EX.7 P-25-46-CUP-Parking Analysis

EX.7 P-25-46-CUP Parking Analysis

Parking Analysis 
 
2 
Bella Norte – Junction Street/Idaho Road 
Table of Contents 
 
Project Description ___________________________________________________________ 3 
Study Methodology ___________________________________________________________ 3 
Proposed Parking Design ______________________________________________________ 3 
Parking Requirements per City of Apache Junction________________________________ 7 
Institute of Transportation Engineers Parking Requirements ________________________ 8 
Urban Land Institute Parking Requirements _____________________________________ 8 
Parking Ratios in Nearby Jurisdictions __________________________________________ 9 
Conclusion _________________________________________________________________ 10 
 
 
Table of Figures 
 
Figure 1 – Vicinity Map ________________________________________________________4 
Figure 2 – Site Plan ____________________________________________________________5 
Figure 3 – Parking Zones _______________________________________________________6 
 
 
 
List of Tables 
 
Table 1 – City of Apache Junction Parking Requirements____________________________7 
Table 2 – Institute of Transportation Engineers Parking Requirements ________________8 
Table 3 – Urban Land Institute Parking Requirements ______________________________9 
Table 4 – Parking Requirements by Jurisdiction ___________________________________9 
Table 5 – Parking Surplus Expected in Nearby Jurisdictions ________________________10 
 
 
 
 
 
 
 
 
 
 
Prepared By: 
Andrew Smigielski, PE, PTOE, PTP 
Blen Antoine, EIT

Parking Analysis 
 
3 
Bella Norte – Junction Street/Idaho Road 
BELLA NORTE 
JUNCTION STREET/IDAHO ROAD 
PARKING ANALYSIS 
 
Project Description 
 
Bela Flor Communities is proposing a new multi-family development on the northeast corner of 
Junction Street/Idaho Road in Apache Junction, Arizona. The vicinity of the project is shown in 
Figure 1. The site will be located as shown in Figure 2. The project will consist of 210 multi-
family housing units across ten buildings and will be served by 408 parking spaces. The purpose 
of this parking analysis is to determine the parking needs/requirements of the proposed 
development. 
 
The author of this report is a registered professional engineer (civil) in the State of Arizona having 
specific expertise and experience in the preparation of parking analyses. 
 
 
Study Methodology 
 
In order to analyze and evaluate the parking requirements for the project: 
 
• A review of the site plan was performed to verify the number of existing parking spaces 
and identify distinct parking zones.  
• A review of City of Apache Junction (AJ) parking requirements was performed to 
determine the appropriate parking ratios for the site.  
• The AJ required number of parking spaces was determined. 
• The Institute of Transportation Engineers (ITE) parking demand was estimated using 
Parking Generation Manual 6th Edition. 
• Urban Land Institute (ULI) parking demand was determined using Shared Parking 3rd 
Edition. 
• A review of nearby jurisdiction’s parking requirements was completed. 
 
 
Proposed Parking Design 
 
The proposed parking lot can be divided into five distinct parking zones based on drive aisles and 
site layout, as shown in Figure 3. Zone 1 is on the west side of the site, parallel to Idaho Road, 
while Zones 2 and 3 are located on the north side. Zone 4 is positioned on the east side, and Zone 
5 is along Junction Street to the south. All zones are available to residents and visitors, however it 
is anticipated that only visitors and the leasing office will utilize parking lot Zone 2, located 
between two resident access gates that serve Zones 1 and 3. While residents may park in Zone 5, 
the zone will not include any covered parking spaces specifically reserved for resident use.

Parking Analysis 
 
4 
Bella Norte – Junction Street/Idaho Road 
Figure 1 – Vicinity Map

Figure 2 - Site Plan

Figure 3 - Parking Zones
Zone 4
Zone 5
Zone 1
Zone 3
Zone 2

Parking Analysis 
 
7 
Bella Norte – Junction Street/Idaho Road 
Available parking spaces for Bella Norte are as follows: 
 
• Zone 1 – 153 parking spaces  
• Zone 2 – 6 parking spaces  
• Zone 3 – 81 parking spaces  
• Zone 4 – 121 parking spaces  
• Zone 5 – 47 parking spaces  
 
The site will have a total of 408 parking spaces, which include 9 handicap accessible parking 
spaces and 12 electric vehicle charging parking spaces. 
 
 
Parking Requirements per City of Apache Junction 
 
The project will consist of 210 multi-family housing units, 60 dwelling units will be one-bedroom 
apartments and 150 units will provide two or more bedrooms. 
 
AJ provides parking requirements for various land uses in Table 7-1: Number of Parking Stalls 
Required, found in Chapter 1: Zoning Ordinance of the Apache Junction City Code, Volume 
II: Land Development Code, 2024. The project land uses and resulting AJ parking requirements 
are shown in Table 1. 
 
Table 1 – City of Apache Junction Parking Requirements 
 
 
 
 
As shown in Table 1, the project site is expected to require 453 parking spaces per AJ standards, 
corresponding to an expected deficit of 45 parking spaces when compared to the proposed 408 
parking spaces. 
 
 
 
One-bedroom apartment
1.5 spaces per dwelling unit.
60 du
90
Two or more bedroom apartment
2 spaces per dwelling unit.
150 du
300
Guest parking of multi-family style 
communities, townhomes and 
condominium subdivisions
0.3 spaces per dwelling unit.
210 du
63
453
du - dwelling unit
Total 
Size
Minimum 
Parking Spaces
Apache Junction Parking 
Requirements
Project Site Total
Land Use

Parking Analysis 
 
8 
Bella Norte – Junction Street/Idaho Road 
Institute of Transportation Engineers Parking Requirements 
 
ITE provides nationally agreed upon parking demand data for multiple land uses. National parking 
rates from the Parking Generation Manual 6th Edition (October 2023) were reviewed to provide a 
comparison to AJ requirements and the proposed 408  parking spaces. Parking generation for the 
site was estimated based on 210 dwelling units of low-rise multi-family housing in a general 
urban/suburban location that is not close to rail transit. It was assumed that the development will 
have three floors per building and each building will have at least one dwelling unit with two or 
more bedrooms. In order to provide a conservative analysis, the weekday rate was used. The ITE 
parking rate accounts for all expected parking needs for the site, including both guest and resident 
parking. The ITE parking requirement for the project site is shown in Table 2.  
 
Table 2 – Institute of Transportation Engineers Parking Requirements 
 
 
 
 
Table 2 shows the project site is expected to require 267 parking spaces during the time of peak 
period parking demand per ITE standards, corresponding to an expected surplus of 141 parking 
spaces when compared to the proposed 408 parking spaces.  
 
 
Urban Land Institute Parking Requirements 
 
ULI is a globally recognized authority that establishes peak parking ratios for multiple land uses 
and establishes adjustments that account for time of year, time of day, multimodal transportation, 
and shared parking interaction. Global parking rates from the Shared Parking 3rd Edition (March 
2020) were reviewed to provide a comparison to AJ requirements and the proposed 408 parking 
spaces. In order to provide a conservative analysis for the project site, the highest (weekend) peak 
ratio was used with no adjustments. Unlike AJ and ITE, ULI provides separate parking 
requirements for two-bedroom units and three-or-more-bedroom units within a residential land 
use. Parking generation for the site was estimated based on 60 one-bedroom units, 108 two-
bedroom units, and 42 three-bedroom units. The ULI parking rate accounts for all anticipated 
parking needs, including both guest and resident parking. The ULI parking requirement for project 
site is shown in Table 3.  
 
 
 
Multifamily Housing 2+ BR (Low-Rise)
220
1.27 space per dwelling unit
210 du
267
du - dwelling unit, BR - bedroom
Land Use
Total 
Size
ITE Parking Requirements
Minimum 
Parking Spaces 
Needed
Land Use 
Code

Parking Analysis 
 
9 
Bella Norte – Junction Street/Idaho Road 
Table 3 – Urban Land Institute Parking Requirements 
 
 
 
 
Table 3 shows the project site is expected to require 370 parking spaces during the time of peak 
period parking demand per ULI standards, corresponding to an expected surplus of 38 parking 
spaces when compared to the proposed 408 parking spaces.  
 
 
Parking Ratios in Nearby Jurisdictions 
 
Based on ITE and ULI requirements, the proposed site is expected to adequately accommodate the 
parking demand. Parking requirements of various nearby jurisdictions were reviewed to provide a 
comparative analysis and further evaluate the site. If guest parking rates are not explicitly stated, 
the multi-family parking requirements for these agencies are assumed to encompass both 
residential and guest parking. The result of this review is shown in Table 4.  
 
Table 4 – Parking Requirements by Jurisdiction 
 
 
Table 4 shows that the proposed project would require between 315 and 390 parking spaces if it 
were located in Phoenix, El Mirage, or Goodyear. 
 
 
 
 
Residential - 1 bedroom
1.05 spaces per dwelling unit.
60 du
63
Residential - 2 bedrooms
1.80 spaces per dwelling unit.
108 du
195
Residential - 3+ bedrooms
2.65 spaces per dwelling unit.
42 du
112
370
du - dwelling unit
Land Use
ULI Parking Requirements
Total 
Size
Minimum 
Parking Spaces
Project Site Total
Land Use
Parking Requirements
Jurisdiction
Total Size
Minimum Parking 
Spaces
Dwelling, multi-family
1.5 spaces per unit
Phoenix, Arizona
210 du
315
Dwelling, multi-family
1.5 space per unit (one bedroom)
1.5 space per unit (two bedroom)
2 spaces per unit (three or more bedrooms)
El Mirage, Arizona
60 du (one bedroom)
108 du (2 bedrooms)
42 du (3 bedrooms)
336
Multi-family
1.5 space per unit (one bedroom)
2 spaces per unit (two or more bedrooms)
Goodyear, Arizona
60 du (one bedroom)
150 du (2+ bedrooms)
390
du - dwelling unit

Parking Analysis 
 
10 
Bella Norte – Junction Street/Idaho Road 
Conclusion 
 
The AJ standard parking rate for multi-family development results in a requirement of 453 parking 
spaces, corresponding to an expected deficit of 48 parking spaces. According to the ITE parking 
demand data, the project is expected to have a parking surplus of  141  parking spaces. The ULI 
peak parking demand data indicates a 38 parking space surplus for the project. The same site would 
be considered to have adequate parking based on the requirements of several nearby jurisdictions. 
Table 5 shows these nearby jurisdictions, the minimum parking requirements in the jurisdiction, 
and the resulting parking surplus that would exist at the site with the proposed 408 parking spaces. 
 
Table 5 – Parking Surplus Expected in Nearby Jurisdictions 
 
 
 
 
Table 5 shows that the Bella Norte project would have a parking surplus between 18 and 93 
parking spaces based on Phoenix, El Mirage, or Goodyear parking standards.  
 
The proposed 408 parking spaces are expected to adequately meet the parking demands of the 
Bella Norte project. 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
p:\projects 2025\25021 - 88 north parking (apache junction)\traffic analysis\report\initial\88np sealed 250424.docx 
Jurisdiction
Minimum Parking 
Spaces Required
Proposed Parking 
Spaces
Parking 
Surplus/Deficit 
Phoenix, Arizona
315
408
93
El Mirage, Arizona
336
408
72
Goodyear, Arizona
390
408
18