A. General.
1. At least two off-street spaces within a fully enclosed garage shall be provided for residential uses on lots of 16,000 square feet or less.
2. For all other uses, a parking justification analysis shall be provided.
a. The parking justification analysis shall include the following minimum contents:
i. An analysis of the parking demand from the existing and proposed onsite buildings or uses, including hours of operation and peak use time and demand for each proposed building or use.
ii. The number and location of proposed onsite parking spaces (including accessible parking spaces).
iii. The data source used to establish the number of proposed onsite parking spaces.
iv. The existing and future anticipated available parking within and in the vicinity of the proposed development.
v. If parking demand is proposed to be addressed offsite, reference to or copies of any shared parking agreement or other evidence of a right to park in that location.
vi. The location and distance from the site to existing residential neighborhoods and an explanation of how or why the proposed buildings or uses will not place a parking burden on residential streets.
vii. Discussion of whether the proposed development or uses will be catering to or may likely attract bicyclists, and if so, the location and number of bicycle racks.
viii. Off-street loading requirements and impacts on surrounding uses and properties.
ix. Any other information deeded appropriate by the town engineer, including without limitation a traffic study.
b. The parking justification analysis process:
i. Submission to the planning manager.
ii. Approval or rejection with explanation.
iii. Revision or appeal to board of adjustment.
c. Standards for parking justification analysis consideration
i. The planning manager may reject the parking justification analysis if it fails to address any adverse impacts on surrounding properties or the public.
ii. Parking demand shall be determined using standard modeling practices.
iii. Available parking shall include any parking available within 660 feet of the proposed use.
iv. Where the proposed development or uses will be catering to or may likely attract bicyclists:
a) Parking areas that exceed 20 spaces must provide at least one bicycle parking space for each 20 vehicle parking spaces or fraction thereof.
b) Spaces are determined by the number of bicycles that the manufacturer specifies that the bicycle rack will accommodate, subject to section 17-9-4 B.
B. Water harvesting. Parking areas that exceed or are planned to exceed 400 spaces must incorporate water harvesting, consisting of one or more of the following elements, which can be credited against detention/retention requirements of this title:
1. Bioretention areas—planted areas designed to filter, store, and infiltrate stormwater by utilizing mulch, soil and plant root systems to retain, degrade and absorb pollutants.
2. Pervious pavement systems—pavement comprised of a permeable surface with an underlying aggregate base course, allowing stormwater to infiltrate through the surface for direct recharge into the soil or collection into a bioretention area.
3. Site grading and drainage designed and constructed to direct runoff to bioretention and pervious pavement areas.
4. Curb-cut inlets and outlets that direct runoff into and out of bioretention and pervious pavement areas.
C. Accessible parking. Accessible parking must be provided for all multifamily and non-residential uses as required by law.
D. Location. The requirements of this paragraph apply in all zones except downtown and blended use zones.
1. Required parking spaces for residential uses must be located on the same lot as the residential use, or in a designated shared parking area located on an abutting lot or on a lot directly across a neighborhood street or collector.
2. Parking for residential uses on lots of 16,000 square feet or less is prohibited on any portion of the front yard setback other than on a driveway.
3. No unenclosed residential parking area or space may be used for the repair, dismantling, or servicing of vehicles or equipment or for the storage of vehicles, equipment, materials, or supplies.
4. A commercial motor vehicle as defined in A.R.S. § 28-5201 may not be parked or stored in an unenclosed residential parking area or space or driveway.
E. Design.
1. General. The following standards apply to proposed development of parking areas that meet the size threshold listed below.
a. Each surface parking lot with parking spaces abutting a public street requires screening along the street in the form of walls, evergreen landscaping, or a combination of the two. Screening must be a minimum of 42 inches high, and must be located outside the site visibility triangle. Where walls are provided, they must harmonize with building colors and materials.
b. Each surface parking lot containing more than 100 spaces must divide the parking lot into separate areas each containing fewer than 100 spaces that are separated by one or more of the following:
i. Landscaped swale.
ii. Landscaped pedestrian path not less than 10 feet wide.
iii. Primary or accessory building.
c. Each surface parking lot containing more than 400 spaces must incorporate water harvesting (see paragraph B above)
2. Dimensions. Off street parking spaces are subject to table 14 below, as measured along the curb for stall width and perpendicular to the curb for stall depth. The length of a parking space may be reduced by up to one and one-half feet for a vehicle overhang area. The parking space must have a vertical clearance of at least seven feet.
a. All spaces must include striping to meet the minimum dimensions for parking stalls.
b. No more than 30% of the required off-street parking spaces may be for compact cars and must be marked as such. Compact car space requirements are subject to table 14 above.
Ordinance 2021.004 replaced “planning director” with “planning manager” in paragraphs A.2.b.i and a.2.c.i
Ordinance 2021.010 amended paragraph D.1.