Fire Lane, Off-Street Parking and Loading Requirements


The Fire Lane, Off-Street Parking and Loading Requirements are adopted to lessen congestion in the streets, facilitate the adequate provisions of transportation, conserve the value of buildings and encourage the most appropriate use of land.

Special Off-street Parking Provisions - Residential Districts

  • All required off-street parking spaces must be located behind all front building lines in any Agriculture, Single-Family or Apartment District. All required parking spaces must be located behind the required front setback line in the District.
  • Off-street parking must be provided on the same site as the use it is to serve.
  • Maximum coverage of concrete in the front yard for driveways and parking can not exceed 50% coverage of the front yard area.
  • No driveways or parking areas allowed in the front yard of homes with rear entry garages from an alley.
  • In residential, family and family districts, the parking, storage or display of vehicles with a load capacity in excess of 2 tons is prohibited.

Planned Development Districts

In a residential area of a Planned Development District, the residential regulations above apply unless otherwise stated in the Ordinance establishing the District.

Special Off-Street Parking Provisions for Nonresidential Districts and Apartment Districts

  • All parking area lighting must be designed and operated so as not to reflect or shine on adjacent properties.
  • For safety and fire-fighting purposes, free access through to adjacent parking areas must be provided where practical.
  • In nonresidential zoning districts, all required parking must be provided on paved concrete meeting the specifications of the Building Official. If a parking lot is reconstructed after the date of the Red Oak Zoning Ordinance, it must comply with this requirement. If an existing parking lot is expanded, only the portion that is expanding must comply with this requirement.
  • Parking spaces must be permanently and clearly identified by stripes, buttons, tiles, curbs, barriers or other approved methods. Non-permanent type marking, such as paint, must be regularly maintained to ensure continuous clear identification of the space.
  • The owner of any off-street parking area must keep the maneuvering area and parking surface free of potholes; maintain wheel guards and barriers; and maintain non-permanent parking space markings, such as paint, so that clear identification of each parking space is apparent.
  • All parking lots and spaces must be maintained in good condition and repair.
  • Each off-street surface parking space must measure not less than 9 feet by 20 feet, exclusive of access drives and aisles, and must be of usable shape and condition. Where it is possible for a vehicle to overhang the front of a parking space above a paved, stoned, mulched or grassed area other than a sidewalk, street right-of-way or adjacent property, the length of the standard space length may be reduced to 18 feet.
  • The design and dimensions of off-street parking areas must be in accordance with the following requirements:

Stall, Parallel to Aisle* 23
Stall, Perpendicular to Aisle*
Aisle Width, One-Way*
Aisle Width, Two-Way*
Cross Aisle, One-Way*
Cross Aisle, Two-Way*
*All dimensions are stated in feet

  • All parking, loading spaces and vehicle sales areas on private property must have a vehicle stopping device installed so as to prevent parking of motor vehicles in any required landscaped areas, to prevent any parked vehicle from overhanging a public right-of-way line or public sidewalk.
  • Parking is not permitted to encroach upon the public right-of-way.
  • Refuse storage facilities placed in a parking lot can not be located in a designated parking or loading space. Each refuse facility must be maintained so as to comply with all public health and sanitary regulations. Each refuse facility must be located so as to facilitate pickup by refuse collection agencies and must be screened.
  • For properties located in a non-residential or apartment zoning district, parking aisles must be a minimum width of 24 feet for two-way traffic and 18 feet for one-way traffic.

Planned Development Districts

In a non-residential area of a Planned Development District, the regulations of the Planned Development Districts Section apply unless otherwise stated in the Ordinance establishing the District.

Off-Street Loading Space for All Districts

  • Any structures having a non-residential use with 5,000 square feet or more of gross floor area must provide and maintain off-street parking facilities for the loading and unloading of merchandise and goods at a ratio of at least 1 space for the first 20,000 square feet of floor area and 1 space for each additional 20,000 square feet of gross floor area or fraction thereof.
  • A loading space consists of an area of a minimum of 12 by 30 feet. All drives and approaches must provide adequate space and clearance to allow for the maneuvering of trucks off-street. Each site must provide a designated maneuvering area for trucks.
  • Kindergartens, elementary schools, day schools and similar child training and care establishments must provide 1 paved off-street loading and unloading space for an automobile on a through or “circular” drive for each 10 students

Parking Access from a Public Street for All Districts

  • For a development in any district except a Single-Family District, building plans must provide for an entrance/exit drive(s) designed and located to minimize traffic congestion or conflict within the site and with adjoining public streets, as approved by the Administrative Official.
  • When requested, the applicant must submit a traffic analysis performed by a traffic engineer for the purpose of determining how the impact of projected volumes of traffic entering or leaving the proposed development are likely to interfere with the projected peak traffic flow volumes on adjoining streets. Additional right-of-way and paving in the form of a deceleration lane or turn lane may be required to be furnished by the developer in order to reduce such interference.
  • In the approval of a Development Plan, the Administrative Official or City Council may require the construction of one or more entrance/exit drives which extend into the site to provide adequate queuing of vehicles on the site. Such drives must have curbs or other barriers to prohibit access from parking areas and other drives.
  • The radius of all drive approaches must be constructed so that the curb return does not extend beyond any projection of the property line which the drive does not cross, except by written agreement of both property owners filed for record with the County Clerk with proof supplied to the City Council.
  • Vehicular access to non-residential uses is not permitted from alleys serving residential areas except for multi-family uses.

Parking Requirements Based on Use

At the time any building or structure is erected or structurally altered, off-street parking spaces are to be provided in accordance with the Parking Requirements Table and Parking Spaces by Use Category Table.

Rules for Computing Number of Parking Spaces

In computing the number of parking spaces required for each use, the following rules govern:

  • Where fractional spaces result, the parking spaces required are constructed to be the nearest whole number.
  • The parking space requirements for a use not specifically mentioned is the same as required for a use of similar nature.
  • Whenever a building or use constructed or established is changed or enlarged in floor area, number of employees, number of dwelling units, seating capacity or otherwise, to create a need for an increase of 10% or more in the number of existing parking spaces, such spaces must be provided on the basis of the enlargement or change. Whenever a building or use is enlarged to the extent of 50% or more in floor area or in the area used, said building or use must comply with the parking requirements.
  • In the case of mixed uses, the parking spaces required must equal the sum of the requirements of the various uses computed separately. Up to 60% of the parking spaces required for a theater or other place of evening entertainment, or for a church, may be provided and used jointly by banks, offices and similar uses not normally open, used or operated during evening hours, if specifically approved by the Building and Standards Commission. The City Council may rescind such approval and require the owners to obtain additional parking in the event that the City Council determines that such joint use is resulting in a public nuisance by providing an inadequate number of parking spaces or otherwise adversely affecting the public health, safety or welfare.

Location of Parking Spaces

All required parking spaces must be located on the same lot with the building or use served, except as follows:
  • Where an increase in the number of spaces is required by a change or enlargement of use or where such spaces are provided collectively or uses jointly by 2 or more buildings or establishments, the required spaces may be located not to exceed 300 feet from an institutional building served and not to exceed 600 feet from any other nonresidential building served.
  • In any case where the required parking spaces are not located on the same lot with the building or use served, or where such spaces are collectively or jointly provided and used, a written agreement must be properly drawn and executed by the parties concerned, approved as to form by the City Attorney and must be filed with the application for a building permit and filed with the county real property records.

Use of Parking Spaces - All Districts

  • Off-street parking and loading spaces can be used only for the respective purpose and can not be used for storage or display of boats, trailers, campers, motor vehicles or other goods, materials, products for sale.
  • It is prohibited to park, store or display, in any zoning district other than an Industrial zoning district, a semi-tractor/trailer (2-ton or more load capacity), or any part thereof.
    • Exception: The semi-tractor/trailer was making a delivery to the property at which it is parked.

Fire Lanes

Where adequate access for fire fighting purposes is not otherwise provided, easements for fire lanes may be required. Fire lane easements must meet all the following requirements:
  • Be paved with either asphalt or concrete material of such strength to support fire vehicles
  • Be a minimum of 24 feet in width; and generally be within 50 feet of all exposed building walls
  • Be maintained by the property owner
  • Be marked as such on the ground
  • Be kept free and clear at all times, or have such obstacles that can easily be traversed by a fire truck (i.e, breakable chains, low level plant material), unless otherwise approved by the Planning and Zoning Commission