Chapter 4.08 — OFF-STREET PARKING AND LOADING REGULATIONS

In addition to the general purposes listed in Chapter 1.04 Title, Components, and Purposes the specific purposes of the off-street parking and loading regulations are to:

A. Ensure that off-street parking and loading facilities are provided for new land uses and for
major alterations and enlargements of existing uses (except single-family and two-family
uses) in proportion to the need for such facilities created by each use.

B. Ensure that off-street parking and loading facilities are designed in a manner that will
ensure efficiency, protect the public safety, and, where appropriate, insulate surrounding
land uses from adverse impacts.
(Ord. 2001-015 § 1; Ord. 2020-002 § 4)

A. When Required. At the time of initial occupancy of a site, construction of a structure, or a "major alteration or enlargement" of a site or structure as defined below, off-street parking facilities and off-street loading facilities shall be provided in accord with the regulations prescribed in this chapter.

1. Definition of "Major Alteration or Enlargement." "Major alteration or enlargement,"
as used in this section, shall have the following meaning: Any expansion or
enlargement of the site, any facilities on the site, or any change or expansion of uses
on the site that increases the number of parking spaces or loading berths required
under this chapter by both 20 percent or more and by five spaces or berths or more.

2. Change in Use. For the purpose of determining compliance with paragraph 1, above,
a "change of use" shall be considered to occur only when a new occupancy and/or
new activity falls under a different "use classification category" than the former use.
The use classification categories are as set forth in Section 4.08.108 Off-Street
Parking and Loading Spaces Required, and are as follows: "Residential, General";
"Residential, Single-Family"; "Residential, Two-Family"; "Residential, Mixed-Use
and Multi-Family"; "Public and Semipublic"; "Commercial"; and "Industrial." A
change of occupancy and/or activity that is within the same use classification category
as the former use is not subject to the requirements to provide additional parking
unless the Zoning Enforcement Official determines that the new use has the potential
to create a new and significant parking impact on adjacent properties, business, and/
or uses.

3. Exemption for Expansion of Single-Family and Two-Family Residences. This
subsection does not apply to single-family and two-family residences undergoing
major alterations or enlargements.

B. Nonconforming Parking or Loading. Subject to Subsection A above, no existing use of land
or structure shall be deemed to be nonconforming solely because of the lack of off-street
parking or loading facilities required by this chapter provided that facilities being used for
off-street parking and loading as of the date of adoption of this chapter shall not be reduced.

C. Spaces Required for Alteration or Enlargement Shall be in Addition to Existing. The number of parking spaces or loading berths required for an alteration or enlargement of an existing use or structure or for a change of occupancy shall be in addition to the number of spaces or berths existing prior to the alteration, enlargement, or change of occupancy unless the preexisting number is greater than the number prescribed in this chapter. In this case, the number of spaces or berths in excess of the prescribed minimum shall be counted in determining the required number of spaces or berths.

D. Spaces Required for Multiple Uses. Except as otherwise provided in this Code, if more than
one use is located on a site, the number of off-street parking spaces and loading berths to
be provided shall be equal to the sum of the requirements pre-scribed for each use. This
requirement applies not only to multiple uses under separate ownership but also to multiple
uses in the same ownership. If the gross floor area of individual uses on the same site is
less than that for which a loading berth would be required, but the aggregate gross floor
area of all uses is greater than the minimum for which loading berths would be required,
the aggregate gross floor area shall be used in determining the required number of loading
berths.

E. Joint Use. Off-street parking and loading facilities required by this Code for any use shall
not be considered as providing parking spaces or loading berths for any other use except
where the provisions of Section 4.08.112 Collective Provision of Parking apply or a joint
facility apply. Such a facility shall contain not less than the total number of spaces or
loading berths as determined individually, subject to the provisions of Subsections F:
Location and Ownership and H: Common Loading Facilities, below, or fewer spaces may
be permitted where adjoining uses on the same site have different hours of operation and
the same parking spaces or loading berths can serve both without conflict. A determination
of the extent, if any, to which joint use will achieve the purposes of this chapter shall be
made by the Zoning Enforcement Official, who may require submission of survey or other
data necessary to reach a decision.

F. Location and Ownership. Parking required to serve a residential use shall be on the same
site as the use served, except that subject to approval of the Zoning Enforcement Official,
parking for Group Residential and Residential Care may be located on a different site under
the same or different ownership within 150 feet of the use served, measured from the
parking facility to the public entrance of the use served via the shortest pedestrian route.
Parking required to serve a nonresidential use may be on the same or a different site under
the same or different ownership as the use served, provided that parking shall be within the
following distances of the use served, measured from the near corner of the parking facility
to the public entrance of the use served via the shortest pedestrian route:

Customer/Visitor Spaces Employee Spaces
200 feet 400 feet

No enclosed parking space in any district shall have the entrance door less than 20 feet
from an existing public sidewalk, which distance shall be measured in a straight line from
the center of the doorway of such parking structure to the center of the driveway at the
sidewalk line. In the event there is no existing public sidewalk the entrance door to any
enclosed parking structure shall be not less than 20 feet from the street lot line. In no event
shall the door of any such enclosed parking structure be closer than 20 feet to an established
right-of-way line.

G. Life of Facility. Facilities for off-site parking shall be restricted to that use by a recorded
deed, easement, lease, or agreement acceptable to the City Attorney and for a period of
time consistent with the use permit requiring the parking, provided that the Zoning
Enforcement Official may lift the restriction upon finding that substitute parking facilities
meeting the requirements of this Code are provided. No use shall be continued if the
required parking is removed unless substitute-parking facilities are provided to the
satisfaction of the Zoning Enforcement Official.

H. Common Loading Facilities. The off-street loading facilities requirements of this chapter
may be satisfied by the permanent allocation of the prescribed number of berths for each
use in a common truck loading facility provided that the total number of berths shall not be
less than the sum of the individual requirements. As a requirement of approval, an attested
copy of a contract between the parties concerned setting forth an agreement to joint use of
a common loading facility shall be filed with the application for a zoning permit. The City
may record the contract.

I. Computation of Spaces Required. If after calculating the number of required off-street
parking spaces, a quotient is obtained containing a fraction of one-half or more, an
additional space shall be required; if such fraction is less than one-half, it may be
disregarded.

J. Other Parking Specifications. All parking specifications not listed in this chapter are found
in specifications developed and maintained by the City Engineer. A copy of the parking
specifications shall be available for public review during normal working hours at the
Development Services Department counter.

K. Parking Requirements for Certain Properties Near BART. Consistent with California
Public Utilities Code Sections 29010.1 through 29010.12, the parking requirements
presented in the following table apply to parcels that meet the following criteria.

1. Located within a half-mile of a BART Station;

2. At least one-quarter acre in size (either individual or contiguous parcels);

3. Owned by BART on or before July 1, 2018; and

4. An infill site (defined in Section 21061.3 of the Public Resources Code as a site that
had previous development or a site without development immediately adjacent to
urban uses).

PARKING REQUIREMENTS, CERTAIN PROPERTIES NEAR BART
Parking Requirements San Leandro BART Bay Fair BART
Residential Parking*
Minimum Vehicle Space 0 0
Maximum Vehicle Space 0.5 space/unit 1.0 space/unit
Commercial Parking (Office)*
Minimum Vehicle Space 0 0
Maximum Vehicle Space 1.6 spaces/1,000 square 2.5 spaces/1,000
feet square feet

PARKING REQUIREMENTS, CERTAIN PROPERTIES NEAR BART
Parking Requirements San Leandro BART Bay Fair BART
* Unbundled vehicle parking is neither prohibited nor required

(Ord. 2001-015 § 1; Ord. 2007-020 § 2; Ord. 2008-014 § 1; Ord. 2011-003 § 1; Ord. 2014-011
§ 2; Ord. 2015-11 § 4; Ord. 2020-002 § 4; Ord. 2020-012 § 3; Ord. 2022-001 § 3)

A. Off-street parking and loading spaces shall be provided in accord with the following list, except for development projects within one-half mile of a major transit stop as provided below:

1. Exceptions. Off-street parking and loading spaces shall not be required for development projects within one-half mile of a major transit stop as defined
in Section 21155 of the Public Resources Code unless otherwise authorized by Government Code Section 65863.2.

B. For off-street loading, references are to Table A, which sets space requirements and standards for different groups of use classifications and sizes of buildings.

C. References to spaces per square foot are to be computed on the basis of gross floor area, unless otherwise specified, and shall include allocations of shared restroom, halls, and lobby area, and mechanical equipment or maintenance areas, but shall exclude area for vertical circulation, stairs, or elevators.

D. Where the use is undetermined, or not specified herein, the Zoning Enforcement Official shall determine the probable use and the number of parking and loading spaces required. In order to make this determination, the Zoning Enforcement Official may require the submission of survey or other data from the applicant or have data collected at the applicant's expense.

OFF-STREET PARKING AND LOADING SPACES REQUIRED

Off-Street Loading Spaces

Per Group Classification (See

Use Classification Off-Street Parking Spaces Table A)

1. RESIDENTIAL

Article I. Residential, Single-Family and Two-Family

Single-Family Dwelling 2 covered, per unit. New single-family dwellings or additions with more than 4 bedrooms or over 4,000 square feet of livable area shall require one additional space which may be uncovered and in tandem if it is located a minimum of 30 feet back from the front property line.

Two-Family Dwelling 2, including 1 covered, per (SA Only) (DA Only) unit 2, including 1 covered, per 1.5, including 1 covered, per unit unit (tandem allowed)

Article II. Residential, Mixed Use & Multi-Family (3 or more units)

OFF-STREET PARKING AND LOADING SPACES REQUIRED

Off-Street Loading Spaces

Per Group Classification (See

Use Classification Off-Street Parking Spaces Table A)

Studio or One-Bedroom Unit 1.0 covered space, plus 0.5 (SA Only) (DA Only) (B-TOD Only) uncovered spaces per unit; 1.0 covered space, plus 0.5 ≤ 0.50 mile to BART: 0 Sub-Area 1: maximum 1.0

Notwithstanding the provisions of Subsection E, Joint Use, of Section 4.08.104 Basic Requirements for Off-Street Parking and Loading, a use permit may be approved for collective provision of parking on a site that serves more than one use or site and is located in a district in which parking for the uses served is a permitted or conditional use. A use permit for collective off-street parking may reduce the total number of spaces required by this chapter if the following findings are made:

A. The spaces to be provided will be available as long as the uses requiring the spaces are in operation; and

B. The adequacy of the quantity and efficiency of parking provided will equal or exceed the level that can be expected if collective parking is not provided.

An applicant for a use permit for collective parking may be required to submit survey data substantiating a request for reduced parking requirements. A use permit for collective parking shall describe the limits of any area subject to reduced parking requirements and the reduction applicable to each use.

(Ord. 2001-015 § 1; Ord. 2020-002 § 4)

The number of parking spaces required pursuant to Section 4.08.108 Off-Street Parking and Loading Spaces Required may be reduced through Major Site Plan Review approval per Chapter

A. Within designated parking districts established by the City and subject to prior approval by the City in each case, a parking requirement serving nonresidential uses on a site may be met by a cash in-lieu payment to the City prior to issuance of a building permit or a certificate of occupancy if no permit is required. The fee shall be to provide public off- street parking in the vicinity of the use.

B. In establishing such parking districts, the City may set limitations on the number of spaces
or the maximum percentage of parking spaces required for which an in-lieu fee may be
tendered. Determinations as to whether an in-lieu fee will be accepted and the factors used to calculate the amount of the fee, e.g., estimated values for land and improvement costs
for parking spaces, shall be at the sole discretion of the City.
(Ord. 2001-015 § 1; Ord. 2020-002 § 4)

All parking facilities shall comply with the requirements of the California Code of Regulations and with the sign requirements of the California Vehicle Code, Sections 22511.7 and 22511.8. (Ord. 2001-015 § 1; Ord. 2020-002 § 4)

A. Short-Term Bicycle Parking. Short-term secure bicycle parking shall be provided to serve shoppers, customers, guests, and other visitors to a site who generally stay for a short time.

1. Short-Term Bicycle Parking Spaces Required.

a. B-TOD District.

i. Residential Use Classifications. A minimum of one-half space per
bedroom.

ii. Offices, Business and Professional and Offices, Medical and Dental. A
minimum of one space per 20,000 square feet.

iii. Non-Residential Uses Other than Office. A minimum of one space per
2,500 square feet.

b. Other Districts.

i. Public and Semipublic Use Classifications. As specified by use permit.

ii. Other Uses. For the following uses, the number of short-term secure
bicycle parking spaces shall be at least five percent of the requirement for
automobile parking spaces, with a minimum of one secure bicycle parking
spaces provided per establishment.

(A) Multi-Family Residential.

(B) All Commercial Use Classifications, except for the following
classifications, which are exempt:

(1) Ambulance Services;

(2) Animal Boarding;

(3) Animal Grooming;

(4) Catering Services;

(5) Commercial Filming;

(6) Horticulture, Limited;

(7) Funeral and Interment Services; or

(8) Vehicle/Equipment Sales and Services (all classifications).

B. Long-Term Bicycle Parking. Long-term bicycle parking shall be provided to serve
employees, students, residents, commuters, and others who generally stay at a site for four
hours or longer.

1. Parking Spaces Required.

a. Multi-Family Residential.

i. Within B-TOD Sub-Area 1, DA-6 District, and PS District. A minimum of
one long-term bicycle parking space shall be provided per bedroom.

ii. Within the SA and DA Districts (other than the DA-6 District). A
minimum of one long-term bicycle parking space shall be provided per
unit.

iii. Other Areas. In areas other than the B-TOD Sub-Area 1, DA Districts, SA Districts, and PS District, a minimum of one long-term bicycle parking space shall be provided for every two units.

b. Offices, Business and Professional; Offices, Medical and Dental.

i. Within B-TOD District. A minimum of one space per 5,000 square feet.

c. Non-Residential Use Other than Office.

i. Within B-TOD District. A minimum of one space per 10,000 square feet.

C. Design Standards.

1. Short-term bicycle parking shall include racks to which the bicycle can be locked.

2. Long-term bicycle parking shall consist of one of the following:

a. Covered, lockable enclosures with permanently anchored racks for bicycles;

b. Lockable bicycle rooms with permanently anchored racks;

c. Lockable, permanently anchored bicycle lockers;

d. Private garages or other private, lockable storage space accessible from the
outside; or

e. Dedicated in-unit bicycle storage area.

3. Lockers and racks shall be securely anchored to the pavement or a structure.

4. Racks shall be designed and installed to allow two points of contact with the frame
and allow the frame and one or both wheels to be secured.

5. Bicycle Parking Space Dimensions. All bicycle parking spaces must meet the
following minimum dimensions:

a. Each bicycle parking space must include a minimum area of 72 inches in length
and 24 inches in width that is clear of obstructions. A minimum of ten percent of the bicycle parking spaces shall be a minimum of 105 inches in length;

b. No part of a bicycle parking rack may be located closer than 30 inches to a wall
or other obstructions;

c. The front or back of a bicycle parking rack for short term bicycle parking shall
be located no less than 48 inches from a sidewalk or pedestrian way; and

d. A minimum of 30 inches shall be provided between adjoining bicycle parking
racks.

D. Location.

1. Bicycle parking shall be located outside of pedestrian walkways, and within 100 feet
of a main entrance to the building it serves.

2. Bicycle parking shall be located outside of the public right-of-way except short term
bicycle parking may be located within the right-of-way pursuant to an encroachment
permit.

3. Where the secure bicycle parking area is not visible from the main entrance of the buildings, signs located at the main entrance of the building shall identify the location of bicycle parking. (Ord. 2001-015 § 1; Ord. 2008-003 § 12; Ord. 2020-002 § 4; Ord. 2020-012 § 3; Ord. 2022-001 § 3)

Yards.

A. Parking, Other Than on Driveway, Is Prohibited. Except as provided in Subsection B, no
vehicles, whether motorized or non-motorized, shall be parked within the minimum
required front yard or street-side side yard (i.e., within that portion of the front and street
side yard required as a minimum building setback) in either a residential district or on a
parcel in a nonresidential district with a single-family or two-family dwelling use unless on
a paved driveway which provides access to a parking space, covered or uncovered, that is
required by this chapter.

B. Parking Adjacent to Driveway May Be Permitted. Additional paved area for parking is
allowed provided such parking area is constructed and maintained with a paved surface in
conformance with design and construction standards established by the City Engineer and
located adjacent to such paved driveways, and provided further that such parking area when
added to the paved driveway would not exceed 50 percent of the width of the subject
property or 30 feet, whichever is less, as measured at the front setback line.

C. Allowable Paving in the Required Front Yard. Paving or impervious surfaces for
walkways, parking areas and vehicular access shall not collectively occupy more than 50
percent of the required front setback area.
(Ord. 2001-015 § 1; Ord. 2012-001 § 3; Ord. 2020-002 § 4)

The minimum dimensions for drive aisles, all uncovered parking spaces, and required covered parking spaces shall conform to the standards established by the City Engineer.

A. Tandem Parking. Tandem parking may be permitted to satisfy parking requirements in
accordance with the following.

1. No more than two vehicles shall be placed one behind the other.

2. Both spaces shall be assigned to a single dwelling unit or non-residential
establishment.

a. Tandem parking for non-residential uses is limited to employee parking.
(Ord. 2001-015 § 1; Ord. 2020-002 § 4; Ord. 2022-001 § 3)

When an applicant can demonstrate to the satisfaction of the City Engineer the necessity for variations on the dimensions otherwise required by this chapter, a specific parking area design may be approved under the following limitations:

A. The area affected by the specific design shall be for parking by persons employed on the
site only. Visitor parking stalls shall meet the dimensions required.

B. The surface area available for parking shall not be less than would be required to
accommodate the minimum required number of stalls for large and small cars.

C. That alternative parking technologies be considered, such as parking lift systems, subject
to the approval of the City and related public safety agencies.
(Ord. 2001-015 § 1; Ord. 2004-007 § 6; Ord. 2020-002 § 4)

All spaces in a parking facility shall be accessible without re-entering a public right-of-way unless it is determined by the Traffic Engineer to be physically impossible to provide for such access. However, an alley may be used as maneuvering space for access to off-street parking. Off-street parking shall generally be located so as to be more convenient and accessible than on- street parking with respect to entrances of buildings and pedestrian circulation on the site served. (Ord. 2001-015 § 1; Ord. 2020-002 § 4)

Visibility of a driveway crossing a street property line shall not be obstructed between a height of three feet and seven feet. The obstruction restriction area includes all the land in a triangular area on either side of the driveway measured 10 feet from the street property line along the driveway and 10 feet from the driveway along the street property line.

DRIVEWAY VISIBILITY (The diagram is illustrative)

(Ord. 2001-015 § 1; Ord. 2020-002 § 4)

A. A parking area for five or more cars serving a nonresidential use shall be screened from an adjoining R district by a solid concrete, solid wood, or masonry wall six feet in height, except that the height of a wall adjoining a required front yard in an R district shall be three feet. A carport or open parking area for five or more cars serving a residential use shall be screened from an adjoining lot in an R district by a solid wall or fence six feet in height, except that the height of a wall or fence adjoining a required front yard in an R district shall be not less than two feet or more than three feet.

B. Where the parking area abuts a street separating the area from property classified for
residential use, an architectural screen wall not less than three feet in height above the
parking surface shall be installed and maintained not less than three feet from the property
line that separates the parking area from the street.

C. Allowable Modification. The Planning Commission may modify these requirements in
accord with the procedures and findings established by Section 4.04.364 Fences, Walls,
and Hedges.
(Ord. 2001-015 § 1; Ord. 2020-002 § 4; Ord. 2022-001 § 3; Ord. 2024-011, 7/15/2024)

Outdoor lighting in a landscaped parking area shall not employ a light source higher than 12 feet. Outdoor parking area lighting shall create no cone of direct illumination greater than 60 degrees from a light source higher than six feet and shall not directly shine onto an adjacent street. Maximum illumination at ground level shall be three foot candles and shall not exceed one-half foot candles in an R district. (Ord. 2001-015 § 1; Ord. 2020-002 § 4)

A. Parking lots shall be paved and have drainage, wheel stops, lighting, space marking, and directional signs, which shall be subject to approval of the Zoning Enforcement Official.

B. In reviewing the design of parking structures in connection with a zoning approval, the
Zoning Enforcement Official or Planning Commission shall consider the compatibility of
the design with adjacent buildings or uses.
(Ord. 2001-015 § 1; Ord. 2020-002 § 4; Ord. 2024-011, 7/15/2024)

A. Required spaces shall be on the site of the use served or on an adjoining site. On a site adjoining an alley, a required loading space shall be accessible from the alley unless alternative access is approved by the Zoning Enforcement Official. A required loading space shall be accessible without backing a truck across a street property line unless the Zoning Enforcement Official determines that provision of turn-around space is infeasible and approves alternative access. An occupied loading space shall not prevent access to a required off-street parking space. A loading area shall not be located in a required yard.

B. Except in an I district, a loading area visible from a street shall be screened on three sides
by a fence, wall, or hedge at least six feet in height.
(Ord. 2001-015 § 1; Ord. 2020-002 § 4; Ord. 2022-001 § 3)

Prior to the construction of an off-street parking area for a nonresidential use or multi-family dwelling with more than four units, a plan shall be submitted to the Zoning Enforcement Official for the purpose of indicating compliance with the provisions of this section. This plan shall include:

A. The location and placement of required landscaped areas, including a computation of the
required area.

B. A planting plan including a list of plants by name and size keyed to their location on the
parking area.

C. Location and description of fencing and architectural screen walls.

D. Layout and method of irrigation of landscaped areas.

E. Location and placement of parking stalls, including bumpers, striping and circulation, and
directional signs, all dimensioned to permit comparison with approved parking standards.

F. Location and placement of lights provided to illuminate the parking area.

G. A drainage plan showing drainage to a public way in accordance with the requirements of
the City Engineer.
(Ord. 2001-015 § 1; Ord. 2020-002 § 4)