Local zoning · Auburn

Auburn — Parking

Parking under the Auburn local zoning and planning code, with the controlling citations.

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Last reviewed: July 1, 2026

Overview

This page explains how Auburn’s Title XV: Land Use regulates off-street parking and loading under the city’s zoning law, with a focus on what you must design, count, and maintain to meet code. Auburn’s zoning assigns districts and use categories, while the citywide Off-Street Parking and Loading provisions set the required spaces, dimensions, and construction standards (§§ 159.165–159.175). Where district tables in Appendix A control a use’s parking ratio, they’re referenced in § 159.016 and apply alongside the citywide standards.

What the ordinance requires citywide

  • Required and ongoing obligation
    • Off-street parking and loading must be provided and kept available as a continuing obligation for new buildings and for enlargements; no certificate of occupancy is issued until required spaces are in place (§ 159.165).
  • When a permit is needed
    • Establishing any off-street parking area other than for a single- or two-family dwelling requires a permit with approval by the Building Official (§ 159.166). Layout, grading, and paving plans for new or enlarged lots are submitted to the Public Works Director (§ 159.170).
  • How to count spaces (ratios are below)
    • Mixed-use projects add the requirements of each use; fractional spaces under 0.5 round down and 0.5 or more round up (§ 159.168). If a use intensifies or a building moves/expands beyond thresholds, new parking must match the new use/area (§ 159.168).
  • Space dimensions and maneuvering
    • Minimum stall/aisle dimensions are fixed by parking angle (§ 159.169): 90° stalls are at least 9 ft by 17 ft with a 23 ft aisle; 60° stalls at least 8.5 ft by 18 ft with an 18 ft aisle; 45° stalls at least 8.5 ft by 17 ft with a 15 ft aisle; 30° stalls at least 8.5 ft by 14 ft with a 12 ft aisle. Alleys may count for half the maneuvering width; provide a separate 6 ft private walk if adjacent to a business building (§ 159.169). The Planning Department may approve angles not listed.
  • Development and maintenance of lots
    • Provide a minimum 4 ft buffer at the street edge with a 6 in curb barrier; install similar 6 in barriers at loading/service areas. Pave with 2 in compacted asphalt or 3 in Portland cement concrete; drain to an approved storm system. Lighting must aim away from homes and public streets. Except for single- and two-family dwellings, lots must be designed to avoid backing across sidewalks into streets (§ 159.170).
    • Where a parking area abuts residentially zoned land, a solid fence at least 4 ft high is required (§ 159.170). Parking areas are for parking only—no sales, storage, repair, or dismantling (§ 159.170).
  • Residential placement limits
    • Required off-street spaces for single-family and multi-family may not be located within required front or street side yards (§ 159.171).
  • Off-site and in-lieu options
    • If on-site parking is physically or economically infeasible, the city allows: (1) off-site spaces on nearby property with Planning Commission approval, and/or (2) payment of in-lieu fees in an amount tied to the latest public lot unit costs with City Council approval (§ 159.172). Parking credits may be granted for land conveyed for public parking (§ 159.172).
  • Special/residential restrictions
    • In the R-2, R-3, and R-4 districts, boats and trailers may not be parked within the front yard setback (§ 159.173).
  • Exceptions and small additions
    • In commercial and industrial districts, additions that increase usable floor area by 500 sq ft or less do not trigger additional parking. Churches/lodges next to sufficient public parking may receive a reduction. The Commission may set requirements for unimproved commercial/industrial lots to equal nearby developed property (§ 159.175).

Required ratios by use (selected)

The table below lists Auburn’s required off-street parking for common uses. If your use isn’t listed or is covered by Appendix A in § 159.016, confirm the applicable line item with the city.

Use category Minimum off-street parking requirement Code Reference
One-family and multiple dwelling units 2 usable spaces per dwelling unit § 159.167(1)
Hotels and rooming houses 1 space per 2 guest rooms or per 4 beds (whichever is greater) § 159.167(2)
Motels/tourist courts 1 space per guest room or per 2 beds (whichever is greater) § 159.167(3)
Hospitals/sanitariums 1 space per patient bed § 159.167(4)
Nursing/convalescent homes 1 space per 2 beds § 159.167(5)
Churches, funeral homes, theaters, indoor arenas/auditoriums 1 space per 6 seats § 159.167(6)
Bowling alleys 6 spaces per lane § 159.167(7)
Dance/skating/lodge halls; exhibition halls (no fixed seats) 1 space per 100 sq ft assembly floor area § 159.167(8)
Stadiums, ballparks, outdoor arenas 1 space per 6 seats; may be within 1,000 ft of site § 159.167(9)
Banks, retail stores, professional offices Not found in retrieved materials; governed by Appendix A via § 159.016 § 159.167(10); § 159.016
Supermarkets, shopping centers Not found in retrieved materials; governed by Appendix A via § 159.016 § 159.167(11); § 159.016
General commercial, manufacturing, warehouses, general storage First 50,000 sq ft GFA: 1/1,000 sq ft; second 50,000: 1/1,500; balance over 100,000: 1/2,000 § 159.167(12)
Residential care — Small 2 usable spaces § 159.167(13)(1)
Residential care — Large 1 space per 2 beds § 159.167(13)(2)
Uses not listed Determined by Planning Commission § 159.167(14)

Notes:

  • In mixed-use projects, sum the requirements of each component (§ 159.168).
  • Some commercial ratios are in Appendix A; § 159.016 points to those district tables. Verify with the Planning Department.

Construction, landscaping, and screening standards tied to parking

  • Barriers, buffers, paving, drainage, lighting, and no-backing rules: see § 159.170.
  • Parking lot landscaping: perimeter and street-front planter strips at least 4 ft wide; screening by low walls/hedges/berms; interior planting breaks every 8 stalls (no more than 16 stalls without a break) and at least 3% of gross lot area landscaped. Certain heavy equipment/auto sales/utility and industrial yards have limited exemptions, but must still install perimeter and street-front buffers (Ch. 153, “Parking Lot Requirements”).
  • Where a parking area abuts residential zoning, provide a solid fence at least 4 ft high (§ 159.170).
  • Design review may apply to site/landscape details for certain projects; see Auburn Design Review.

District-by-district: how parking applies

Auburn’s districts are established in § 159.015; the citywide Off-Street Parking and Loading standards apply in all districts, with additional Appendix A parking lines for certain commercial districts via § 159.016. Where Appendix A numbers were not retrieved, this page flags that.

R-1 — Single-Family Residential

  • Purpose/typical use: Detached homes. Not found in retrieved materials.
  • Parking takeaways: Provide 2 spaces per dwelling; required spaces cannot be in the required front or street side yard (§§ 159.167(1), 159.171).
  • Notes: No backing over sidewalks into streets for parking layouts other than single- and two-family dwellings (§ 159.170).

R-2 — Two-Family Residential (Duplex)

  • Typical use: Duplexes; same base residential rules.
  • Parking: 2 spaces per dwelling; keep required spaces out of required front/street side yards. Boats/trailers prohibited in the front yard setback in R-2 (§§ 159.167(1), 159.171, 159.173).

R-3 — Medium Density Multiple-Family

  • Typical use: Apartments/condos.
  • Parking: 2 spaces per dwelling unless Appendix A provides different ratios for specific multifamily forms; required spaces not in required front/street side yards; boats/trailers prohibited in front yard setback (§§ 159.167(1), 159.171, 159.173).

R-4 — High Density Multiple-Family

  • Typical use: Higher-density multi-family.
  • Parking: Same as R-3; see above. Boats/trailers prohibited in front yard setback (§ 159.173).

C-1 — Neighborhood Commercial

  • Typical uses: Small-scale retail/services. Not found in retrieved materials.
  • Parking: Ratios for banks/retail/professional offices and possibly grocery uses are governed by Appendix A via § 159.016. Exact numbers were not in the retrieved materials—verify with Planning. Citywide stall/aisle, barrier, landscaping and counting rules apply (§§ 159.016, 159.168–159.170).

C-2A — Central Business-A

  • Typical uses: Downtown-adjacent commercial. Not found in retrieved materials.
  • Parking: Governed by § 159.016 (Appendix A) for use-specific ratios; apply citywide design/landscaping rules. Not found in retrieved materials for exact counts—verify.

C-3 — Central Business District

  • Uses: Downtown commercial core. Not found in retrieved materials.
  • Parking: Use-specific ratios per Appendix A (§ 159.016). Citywide standards apply. Small additions up to 500 sq ft do not trigger new parking (§ 159.175). Not found in retrieved materials for C-3 ratio details—verify.

C-3 — Regional Commercial District

  • Note: The code lists a “Regional Commercial District (C-3)” in addition to the Central Business District (also labeled C-3) (§ 159.015). Verify current map/symbols with the city due to the duplicate label.
  • Parking: Governed by Appendix A for retail/office uses (§ 159.016); citywide standards apply. Not found in retrieved materials for exact counts—verify.

C-3-ES — Regional Commercial – Emergency Shelter

  • Parking: Governed by Appendix A and any overlay or use-permit conditions; citywide standards apply. Not found in retrieved materials for exact counts—verify.

OB — Office Building District

  • Typical uses: Professional office. Not found in retrieved materials.
  • Parking: Use-specific ratios for professional offices are in Appendix A via § 159.016; apply citywide standards. Not found in retrieved materials—verify.

HS — Highway Service District

  • Typical uses: Auto-oriented commercial. Not found in retrieved materials.
  • Parking: Citywide standards apply; some heavy-equipment/auto sales yards have limited landscaping exemptions but must meet perimeter and frontage buffers (Ch. 153).

M-1 — Industrial Park District

  • Typical uses: Light industrial/tech. Not found in retrieved materials.
  • Parking: Use “general commercial, manufacturing, warehouses, general storage” tiers: 1/1,000 sq ft (first 50k GFA), 1/1,500 (second 50k), 1/2,000 (balance) (§ 159.167(12)). Citywide stall/aisle and landscaping rules apply.

M-2 — Industrial District

  • Typical uses: General industrial. Not found in retrieved materials.
  • Parking: Same tiered GFA-based standards as M-1 (§ 159.167(12)).

A-1 — Exclusive Agricultural; AR — Agricultural Residential

  • Uses: Agricultural/residential. Not found in retrieved materials.
  • Parking: Residential standard of 2 spaces per dwelling applies where dwellings are allowed (§ 159.167(1)). Citywide siting rules (no required front/street side yard) apply (§ 159.171).

S — Special Public Service

  • Uses: Public/institutional. Not found in retrieved materials.
  • Parking: Assembly uses (e.g., auditoriums) follow 1/6 seats; other uses per Appendix A/Commission determination (§§ 159.167(6), 159.167(14)).

AI-DC — Airport Industrial Design Control

  • Uses: Airport-related industrial. Not found in retrieved materials.
  • Parking: Apply industrial tiers (§ 159.167(12)) plus any design control conditions through Auburn Overlay Districts.

OSC — Open Space and Conservation

  • Uses: Open space. Not found in retrieved materials.
  • Parking: Case-by-case based on permitted uses; apply citywide standards (§ 159.168).

DC — Auburn Dam Overlook Civic Design Control

  • Uses: Civic/design-controlled area. Not found in retrieved materials.
  • Parking: Apply citywide standards; additional design control may apply through Auburn Design Review. Not found in retrieved materials for any district-specific ratios.

DH — Auburn Historic District

  • Uses: Historic core. Not found in retrieved materials.
  • Parking: Citywide standards apply. The city notes unique parking/traffic constraints in the Historic Design Review District when regulating mobile food vending (§ 159.180(A)(3)). For permanent uses, confirm any historic design review conditions with Auburn Historic Preservation.

Combining Districts: -5, -7, -8.5, -10, -15, -1A, -2A, -P

  • Function: Modify base zoning standards. Not found in retrieved materials for purposes.
  • Parking: Appendix A notes apply; the -P Combining row shows a unique ratio of “New construction: 1 space per 600 sq ft; Reconstruction: 1 per 1,200 sq ft” in the district table excerpt. Confirm applicability and trigger conditions for -P with Planning. Also note “See Art. 9 for additional parking requirements. The more restrictive regulations shall apply” (Appendix A notes).

Special use categories with explicit parking lines elsewhere in Title XV

  • Planned Unit Developments (PUD): 2.00 spaces per dwelling unit across allowed residential intensities (§ 159.083 and chart).
  • Mobile home parks: 2 off-street spaces per mobile home site; visitor parking at 1 paved space per 5 sites (§ 159.059).
  • Large family day-care homes: At least 1 off-street space per employee; driveway may count if it doesn’t block required drop-off or sidewalks; on arterials, design on-site drop-off/pick-up to avoid backing onto the arterial (§ 159.392).
  • Bed-and-breakfast establishments: 2 spaces for the owner plus 1 per guest room; all on-site and not in the required front yard per § 159.171 (§ 159.543 et seq.).

Note: Bicycle parking standards were not found in the retrieved zoning materials. Not found in retrieved materials.

Checklist

  • Identify your base district and any combining/overlay districts on the zoning map (§ 159.015; § 159.017).
  • Determine your use category and minimum ratio in § 159.167 or Appendix A via § 159.016 (banks/retail/office/supermarkets/shopping centers are in Appendix A).
  • For mixed-use, add each component; round fractional spaces per § 159.168.
  • Apply dimensional standards in § 159.169 and site design rules in § 159.170 (barriers, buffer, paving, lighting, no backing across sidewalks).
  • Keep required residential parking outside required front/street side yards (§ 159.171).
  • Include parking lot landscaping and interior planting breaks per Ch. 153 “Parking Lot Requirements.”
  • If on-site supply is infeasible, consider off-site spaces or in-lieu fees (§ 159.172).
  • Check if your small commercial/industrial addition qualifies for the ≤500 sq ft exception (§ 159.175).
  • Obtain required approvals: parking lot permits (§ 159.166), Public Works plan approval (§ 159.170), and any design review that applies.

Risks & Ambiguities

Issue Why it matters What to verify
Appendix A ratios for banks/retail/offices § 159.167 defers to § 159.016 for these uses; numbers weren’t in the retrieved text Ask Planning for the current Appendix A line items for your district (§§ 159.016, 159.167(10),(11))
Duplicate “C-3” labels § 159.015 lists both Central Business and Regional Commercial as “C-3” Confirm current zoning map symbology and which “C-3” applies to your parcel (§ 159.015; § 159.017)
Off-street loading space counts § 159.165 requires loading, but no numeric loading schedule appeared in the retrieved materials Not found in retrieved materials; verify loading berth dimensions/counts with Planning/Public Works (§ 159.165)
Bicycle parking May be required by policy or other chapters even if not in zoning Not found in retrieved materials
Front yard parking for homes Required spaces can’t be in required front/street side yards (§ 159.171) Verify your yard depths and whether a garage/carport satisfies “usable” space on your lot (§ 159.171)
In-lieu/Off-site approvals Both require discretionary approvals (§ 159.172) Timeline, fee basis, and any recorded agreements with the city (§ 159.172)

Plain-English Summary

Auburn requires you to build and keep enough off-street parking for your use, size, and any future expansions. Most homes need two spaces per unit, and those required spaces can’t sit in the required front or street side yard. Commercial and industrial projects follow use-based ratios and must meet Auburn’s stall sizes, aisle widths, curbs/buffers, paving/drainage, lighting, and landscaping rules. If on-site parking is infeasible, Auburn can approve nearby off-site spaces or an in-lieu fee—but you must ask first.

Source References

  • Title XV, Zoning Law; establishment of districts and Appendix A reference (§§ 159.002–159.006, 159.015–159.018, 159.016)
  • Off-Street Parking and Loading required; continuing obligation; certificate of occupancy (§ 159.165)
  • Parking lot permits (§ 159.166)
  • Number required by use; Commission discretion for unlisted uses (§ 159.167)
  • Computation rules; mixed-use; expansions; fractional rounding; seats (§ 159.168)
  • Stall and aisle dimensions; alley credit; private walk (§ 159.169)
  • Development and maintenance; buffers, barriers, paving/drainage, plan approval, no-backing; fences; lighting; prohibited uses (§ 159.170)
  • Residential prohibited locations for required spaces (§ 159.171)
  • Off-site facilities and in-lieu fees; parking credits (§ 159.172)
  • Boats and trailers in R-2/R-3/R-4 front yards (§ 159.173)
  • Exceptions for small commercial/industrial additions; church/lodge reductions (§ 159.175)
  • Parking lot landscaping requirements (Ch. 153)
  • PUD parking standards table (§ 159.083)
  • Mobile home park parking (§ 159.059)
  • Large family day care home parking (§ 159.392)
  • Bed-and-breakfast parking (§ 159.543 et seq.)

Sources

Retrieved passages

  • Auburn Zoning Code (§ 9-4.906) High relevance
  • Auburn Zoning Code (§ 9-4.901) High relevance
  • Auburn Zoning Code (§ 9-4.906) High relevance
  • Auburn Zoning Code (§ 9-4.905) High relevance
  • Auburn Zoning Code (§ 9-4.903) Medium relevance
  • Auburn Zoning Code (chapter for) Medium relevance
  • Auburn Zoning Code (Chapter Provisions) Medium relevance
  • Auburn Zoning Code (§ 9-4.905) Medium relevance
  • Auburn Zoning Code (§ 9-4.604) Medium relevance
  • Auburn Zoning Code (§ 159.083) Medium relevance
  • Auburn Zoning Code (§ 159.015.) Medium relevance
  • CBC § 159.171 (§ 159.171) Medium relevance
  • Auburn Zoning Code (§ 9-3.2417) Medium relevance
  • Auburn Zoning Code (§ 9-4.2602) Medium relevance
  • Auburn Zoning Code (§ 9-4.128) Medium relevance

Cited sections

Frequently asked questions

How many off-street parking spaces does a single-family home need in Auburn?

Two usable spaces per dwelling unit are required, and you cannot place the required spaces in the required front or street side yard. Design to meet stall/aisle dimensions if uncovered (§§ 159.167(1), 159.171, 159.169).

What stall and aisle sizes does Auburn require for a standard 90-degree lot layout?

At least 9 ft by 17 ft stalls with a 23 ft aisle. Other angles have different widths and lengths, and alleys can count toward maneuvering space in some cases (§ 159.169).

I’m adding 400 sq ft to my downtown storefront—do I need more parking?

Not if you’re in a commercial or industrial district and the net increase is 500 sq ft or less. Auburn exempts such small additions from triggering new parking (§ 159.175).

Can I satisfy required parking off-site or by paying a fee instead?

Yes. With Planning Commission approval you may use a nearby property; with City Council approval you may pay an in-lieu fee based on the unit cost of the latest public lot. Credits may be given if you convey land for public parking (§ 159.172).

How do I calculate parking for a mixed-use building?

Add each use’s requirement separately. Fractions under 0.5 round down; 0.5 or more round up. If you change to a higher-demand use later, you must add parking accordingly (§ 159.168).

Are there Auburn rules about parking lot landscaping and screening?

Yes. Provide 4 ft perimeter and street-front planter strips, interior planting breaks at least every 8 stalls (no more than 16 without a break), and at least 3% of the gross lot as interior landscaping. Some heavy industrial/auto yards have limited exemptions (Ch. 153).

What if my use is a bank, grocery, or office—where are those ratios?

Those line items live in Appendix A via § 159.016, not in the general list. Contact Planning for the current table applicable to your district (§§ 159.016, 159.167(10)–(11)).

Does Auburn require bicycle parking?

Not found in retrieved materials. Ask Planning if any current policy or project-specific conditions apply.

Can required residential parking be in my driveway?

Only if the driveway location isn’t in the required front or street side yard. Auburn prohibits placing the required spaces in those required yard areas (§ 159.171). Verify your parcel’s required yards before relying on driveway space.

Are there special parking standards for PUDs or mobile home parks?

Yes. PUDs require 2 spaces per dwelling unit (§ 159.083). Mobile home parks require 2 spaces per site plus visitor parking at 1 per 5 sites (§ 159.059).

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