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PLH22-0031 Dobson Town Place PDP Amendment Development Booklet Contents 3… Narrative 7… Site Plan 8… Parking Contingency Plan 10… PDP05-0029 Conditions of Approval 12… Parking Demand Study 12472.1.3261105.1 GAMMAGE & BURNHAM, PLC ATTORNEYS AT LAW 40 NORTH CENTRAL AVENUE 20TH FLOOR PHOENIX, ARIZONA 85004 TELEPHONE (602) 256-0566 FACSIMILE (602) 256-4475 ___________________ Dennis M. Newcombe DIRECT (602) 256-4446 E-Mail Address: dnewcombe@gblaw.com November 4, 2022 VIA DIGITAL SUBMITTAL Harley Mehlhorn, City Planner City of Chandler Development Services Planning Division Chandler, Arizona 85225 Re: Dobson Medical Office [Case: PLH22-0031] Proposed Plan of Development Plan (PDP05-0029). Stipulation Amendment for a Proposed Medical Office Use/Parking Reduction. Existing Zoning Planned Area Development for Community Commercial (C-2). 2715 South Alma School Road. Dear Harley: As you know, we represent Stratton Road Realty LLC (“Stratton”) regarding their approximately 5.6-acre commercial office center located at 2715 South Alma School Road, which is north of the northeast corner of Alma School and Queen Creek Roads (the “Site”). Stratton purchased the Site in 2021 to expand the need of medical office within this area of Chandler. The Plan of Development Plan (“PDP”) associated with the Site was approved in 2005 (Case: PDP05-0029) for some medical office square footage (i.e., 40%), but Stratton now wants to expand/convert that remaining general office square footage to 100% medical office. To accomplish this endeavor, we need to delete the following 2005 stipulation below from the prior PDP approval. [CURRENT] Case PDP05-0029 – Stipulation Number 6: A maximum of 17,800 square feet may be used for medical uses (40% of the total square footage). [PROPOSED] Case PDP05-0029 – Deletion of Stipulation Number 6: A maximum of 17,800 square feet may be used for medical uses (40% of the total square footage). Harley Mehlhorn, City Planner Dobson Town Place [Case: PLH22-0031] November 4, 2022 Page 2 of 3 _________________ With that being said, we believe this is a reasonable and necessary request due to the current market for medical office in the area, the current industry standards for parking medical office users, the typical logistics of a medical office today, and to maintain long-term, sustainable economic viability at this commercial office center. The following are some background points to assist in the review of this request. 1. Stratton purchased the Site in July of 2021. The current occupancy is almost 40% full of medical office users today or meeting the 2005 stipulation with plenty of parking to spare. 2. There is a severe lack of medical office buildings available in this area of Chandler. As such, there are a lot of medical practices that want to service this area and need a specific amount of office space but are locating further away or in other cities due to lack of options. Seven (7) competitive properties have a combined vacancy of 1.2% further exemplifying lack of medical office supply in the market. 3. J.T. Taylor, Vice President, Healthcare Real Estate, with ORION Investment Real Estate has stated in his enclosed letter to the city of Chandler that (emphasis added): “Without a doubt, medical tenants are currently having the hardest time finding medical office space to buy or lease in the southeast valley; specifically in Gilbert & Chandler. The medical office cluster area near Chandler's Dignity Regional Hospital and in the medical office condominium developments near or south of Loop-202 have less than 2% vacancy.” … “This shortage of available space is reducing medical provider options for Chandler residents and giving submarket landlords the ability to charge higher rents and offer less terms which can potentially be passed on to residents as higher medical costs.” (See Enclosed: T. Taylor, Vice President, Healthcare Real Estate, with ORION Investment Real Estate Letter Dated September 1, 2022) 4. The existing/2005 PDP approved site plan will not be changing, and the layout of the parking areas, landscaping, buildings, etc. will remain as shown – only the specific user/parking ratio will change. (See Enclosed: Site Plan Amendment 2022) 5. Due to the current market demand/function of medical office users (e.g., telemedicine/telecommuting, reserved parking, patient visits by appointment only, etc.) the parking needs are much less and the current parking at this Site can more than handle the increased square footage of medical office. Harley Mehlhorn, City Planner Dobson Town Place [Case: PLH22-0031] November 4, 2022 Page 3 of 3 _________________ 6. Parking is not a “static” principle and as such: as society/technology evolves; as areas develop/infill; as greater multi-modal options become available, etc. and as such parking requirements/dynamics along with reasonable/justifiable relief of parking for users has been occurring in Chandler and throughout the Valley for years. Specifically, we are proposing to “shore-up” our request and to prove we have more than sufficient parking today by utilizing the City of Chandler’s Code of Ordinances, Section 35-1807, to effectuate a “parking reduction.” (See Enclosed: Lōkahi, LLC Parking Demand Study for the Site, Dated May 3, 2022) The Lōkahi Parking Demand Study states that if the Site is parked as 100% medical office, per the City Code, we would be required to have 294 parking spaces and, with the existing 253 parking spaces, this represents a reduction of 41 parking spaces or a 13.9% reduction (i.e., the City’s Code has an allowance for a 40% maximum reduction) to park the Site. To justify this nominal reduction, the City Code permits “parking demand estimates” to be calculated using parking generation studies from ITE and ULI, which both show a significant surplus of available parking spaces would exist (i.e., 50-111 spaces). Clearly the proposed 100% use of the Site for medical office along with the existing number of parking spaces will more than meet the need – in fact there would be a significant parking excess as a buffer too. Suffice to say, the ownership and our office believe we will not have any issue parking the Site sufficiently onsite with the existing parking spaces. However, to provide some comfort/certainty, we would be willing to stipulate a 1-year review with city Staff to review the status of the parking situation and, if necessary, work with the city Staff on providing either a passenger loading zone for autonomous/ride sharing (City Code provides a 10% reduction, per passenger loading zone space) and/or some additional parking spaces (as needed). The proposed “Contingency Parking Plan” shows how we could accommodate up to 34 additional parking spaces. (See Enclosed: Contingency Parking Plan) Accordingly, the proposed request for deletion of the 2005 stipulation along with the current market need and parking study provided demonstrates this request will not have any adverse impacts on the adjoining properties but will help maintain this longstanding commercial office center and better align it for continued success well into the future. Should you have any questions regarding this letter, or the materials, please do not hesitate to contact me at (602) 256-4446 or via dnewcombe@gblaw.com. Very truly yours, GAMMAGE AND BURNHAM, PLC Dennis M. Newcombe Dennis M. Newcombe Senior Land Use Planner Enclosures: As stated. 20' Setback Drop-off Loading space to also be con- structed per CoC Standard detail 20' Setback Previous approval with Stipulation to be removed boxed in red Dobson Town Place Parking Demand Study Prepared by: Project Number: 22.5358 May 3, 2022 Stratton Road Realty 17310 Red Hill Avenue, Suite 145 Irvine, CA 92614 Prepared for: Lōkahi, LLC 10555 N 114th St, Suite 105 Scottsdale, AZ 85259 05/03/22 i Dobson Town Place Parking Demand Study TABLE OF CONTENTS: Executive Summary .......................................................................................................................... 1 Introduction ...................................................................................................................................... 3 2.1 Scope of Study ........................................................................................................................... 3 2.2 Study Area .................................................................................................................................. 3 Proposed Development ................................................................................................................... 5 3.1 Proposed Parking ....................................................................................................................... 5 City of Chandler Required Parking ................................................................................................... 7 4.1 Parking and Loading Regulations ............................................................................................. 7 ITE Parking Generation ..................................................................................................................... 8 ULI Shared Parking ......................................................................................................................... 10 Conclusions ...................................................................................................................................... 11 FIGURES: Figure 1 – Vicinity Map .............................................................................................................................. 4 Figure 2 – Site Plan .................................................................................................................................... 6 TABLES: Table 1 – City of Chandler Parking Requirement ..................................................................................... 7 Table 2 – ITE Parking Demand (Average – Weekday) ............................................................................. 8 Table 3 –ITE Parking Demand (85th Percentile – Weekday) ................................................................... 8 Table 4 – ULI Shared Parking Demand (Weekday) ............................................................................... 10 APPENDICES: Appendix A – Proposed Site Plan ............................................................................................................ A Appendix B – City of Chandler Code of Ordinances – Parking Schedule .............................................. B 1 Dobson Town Place Parking Demand Study EXECUTIVE SUMMARY Lōkahi, LLC (Lōkahi) was retained by Stratton Road Realty to complete a Parking Demand Study for the proposed Dobson Town Place, located at 2815 S. Alma School Road in Chandler, Arizona. Dobson Town Place proposes to utilize the existing five-building complex, totaling 43,968 square feet, for medical-dental office use only and is requesting the approval to use the existing 253 parking spaces. It has been observed that a number of patients/customers of the existing medical- dental tenants are dropped-off/picked-up and that the existing parking lot is underutilized. The objective of this Parking Demand Study is to establish that the existing 253 on-site parking spaces will provide sufficient parking to meet the anticipated demand of the development. City of Chandler Required Parking Utilizing the criteria provided in Section 35-1804. Parking Schedule of the City of Chandler Code of Ordinances, the City of Chandler requires 294 parking spaces for the proposed medical-dental office building land use. Therefore, with 253 parking spaces provided, this represents a reduction of 41 (13.9%) parking spaces for the development. The City has an allowance for a 40% maximum reduction in parking spaces from the required amount, therefore the number of parking spaces proposed by Dobson Town Place is in compliance with this stipulation. Additionally, the City permits parking demand estimates to be calculated using parking generation studies from ITE and ULI. These parking demand estimates result in a surplus of available parking spaces. ITE Parking Generation The average weekday peak period of parking demand was calculated for the proposed development using the Institute of Transportation Engineers (ITE) publication Parking Generation, 5th Edition. The average weekday parking demand calculations, based upon the gross floor area (GFA), results in a parking surplus of 111 (78.2%) parking spaces for the proposed development. The 85th percentile weekday peak period of parking demand was calculated for the proposed development using the ITE publication, Parking Generation, 5th Edition. The 85th percentile weekday parking demand calculations, based upon the gross floor area (GFA) results in a parking surplus of 51 (25.2%) parking spaces for the proposed development. ULI Shared Parking The weekday parking demand was calculated for the proposed development utilizing the Urban Land Institute (ULI) publication, Shared Parking, 3rd Edition. The weekday parking demand calculations result in a parking surplus of 50 (24.6%) for the proposed development. 2 Dobson Town Place Parking Demand Study Parking Summary In conclusion, the request by Dobson Town Place to utilize the existing 253 parking spaces will provide sufficient parking to meet and exceed the parking demand of 43,968 square feet of medical-dental office space. Reference Table Parking Spaces Surplus Article XVIII. - Parking and Loading Regulations 1 294 -41 Average - Weekday 2 142 111 85th Percentile - Weekday 3 202 51 Weekday 4 203 50 ULI Shared Parking, 3rd Edition City of Chandler Code of Ordinances ITE Parking Generation, 5th Edition 3 Dobson Town Place Parking Demand Study INTRODUCTION Lōkahi, LLC (Lōkahi) was retained by Stratton Road Realty to complete a Parking Demand Study for the proposed Dobson Town Place, located at 2815 S. Alma School Road in Chandler, Arizona. Dobson Town Place proposes to utilize the existing five-building complex, totaling 43,968 square feet, for medical-dental office use only. The existing development is currently utilized for office, medical office, personal service (spa), and childcare center land uses. 2.1 SCOPE OF STUDY The objective of this Parking Demand Study is to establish that the existing 253 on-site parking spaces will provide sufficient parking to meet the anticipated demand of the development. This Parking Demand Study calculates the number of parking spaces required for the development based on criteria respective to the City of Chandler Code of Ordinances, ITE Parking Generation, 5th Edition, and ULI Shared Parking, 3rd Edition. According to the City of Chandler Code of Ordinances Section 35-1807. – Parking Reductions (3) d. Parking demand estimates using parking generation studies from the ITE or ULI are recognized by the City. 2.2 STUDY AREA The existing 5.55-acre site is located at along Alma School Road approximately three-tenths of a mile north of Queen Creek Road, in Chandler, Arizona. The study area generally consists of residential and commercial land uses. The existing development is bordered directly by residential developments to the west, north and east, and a commercial development to the south. See Figure 1 for a vicinity map. FIGURE 1 | VICINITY MAP Queen Creek Road PROPOSED SITE Arizona Avenue Alma School Road Dobson Road Price Road McQueen Road Cooper Road Germann Road Ocotillo Road Pecos Road 5 Dobson Town Place Parking Demand Study PROPOSED DEVELOPMENT The proposed development consists of approximately 5.55 acres, located along Alma School Road approximately three-tenths of a mile north of Queen Creek Road, in Chandler, Arizona. Dobson Town Place proposes to utilize the existing five-building complex, totaling 43,968 square feet, for medical-dental office use only. Medical-dental land uses are typically operational within the following hours of operation: • Monday – Friday 8:00 am to 6:30 pm • Saturday-Sunday Closed It should be noted that the hours of operation for the existing medical-dental offices vary. Variances in hours of operation allows for staggered peak hours between offices and greater parking availability throughout the duration of the weekday. 3.1 PROPOSED PARKING The proposed development will utilize the existing 253 parking spaces. This includes 12 handicap spaces and 70 covered parking spaces. See Figure 2 and Appendix A for the proposed site plan. FIGURE 2 | SITE PLAN Alma School Road Site Driveway Main Driveway Existing Driveway PROPOSED SITE 7 Dobson Town Place Parking Demand Study CITY OF CHANDLER REQUIRED PARKING The proposed Dobson Town Place development will consist of 43,968 square feet of medical-dental office space located within the existing five-building complex. 4.1 PARKING AND LOADING REGULATIONS Section 35-1804. Parking Schedule, within the City of Chandler Code of Ordinances, provides the minimum parking spaces required for individual stand-alone uses. See Appendix B for Section 35- 1804. Parking Schedule. The following type of land use and parking requirements are relevant to the proposed development: • Medical, dental office, clinics 1 space per 150 square feet Applying this formula to the proposed Dobson Town Place development results in the following parking requirement, see Table 1. Table 1 – City of Chandler Parking Requirement Conclusion: Based on the City of Chandler Parking and Loading Regulations, the City of Chandler requires 294 parking spaces for the proposed medical-dental office building land use. Dobson Town Place proposes to utilize the existing 253 on-site parking spaces, which represents a reduction of 41 (13.9%) parking spaces for the proposed development. The City has an allowance for up to 40% maximum reduction in parking spaces from the required amount, therefore the number of parking spaces proposed by Dobson Town Place is in compliance with this stipulation. Additionally, the City permits parking demand estimates to be calculated using parking generation studies from ITE and ULI. These parking demand estimates result in a surplus of available parking spaces. Quantity Units Parking Spaces 1.0 43,968 Square Feet 294 294 Land Use Total Parking Spaces Required Rate Medical, dental offices, clinics per 150 square feet 8 Dobson Town Place Parking Demand Study ITE PARKING GENERATION The Institute of Transportation Engineers (ITE) publication titled Parking Generation, 5th Edition is utilized for estimating parking demand based on research and experiences of transportation engineering and planning standards. The ITE land use code which characterizes the proposed Dobson Town Place development is Land Use Code 720 – Medical-Dental Office Building. ITE provides two methods of calculating parking demand for the Medical-Dental Office Building land use. The first method is based on the proposed gross floor area (GFA) as the independent variable and the second method is based on the proposed number of employees as the independent variable. For the purposes of this report, only the method which considers the gross floor area as the independent variable is estimated. The average weekday peak period parking demand for a general urban/suburban (no nearby rail transit) location is 3.23 parking spaces per 1,000 sq. ft. GFA. The average weekday ITE peak period of parking demand calculations are shown in Table 2. Table 2 – ITE Parking Demand (Average – Weekday) In addition to the average peak period of parking demand, the 85th percentile peak period of parking demand is provided in the ITE Parking Generation, 5th Edition. The 85th percentile rate represents the parking demand rate that 85 percent of the collected data points are parking at or below. For the range of values provided for each land use, it represents the high range, or the rate that would be greater than 85 percent of the other rates. The 85th percentile weekday peak period of parking demand for a general urban/suburban (no nearby rail transit) location is 4.59 parking spaces per 1,000 sq. ft. GFA. The 85th percentile weekday ITE peak period of parking demand calculations are shown in Table 3. Table 3 –ITE Parking Demand (85th Percentile – Weekday) Quantity Units Parking Spaces 1.0 43,968 Square Feet 294 294 Land Use Total Parking Spaces Required Rate Medical, dental offices, clinics per 150 square feet ITE Code Quantity Units Parking Spaces 720 3.23 43.968 1000 sq. ft. GFA 142 142 Land Use Average Weekday Rate Medical-Dental Office Building per 1000 sq. ft. GFA Total Average Weekday Parking Demand 9 Dobson Town Place Parking Demand Study Conclusion According to the ITE Parking Generation, 5th Edition, the average weekday parking demand, based upon the gross floor area (GFA), is 142 parking spaces. Dobson Town Place provides 253 existing parking spaces, which represents a surplus of 111 (78.2%) parking spaces for the proposed development. Additionally, the 85th percentile weekday parking demand, based upon the gross floor area (GFA), is 202 parking spaces. Dobson Town Place provides 253 existing parking spaces, which represents a surplus of 51 (25.2%) parking spaces for the proposed development. Therefore, the existing number of parking spaces at the Dobson Town Place development meets and exceeds the anticipated parking demand of 43,968 square feet of medical-dental office space, in accordance with ITE Parking Generation, 5th Edition. 10 Dobson Town Place Parking Demand Study ULI SHARED PARKING The Urban Land Institute (ULI) publication entitled Shared Parking, 3rd Edition is an additional source for estimating parking demand based on research and experienced planners, government agencies, consultants, and engineers. Similar to the ITE Parking Generation publication, ULI’s Shared Parking publication provides base parking demand ratios based on various land uses. Weekday The following land use and parking spaces per unit land use ratios are relevant to the proposed medical-dental use of the Dobson Town Place development: • Medical/dental office Employees 1.60 per 1000 sq. ft. GFA Visitor 3.00 per 1000 sq. ft. GFA Applying the above base parking demand ratios to the proposed residential development results in the following anticipated parking demand as shown in Table 4: Table 4 – ULI Shared Parking Demand (Weekday) According to the ULI Shared Parking, 3rd Edition, the weekday parking demand, based upon the gross floor area (GFA), is 203 parking spaces. Dobson Town Place provides 253 existing parking spaces, which represents a surplus of 50 (24.6%) parking spaces for the proposed development. Conclusion Therefore, the existing number of parking spaces at the Dobson Town Place development meets and exceeds the anticipated parking demand of 43,968 square feet of medical-dental office space, in accordance with ULI Shared Parking, 3rd Edition for a typical weekday. Quantity Units Parking Stalls Employees 1.60 per 1000 sq. ft. GFA 44 1000 sq. ft. GFA 71 Visitors 3.00 per 1000 sq. ft. GFA 44 1000 sq. ft. GFA 132 203 Land Use Weekday Rate Medical/dental office Total Weekday Parking Demand 11 Dobson Town Place Parking Demand Study CONCLUSIONS Dobson Town Place proposes to utilize the existing five-building complex, totaling 43,968 square feet, for medical-dental office use only. Through this Parking Demand Study, Dobson Town Place is requesting the approval to use the existing 253 parking spaces. This represents a reduction of 41 (13.9%) parking spaces for the development per the City of Chandler Parking and Loading Regulations. It has been observed that a number of patients/customers of the existing medical- dental tenants are dropped-off/picked-up and that the existing parking lot is underutilized. The City has an allowance for a 40% maximum reduction in parking spaces from the required amount, therefore the number of parking spaces proposed by Dobson Town Place is in compliance with this stipulation. Additionally, the City permits parking demand estimates to be calculated using parking generation studies from ITE and ULI. Based on the parking demand estimates respective to the ITE Parking Generation and ULI Shared Parking, 253 parking spaces will provide sufficient parking to meet and exceed the parking demand for Dobson Town Place to be utilized as medical-dental office space with a total of 43,968 square feet. In conclusion, the request by Dobson Town Place to utilize the existing 253 parking spaces will provide sufficient parking to meet and exceed the parking demand of 43,968 square feet of medical-dental office space. Parking Summary Reference Table Parking Spaces Surplus Article XVIII. - Parking and Loading Regulations 1 294 -41 Average - Weekday 2 142 111 85th Percentile - Weekday 3 202 51 Weekday 4 203 50 ULI Shared Parking, 3rd Edition City of Chandler Code of Ordinances ITE Parking Generation, 5th Edition A Dobson Town Place Parking Demand Study Appendix A – Proposed Site Plan FIGURE 2 | SITE PLAN Alma School Road Site Driveway Main Driveway Existing Driveway PROPOSED SITE B Dobson Town Place Parking Demand Study Appendix B – City of Chandler Code of Ordinances – Parking Schedule 35-1804. - Parking schedule. The following schedule provides the minimum parking spaces required for individual stand-alone uses. Parking shared by multiple uses shall be subject to parking requirements for shopping centers where permitted by the underlying zoning and/or shared parking requirements pursuant to Section 35-1807(2) Shared Parking. All parking requirements are based on gross floor area unless otherwise stated. (1) Residential: Single-family ** 2 spaces/unit Two-family ** 2 spaces/unit Townhouse, patio home ** 2 spaces/unit Multi-family: Efficiency or studio One-bedroom Two-bedroom Each additional bedroom *** 1 space/unit *** 1.5 spaces/unit *** 2 spaces/unit *** 0.25 spaces Mobile home subdivision or park *** 2 spaces/home or trailer **2 spaces per unit shall be covered ***1 space per unit shall be covered (Note: The entire space nine (9) by nineteen (19) feet as defined in Section 35-1802(1) shall be covered.) (2) Institutional: Elementary and junior high school One (1) space/classroom Plus one (1) space for each two hundred (200) square feet of floor area in office use High schools, colleges One (1) space/two hundred (200) square feet gross floor space Trade or business schools One (1) space/two hundred (200) square feet Library One (1) space/two hundred fifty (250) square feet Museum One (1) space/two hundred fifty (250) square feet Churches One (1) space/four (4) seats Hospitals Three (3) space/bed Convalescent homes One (1) space/three (3) beds Government offices One (1) space/two hundred (200) square feet Elderly care housing 0.75 spaces/unit Plus one (1) additional space per project employee/attendant (3) Commercial: Auditorium, theaters, stadium or similar place of assembly One (1) space/two hundred (200) square feet or one (1) space/five (5) seats, whichever is greater Private clubs, lodges (no overnight accommodations) One (1) space/two hundred (200) square feet or one (1) space/five (5) seats, whichever is greater Dance halls One (1) space/two hundred (200) square feet Health club or fitness club with multiple amenities (Gymnasium, fitness center and other recreational uses offering multiple amenities such as swimming pools, ball courts, and exercise equipment) One (1) space/two hundred (200) square feet Recreational community centers with multiple amenities (public or nonprofit facilities providing multiple amenities and recreational services such as swimming pools, ball courts, outdoor athletic fields, meeting rooms, classes, fitness center, day care, locker rooms, and lounge/snack area) One (1) space/two hundred (200) square feet Single use recreational facilities (athletic training, family recreational, or other recreational facilities specializing in a single use such as amusement centers, skating rinks, bounce gyms, party places, baseball/batting training facility, cheerleading training, dance studio, swimming, martial arts studio, yoga/pilates studio, personal training, fencing, laser tag, indoor paintball, boxing training) not hosting tournaments, exhibitions or other similar events One (1) space/three hundred (300) square feet Single use recreational facilities hosting tournaments, exhibitions or other similar regional events To be determined by a parking demand study based on seating capacity prepared specifically for the subject use Funeral homes One (1) space/four (4) seats in main assembly area or one (1) space/three hundred (300) square feet, whichever is greater Medical, dental offices, clinics One (1) space/one hundred fifty (150) square feet General offices, nonretail, excluding call centers One (1) space/two hundred fifty (250) square feet Call Center One (1) space/one hundred fifty (150) square feet Hotels, motels, boarding homes One (1) spaces for each sleeping room Plus one (1) space/one hundred (100) square feet of meeting, banquet and restaurant space not solely intended for hotel guests and/or staff Restaurants, cafes, bars, cocktail lounges One (1) space/fifty (50) square feet of public serving area Plus one (1) space/two hundred (200) square feet of preparation area Shopping centers (less than ten (10) gross acres in size) Five and one-half (5.5) spaces/one thousand (1,000) square feet Shopping centers (ten (10) gross acres or larger in size) One (1) space/two hundred fifty (250) square feet Retail sales One (1) space/two hundred fifty (250) square feet Childcare or Child daycare One (1) space/three hundred (300) square feet Bulky merchandise sales, nurseries, building materials, equipment rental One (1) space/three hundred (300) square feet Banks and personal service One (1) space/one hundred fifty (150) square feet Bowling alleys Four (4) spaces/lane Tennis, handball courts Three (3) spaces/court Golf course One (1) space/two hundred (200) square feet in main building Plus four (4) spaces per green Motor vehicle repair Three and one-half (3.5) spaces/vehicle service bay Motor vehicle sales and rental One (1) space/two hundred fifty (250) square feet of interior display space and office Plus three and one-half (3.5) spaces/vehicle service bay Motor vehicle wash Two (2) spaces minimum Plus other uses (Retail sales, motor vehicle repair, restaurant, office) (4) Industrial: Manufacturing One (1) space/one thousand (1,000) square feet gross floor area (Ord. No. 1506, 8-11-85) Plus one (1) space/two hundred fifty (250) square feet of office space Warehousing One (1) space/five hundred (500) square feet for the first ten thousand (10,000) square feet Plus one (1) space/five thousand (5,000) square feet for remaining warehouse Plus one (1) space/two hundred and fifty (250) square feet of office space (5) City Center District: All required off-street parking within the City Center District shall be in accordance with Section 35-3204(F). (6) Parking Districts: Any use which participates in a parking district shall be subject to the requirements of said parking district. (7) Unlisted uses: In cases of unlisted uses or unusual circumstances, the Zoning Administrator may determine specific parking requirements based on the unique needs of the individual case, the requirements for the most comparable use, and any other relevant data regarding parking demand. In order to make this determination, the Zoning Administrator may require the applicant to submit a parking demand study pursuant to Section 35-1807(3) Parking Demand Studies. (8) Maximum Parking Spaces: The number of parking spaces provided by any development shall not exceed one hundred twenty-five (125) percent of the minimum required spaces in the parking schedule, except as follows: (a) Parking within the building footprint of a structure (e.g. rooftop parking, below grade parking, multi- level parking structure); (b) When a change in use to an existing development causes a lower parking requirement; (c) Parking spaces managed for shared parking; (d) Phased projects do not need to comply with the maximum space requirement until the final phase is constructed; (e) A site specific parking demand study justifies the need to exceed the maximum parking and a minimum fifty (50) percent of the site's parking area (including parking spaces, driveways, and sidewalks) is provided with one (1) or any combination of the following options to help mitigate the heat island effect: 1. Paving materials shall have a minimum solar reflectance index as required by the latest amended edition of the "International Green Construction Code" approved by the International Code Council; 2. Shade is provided by architectural devices or structures that have a minimum Solar Reflectance Index as required by the latest amended edition of the "International Green Construction Code", except for solar photovoltaic systems which shall not be required to comply with said minimum Solar Reflectance Index; 3. Shade is provided by open trellis-type structures that are designed to be covered with plant material and achieve mature coverage within five (5) years from the date of occupancy; 4. Shade is provided by trees. Hardscape areas located directly beneath trees shall be measured based on anticipated five-year canopy growth beginning from the date of occupancy. Duplicate shading credit shall not be granted for those areas where multiple trees shade the same hardscape; 5. Open-grid pavers and/or other permeable paving materials approved by the City Engineer that are less than fifty (50) percent impervious are utilized. (Ord. No. 1291, § I, 1-9-84; Ord. No. 1421, II, 1-10-85; Ord. No. 1506, 8-11-85; Ord. No. 3063, § 3, 11-18-99; Ord. No. 3262, § 1, 5-10-01; Ord. No. 4375, § I, 8-13-12)