(A) General provisions.
(1) Floor area. The term FLOOR AREA, for the purpose of calculating the number of off-street parking spaces required, shall be determined on the basis of the exterior-area dimensions of the building, structure, or use multiplied by the number of floors, minus 10%, except as may hereinafter be provided or modified.
(2) Change of use or occupancy of buildings. Any change of use or occupancy of any building or buildings, including additions thereto requiring more parking, shall not be permitted until such additional parking spaces as required by this chapter are furnished.
(B) Parking for residential uses, excluding the Rural Area (RA) Zone.
(1) Off-street parking facilities accessory to residential use shall be utilized solely for the parking of licensed and operable passenger vehicles and up to one commercial vehicle not to exceed a gross vehicle weight capacity of 14,000 pounds; and recreational vehicles and equipment. Under no circumstances shall parking facilities accessory to a residential use be used for storage of commercial vehicles or equipment or for the parking of vehicles belonging to the employees, owners, tenants, or customers of business or manufacturing establishments.
(2) Motor homes, recreational vehicles, or utility trailers and equipment shall be located in a garage, carport, side yard, rear yard, or behind the front plane of the home, provided:
(a) No living quarters shall be maintained, or any business practiced in the motor home or recreational vehicle while the motor home or recreational vehicle is so parked or stored; and except granted for occupying the recreational vehicle, under procedures established in § 154.159.
(b) Such apparatuses shall not be parked or stored between the front plane of the home and the front property line (i.e., right-of-way).
(c) Such apparatuses shall be parked or stored on a dust free surface.
(d) Such apparatuses greater than 12 feet in height, such as a typical ‘Class A’ RV, parked or stored outside on a property for more than 14 calendar days shall adhere to all principal building setbacks.
(3) All parking located on the street side of any approved screen wall, fence, or gate shall be on a dust-free surface. Parking surfaces shall be maintained and kept free from weeds, grass, or other vegetative growth.
(4) Parking in landscaped areas shall be prohibited.
(5) Parked vehicles shall not overhang into or obstruct any portion of a public right-of-way.
(6) Except where otherwise permitted by the Zoning Code, any vehicle undergoing repair must be titled to the owner or occupant of the property.
(7) Parking on corner lots shall be provided in a manner that does not obstruct the site visibility triangle, where such a triangle exists or is required.
(C) Vehicle parking and storage in the Rural Area (RA) Zone.
(1) For residential lots, off-street vehicle parking and storage shall adhere to the following:
(a) All vehicles shall be parked or stored on a designated surface that minimizes dust and has a defined border. Designated surfaces shall be maintained and kept free from weeds, grass, or other vegetative growth.
(b) Vehicle parking or storage in landscaped areas shall be prohibited.
(2) Stored vehicles shall not overhang into or obstruct any portion of a public right-of-way.
(3) Except where otherwise permitted by the Zoning Code, any vehicle undergoing repair must be titled to the owner or permanent occupant of the property.
(4) Inoperable vehicles shall not be parked or stored in a front yard.
(5) Vehicle parking or storage on corner lots shall be provided in a manner that does not obstruct the site visibility triangle, where such a triangle exists or is required.
(6) The parking of commercial vehicles having a gross vehicle weight rating (GVWR) of 14,000 pounds or more is limited to two commercial vehicles.
(7) Outside storage of commercial vehicles shall be prohibited.
(8) No person shall park any vehicle with a gross vehicle weight rating in excess of 25,000 pounds, or a tractor, semi-trailer, trailer, or bus on any real property within the RA district, except during the process of loading or unloading the vehicle or if in association with a principal agriculture use.
(9) Except where otherwise permitted by the Zoning Code, all personal vehicles, recreational vehicles, trailers, or equipment shall be owned by a permanent occupant of the property or if not owned by a permanent occupant of the property, shall be currently registered or licensed.
(10) Recreational vehicles, utility and/or horse trailers, equipment, or commercial vehicles shall be located in a garage, carport, side yard, rear yard, or behind the front plane of the home.
(a) Such apparatuses shall not be parked or stored between the front plane of the home and the front property line (i.e., right-of-way).
(b) Such apparatuses greater than 12 feet in height, such as a typical ‘Class A’ RV, parked or stored outside on a property for more than 14 calendar days shall adhere to all principal building setbacks.
(11) Guests of the permanent occupant of the primary residence may use their recreational vehicle or travel trailer as a dwelling for no longer than 21 total calendar days per year provided the following conditions are met:
(a) Such condition shall require an approved temporary use permit.
(b) Property owner is not renting, leasing, or accepting payment of any kind in exchange for allowing a recreational vehicle or travel trailer to be parked and/or occupied on the property.
(c) Recreational vehicle or travel trailer is connected to the home’s electricity supply. Use of generators shall be prohibited.
(d) Recreational vehicle or travel trailer shall not connect to the city’s sanitary sewer system on a residential property.
(12) Recreational vehicles and travel trailers shall not serve as a primary dwelling unless used for living quarters during construction. Such condition shall require an approved temporary use permit and an associated active building permit.
(D) Stall, aisle, and driveway design.
(1) Parking dimensions. See City Detail EM-157 for minimum parking space dimensions.
(2) Within structures. The off-street parking requirements may be furnished by providing spaces so designed within the principal building or structure attached thereto; however, unless provisions are made, no building permit shall be used to convert the parking structures into a dwelling unit or living area or other activity until other adequate provisions are made to comply with the required off-street parking provisions of this chapter.
(3) Circulation between bays. Except in the case of single, two-family, townhouse, three-family, and four-family dwellings, parking areas shall be designed so that circulation between parking bays occurs within the designated parking lot and does not depend upon a public street or alley. Except in the case of single, two-family, townhouse, three-family, and four-family dwellings, parking area design which requires backing into the public street is prohibited.
(4) Preserving off-site parking. When required, accessory off-street parking facilities are provided elsewhere than on the lot with the same ownership or control, either by deed or long-term lease, than the property occupied by the principal use, the owner of the principal use shall file a recordable document with the city and County Clerk requiring the owner and his or her heirs and assigns to maintain the required number of off-street spaces during the existence of the principal use.
(5) Parallel parking spaces. Parallel parking spaces shall be a minimum of 22 feet in length.
(6) Surfacing. All areas intended to be utilized for parking space and drive aisles shall be paved with dust-free materials suitable to control drainage. Plans for paving and drainage of driveways and stalls for five or more vehicles shall be submitted to the City Engineer for his or her review, and the final drainage plan shall be subject to his or her written approval.
(7) Striping. Except for townhouses and single-, two-, three- and four-family dwellings, all parking stalls shall be marked with painted lines not less than four inches wide. Striping in areas that are not asphalt or concrete shall be delineated in a manner that is acceptable to the city.
(8) Lighting. Any lighting used to illuminate an off-street parking area shall be so arranged as to reflect the light away from adjoining property, abutting residential uses, and public rights-of-way, and be in compliance with this chapter. A photometric plan showing the footcandles to all adjacent property lines and to the centerline of all adjacent streets shall be submitted to the city for review.
(9) Signs. No sign shall be so located as to restrict the sight lines and orderly operation and traffic movement within any parking lot. All signs shall conform to the city sign requirements.
(10) Curbing. Except for townhouses and single-, two-, three-, and four-family dwellings, all open off-street parking areas and driveways shall have a six- inch by six-inch perimeter MAG type concrete curb around the entire parking lot built according to standards provided by the City Engineer. Furthermore, the curb shall be no closer than three feet to property lines. Any curb designed to carry stormwater shall include a gutter. However, the city encourages shared access between parcels which may eliminate the need for curbing around the entire perimeter of a parcel. The Planning Director will determine whether more parcels sharing parking and/or driveway accesses during the design review process, subject to approval by the Planning and Zoning Commission.
(11) Protruding vehicles. All on-site parking stalls which abut property lines shall be designed and constructed such that parked vehicles shall not protrude over property lines.
(12) Screening.
(a) Generally. Every parking facility containing four or more spaces abutting a city street shall be separated from the street by a decorative wall, view obscuring fence, permanently maintained compact hedge, berm, or a combination of the preceding treatments, no less than 30 inches and not more than 42 inches in height.
(b) Screening in residential areas. Every parking facility abutting property located in a residential district shall be separated from the property by a decorative wall, view obscuring fence, or permanently maintained hedge no less than five nor more than six feet in height.
(E) Maintenance. It shall be the joint and separate responsibility of the lessee and owner of the principal use, uses, or building to maintain in a neat and adequate manner, the parking space, accessways, striping, landscaping, and required fences.
(F) Use of required parking areas for parking only. Required accessory off-street parking spaces in any district shall not be utilized for open storage, sale, or rental of goods, or storage of inoperable vehicles.
(G) Number of spaces required. The following minimum number of off-street parking spaces shall be provided and maintained by ownership, easement, and/or lease for and during the life of the respective uses hereinafter set forth.
TABLE P - MINIMUM PARKING SPACES REQUIRED | ||
Use Category | Specific Use Type | Minimum Vehicle Spaces Required |
TABLE P - MINIMUM PARKING SPACES REQUIRED | ||
Use Category | Specific Use Type | Minimum Vehicle Spaces Required |
Residential Use Category | Dwelling: Single-Family Detached / Attached; Live/Work; Duplex; Manufactured Home | 2 spaces per dwelling unit (if on-street parking is not available, then 0.25 visitor parking space per unit shall be required) |
Dwelling: Multi-Family | Studio and 1 bedroom units + 1.5 space per unit | |
2 bedroom units + 1.5 spaces per unit | ||
3 or more bedroom units + 2 spaces per unit | ||
Manufactured Home Park | 2 spaces per dwelling unit + 1 space for every 8 dwelling units/lots for guests | |
Recreational Vehicle Park | 1 space per RV space + 1 space for every 8 RV spaces for guests | |
Assisted Living Center | 0.5 space per residential room/unit + 1 space for every 4 rooms/units for guests and employees | |
Assisted Living Home; Child Care Home; Group Care Home; Resident Care Home | Same as Single-Family | |
Nursing Home | 1 space per 4 beds (based on maximum capacity) | |
Public and Semi-Public Use Category | Airport/Heliport | 1 space per 500 SF GFA; 2 spaces per helipad |
Assembly Hall / Auditorium; Conference Center; Community Recreation Center; Fraternal or Social Club | 1 space per 4 fixed seats or 1 space per 300 SF GFA where fix seating is not provided | |
Cemetery | Minimum 5% of the gross area shall be made available for parking | |
Child Care Center | 1 space per 400 SF GFA | |
College or University | 1 space per 3 employees plus 1 space per 5 students predicated on the designed capacity of the building(s). | |
Dormitories, Fraternity / Sorority Houses: | 1 space per dwelling unit and 1 space for each guest room. | |
Community Playfields and Parks | 1 space per 2,500 square feet of activity area (Where tournaments or similar contests are expected, additional open areas suitable for parking/loading may be required) | |
Cultural Facility | 1 space per 200 SF GFA | |
Funeral Home or Crematorium | 1 space per 4 fixed seats or 1 space per 300 SF GFA where fix seating is not provided | |
Government Office and Civic Buildings; Library; Public Safety Facility | 1 space per 300 SF GFA | |
Health Care / Medical Facility or Clinic | 1 space per 350 SF GFA | |
Hospital | 1 spaces per 2 inpatient beds + 1 per employee on a normal shift | |
Instructional Services or Trade Schools | 1 space per 200 SF GFA | |
Public Safety Facility | 1 space per employee + 1 space per fleet vehicle + 1 space per 350 SF of usable office per meeting space | |
Religious Assembly | 1 space per 4 fixed seats or 1 space per 300 SF GFA where fix seating is not provided | |
School, Public or Private, K-8 | 1 space per classroom + 1 space for each 200 SF of indoor assembly area | |
School, Public or Private, 9-12 | 1 space per 200 SF of classroom and office area | |
Solar Generation Facility | 1 space per employee | |
Transportation Terminal | 6 spaces per 1,000 SF of waiting area | |
Utility Facility and Service Yard | 1 space per employee + 1 space per fleet vehicle if present at site | |
Wireless Facility (Including Tower and Supporting Facilities) | 1 space | |
Agriculture Use Categories | Agriculture, General | None |
Community Garden | None | |
Ranching, Commercial | None | |
Commercial Use Categories | Adult Entertainment Business | 1 space per 200 SF GFA |
Animal Kennel / Shelter, Hospital and Veterinarian Clinic | 1 space per 400 SF GFA | |
Art Gallery / Studio | 1 space per 300 SF GFA | |
Commercial Entertainment, Indoor | 1 space per 4 fixed seats or 1 space per 300 SF GFA, whichever is greater | |
Movie Theater | 1 space per 3 seats | |
Commercial Entertainment, Outdoor | 1 space per 3 persons based on occupancy, plus 1 space per employee on major shift (Where tournaments or similar contests are expected, additional open areas suitable for parking/loading may be required) | |
General Recreation, Indoor | 1 space per 200 SF GFA | |
Fitness and Sports Center | 1 space per 200 SF GFA | |
Golf course | 5 spaces per hole + required spaces for ancillary uses | |
Golf driving range | 2 spaces per tee + required spaces for ancillary uses | |
General Recreation, Outdoor | 5 spaces per acre of facility + 1 space per 4 persons of total maximum capacity of facility | |
Child Care, Center | 1 space per staff member, plus 1 space per 15 clients of licensed capacity | |
Personal Services | 1 space per 300 SF GFA | |
Business Services | 1 space per 250 SF GFA | |
Financial Institution | 1 space per 250 SF GFA | |
Office, Business or Professional | 1 space per 300 SF GFA | |
Non-Chartered Financial Institution (Check Cashing) | 1 space per 250 SF GFA | |
Bar, Lounge, or Tavern | 1 space per 75 SF patron space + 1 space per 200 SF of outdoor seating area | |
Coffee Shop / Café | 1 space per 75 SF patron space + 1 space per 400 SF of outdoor seating area | |
Microbrewery, Craft Distillery or Tasting Room | One space per 150 SF patron space | |
Nightclub | 1 space per 75 SF patron space + 1 space per 200 SF of outdoor area | |
Restaurant, Full Service | 1 space per 50 SF patron space + 1 space per 400 SF of outdoor seating area | |
Restaurant, Limited Service | 1 space per 75 SF patron space + 1 space per 400 SF of outdoor seating area | |
Medical Marijuana Cultivation | 1 space per 1,000 SF of warehouse area + 1 space per 350 SF of office area | |
Medical Marijuana Dispensary | 1 space per 300 SF GFA | |
Medical Marijuana Manufacturing Facility | 1 space per 500 SF of warehouse area + 1 space per 350 SF of office area | |
General Personal Services Tattoo Parlor and Piercing Salon | 1 space per 300 SF GFA | |
Retail, General Alcoholic Beverages Convenience Store Flex Commercial Smoke / Vape Shop Pawn Shop Flex Commercial | 1 space per 300 SF GFA | |
Retail, Large | 1 space per 300 SF GFA | |
Nursery, commercial Feed Store | 1 space per 400 SF of sales and display area | |
Outdoor Vending | 1 space per employee + principal use | |
Farmers market Flea Market | 1 space per 500 SF of designated vendor area | |
Self-Storage, Indoor | 1 space per 50 units or 1 space per 5,000 SF of storage area, whichever is greater | |
Automobile / Boat / RV Sales and Leasing; Rentals | 1 space per 400 SF of sales and service buildings + 1 space per 10,000 SF of outdoor display area | |
Automobile / Boat / RV, Repair | 3 spaces per service bay + 1 space per 350 SF of additional retail sales and service area (service bay shall not be counted as a parking space) | |
Car Wash | 1 space per 200 SF of sales, office and lounge area | |
Car Wash, Self-Serve | 0.5 spaces per bay + Stacking | |
Fueling Station | Space at pump + 1 space per fueling position | |
Service Station with Convenience Store | Space at pump + 1 space per fueling position + 1 space per 300 SF GFA | |
Hotel / Motel (13+ units) | 1 space per guest room + 1 space per 4 persons of total maximum capacity of banquet room (if present) + 2 spaces per 3 employees | |
Bed and Breakfast | 1 space per guest room plus 2 spaces for resident manager | |
Inn | 1 space per guest room plus 4 spaces for guests and employees | |
Industrial Use Categories | Building Materials; Wholesale | 1 space per 500 SF of sales related area + 1 space per 350 SF of office area |
Distribution Warehouse/Yard | 1 space per 2,000 SF of warehouse and/or 5,000 SF of yard related area + 1 space per 350 SF of office area | |
Assembly / Manufacturing: | ||
Light | 1 space per 500 SF of warehouse area + 1 space per 350 SF of office area | |
Heavy | 1 space per 1,000 SF of warehouse area + 1 space per 350 SF of office area | |
Auto Wrecking and Salvage Yard | See § 154.105(G)(2) | |
Data Center | 1 space per employee on major shift (minimum 1 space if no employee) | |
Heavy Equipment Sales and Rental | 1 space per 400 SF of rental and sales buildings + 1 space per 10,000 SF of outdoor display area | |
Research Laboratory | 1 space per 350 SF GFA | |
Resource Extraction | See § 154.105(G)(2) | |
Outdoor Storage | Minimum 4 spaces + 1 space per employee | |
Oil and Gas Refinery | See § 154.105(G)(2) | |
Waste, Salvage and Recycling Facility | See § 154.105(G)(2) | |
(1) Multiple uses. Unless otherwise specified, lots containing more than one use shall provide parking and loading in an amount equal to the total of the requirements for all activities.
(2) Non-specified parking requirements. It is recognized that specifying a single parking requirement for some uses listed in Table P is not reasonably feasible due to the far-reaching variation in use characteristics that can exist within that specific use type. For those uses listed in Table P that do not have a specific parking requirement identified, the Zoning Administrator shall determine a parking requirement based upon the requirements for the most similar comparable use, the particular characteristics of the proposed use, and any other relevant data regarding parking demand. In order to make this determination, the Zoning Administrator may require the applicant to submit a parking demand study or other information, at the applicant’s cost. The parking demand study may include, but is not limited to, estimates of parking demand based on the most current recommendations of the Institute of Transportation Engineers (ITE), or other acceptable sources as approved by the Zoning Administrator, and should include other reliable data collected from uses or combinations of uses that are the same as or comparable with the proposed use.
(3) Unspecified uses. Where buildings are constructed without uses specified (i.e. shell buildings), the use with the highest parking requirement among all uses specified for the zoning district where the site is located shall be used to calculate off-street parking requirements.
(4) Uses not listed. Parking for land uses not specifically listed in Table P shall be determined by the Zoning Administrator based upon the requirements for the most similar comparable use, the particular characteristics of the proposed use, and any other relevant data regarding parking demand. In order to make this determination, the Zoning Administrator may require the applicant to submit a parking demand study or other information, at the applicant’s cost. The parking demand study may include, but is not limited to, estimates of parking demand based on the most current recommendations of the Institute of Transportation Engineers (ITE), or other acceptable sources as approved by the Zoning Administrator, and should include other reliable data collected from uses or combinations of uses that are the same as or comparable with the proposed use.
(5) Parking waiver. A parking demand study may be prepared and submitted, at the applicant’s cost, to request a modification to parking requirements if it is believed that a particular use will not require the number of spaces required by division (G). The parking demand study may include, but is not limited to, estimates of parking demand based on the most current recommendations of the Institute of Transportation Engineers (ITE), or other acceptable sources as approved by the Zoning Administrator, and should include other reliable data collected from uses or combinations of uses that are the same as or comparable with the proposed use. The study should also take into account peak operating hours and both on-street and off-street parking conditions to accurately demonstrate parking demand and supply.
(6) TROD. For any change of use within the TROD Zoning District that may require an increase to available off-street parking that cannot be accommodated on-site, the Zoning Administrator may accept a traffic management plan, prepared by the applicant at their expense, which contains information on the strategies, designated parking areas, peak operating hours, and information indicating the applicant’s ability to provide and enforce these elements over time. The Zoning Administrator may impose conditions that are needed to ensure the long-term compliance to the plan, including but not limited to a reserve parking area, phasing, or contributions to other alternative means of transportation or parking accommodations.
(H) Alternative parking provisions. Where conditions preclude the provision of the number of off-street parking spaces required by Table P, the following alternative parking provisions may be available, subject to City approval:
(1) Compact spaces. Up to 30% of the total number of required parking spaces for non-residential uses may be designated as compact spaces when clearly labeled.
(2) Electric vehicle charging spaces. Electric vehicle parking spaces may be counted to satisfy the minimum off-street parking requirements. The parking space credit shall be determined at the time of site plan approval based on the type of charging facility provided.
(3) Tandem parking. TANDEM PARKING shall mean a space where one vehicle parks behind another, so that one vehicle must be moved before the other can be accessed. Accessible parking spaces shall not be used for tandem parking spaces. Tandem parking shall be limited to a maximum of two cars in depth and no less than nine feet wide and 40 feet long. Tandem parking stalls are only allowed for:
(a) Residential uses. Tandem parking spaces shall be allowed for single-family, detached and attached residential with spaces and access paved in accordance with the City of El Mirage Engineering Standards.
(b) Multifamily residential uses. Tandem parking spaces shall be allowed for multifamily residential uses, subject to the following conditions.
1. The tandem spaces shall be reserved for and assigned to dwelling units which are required to have two or more parking spaces.
2. Tandem spaces shall not be used for guest parking.
(c) Nonresidential uses. Tandem parking spaces shall not be allowed for new non-residential construction.
(4) Joint use.
(a) Up to 80% of the parking facilities required by this subsection for a religious assembly or for an auditorium incidental to a public or parochial school may be supplied by the off-street parking facilities by the following daytime uses: banks, business offices, retail stores, personal service shops, household equipment or furniture shops, clothing or shoe repair or service shops, manufacturing, wholesale, and similar uses.
(b) Other joint use of parking by adjacent commercial uses to reduce total parking spaces may be allowed with approved parking study submittal by a registered transportation engineer.
(c) Conditions required for joint use.
1. The building or use for which application is being made to utilize the off-street parking facilities provided by another building or use shall be located within 300 feet of the parking facilities.
2. The applicant shall show that there is no substantial conflict in the operating hours of the two buildings or uses for which joint use of off-street parking facilities is proposed.
3. A properly drawn legal instrument, executed by the parties concerned for joint use of off-street parking facilities, duly approved as to form and manner of execution by the City Attorney, shall be filed with the City Clerk and recorded with the County Recorder.
(5) Off-site parking.
(a) Any off-site parking which is used to meet the requirements of this chapter shall be a conditional use as regulated by this chapter and shall be subject to the conditions listed below.
(b) Off-site parking shall be developed and maintained in compliance with all requirements and standards of this chapter.
(c) Reasonable access from off-site parking facilities to the use being served shall be provided.
(d) The site used for meeting the off-site parking requirements of this chapter shall be under the same ownership as the principal use being served, under public ownership, or shall have guaranteed permanent use by virtue of a perpetual lease filed with the City Clerk and County Clerk.
(e) Off-site parking for multiple-family dwellings shall not be located more than 200 feet from any normally used entrance of the principal use served.
(f) Off-site parking for non-residential uses shall not be located more than 300 feet from the main entrance of the principal use being used.
(g) Any use which depends upon off-site parking to meet the requirements of this chapter shall maintain ownership or prove a long-term irrevocable lease agreement for parking utilization of the off-site location.
(Res. R22-05-08, passed 5-3-2022; Ord. O22-05-02, passed 5-3-2022)