HomeMy WebLinkAboutAGENDApacket__06-13-22_0714_344
NOTICE OF MEETING
REGULAR MEETING
FOUNTAIN HILLS PLANNING AND ZONING COMMISSION
Chairman Peter Gray
Vice Chairman Scott Schlossberg
Commissioner Patrick Dapaah
Commissioner Clayton Corey
Commissioner Susan Dempster
Commissioner Dan Kovacevic
Commissioner Rick Watts
TIME:6:00 P.M. – REGULAR MEETING
WHEN:MONDAY, JUNE 13, 2022
WHERE:FOUNTAIN HILLS COUNCIL CHAMBERS
16705 E. AVENUE OF THE FOUNTAINS, FOUNTAIN HILLS, AZ
Commissioners of the Town of Fountain Hills will attend either in person or by telephone conference call; a quorum of the
Town’s Council, various Commission, Committee or Board members may be in attendance at the Commission meeting.
Notice is hereby given that pursuant to A.R.S. §1-602.A.9, subject to certain specified statutory exceptions, parents have a
right to consent before the State or any of its political subdivisions make a video or audio recording of a minor child. Meetings
of the Commission are audio and/or video recorded and, as a result, proceedings in which children are present may be subject
to such recording. Parents, in order to exercise their rights may either file written consent with the Town Clerk to such
recording, or take personal action to ensure that their child or children are not present when a recording may be made. If a
child is present at the time a recording is made, the Town will assume that the rights afforded parents pursuant to A.R.S.
§1-602.A.9 have been waived.
REQUEST TO COMMENT
The public is welcome to participate in Commission meetings.
TO SPEAK TO AN AGENDA ITEM, please complete a Request to Comment card, located in the back of
the Council Chambers, and hand it to the Executive Assistant prior to discussion of that item, if
possible. Include the agenda item on which you wish to comment. Speakers will be allowed three
contiguous minutes to address the Commission. Verbal comments should be directed through the
Presiding Officer and not to individual Commissioners.
TO COMMENT ON AN AGENDA ITEM IN WRITING ONLY, please complete a Request to Comment card,
indicating it is a written comment, and check the box on whether you are FOR or AGAINST and agenda
item, and hand it to the Executive Assistant prior to discussion, if possible.
REGULAR MEETING
1.CALL TO ORDER, PLEDGE OF ALLEGIANCE AND MOMENT OF SILENCE – Chairman Gray
2.ROLL CALL – Chairman Gray
3.CALL TO THE PUBLIC
Pursuant to A.R.S. §38-431.01(H), public comment is permitted (not required) on matters NOT listed on the
agenda. Any such comment (i) must be within the jurisdiction of the Commission, and (ii) is subject to reasonable
time, place, and manner restrictions. The Commission will not discuss or take legal action on matters raised
during Call to the Public unless the matters are properly noticed for discussion and legal action. At the conclusion
of the Call to the Public, individual commissioners may (i) respond to criticism, (ii) ask staff to review a matter, or
(iii) ask that the matter be placed on a future Commission agenda.
4.CONSIDERATION AND POSSIBLE ACTION: approving the regular meeting minutes of the
Planning and Zoning Commission May 9, 2022.
5. CONSIDERATION AND POSSIBLE ACTION of Appointing a Chairperson to the Planning and
Zoning Commission.
6.CONSIDERATION AND POSSIBLE ACTION: Appointing a Vice Chairperson to the Planning and
Zoning Commission.
7.CONSIDERATION AND POSSIBLE ACTION: A request for a Special Use Permit to allow up to
five dwelling units in the C-C (Common Commercial) zoning district on an 8,000 square-foot
lot located at the northwest corner of El Pueblo Boulevard and Ivory Drive ( Case
#SUP22-000001)
8.CONSIDERATION OF amendments to the Zoning Ordinance, Chapter 7, Parking and Loading
Requirements.
9.COMMISSION DISCUSSION/REQUEST FOR RESEARCH to staff.
10.SUMMARY OF COMMISSION REQUESTS from Development Services Director.
11.REPORT from Development Services Director.
12.ADJOURNMENT
CERTIFICATE OF POSTING OF NOTICE
The undersigned hereby certifies that a copy of the foregoing notice was duly posted in accordance with the statement filed
by the Planning and Zoning Commission with the Town Clerk.
Dated this ______ day of ____________________, 2022.
_____________________________________________
Planning and Zoning Commission Meeting of June 13, 2022 2 of 3
_____________________________________________
Paula Woodward, Executive Assistant
The Town of Fountain Hills endeavors to make all public meetings accessible to persons with disabilities. Please call 480-816-5199 (voice) or
1-800-367-8939 (TDD) 48 hours prior to the meeting to request a reasonable accommodation to participate in the meeting or to obtain
agenda information in large print format. Supporting documentation and staff reports furnished the Commission with this agenda are
available for review in the Development Services' Office.
Planning and Zoning Commission Meeting of June 13, 2022 3 of 3
ITEM 4.
TOWN OF FOUNTAIN HILLS
STAFF REPORT
Meeting Date: 06/13/2022 Meeting Type: Planning and Zoning Commission
Agenda Type: Submitting Department: Development Services
Prepared by: Paula Woodward, Executive Assistant
Staff Contact Information: John Wesley, Development Services Director
Request to Planning and Zoning Commission (Agenda Language): CONSIDERATION AND
POSSIBLE ACTION: approving the regular meeting minutes of the Planning and Zoning Commission
May 9, 2022.
Staff Summary (Background)
The intent of approving meeting minutes is to ensure an accurate account of the discussion and action
that took place at the meeting for archival purposes. Approved minutes are placed on the Town's
website and maintained as permanent records in compliance with state law.
Related Ordinance, Policy or Guiding Principle
N/A
Risk Analysis
N/A
Recommendation(s) by Board(s) or Commission(s)
N/A
Staff Recommendation(s)
Staff recommends approving the meeting minutes of the regular meeting minutes of the Planning and
Zoning Commission May 9, 2022.
SUGGESTED MOTION
MOVE to approve the regular meeting minutes of the Planning and Zoning Commission May 9, 2022..
ITEM 5.
TOWN OF FOUNTAIN HILLS
STAFF REPORT
Meeting Date: 06/13/2022 Meeting Type: Planning and Zoning Commission
Agenda Type: Submitting Department: Development Services
Prepared by: Paula Woodward, Executive Assistant
Staff Contact Information: John Wesley, Development Services Director
Request to Planning and Zoning Commission (Agenda Language): CONSIDERATION AND
POSSIBLE ACTION of Appointing a Chairperson to the Planning and Zoning Commission.
Staff Summary (Background)
Members of each board and commission shall elect a chair and vice chair from among its own members.
Each chair and vice chair shall serve for one year and until such time as a successor is elected. The chair
shall preside at all meetings and exercise all the usual rights, duties and prerogatives of the head of any
similar organization. The vice chair shall perform the duties of the chair in the chair’s absence or
disability. Vacancies created by any cause shall be filled for the unexpired term by a new election.
(19-15, Added, 09/03/2019)
The Fountain Hills Town Code is current through Ordinance 20-27, passed December 1, 2020.
Disclaimer: The town clerk’s office has the official version of the Fountain Hills Town Code. Users should
contact the town clerk’s office for ordinances passed subsequent to the ordinance cited above.
Related Ordinance, Policy or Guiding Principle
Risk Analysis
Recommendation(s) by Board(s) or Commission(s)
Staff Recommendation(s)
SUGGESTED MOTION
MOVE to appoint _________ to serve as Chairman for one year, effective June 13, 2022 through May
31, 2023.
ITEM 6.
TOWN OF FOUNTAIN HILLS
STAFF REPORT
Meeting Date: 06/13/2022 Meeting Type: Planning and Zoning Commission
Agenda Type: Submitting Department: Development Services
Prepared by: Paula Woodward, Executive Assistant
Staff Contact Information: John Wesley, Development Services Director
Request to Planning and Zoning Commission (Agenda Language): CONSIDERATION AND
POSSIBLE ACTION: Appointing a Vice Chairperson to the Planning and Zoning Commission.
Staff Summary (Background)
Members of each board and commission shall elect a chair and vice chair from among its own members.
Each chair and vice chair shall serve for one year and until such time as a successor is elected. The chair
shall preside at all meetings and exercise all the usual rights, duties and prerogatives of the head of any
similar organization. The vice chair shall perform the duties of the chair in the chair’s absence or
disability. Vacancies created by any cause shall be filled for the unexpired term by a new election.
(19-15, Added, 09/03/2019)
The Fountain Hills Town Code is current through Ordinance 20-27, passed December 1, 2020.
Disclaimer: The town clerk’s office has the official version of the Fountain Hills Town Code. Users should
contact the town clerk’s office for ordinances passed subsequent to the ordinance cited above.
Related Ordinance, Policy or Guiding Principle
N/A
Risk Analysis
N/A
Recommendation(s) by Board(s) or Commission(s)
N/A
Staff Recommendation(s)
N/A
SUGGESTED MOTION
MOVE to appoint _________ to serve as Vice Chairman for one year, effective June 13, 2022 through
MOVE to appoint _________ to serve as Vice Chairman for one year, effective June 13, 2022 through
May 31, 2023.
ITEM 7.
TOWN OF FOUNTAIN HILLS
STAFF REPORT
Meeting Date: 06/13/2022 Meeting Type: Planning and Zoning Commission
Agenda Type: Submitting Department: Development Services
Prepared by: John Wesley, Development Services Director
Staff Contact Information: John Wesley, Development Services Director
Request to Planning and Zoning Commission (Agenda Language): CONSIDERATION AND
POSSIBLE ACTION: A request for a Special Use Permit to allow up to five dwelling units in the C-C
(Common Commercial) zoning district on an 8,000 square-foot lot located at the northwest corner of El
Pueblo Boulevard and Ivory Drive ( Case #SUP22-000001)
Staff Summary (Background)
This item was continued from the May 2022, Commission agenda to allow for further review and
evaluation based on comments and questions raised at the Commission meeting. Comments and
questions from that meeting include:
At that meeting a citizen commented that this lot was not part of the POA and could not use the
associated parking. Documentation has been provided showing that this lot has been
incorporated in to the POA and the person making the previous statements has acknowledged he
was incorrect on his statements.
There was also a comment that this development was intended for commercial uses and that
residential uses would not be allowed. Staff has reviewed history of the zoning on this property
and the associated CC&R's. These documents show that they do allow the option for residential
uses of the lots.
It would be better to rezone to a multifamily zoning than issue the SUP. Staff concurs that it is
generally better to have the zoning district consistent with the actual use. However, given the
existing zoning, plat, partial development, and number of property owners, it will be very difficult
to rezone the property in a way which will function. If it were rezoned to R-3 and developed as a
standalone parcel it could have up to two dwelling units; if developed as an R-4 it could have four
units.
There were questions about using individual meters for each unit verses a single meter for the
development. Either is possible under the building code. Whether a single meter or multiple
meters are used is not part of the zoning ordinance for consideration.
There was concern about having an architecture that fit with the center and surrounding
neighborhood and that the rooftop mechanical will be screened. The screening is required by
code and will be reviewed as part of the site plan. Staff also has concerns with the architecture
and the POA has an architectural committee. During the site plan review staff will work with the
applicant to make these changes to the elevations.
This property is zoned C-C, Common Commercial. This zoning district allows a wide variety of
commercial uses by right. For this lot, or any other lot in Plat 106, development starts with staff review
and approval of a site plan. These plans are reviewed and approved administratively, neither the public
nor Commission see the plans. Staff would work with the applicant to address all the site issues,
including the balance between the parking and building size and use. A single-story office or retail
building on this lot would require 32 parking spaces.
The applicant in this case has submitted a request for a Special Use Permit to see if residential uses are
appropriate in this location. In making their determination and recommendation to Council, the
Commission is to consider the following:
The nature of the use and the special conditions influencing its location in the particular district;
The proposed location of buildings, parking and other facilities within the site;
The amount of traffic likely to be generated and how it will be accommodated; and,
The influence that such factors are likely to exert on adjoining properties.
The Commission may make such suggestions to the Town Council concerning ways a proposed project
may be acceptable and compatible to the area.
A revised site plan has been provided which shows a little over half of the ground floor to be used as
parking for the development, a 2,000 sq. ft. of office space, and five residential apartments. In total, the
development as now proposed will require 20 parking spaces by code, six of which will be provided on
the lot inside the building. This leaves an impact on the overall site of 14 spaces (32 spaces would be
required for an 8,000 sq. ft. commercial use). The proposed plan and impact on parking has been
reviewed by the Plat 106 POA and they have not provided staff with any concerns.
In the May 9 report, staff concluded the proposal for residential uses on this lot would be consistent
with the General Plan designation for this lot. Further, staff determined the proposed use would not be
detrimental to continued commercial development of this center, that it would not be detrimental to
the surrounding neighborhood, and that residential uses could be designed and developed in a manner
that would be desirable. Based on consideration of the impacts of alternative zoning options for the
property, staff now suggests that the maximum number of units that should be allowed is four.
Related Ordinance, Policy or Guiding Principle
Zoning Ordinance Section 2.02, Special Use Permits
Zoning Ordinance Section 12.03, Uses Subject to Special Use Permits in the c-C, C-1, C-2, and C-3 Zoning
Districts Only
2020 General Plan, Thriving Neighborhoods and Character Areas
Risk Analysis
N/A
Recommendation(s) by Board(s) or Commission(s)
N/A
Staff Recommendation(s)
Staff Recommendation(s)
Subject to final site plan approval for a plan that meets code requirements and addresses the parking
needs for the entire center, staff recommends approval of a Special Use Permit allowing up to four
apartments on this lot.
SUGGESTED MOTION
MOVE to approve SUP22-000001 to allow up to four dwelling units as approved through site plan
review.
Attachments
Vicinity Map
Site Plan
Vicinity
CASE: SUP22-000001
SITE / ADDRESS:
15006 N Ivory Drive
APN 176-04-715
REQUEST:
Special Use Permit - Mixed Use
All that is Ariz on a
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ITEM 8.
TOWN OF FOUNTAIN HILLS
STAFF REPORT
Meeting Date: 06/13/2022 Meeting Type: Planning and Zoning Commission
Agenda Type: Submitting Department: Development Services
Prepared by: John Wesley, Development Services Director
Staff Contact Information: John Wesley, Development Services Director
Request to Planning and Zoning Commission (Agenda Language): CONSIDERATION
OF amendments to the Zoning Ordinance, Chapter 7, Parking and Loading Requirements.
Staff Summary (Background)
Staff initiated a review and update to Chapter 7 of the Zoning Ordinance with a presentation to the
Commission in December 2021. At that meeting, the Commission reviewed several items listed by staff
that could be added to the existing ordinance. The Commission directed staff to investigate all the listed
items for consideration. This report provides further review and discussion of the optional items
brought up in the December report and provides the Commission with information on other changes
being considered by staff. The goal of this report is to obtain further direction from the Commission to
facilitate the drafting of an ordinance for consideration.
Overview
Clean up and re-organization. In the current ordinance there are some provisions which are
repeated several times (e.g. the size of a parking stall) and some things which are misplaced
(driveway separation from an intersection). The revisions will include correcting these types of
deficiencies. Also, many of the graphics included are difficult to read and are not properly labeled
to tie into the text. New section headings will be provided to better group and find information.
1.
Various minor updates/changes. Staff will suggest: added language to the purpose and
applicability provision; allow Town Engineer consider alternative pavement treatments other than
asphalt or concrete; add a provision regarding maintenance of the parking lot and landscaping;
require sufficient driveway throat to reduce conflicts near entry; add more options in parking
design table, including provisions for parallel spaces; and include separate requirements for
company vehicles.
2.
Schedule of Required Parking Spaces. The current list of required parking spaces has a number of
issues, some things are not where they should be, there are some very specific uses listed and
others that are not listed, some uses base the requirement on things that change such as number
of employees. Staff is considering revamping the list of uses to a grouping that could also be used
in the permitted use section of each of the zoning districts. This will make it more clear what the
parking requirements are for given uses. Staff has compared our current ordinance requirements
to both other local codes and national standards. The numbers of required parking spaces varies
3.
widely. Staff is proposing parking requirements very similar to what is currently required. A copy
of the draft table is attached for discussion.
Previously Discussed Additions
When staff presented this topic to the Commission in December, there were several items staff sought
feedback on to see if the Commission thought there should be further study to possibly include them in
the revised ordinance. The Commission directed staff to investigate all the ideas presented. The
following is a review of each of these items. In research these topics staff obtain ordinances from
Scottsdale, Mesa, Queen Creek, Gilbert, Buckeye, and Florence and reviewed publications discussing
model ordinances.
Bicycle parking. Scottsdale, Mesa, Queen Creek and Gilbert include requirements for bicycle
parking in their ordinances. Some ordinances are very thorough and detailed with requirements
for the number of bicycle spaces, where they need to be placed, dimensions for facilities to lock
the bicycles, etc. The number of required spaces for these communities include:
Scottsdale: minimum of 2, for lots of 40 vehicle parking spaces or more, 1 bike space per 10
vehicle spaces to a maximum of 100
Mesa: minimum of 3, 1 per 10 up to 50 bike spaces then 1 per 20
Queen Creek: minimum 4 at each building entrance, range of 1 space per 10 to 1 per 30
vehicles
Gilbert: Fewer than 40 parking spaces, 4 bike spaces; 40 or more vehicle parking spaces, 4
bike spaces per entrance
Possible draft language:
Bicycle Parking. In addition to the required vehicle parking spaces, the following bicycle parking
spaces and facilities shall be required:
1. Required bicycle parking. Every principal and accessory use of land which is required to
provide at least twenty (20) vehicular parking spaces shall be required to provide bicycle parking
spaces at a rate of one (1) bicycle parking space per every ten (10) required vehicular parking
spaces. No use shall be required to provide more than twenty (20) bicycle parking spaces.
2. Bicycle parking facilities design. Required bicycle parking facilities shall, at a minimum, provide
a stationary object to which the bicyclist can lock the bicycle frame and both wheels with a user
provided U-shaped lock or cable and lock. The parking facilities shall be located in close proximity
to entrances and other high activity areas, highly visible, active, well-lighted areas without
interfering with pedestrian movements.
Discussion:
The Town's General Plan and Active Transportation Plans encourage the use of alternative forms
of transportation and active, healthy lifestyles. Requiring developments to provide secure places
for people to lock their bikes while shopping will facilitate and encourage the use of bikes. If this
provision were added to the code, it would only be applied for new multifamily, commercial, and
industrial developments or substantial redevelopments.
Maximum parking. Mesa and Florence have provisions setting the maximum number of parking
spaces. This provision is included to limit the size of paved areas that do not see much use. Mesa
sets the maximum number at 125% of the required number, but has some built in exceptions for
high intensity office developments and allows the Zoning Administrator to approve exceptions.
Florence sets the maximum at 120%. Additional can be approved by their Planning and Zoning
Commission.
Possible draft language:
Schedule of Required Parking Spaces. The table below provides the schedule for the minimum
number of parking spaces required for each type of land use. The number of parking spaces
provided by any development shall not exceed 125% of the minimum number of spaces.
Discussion:
The use of a maximum parking limit could be important to limit over-sized parking lots. However,
in Fountain Hills this is probably not a big issue. The Town does not have a lot of existing large
shopping centers and there is no land available for any new centers.
Shared use parking. Gilbert, Queen Creek, Buckeye, Florence, Scottsdale, and Mesa all have
provisions in their ordinances for shared use parking. These ordinances allow parking spaces in
mixed use areas to be double counted (i.e. meet the requirements for the office during the day
and a restaurant in the evening). The ordinances are different, but most the same basic
requirement for submission of a parking study listing the uses and peak parking demand by use.
Most require a parking agreement that ensures the common parking area will remain available for
all the users. Our zoning ordinance has a provision for shared parking in the TCCD zoning district.
We also have shared parking in Plat 208 and the CC, Common Commercial, zoning district.
Possible draft language:
Mixed Use Developments: In the event of mixed-use developments, unless the applicant requests
the use of the Shared Parking Model provided in Section 18.11 C., the total requirement for
off-street parking spaces is the sum of the requirements of the various uses computed
separately. (Note: Most of this language exists, the underlined would be added.)
Discussion:
Providing the opportunity to utilize a shared parking model is becoming common in many
communities. The use of this model helps to encourage mixed use development and keep from
overbuilding parking lots. It can be useful for new development as well as redevelopment of
existing commercial developments.
Tandem parking. Gilbert, Buckeye, Mesa, and Scottsdale have specific provision regarding tandem
parking. Our zoning ordinance prohibits the use of tandem parking spaces in any zoning district
to meet the required number of spaces. The codes in the other communities are similar with
exceptions being allowances for tandem parking in single-family and for valet parking.
Possible draft language:
Single-family and up to 4 units:
Tandem Parking: Single-family dwellings with dedicated parking associated with the
dwelling may utilize tandem parking. In multi-residential developments tandem parking
may only be used for parking in addition to the required parking.
All other:
Tandem parking may be used for full-time valet or attended parking or, as approved by the
Zoning Administrator, for parking in addition to the required parking.
Discussion
This would be a minor change to the ordinance provisions, but would make this parking design
more available for use.
Off-site parking. Scottsdale, Mesa, and Buckeye include provisions allowing for off-site and valet
parking. All of these ordinances establish a maximum distance away for the remote parking (600'
- 1,000') and require a long term agreement from the property owner to provide the remote
parking. One requires ADA parking to still be on-site. One requires an accessible route from the
parking to the use.
Possible draft language
Remote and Valet Parking. Alternate compliance with parking requirements may be approved
through the Special Use Permit process provided in Section 2.02 of the Zoning Ordinance as
provided below.
1. Off-Site Parking. All or a portion of the required off-street parking spaces to be located on a
remote and separate lot from the lot on which the principal use is located, subject to the
standards of this Section.
a. Location. No off-site parking space may be located more than 1,000 feet from the
primary entrance of the use served, measured along the shortest legal, practical walking
route. This distance limitation may be waived if adequate assurances are offered that van
or shuttle service will be operated between the off-site parking areas and the principal use.
b. Off-Site Parking Agreement. An agreement providing for the use of off-site parking,
executed by the parties involved, must be filed with the Zoning Administrator, in an
approved form. Off-site parking privileges will continue in effect only as long as the
agreement, binding on all parties, remains in force. Agreements must guarantee long-term
availability of the parking, commensurate with the use served by the parking, and shall be
recorded with the County Recorder's Office. If an off-site parking agreement lapses or is no
longer valid, then parking must be provided as otherwise required by this Chapter or the
use must terminate.
2. Valet Parking. Valet parking may be authorized as a means of satisfying up to 100 percent
of otherwise applicable off-street parking ratios. In order to approve an alternative parking plan
for valet parking the Zoning Administrator must determine that the proposal satisfies the
approval criteria of off-site parking (see 1, above) and that the valet parking will not cause
interference with the public use of rights-of-way or imperil public safety.
Discussion
The concern with this approach is that a property will develop and then lose the parking needed
to serve the business or activity. Customers would then be forced to use other available parking
in the area, either on street or in adjacent parking lots. The provision described above should
ensure that any off-site parking provided for a use will be available to serve the use long term.
Other Possible Additions
Since completing the previous report, and as part of reviewing codes in other communities,
staff has identified several other provisions the Commission may want to include in a new
ordinance.
Electric vehicle charging. Buckeye, Mesa, and Florence include provisions for electric vehicle
charging in their parking ordinances. In Buckeye the provision states that all parking lots for 20 or
more vehicles will set aside 5% for electric vehicles, hybrids or carpool. It does not specifically
state that charging facilities have to be provided. The Mesa ordinance allows an increase in the
number of compact car spaces that may be allowed as consideration for providing electric car
charging stations. Florence goes the furthest by requiring 1% of the number of space in parking
charging stations. Florence goes the furthest by requiring 1% of the number of space in parking
lots containing 20 or more vehicles or within 100 feet of a highway or major arterial street to
provide conduits to at least 1% of the parking spaces to allow installation of charging stations.
Possible draft language:
Electric Vehicle Charging Stations. Parking lots containing twenty (20) or more spaces serving
multiple unit dwellings, or located within 100 feet of a major arterial street, shall include the
installation of conduits to at least 5% 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. 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.
Discussion
The need for electric vehicle charging stations is going to increase as these types of vehicles
become more common. The proposal above is similar to the Florence provision in requiring only
the conduit upfront, but increases the percentage of spaces to have conduit in anticipation of a
higher demand. This provision would only impact new development or significant redevelopment
of existing development.
Passenger pick up and loading area. While reviewing some development proposals, considering
the needs of an aging population, and the rise of services such as Uber and Lyft, staff thought it
might be beneficial to consider adding language addressing passenger drop off and loading areas.
Of the ordinances reviewed, only Florence has a provision for this type of passenger drop-off.
Possible draft language
Passenger Pick-up and Loading Areas. As required below, passenger pick-up and loading areas
shall be provided adjacent to the primary entrance or entrances. These spaces shall be
identified/signed for this use. The required passenger pick-up and loading spaces shall be in
addition to the minimum required number of spaces listed in Table 7.06 G and the Loading and
Unloading Spaces in 7.06 H.
1. Passenger pick-up and loading areas shall consist of either vehicle turnout lanes located
outside access aisles or oversized parking stalls.
a. A parallel passenger loading space shall be 12 feet x 20 feet with a minimum 12-foot
bypass lane.
b. A 90 degree pull in passenger loading space shall be 12 feet wide by 19 feet long.
2. Passenger loading shall be provided in accordance with the following table.
Passenger Loading Requirements Use Classification Requirement
Assembly Uses 3 spaces
Cultural Institutions 1 space
Day Care Centers 3 spaces
Recreation 2 spaces
Health Care Facilities
Hospitals 2 spaces per public entrance
Urgent Care Facility 1 space
Out Patient Surgery Centers, Medical
Offices and Clinics (greater than 5,000 sf.) 2 spaces per public entrance
Hotels and Lodging 3 spaces
Multifamily 1 per 100 units
Nursing and Convalescent 1 space
Schools, Private as determined by the Town Engineer
Transportation, Passenger Terminals as determined by the Town Engineer
Discussion
As stated above, with the Town's aging population and the increase in use of ride share options,
the need for safe and accessible passenger pick up options is likely to increase. New ordinance
requirements will only impact new development and major redevelopment of existing
developments.
Covered parking. In our desert environment the inside of cars heat up quickly and become
unbearable very quickly. Further, the harsh sun deteriorates the paint. Covered parking is greatly
appreciated to help combat these impacts. Many apartment complexes and a few commercial
developments provide covered parking. Only Mesa has an ordinance requiring covered parking.
Requiring covered parking in some situations helps improve the quality of life for residents.
Possible draft language:
Residential up to 4 dwelling units:
Covered Parking: A minimum of two covered parking space shall be provided per unit.
All other:
Covered Parking. Covered parking shall be provided according to the following
requirements:
1. Multiple-residence, a minimum of one covered space per unit.
2. Office use developments with at least 10 parking spaces, one covered space per
office suite.
Discussion
Providing a requirement for covered parking sets a higher standard for the community. One
practical impact would be if a homeowner wants to enclose their garage as livable space, they
would need to replace that covered parking with other covered parking on their lot. Multifamily
and office developments would also be required to provide a minimum level of covered parking.
The requirement would apply to new construction and major redevelopment of existing
developments.
Related Ordinance, Policy or Guiding Principle
Zoning Ordinance Chapter 7, Parking and Loading
Risk Analysis
N/A
Recommendation(s) by Board(s) or Commission(s)
N/A
Staff Recommendation(s)
At this meeting staff is looking for discussion and direction from the Commission as to which, if any, of
the changes listed should be included in a draft ordinance.
SUGGESTED MOTION
Staff is looking for direction from the Commission, but a formal vote is not anticipated.
Attachments
Schedule of Required Parking
Schedule of Required Parking Spaces
Land Use Proposed Standard
Open space
Golf Courses 2 spaces per tee plus required spaces for
restaurant/pro shop if provided
Park Land As needed
Trails/Trailhead As needed
Undeveloped Natural Land None
Residential
Single, Attached or Detached
Duplex
2 per unit
Accessory Dwelling Unit 1 additional space
Multiple Residence
Efficiency and 1 Bedroom 1.75 per unit; ½ requirement for senior
designated housing
2 or more Bedroom 2.25 per unit; ½ requirement for senior
designated housing
Group Housing
Boarding House 2 plus one per sleeping room
Dormitory 1 per sleeping room
Home day care 2 additional off street spaces above the number
required for the primary use
Model home/sales centers 2 plus two for each model home
Non-Residential
Animal services (kennels, day care,
groomers, veterinary)
1 per 375 sq. ft. of gross floor area including
indoor kennel area
Kennel only – 1 per 500 sq. ft. of gross floor area
Assembly uses (clubs and lodges, places
of worship, theaters, event centers,
entertainment, funeral parlors,
gymnasiums, meeting rooms as part
of other uses, etc.)
Eating and drinking establishments
1 per 75 sq. ft. of gross floor area including
outdoor assembly and dining areas
Automotive uses
Automobile, truck, and RV sales and
rentals
1 per 200 sq. ft. of gross floor area plus 1 for
every 10 outdoor vehicle display spaces
Large truck and construction
equipment sales and rental
1 per 200 sq. ft. of gross floor area
Automotive repair Major – 3 per bay
Minor – 4 per bay
Schedule of Required Parking Spaces
Car wash Self-service – 2 stacking spaces behind each wash
bay, plus one space per wash bay for drying, plus
one for each vacuum, plus 1
Automatic – 5 stacking spaces before the order
box, plus one for each vacuum, plus 3
Business and office uses (professional
offices, medical offices, government
offices, maintenance facilities, banks,
contractor offices, etc.)
Business support uses (copy shops,
blueprint services, office equipment
rental, custodial services, etc.)
Community and cultural (museums,
libraries, art galleries, etc.)
Food and beverage stores (bakeries,
convenience stores, general markets,
liquor stores, catering, etc.)
Personal services (laundries, barbers,
beauty shops, etc.)
Personal Storage (“mini”-storage,
indoor and outdoor)
Studios (fine and performing arts,
includes instruction and sales of items
produced)
1 per 250 sq. ft. of gross floor area
Personal storage uses –
Requirement is for office/leasing area, plus 1 for
resident manager and 1 for every 100 storage
units. For exterior access storage units, drive
aisles may be allowed to meet the parking
requirement if of sufficient width.
Medical offices and convenience stores 1 per 200
sq. ft. of gross floor area
Child/Adult care facilities (non-
residential)
1 per 375 of gross floor area
Fueling stations 1 for every 4 fuel dispensing/charging stations
(plus requirements for convenience store if
applicable)
Hospitals 3 per patient bed (emergency and in-patient)
plus 1 per 200 sq. ft. of gross floor area for
urgent care, out-patient services, or other
associated activities
Hotels and Lodging 1.2 per guest room plus 1 per 250 sq. ft. of gross
floor area for meeting space
Landscape nurseries and materials
Art, metal and ornamental iron shops
Light Assembly/cabinet shops
Light Industrial
General Industrial
Research and testing laboratories
Wholesaling
1 per 300 sq. ft. of gross floor area plus 1 per
1,000 sq. ft. of outdoor sales and display
Schedule of Required Parking Spaces
Major Utilities
Radio and television broadcasting
Maintenance and repair services 1 per 400 sq. ft. of gross floor area
Nursing and Convalescent 1 per 3 residents maximum capacity
Recreation (bowling centers,
amusement arcades, driving ranges,
fitness centers, miniature golf, etc.)
1 per 200 sq. ft. of gross floor area plus 1 per 400
sq. ft. of outdoor activity area accessible to the
public
Retail not elsewhere classified
Rental facilities (other than automotive)
1 per 350 sq. ft. of gross floor area
Furniture and other large item stores – 1 per 500
sq. ft. of gross floor area
Add 1 per 800 sq. ft. of outdoor area used for
display
Schools
Colleges or Universities
Commercial trade schools
Industrial trade schools
Primary or secondary schools
Per parking study for non-primary or secondary
schools
Primary: 1.25 per classroom plus 1 per 200 sq. ft.
of gross floor area of office areas
Secondary: 10 per classroom plus 1 per 200 sq.
ft. of gross floor area of office areas
Outdoor Storage
Minor Utilities
1 per 500 sq. ft. of gross floor area plus 1 per
5,000 sq. ft. of area used for outdoor storage
Recycling and Salvage 1 per 300 sq. ft. of gross floor area of office or
interior customer area; plus 1 per 750 sq. ft. of
gross floor area for buildings used for processing;
plus 1 per 10,000 sq. ft. of area used for outdoor
storage