G42-84Ordinance No. G42 -84
AN ORDINANCE
AMENDING THE OFF - STREET PARKING PROVISIONS
OF THE ELGIN ZONING ORDINANCE, AS AMENDED
WHEREAS, written application has been made to amend the provisions of the Elgin
Zoning Ordinance relating to off - street parking requirements; and
WHEREAS, after due notice all public hearing as required by law have been held;
and
WHEREAS, the Planning Committee has recommended amendment of the off -
street parking provisions of the Elgin Zoning Ordinance; and
WHEREAS, it is in the best interest of the City of Elgin to amend the provisions of
the Elgin Zoning Ordinance relating to off - street parking requirements.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. That Division II of Chapter 19.44 of Title 19 of the Elgin Municipal
Code, 1976, as amended, is hereby amended to read as follows:
II. OFF - STREET PARKING
19.44.090 Purpose of provisions
A. This chapter provides for the minimum acceptable number of off - street parking
spaces required in connection with any building or structure which is to be established,
erected, extended, enlarged, substantially remodeled, or changed from one principal use
to another and the location thereof.
B. This chapter further provides for the review of all proposed parking facilities to
determine that such facilities are so designed so as to:
I. Function safely and efficiently.
2. Be constructed according to standards which promote a reasonable life
expectancy.
3. Be adequately surfaced so as to prevent the generation of dust.
4. Minimize the area of impervious paving by efficient lot design and prevent
damage to surrounding property, private and public, by the unregulated discharge of
increased stormwater runoff.
5. Assure compatibility with adjacent properties by the presence of screening
where required by this chapter to control the dispersion of vehicle light and noise.
6. Be an attractive asset to the neighborhood in which the use, building or
structure is located is protective of surrounding property values through the use of
appropriate landscaping.
C. Any off - street parking space proposed in conjunction with a new use, building or
structure or serving existing uses shall not be constructed, removed, enlarged, or altered
except in conformance with the requirements of this title.
19.44.100 Location
A. All off- street parking spaces, open sales lots, and storage yards shall meet the
locational requirements of this chapter.
B. Accessory off- street parking spaces required for all uses established after
March 8, 1962 shall be located on the same lot as the principal use served. Property
separated by a public right -of -way and located directly across the right -of -way from the
principal use served may be used for off - street parking. Off - street parking spaces not
located on the some lot as the principal use served shall be located within 400 feet of the
principal use served.
C. Uses located within the B -2 Central Business District shall not be required to
provide off - street parking. Uses contained within a B -I, B -3, or B -4 district, and located
within 800 feet of the B -2 district and a public parking lot shall not be required to
provide off - street parking provided that it is not physically possible to construct a
surface parking lot on the premises of the principal use.
D. Off - street parking spaces shall not be located within a required front yard of
property located in an R-4 residence district.
19.44.110 Use
A. Off- street parking spaces accessory to uses listed in this title shall be used
exclusively for the parking of passenger vehicles or other vehicles necessary for the use
served.
B. Open sales lots, as provided in this title, shall be subject to all of the applicable
requirements of this chapter.
C. Storage yards, as provided in this title, shall be subject to all of the applicable
requirements of this chapter.
19.44.120 Collective facilities
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 of
each such use, if all regulations governing the location of accessory parking spaces in
relation to the use served are observed. Parking facilities or portions thereof may serve
as the required spaces for more than one use, provided that it is clearly demonstrated to
the land use administrator that time differences in the activity patterns or peak demand
periods of the several uses do not exceed the total number of available spaces. In such
cases the land use administrator shall authorize the collective use of the parking facility
as requested and shall cause a copy of such authorization with any restrictions to be filed
in the office of the Recorder of Deeds at the expense of the property owner.
19.44.130 Site plan and construction permit
A. No work shall be performed on off - street parking facilities, open sales lots, or
storage yards prior to the issuance of a construction permit.
B. For off - street parking facilities, open sales lots, and storage yards containing
five or more parking spaces, or an equivalent surface area, a site plan specifying all
proposed and required improvements shall be submitted in duplicate to the Bureau of
Inspection Services. The site plan shall be approved by city engineer and the land use
administrator prior to the issuance of a construction permit. The site plan shall
document conformity with applicable requirements of this chapter. Additionally, the site
plan shall specify a minimum scale of one inch equals fifty feet; a north arrow; and on-
site and adjoining site conditions including zoning classifications, property boundaries,
right -of -ways, utilities (inverts and sizes), street improvements, site improvements, and
vegetation (size and type).
19.44.140 Occupancy permit
A. An occupancy permit shall be issued by the Bureau of Inspection Services prior
to the occupancy and use of any facility.
B. An occupancy permit shall not be issued until all work on the off - street parking
facility, open sales lot, or storage yard specified in the approved plans has been
completed.
C. In the e -ant that material shortages, labor strikes, and seasonal limitations
prevent the comp'ei ion of work required by this chapter although all other required work
has been complet, -d; or for the phased occupancy of a multiple unit development with
collective parkine facilities providing surfacing requirements in support of the unit to be
occupied have been met, a request for a temporary occupancy permit may be submitted
by the owner of the facility to the building official together with a performance bond,
cash bond or construction escrow approved by the corporation counsel in an amount equal
to one hundred and twenty -five percent of the estimated cost of the remaining work. If
the building official finds that required work can not be completed due to material
shortages, labor strikes, seasonal limitations, or phased occupancy he shall issue a
temporary occupancy permit for a period not to exceed twelve months.
19.44.150 Design standards -- Applicability
This section sets forth applicable design standards for off - street parking facilities, open
sales lots, and storage yards. The design standards include required spaces, access, aisles
and stalls, setbacks, perimeter curb, surfacing, stormwater control, landscaping, lighting,
striping and markings, and signs.
A. New Construction. For new parking lot construction on a developed or
undeveloped site, for new building construction on an undeveloped site, or for the
complete redevelopment of a site, full compliance with this chapter is required including
the minimum number of parking spaces, access, aisles and stalls, setbacks, perimeter
curb, surfacing, stormwater control, landscaping, lighting, striping and markings, and
signs.
B. Change in Use or Occupancy. For a change in use or occupancy of an existing
building with an existing parking lot, partial compliance with this chapter is required
including the minimum number of required parking spaces, access on -site, lighting,
striping and markings where there is a concrete or asphaltic surface, and signs.
C. Structural Expansion. For the structural expansion of an existing building,
where cumulative expansion after August 6, 1984 exceeds twenty -five percent of the
gross floor area, partial compliance with this chapter is required including the minimum
number of required parking spaces, access, aisles and stalls, setbacks, surfacing,
stormwater control, landscaping, striping and markings, lighting, and signs.
D. Parking Expansion. For the expansion of an existing parking lot due to a change
in use or occupancy, or due to the structural expansion of an existing building, or if
additional parking is desired by the property owner or the occupant:
I. For the expansion of an existing parking facility, when the cumulative total
number of parking spaces is less than thirteen, or an equivalent surface area, partial
compliance with this chapter is required for both the existing parking lot and the
expansion including the minimum number of required parking spaces, access, aisles and
stalls, setbacks, surfacing, stormwater control, landscaping, lighting, striping and
markings, and signs.
2. For the expansion of an existing parking facility, when the cumulative total
number of parking spaces is thirteen or more, or an equivalent surface area, full
compliance with this chapter is required for both the existing parking lot and the
expansion, including the required number of parking spaces, access, aisles and stalls,
setbacks, perimeter curb, surfacing, stormwater control, landscaping, lighting, striping
and markings and signs.
E. Substandard Parking -- Zoning Change. For all existing substandard parking areas
established prior to June 27, 1973 and not in compliance with the applicable standards in
effect prior to June 27, 1973, full compliance with this chapter shall be required, prior to
its use if the zoning classification of the property is changed, including the minimum
number of required parking spaces, access, aisles and stalls, setbacks, perimeter curb,
surfacing, stormwater control, landscaping, lighting, striping and markings, and signs.
F. Substandard Parking -- Public Nuisance. For all existing substandard parking
areas established prior to June 27, 1973 and not in compliance with the applicable
standards in effect prior to June 27, 1973, if the existing parking area is determined to
be a public nuisance or if the property owner or occupant desires to pave or substantially
reconstruct the existing parking area, the city shall require full compliance with this
chapter. The city shall require provisions for required spaces, access, aisles and stalls,
setbacks, perimeter curb, surfacing, stormwater control, landscaping, lighting, striping
and markings, and signs.
A public nuisance shall include but is not limited to the generation of dust
effecting the public health, safety and welfare, stormwater runoff onto adjoining
property, erosion onto sidewalks, streets, or adjoining property, vehicular access which is
unsafe or which has inadequate vehicular circulation, or vehicular encroachment onto
adjoining property.
G. Exceptions. Off - street parking facilities, open sales lots, and storage yards
shall be subject to all of the requirements of this section with the following exceptions:
I. For parking facilities and open sales lots containing four or less parking
spaces, or an equivalent surface area, partial compliance with this chapter is required
including the minimum number of required spaces, access off -site, aisles and stalls,
setbacks, surfacing, stormwater control, lighting, and signs.
2. For storage yards, partial compliance with this chapter is required,
including provisions for access, surfacing, stormwater control, landscaping, lighting, and
signs.
3. For all parking facilities located within parks or golf courses, partial
compliance with this chapter is required including provisions for required spaces, access,
aisles and stalls, setbacks, surfacing, stormwater control, lighting, striping and markings,
and signs.
19.44.160 Design Standards -- Generally
The design and construction of parking lots shall be in substantial conformity with the
standards contained in the Transportation and Traffic Engineering Handbook, latest
edition, published by the Institute of Traffic Engineers.
19.44.170 Parking calculations
A. If the required number of off - street parking spaces is determined through
square- footage calculations, the following definition of gross floor area shall be used:
"Floor area," for the purpose of determining off - street parking, means the sum
of the gross horizontal areas of the floor or several floors of the building, or
portion thereof, devoted to a use requiring off - street parking. This area shall
include accessory storage areas located within selling or working space such as
counters, racks, or closets, and any basement floor area devoted to retailing
activities, to the production or processing of goods, or to business or professional
offices. However, floor area for purposes of determining off - street parking spaces
and off - street loading spaces shall not include floor area devoted primarily to
storage purposes or flop: area devoted to common halls, balconies, off - street
parking or loading facilities, including ramps, aisles, and maneuvering space, or any
other use that does not regt -re off - street parking.
B. When determination of the n imber of off - street parking spaces required by this
chapter results in a requirement of a fractional space, any fraction of one -half or less
may be disregarded; while a fraction in excess of one -half shall be counted as one parking
space.
19.44.180 Required spaces
A. The required number of off - street parking spaces shall be provided for all uses
listed in this title, prior to the issuance of an occupancy permit. Where there is more
than one use as listed in this section located within a building, the required number of
off - street parking spaces shall be provided for each use.
B. The number of required off - street parking spaces shall be provided as follows:
I. Single- family Dwellings. At least two parking spaces for each dwelling, plus
one additional approved and surfaced parking space for each two roomers or lodgers
accommodated.
2. Two - family Dwellings. At least two parking spaces for each dwelling.
3. Multiple - family Dwelling. At least two parking spaces per dwelling unit,
excluding efficiency units.
4. Multiple - family Dwelling- Efficiency. At least one and one -half parking
spaces per dwelling unit.
5. Roominghouses. At least two spaces, plus one space for each two persons
for whom living accommodations are provided.
6. Private Clubs and Lodges. At least four spaces plus one space for each five
seats in the meeting hall and spaces as may be required in this chapter for affiliated uses
such as restaurants.
7. Motels, Hotels, Tourist Homes, or Tourist Courts. At least one space for
each dwelling or lodging room, plus one space for each two employees, and spaces as may
be required in this chapter for affiliated uses such as restaurants.
8. School -- Nursery, Elementary, or High -- Public or Private. At least one
space for each faculty member and full -time employee, plus at least one space for each
ten seats, or one hundred eighty inches of seating space, in the main auditorium or
assembly hall of high schools.
9. Church and Institutional Auditoriums. At least one space for each person
employed on the premises and one additional space for each five seats, or ninety inches
of seating space, in the main auditorium or assembly hall.
10. Theaters. At least one space for each two employees and one additional
space for each four seats in the theater, plus as may be required herein for affiliated
uses such as restaurants.
I I. Hospitals. At least two spaces for each hospital bed.
12. Sanitariums, Convalescent Homes, and Nursing Homes. At least one space
for each three beds, plus one space for each employee on duty.
13. Museums and Libraries. At least one space for each two hundred fifty
square feet of floor area.
14. Recreational Buildings and Community Centers. At least one space for
each one hundred square feet.
15. Medical and Dental Clinics. At least two spaces for each examining or
treatment room, plus one space for each doctor and employee in the building.
16. Public Utility and Public Service Uses. At least one space for each one and
one -half employees plus spaces as determined by the land use administrator to serve the
visiting public.
17. Restaurants. Sale and consumption of food and refreshment on the
premises. At least one space for each sixty square feet of floor area.
18. Restaurants. Sale and consumption of food and refreshment with carry out
service. At least one space for each forty -five square feet of floor area.
19. Bowling Alleys. At least seven spaces for each alley, plus additional spaces
as may be required in this chapter for affiliated uses such as restaurants.
20. Banks, Business, and Professional Offices or Public Administration. At
least one space for each two hundred fifty square feet of floor area.
21. Automobile Service Stations. At least one space for each employee, plus
two additional spaces for each service stall.
22. Furniture and Appliance Stores, Wholesale Stores, Household Equipment or
furniture Repair shops. One space per three hundred square feet.
23. Motor Vehicle Sales or Machinery Sales. At least one space for each three
hundred square feet of floor space, plus parking spaces required in this chapter for repair
facilities.
24. Undertaking Establishments and Funeral Parlors. At least ten spaces for
each chapel or parlor plus one space for each funeral vehicle maintained on the premises
and one space for each employee.
25. Retail Stores -- Other. At least one space for each two hundred square feet.
26. Manufacturing, Warehouse, and Storage Establishments. At least one space
for each one and one -half employees based on the maximum number of employees on the
premises during any working period or at least one space for each one thouand square
feet of gross floor area, whichever is greater.
27. Elderly Public Housing. There shall be a minimum of one off - street parking
space for each two dwelling units. In the event that any such property is no longer used
for such purposes, then the minimum number of parking spaces otherwise required shall
be provided. A convenant agreeing to the above requirements suitable for recording shall
be executed and submitted to the land use administrator prior to the issuance of a
building permit.
28. Other Uses. Parking spaces on the some basis as required in this chapter
for the most similar uses as determined by the land use administrator.
19.44.190 Access off -site
A. The number, location, and design of approaches and driveways across public
property shall be subject to the provisions and requirements of Chapter 13.08.
B. All off - street parking facilities shall be provided with an appropriate means of
vehicular access on a concrete approach and on a concrete or asphalt driveway to an
improved alley or street. Asphalt approaches shall be provided to an unimproved alley or
street as determined by the city engineer. For parking facilities containing thirteen or
more parking spaces, the approach and driveway shall be defined with a barrier curb, as
required by this chapter, from the property line to an improved alley or street.
19.44.200 Access on -site
A. Off - street parking lots containing five or more parking spaces shall be designed
so as to require egress from the facility to a street by forward motion of the vehicle.
B. Cross aisles and parking spaces shall not open directly on an entrance aisle
within the property lines for a distance which affords safety and efficiency. Twenty feet
of protected entrance aisle length shall be provided within the property lines for each
fifty parking spaces contained within a parking lot, or an equivalent entrance aisle
vehicle stacking capability.
C. Cross aisles within a parking lot shall align as practicable. Entrance aisles shall
align with the entrance approaches, excepting where adequate vehicle stacking space is
provided in the entrance aisles.
D. Each off - street parking space shall open directly on an aisle of such width and
design as to provide safe and efficient means of vehicular access to such parking space.
19.44.210 Aisles and stalls
Aisles shall be a minimum of twenty -four feet in width. Parking stall dimensions shall be
a minimum of nine feet by eighteen and one -half feet. Aisle and stall dimensions may be
reduced for downsized or compact motor vehicles. The number of compact parking stalls
shall not exceed forty percent of the total number of parking stalls provided. Compact
parking stalls shall be clearly marked as such. Handicap stalls shall be subject to the
provisions and requirements of Chapter 16.04.
19.44.220 Setbacks
A. Setbacks shall be required on each side of any parking area except in an area
immediately adjoining the building which the parking serves. Where any parking area
directly adjoins a building, approved barriers shall be installed to prevent a vehicle from
striking the building.
B. Setbacks shall be a minimum of eight feet in width when located adjacent to lot
lines adjoining any right -of -way, and six feet in width when located adjacent to all other
lot lines.
19.44.230 Perimeter curb
A. Off - street parking lots accessory to uses located within residence and business
districts, and containing thirteen or more parking spaces shall be defined with six inch by
eighteen inch P.C. Concrete reinforced curb or an equivalent in design and function
approved by the city engineer. The curb shall be placed a minimum of eight feet inside
lot lines adjoining any street and a minimum of six feet inside all other lot lines so that
no part of any vehicle within the parking facility projects over the lot lines into adjoining
properties or rights -of -way. Sections of depressed curb shall be approved for the purpose
of snow removal.
B. Whenever a curb is not required, the subbase material shall be extended one
foot beyond the edge of pavement as a means of preventing deterioration of the
pavement, and authorized barriers may be installed as a means of preventing vehicular
encroachment into adjoining properties and into public rights -of -way.
19.44.240 Surfacing
A. Open off - street parking lots and open sales lots shall be improved with a
minimum eight inch compacted gravel base and a two inch asphaltic concrete surface,or
approved equivalent.
B. Parking facilities located within parks or golf courses and storage yards shall be
improved with a minimum eight inch compacted gravel base and a type A3 seal coat
surface, or an approved equivalent.
19.44.250 Stormwater control
Stormwater control for off - street parking facilities shall be subject to the provisions and
requirements of Chapter 18.36. Surface water shall be discharged into an adequate
storm sewer system, or alternate drainage system if storm sewer is not available.
Drainage shall not be permitted to flow directly across sidewalks. The intent of this
section is to provide for the collection of stormwater within the parking lot versus
overland flow into the public rights -of -way. The city engineer may require that the
facilities be designed with stormwater detention capabilities where the existing storm
sewer system has insufficient capacity to serve the facilities.
19.44.260 Landscaping -- Generally
A. A landscaping plan shall be submitted as a component of the required site
plan. The landscaping plan shall be approved prior to the issuance of a construction
permit as required by this chapter. At no time shall required trees and screening be
permitted to constitute a traffic hazard.
B. Existing vegetation that does not restrict the development of the property,
being a size, type, and good health such that they would be an asset rather than
detrimental to the site development, shall be retained as determined by the land use
administrator.
C. Required trees shall be of an approved type and shall measure not less than two
inches in diameter nor less than ten feet in height. The following trees shall not be
permitted: American elms, Chinese elms, cottonwood, box elders, silver maples, poplars
in variety, willows in variety, or other similar fast growing brittle -wood species.
D. Required shrubs shall be of an approved type and shall be maintained at not less
than two feet in height at any location and not more than three feet in height within any
required front yard. Required earth - mounded berms, garden walls, and fencing shall be
constructed at not less than two feet in height at any location and not more than three
feet in height within any required front yard. In certain unique circumstances such as
the topography of a site, the land use administrator may require that shrubs, earth -
mounded berms, garden walls, and fencing be constructed or maintained at greater
heights.
E. Open sales lots shall not be required to install perimeter screening within a
required setback located between the open sales lot and a public street. Storage yards
shall not be required to install perimeter trees or interior landscaping. Storage yards
shall be effectively screened on all sides, excepting any side immediately adjoining the
building which the storage yard serves by a minimum six foot solid fence as provided in
this title.
F. Within manufacturing districts, a parking facility or any portion thereof which
is located behind the wall of the principal building facing a street right -of -way shall not
be required to install interior landscaping or perimeter landscaping, except on any side of
a parking facility which is adjacent to a street right -of -way, or a business or residence
district.
G. Within office, business and manufacturing districts, a parking facility or any
other vehicle use areas including building service areas and off - street loading areas shall
be subject to the perimeter landscaping requirements along one hundred percent of each
side adjoining a residence district.
19.44.270 Landscaping -- Perimeter
A. Trees shall be planted within the required setbacks. The number of trees shall
be calculated by dividing the total lineal footage on all sides of the parking area by fifty
feet, but shall not be less than two trees for each side. That part of any side of a parking
area immediately adjoining the building which the parking serves shall not be included in
the calculation. Required trees may be clustered.
B. Off - street parking lots shall be effectively screened along fifty percent of each
side, excepting that part of any side immediately adjoining the building which the parking
serves. Screening shall be comprised of any combination of plant material, earth -
mounded berms, garden walls, or fencing. If plant material is used, three shrubs shall be
required for each ten feet of a perimeter. Plant material may be clustered. Those
portions of the landscaped areas containing no screening shall be landscaped with grass or
other suitable ground cover. Perimeter landscaped areas shall be maintained free of
litter and weeds, and all dead and unsightly plant material shall be replaced.
19.44.280 Landscaping -- Interior
A. For off - street parking lots containing more than two parking rows, interior
landscaping shall be required. The amount of square footage to be given to interior
landscaping shall be determined by multiplying the number of unprotected or exposed
parking row ends by one hundred eleven square feet. Ends of parking rows that abut a
required setback or a building shall not be included in the calculation.
B. Interior landscaped areas shall be defined by a perimeter six inch by eighteen
inch P.C. Concrete reinforced curb. Interior landscaping areas shall be a minimum of
one hundred eleven square feet in area and a minimum of six feet in width.
C. Within each interior landscaped area, one tree and four shrubs shall be planted
for each two hundred fifty square feet of landscaped area, but no less than one tree and
two shrubs shall be planted in each area. Trees and shrubs may be clustered. Those
portions of the landscaped area containing no trees or shrubs shall be landscaped with
grass or other suitable ground cover.
19.44.290 Lighting
Lighting shall not be required, however any lighting used to illuminate off - street parking
lots shall be so arranged as to direct the light away from adjoining property and streets.
19.44.300 Striping and markings
Parking lots containing five or more spaces shall be striped and marked
19.44.310 Signs
Traffic control signs shall be required. Other informational signs directing and guiding
automotive or pedestrian traffic or parking on private property may be installed in
conjunction with a parking lot as provided in Chapter 19.45. Such signs shall not exceed
four feet in height and shall not exceed eight square feet in surface area. There shall not
be more than one entrance or exit sign for each entrance or exit.
19.44.320 Variations
The land use administrator may grant certain variations to the requirements of this
chapter. A variation shall not be granted unless it can be demonstrated that a parking
lot cannot be developed to meet the requirements of this chapter due to the unique size,
shape, or topography of the site. Any variation granted shall be the minimum adjustment
necessary for the reasonable use of the land. Variations shall be granted only in the
following specific instances:
A. Reduction of the required number of parking spaces up to a maximum of twenty
percent.
B. Size of parking stall and aisles.
C. Size and location of setbacks.
D. Location of curb.
E. Size and location of striped islands.
19.44.330 Appeals
Any interpretation or decision regarding the requirements of this chapter may be
appealed to the zoning and subdivision hearing examiner pursuant to Chapters 19.56 and
19.58.
19.44.340 Administration and Enforcement
The provisions of this chapter shall be administered by the Bureau of Inspection Services.
Section 2. That this ordinance shall be published in pamphlet form and shall be
effective ten days after its passage and publication.
s/ Richard L. Verbic
Richard L. Verbic, Mayor
Presented: July 23, 1984
Passed: July 23, 1984
Vote: Yeas 6 Nays 0
Recorded:
Published:
Attest:
s/ Marie Yearman
Marie Yearman, City Clerk