(A) Purpose. The purpose of this section is to minimize congestion on public streets, provide minimum requirements for off-street vehicle parking facilities, and to promote the safety and welfare of the public.
(B) Requirements for off-street parking.
(1) No building permit shall be issued until the applicant has presented satisfactory evidence to the Community Development Director or designee, that he or she owns or has otherwise available for his or her use, sufficient property to provide required parking, required landscaping, and other site improvements required by this code.
(2) No additions to or enlargement of an existing building or use shall be permitted unless parking requirements are met for the entire building or use.
(3) For new buildings, building expansion or conversions, and changes of use, plans must show the arrangement of required parking spaces, and indicate sufficient space for turning and back-up maneuvers, refuse screening, and adequate ingress and egress by patrons and delivery vehicles to the parking area before a permit is granted. Plans shall be submitted to scale and fully dimensioned to the Community Development Director or designee, for approval prior to the permit being granted.
(4) When the use of an existing building, structure, or premises is changed such that the change requires an increase in the total number of required parking spaces for the parcel of greater than 10% or 20 spaces, whichever is greater, then such additional parking spaces and parking and loading areas shall be provided for the entire building, structure, or premises either on the premises or by joint off-site parking agreement. When the use of any existing building, structure, or premises is changed such that an increase in parking spaces is less than 10% of the total required for the site or 20 spaces, whichever is less, then the change of use or intensity is exempt from the requirements of this section related to parking quantities.
(5) All parking and loading spaces, maneuvering areas, driveways, and fire lanes shall be paved with asphaltic concrete; pavers; cement concrete; penetration treatment of bituminous material and seal coat of bituminous binder and a mineral aggregate; and/or a stabilization method approved by the town. Through the site plan and design review process, the town may permit up to 20% of the required parking to be of a pervious surface to reduce heat-island and run-off effects. All parking surfaces must be designed to a sufficient thickness to withstand repeated vehicular traffic and receive approval from the Town Engineer.
(6) All vehicular egress from parking lots to public rights-of-way shall be by forward motion only, except in the case of single-family and two-family residences fronting on a local street or a primary or secondary collector street.
(7) Tandem arrangement of required parking spaces is prohibited, except as otherwise permitted by this Development Code.
(8) The use of an off-street parking space for the storage of merchandise, supplies, equipment, vehicles for sale or rent, vehicles used for business identification signage, or for repair of vehicles, is prohibited. The temporary use of on-site parking spaces for the purposes of construction staging may be permitted in conjunction with an active building permit. Minimum required on-site parking spaces shall be maintained for all active uses for the duration of construction. A vehicle for sale may be parked in an approved residential parking space for non-commercial purposes, for a period not to exceed 30 days. No more than one vehicle may be advertised for sale on the same residential property during a period of one year.
(9) All parking areas and landscaping shall be maintained in good condition. Maintenance shall include, but not be limited to, fixing potholes, filling cracks, landscaping, and maintaining the appearance of the parking area.
(10) Construction of required parking areas shall be completed in accordance with this section prior to commencement of the use or occupancy of the parcel, building, or structure.
(C) Parking standards for multi-family, non-residential, mixed-uses, and PUDs.
(1) Uses computed separately. In case of multiple uses on a site, the total requirements for off-street parking space shall be the sum of the requirements of the various uses computed separately.
(2) 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, access ways, striping, landscaping, and required fences or screening.
(3) Parking area improvements. For multi-family residential, commercial, industrial, and PUD districts, the following shall apply:
(a) Parking areas shall be screened from street view and residential development by a berm and/or wall (minimum of three feet in height), with landscaping;
(b) Lights illuminating a parking space shall be arranged and shielded to reflect light away from adjoining residences and streets. Light standards shall be a maximum height of 24 feet. Refer to § 150.090 for additional parking area lighting requirements; and
(c) Except where a wall is required, a minimum six-inch high curb or permanently attached or affixed bumper guard shall be constructed so that no part of a vehicle extends beyond the property line.
(4) Access. Off-street parking spaces shall be connected with a public street by a paved driveway, which affords safe and reasonably convenient ingress and egress. The minimum width of driveways shall be 40 feet where ingress and right and left turn egress is proposed. If only a single ingress and egress lane is proposed, the minimum width required shall be 32 feet. If ingress and egress are by separate drives, then the minimum width of each drive shall be 20 feet.
(5) Parking space location. All required parking spaces for non-residential or mixed uses shall be located on the lot upon which the use is located or on an adjacent lot. Required parking spaces for multi-family, commercial, or industrial use may be located on an adjacent lot in another district (other than in a single-family residential district).
(6) Joint use parking for mixed use or PUD.
(a) If an applicant for a mixed use PUD or in any multi-family or employment/commercial district can demonstrate through a parking study supplied by the applicant and approved by the Community Development Director or designee, that the peak parking demand for the mixed uses will be less than the sum of the parking spaces required for each use served, a reduction in spaces may be allowed.
(b) The approved joint use parking plan shall specify the typical hours of operation with anticipated periods of greatest parking demand for all uses within the development, and shall indicate the number, location, and convenience of pedestrian access of all spaces available to serve each use.
(c) The joint use parking plan shall remain on file with the town for the purpose of monitoring the continued adequacy of available parking.
(d) At the time of joint use parking plan approval, or at any subsequent time when uses, intensities of use, or hours of operation may be expanded or otherwise changed, or upon findings that the parking facilities are inadequate, the Community Development Director or designee may require additional site area to be provided, and as necessary, improved to supply additional parking facilities.
(e) Joint use parking plans shall include the necessary perpetual cross-access and shared parking easements as required by the town and recorded in a form approved by the Town Attorney. Any request for reduction of minimum required parking shall be substantiated by calculations based on Urban Land Institute (ULI) standards and in a manner acceptable to the town.
(f) Off-site parking areas may be approved by the Community Development Director if the parking area is within 300 feet of the associated business or use as part of a development plan when it can be demonstrated to be of benefit to the public interest.
(D) Parking standards for single-family and two-family residential uses.
(1) Parking space location. All residential parking spaces shall be paved or surfaced in a manner approved by the Town Engineer. Each residential unit shall have a driveway not less than 18 feet in length, as measured from the back of the sidewalk. If no sidewalk exists, the driveway length shall be measured from the back of the curb. No vehicle shall be parked in a manner to encroach within the right-of-way or obstruct the sight visibility of a sidewalk or right-of-way in accordance with the town’s engineering standards.
(2) Parking space allocation and/or improvement standards. Requirements and directions for the allocation and design of parking spaces in all residential districts are described for various land uses in division (F).
(E) Parking standards; calculations. Calculations to determine the required number of parking spaces, and the design of the space shall consider the following.
(1) Minimum standards for parking space allocation shall be subject to the requirements of this Development Code.
(2) The maximum number of parking spaces provided shall not exceed the minimum number of spaces required plus an additional 20% of parking spaces, except as otherwise provided in this Development Code, without specific approval by the Community Development Director or designee. Parking spaces exceeding 120% of the minimum required may be approved at the discretion of the Planning and Zoning Commission through the design review process.
(3) Parking lots shall be designed with a clear hierarchy of circulation with major access drives providing access from the major street, major circulation drives forming circulation through the parking area and parking aisles, whose purpose is to provide access to parking spaces.
(4) An agreement for reciprocal access between adjacent commercial developments is required.
(5) Large parking lots shall be divided into a series of smaller lots of approximately 150 spaces each, using landscape island(s) at least ten feet in width, and at least 380 square feet in total area, located along the parking areas to break up large expanses of parking. A hierarchy of drive aisles shall be used to identify the primary on-site circulation routes from secondary drive aisles that provide direct access and maneuvering for parking spaces. Walkways may be located within these landscape areas. Landscape islands at least five feet wide and at least 95 square feet in total area, shall be located between spaces at regular intervals and on the ends of parking rows, extending the full length of parking spaces.
(6) Diamond shaped tree planters shall be provided in the interior of the individual parking areas to provide shade. Diamond planters in multi-family, commercial, office, and industrial developments shall be uniformly distributed between landscape islands. Such planters shall be a minimum of five square feet in size, oriented in a diagonal fashion, and shall occur at the following minimum frequencies:
Frequency
|
Type of Development
|
1 island per 12 spaces | Multi-family residential |
1 island and 2 diamond planters per 15 spaces | Commercial |
1 island and 2 diamond planters per 15 spaces | Office |
1 island per 20 spaces | Industrial |
(7) Parking lots with more than 20 spaces shall provide an equal number of landscape islands and planters as prescribed above. Refer to § 150.138 for additional parking area landscape requirements. As part of design review, town staff shall review parking lot and landscape layouts to determine if they are in keeping with the requirements of this Development Code.
(8) Parking areas may be combined and share the required landscape buffers.
(9) Parking lots shall be separated from the sides of buildings by a raised walkway with a minimum width of six feet.
(10) All commercial, office, multi-family, and manufactured home developments shall provide a minimum six-foot wide sidewalk connection through the parking lot from the public right-of-way or public sidewalk, where provided, to the building entry or interior sidewalk network.
(11) To provide flexibility in design and development of projects, additional parking spaces may be considered through the design review process. The total number of parking spaces may be increased by 10% above the maximum allowed for each additional 2.5% increase in total landscape area, in addition to the minimum required landscape area. However, in no case may the total number of parking spaces be increased by more than 40% above the base maximum allowed.
(a) In the case of fractional results in calculating parking requirements, the required number shall be rounded up to the nearest whole number if the fraction is 0.5 or greater.
(b) All uses not specifically designated or similar to a specified use shall have parking space requirements determined by the Community Development Director or designee.
(F) Parking space allocation requirements.
(1) General allocation requirements.
Use
|
Minimum Required Spaces
|
Use
|
Minimum Required Spaces
|
Automobile sales lot - new or used | 1 per 200 square feet of building, plus 1 per 10 outdoor vehicle display spaces |
Boarding house, lodge, or similar facility | 1 per each guest room plus 2 per each dwelling unit |
Bowling alleys | 4 per each bowling lane, plus 1 per employee on largest shift, plus 2 per billiard table, plus 1 per every 5 seats in the visitors gallery |
Business or vocational school | 1 per 150 square feet of gross floor area |
Child care or day nursery | 1 per 200 square feet of gross floor area |
Churches | 1 per every 4 fixed seats in the main auditorium/sanctuary or 1 per each 30 square feet of floor area, plus 1 per each 250 square feet of office and classroom |
Commercial/retail | 1 per every 200 square feet of gross floor area |
Community or recreation buildings | 1 per every 200 square feet of gross floor area |
Convenience store with gas pumps | 1 space per every 200 square feet of gross floor area in addition to spaces provided by gas pumps. |
Dwellings | |
Duplex or detached dwelling | 2 per dwelling unit |
Efficiency unit or studio | 1.5 per dwelling unit |
Independent living facilities | 1.25 per dwelling unit |
Manufactured home | 2 per dwelling unit |
Multi-family | 2 per each 1 and 2 bedroom dwelling unit; 2.5 per each 3 or more bedroom dwelling unit; plus 1 guest space for every 55 dwelling units, plus 1 recreational vehicle space for every 10 dwelling units |
Senior/assisted living facilities | .75 per dwelling unit |
Single-family | 2 per dwelling unit |
Townhouse | 2 per dwelling unit, plus 1 guest space for every 5 dwelling units |
Elementary school, kindergarten through ninth grade | 1 per each staff member, plus 1 per every 3 seats in public assembly |
Financial institution | 1 per each 200 square feet of gross floor area |
Funeral homes and mortuaries | 1 per every 3 seats in the viewing room, plus 1 per each 30 square feet of public assembly, plus 1 per each funeral service vehicle, plus 1 per each employee |
Furniture store | |
Up to 10,000 square feet | 1 per each 200 square feet of retail floor area |
10,001 square feet or greater | 1 per each 350 square feet of retail floor area |
Garage, general auto repair, service station car wash without convenience store | 1 per each 300 square feet of gross floor area |
Golf course | |
Public | 1 per each 200 square feet of gross floor area, plus 1 per every 2 practice tees in the driving range, plus 4 per each green in play |
Private or semi-private | 1 per each 200 square feet of gross floor area plus 2 per each green in play |
Handicapped space requirements | |
Multi-family dwellings, commercial, retail, office, manufacturing, warehousing, recreational facilities | 1 per every 25 spaces of vehicle parking |
Health spa, gym, tennis, handball, racquetball courts, and/or clubs | 1 per each 100 square feet of gross floor area, plus 2 per each court of play |
High schools | 1 per each staff member, plus 1 per every 3 students, plus 1 visitor space for every 10 staff and student spaces |
Hospitals | 1 per each bed, plus 1.5 per each employee during peak shift, plus 20 for emergency room services |
Hotels and motels | 1 per each guest room or unit, plus 1 per each 200 square feet of office, plus 1 per each cleaning staff, plus 1 10-foot by 75-foot truck space per each 15 units |
Industrial | |
Manufacturing | 1 per each 500 square feet of gross floor area |
Warehouse | 1 per each 500 square feet of gross floor area |
Museums, art galleries, and similar | 1 per each 200 square feet of gross floor area |
Office | |
General | 1 per each 200 square feet of gross floor area |
Medical | 1 per each 100 square feet of gross floor area |
Outdoor sales, plant nursery, building supplies with office | 1 per each 300 square feet of gross floor area |
Restaurant, café, bar, tavern | 1 per each 50 square feet of net floor area including outdoor seating areas (excludes hallways, restrooms, storage), plus 100 linear feet of queuing for drive-thru window |
Theaters, auditoriums, and similar | 1 per every 3 fixed seats or 1 per every 400 square feet, plus 1 per each employee on largest shift |
(2) Handicapped parking. Handicapped parking shall comply with the requirements of the Americans with Disabilities Act, including all regulations adopted pursuant to that Act, and with the following:
(a) Each public and private parking lot is required to provide a minimum of one van accessible (handicap) parking space, of the minimum required accessible parking spaces as prescribed by the Americans with Disabilities Act;
(b) Accessible parking spaces must be the closest spaces to the building's accessible entrance;
(c) An accessible aisle must connect directly to the accessible route;
(d) Accessible parking spaces and the parking aisle must be level, with no slope greater than 1:50;
(e) All accessible parking spaces shall be designated with an un-obscured vertical sign that shows the universal symbol of accessibility and references A.R.S. § 28-881 et seq.; and
(f) In multi-family, commercial, and industrial districts, handicapped parking spaces shall be provided at the ratio of three spaces for the first 50 parking spaces provided, and one space for each 20 spaces thereafter.
(G) Off-street loading requirements.
(1) Minimum loading space. Commercial and industrial uses requiring delivery shall observe
minimum loading space accommodation within this section, including required number of berths.
(2) Spaces required. Every hotel, restaurant, department store, freight terminal or railroad yard, hospital or sanitarium, industrial plant, manufacturing establishment, retail establishment, storage warehouse or wholesale establishment, and all other structures devoted to similar mercantile or industrial pursuits, which has an aggregate gross floor area of 10,000 square feet or more, shall provide off-street truck loading or unloading berths in accordance with the following table:
Square Feet of Aggregate Gross Floor Area Required
|
Required Number of Berths
|
Square Feet of Aggregate Gross Floor Area Required
|
Required Number of Berths
|
Building greater than 10,000 square feet up to and including 40,000 square feet | 1 |
40,001 square feet up to 100,000 square feet | 2 |
100,001 square feet up to 160,000 square feet | 3 |
160,001 square feet up to 240,000 square feet | 4 |
240,001 square feet up to 320,000 square feet | 5 |
320,001 square feet up to 400,000 square feet | 6 |
400,001 square feet up to 490,000 square feet | 7 |
Each additional 100,000 square feet | 1 additional |
(3) Any office building 100,000 square feet or larger shall have at least 1 off-street loading berth.
(4) Dimensions. Unless otherwise specified in this chapter, berths required shall be at least 45 feet in length and all loading berths shall be at least 12 feet in width and 14 feet in height, exclusive of aisle and maneuvering space.
(5) Locations.
(a) The space may occupy all or any part of any required yard space, except front and side yards, and shall not be located closer than 50 feet to any lot in any residential zone unless separated from the zone by a screening wall with a height of eight feet, a 20-foot landscape buffer with at least 50% of the view obscured by evergreen plant material, or a combination of the above as approved by the Community Development Director or designee, or the Planning and Zoning Commission.
(b) Sufficient room for turning and maneuvering vehicles shall be provided on the site so that vehicles shall cross a property line only by driving forward. Driving over curbs or pavement rails is prohibited.
(c) Each loading berth shall be accessible from a street or alley, or from an aisle or drive connecting with a street or alley, without traversing a residential district.
(d) Off-street loading facilities for a single use shall not be considered as providing required off-street loading facilities for any other use.
(e) If more than one use is located on a site, the number of loading berths provided shall be equal to the sum of the requirements prescribed in this Development Code for each use.
(f) For sites with multiple tenants or uses, the total aggregate floor area of all uses shall be computed together to determine the minimum number of loading berths required.
(6) The loading area, aisles, and access drives shall be paved and maintained to provide a durable, dustless surface, and shall be so graded and drained to dispose of surface water without damage to private or public properties, streets, or alleys.
(7) Bumper rails shall be provided at locations where needed for safety or to protect property.
(8) The loading area is to be illuminated and lighting shall be deflected away from the abutting residential site so as not to cause glare. Refer to § 150.090 for additional lighting requirements.
(9) Off-street loading facilities shall be located on the same site with the use for which the berths are required.
(10) Proposed changes of use or enlargement of a site or structure shall be required to furnish a calculation identifying the required number of off-street loading berths with the site plan design review application.
(11) Space allocated to any off-street loading berth shall not be used to satisfy the space requirements for any off-street parking facility.
(12) No regular repair work or servicing of vehicles shall be conducted in a loading area.
(H) Dimensions and circulation.
(1) Parking spaces. Each parking space shall contain a rectangular area at least 19 feet long (including a maximum of an 18 inch overhang) and nine feet wide.
(2) Parking aisles. Parking aisle widths shall conform to the following table, which varies the width requirement according to the angle of parking:
Feet Required per Parking Angle
| |||||
90° | 60° | 45° | 30° | 0° | |
One-way traffic | 24 feet | 18 feet | 13 feet | 12 feet | 13 feet |
Two-way traffic | 24 feet | 23 feet | 21 feet | 20 feet | 19 feet |
( 3) Commer cial parking areas adjacent to residenti al districts. Commer cial parking areas adjacent to residenti al districts and not separate d by a public street shall have installed and maintained a solid decorative masonry wall six feet in height on the commercial district boundary line. This solid decorative masonry wall shall be reduced to four feet in height when located within the front yard area of the property abutting a residential district.
(4) Driveways. Driveways shall be provided only at locations approved by the Town Engineer. Driveways shall not be located less than 30 feet from any street intersection.
(5) Passenger drop-off points. Drop-off points separated from street traffic and readily accessible without hazardous maneuvering, shall be provided in conjunction with the following uses: hotels, motels, hospitals and clinics, educational facilities with 50 or more pupils, daycare centers, religious facilities with 100 or more seats, transit terminals, major recreational facilities, commercial airports, public buildings, and offices and financial services.
(6) Access and maneuvering for fire and refuse trucks. Parking lots shall have the necessary dimensions for the on-site maneuvering of refuse vehicles and fire trucks.
(I) Electric vehicle parking.
(1) Application. The electrical vehicle parking standards established in this division are intended to promote sustainability and alternative transportation practices.
(2) Designation of electric vehicle parking space.
(a) Parking lots containing 20 or more spaces, serving multiple unit dwellings, or located within 100 feet from a highway or major arterial street, shall include the installation of conduits to at least 1% of parking spaces in anticipation of a need for electric vehicle charging stations. Fractional parking space amounts shall be rounded up to the nearest whole number.
(b) Signs or markings. Upon designation of a parking space or spaces for the exclusive use of electric vehicles, signs or markings shall be placed to give adequate notice that the parking space or spaces are restricted and to be used only for electric vehicles.
(Ord. 668-19, passed 4-15-2019; Ord. 733-24, passed 2-21-2024)