The purpose of this chapter is to:
A.
Provide a sufficient number of vehicle
and bicycle off-street parking and loading spaces for all land uses.
B.
Provide for functional off-street parking
areas that are safe for vehicles and pedestrians.
C.
Ensure that parking areas are well-designed
and contribute to a high-quality design environment within San Bruno.
D.
Allow for flexibility and efficiency in
applying off-street parking requirements to allow revitalization of
the downtown and within specific plan areas, including small business
establishment, expansion, and retention.
E.
Ensure that vehicles intended to be parked
in off-street parking areas do not adversely affect neighborhood street
parking.
F.
Ensure that parking requirements facilitate
economic revitalization and growth.
(Ord. 1877A § 3, 2020; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
A.
New Structures and Land Uses. All new structures
and land uses shall comply with the standards in this chapter, and
the San Bruno parking design standards adopted by city council.
B.
Existing Structures and Land Uses.
1.
Off-street parking as required by
this chapter shall be provided for:
2.
Off-street parking as required by
subsection (B)(1) is required only to accommodate the incremental
change or expansion of legally established land uses. Additional parking
is not required to remedy parking deficiencies existing prior to the
land use change.
C.
Existing Approved Development Plans. Parking
requirements set forth by existing approved development plans shall
be considered existing nonconforming unless otherwise altered.
D.
Conflicts with Previous Entitlements. If
this chapter conflicts with a previous city council or planning commission
action on a project, then the previous action of the decision-making
body shall prevail unless modified by a new entitlement.
(Ord. 1877A § 3, 2020; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
A.
Number of Spaces. All land uses shall provide a minimum number of off-street parking spaces as specified in Table 12.100-1. All uses not specified shall provide the off-street parking facilities as specified subsection E.
|
Table 12.100-1 Citywide Off-Street
Parking Requirements
| ||
|---|---|---|
|
Use Category
|
Land Uses
|
Number of Required Parking Spaces
|
|
General Residential
|
Multifamily Residential Units (Rental
or Condominiums)
|
Studio and one-bedroom units: 1 space
per unit
Two- or more bedroom units: 2 parking
spaces per unit
Plus: Guest parking: 1 space per
10 units
|
|
Single-Family Homes, Duplexes, and
Triplexes
|
2 covered off-street parking spaces,
defined as 2-car garage or carport spaces, per dwelling unit
| |
|
General Retail
|
Retail Sales and Services, Gas and
Service Stations, Adult Businesses, Pawn Shops, Smoke Shops, Check
Cashing Establishment
|
1 space per 300 square feet of floor
area
|
|
Vehicle Related
|
Vehicle Sales and Rental
|
1 space per 600 square feet of show
room floor area
|
|
Vehicle Repair and Maintenance
|
1 space per 500 square feet of floor
area
| |
|
Eating and Drinking
|
Bars, Nightclubs, and Lounges; Restaurants,
Cafes, and Drive-Through Facilities
|
1 space per 100 square feet of public
floor area
|
|
Entertainment and Services
|
Health and Exercise Clubs, Commercial
Recreation and Entertainment, Personal Services, Massage Establishments,
and Business Services
|
1 space per 250 square feet of floor
area
|
|
Office
|
Medical Offices, Government Offices,
Social Services and Charitable Institutions, Professional Office
|
1 space per 300 square feet of floor
area
|
|
Education
|
Daycare Center, Private and Public
Schools
|
2 spaces per classroom; a parking
study shall be used in determining parking requirements for a high
school
|
|
Colleges and Universities, Trade
and Vocational Schools
|
1 space per 40 square feet of classroom
area
| |
|
Civic/Institutional
|
Community Facilities, Places of Worship
|
1 space per 100 square feet of public
floor area
|
|
Hospitals, Nursing and Convalescence
Homes
|
1 space per 400 square feet of floor
area
| |
|
Emergency Shelters
|
1 space for every 10 beds, or the
community development director may reduce the parking requirements
if the emergency shelter can demonstrate a lower parking demand
| |
|
Industrial
|
Research and Development Facilities
|
1 space per 500 square feet of manufacturing
and processing floor area; 1 space per 300 square feet of office floor
area; and 1 space per 1,000 square feet of warehousing floor area
|
|
Construction, Maintenance, and Repair
Services; Heavy Equipment Sales and Rental; Lumberyards; Warehousing,
Wholesaling, and Distribution; Recycling Collection and Processing
Facilities
|
1 space per 1,000 square feet of
floor area
| |
|
Manufacturing and Processing
|
1 space per 500 square feet devoted
to primary use plus 1 per each vehicle used in conjunction with business
| |
|
State Regulated Land Uses
|
Accessory Dwelling Units, Home Day
Care, Supportive and Transitional Housing
|
Must be provided in compliance with
state law
|
B.
Fractional Spaces. If the number of required
off-street parking spaces does not result in a whole number, the fractional
number is rounded up to the nearest whole number.
C.
Unlisted Uses.
1.
The community development director
shall determine the off-street parking requirements for a land use
not listed in Table 12.100-1.
2.
The community development director
may base off-street parking requirements for unlisted land uses on
the parking requirements of similar uses in Table 12.100-1.
3.
The community development director
may require the preparation of a parking demand study and/or a TDM
plan to determine the parking requirement for the unlisted uses.
D.
Multiple Uses. When more than one primary
land use occupies a parcel, the minimum number of required off-street
parking spaces is the cumulative sum of the number of parking spaces
required for each individual use. Accessory uses to a primary use
do not constitute multiple uses.
E.
Unidentified Uses.
1.
The community development director
shall determine the minimum number of required off-street parking
spaces for nonresidential "shall" structures with no identified tenants.
2.
The community development director
may base off-street parking requirements for nonresidential "shell"
structures on anticipated tenants for the structures.
F.
Nonconforming Residential Parking.
1.
The provisions of this section shall
apply to single-family residential uses with parking facilities that
have become nonconforming by adoption of the ordinance codified in
this title and to single-family residential uses with substandard
parking facilities as defined below:
a.
Substandard One-Car Garages and Carports.
One-car garages and carports with interior dimensions less than ten
feet wide by eighteen feet deep shall be considered substandard.
b.
Substandard Two-Car Garages and Carports.
Two-car garages and carports with interior dimensions less than twenty
feet wide by eighteen feet deep for side-by-side configurations or
ten feet wide by thirty-six feet deep for tandem configurations shall
be considered substandard.
c.
Substandard Driveways. Driveways
less than eighteen feet in depth, as measured from the back edge of
sidewalk to the face of the garage door, shall be considered substandard.
2.
Single-Family Residential Parking
in Required Yards. Operable motor vehicles may only be parked upon
any garage apron or driveway in residential zones. Operable vehicles
may not be parked or stored in any other visible front yard or side
yard location, whether improved or unimproved. Inoperable vehicles
may not be parked or stored in any visible front yard of side yard.
The following exceptions may be approved at the discretion of the
community development director or approving body.
a.
Front Setback Reduction Exception.
Where the existing garage and existing driveway are both substandard,
the garage may project up to five feet into the required garage front
setback for the purpose of increasing garage depth to create a usable
off-street parking space. Garage depth must be increased to a minimum
interior depth of eighteen feet to qualify for this reduction. This
exception shall only apply in high parking demand areas as designated
by city council resolution.
b.
Garage Depth Reduction Exception.
Where the existing garage and existing driveway are both substandard,
the garage door may be recessed to lengthen the driveway for the purpose
of providing an uncovered off-street parking space meeting parking
stall dimensions required by the city of San Bruno parking design
standards. Driveway depth must be increased to a minimum depth of
eighteen feet to qualify for this reduction. This exception shall
only apply in high parking demand areas as designated by city council
resolution.
c.
Uncovered Side Yard Parking Exception.
Parking of operable motor vehicles will be permitted within that side
yard area between the property line and the adjacent garage, provided:
i.
Such area is paved with stone, brick,
asphalt, concrete, permeable paver/pavement, or other such similar
material.
ii.
There is a six-foot,
sight-obscuring fence or landscaping along the side property line.
iii.
There is a six-foot,
sight-obscuring fence perpendicular to the side property line and
extending from the garage building to the side property line.
iv.
Side yard areas may
not be used for the storage of inoperable motor vehicles originally
intended for highway use.
d.
Uncovered Front Yard Parking Exception.
An exception for uncovered parking spaces within required setbacks
may be allowed for residential uses that currently provide less than
two covered garage or carport parking spaces. This exception shall
only apply in high parking demand areas as designated by city council
resolution. Acceptable parking configurations include widened driveways
that accommodate two side-by-side parking spaces; angled driveway
parking stalls; and other parking configurations approved by the community
development director or approving body, subject to the following requirements:
i.
Parking stall dimensions shall be
as specified by the city of San Bruno parking design standards.
ii.
Surfacing for any area
used for parking outside of the driveway area shall consist of permeable
pavers.
iii.
Uncovered parking spaces
shall not encroach into the public right-of-way.
iv.
Uncovered parking areas
within required yards may not be used for the storage of inoperable
motor vehicles originally intended for highway use.
v.
The uncovered front yard parking
space exception shall only be granted if no widening of the driveway
curb cut is needed or if no net loss of street parking stalls on the
property frontage and adjacent lot frontage occurs by widening the
driveway curb cut.
3.
Additions to Nonconforming Single-Family
Residential Structures. Additions to nonconforming single-family residential
structures shall not require additional parking spaces or changes
to an existing driveway; provided, that such alterations or enlargements
neither occupy the only portion of a lot that can be used for required
parking or access to parking, with the exception of the following:
a.
Single-Family Residences with No
Covered Off-Street Parking.
i.
Any addition to a single-family residence
of two hundred fifty square feet floor area or less shall be allowed
without addition of an off-street parking space.
ii.
Any addition to a single-family
residence with no covered off-street parking spaces that adds over
two hundred fifty square feet floor area shall provide two off-street
parking spaces, which may be covered or uncovered.
b.
Single-Family Residences with One
Covered Off-Street Parking Space.
i.
Any addition of two hundred fifty
square feet floor area or less to a single-family residence with one
covered off-street parking space shall be allowed without addition
of a second covered off-street parking space.
ii.
Any addition to a single-family
residence with one covered off-street parking space that adds more
than two hundred fifty square feet of floor area shall provide two
off-street parking spaces, only one of which must be covered.
c.
Accessory Dwelling Units. Additions
and alterations that include accessory dwelling units shall be governed
by state law.
G.
Parking Compliance Permit. An applicant may request a permit to establish parking compliance for projects that do not meet the standards described by Table 12.100-1, San Bruno parking design standards, Section 12.100.050, or otherwise described by this chapter. Permit approval shall be at the discretion of the community development director.
1.
Purpose. A parking compliance permit
is a discretionary planning permit that enables the city to ensure
that off-street parking provided for land uses is consistent with
the General Plan, applicable specific plan goals, policies, design
guidelines and development standards, and will not be detrimental
to the public health, safety, or welfare.
2.
Parking Study. A parking study prepared by a qualified transportation consultant that demonstrates the project meets the required findings outlined below is required, unless the community development director determines that the required findings of approval in subsection 5 can be made without such a study. The consultant and methodology shall be approved by the community development director.
3.
Approval Authority. The community
development director shall have the authority to review and approve,
conditionally approve, or disapprove a parking compliance permit,
subject to public notice with no hearing required.
4.
Public Notice of Application. Public
notice to all property owners within three hundred feet of the project
site is required for a parking compliance permit. The public notice
shall be mailed via USPS first class mail. Notice pursuant to this
subsection shall be mailed at least ten calendar days before a decision
is reached by the community development director to provide a public
notification period. The notice shall indicate that any person may
request in writing to be advised of the decision reached by the community
development director.
5.
Findings for Approval. An application
for a parking compliance permit may be approved only if all of the
following findings can be made:
a.
Off-street parking supply is generally
in substantial conformance with the goals, policies, and objective
development standards of the General Plan, the transit corridors plan,
and/or another applicable specific plan.
b.
The off-street parking is generally
adequate to meet anticipated demand for the proposed land uses.
c.
The site for the proposed development
has adequate site access from city streets and adequate public utilities
and services exist or will be provided to serve the proposed development.
d.
The development will not be detrimental
to the public health, safety, or welfare.
e.
The proposed development will not
have an adverse effect on surrounding property and will be compatible
with the existing and planned land use character of the surrounding
area.
6.
Appeals. The community development director's decision on parking compliance permit shall be subject to appeal to the planning commission pursuant to Chapter 12.78.
7.
Expiration. An approved parking compliance permit shall become null and void if an application for an associated building permit is not issued within two years after the effective date of the planning approval. The community development director may grant a one-year renewal consistent with Chapter 12.78.
8.
Conformance to Parking Compliance
Permit. Any proposed parking lot or structure plans as approved and
authorized by the parking compliance permit, shall be developed in
substantial conformance with the parking compliance permit plans and
associated planning application material submitted to and approved
by the community development director.
(Ord. 1877A § 3, 2020; Ord. 1898 § 3, 2021; Ord. 1946, 2/13/2024Ord. 1947, 4/9/2024)
A.
Availability
and Use of Spaces.
1.
Required off-street parking spaces shall be permanently available
and maintained exclusively and in perpetuity for parking purposes
for the land use they serve.
2.
Owners, lessees, tenants, or persons having control of the operation
of a land use for which off-street parking spaces are required shall
not restrict authorized persons from using these spaces.
3.
Required off-street parking spaces shall be used exclusively for
the temporary parking of operable vehicles and shall not be used for
the repair, storage, sale, or lease of vehicles; for display of merchandise,
equipment, or vehicles (such as vans or limousines) associated directly
with commercial purposes; or for any other use not authorized by the
municipal code.
4.
Accessible Parking.
a.
Accessible parking spaces shall be provided in compliance with California
Code of Regulations Title 24.
b.
Accessible parking spaces shall count toward compliance with the
number of parking spaces required by Table 12.100-1.
5.
Temporary uses located within required off-street parking spaces
(for example, construction staging or special events) shall be subject
to the review and approval of the appropriate city approval authority
with a special event permit or a temporary use permit.
B.
Location of Parking. Required parking shall be located on the same parcel or development site as the land use they are required to serve, except as allowed by subsection D (Off-site parking).
C.
Car-Share
Spaces. Car-share spaces are permitted. Any residential or nonresidential
parking space may be voluntarily converted to a car-share space.
D.
Off-Site
Parking.
1.
The community development director or decision-making body may approve
off-site parking if a covenant for the maintenance and continued use
of the off-site parking spaces is approved by the city attorney and
filed with the county recorder. The covenant shall state that the
off-site parking spaces will remain available for the duration of
the land use that it is required to serve.
2.
Off-site parking spaces shall be located no more than one thousand
two hundred fifty feet from the nearest property line of the parcel
occupied by the land use that it serves.
E.
Motorcycles/Scooter
Parking.
1.
All new structures and land uses shall provide motorcycle parking
areas as specified in Table 12.100-2 and as outlined in city of San
Bruno parking design standards.
|
Table 12.100-2
Motorcycle/Scooter Parking Requirements
| |
|---|---|
|
Minimum Number of Required Automobile Spaces
|
Minimum Number of Required Motorcycle Parking Areas
|
|
1-25 Spaces
|
None required
|
|
26-100 Spaces
|
1 area
|
|
Over 100 Spaces
|
1 additional area
|
F.
Tandem
Parking Spaces.
1.
Residential Uses. Tandem parking spaces, as illustrated in Figure
12.100-1, may be provided for all residential land uses, at the discretion
of the decision-making body for the project entitlement or permit,
and subject to compliance with the following standards:
a.
Parking spaces in a tandem configuration shall be reserved for and
assigned to a single dwelling unit.
b.
For multifamily residential projects, all required guest parking
shall be provided as single, non-tandem parking spaces.
c.
Tandem parking spaces shall not block the use of the driveway to
access other parking spaces located within the parking area.
d.
Tandem parking spaces shall be used to accommodate passenger vehicles
only.
 Figure 12.100-1 Tandem Parking
|
2.
Nonresidential Uses. Tandem parking spaces may be provided for employee
parking for nonresidential land uses, at the at the discretion of
the decision-making body for the project entitlement or permit, and
subject to compliance with the following standards:
a.
Tandem parking spaces shall not block the use of the driveway to
access other parking spaces located within the parking area.
b.
Tandem parking spaces may be used to accommodate customer or patron
parking with provision of valet assistance and recordation of an "Agreement
to Provide Parking Attendant."
c.
Tandem parking spaces shall be used to accommodate passenger vehicles
only.
d.
The city will evaluate nonresidential tandem spaces to determine
any appropriate operational requirements that will be required to
ensure the spaces are able to be utilized in a manner similar to non-tandem
spaces.
G.
Mechanical
and Automated Parking Facilities. Mechanical and/or automated parking
facilities are allowed in all zoning districts. Parking spaces provided
by mechanical and automated parking may be counted towards meeting
up to fifty percent of required off-street parking spaces or up to
seventy-five percent of required off-street parking spaces with provision
of valet assistance and recordation of an "Agreement to Provide Parking
Attendant." The calculation of the total percentage includes both
the "lower" surface level parking space and "upper" elevated parking
spaces located within a mechanical or automated parking facility.
The property owner shall be responsible for ensuring maintenance of
mechanical parking equipment in good working order at all times. Requirements
for mechanical and automated parking facilities are specified within
the city of San Bruno parking design standards which shall contain
specific design, operation, maintenance, and performance requirements.
H.
Reductions
to Required Number of Parking Spaces—Citywide. The number of
required off-street parking spaces as specified in Table 12.100-1
may be reduced with approval one or more of the programs as specified
below by the decision-making body for the project entitlement or permit.
1.
Shared Parking. Multiple land uses on a single property may use shared
parking facilities when operations for the land uses are not normally
conducted during the same hours, or when hours of peak use differ.
Requests for the use of shared parking may be approved if:
a.
A parking demand study prepared by a city-hired transportation consultant
is approved by the community development director and demonstrates
that there will be no substantial conflicts between the land uses'
principal hours of operation and periods of peak parking demand. The
director may waive this requirement if the director determines there
will be no substantial conflicts between the principal hours of operation
and periods of peak parking demand for the land uses;
b.
The total number of parking spaces required for the land uses does
not exceed the number of parking spaces anticipated at periods of
maximum use; and
c.
The proposed shared parking facility is located no further than one
thousand feet from the primary entrance of the land use which it serves.
2.
Phased Development Projects—Parking Occupancy Survey. Total
required parking for phased development projects may be reduced at
the discretion of the decision-making body for the project entitlement
or permit. Requests may be approved if a parking occupancy survey
prepared by a city-hired transportation consultant at the applicant's
expense meets the following:
a.
A parking occupancy survey is conducted after a discrete phase of
the project development is completed and at full occupancy as verified
by the city-hired transportation consultant; and
b.
The parking occupancy survey shows a surplus of parking for the existing
building.
|
The community development director shall determine the appropriate
reduction in required parking for future phases of development.
|
I.
Reductions
to Required Number of Parking Spaces—Specific Plan Areas. For
nonresidential land uses in specific plan areas, the number of required
off-street parking spaces as specified in Table 12.100-1 may be reduced
by up to thirty percent with approval of one or more of the programs
as specified below by the decision-making body for the project entitlement
or permit.
1.
Transportation Demand Management Plan and Parking Management Plan. The number of parking spaces may be reduced by up to ten percent if a transportation demand management (TDM) plan and parking management plan prepared by a project applicant or property owner demonstrates the project vehicle trip generation will be reduced to at least ten percent lower than the standard rates as established in the most recent edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual. The TDM plan shall meet the requirements described by Section 12.100.060.
2.
In-Lieu Fee. Nonresidential projects in specific plan areas may pay
an in-lieu fee as an alternative to providing required off-street
parking spaces at the discretion of the decision-making body.
a.
Fee Amount. The amount of the in-lieu fee shall be as set by city
council resolution.
b.
Maximum Reduction. The in-lieu fee and TDM parking reductions may
be combined to achieve a maximum off-street parking reduction of thirty
percent.
i.
New Construction. For new construction, up to thirty percent of the
total required off-street parking may be reduced with payment of the
in-lieu fee.
ii.
Enlargements. For enlargements, up to thirty percent of the net increase
in required off-street parking may be reduced by payment of the in-lieu
fee.
iii.
Changes of Use. A change in use in an existing building to a
more intensive use that results in an increased off-street parking
requirement may utilize the parking in-lieu fee for up to five spaces
or up to thirty percent, whichever is greater, of the net increase
of the required off-street parking requirement.
c.
Timing. The in-lieu fee shall be paid prior to the issuance of building
permits.
3.
Central Business District—Small Business Exemption. The following
exemption applies to buildings constructed prior to December 31, 2005
and located in the central business district.
a.
The first two thousand five hundred square feet of any change of
use involving only interior conversion with no physical expansion
and no increase in floor area in an existing structure that requires
additional off-street parking spaces shall be exempt from the in-lieu
fee.
b.
For existing buildings, a change in use to a more intensive use shall
not require additional off-street parking spaces for the first two
thousand five hundred square feet of floor area.
J.
Parking
Area in Residential Zoning Districts—Paving. Within residential
zoning districts, no more than sixty percent of the required front
setback area may be paved, including areas used to accommodate off-street
parking spaces, driveway, and walkways. For lots with widths of thirty-seven
and one-half feet or less, the pavement area may be increased to seventy-five
percent. See Figure 12.100-2. Pervious pavers used to accommodate
off-street parking spaces do not constitute paving.
 Figure 12.100-2 Paving of the Required Front Setback in
Residential Zoning Districts
|
K.
Temporary
Parking Areas. Every lot used as a temporary public or private parking
area shall be approved by temporary use permit and shall be evaluated
by the following criteria:
1.
Definition. A temporary parking lot shall mean any area other than
a street, alley, or other public property which is intended for the
parking needs of private enterprises or made available for use by
the transient public for the parking of vehicles on an overflow basis
until permanent facilities are available.
2.
Site Plan Required. Requests for temporary parking lots shall be
accompanied by a site plan. The site plan shall consist of a fully-dimensioned,
scaled plot plan for the entire property showing all existing structures
and uses and the proposed location of the proposed parking lot.
3.
Development Standards. The following features shall be required for
temporary parking lots:
a.
Surfacing and Grading. Surfacing and grading plan requirements shall
be determined by the city engineer and shall be based upon the anticipated
length of time the lot will be needed, the existing soil conditions,
and the anticipated daily traffic the lot will receive.
b.
Lighting. Lighting shall be provided for lots used after dark and
shall be maintained to a minimum level as required by the decision-making
body. The lighting shall operate from dusk to one hour past the close
of business for which the lot provides parking. Parking lot lighting
shall be directed so as to not shine onto neighboring residential
properties. The use of temporary light standards is acceptable.
L.
Valet
Parking.
1.
The use of valet parking shall not reduce the number of off-street
parking spaces required by this chapter.
2.
The use of valet parking in which vehicles, or any of them, are parked
off the property site, requires a conditional use permit. Valet assistance
for mechanical or automated parking facilities shall be exempt from
this requirement.
3.
The use of valet parking in which the employee or other individual
parking cars, parks such vehicles, or any of them, upon any public
street, public parking facility, highway or alleyway, is prohibited.
4.
Valet Parking System. In addition to the required drawings, the applicant
shall submit a plan describing in detail the proposed number of attendants,
hours of valet parking service operations, fees charged to customers,
and such other pertinent information as may be required from time
to time by the decision making body to enable it to determine the
practicability of the valet parking proposal.
(Ord. 1877A § 3, 2020; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
A.
Applicability—New
Structures and Land Uses. All new structures and uses shall comply
with the bicycle parking standards in this section.
B.
Types
of Bicycle Parking.
1.
Short-Term/Class II Bicycle Parking. Short-term/Class II bicycle
parking provides shoppers, customers, messengers and other visitors
who generally park for two hours or less a convenient and readily
accessible place to park bicycles.
2.
Long-Term/Class I Parking. Long-term/Class I bicycle parking provides
employees, residents, visitors and others who generally stay at a
site for several hours a secure and weather-protected place to park
bicycles.
C.
Bicycle
Parking Spaces Required. The number of required bicycle parking spaces
shall be as specified in Table 12.100-3.
|
Table 12.100-3 Required Bicycle Parking Spaces
| ||||
|---|---|---|---|---|
|
Land Use
|
Citywide
|
Specific Plan Areas
| ||
|
Short-Term Spaces
|
Long-Term Spaces
|
Short-Term Spaces
|
Long-Term Spaces
| |
|
Multifamily Residential Units
|
1 space per 15 units
|
1 per 4 units
|
1 space per 10 units
|
1 space per unit
|
|
Office
|
1 space per 20,000 square feet of floor area
|
1 space per 10,000 square feet of floor area
|
1.5 spaces per 20,000 square feet of floor area
|
1.5 spaces per 10,000 square feet of floor area
|
|
Retail Sales and Services, Restaurants
|
1 space per 5,000 square feet of floor area
|
1 space per 12,000 square feet of floor area
|
1.5 spaces per 3,000 square feet of floor area
|
1.5 spaces per 10,000 square feet of floor area
|
|
Hotel
|
1 space per 10,000 square feet floor area of conference, meeting
or function rooms
|
1 space per 30 rooms
|
1.5 spaces per 20,000 square feet of floor area
|
1.5 spaces per 20,000 square feet of floor area
|
|
Schools
|
1 per 20 students
|
1 per 10 employees
|
1 per 20 students
|
1 per 10 employees
|
|
Trade and Vocational Schools, Colleges and Universities
|
1 for every 10 students of planned capacity
|
1 per 10 employees
|
1 for every 10 students of planned capacity
|
1 per 10 employees
|
|
Community Facilities, Places of Worship, Commercial Recreation
and Entertainment
|
1 space for each 10,000 square feet of floor area
|
1 space for each 20,000 square feet of floor area
|
1 space for each 10,000 square feet of floor area
|
1 space for each 20,000 square feet of floor area
|
|
Emergency Shelters1
|
1 space per 10 beds
|
1 space per 5 beds
|
1 space per 10 beds
|
1 space per 5 beds
|
|
Parks and Recreational Facilities
|
1 space per acre
|
1 per 20,000 square feet of floor area
|
1 space per acre
|
1 per 20,000 square feet of floor area
|
|
Note: In instances where the California Building
Code requires more bicycle parking spaces than required by this chapter,
the California Building Code shall apply.
| |
|
1
|
Alternatively, the community development director may reduce
the required bicycle parking standards if the emergency shelter demonstrates
a lower parking demand.
|
D.
Multiple
Uses. Whenever a single lot contains multiple uses with different
bicycle parking requirements, the overall requirement shall be the
sum of the requirements for each activity calculated separately.
E.
Unlisted
Uses. For uses not listed in the schedule of bicycle parking requirements,
bicycle parking spaces shall be provided on the same basis as required
for the most similar listed use, or as determined by the community
development director.
F.
Fractional
Spaces. If calculating the number of required bicycle parking spaces
results in a quotient containing a fraction, the number shall be rounded
up.
G.
Short-Term
and Long-Term Bicycle Parking Space Dimensions.
1.
Minimum dimensions of two feet by six feet shall be provided for
each bicycle parking space.
2.
Two feet of clearance shall be provided between bicycle parking spaces
and adjacent walls, poles, landscaping, pedestrian paths, and other
similar features.
3.
Two feet of clearance shall be provided between bicycle parking spaces
and adjacent automobile parking spaces and drive aisles.
 Figure 12.100-3 Bicycle Parking Dimensions
|
H.
Rack
Design. Bicycle racks must be capable of locking both the wheels and
the frame of the bicycle and of supporting bicycles in an upright
position.
I.
Short-Term/Class
II Bicycle Parking Standards. The following standards are required
for short-term bicycle parking:
1.
Location. As shown in Figure 12.100-3, short-term bicycle parking
shall be located within fifty feet of the primary entrance of the
structure or use it is intended to serve. An encroachment permit may
be required from the city to install bicycle parking in the public
right-of-way.
2.
Design. One bicycle rack space shall be provided for each bicycle
to be accommodated.
J.
Long-Term
Bicycle Parking Standards. The following standards are required for
long-term bicycle parking:
1.
Location. Long-term bicycle parking shall be located at street floor
level or located within a subterranean parking, shall be located in
the highest level, in a parking garage. If located in a garage, must
be within one hundred feet of primary building stairs or elevators.
2.
Design. One bicycle rack space shall be provided for each bicycle
to be accommodated.
3.
Cover. Required long-term bicycle parking spaces shall be covered.
Required cover for bicycle parking spaces shall be permanent, designed
to protect the bicycle from rainfall, and at least seven feet above
the floor or ground.
4.
Security. Long-term bicycle parking spaces shall be secured. Spaces
are considered secured if they are in a locked room or area enclosed
by a fence with a locked gate accessible only to the bicycle owners
or authorized persons.
K.
Signs.
For building uses ten thousand square feet or larger, signage shall
be posted at the main building entrance indicating the location of
bicycle parking.
L.
Shower
Requirements. Shower facilities shall be made available to employees
for nonresidential facilities which have a long-term bicycle parking
requirement of thirty or more spaces.
(Ord. 1877A § 3, 2020; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
A.
Purpose. The purpose of this section is
to further the transportation goals of the San Bruno General Plan
and specific plans by promoting the adoption of Transportation Demand
Management (TDM) Programs in industrial and office developments; promoting
and increasing work-related transit use, ridesharing, walking and
bicycling to minimize the number of employees traveling in single-occupant
vehicles to and from work at the same time and during peak-hour periods;
and improving the mobility and general efficiency of circulation and
transportation systems by reducing single-occupant vehicle trips and
total vehicle miles traveled within the community and the region.
B.
Applicability. A TDM Plan shall be prepared
for projects utilizing the parking in-lieu fee, TDM parking reduction,
or as required by the California Environmental Quality Act (CEQA).
Developments in an area subject to a specific plan shall comply with
any additional or more stringent TDM requirements imposed by that
specific plan or as required by CEQA.
C.
Standards. All projects subject to the
requirements of this section shall submit a TDM Plan in conjunction
with the development application.
D.
Required Findings. Prior to approval of
a permit for a project subject to TDM requirement, the review authority
shall make the following findings:
1.
The proposed trip reduction measures
are feasible and appropriate for the project, considering the proposed
use or mix of uses and the project's location, size, and hours of
operation.
E.
Modifications. The community development
director may approve minor modifications to an approved TDM plan that
are consistent with the original findings and conditions approved
by the review authority. A request to modify a TDM plan may only be
granted if it is designed to be at least as effective as the original
TDM plan in meeting the objectives and purposes of this chapter.
F.
Monitoring. A report, documenting the TDM
activities undertaken and their results, shall be submitted to the
community development director annually, or as required by the project's
environmental review under CEQA, at the responsibility of the applicant.
The community development director or designee shall evaluate the
overall effectiveness of all of the TDM activities and may suggest
new or modified activities or substitute activities to meet the program's
objectives. The community development director or designee may impose
reasonable changes to assure the program's objectives will be met.
(Ord. 1877A § 3, 2020; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
A.
Applicability.
Landscaping standards in this section shall apply to parking areas
containing ten or more parking spaces. Standards in this section shall
not apply to remodels of existing parking lots.
B.
Definition.
For the purposes of this section, parking lot landscaping is defined
as any landscaped area adjacent to parking spaces or drive aisles.
C.
Minimum
Landscaping. The minimum amount of landscaping within parking areas
is specified in Table 12.100-4.
|
Table 12.100-4
Minimum Required Parking Area Landscaping
| |
|---|---|
|
Number of Required Parking Spaces
|
Percent of Surface Parking Area to Be Landscaped
|
|
1 to 9
|
No requirement
|
|
10 to 15
|
5%
|
|
Over 16
|
10%
|
D.
Layout.
Landscaped areas shall be well-distributed throughout the parking
lot area. Parking lot landscaping may be provided in any combination
of:
1.
Landscaped planting strips at least four feet wide between rows of
parking stalls;
2.
Landscaped planting strips between parking areas and adjacent buildings
or internal pedestrian walk-ways;
3.
Landscaped islands located between parking stalls or at the ends
of rows of parking stalls; and
4.
On-site landscaping at the parking lot perimeter.
E.
Parking
Space Landscaping. A maximum of two feet at the front-end of a parking
space may be landscaped in lieu of paving surface, as shown in Figure
12.100-4. Minimum parking space dimensions as required by city of
San Bruno parking design standards shall be maintained.
 Figure 12.100-4 Permitted Parking Space Landscaping
|
F.
Trees.
1.
Number Required. One for each five parking spaces.
2.
Location. Trees must be located on the same parcel as the parking
lot, unless an alternate location is approved by the community development
director.
3.
Distribution. Trees shall be distributed relatively evenly throughout
the parking area per the approved landscape plan.
4.
Size and Species. Trees shall be a minimum fifteen-gallon size.
5.
Installation and Maintenance. Trees shall be installed and maintained
in a manner consistent with the city of San Bruno engineering and
design construction standards for street trees.
G.
Street
Frontage Landscaping.
1.
When a parking area is located adjacent to a public or private street,
a landscape strip shall be provided for the purpose of shielding parked
cars and their undercarriages from view of passing motorists and pedestrians.
2.
The minimum width of the landscape strip shall be five feet, as measured
from the property line for private streets or edge of curb for public
streets.
3.
Required landscape strips may not contain any paved surfaces, except
for pedestrian walkways or vehicular drives that provide access to
the parking area from the adjacent street or sidewalk. Landscaping
shall not impede or create unsafe conditions for pedestrians and bicyclists.
H.
Concrete
Curbs.
1.
All landscape areas shall be separated from parking spaces, drive
aisles and driveways by a continuous, raised concrete curb. Raised
concrete curbs shall be a minimum of six inches high by six inches
deep.
2.
The city may approve alternatives to raised concrete curbs as needed
to comply with any mandatory storm water drainage standards.
I.
Irrigation.
1.
Irrigation System. Water-efficient irrigation systems (e.g., bubbler
type, drip, mini-spray) shall be installed for all required landscape
areas. Irrigation systems shall include check valves to prevent low
head drainage, appropriate nozzles to prevent overspray and automatic
and self-adjusting irrigation controllers that include moisture and/or
rain sensor shutoff.
2.
Irrigation Schedule. Landscape irrigation should be scheduled between
the hours of two a.m. and ten a.m. to avoid irrigating during times
of high wind, high temperature and high-water usage.
3.
Drought Resistant Materials. The landscape plan shall utilize drought-resistant
species which support the city's water conservation policies and are
in compliance with the State Model Water Efficiency Landscape Ordinance.
J.
Maintenance.
1.
General. Landscape areas shall be permanently maintained in good
growing condition.
2.
Replacement of Dead or Dying Plants. Within thirty days of a determination
by the community development director that a plant is dead or severely
damaged or diseased, the plant shall be replaced by the property owner
in accordance with the standards specified in this chapter.
3.
Removal of Landscaping. Any removed mature landscaping shall be replaced
such with landscaping of similar size and maturity as that which was
removed.
4.
Irrigation Systems. Irrigation systems shall be maintained in a fully
functional manner as approved by the city and required by this section.
K.
Timing.
Landscaping shall be installed prior to the city's authorization to
occupy any buildings served by the parking area, unless a deferral
of no more than one year is approved by the community development
director. The director may require a security deposit for the deferral.
L.
Exceptions.
Exceptions to landscaping requirements or off-site planting may be
granted at the discretion of the decision-making body if the applicant
provides evidence of hardship in meeting required off-street parking
requirements due to landscaping requirements.
(Ord. 1877A § 3, 2020; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
A.
Prohibitions on Parking Structures. Parking
structures shall be prohibited in all districts except those explicitly
allowed by voter initiative or otherwise allowed by law.
C.
Design.
1.
All exterior walls of a parking structure
shall be architecturally compatible with the structure served by the
parking structure.
2.
Parking structure faAades shall be
broken-up through the use of textured concrete or similar materials
on exterior walls, the incorporation of planters and trellises at
each parking level, and other architectural treatments to minimize
large blank walls without architectural relief.
3.
Parked vehicles at each level within
the structure shall be shielded from view from adjoining streets through
the use of architectural appurtenances and landscaping.
D.
Landscaping. At ground level, the perimeter
of the parking structure shall be landscaped with a minimum of one
street tree for every twenty feet of linear distance of structure
faAade in addition to required streetscape landscaping. Groundcover
and shrubs shall also be provided to break-up the mass of the structure.
(Ord. 1877A § 3, 2020; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
A.
Applicability. All new commercial and industrial
land uses with a floor area of ten thousand square feet or more and
multifamily residential developments with fifty units or more shall
provide off-street freight and equipment loading spaces as required
by this section.
B.
Number of Spaces. The minimum number of
required loading spaces are specified in Table 12.100-5.
|
Table 12.100-5 Required Loading Spaces
| |
|---|---|
|
Total Gross Floor Area/Number of
Multifamily Residential Units
|
Required Loading Spaces
|
|
Less than 10,000 sq. ft./50 units
|
None
|
|
10,000 sq. ft. to 49,999 sq. ft./50
– 99 units
|
1
|
|
50,000 sq. ft. to 100,000 sq. ft./100
– 199 units
|
2
|
|
More than 100,000 sq. ft./200+ units
|
As determined by community development
director
|
C.
Dimensions. Each loading space shall have
minimum dimensions of twelve feet in width, twenty-five feet in length,
and fourteen feet in vertical clearance.
D.
Location.
1.
Loading spaces shall be set back
a minimum distance of twenty-five feet from any residential property.
2.
Loading spaces shall be located and
designed to ensure that loading and unloading takes place on site
and not within adjacent public rights-of-way.
3.
Sufficient maneuvering area shall
be provided for loading spaces so that vehicles may enter and exit
an abutting street in a forward direction.
4.
Loading spaces and their associated
maneuvering areas shall not encroach into required employee or visitor
parking areas or other on-site areas required for vehicle circulation.
5.
An on-street loading area may be
approved by the decision-making body for the planning permit, if the
applicant can demonstrate to the decision-making body that it is infeasible
to locate a loading space on site. Time limits for use of the space
shall be established to ensure its use does not conflict with general
circulation needs or with operation of other area businesses and uses.
E.
Striping and Identification. Loading spaces
shall be striped and clearly identified as for loading purposes only.
F.
Use of Space. Loading spaces shall not
be utilized for the repair or servicing of vehicles.
(Ord. 1877A § 3, 2020; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
