The commercial zoning districts are designed to provide a range of commercial land uses. The purpose of these districts is to provide for commercial development in locations, which are suitable and appropriate, taking into consideration existing conditions, future land use needs, the availability of public services, and the goals and objectives of the Parker general plan. It is intended that these districts accommodate a variety of uses including professional office, neighborhood retail and services, specialty retail, and general retail and services. The commercial districts are further delineated in the following categories:

   A.   OT office transitional zoning district: The purpose of this zoning district is to provide a location for small scale, well designed professional offices and personal services within a neighborhood setting. It is intended that this district accommodate a very limited range of uses and encourages residential development either as the primary use or secondarily in conjunction with the professional office or personal service within a residential environment.

   B.   C-1 neighborhood commercial zoning district: The purpose of this zoning district is to provide a location for well designed small scale retail shops and services in convenient locations to meet the daily needs of families in the immediate residential neighborhood. It is intended that this district accommodate a restricted range of uses that must be compatible with and integrated into the adjoining residential neighborhood. Residential uses shall be incidental to the primary commercial development.

   C.   C-2 community commercial zoning district: The purpose of this zoning district is to provide a location for general business and commercial uses. The intent of this district is to allow for larger commercial uses to satisfy the broader retail and business needs of the community at large while providing for a broad range of commercial activities. (Ord. 03-2005, 9-6-2005)

   A.   OT Office Transitional District: Permitted uses in the OT office transitional district shall be only those uses listed as permitted by right or permitted as a conditional use within this zoning district; all other uses are prohibited. Permitted uses are subject to all other applicable standards of this title. Office, service and/or retail portions of any development shall be restricted to a maximum floor area of two thousand five hundred (2,500) square feet unless otherwise indicated. No building permit shall be issued for a use not specifically mentioned and for which the town has not issued an approval.

      1.   One single residential detached dwelling unit per lot of record.

      2.   Bed and breakfast establishments.

      3.   Professional and administrative offices.

      4.   Medical, dental, chiropractic and clinical offices (excluding laboratory or pharmacy facilities).

      5.   Veterinarian office (excluding laboratory and boarding or kennel facilities, except for short periods of observation incidental to care or treatment).

      6.   Art galleries, art studios for the production and teaching of fine art, music schools and dance studios.

      7.   Personal and household services, such as clothing alteration, seamstress shop, beauty and barber shops, therapeutic massage, travel agency, printing and copy shop, florist and catering service.

      8.   Assisted living facilities and group care homes for the elderly and handicapped, provided that:

         a.   No such home is located on a lot that is within one thousand two hundred feet (1,200') of another group home for the handicapped and elderly care;

         b.   No such home contains more than twenty (20) residents;

         c.   Such home is licensed by the state of Arizona department of health services;

         d.   Such home is registered with, and administratively approved by, the town as to compliance with the standards of this title.

   B.   C-1 Neighborhood Commercial District: Permitted uses in the C-1 neighborhood commercial district shall be only those uses listed as permitted by right or permitted as a conditional use within this zoning district; all other uses are prohibited. Permitted uses are subject to all other applicable standards of this title and are restricted to a maximum building size of four thousand (4,000) square feet unless otherwise indicated. No building permit shall be issued for a use not specifically mentioned and for which the town has not issued an approval.

      1.   Residential units, when located above the first floor or behind the commercial frontage and incidental to the primary commercial development.

      2.   Daycare centers, with no more than thirty (30) children total, including the required outdoor play area.

      3.   Personal and household services, such as clothing alteration, seamstress shop, shoe repair shops, beauty and barbershops, jewelry and watch repair, small appliance repairs, bank (without drive-through window), travel agency, launderette, and dry cleaners (without processing), therapeutic massage, printing and copy shop, florist and catering service.

      4.   Retail stores for the sale of stationery, cards, gifts, bookstore, bakery, delicatessen, candy shop, coffee house, ice cream shop, art supply shop, and photo shop.

      5.   Professional, administrative and general offices.

      6.   Medical, dental, chiropractic and clinical offices (excluding laboratory or pharmacy facilities).

      7.   Veterinarian office (excluding laboratory and boarding or kennel facilities, except for short periods of observation incidental to care or treatment).

      8.   Art galleries, art studios for the production and teaching of fine art, music schools and dance studios.

      9.   Music store, video store, and bicycle shop.

      10.   Convenience market without the sale or dispensing of gasoline.

      11.   Restaurants (excluding drive-in and drive-through facilities) and taverns.

   C.   C-2 Community Commercial District: Permitted uses in the C-2 community commercial district shall be only those uses listed as permitted by right or permitted as a conditional use within this zoning district; all other uses are prohibited. Permitted uses are subject to all other applicable standards of this title. No building permit shall be issued for a use not specifically mentioned and for which the town has not issued an approval.

      1.   Those uses permitted in the C-1 neighborhood commercial zoning district.

      2.   Daycare centers including the required outdoor play area.

      3.   Medical, dental, and clinical laboratories.

      4.   Hospital and outpatient clinics.

      5.   Conference center or community center.

      6.   Small animal hospitals or clinics, confined to a completely enclosed sound attenuated building with no kennel or exercise runs.

      7.   Mortuaries, excluding crematories.

      8.   Professional, administrative, general office uses and governmental facilities and offices.

      9.   Drive-through window facilities.

      10.   Bank and financial institutions with drive-through windows and outdoor teller facilities.

      11.   Restaurants (including drive-in and drive-through facilities), taverns, bars, nightclubs, and outdoor dining (when ancillary to restaurant use).

      12.   Outdoor sales and displays are prohibited, except where one or more of the following conditions are present:

         a.   Products and services displayed outdoors are customary, accessory, and incidental to those sold and displayed in a primary business being conducted in a permanent building on the property.

         b.   Outdoor sales and displays do not interfere with pedestrian accessways, fire lanes, required parking spaces, driveways, landscape areas, or traffic visibility at driveway entries and street intersections.

         c.   The combined outdoor sales and display areas do not exceed fifty percent (50%) of the business's gross square footage.

      13.   Large scale retail stores, not to exceed eighty thousand (80,000) square feet, individually, and not to exceed one hundred fifty thousand (150,000) square feet in a group commercial development such as supermarkets, retail drugstore, video store, dry goods and notions store, appliance store, home or hardware store, floor and wall covering store, furniture store, bicycle and sporting goods store, and apparel store.

      14.   Dry cleaning facility.

      15.   Hotels and motels.

      16.   Indoor entertainment and amusement facilities such as movie theaters, dance halls, bowling alleys, billiard parlors, skating rinks, video and game arcade.

      17.   Health club, fitness or exercise facility and tennis and racket clubs.

      18.   Household, sickroom or office equipment rental and services.

      19.   Car wash facilities, auto parts stores, auto service stations and convenience market with the sale or dispensing of gasoline.

      20.   Outdoor display areas for the sale of new or used automobiles, trucks, boats, trailers, and recreational vehicles provided all sales and repair activities are conducted within a building.

      21.   Outdoor display areas for the sale of new manufactured homes provided all units within public view and for public display shall be ground mounted, anchored and finished in a manner representative of the actual finished product.

      22.   General auto repair, including auto painting and body repair, provided all repair operations are conducted within a building and including an outside vehicle storage area to be used only for vehicles under repair which shall be screened from any street or surrounding property.

      23.   Nurseries, flower and plant sales, provided all incidental equipment and supplies, including fertilizer and empty cans, are kept within a completely enclosed building or within an area enclosed on all sides by a solid fence or wall at least six feet (6') in height and no goods, materials or objects are stacked higher than the fence or wall. (Ord. 03-2005, 9-6-2005)

      24.   Blacksmith shops, welding shops, contractors' offices and contractors' equipment yards, provided the yard area is enclosed on all sides by a solid fence or wall at least six feet (6') in height and no supplies, products, materials or equipment are stacked higher than the fence or wall.

      25.   Businesses engaged in wholesaling, assembly, or manufacturing must be within a completely enclosed building and must have a retail component on site.

      26.   Semitruck washes and/or semitruck polishing, semitruck servicing, or semitruck tires only when ancillary to a travel plaza/truck stop and in accordance with the provisions outlined in subsection 10-7-3B8 of this chapter. (Ord. 03-2005, 9-6-2005; amd. Ord. 09-2015, 1-5-2016)

      27.   Medical marijuana dispensary, subject to the requirements of section 10-11-18, "Marijuana Uses", of this title.

      28. Medical marijuana cultivation location, subject to the requirements of section 10-11-18, "Marijuana Uses", of this title.

      29.   Dual Licensee, subject to the requirements of section 10-11-18, "Marijuana Uses", of this title.

      30.   Marijuana Establishment, subject to the requirements of section 10-11-18 "Marijuana Uses", of this title. (Ord. 04-2011b, 5-17-2011; amd. Ord. 09-2015, 1-5-2016; Ord. 01-2025, 7-15-2025)

   A.   C-1 Neighborhood Commercial District: The following uses are permitted in the C-1 neighborhood commercial district only after review and approval of a conditional use permit in accordance with section 10-3-4 of this title. Conditional uses are subject to all other applicable standards of this title and those requirements that may reasonably be imposed by the town council. If a specific use is not listed as either a permitted use or a conditional use, it is prohibited.

      1.   Churches or places of worship except those existing at the time of the adoption of this title.

      2.   Public schools, private schools, or parochial schools or boarding schools.

      3.   Grocery stores under thirty thousand (30,000) square feet.

      4.   Mixed use neighborhood center for permitted retail, service or office use; each business not to exceed four thousand (4,000) square feet with the total center not to exceed thirty thousand (30,000) square feet with no drive-through window facilities.

   B.   C-2 Community Commercial District: The following uses are permitted in the C-2 community commercial district only after review and approval of a conditional use permit in accordance with section 10-3-4 of this title. Conditional uses are subject to all other applicable standards of this title and those requirements that may reasonably be imposed by the town council. If a specific use is not listed as either a permitted use or a conditional use, it is prohibited.

      1.   Outdoor entertainment and amusement facilities such as drive- in theaters, game arcade, miniature golf, batting cages, go-cart tracks and similar uses.

      2.   Small animal boarding facilities and pet grooming facilities, including outdoor exercise area, provided all animals are kept indoors, and no outside runs are permitted.

      3.   Social service and community service agency facilities such as plasma centers, charity dining services, homeless shelters, day labor hiring centers, substance abuse detoxification and treatment centers, rescue missions, and other similar social service uses.

      4.   Churches or places of worship except those existing at the time of the adoption hereof.

      5.   Public schools, private schools, or parochial schools or boarding schools.

      6.   Big box retail.

      7.   Retail sales conducted outdoors as a primary use, such as, but not limited to, swap meets, flea markets and auctions.

      8.   Travel plazas or truck stops subject to the following:

         a.   The lot or parcel for the travel plaza/truck stop use shall be no more than five hundred feet (500') from a state highway interchange right of way.

         b.   The minimum lot or parcel size shall be twenty (20) acres.

         c.   All off site public roadway improvements, including, but not limited to, 1) right and left turn lanes and; 2) driveway and access points shall be in compliance with the American Association State Transportation and Highway Officials (AASTHO) standards.

         d.   On site improvements, including, but not limited to, 1) turning radius; 2) drive aisle dimensions and; 3) parking stall dimensional standards shall be in compliance with the American Association State Transportation and Highway Officials (AASTHO) standards.

         e.   Any fuel dispenser, perimeter of underground storage tanks or pumps shall be a minimum of one hundred feet (100') from any residential zoning district and at least forty feet (40') from any property line or public right of way line.

         f.   All vehicular parking along with the necessary maneuvering areas, drive aisles and driveways shall be contained on the same parcel or lot and shall be paved with asphalt or concrete to a sufficient thickness to withstand repeated vehicular traffic.

         g.   A fifteen foot (15') wide landscaped buffer area shall be provided along all property lines. There shall be no parking permitted within this buffer area.

         h.   Outdoor lighting standards shall be fully shielded, shall not exceed a height of thirty feet (30'), and shall be in compliance with the regulations of chapter 14 of this title.

         i.   A masonry sound attenuation wall of at least six feet (6') in height shall be installed along all property lines that abut or are adjacent to a residential zoning district or use.

         j.   All truck washing and/or polishing shall be under a canopied bay and all truck engine repair shall be under a roofed structure if such amenities are provided.

         k.   A minimum of one toilet, one sink, and one hot shower provided for men and one toilet, one sink, and one hot shower provided for women, each designed for complete privacy, for each twenty (20) truck parking spaces provided, or fraction thereof.

         l.   A common use laundry facility shall be provided at a ratio of one washer and one dryer for each twenty (20) truck parking spaces provided, or fraction thereof.

         m.   At least one public telephone shall be provided.

         n.   Parking stalls shall be in accordance with the parking standards in chapter 13 of this title. (Ord. 03-2005, 9-6-2005)

   A.   The following uses are permitted in the C-1 and C-2 commercial districts only after review and approval of a temporary use permit, in accordance with section 10-3-5 of this title. Temporary uses are subject to all other applicable standards of this title and those requirements that may reasonably be imposed by the zoning administrator or board of adjustment. If a specific use is not listed as a permitted use, a conditional use, or a temporary use, it is prohibited.

      1.   Seasonal or cultural activities such as pumpkin sales lots and Christmas tree sales lots. Permanent structures shall not be permitted under a temporary use permit. Seasonal lots may need additional zoning clearance and/or a building permit.

      2.   Temporary residential use of a travel trailer by the seasonal tenant may be permitted on site for security purposes for the seasonal or cultural sales activity provided it is located within the buildable area of the lot. (Ord. 03-2005, 9-6-2005)

   A.   Site Design Standards In OT District:

      1.   Office or service activities should be conducted entirely within the street frontage of the buildings and on the first floor of the buildings.

      2.   Residential uses are encouraged as a mixed use with the office or service activities provided they are located behind the commercial frontage on the first floor or on the second floor above the office or service uses.

      3.   The structures shall mirror a residential design to be compatible with the residential neighborhood. Front porches and courtyards are strongly encouraged and should provide a pedestrian connection, other than the driveway, to the street.

      4.   All exterior elevations (360 degree architecture) shall provide architectural detailing, not just the front elevation. Window embellishments shall be provided by adding architectural features which enhance the elevations (e.g., sturdy synthetic wood substitutes, greater variation of window design, different window styles, tile inlays and recesses, structural popouts, gabled roof features over the windows, etc.).

   B.   Site Design Standards In C-1 District:

      1.   Link structures to the public sidewalk where possible with textured pavement, landscaping, street furniture, canopies or trellises.

      2.   Outdoor patios, display areas and seating areas are encouraged to add to the pedestrian environment at the street.

      3.   All required off street parking spaces shall be located in the rear or to the side of the structures to avoid visibility from public streets and the interruption to the rhythm of the established streetscape.

      4.   A solid perimeter wall, a minimum of six feet (6') in height, shall be required along and adjacent to the side or rear property line of a commercial development that abuts a residential district whether separated by an alley or not. Any access gates shall be constructed of view obscuring material to provide effective site screening.

      5.   All sides of perimeter walls shall be decoratively treated to match the architectural style and design of the commercial product.

      6.   Trash and refuse collection locations shall be screened with a six foot (6') decorative masonry wall. Trash and refuse areas shall be located such that they are not the visual focal point of a driveway or parking area, or cannot be viewed from a public street.

   C.   Site Design Standards In C-2 Districts:

      1.   All new multi-building commercial developments (subdivisions) shall be subject to all requirements set forth in the Parker subdivision ordinance.

      2.   Every commercially zoned (C-2) lot, parcel and/or development shall provide fifteen percent (15%) open space.

      3.   Parking areas adjacent to the required front yard shall be screened by a decorative wall or landscape berm or combination thereof to a height not to exceed three feet (3') in order to adequately screen the undercarriages of the parked vehicles.

      4.   Parking areas other than in front of the principal building are strongly encouraged.

      5.   Trash and refuse collection locations shall be screened with a six foot (6') decorative masonry wall. Trash and refuse areas shall be located such that they are not the visual focal point of a driveway or parking area, or cannot be viewed from a public street. Projects which provide on site daily management and maintenance personnel (i.e., service stations and convenience markets), and which have refuse enclosures at highly visible locations, shall provide latching gates for screening the opening to the enclosure.

      6.   Equipment such as, but not limited to, vending machines should be screened from street view and placed in an area designed for their use, as an integral part of the structure.

      7.   Service and loading bays (car wash, automotive service, tire, etc.) should be oriented away from adjacent residential zoning district and should not front onto or be visible from the public street.

      8.   Outside storage areas shall be screened from the public street view and adjacent residences, office, and other commercial uses to a height of at least six feet (6'). Materials shall not be stacked, piled, or stored in such a manner as to project above the screen wall.

      9.   Drive-through windows should not face a public street.

      10.   Link structures to the public sidewalk where possible with textured pavement, landscaping, street furniture and canopies.

      11.   A solid perimeter wall, a minimum of six feet (6') in height, shall be required along and adjacent to the side or rear property line of a commercial development that abuts a residential district whether separated by an alley or not. Any access gates shall be constructed of view obscuring material to provide effective site screening.

      12.   All sides of perimeter walls shall be decoratively treated to match the architectural style and design of the commercial product.

      13.   Building site details related to utility boxes, transformers, generators, chiller farms, mailboxes, trash bins and air conditioning units shall be integrated into the overall design of the building and/or development and screened from view, yet remain accessible for servicing.

   D.   Architectural Requirements For All Commercial Zoning Districts:

      1.   All exterior elevations (360 degree architecture) shall provide architectural detailing, not just the front elevation.

      2.   Exterior building design, as well as architectural details related to color, patterning, finish, type and application of materials and building form, shall be coordinated for all elevations of a building to achieve harmony and continuity of design on all elevations.

      3.   The building materials of a project shall be durable, require low maintenance, and be of a substantial quality.

      4.   Mechanical equipment, and similar utility devices, whether ground level or roof mounted, shall be screened from public view and designed to appear as an integral part of the building. The mechanical equipment screening shall be included in the overall building height. Mechanical equipment shall be treated to be nonreflective. Electrical meters, service components, and SES cabinets shall be screened from public view and designed to appear as an integral part of the building.

      5.   The use of metal or corrugated metal shall only be permitted as an architectural accent or decorative element with no more than twenty percent (20%) of any one side being exposed metal (excluding bay doors, entry doors, and roof).

      6.   Roof access shall be from within the building.

      7.   Architectural diversity shall be provided. Assurance of architectural diversity will be made by limiting the length of wall planes and providing variations in rooflines, in heights, in finish floors and in elevation. Buildings that have a single wall plane greater than eighty feet (80') in length shall, at least once, vary the roofline by a minimum of two feet (2') in height and should have a minimum of three (3) varying roof masses.

      8.   Reflective building materials are prohibited. Mirrored surfaces or any treatment that changes ordinary glass into a mirrored surface are prohibited. Metallic surfaces, including roof materials, shall be chemically treated to be nonreflective.

      9.   Subtler, less intense colors should be used on larger, more plain looking buildings, while the use of a greater variety and intensity of color should be reserved for smaller structures. The use of accent colors is encouraged to provide a festive and lively streetscape. Color should be used to accent entryways and special architectural features of a building. Paint and material colors shall have a light reflective value (LRV) no greater than forty percent (40%). Limited use of contrasting accent colors in excess of forty percent (40%) LRV for small elements such as entryways and special architectural features of the building may be allowed.

      10.   Full roof architecture utilizing simple and varied roof forms is encouraged for all new commercial development, while long, continuous mansard roofs, false mansard roofs, large expanses of flat roofs and veneer (false front) parapets are discouraged. Parapet walls shall be designed and constructed in a manner to appear as a solid, three-dimensional form rather than a veneer.

   E.   Additional Requirements For Large Scale Retail And Big Box Uses:

      1.   All commercial centers with over one hundred thousand (100,000) square feet shall provide a pedestrian shopping design with sidewalks, seating, trees, lighting, pedestrian scale signage, and connectivity to and through the parking areas. At least one significant pedestrian amenity, such as an outdoor seating area, a courtyard, or play area for children shall be provided for every one hundred thousand (100,000) gross square feet of structure. Required pedestrian amenities may be combined into one or more locations, in order to create a larger amenity.

      2.   Parking areas shall be distributed around the big box buildings in order to shorten the distance to other buildings and public sidewalks and to reduce the overall scale of the paved surface. No more than fifty percent (50%) of the off street parking area for the entire property shall be located between the front facade of the principal building(s) and the primary abutting street.

      3.   Pedestrian walkways within the commercial centers shall be differentiated from driving surfaces through a change of materials.

      4.   All buildings on the same site shall be architecturally unified. This provision shall apply to new construction, additions and remodeling. "Architectural unity" means that buildings shall be related in architectural style, color scheme, and building materials.

      5.   Flat, monolithic facades are not permitted. A building facade shall employ both vertical and horizontal articulation. Facades greater than eighty feet (80') in length must incorporate wall plane recesses and projections having a depth of at least five percent (5%) of the length of the facade and extending at least twenty percent (20%) of the length of the facade. The building facade shall incorporate both horizontal and vertical elements.

      6.   Display windows, awnings, entry areas, and arcades must total at least sixty percent (60%) of the big box building facade length abutting a public street.

      7.   Storefronts with no windows and small doors are not permitted. Storefronts on large retail users shall exhibit a minimum of forty five percent (45%) void (openings) to fifty five percent (55%) solid (wall) ratio.

      8.   A variety of roof types are permitted. Distinct and interesting rooflines, instead of flat roofed structures, shall be required. A substantial cornice should be used at the top of a parapet wall or roof edge, providing a distinctive cap to the building facade.

      9.   Large retail uses and big box uses that have outdoor storage areas shall incorporate the outdoor storage area into the architecture of the primary building. Screening materials and colors shall be consistent with the overall theme of the building. (Ord. 03-2005, 9-6-2005)

   A.   All commercial development and construction shall require site plan review, by the planning and zoning commission, prior to the applicant's submittal for building or grading permits. All applications for site plan review shall comply with the submittal requirements outlined in section 10-3-7 of this title. The required fee shall accompany all applications. (Ord. 03-2005, 9-6-2005)

   A.   General Provisions: The general provisions in chapter 11 of this title shall apply.

   B.   Landscape Regulations: The landscaping provisions in chapter 12 of this title apply.

   C.   Parking Regulations: The parking regulations are as provided in chapter 13 of this title.

   D.   Outdoor Lighting: All outdoor lighting shall comply with chapter 14 of this title.

   E.   Signs: All signage shall comply with chapter 15 of this title. (Ord. 03-2005, 9-6-2005)

The chart, which follows, specifies the minimum lot sizes, minimum lot width, maximum building heights, minimum yard setbacks, and maximum lot coverage percentages.

   TABLE 3

   COMMERCIAL DISTRICTS

 

 

Notes:

   1.   If the property is a corner lot an additional 10 feet lot width is required.

   2.   If the property line or adjoining street abuts a residential zone the setback shall be 20 feet.

   3.   Standards for development within "Parker Central".

   4.   Standards for development within "Parker South".

   5.   Building height shall be limited to 5 stories.

(Ord. 03-2005, 9-6-2005)