Local zoning · Banning

Banning — Parking

Q: How many parking spaces does a two‑bedroom apartment require in Banning?

Per Table 17.28.040A the code requires two covered parking spaces per two‑bedroom unit , plus one uncovered guest parking space for every four units; see § 17.28.040 for the full residential schedule .

Q: What are the loading requirements for a new store or warehouse?

Off‑street loading minimums are set by gross floor area: one loading space for uses under 10,000 sq ft, two for 10,000–25,000 sf, and three for over 25,000 sf; design minimums (e.g., 15' × 20' and 15' vertical clearance) and screening rules apply — see § 17.28.070 .

Q: Can I get fewer parking spaces if my use operates at night or shares demand?

Possibly. The City can approve a parking adjustment (reduction, compact spaces, shared parking, in‑lieu fee) with a required parking study and findings; see § 17.28.060 for the criteria and process — submit a parking study early in review .

Q: Do accessory dwelling units (ADUs) require on‑site parking in Banning?

Local ADU rules state ADUs are not subject to the Chapter 17 parking standards and the City will not require replacement of parking lost to create an ADU; see § 17.08.100 . Also confirm state ADU law exemptions may further affect parking requirements — verify with Planning .

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

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Last reviewed: July 3, 2026

Overview

This page summarizes how the City of Banning regulates parking (off‑street, loading, and bicycle provisions) under Title 17 (Zoning). The core rules live in Chapter 17.28 – Parking and Loading Standards; the chapter states purpose, applicability and general rules including a table of required spaces for residential, commercial and institutional uses (see § 17.28.010–§ 17.28.040) . Where the zoning map or special plans modify parking (for example PUDs or Downtown), those district rules or exceptions apply and are flagged below (verify with the Planning Department).

Note: this page stays focused on zoning/land‑use parking rules (Title 17). Building code / accessibility technical requirements (Title 24 / CBC/Accessibility) are separate; developers must also comply with those standards referenced here (see California Building Standards Code) California Building Standards Code.

What the Code requires (top-line)

Purpose and applicability: off‑street parking is required for every use unless a specific exception applies (e.g., Downtown Commercial). See § 17.28.010 and § 17.28.020 for intent and applicability .
Off‑street parking counts: the City provides numeric minimums in Table 17.28.040A–C (residential, commercial/industrial, institutional). See § 17.28.040 for the full schedule (e.g., single‑family = two covered spaces in an enclosed garage; multi‑family counts by bedrooms plus guest spaces) .
Handicapped/accessible parking: the zoning chapter requires compliance with handicapped parking rules and references applicable accessibility standards; see § 17.28.050 for requirements to provide accessible spaces and access routes (and to coordinate with state accessibility rules) .
Loading: non‑residential uses must provide loading bays per size thresholds (one for <10,000 sf, two for 10k–25k sf, three for >25k sf) and design standards for loading space dimensions and screening; see § 17.28.070 .
Design, surfacing, striping, lighting, curbing, landscaping and shading minimums for parking lots are required by the chapter (example: minimum 15% of a parking lot must be landscaped, and parking lots must provide 30% permanent shading within two years) — see § 17.28.030 and the landscaping lists in Chapter 17.28/17.32 for details .
Bicycle parking / racks: several use‑specific design guidelines require bicycle racks (for certain retail or centers) — see multiple use sections and design guidelines referencing Chapter 17.28 and the site planning rules .

District-by-district (parking-focused)

Below are the zoning districts established by Banning (Title 17, § 17.04.080). For parking the ordinance applies citywide through Chapter 17.28, with only a few district‑level exceptions noted here. The summaries below are Banning‑specific (bolded district names) and point to the parking rules that matter for each.

Note: "typical permitted uses" is summarized to explain parking demand; always confirm with the Official Zoning Map and the full use tables in Title 17.

R/A and R/A/H (Ranch/Agriculture; Ranch/Agriculture — Hillside)

Purpose/uses: large‑lot agriculture and rural residences. See district list at § 17.04.080 .
Parking rules: residential parking minimums apply (Table 17.28.040A — single family: two covered spaces; multi‑family formula if applicable) and on‑site location rules (parking must be on the parcel) — see § 17.28.040 and § 17.28.030 .
Where it applies: rural lots citywide; hillside overlays (R/A‑H) may constrain usable area and therefore parking siting (see hillside development rules) .

RR / RR/H / VLDR / LDR / MDR / HDR (residential zones)

Purpose/uses: range from rural residential to high‑density apartments (see Table 17.08.030) .
Parking rules: use the residential schedule in Table 17.28.040A:
- Single‑family: two covered spaces within an enclosed garage (per unit).
- Multi‑family: 1–3 covered spaces per unit depending on bedroom count plus guest parking (one uncovered guest space per 4 units typically). See § 17.28.040 .
Site planning and shading: multi‑family developments must meet site planning guidance (dispersed parking courts, landscaping islands, shading, 150‑ft maximum distance rules for multi‑family parking relative to units) — see § 17.08.120–§ 17.08.140 and § 17.28.030 .
ADUs: accessory dwelling units on residential lots are governed by § 17.08.100 (ADU rules); the ADU provision exempts ADU parking from Chapter 17 parking standards and prohibits requiring replacement parking when converting garages to ADUs — see § 17.08.100 .

GC (General Commercial), DC (Downtown Commercial), HSC (Highway Serving Commercial), PO (Professional Office)

Purpose/uses: retail, offices, service uses. See district list § 17.04.080 .
Parking counts: commercial uses use Table 17.28.040B; examples include banks (one per 200 sf plus drive‑up lanes), restaurants, theaters, etc. See § 17.28.040 for the full commercial schedule .
Downtown exception: the ordinance explicitly recognizes the Downtown Commercial pattern — except in the Downtown Commercial district, no structure or use shall be permitted unless off‑street parking is provided; Downtown may allow on‑street/shared solutions. See § 17.28.030(A) for that exception .
Bicycle parking: some retail/commercial design standards require a visible bicycle rack (e.g., neighborhood retail rules) — see the district design guidance and site planning sections .

BP / I / AI / I/MR (Business Park, Industrial, Airport Industrial, Industrial Mineral Resources)

Parking: parking for industrial/manufacturing/warehouse uses follows Table 17.28.040B and loading requirements in § 17.28.070 (loading bays by gross floor area thresholds) — loading design (15'×20' minimum, 15' vertical clearance) and location/surfacing rules apply .
Circulation: drive aisle widths, surfacing, and truck/trailer bay rules are specified in the parking chapter and in specific use standards (e.g., truck bays per high dock doors) — see § 17.28.030 / § 17.28.070 .

P / OS‑R / OS‑PA / OS‑PU / OS‑H (Public Facilities / Open Space)

Public facilities and parks must still follow Chapter 17.28 parking standards where applicable; public facilities tables and PF subzones refer you back to parking chapter for design and counts (see § 17.16.030 and § 17.20.030) .

Planned Unit Developments (PUD)

PUDs are allowed in certain residential districts and are subject to Design Review; code explicitly allows flexibility such as providing up to 50% of required parking on‑street rather than on‑site for certain PUD/subdivision arrangements — see the PUD provisions and project‑specific development standards (§ 17.08.170 and associated development standards) .

Key standards at a glance

Topic	What Banning requires	Code reference
Purpose / applicability	Off‑street parking required for every use unless an exception applies (Downtown etc.).	§ 17.28.010–§ 17.28.020
Off‑street parking counts	Residential, commercial and institutional minimums in tables (e.g., single‑family = two covered spaces; MF by bedrooms + guest).	§ 17.28.040 (Tables 17.28.040A–C)
Handicapped parking	Must provide accessible spaces and routes consistent with code and State standards.	§ 17.28.050
Loading spaces	1 loading space <10k sf; 2 for 10–25k; 3 for >25k; design, surfacing, screening rules apply.	§ 17.28.070
Parking adjustments	City may approve reduction/compact/shared/in‑lieu upon findings and parking study.	§ 17.28.060 (parking adjustment findings)
Location & setbacks	Parking generally not allowed in front/side/rear setbacks except detached garages/carports; parking must be on same parcel except Downtown.	§ 17.28.030; see also setback rules in residential standards
Landscaping & shading	Minimum landscaped area for parking (example: 15% of net parking area) and 30% shading within two years; islands, trees and irrigation required.	Chapter 17.28 landscaping lists and Chapter 17.32 (Landscaping Standards) (see § 17.28.x and Ch. 17.32)
ADUs	ADUs are not subject to the Chapter 17 parking standards; City will not require replacement of parking lost to create/convert an ADU.	§ 17.08.100 (ADU rules)

Practical guidance / interpretation notes

Use the tables: For typical projects, start with Table 17.28.040A–C to count required spaces (residential by bedroom, commercial by use and gross floor area); cite § 17.28.040 when submitting the site plan .
Shared parking or compact/in‑lieu solutions require a formal parking adjustment with documented parking study and findings (see § 17.28.060) — plan the study early and show reciprocal agreements if proposing shared spaces .
Downtown projects: expect flexibility but also design scrutiny — the downtown exemption to strict off‑street parking is in § 17.28.030(A); you will still need a parking plan and likely Design Review .
Landscaping and shading are enforceable: provide the lot shading / tree plan and irrigation to meet 30% shading and 15% landscaped area targets; trees must be maintained (see Chapter 17.32) — reference § 17.28.030 landscaping provisions when submitting planting plans .
ADUs: rely on § 17.08.100 for parking treatment of ADUs; state ADU law also limits local ADU parking rules — verify if your ADU meets one of the state exemptions (e.g., transit proximity, historic district) that eliminate parking requirements entirely .
Accessible parking (ADA/CBC): zoning sets the need for handicapped spaces, but the Building Code and CBC accessibility rules mandate exact markings, dimensions and route details — coordinate with building and accessibility reviewers and cite § 17.28.050 in plans .

Checklist (what an applicant must supply)

Site plan / plot plan showing building footprints, all parking stalls, aisle widths, driveways and dimensions tied to § 17.28.040 counts (Tables A–C) .
Loading plan for non‑residential uses showing required loading bays and dimensions per § 17.28.070 .
Accessible parking plan (number and location) and accessible route to primary entrance consistent with § 17.28.050 and Title 24/CBC (coordinate with building reviewer) .
Landscaping and shading plan meeting parking landscaping/shading rules (landscaped % and tree schedule per Chapter 17.28/17.32) — reference § 17.28.030 and Chapter 17.32 .
If seeking reduced parking / compact spaces / shared parking or in‑lieu payment — complete a parking study and parking adjustment request with findings per § 17.28.060 .
Bicycle parking / rack plan if the use or district requires it (per the use‑specific design guidance and project conditions) — cite the retail/commercial design standards and Chapter 17.28 .
For ADUs, include ADU permit materials and cite § 17.08.100 (parking exemption language) where applicable .
Technical coordination with Public Works / City Engineer on surfacing, drainage and driveway throat grades (driveway slope limits and surfacing standards are in the parking chapter) — see § 17.28.030 and related Public Works standards .

Risks & Ambiguities

Issue	Why it matters	What to verify
Downtown Commercial exemption	The code exempts downtown from strict off‑street parking — you may still need a parking plan and design review.	Confirm whether parcel is mapped DC and get pre‑application confirmation from Planning (see § 17.28.030(A)) .
ADU parking vs state law	Local ADU language exempts ADU parking but State ADU law creates additional exemptions/limits.	Use § 17.08.100 and check state ADU exemptions (proximity to transit, historic districts). Verify with Planning; don’t assume zero parking without confirmation .
Which table governs mixed uses	Mixed‑use projects may generate different demands per use; incorrect application of one table can under/over‑count spaces.	For mixed uses show separate calculations for each use and request shared parking or adjustment under § 17.28.060 if hours differ .
Landscaping / shading measurement	The requirement for 15% landscaping and 30% shading has timing and calculation nuances.	Ask Planning to confirm calculation method (net parking area basis) and tree species replacement schedule; cite Chapter 17.28/17.32 shading rules .
Loading bay sizing for atypical uses	Table thresholds are broad; unique industrial/logistics uses may need more or different loading.	Submit truck turning diagrams and loading plan; Director can require additional loading per § 17.28.070 .
Compact space sizing / EV / ADA coordination	Proposing compact stalls or EV spaces affects count and accessible stalls.	If proposing compacts or EV‑capable stalls, include those dimensions and reference the parking adjustment rules and applicable state/green codes (parking adjustment § 17.28.060; CA Green Building/EV rules) .

Plain-English summary

If you build or change a use in Banning you normally must provide on‑site parking to match the tables in § 17.28.040 (single‑family: two covered garage spaces; multi‑family: spaces by bedroom plus guest spaces), design it to meet parking, loading, landscaping and ADA rules in Chapter 17.28, and submit a parking plan as part of your permit. There are limited exceptions (Downtown, ADUs, PUD flexibility) and you can ask for a parking adjustment with a study if the table minimums are impractical — always verify parcel‑specific rules with Planning and reference the exact code sections cited above .

Source References

Chapter 17.28 — Parking and Loading Standards; Purpose and applicability: § 17.28.010–§ 17.28.020 .
General regulations, location, landscaping, maintenance: § 17.28.030 (see landscaping / shading and location rules) .
Number of required parking spaces (Tables A–C): § 17.28.040 (Tables 17.28.040A–C) .
Handicapped / accessible parking: § 17.28.050 .
Parking adjustment (findings and allowable adjustments): § 17.28.060 (parking adjustment language / findings) .
Off‑street loading design & counts: § 17.28.070 (loading spaces and design standards) .
ADU parking exceptions and ADU standards: § 17.08.100 (Accessory Dwelling Unit provisions) .
Zoning districts and development standards (context for where rules apply): § 17.04.080 and Table 17.08.030 (residential district standards) .
Landscaping chapter (referenced for parking lot landscaping details): Chapter 17.32 (Landscaping Standards) — cited from within parking and site planning sections .
Banning zoning overview and design review context: Title 17 Zoning (editor’s notes) — Title and administration provisions .
State/technical references: California Building Standards Code (for accessibility and technical parking facility requirements) California Building Standards Code .
If you need the ordinance text for any cited § delivered as a printout or PDF, tell me which § and I’ll pull the exact snippet from the uploaded file.

Sources

Retrieved passages

Banning Zoning Code (§ 9107.06.) High relevance
Banning Zoning Code (chapter shall) Medium relevance
Banning Zoning Code (§ 9107.06.) Medium relevance
Banning Zoning Code (§ 9107.03.) Medium relevance
Banning Zoning Code (section to) Medium relevance
Banning Zoning Code (§ 9103.05) Medium relevance
Banning Zoning Code (section upon) Medium relevance
Banning Zoning Code Medium relevance
Banning Zoning Code (Chapter 17.32) Medium relevance
Banning Zoning Code (Section 17.12.040.) Medium relevance
Banning Zoning Code (§ 9104.02.) Medium relevance
Banning Zoning Code (Chapter 17.32) Medium relevance
Banning Zoning Code Medium relevance
Banning Zoning Code (Title 17) Medium relevance
Banning Zoning Code (§ 9105.01.) Medium relevance
Banning Zoning Code (Chapter 17.12.) Medium relevance
Banning Zoning Code (§ 66314) Medium relevance
Banning Zoning Code (§ 66322) Medium relevance
Banning Zoning Code (section shall) Medium relevance
CBC § 66314 (§ 66314) Medium relevance
CBC § 66321 (§ 66321) Medium relevance
CBC § 11B (Section 11B-208.3.) Medium relevance
Banning Zoning Code (Chapter 17.32) Medium relevance
Banning Zoning Code Medium relevance
California Fire Code (Chapter 17.32) Medium relevance
Banning Zoning Code (Chapter 17.32) Medium relevance
Banning Zoning Code (Chapter 17.32.) Medium relevance
Banning Zoning Code (§ 9102.03) Medium relevance
Banning Zoning Code (§ 9103.03) Medium relevance
Banning Zoning Code (Chapter 17.32) Medium relevance
Banning Zoning Code Medium relevance
Banning Zoning Code (Chapter 17.53.) Medium relevance

Cited sections

Official Banning code library

Frequently asked questions

Do I always have to provide off‑street parking in Banning?

No — generally yes, but there are specific exceptions. The ordinance requires off‑street parking for every use except where the Downtown Commercial district provides exceptions; see § 17.28.030(A) for the downtown exception and § 17.28.020 for applicability .

How many parking spaces does a two‑bedroom apartment require in Banning?

Per Table 17.28.040A the code requires two covered parking spaces per two‑bedroom unit, plus one uncovered guest parking space for every four units; see § 17.28.040 for the full residential schedule .

What are the loading requirements for a new store or warehouse?

Off‑street loading minimums are set by gross floor area: one loading space for uses under 10,000 sq ft, two for 10,000–25,000 sf, and three for over 25,000 sf; design minimums (e.g., 15' × 20' and 15' vertical clearance) and screening rules apply — see § 17.28.070 .

Can I get fewer parking spaces if my use operates at night or shares demand?

Possibly. The City can approve a parking adjustment (reduction, compact spaces, shared parking, in‑lieu fee) with a required parking study and findings; see § 17.28.060 for the criteria and process — submit a parking study early in review .

Do accessory dwelling units (ADUs) require on‑site parking in Banning?

Local ADU rules state ADUs are not subject to the Chapter 17 parking standards and the City will not require replacement of parking lost to create an ADU; see § 17.08.100. Also confirm state ADU law exemptions may further affect parking requirements — verify with Planning .

What landscape and shading do parking lots need?

Parking lots must provide landscape relief and screening (minimum landscaped percentage for parking, islands, tree spacing, and irrigation). The parking chapter requires a minimum landscaped area and 30% permanent shading for parked vehicles within two years (and other planter/curb requirements); see Chapter 17.28 and Chapter 17.32 for planting and shading specifics (refer to § 17.28.030 and 17.32 standards) .

Can required parking be located off the parcel?

No — required parking must be on the same parcel as the use, except in the Downtown Commercial district or if the review authority specifically approves an alternate arrangement (see § 17.28.030). Shared parking agreements are allowed when documented and approved (see parking adjustment provisions) .

Are compact parking spaces allowed in Banning?

Yes, but compact spaces and other alternative stall sizes need approval as part of a parking adjustment; the Director may approve limited compact spaces as part of the parking adjustment findings in § 17.28.060 .

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