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STRATEGIC OUTCOMES |
ACTION |
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Department: |
☐ Safe & Prosperous |
☐ Motion |
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Planning & Neighborhood Svc |
☒ Active & Appealing |
☐ Resolution |
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☒ Respected & Responsible |
☐ Ordinance - Introduction |
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Division: |
☐ Connected & Engaged |
☒ Ordinance - Adoption |
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Community Planning |
☐ Unique & Creative |
☐ Public Hearing |
TITLE:
title
Text Amendment: Off-Street Parking
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SUMMARY RECOMMENDATION:
Summary Recommendation
Amend Title 15, Chapter 154 of the Yuma City Code, Article 16 Off-Street Parking and Loading Regulations, to update provisions related to off-street parking (Planning and Neighborhood Services/Community Planning) (Alyssa Linville)
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STRATEGIC OUTCOME:
The proposed text amendment will facilitate reducing the costs associated with development and the impacts of the urban heat island effect, while also freeing land for additional development opportunity, supporting the City Council’s strategic outcomes of Active and Appealing and Respected and Responsible.
REPORT:
This text amendment updates the existing off-street parking regulations to reduce the number of required parking spaces for certain uses, updates the section on permitted reductions for special circumstances, clarifies language and provisions related to shared parking, formalizes allowances for compact parking, and updates language related to the parking of vehicles and recreational vehicles within the front yard setback of residentially zoned properties.
The goal of the text amendment is to provide adequate parking while limiting excessive, unnecessary parking spaces. Land within the City is a finite resource that can be put to a more productive use than parking. With the cost of one surface parking space exceeding $5,000, reducing parking also serves to reduce the cost of development. Fewer parking spaces also allow for a more walkable environment and reduce the impacts of the urban heat island effect.
Below is a more detailed description of each proposed amendment:
1. Paving materials: In an effort to reduce pavement requirements within residential districts, the proposed amendment identifies the use of rock or gravel for certain primary and secondary parking areas. Additionally, the proposed amendment formalizes provisions for utilizing ribbon driveways for single and two-family residential developments.
2. Shared parking: The proposed amendment attempts to simplify and encourage the use of shared parking agreements when mixed use developments support such a design.
3. Parking space dimensions: This component of the amendment will locate parking stall dimensions into one singular location of the code, as well as identify provisions for compact parking and parking space overhangs.
4. Parking in residential districts: The code currently permits 40% of the front yard setback to be utilized for parking. The proposed amendment will increase this amount to 60%, which has proven to be a more feasible and realistic parking need within our community.
5. Recreational vehicle parking: The proposed amendment will limit the number of recreational vehicles permitted to park within the front yard setback to one. Any additional vehicles will need to be parked and/or stored beyond the front yard setback.
6. Parking spaces required: The proposed reductions in the parking requirements are based on national standards as well as recent development trends specific to our community and communities across Arizona. Parking reductions identified within this amendment include, but are not limited to, restaurants, education facilities, hotels, medical offices, general offices, and multiple-dwelling units.
7. Redevelopment areas: The proposed amendment makes several changes to ease barriers to development in the infill area, which is defined as those areas designated in the Redevelopment Element of the General Plan. For these specific areas, the amendment allows on-street parking to be counted towards 50% of the parking requirement for single, two-family and three-family dwellings, and allows a 20% percent reduction of the total parking requirement for non-residential uses.
Public outreach was a major component throughout this process. During the initial drafting of the update, staff met with several local designers to seek input and suggestions on how to better reflect the parking needs of our community. Then, once a draft was complete, the draft was provided to the development community for further review and comments. Overall, the feedback has been positive; all were excited to see such an inclusive approach to the update and appreciative of the opportunity to review and provide feedback on the proposed amendment.
On October 23, 2023, the Planning and Zoning Commission voted to recommend APPROVAL (5-0) of the request by the City of Yuma for a Zoning Code Text Amendment to amend Title 15, Chapter 154, Article 16 Off-Street Parking and Loading Regulations, to update provisions related to off-street parking.
PUBLIC COMMENTS - EXCERPT FROM PLANNING AND ZONING COMMISSION MEETING MINUTES:
QUESTIONS FOR STAFF
None
PUBLIC COMMENT
“Gary Wright, 1801 S. 18th Ave, Yuma, AZ expressed his concerns regarding off-street parking and concerns on how the proposed text amendment would affect public safety. Wright asked if the reason why parking is being increased in residential areas was because of a shortage of commercial property in the City of Yuma.
“Andrew McGarvie, Engineering Manager said he couldn’t answer that question.
“John Mahon, Planning and Zoning Commissioner stated that the intent of the proposed text amendment is not to add additional parking to the streets but to allow for better development. Mahon noted that current parking regulations kill projects and that the proposed text amendment would allow growth and better future development.
“Alyssa Linville, Director of Planning and Neighborhood Services addressed Wright’s concerns regarding the parking and stated that the current regulation are not realistic for the community. Linville noted that recreational vehicle parking has been allowed since 2017, noting that the proposed text amendment would just limit the number of recreational vehicles allowed to park in the front yard setback. Linville also said that the proposed text amendment is in response to community comments that staff have received.
“Commissioner Mahon congratulated Linville and staff for keeping up with parking regulations.
“Chris Hamel, Planning and Zoning Commissioner addressed the fire safety concerns brought up by Wright and said that the proposed text amendment wouldn’t be a problem for public safety.
“Branden Freeman, Planning and Zoning Commissioner stated that the proposed text amendment was provided to the Fire Department, and they had no comments in opposition.
MOTION
“Motion by Freeman, second by Mahon to APPROVE ZONE-41775-2023 as presented.
“Motion carried unanimously, (5-0) with two absent.’
FISCAL REQUIREMENTS:
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CITY FUNDS: |
$ 0.00 |
BUDGETED: |
$ 0.00 |
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STATE FUNDS: |
$ 0.00 |
AVAILABLE TO TRANSFER: |
$ 0.00 |
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FEDERAL FUNDS: |
$ 0.00 |
IN CONTINGENCY: |
$ 0.00 |
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OTHER SOURCES: |
$ 0.00 |
FUNDING: ACCOUNT/FUND #/CIP |
TOTAL $ 0.00
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To total; right click number & choose “Update Field” |
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FISCAL IMPACT STATEMENT:
NONE
ADDITIONAL INFORMATION:
SUPPORTING DOCUMENTS NOT ATTACHED TO THE CITY COUNCIL ACTION FORM THAT ARE ON FILE IN THE OFFICE OF THE CITY CLERK:
NONE
IF CITY COUNCIL ACTION INCLUDES A CONTRACT, LEASE OR AGREEMENT, WHO WILL BE RESPONSIBLE FOR ROUTING THE DOCUMENT FOR SIGNATURE AFTER CITY COUNCIL APPROVAL?
☐ Department
☒ City Clerk’s Office
☐ Document to be recorded
☒ Document to be codified
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Acting City Administrator: |
Date: |
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Jennifer Reichelt for John D. Simonton |
12/13/2023 |
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Reviewed by City Attorney: |
Date: |
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Richard W. Files |
12/13/2023 |