Section 18.11 Parking and Loading
A. The regulations in Chapter 7 – Parking & Loading Requirements shall apply, except where provided for in this Chapter.
B. A shared parking plan may be proposed for developments within the TCCD according to the following guidelines:
1. Parking requirements for development projects that contain two (2) or more nonresidential uses and that contain a minimum of 50,000 square feet of gross floor area may be satisfied with shared parking.
2. Shared parking may be approved only when the subject uses have inherent differences in parking activity patterns, the combined parking requirement will not exceed the available parking supply, and the right of joint use of a parking facility is evidenced by a contract establishing joint use.
3. Shared parking areas must display signage indicating the availability of the parking spaces for users of the participating properties.
4. A shared parking plan shall be subject to review and approval by the Planning and Zoning Commission during Site Plan review.
5. Shared parking shall conform to the following standards:
a. Location: Parking shall be provided on the same or a contiguous lot or in an adjacent public right-of-way. Parking may be provided off-site with professional analysis that the proximity of the parking (maximum distance=600’ from the development property perimeter) is acceptable according to industry standards.
b. Shared Parking Model: The shared parking model shall be used as a basis for predicting the parking requirements for a particular mix of uses on a site.
c. Shared Parking Report: When using a shared parking plan, the applicants calculation of shared parking requirements shall be submitted with the development plan and/or land use proposal in the form of a shared parking report consisting of a review of the existing and proposed parking conditions on site, including:
(1). A brief history of the phases of site development, with details of Town approvals of variances, special use permits, or any other applicable land use approvals.
(2). An overview of any parking problems that currently exist on the site, based on personal interviews with tenants, managers, and owners, and on direct observations and counts by the preparer.
(3). A comparison of the parking required by ordinance or the shared parking model with the parking provided both for current and proposed uses on site.
(4). A discussion for the probable scenarios and problems that will need to be addressed if the parking is provided in relation to demand, as proposed in the shared parking plan.
(5). Any special conditions to protect the public interest recommended by the preparer if the project is approved as proposed.
d. Implementation: The owner or manager of a project approved under the shared parking model, once built, shall maintain an accurate, up-to-date record of the usage of the net floor area for the project, both occupied and vacant, according to type of use. The Planning and Zoning Director may require this record be provided when the owner applies for a new land use or development approval for the subject parcel.
A summary of all implementation strategies needed to deal with the anticipated problems mentioned in above shall be submitted, including an analysis of the following:
(1). Ride sharing (incentives for carpools or vanpooling) and programs to encourage high occupancy vehicles through specific incentives and policies.
(2). Alternative styles of transportation (encourage bicycles, motorcycles, walking); consider market rates for employee parking, promote off-peak trips, etc.
(3). Convenient pedestrian circulations on-site (ensures quality designs of walkways; create parking zones; cluster uses sharing customers, etc.)
(4). Efficient uses of parking (supply a mix of short-term and long-term parking; cluster uses sharing parking; minimize reserved spaces; consider permits, etc.)
(5). Effective management (assign administrative responsibility for program to one person, section or company; achieve consistency in policy and enforcement; undertake periodic monitoring; file update reports with Town, review impact of new tenants, etc.).
(6). Accommodation and location for disabled parking to provide ease of access to uses on site.
e. Easements: Owner Affidavit; Parking Association. When shared parking is permitted, the applicant shall ensure that all owner(s) of the property on which the shared parking is located shall, prior to Site Plan approval, (1) record an irrevocable easement over such property for the benefit of the applicant’s property and (2) file a parking affidavit with the Planning and Zoning Director indicating the (A) the joint use is acceptable and will not interfere with the owner’s current use and (B) owner agrees and understands that future development on the owner’s property may be limited due to the shared parking. In cases where parking for a project is to be provided on more than one (1) lot, a parking association shall be formed by the owners of the affected parcels prior to site plan approval. Documentation of the association’s recorded conditions, covenants and restrictions shall be provided to the Planning and Zoning Director, or designee, prior to site plan approval and shall be in a form acceptable to the Town Attorney.
f. Street parking calculation: On-street parking located directly adjacent to the development site may be considered when calculating the parking provided and required by the standard shared parking model.
g. Tandem Parking: Tandem parking spaces, two cars occupying one extra deep parking space (9’x36’ minimum), may be used and calculated as two spaces for residential parking only, and only in such cases where both spaces will either be designated for a single household or controlled by a parking attendant.
C. Shared Parking Model:
1. The Town of Fountain Hills shared parking model shall be used as a basis for predicting the parking demand for a particular mix of uses on a site. Some uses (like nightclubs) peak in the evening; others (like offices) peak during the day. Where different uses need parking at different times of the day, there is an opportunity for them to share parking. This means that the total number of parking spaces needed to serve a “Mixed-Use” site (the parking demand, may be somewhat less than the number of parking spaces that would have to be provided if each of the uses had to provide parking on its own as required by Chapter 7 of this Ordinance.
2. The shared parking model is a tool for estimating the parking demand of a specific mix of uses. Each of the demand curves represents the parking needed for an average, typical use, based on studies and observations. The “curves” are represented below as a table showing the percent of the ordinance requirement for such uses, by hour of day.
3. The shared parking model may be used to calculate the shared parking needs for a Town Center Commercial District (TCCD) development project. In addition, to calculating the joint use requirements for a proposed development the shared parking model also calculates the reserved parking requirements for such standard uses as office, restaurant, retail and residential uses.
4. An applicant may submit for review and approval, an alternative to the shared parking model set forth in this Subsection 18.11(C). The applicant’s shared parking alternative shall be based on the Urban Land Institute shared parking model and shall be submitted to the Town for review by an independent shared parking expert selected by the Town. Funds in an amount adequate to pay for the review of the alternative shared parking proposal shall be submitted to the Town at the time of submittal of the shared parking alternative. Any unexpended funds will be returned to the applicant.
How to Determine the Total Parking Requirement for Shared Parking Facilities | ||||||
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For each applicable general land use category, calculate the number of spaces required for a use as indicated in Section 7.04(G) as if it were the only use. Use those figures for each land use to calculate the number of spaces required for each of the six time periods by multiplying the full parking requirement by the percentage figure shown. For each time period, add the number of spaces required for all applicable land uses to obtain a grand total for each of the six time periods. Select the single time period with the highest total parking requirement and use that total as the shared parking requirement. | ||||||
General Land Use Classification | Weekdays | Weekends | ||||
Midnight – | 7 AM – | 6 PM – Midnight | Midnight – | 7 AM – | 6 PM – Midnight | |
Office & Commercial | 5% | 100% | 5% | 0% | 10% | 0% |
Retail | 0% | 90% | 60% | 0% | 100% | 65% |
10% | 60% | 100% | 10% | 65% | 100% | |
Lodging | 95% | 60% | 80% | 100% | 65% | 90% |
Residential | 100% | 100% | 100% | 100% | 100% | 100% |
Cinema | 0% | 55% | 80% | 0% | 75% | 100% |
Community | 0% | 60% | 80% | 0% | 80% | 100% |