction, grading, excavation, repair or reconstruction of any street, curb or gutter; or any sidewalk or driveway between the street and property line shall be commenced without first obtaining a right-of-way work permit from the Director of Community Development or their designees.
[Ord. No. 1671, 7-16-2019]
Section 400.520 Zoning District Property Development Standards.
[R.O. 2011 §400.520; Ord. No. 2006-170 §1, 12-19-2006]
A.
The regulations of Article IV Zoning Districts establish many property development standards that apply within individual zoning districts. The rules governing exemptions, computations and measurements related to zoning district property development standards are established in this Section.
1.
Lot size.
a.
Reduction of public purpose. When an existing lot is reduced because of conveyance to a Federal, State or local government for a public purpose and the remaining area is at least seventy-five percent (75%) of the required minimum lot size for the district that it is located, then that remaining lot shall be deemed to comply with the minimum lot size standards of this Chapter.
b.
Utilities. Utilities (major or minor) using land or an unoccupied building requiring less than one thousand (1,000) square feet of site area are exempt from the minimum lot size standards of all zoning districts.
c.
Single-family dwelling exemptions. The minimum lot size standards of this Chapter shall not be interpreted as prohibiting the construction of a single-family dwelling unit, in accordance with all other applicable regulations, on a lot that was legally platted or recorded before the adoption of this Chapter.
2.
Residential densities. The zoning district regulations of this Chapter express maximum residential densities in terms of lot area requirements per dwelling unit. The maximum number of dwelling units allowed on a lot shall be determined by dividing the subject lot's total lot area by the applicable lot area (per dwelling unit) requirement of the district. The number of dwelling units permitted in a mixed-use building (one containing residential and non-residential uses) shall not be affected by virtue of the building's mixed-use status. As with non-mixed-use projects, the maximum number of dwelling units allowed shall be calculated by dividing the subject lot's total lot area by the applicable lot area requirement of the district.
3.
Setbacks.
a.
Features allowed within setbacks. The following features may be located within any setback:
(1)
Trees, shrubbery, gardens or other landscape features.
(3)
Gates and guard houses.
(4)
Non-enclosed off-street parking and loading areas (driveways) and sidewalks.
(6)
Steps to the principal entrance, walks and balustrades.
(7)
Bay windows, architectural features, cantilevered floors, chimneys and other ornamental features of buildings that do not project more than two (2) feet into the required setbacks.
(8)
Fire escapes that do not extend into a setback by more than thirty percent (30%) of the required setback dimension.
(9)
Utility lines, wires and associated structures, such as power poles.
b.
Side or rear setback exemptions in the "I" District. No side or rear setback shall be required in the "I" District on any lot that adjoins a railway right-of-way or that has a rear railway track connection, provided that sufficient access for fire-fighting equipment is available. Such access shall be approved by the Fire Chief before issuance of any permit.
c.
Setback averaging. If the existing front setbacks of lots within the same block, with the same zoning classification and fronting on the same side of the street, are less than the required front setback of the underlying zoning district, applicants shall be allowed to use the "average" front setback of the underlying zoning district, applicant shall be allowed to use the "average" front setback on that block. In such cases, the "average setback" shall be the mean (average) setback of all lots on the same side of the street within the same block as the subject property. In no event shall lots with different zoning classifications or undeveloped lots be included in the calculation. This provision shall not be interpreted as requiring a greater front setback than imposed by the underlying zoning district and it shall not be interpreted as allowing setbacks to be reduced to a level that results in right-of-way widths dropping below established minimums.
d.
Setback reduced for public purpose. When an existing setback is reduced because of conveyance to a Federal, State or local government for a public purpose and the remaining setback is at least seventy-five percent (75%) of the required minimum setback for the district that it is located, then that remaining setback shall be deemed to satisfy the minimum setback standards of this Chapter.
4.
Height.
a.
Fences or walls. In the case of fences or walls, height shall be measured on the side with the least vertical exposure above finished grade to the top of the fence or wall.
b.
Exemptions from height standards. The following structures and features shall be exempt from the height requirements of this Chapter:
(1)
Chimneys, smokestacks or flues.
(2)
Cooling towers and ventilators.
(3)
Elevators bulkheads and stairway enclosures.
(4)
Grain elevators and silos.
(5)
Flagpoles, radio and television receiving antennas and support structures, provided that they shall not exceed one hundred fifty percent (150%) of the maximum height permitted within the zoning district that they are located, measured from average finished grade at the base of the support structure or building that it is located.
(6)
Communication towers.
(7)
Utility poles, water towers and support structures.
(8)
Belfries, spires and steeples.
(9)
Monuments and ornamental towers.
Section 400.530 Landscaping and Buffering.
[R.O. 2011 §400.530; Ord. No. 2006-170 §1, 12-19-2006; Ord. No. 1671, 7-16-2019]
A.
Purpose And Intent. The purpose of this Section is to establish minimum standards for the preservation, installation and continued maintenance of trees, landscaping and buffering. The regulations are intended to preserve and protect existing vegetation and trees, to promote water conservation, to enhance the value and appearance of properties by more effectively buffering incompatible land uses, to reduce air and noise pollution; to maintain and improve environmental conditions, to increase the energy efficiency of buildings, and to improve the aesthetic appearance of all development.
B.
Applicability And Exemptions. The standards of this Section shall apply to all new development and expansions and modifications to existing development except:
C.
Considerations For Alternative Designs. It is recognized that development constraints and site conditions can differ greatly from one location to another. Accordingly, the Director of Community Development may approve landscape plans that vary from strict compliance with the provisions of this Section if it is determined that the submitted plan conforms to the purpose and intent of this Section.
D.
General Requirements. All open areas on any building site not occupied by buildings, parking, access roads and loading shall be suitably graded with a slope not to exceed 3:1 to allow for mowing and drainage and shall be maintained in lawn, trees, shrubs or other appropriate ground covers.
E.
Pervious/Green Space Landscaping. Building sites shall include a minimum of one (1) shade tree (two and one-half (2 1/2) inch caliper) or evergreen tree (eight (8) feet in height) for each two thousand five hundred (2,500) square feet of pervious/green space area. Substitutions are allowed for pervious area calculations only based upon the following:
1.
One (1) shade tree (two and one-half (2 1/2) inch caliper) or evergreen tree (eight (8) feet in height) = twenty (20) shrubs three (3) feet in height or two (2) ornamental trees six (6) feet in height.
F.
Street Trees. Along the property's frontage with any public or private street shall be planted one (1) shade tree (two and one-half (2 1/2) inch caliper) or evergreen tree (eight (8) feet in height) for every forty (40) feet of street frontage. Street trees should be planted on private property, not in the street right-of-way.
G.
Common Area — Side And Rear Boundaries. If the property's side or rear boundary abuts a common area such as lakes and canals, one (1) shade tree (two and one-half (2 1/2) inch caliper) or evergreen tree (eight (8) feet in height) shall be planted for every fifty (50) feet of common area frontage. Substitutions are allowed for common area calculations only based upon the following:
1.
One (1) shade tree (two and one-half (2 1/2) inch caliper) or evergreen tree (eight (8) feet in height) = twenty (20) shrubs three (3) feet in height or two (2) ornamental trees six (6) feet in height.
H.
Parking Lot Landscaping: These standards shall apply to the interior of all off-street parking areas containing more than ten (10) off-street parking spaces. These standards shall not apply to vehicle/equipment storage lots, vehicle and equipment sales lots or multilevel parking structures.
1.
Landscape islands should be added at the ends of all parking rows and should be bermed and planted with either sod or landscaping. Landscape islands may be designed and planted to serve as a dual-purpose landscape area and stormwater treatment facility.
2.
One (1) shade tree (two and one-half (2 1/2) inch caliper) or evergreen tree (eight (8) feet in height) shall be planted for every two hundred (200) square feet of parking lot islands. Substitutions are allowed for parking lot island calculations only based upon the following:
a.
One (1) shade tree (two and one-half (2 1/2) inch caliper) or evergreen tree (eight (8) feet in height) = twenty (20) shrubs three (3) feet in height or two (2) ornamental trees six (6) feet in height.
3.
Parking lots that abut less-intense zoning districts or uses shall provide adequate screening such as berms, decorative walls or fences, or rows of trees or shrubs. In areas not abutting less-intense zoning districts or uses, screening and landscape elements are encouraged.
I.
Building Foundation. Forty percent (40%) of the building foundation should be landscaped with ground covers, shrubs and ornamental trees. Emphasis shall be placed on those building sides that face a public street or right-of-way.
J.
Land Use Buffers. Buffers and screening such as berms, decorative walls or fences, or rows of trees or shrubs, shall be utilized to ensure development occurs in a manner that is sensitive to the surrounding environment. Where any higher-intensity use abuts a less-intense development, buffers and/or screening shall be provided with sufficient plant material and/or open space to reduce the impact of a high-intensity use on an adjacent lower-intensity use. Buffers and/or screening shall be especially important where any commercial, industrial or multifamily development abuts a single- or two-family residential development or zoning district.
K.
Screening Of Utilitarian Areas. Utilitarian site features, such as dumpsters, mechanical equipment, permitted outdoor storage and service and loading areas, shall be located to minimize their appearance from public streets and rights-of-way. Such features shall also be effectively screened from the view of roadways and adjacent sites by berms, decorative walls or fences, and/or plant material.
1.
Dumpsters located in "R-2" and more-intensive districts shall be completely screened from view on all sides by a fence or wall with a minimum height of six (6) feet or one (1) foot taller than the dumpster, whichever is greater. The fence or wall shall provide complete visual screening of the dumpster and be compatible in material and color with the principal structure on the lot. If the dumpster is located such that it is visible from a public street, landscaping is encouraged around the enclosure to improve aesthetics.
2.
Rooftop equipment shall be properly screened from public view by architectural treatments that are compatible to the design and overall appearance of the building.
L.
Landscape Material Standards. The following standards shall be considered the minimum required planting standards for all trees and landscape material:
1.
Plant Quality. Plants installed to satisfy the requirements of this Section shall conform to or exceed the plant quality standards of the most recent edition of American Standard for Nursery Stock published by the American Association of Nurserymen. Plants shall be nursery quality and indigenous or adapted to the local area. All plants shall be alive and in good health.
2.
Artificial Plants. No artificial plants or vegetation shall be used to meet any standards of this Section.
3.
Species Mix. When six (6) or more trees are required to be planted to meet the standards of this Section, a mix of species shall be provided to promote diversity.
M.
Use Of Existing Plant Material. Vegetation, trees and plant material that exists on a site prior to its development may be used to satisfy the landscaping standards of this Section, provided that it meets the size, variety and locational requirements of this Section. However, no credits shall be permitted for the following types of trees:
N.
Installation, Maintenance And Replacement.
1.
Installation. All landscaping shall be installed according to sound landscape industry practices in a manner designed to encourage vigorous growth.
2.
Maintenance And Replacement. The developer, his successor, and/or subsequent owners of a development shall be responsible for the regular maintenance, repair or replacement of all landscaping and required landscape structures (e.g., walls, fences) in a way that presents a healthy, neat and orderly appearance.
O.
Irrigation. Landscape areas shall be irrigated as necessary to establish and maintain required plant materials in good and healthy condition. The City encourages the use of landscaping practices that minimize the need for supplemental watering.
Section 400.540 Operational Performance Standards.
[R.O. 2011 §400.540; Ord. No. 2006-170 §1, 12-19-2006]
A.
General. No parcel, lot, building or structure in any zoning district shall be used or occupied in a manner so as to create any dangerous, harmful, noxious or otherwise objectionable element or condition so as to adversely affect the surrounding area or adjoining premises, provided that any use that is allowed by the underlying zoning district regulations may be undertaken and maintained if acceptable measures and safeguards are employed to limit dangerous and objectionable elements to acceptable limits as established by the following performance standards.
B.
Fire Hazards. Any activity regulated by the National Fire Protection Association and any other City, State or Federal regulation shall be protected by adequate fire-fighting and fire suppression equipment and by such safety devices as are normally used in the handling of any such material. Such fire hazards shall be kept removed from adjacent activities to a distance that is compatible with the potential danger involved.
C.
Vibration. No vibration shall be permitted that is detectable without instruments on any adjoining lot or property.
D.
Noise. Noise that is objectionable due to volume, frequency, duration or beat shall be muffled or otherwise controlled so that there is no production of sound discernible at lot lines in excess of eighty (80) decibels. Tornado sirens and related apparatus used solely for public purposes shall be exempt from this requirement.
E.
Air Pollution. All uses shall be so operated that no smoke, odor, dust or other form of particulate matter shall be emitted that exceeds the regulations established by the State of Missouri Department of Natural Resources. Such uses shall be located so that prevailing winds will carry such air pollution away from areas of greatest concentration of persons. Also, such shall be kept removed from adjacent activities to a distance that is compatible with the potential nuisance or hazard involved.
F.
Water Pollution. All uses shall conform to the requirements and regulations established by the State of Missouri Department of Natural Resources pertaining to the pollution of streams and other bodies of water.
G.
Toxic Materials. Every use shall be so operated that there is no emission of toxic, noxious or corrosive fumes, gases or materials. The storage of toxic materials shall be in compliance with all local, State and Federal regulations.
Section 400.550 Number of Principal Uses and Structures per Lot.
[R.O. 2011 §400.550; Ord. No. 2006-170 §1, 12-19-2006]
A lot may be used for more than one (1) principal non-residential use and more than one (1) principal non-residential structure, provided that all structures are separated by a minimum distance of fifteen (15) feet and provided that development on the lot complies with all applicable standards of this Chapter.
Section 400.560 Fences.
[R.O. 2011 §400.560; Ord. No. 2006-170 §1, 12-19-2006]
A.
Fences In Residential Districts.
1.
Front yard. Fences in any front yard shall be constructed of wood, decorative iron, plastic or masonry and the height of such fence shall not exceed thirty-six (36) inches above the ground. Any fence permitted shall not interfere with the visibility of drivers and shall be a determining factor in approving such fence in any front yard.
2.
Side and rear yards. Fences in any side or rear yard shall be constructed of chain link, wood, decorative iron, plastic or masonry and the height of such fence shall not exceed six (6) feet above the ground.
B.
Fences In Commercial And Industrial Districts.
1.
Front yard. Fences in any front yard shall be constructed of decorative iron, plastic or masonry and the height of such fence shall not exceed thirty-six (36) inches above the ground. Any fence permitted shall not interfere with the visibility of drivers and shall be a determining factor in approving such fence in any front yard.
2.
Side and rear yards. Fences in any side or rear yard shall be constructed of chain link, wood, decorative iron, plastic or masonry and the height of such fence shall not exceed eight (8) feet above the ground.
C.
Performance Standards.
1.
Fences shall be constructed and maintained so that they do not constitute a blighting influence or an element leading to the progressive deterioration and downgrade of neighborhood property value.
2.
Fencing shall be used in connection with outdoor storage in accordance with Section 400.580(B) Standards for Outdoor Storage in "C-1" and "I". Such outdoor storage shall be permitted only after approval of a special use permit application. Fencing used in connection with outdoor storage shall be a component of such special use permit and shall be a determining factor in the approval of such.
Section 400.570 Outdoor Lighting Standards.
[R.O. 2011 §400.570; Ord. No. 2006-170 §1, 12-19-2006]
A.
Applicability. The outdoor lighting standards of this Section shall be applicable to any new lighting fixtures or fixtures replacing existing ones.
B.
Preliminary Plan. A preliminary lighting plan shall be submitted identifying proposed fixture height, pole and luminary style, colors and general locations.
C.
Final Plan. A point-by-point calculation to show compliance with the lighting standards is required with all final development plans. The calculations shall be measured at grade for lighting levels within the parking lot. A cut sheet of the proposed fixtures, including a candlepower distribution curve, shall also be submitted. A vertical plan foot-candle calculation shall be submitted for property lines abutting residential properties. The maximum maintained vertical foot-candle at an adjoining residential property line shall be one-half (0.5) foot-candles measured at five (5) feet above grade.
E.
Shielding. Projects shall utilize only light fixtures or lenses with full cutoffs so as to direct the light downward to avoid "light seepage". The light source shall be shielded so it will not be seen from neighboring properties.
[Ord. No. 1671, 7-16-2019]
F.
Height. Maximum overall pole height, including bases, shall be:
G.
Foot-Candles. The maximum average maintained foot-candles for all parking lot lighting shall be three (3) foot-candles; the minimum average maintained foot-candles shall be one (1) foot-candle. For the purposes of this Chapter, the average maintained foot-candles shall be calculated at eight-tenths (0.8) of initial foot-candles.
H.
Illumination Ratios. Luminary fixtures shall be arranged in order to provide uniform illumination throughout the parking lot of not more than a six to one (6:1) ratio of average to minimum illumination and not more than a twenty to one (20:1) ratio of maximum to minimum illumination.
I.
Number Of Fixtures/Poles. The minimum number of fixtures and poles shall be used to meet the lighting standards of this Section.
J.
Floodlights Prohibited. Floodlight fixtures are prohibited on parking lot light poles and may be used elsewhere as accent lighting only.
K.
Wall Pack Lights. Wall pack light fixtures are allowed provided that full cutoffs are utilized to direct the light downward and provided that no light source is visible.
L.
Underground Service. All utilities serving lighting fixtures shall be provided underground.
M.
Exemptions. Because of their unique requirements for nighttime visibility and their limited hours of operation, ball diamonds, playing fields and tennis courts shall be exempt from the maximum illumination and luminary height standards of this Section, provided that lights used for such activities shall not exceed a maximum post height of eighty (80) feet. Ball diamonds, playing fields and tennis courts may exceed a total cutoff angle of ninety degrees (90°), provided that the luminary is shielded to prevent light and glare spill over to adjacent property zoned "R-2" or less intensive. The maximum permitted illumination at the lot line of "R-2" or less intensive property shall not exceed two (2) foot-candles.
Section 400.580 Outdoor Storage and Display Standards.
[R.O. 2011 §400.580; Ord. No. 2006-170 §1, 12-19-2006]
A.
Standards For Outdoor Display In "C-1" And "I". Outdoor display of materials for sale shall be permitted in the "C-1" and "I" districts in accordance with the following standards:
[Ord. No. 1671, 7-16-2019]
1.
Types of materials permitted. Only materials that are for sale and consistent with the overall principal retail function of the business shall be permitted.
2.
Setback. Outdoor display areas shall comply with all setback requirements.
3.
Height. Outdoor displays shall not exceed ten (10) feet in height.
4.
Location. Outdoor displays shall be located so that pedestrian ways are not blocked or materially impeded. Displays shall not be located on public sidewalks or streets. No displays shall be located within fifteen (15) feet of the public right-of-way.
5.
Appearance. Outdoor displays shall have a neat and orderly appearance.
6.
Outdoor sale/display is allowed provided that there is a permanent office facility located on the same parcel. Such facility shall be housed in a permanent building located on the premises, shall be connected to adequate utilities (minimum of water, sanitary sewer and electricity) and shall meet all other applicable standards of the Municipal Code.
[Ord. No. 1551 § 2, 8-1-2017]
B.
Standards For Outdoor Storage In "C-1" And "I". Outdoor storage of materials, products or equipment which are not for retail sale shall be permitted in the "C-1" and "I" Districts in accordance with the following standards:
1.
Storage Of Trucks. Parking and storage of tractors, truck tractors and trailers shall not exceed twenty-four (24) hours unless parked or stored in connection with a business and upon the premises of that business. In the "C-1" District a business may store up to five (5) service vehicles without a special use permit. The storage of more than five (5) vehicles, the storage of equipment, or the storage of tractors, truck tractors and trailers shall require a special use permit if located in the "C-1" District.
[Ord. No. 1671, 7-16-2019[1]]
[1]
Editor's Note: This ordinance provided for the renumbering of former Subsection (B)(1) through (6) as Subsection (B)(2) through (7), respectively.
2.
Special use permit. Outdoor storage shall only be permitted after approval of a special use permit. The procedure for obtaining such special use permit shall be in accordance with Section 400.230 Special Use Permit Application.
3.
Screening. All outdoor storage shall be contained within a fully enclosed building or in a fenced open yard adequately screened.
4.
Location. All outdoor storage shall be located in either a side or rear yard. Displays shall not be located on public sidewalks or streets. No outdoor storage shall be located within ten (10) feet of a street line.
5.
Appearance. All outdoor storage shall have a neat and orderly appearance.
6.
Setback. Outdoor storage areas shall comply with all setback requirements.
8.
Construction trailers. Construction trailers or trailer offices shall be permitted in connection with a current construction project. All trailers must be removed within ten (10) days of the issuance of a final occupancy permit for the project which the trailer was associated.
[Ord. No. 1671, 7-16-2019]
9.
Motor vehicles. Outside storage of motor vehicles shall be subject to the following conditions:
[Ord. No. 1671, 7-16-2019]
a.
All storage of motor vehicles for the purpose of sale shall be in strict compliance with the Code of the City of Riverside and a special use permit shall only be issued after the application is accompanied by a plot plan of the premises on which the business is proposed to include the location, square footage of hard surface or asphalt parking area and proposed parking plan.
b.
All premises upon which motor vehicles are sold shall have no more than two (2) defined access points to adjoining streets. The remaining portions of the premises adjacent to any public street shall be bordered by concrete or asphalt curbing. The perimeter of the remaining paved portion of the premises shall be bordered by five (5) inches of either concrete or asphalt curbing.
c.
All premises upon which motor vehicles are sold shall have an area on the premises solely for customer parking. All portions of the premises which are used for parking of all automobiles shall be covered with a surface as defined in Section 400.500(K) Off-Street Parking and Loading Area Design Standards.
d.
All premises upon which motor vehicles are sold shall also be furnished with adequate lighting in conformance with Section 400.570, Outdoor Lighting Standards.
e.
All premises upon which motor vehicles are sold shall have permanent office facilities. Such facilities shall be housed in a permanent building located on the premises and shall have adequate toilet facilities.
f.
No motor vehicle shall be kept on the premises upon which motor vehicles are sold if that motor vehicle has been wrecked, disabled, junked or is incapable of being operated under its own power.
g.
No substantial or major mechanical work including, but not limited to, engine, transmission, rear end, brake shoes, body work, auto painting (except striping) and muffler work may be performed on the premises on which motor vehicles are sold.
h.
All automobile parts, equipment and accessories located on any premises in which the motor vehicles are sold shall be stored inside a building located on said premises. Outside storage of automobile parts, equipment and accessories is prohibited.
Section 400.590 Non-Residential Design Standards.
[R.O. 2011 §400.590; Ord. No. 2006-170 §1, 12-19-2006; Ord. No. 2007-47 §§24 — 25, 5-15-2007]
A.
Applicability. The design standards of this Section shall apply in "C-1" and more intensive zoning districts to any new development, building addition or exterior renovation that requires a building permit from the City. Review for compliance with these standards shall be conducted in accordance with Section 400.250 Development Plan Applications.
B.
Approved Building Materials.
1.
Masonry. Brick, stone, concrete masonry units (CMUs) with splitface, fluted, scored or other rough texture finish (specifically excluding smooth finish CMU or concrete brick, i.e., "Cherokee block").
2.
Concrete. Precast, cast in place or tilt up panels, provided a rough texture is present or to be added.
3.
Stucco. Including E.I.F.S. and Dryvit, but excluding pre-manufactured panels unless otherwise approved by the Planning and Zoning Commission and/or the Board of Aldermen.
4.
Structural clay tile. Excluding glazed surface finish.
5.
Glass. Glass curtain walls and glass block and excluding mirror glass which reflects more than forty percent (40%) of incident visible light.
6.
Metal.
[Ord. No. 1830, 3-15-2022]
a.
The use of metal is permitted if it does not exceed seventy percent (70%) of the building façade.
b.
The use of corrugated panels, with a depth of less than three-quarter (3/4) inch or a thickness less than U.S. Standard 26 gauge is prohibited.
c.
The use of unpainted metal panels, excluding panels made from copper, weathering steel, or stainless steel, is prohibited. The color finish of metal panels and exposed fasteners shall have extended durability with high resistance to fade and chalk.
d.
Corrugated metal façades shall be complemented with full vertical sections masonry, whether brink, stone, stucco, or split-faced block on all sides to break up the metal wall sections. Architectural metal panels may be an acceptable substitute for masonry. Appropriate landscaping shall be used to complement and enhance a building's design, color, and material.
e.
Pre-fabricated metal buildings are prohibited.
7.
Roofing materials. As approved per development plan.
C.
Conditional Materials. The following materials may only be used as expressly approved by the Planning and Zoning Commission and/or Board of Aldermen:
1.
Wood. Only when used to provide compatibility to surrounding buildings or residential districts.
2.
Vinyl. Only when used to provide compatibility to surrounding buildings or residential districts.
3.
New materials not listed as approved, prohibited or conditional.
4.
Materials specifically excluded above or not listed and used in an incidental role, i.e., trim or architectural features.
D.
Temporary Materials. Materials for temporary use may only be allowed for a specific period of time as determined by the Board of Aldermen on a case-by-case basis. Approval of temporary materials shall be established at the time of approval of the preliminary plan and shall be noted on the preliminary and final development plans.
E.
Architectural Characteristics.
1.
Horizontal breaks. Horizontal breaks shall be provided on all sides of buildings to provide architectural relief and may include bands of accent color, brick course variances in color or placement, i.e., soldier course bricks for bands of different texture, windows, cornices, wall protrusions, horizontal belt courses, etc.
2.
Vertical breaks. Vertical breaks shall be provided on all sides of buildings to provide architectural relief and may include bands of accent color, brick course variances in color or placement, i.e., soldier course bricks for bands of different texture, windows, cornices, wall protrusions, vertical belt courses, etc.
3.
Consistency. All sides of a building shall include similar architectural details, materials and colors to avoid a back side or at least to minimize a back side presentation to other buildings or residential neighborhoods.
4.
Pitched roofs. Pitched roofs shall be required on single-story buildings.
5.
"Flat" roofs. Buildings using flat roofs with a pitch of two (2) inches vertical to twelve (12) inches horizontal or less shall incorporate detailed parapets or exaggerated cornice lines to provide architectural relief.
6.
Roof penetrations. All roof penetrations shall be placed in architecturally designed appurtenances. Small vent pipes may be painted to blend in with a roof to disguise their presence. Roof penetrations shall be shown on the final building elevation.
7.
Preliminary plans. Color schemes and design concepts, including material styles and textures, for exterior walls, trim, accents, roofs and screening shall be indicated on the preliminary development plans and shall be approved by the Planning and Zoning Commission.
8.
Final plans. Colors and materials of all exteriors, including walls, trim, accents, roofs, screening, etc., shall be indicated on the final development plans and shall be approved by the Board of Aldermen following recommendation by the Planning and Zoning Commission.
9.
Roof top units. All roof-mounted equipment shall be screened entirely from view, utilizing screens of a height equal to the height of the roof top units.
10.
Ground equipment. Ground-mounted equipment shall be totally screened from view by landscaping or masonry wall up to the height of the units to be screened or forty-eight (48) inches, whichever is greater.
11.
Trash enclosures. Each trash enclosure shall be constructed of materials compatible with the building with a steel gate painted to be compatible with the color of the enclosure and building it is to serve. Wood or chain link enclosures shall not be permitted to satisfy this requirement.
Section 400.600 Corner Visibility.
[R.O. 2011 §400.600; Ord. No. 2006-170 §1, 12-19-2006]
On corner lots, nothing shall be erected, placed, planted or allowed to grow in such a manner as to materially impede vision between a height of two (2) feet and eight (8) feet above curb grade within the triangular area formed by an imaginary line that follows street pavement edges and a line connecting them twenty-five (25) feet from the point of intersection. This sight triangle standard may be increased by the Planning and Zoning Commission with a recommendation from the City Engineer, when deemed necessary for traffic safety.
Section 400.610 Underground Utilities.
[R.O. 2011 §400.610; Ord. No. 2006-170 §1, 12-19-2006]
All newly constructed, modified or upgraded lines for telephone, electrical, television and other services distributed by conduit, wire or cable shall be placed underground. The provision shall not be construed to prohibit the construction of above ground or surface equipment associated with an underground distribution system such as, but not limited to, surface mounted transformers, power terminal pedestals, meters and meter boxes, concealed wires, street lights and street light poles.