Santa Rosa Zoning Code Ch. 20-36 Parking and Loading

This Chapter establishes regulations to ensure that sufficient off-street parking facilities are provided for all uses and that automobile and bicycle parking facilities are properly designed, attractive, and located to be unobtrusive yet meet the needs of the specific use.

(Ord. 3677 § 1, 2004; Ord. 3972 § 3, 2011)

Each land use and structure, including a change or expansion of a use or structure, shall provide parking and loading areas in compliance with this Chapter.

A.

A use shall not be commenced and structures shall not be occupied until improvements required by this Chapter are satisfactorily completed.

See also Section 2.4 (Downtown Station Area Site and Building Design), Section 2.6 (Downtown Station Area Parking) and Section 4.2 (Off-Street Parking) of the City's Design Guidelines.

(Ord. 3677 § 1, 2004; Ord. 3972 § 3, 2011; Ord. 2020-014 § 19)

A.

Parking spaces to be permanent. Parking spaces shall be permanently available, marked and maintained for parking purposes for the use they are intended to serve. The Director may approve the temporary reduction of parking spaces in conjunction with a seasonal or intermittent use.

B.

Parking and loading to be unrestricted. Owners, lessees, tenants, or persons having control of the operation of a premises for which parking spaces are required shall not prevent or restrict authorized persons from using these spaces.

C.

Restriction of parking facility use. Required off-street parking facilities shall be used exclusively for the temporary parking of vehicles and bicycles and shall not be used for the sale, lease, display, repair, or storage of vehicles, trailers, boats, campers, mobile homes, merchandise, or equipment, or for any other use not authorized by the provisions of this Zoning Code, except where temporary outdoor display is allowed in compliance with Section 20-42.110 (Outdoor Display and Sales).

(Ord. 3677 § 1, 2004; Ord. 3972 § 3, 2011)

Each principally or conditionally permitted use shall provide at least the minimum number of off-street automobile and bicycle parking spaces required by this section, except where parking requirements are adjusted in compliance with Section 20-36.050 (Adjustments to parking requirements). Also see Section 2036.090 (Bicycle parking requirements and design standards).

A.

Parking requirements by land use. Each land use shall be provided the number of automobile and bicycle

parking spaces required by Table 3-4, except where a greater or lesser number of spaces is required through conditions of approval.

B.

Basis for calculations.

1.

Floor area. Where Table 3-4 establishes a parking requirement based on the floor area of a use in a specified number of square feet (e.g., one space per 1,000 square feet), the floor area shall be construed to mean gross floor area.

2.

Fractions. Where application of the requirements in Table 3-4 results in a fractional requirement, a fraction of 0.5 or greater shall be increased to the next higher number and a fraction of less than 0.5 shall be reduced to the next lower number.

C.

Expansion of structure, change in use.

1.

Expansion of structure. When existing conforming or nonconforming structures, other than single-family dwellings, are enlarged or increased in capacity by more than 10 percent, or when an expansion in use requires more parking than is presently provided, parking spaces shall be provided in accordance with Table 3-4.

2.

Change in use. When a building's use changes to a new use, for example a retail use to a restaurant, without enlarging the space in which the use is located, there shall be no additional parking required for the new use, except that the new use shall comply with current ADA standards for parking, provided that any deficiency in parking is no more than 10 spaces, or a 25 percent overall reduction from standard parking requirements, whichever is greater.

D.

Reduction of capacity. No existing parking or loading facility may be reduced incapacity unless sufficient replacement capacity is provided in compliance with this Chapter or a reduction is approved in compliance with Section 20-36.050 (Adjustments to parking requirements). Parking and loading facilities required by this Chapter shall remain available for the loading and parking of motor vehicles. Bicycle parking shall remain available for bicycles. Any contrary use of such facilities shall constitute a violation of this Code. E.

Multi-use sites. A site with multiple uses shall provide the aggregate number of parking spaces required for each separate use, except where:

1.

The site was developed comprehensively as a shopping center, the parking ratio shall be that required for the shopping center as a whole regardless of individual uses listed in Table 3-4; or

2.

The site qualifies for shared parking in compliance with Section 20-36.050 (Adjustments to parking requirements).

F.

Uses not listed. A land use not specifically listed in Table 3-4 shall provide parking as determined by the Director. The Director shall use the requirements of Table 3-4 for similar uses as a guide in determining the minimum number of parking spaces to be provided and may require the applicant to fund a parking study to determine parking demand.

G.

Bench or bleacher seating. Where fixed seating is provided (e.g., benches or bleachers), a seat shall be construed to be 18 inches of bench space for the purpose of calculating the number of required parking spaces.

TABLE 3-4—AUTOMOBILE AND BICYCLE PARKING REQUIREMENTS BY LAND USE TYPE
Land Use Type:	Number of Parking Spaces Required
	Vehicle	Bicycle
AGRICULTURAL AND OPEN SPACE USES (1)
Agricultural activities, including crop production, horticulture, orchard, vineyard, and animal keeping	None.
Plant nursery	1.25 spaces per employee.	None.

TABLE 3-4—AUTOMOBILE AND BICYCLE PARKING REQUIREMENTS BY LAND USE TYPE
Land Use Type:	Number of Parking Spaces Required
	Vehicle	Bicycle
Wildlife or botanical preserve or sanctuary	Determined by Conditional Use Permit.
INDUSTRY, MANUFACTURING AND	PROCESSING, WHOLESALING
Industrial and manufacturing, except the uses listed below:
Less than 50,000 sf.	1 space for each 350 sf. or as determined by CUP. The gross floor area may include accessory office space comprising less than 5% of the total gross floor area.	1 space per 7,000 sf. or as determined by CUP.
Equal to or greater than 50,000 sf.	1 space for each 700 sf. or as determined by CUP. The gross floor area may include accessory office space comprising less than 5% of the total gross floor area.	1 space per 14,000 sf. or as determined by CUP.
Cannabis—Cultivation	1 space per 1,000 sf. or as determined by CUP.	1 space per 14,000 sf. or as determined by CUP.
Cannabis—Distribution	1 space per 1,000 sf. or as determined by CUP. The gross floor area may include accessory office space comprising less than 5% of the total gross floor area.	1 space per 14,000 sf.
Cannabis—Manufacturing:
Less than 50,000 sf	1 space per 350 sf. or as determined by CUP. The gross floor area may include accessory office space comprising less than 5% of the total gross floor area.	1 space per 7,000 sf. or as determined by CUP.
Equal to or greater than 50,000 sf	1 space per 700 sf. or as determined by CUP. The gross floor area may include accessory office space	1 space per 14,000 sf. or as determined by CUP.

TABLE 3-4—AUTOMOBILE AND BICYCLE PARKING REQUIREMENTS BY LAND USE TYPE
Land Use Type:	Number of Parking Spaces Required
	Vehicle	Bicycle
	comprising less than 5% of the total gross floor area.
Cannabis—Testing laboratory	1 space per 300 sf., plus 1 space for each company vehicle.	1 space per 6,000 sf.
Laboratory	1 space for each 300 sf., plus 1 space for each company vehicle.	1 space per 6,000 sf.
Recycling facility	1 space for each 1,000 sf. or as determined by CUP. The gross floor area may include incidental office space comprising less than 5% of the total gross floor area.	1 space per 14,000 sf.
Research and development	1 space for each 300 sf., plus 1 space for each company vehicle.	1 space per 6,000 sf.
Self storage (personal storage and mini warehouse facilities)	2 spaces for manager or caretaker unit, 1 of which must be covered, and a minimum of 5 customer parking spaces located adjacent or in close proximity to the manager's unit.	None required.
Warehouse, wholesaling, distribution, and storage (not including mini-storage for personal use)	1 space for each 1,000 sf. or as determined by CUP. The gross floor area may include accessory office space comprising less than 5% of the total gross floor area.	1 space per 14,000 sf.
RECREATION, EDUCATION, AND PUBLIC ASSEMBLY
Adult entertainment	As determined by CUP.
Commercial recreation facility— Indoor	1 space for each 250 sf.	1 space per 5,000 sf.
Commercial recreation facility— Outdoor	As determined by MUP.

TABLE 3-4—AUTOMOBILE AND BICYCLE PARKING REQUIREMENTS BY LAND USE TYPE
Land Use Type:	Number of Parking Spaces Required
	Vehicle	Bicycle
Conference, convention facility	1 space for each 4 fixed seats or 1 space for every 50 sf. of assembly area or meeting rooms, whichever is greater.	1 space per 5,000 sf.
Golf courses/country club, public or quasipublic	8 spaces for each hole.	None required.
Equestrian facility	As determined by CUP.
Health club/fitness facility	1 space for each 250 sf., not including that area devoted to athletic courts located within the building, plus 2 spaces per athletic court.	1 space per 4,000 sf.
Library, museum	1 space for each 300 sf., plus 1 space for each official vehicle.	1 space per 6,000 sf.
Meeting facility, public or private	1 space for each 4 fixed seats or 1 space for every 50 sf. of assembly area or meeting rooms, whichever is greater.	1 space per 4,000 sf.
Park/playground, public or quasi- public	As determined by review authority.
School, public or private
Elementary/middle school	1.5 spaces for each classroom, plus 1 space for every 200 sf. of assembly area in an auditorium	1 space per 4,000 sf. of assembly area in an auditorium.
High school	0.33 spaces for each student, plus 1 space for each employee.	1 space per 4,000 sf. of assembly area in an auditorium.
College	0.5 spaces for each student, plus 1 space for each employee.	1 space per 1,000 sf. of assembly area in an auditorium.

TABLE 3-4—AUTOMOBILE AND BICYCLE PARKING REQUIREMENTS BY LAND USE TYPE
Trade and business schools	1 space for each student.	1 space per 10 students.
Sports and entertainment assembly facility	1 space for each 4 fixed seats or 1 space for every 50 sf. of assembly area, whichever is greater.	1 space per 4,000 sf.
Studio: art, dance, martial arts, music, etc.	1 space for each 200 sf.	1 space per 4,000 sf.

TABLE 3-4—AUTOMOBILE AND BICYCLE PARKING REQUIREMENTS BY LAND USE TYPE
Land Use Type:	Number of Parking Spaces Required
	Vehicle	Bicycle
Theater, auditorium	1 space for each 4 fixed seats or 1 space for every 50 sf. of assembly area or meeting rooms, whichever is greater.	1 space per 4,000 sf.
RESIDENTIAL USES (2)
Accessory dwelling units	1 space in addition to that required for the primary single- family dwelling unit; unless exempted by Section 20- 42.130.E.9; the space may be uncovered, compact, or tandem, and located within the setback, unless the review authority determines that tandem parking or parking within a setback is not feasible due to specific topographical or fire and life safety conditions.	None required.
Duplex, Half-Plex, Multifamily dwelling, Condominium, Single- Family Attached, and Small-lot subdivision	Studio and 1-bedroom units—1 covered space plus 0.5 visitor spaces per unit. Visitor spaces may be in tandem with spaces for the unit; or on-street abutting the site, except on a street identified by the General Plan as a regional street.	1 space per 4 units if units do not have a private garage or private storage space for bike storage.
	2 or more bedroom units—1 covered space plus 1.5 visitor spaces per unit. Visitor spaces may be in tandem with spaces for the unit; or on-street abutting the site, except on a street identified by the General Plan as a regional street.	1 space per 4 units if units do not have a private garage or private storage space for bike storage.
Emergency shelter	1 space for every 10 beds provided, plus 1 space for each staff person on duty.

TABLE 3-4—AUTOMOBILE AND BICYCLE PARKING REQUIREMENTS BY LAND USE TYPE
Land Use Type:	Number of Parking Spaces Required
	Vehicle	Bicycle
Group quarters (including boarding/rooming houses, dormitories, organizational houses)	1.5 spaces for each sleeping room or 1 space for each 100 sf. of common sleeping area.	1 space per room.
Junior accessory dwelling units	No of-street parking required. Parking required for the primary single-family dwelling in accordance with this Table 3-4.	None required.
Live/work and work/live units	2 spaces for each unit. The review authority may modify this requirement for the re-use of an existing structure with limited parking.	1 space per 4 units if units do not have a private garage or private storage space for bike storage.
Mixed-use projects	See Section 20-36.050.A (Shared	parking for mixed uses).
Mobile home parks	1.75 spaces for each unit, which may be in tandem, one of which must be covered. At least one- third of the total spaces required shall be distributed throughout the mobile home park and available for guest parking.	0.5 spaces per unit.
Multifamily affordable housing project	Studio/1 bedroom unit—1 space per unit. 2 or more bedrooms—2 spaces per unit.	1 space per 4 units if units do not have a private garage or private storage space for bike storage.
Senior housing project (with occupancy for persons 55 or older, as set forth in and which complies with Section 20-28.080)	1 space per unit with 0.5 of the spaces covered, plus 1 guest parking for each 10 units.	1 space per 8 units if units do not have a private garage or private storage space for bike storage.
Senior affordable housing project (with occupancy for persons 55 or older, as set forth in and which complies with Section 20-28.080)	1 space per unit.	1 space per 8 units if units do not have a private garage or private storage space for bike storage.
Single-family Detached (see duplexes, etc., above for attached units)	Standard lot—4 spaces per unit, 1 of which must be on-site, covered and outside setbacks. The remaining 3 spaces may be on-site (in the driveway and	None required.

TABLE 3-4—AUTOMOBILE AND BICYCLE PARKING REQUIREMENTS BY LAND USE TYPE
Land Use Type:	Number of Parking Spaces Required
	Vehicle	Bicycle
	tandem) or on a public or private street when directly fronting the lot.
	Flag lot—2 spaces per unit, 1 of which must be covered, both of which must be located outside the required setback area plus 2 on-site, paved guest spaces located outside the required setbacks and which may be tandem.	None required.
Single room occupancy facilities	0.5 spaces per unit.
Supportive housing	No minimum parking requirements for units occupied by supportive housing residents within 1/2 mile of a public transit stop. Otherwise, subject to the same parking requirements as other residential uses.

TABLE 3-4—AUTOMOBILE AND BICYCLE PARKING REQUIREMENTS BY LAND USE TYPE
Transitional housing	Subject to the same parking requirements as other residential uses.
RETAIL TRADE
All retail trade uses, except those listed below	1 space for each 250 sf.	1 space per 5,000 sf.
Auto and vehicle sales and rental	1 space for each 450 sf. of covered display or building area.	1 space per 9,000 sf.
Bar/tavern	1 space for each 50 sf. of seating area and waiting/lounge area exclusive of dance floor, plus 1 space for each 30 sf. of dance floor.	1 space per 4,000 sf.
Building and landscaping material sales—Indoor	1 space for each 300 sf. of indoor display area.	1 space per 6,000 sf.
Building and landscaping material sales—Outdoor	1 space for each 300 sf. of indoor display area, plus 1	1 space per 6,000 sf.

TABLE 3-4—AUTOMOBILE AND BICYCLE PARKING REQUIREMENTS BY LAND USE TYPE
Land Use Type:	Number of Parking Spaces Required
	Vehicle	Bicycle
	space for each 1,000 sf. of outdoor display area.
Cannabis—Retail (dispensary) and delivery	1 space for each 250 sf.	1 space per 5,000 sf.
Construction and heavy equipment sales and retail	1 space for each 450 sf. of covered display or building area.	1 space per 9,000 sf.
Drive-through retail sales	As determined by MUP. See Section 20-42.064.	1 space per 6,000 sf.
Farm supply and feed store	1 space for each 300 sf. of indoor display area, plus 1 space for each 1,000 sf. of outdoor display area.	1 space per 6,000 sf.
Fuel dealer	As determined by CUP.
Furniture, furnishings, appliance/equipment store	1 space for each 300 sf. of indoor display area.	1 space per 6,000 sf.
Gas stations	1 space for each service bay plus 1 space per employee. Parking space for ancillary uses (e.g., convenience store, take- out restaurant, car wash, etc.) shall be provided in compliance with the requirements of this table for the specific use.	1 space per 10 employees. Bicycle parking for ancillary uses (e.g., convenience store, take- out restaurant, car wash, etc.) shall be provided in compliance with the requirements of this table for the specific use.
Mobile home, boat, or RV sales	1 space for each 450 sf. of covered display or building area.	1 space per 9,000 sf.
Night club	1 space for each 50 sf. of seating area and waiting/lounge area exclusive of dance floor, plus 1 space for each 30 sf. of dance floor.	1 space per 4,000 sf.
Restaurant, café, coffee shop— Counter ordering	1 space for each 75 sf.	1 space per 4,000 sf.
Restaurant, café, coffee shop— Outdoor dining	As determined by MUP.	None required.
Restaurants, café, coffee shop— Table service	1 space for each 3 dining seats capacity.	1 space per 4,000 sf.

TABLE 3-4—AUTOMOBILE AND BICYCLE PARKING REQUIREMENTS BY LAND USE TYPE
Land Use Type:	Number of Parking Spaces Required
	Vehicle	Bicycle
Shopping center	1 space for each 250 sf. of gross leasable area.	1 space per 5,000 sf.
Warehouse retail	1 space for each 375 sf.	1 space per 7,500 sf.
SERVICES—BUSINESS, FINANCIAL, PROFESSIONAL
All business, financial, and professional service uses, except those listed below	1 space for each 250 sf.	1 space per 5,000 sf.
ATM	2 spaces per machine. See also Section 20-42.044.	None required.
Medical service
Clinic, lab, urgent care	1 space for each 300 sf.	1 space per 6,000 sf.
Doctor's office	1 space for each 200 sf.	1 space per 4,000 sf.
Health care facility	As determined by MUP.
Hospital	As determined by CUP.
Integrated medical health center	1 space for each 250 sf. of recreation and fitness area, not including that area devoted to athletic courts located within the building, plus 2 spaces per athletic court, plus 1 space per 300 sf. of medical clinic/office use.	1 space per 4,000 sf.
Veterinary clinic, arrival hospital	As determined by MUP.
SERVICES—GENERAL
All service uses, except those listed below	1 space for each 250 sf.	1 space per 5,000 sf.
Catering service	1 space per employee, plus 1 space per company vehicle.	None required.
Cemetery, mausoleum, columbarium	1 space for each 4 seats of chapel capacity, and 1 space per employee.	1 space per 5,000 sf.
Day care
Adult day care	1 space per employee, plus 1 space per 10 clients, plus	As determined by MUP or CUP.

TABLE 3-4—AUTOMOBILE AND BICYCLE PARKING REQUIREMENTS BY LAND USE TYPE
Land Use Type:	Number of Parking Spaces Required
	Vehicle	Bicycle
	adequate loading space as required by review authority.
Child day care—Center	1 space per employee, plus 1 space per 10 children, plus adequate loading space as required by review authority.	As determined by MUP or CUP.
Child day care—Large family day care home	3 spaces, no more than 1 of which may be provided in a garage or carport. Parking may be on-street if contiguous to the site. May include spaces already provided to meet residential parking requirements.	As determined by MUP or CUP.
Child day care—Small day care home	As required by State license.	None required.

TABLE 3-4—AUTOMOBILE AND BICYCLE PARKING REQUIREMENTS BY LAND USE TYPE
Community care facility—6 or fewer clients	1 space for each 3 beds	None required
Community care facility—7 or more clients	1 space for each 3 beds.	As determined by MUP or CUP.
Drive-through service	As required by MUP or CUP. See Section 20-42.064.
Equipment rental	1 space for each 350 sf. of floor area; none required for outdoor rental yard.	1 per 10 full time employees.
Kennel, animal boarding	1 space for each 500 sf., plus 1 space for each 1,000 sf. of boarding area.	1 per 10 full time employees.
Lodging—Bed & breakfast inn (B&B), hotels, and motels	1 space for each guest room, plus required spaces for accessory uses such as restaurants and conference space.	1 space plus 1 per 10 guest rooms.
Mortuary, funeral home	1 space for each 4 seats of chapel capacity and 1 space per employee.	1 per 10 full time employees.

TABLE 3-4—AUTOMOBILE AND BICYCLE PARKING REQUIREMENTS BY LAND USE TYPE
Land Use Type:	Number of Parking Spaces Required
	Vehicle	Bicycle
Personal services	2 spaces per customer chair, or 1 space for 250 sf., whichever is greater.	1 space per 4,000 sf.
Personal services—Restricted	2 spaces per customer chair, or 1 space for 250 sf., whichever is greater	1 space per 4,000 sf.
Public safety facility	As determined by MUP.
Repair service—Equipment, large appliances, etc.	1 space for each 375 sf.	1 space per 7,500 sf.
Vehicle services—Minor, and major repair/body work	1 space for each service bay, plus 1 space per employee.	1 space per 10 full time employees.
TRANSPORTATION, COMMUNICATIONS & INFRASTRUCTURE
All uses, except the following	As required by MUP or CUP.
Broadcasting studio	1 space per 200 sf.	1 space per 4,000 sf.
Medical cannabis transporter	As required by MUP.
DOWNTOWN STATION AREA SPECIFIC PLAN—ATTACHED MULTIFAMILY RESIDENTIAL USES
Residential—Attached Single-Family	No minimum.	1 space per 4 units if units do not have a private garage or private storage space for bike storage.
Residential—Multifamily	No minimum
DOWNTOWN STATION AREA SPECIFIC PLAN—DETACHED SINGLE-FAMILY RESIDENTIAL USES
Residential—Detached Single-Family	No minimum.	None required.
DOWNTOWN STATION AREA SPECIFIC PLAN—AFFORDABLE RESIDENTIAL USES
Affordable residential uses	No minimum.	1 space per 4 units if units do not have a private garage or private storage space for bike storage.
DOWNTOWN STATION AREA SPECIFIC PLAN—SENIOR HOUSING PROJECT (OCCUPANCY RESTRICTED TO PERSONS 55 OR OLDER)
Senior housing project	No minimum.	1 space per 4 units if units do not have a private garage or private storage space for bike storage.

TABLE 3-4—AUTOMOBILE AND BICYCLE PARKING REQUIREMENTS BY LAND USE TYPE
Land Use Type:		Number of Parking Spaces Required
		Vehicle	Bicycle
DOWNTOWN STATION AREA SPECIFIC PLAN—NONRESIDENTIAL USES
All nonresidential uses		No minimum.	1 space per 5,000 sf
NORTH SANTA ROSA STATION AREA SPECIFIC PLAN
Multifamily attached residential		1.5 spaces per unit minimum.	1 space per 4 units if units do not have a private garage or private storage space for bike storage.
Affordable multifamily attached residential		1 space per unit minimum.	1 space per 4 units if units do not have a private garage or private storage space for bike storage.
Senior multifamily attached residential		0.5 spaces per unit minimum.	1 space per 8 units if units do not have a private garage or private storage space for bike storage.
Nonresidential		2.5 spaces for each 1,000 sf. minimum.	1 space per 5,000 sf.
Notes:
(1)	Properties located within the boundaries of the Downtown Station Area Specific Plan shall use the land use type "Downtown Station Area Specific Plan" to determine the number of parking spaces required.
(2)	Properties located within the boundaries of the North Santa Rosa Station Area Specific Plan shall use the land use type "North Station Area Specific Plan" to determine the number of parking spaces required.

(Ord. 3677 § 1, 2004; Ord. 3711 § Exh. A, 2005; Ord. 3760 § 3 Exh. A, 2006; Ord. 3950 § 15, 2010; Ord. 3972 §§ 4, 5, 2011; Ord. 3985 § 5, 2012; Ord. 3992 § 4, 2012; Ord. 3995 § 7, 2012; Ord. 3997 § 5, 2012; Ord. 4001 § 7, 2012; Ord. 2017-024 § 6; Ord. 2017-025 § 5; Ord. 2020-001 § 7; Ord. 2020-014 § 20; Ord. 2021-012 §§ 24–26; Ord. 2023-006, 6/6/2023; Ord. 2024-012, 11/19/2024)

Shared on-site parking for residential mixed uses. In a mixed use project, parking may be shared by the different uses. A mixed use project composed of residential and retail uses may reduce the required vehicle parking up to 50 percent of the required parking for either the residential or retail use, whichever is smaller. A mixed use project composed of residential and office or institutional uses may reduce the required vehicle parking up to 75 percent of the required parking for either the residential or office/institutional use, whichever is smaller.

Example: If the separate parking requirements for the residential and retail uses in a mixed use project were 12 spaces and 14 spaces respectively (for a total of 26), the 12 residential spaces (the smaller of the two

requirements) could be reduced by 50 percent, to six for a revised project requirement of 20 spaces. B.

Shared on-site parking for nonresidential uses. Where two or more adjacent nonresidential uses have distinct and differing peak parking usage periods (e.g., a theater and a bank), a reduction in the required number of parking spaces may be allowed through Minor Conditional Use Permit approval. Approval shall also require a recorded covenant running with the land, recorded by the owner of the parking lot, guaranteeing that the required parking will be maintained exclusively for the use or activity served for the duration of the use or activity.

C.

Shared underutilized parking. Underutilized parking for any land use may be shared through a shared parking agreement in accordance with California Government Code Section 65863.1. A shared parking agreement shall be allowed through a Minor Conditional Use Permit approval. Underutilized parking is when 20 percent or more of a development's parking spaces are not occupied during the period in which shared parking is proposed.

A reduction in spaces shall be allowed if a parking analysis prepared by professionals in the planning or parking fields determines the number of spaces that can be shared will fulfill parking requirements. Shared parking arrangements shall be formalized through an agreement recorded against the parcels that are part of the agreement.

D.

Increase or decrease in required parking. Parking requirements may be reduced through the following processes:

1.

Where an applicant requests or where the Director determines that, due to special circumstances, any particular use requires a parking capacity which deviates from the requirements in Table 3-4, the Director shall refer the matter to the appropriate review authority for imposition of an appropriate parking requirement. Parking requirements may be reduced through the following processes:

a.

Minor adjustment (Section 20-52.060). Allows for parking reduction up to 25 percent for projects that do not need a Minor or Major Conditional Use Permit. Examples are when a parking reduction up to 25 percent is needed to approve a Zoning Clearance or a Design Review Application. The Director of Planning and Economic Development may, as a condition of project approval, approve an increase or decrease in parking spaces after first making the following findings:

(1)

Due to special circumstances associated with the operation of the use at its location, the proposed use will generate a parking demand different from the standards specified in Table 3-4;

(2)

The number of parking spaces approved will be sufficient for its safe, convenient, and efficient operation of the use.

b.

Project approval. If the project already requires a Minor Use Permit or Conditional Use Permit, these applications may be used to reduce the amount of parking spaces by any amount. The review authority Zoning Administrator for a Minor Use Permit or Planning Commission for a Conditional Use permit may, as a condition of project approval, approve an increase or decrease in parking spaces after first making the following findings:

(1)

Due to special circumstances associated with the operation of the use at its location, the proposed use will generate a parking demand different from the standards specified in Table 3-4;

(2)

The number of parking spaces approved will be sufficient for its safe, convenient, and efficient operation of the use.

c.

Minor Use Permit. Is used for reductions of over 25 percent when the project does not already include a Minor or Major Conditional Use Permit. Examples are Design Review Applications that request a reduction of over 25 percent and Zoning Clearance with a reduction of over 25 percent. The Zoning Administrator may, as a condition of a Minor Use Permit, approve an increase or decrease in parking spaces after first making the following findings:

(1)

Due to special circumstances associated with the operation of the use at its location, the proposed use will generate a parking demand different from the standards specified in Table 3-4;

(2)

The number of parking spaces approved will be sufficient for its safe, convenient, and efficient operation of the use.

2.

Parking requirements for projects located within the North Santa Rosa Station Area Specific Plan boundaries (see Figure 3-13) may be reduced by the review authority, as a condition of project approval or Minor Conditional Use Permit, when supported by a parking study. The review authority may approve a decrease in parking spaces after first making the following finding:

a.

The number of parking spaces approved will be sufficient for its safe, convenient and efficient operation of the use, and will be compatible with the neighboring properties.

3.

The location of several types of uses or occupancies in the same building or on the same site may constitute a special circumstance warranting the reduction of parking requirements in compliance with this section.

4.

Alternative methods of providing required parking is encouraged within the Downtown and North Santa Rosa Station Area Specific Plan boundaries (see Figures 3-12 and 3-13). Examples of alternative parking methods include:

a.

Tandem parking;

b.

Garage/parking lifts;

c.

Unbundled parking in residential developments;

d.

Parking cash-out and transit incentive programs for businesses;

e.

Projects that are unable to provide the total number of required on-site parking spaces may consider paying for the use of shared spaces within other parking facilities, in-lieu of applying for a parking reduction or variance. A parking study shall be submitted verifying that use of shared spaces in another parking facility shall not create a parking shortage for the business associated with that facility.

Any change in the use or occupancy or any change in the special circumstances described in Subsection C.1.a shall constitute grounds for revocation of the Minor Conditional Use Permit issued in compliance with this section.

(Image not reproduced in this text.)

Figure 3-12—Downtown Station Area Specific Plan Boundaries (College Avenue to the north, Brookwood Avenue to the east, Sebastopol Road and Highway 12 to the south, and Dutton Avenue and Imwalle Gardens to the west)

(Image not reproduced in this text.)

Figure 3-13—North Santa Rosa Station Area Specific Plan Boundaries (Paulin Creek to the north, Highway 101 and Santa Rosa Junior College/Santa Rosa High School to the east, West College Avenue to the south, and Ridley Avenue to the west)

(Ord. 3677 § 1, 2004; Ord. 3950 § 16, 2010; Ord. 3968 § 9, 2011; Ord. 3972 § 6, 2011; Ord. 3992 § 5, 2012; Ord. 2020-014 § 21; Ord. 2021-012 § 27; Ord. 2025-001, 1/28/2025)

General. In accordance with Section 1129 B of the California Code of Regulations Title 24, Part 2 (Uniform Building Code), each lot or parking structure where parking is provided for the public as clients, guests, or employees, shall provide parking for disabled persons. Disabled parking spaces serving a particular building shall be located on the shortest accessible route of travel from adjacent parking to an accessible entrance. In parking facilities that do not serve a particular building, disabled parking shall be located on the shortest accessible route of travel to an accessible pedestrian entrance of the parking facility. In buildings with multiple accessible entrances with adjacent parking, disabled parking spaces shall be dispersed and located closest to the accessible entrances. Table 3-5 establishes the minimum number of disabled parking spaces required. More disabled parking spaces shall be required if mandated by subsequent amendments to the Uniform Building Code.

Exception: This subsection shall not apply to existing facilities where compliance with local ordinances precludes satisfying the above requirements or providing equivalent facilitation unless a change of occupancy or expansion occurs.

The following Table 3-5 establishes the minimum number of disabled parking spaces required.

TABLE 3-5—NUMBER OF DISABLED SPACES REQUIRED
Total Number of Parking Spaces in Lot or Garage	Minimum Required Number of Disabled Spaces
1-25	1 - Van
26-50	2
51-75	3
76-100	4
101-150	5
151-200	6
201-300	7
301-400	8
401-500	9
501-1,000	2% of total
1,001 and over	20 plus 1 for each 100 or fraction thereof over 1,001

B.

Standard when less than five spaces provided. When there are less than five spaces provided at buildings, one shall be 14 feet wide and lined to provide a nine-foot parking area and a five-foot loading area. However, there is no requirement that the space be reserved exclusively or identified for use by persons with disabilities only.

C.

Parking space size. Disabled parking spaces shall be located as near as practical to a primary entrance and shall be of the dimensions and design provided by the Building Official.

D.

Arrangement of parking spaces. Each parking area shall be provided with a bumper or curb to prevent encroachment of cars over the required width of adjacent walkways. The space shall also be located such that persons with disabilities are not compelled to wheel or walk behind parked cars other than their own. Accessible pedestrian ways shall be provided from each such parking space to related buildings and facilities. This shall include curb cuts or ramps as needed. Ramps shall not encroach into any parking space.