Brentwood Parking — Zoning Ordinance

Last reviewed: July 1, 2026

Overview

Brentwood’s off-street zoning parking rules live in Title 17 of the Municipal Code, primarily in Chapter 17.620 (Off‑Street Parking and Loading). The chapter establishes when parking is required, how to calculate minimum space counts, where parking may be located, and how lots must be designed, striped, lighted, and landscaped. Special rules apply in certain districts and plan areas, and some development standards vary by use and zoning district.

What triggers parking, and what counts

New buildings, additions, relocations, and changes of use must provide off-street parking and loading consistent with Chapter 17.620. When a use changes to one with a higher requirement, only the increase must be provided.
Space counts are rounded up at one-half space or more; parking based on “seats” counts every 20 inches of bench/pew as one seat. When based on floor area, “floor area” includes tenant-occupied basements and mezzanines. Mixed-use sites sum the needs of each use unless they share an identical rate.
Required spaces are minimums; during design review or a conditional use permit, the City may require more, if justified.

Where you can put required parking

On-site: Required facilities must normally be on the same site they serve.
Off-site within 300 feet: If parcel size/location prevents on-site parking, required spaces may be placed within 300 feet, in same or different ownership, provided a recorded covenant commits those spaces to the use.
In-lieu options: In certain cases, requirements may be met by participation in a parking assessment district or by paying into a City-administered parking trust fund; costs are based on land value and construction of required spaces.

Design, layout, and operations standards

Dimensions: The standard stall is 9 ft wide by 20 ft long (parallel: 24 ft). Up to 30% of required spaces may be compact, at 1 ft narrower and 4 ft shorter; do not place compact stalls directly opposite other compact stalls on an aisle. Aisle widths vary by angle, with 25 ft for 90-degree parking.
Driveways and access: Typical driveway/easement width is 25 ft, with narrow exceptions for one-way, short, or small lots. Tandem parking is prohibited except on individual single-family, duplex, and triplex lots and on mobile home lots. Backing out onto a public street is prohibited, except in R zones for lots with fewer than six spaces.
No parking in required front/streetside yards (except driveways): Within any zone, parking areas cannot occupy required front yards or street-side yards aside from necessary drive access.
Surfacing, striping, screening, lighting, landscaping: Lots must be durably paved; striped with walks, fire lanes, and controls as required; screened when over six vehicles; lighted to between 1 and 7 foot-candles with fixtures up to 30 ft high and shielded; and improved with shade trees and landscaped planters per Chapter 17.630. See Landscaping and Screening.
Valet/controlled parking: By conditional use permit, tandem layouts and reduced dimensions may be allowed for valet or tightly controlled parking; such approvals are temporary and do not reduce the minimum number of spaces otherwise required.

Bicycle parking and accessible parking

Bicycle parking: May be integrated in parking lots or separately; each space is minimum 2 ft x 6 ft and should be located within 50 ft of the public entrance, along bicycle/pedestrian paths.
Accessible parking: For publicly used buildings and publicly funded residential projects, provide accessible spaces as follows: one for the first 25 spaces plus one per each additional 50 spaces; place as close as practical to primary entrances; sign per state requirements; provide a 5‑ft loading zone (shared between two adjacent spaces allowed).

Off-street loading

Required number of loading spaces by building gross floor area: none under 10,000 sf; then one for 10,000–19,999 sf, two for 20,000–29,999 sf, three for 30,000–49,999 sf, four for 50,000–75,000 sf, and one additional for each additional 25,000 sf. Design and clearance standards apply, including 45 ft x 12 ft stalls for ≥20,000 sf buildings and 15 ft overhead clearance; loading must not obstruct parking lot traffic or require backing into the street.

District-by-district parking standards

All Residential Zones (R districts)

Purpose and typical uses: Serve single-family homes, duplexes/triplexes, apartments, condominiums, and mobile home parks.
Core ratios:
- The primary dwelling in single-family requires 2 spaces in a garage.
- Two- and three-family: 0.5 assigned covered/zero‑bedroom and 1.5 assigned covered/one‑bedroom; 2 assigned covered per unit for larger than one bedroom.
- Four or more family dwellings: studios and one-bedrooms same as above; units larger than one bedroom require 1 assigned covered plus 1 common space per unit.
- Condominiums/similar single-family residence projects: 2 assigned enclosed plus 2 common spaces per unit.
- Mobile home parks: 2 spaces per lot (one covered) plus 1 common per two lots; distribute common spaces near rec/laundry facilities.
- Two‑unit housing developments must follow the parking provisions in Chapter 17.797. Verify with the jurisdiction.
ADUs: One space maximum per ADU; may be covered/uncovered/off-site or tandem; multiple categorical exemptions eliminate parking (e.g., within ½‑mile of transit). JADUs require no parking. See Brentwood ADUs.
Key dimensional/operational notes: Tandem allowed on individual single-family, duplex, and triplex lots; backing onto public streets allowed only for small R‑lot parking fields (<6 spaces).
Where it applies: All R zones citywide.

All Commercial Zones (C districts)

Purpose and typical uses: Retail, office, service, and customer-serving uses.
Core ratio: 1 space per 200 sf of gross floor area or open space devoted to the use.
Special area rule (parking‑impacted area on the zoning map): For buildings existing on Oct 22, 1987, at least 1/900 sf ground floor and 1/1,800 sf upper/basement must be provided, with allowances for historic remodels and specific tenant split-ups. In-lieu and district-based solutions are available.
Key dimensional/operational notes: Standard stall/aisles per citywide standards; compact stall cap is 30%. Off-site spaces may be within 300 ft with a recorded covenant.
Where it applies: All C zones citywide.

Industrial and PEC (Planned Employment Center) Zones

Purpose and typical uses: Light industrial, flex, logistics, and employment centers.
Core ratio: 1 space per 500 sf of gross floor area or open area devoted to the use.
Loading: See citywide schedule; many industrial uses will trigger off-street loading space requirements.
Where it applies: All I and PEC zones citywide.

Downtown Parking‑Impacted Area (as designated on the zoning map)

Purpose: Address land value constraints, on-street supply, and legacy buildings by adjusting minimums and allowing in‑lieu solutions.
Core standards:
- Existing buildings: Provide at least 1/900 sf ground floor; 1/1,800 sf upper/basement.
- Historic remodels: May proceed without adding spaces if floor area does not increase (with conditions).
- New tenant spaces created within existing buildings: Additional spaces based on the size and number of new commercial suites (with caps).
- In-lieu options: Assessment district participation or fee‑in‑lieu payments to a City parking fund.

Planned Development (PD) zones with customized parking

Many PD zones simply defer to Chapter 17.620, but some subareas adopt unique ratios or special allocations:

PD‑3 Commercial Subarea B: Sit‑down restaurants must provide 1 space/100 sf GFA (stricter than the standard C‑zone rate).
PD‑41: Entire PD site fixed at 229 parking spaces per the approved plan; otherwise follows Chapter 17.620.
PD‑22: Requires off‑street parking per Chapter 17.620 and provides a dedicated RV/boat storage area with an allocation formula; also regulates size mix of storage spaces. Details apply within the PD only.
Many PDs reiterate that the parking and storage of boats, trailers, and similar equipment is regulated by §17.620.016; however, detailed standards of §17.620.016 were not included in retrieved excerpts. Not found in retrieved materials.

Decision-relevant standards at a glance

Topic	Standard	Applies to	Code Reference
Minimum parking count rounding	Round up at 0.5 or more	All uses	§17.620 rules of calculation
Single-family dwelling	2 spaces, both enclosed in a garage	R districts	Residential standards
Apartments (≥4 units)	1 assigned covered + 1 common per unit (for >1BR); studios/1BR have lower assigned rates	R districts	Residential standards
Condominiums	2 enclosed assigned + 2 common per unit	R districts	Residential standards
Mobile home parks	2 per lot (1 covered) + 1 common per 2 lots	R districts	Residential standards
Commercial parking rate	1/200 sf GFA	All C zones	Commercial standards
Industrial/PEC rate	1/500 sf GFA	I and PEC zones	Industrial/PEC standards
Downtown impacted area baseline	1/900 sf ground floor; 1/1,800 sf upper/basement	Mapped impacted area	Special area rules
Senior housing reductions	May reduce via CUP based on project type, transit, shuttles, unit mix; 30‑year senior use covenant required	Senior housing projects	Reduction criteria
Bicycle parking	2 ft x 6 ft per space; within 50 ft of entrance	All zones	Bicycle parking
Accessible parking	1 for first 25 spaces + 1 per each 50 thereafter; 5 ft loading zone; near entrance	Publicly used buildings & publicly funded residential	Accessibility schedule
Stall/aisle dimensions	9x20 ft stall; aisles to 25 ft at 90°; compact ≤30%	All zones	Design standards
Off-site parking	Allowed within 300 ft with recorded covenant	All zones	Location standards

Checklist

Identify your base zoning and whether you’re in the downtown parking‑impacted area or a PD with custom ratios (check the zoning map/PD chapter).
Select the correct use category and apply the minimum parking ratio; compute additional spaces only for the delta when expanding or intensifying.
Apply rounding rules; include mezzanines and tenant-only basements in floor area, if floor-area based.
For residential, confirm enclosed garage requirements and any common/assigned splits.
For ADUs, check whether parking is exempt and, if not, cap at one space.
Verify any senior‑housing parking reduction via CUP and the 30‑year covenant.
Confirm if off-site parking or in-lieu options are needed/allowed; prepare covenants or district documentation.
Lay out stalls and aisles per Brentwood dimensions; ensure compact stalls ≤30% of required total.
Keep parking out of required front and street-side yards (except access drives).
Provide bicycle parking and accessible spaces per city standards.
Meet striping, lighting, screening, and landscaping rules; coordinate with Landscaping and Screening.
If proposing valet/controlled parking, secure a conditional use permit; note it does not reduce the required number of spaces.

Risks & Ambiguities

Issue	Why it matters	What to verify
PD overrides	PDs may tighten or fix counts (e.g., restaurant rate or sitewide caps).	Read the specific PD chapter for your parcel.
Boats/trailers rules	Many PDs reference §17.620.016 but full text was not retrieved.	Not found in retrieved materials; request §17.620.016 text from City.
Downtown impacted area mapping	Special ratios and in-lieu apply only within the designated area.	Confirm if your site is inside the mapped area.
Two‑unit housing developments	Different parking provisions can apply.	See Chapter 17.797; Verify with the jurisdiction.
Shared/mixed uses	Misapplied shared counts can under-park a site.	Sum each use’s spaces unless the same rate applies; apply rounding rules.
Valet/controlled layouts	Reduced dimensions allowed only with CUP and are temporary.	Confirm CUP scope and duration; standard counts still apply.

Plain-English Summary

Brentwood sets minimum off-street parking by use and zone, with clear rules on where spaces can go and how lots must be built. Homes almost always need two garage spaces; apartments and condos add assigned and common spaces. Commercial uses usually park at one per 200 square feet, and industrial at one per 500. Special downtown rules, PD‑specific conditions, and ADU exemptions can change the count. The City also regulates bicycle parking, accessible stalls, loading spaces, and the exact geometry and lighting of your lot.

Source References

Brentwood Municipal Code, Title 17, Chapter 17.620 Off‑Street Parking and Loading — purpose, applicability, calculations, and zone-based minimums.
Brentwood Municipal Code, Chapter 17.620 — design and development standards for stalls, aisles, compact spaces, driveways, valet/controlled parking, striping, lighting, screening, and landscaping references.
Brentwood Municipal Code, Chapter 17.620 — bicycle parking and accessible parking requirements.
Brentwood Municipal Code, Chapter 17.620 — off-street loading schedule and design standards.
Brentwood Municipal Code, Chapter 17.620 — off-site parking within 300 ft; in-lieu options; downtown parking‑impacted area provisions.
Brentwood Municipal Code, ADU provisions — parking caps and exemptions for ADUs/JADUs.
PD examples with customized parking: PD‑3 Subarea B (restaurant parking), PD‑41 (site cap), PD‑22 (RV/boat storage).
Related GoCodebook guides: Brentwood zoning & planning overview, Brentwood Zoning, Brentwood Development Standards, Brentwood Overlay Districts, Brentwood Design Review, Brentwood Landscaping and Screening, Brentwood ADUs

Sources

Retrieved passages

Brentwood Zoning Code (Chapter 17.620) High relevance
Brentwood Zoning Code (Section 17.620.002) High relevance
Brentwood Zoning Code (title notwithstanding) High relevance
Brentwood Zoning Code (chapter shall) High relevance
Brentwood Zoning Code (§ 7) High relevance
Brentwood Zoning Code High relevance
Brentwood Zoning Code (Section 17.620.002) High relevance
Brentwood Zoning Code (Section 17.620) High relevance
Brentwood Zoning Code (§ 2) High relevance
Brentwood Zoning Code (Section 17.620.016.) High relevance
Brentwood Zoning Code (Chapter 17.620) High relevance
Brentwood Zoning Code (Section 17.620.019.) High relevance
Brentwood Zoning Code (Chapter 17.620) High relevance

Cited sections

Official Brentwood code library

Frequently asked questions

How many parking spaces does a single-family home need in Brentwood?

Two spaces, both enclosed within a garage, are required for the primary dwelling unit in residential zones. This is a citywide minimum under Chapter 17.620.

What is the standard commercial parking rate in Brentwood?

In all C zones, the base rate is one space per 200 square feet of gross floor area or open space devoted to the use, unless a PD sets a different rule.

Can I place required parking off-site from my building?

Yes—if on-site parking is impractical, you may locate required spaces within 300 feet, subject to a recorded covenant tying those spaces to your use.

Do apartments and condos have different parking requirements?

Yes. Apartments typically combine assigned covered spaces and common spaces; condos require two enclosed assigned spaces plus two common spaces per unit. Details vary by bedroom count and unit type.

Are there special parking rules downtown?

Yes. In the mapped parking‑impacted area, older buildings follow a baseline of 1 space/900 sf ground floor and 1/1,800 sf upper/basement, with in‑lieu options and allowances for historic remodels.

How are compact stalls and aisle widths handled?

Up to 30% of required spaces may be compact (1 ft narrower, 4 ft shorter). Aisles run up to 25 ft for 90‑degree parking, with smaller widths for angled layouts.

What about bicycle and accessible parking?

Provide bicycle spaces sized 2 ft by 6 ft within 50 ft of building entrances. Accessible spaces are required based on total lot size, must be near entrances, and include a 5‑ft loading zone.

Can I reduce parking if I run valet?

Possibly. With a conditional use permit, the City may allow tandem and reduced dimensions for valet/controlled parking, but it does not cut the minimum number of spaces required.

Do ADUs require parking?

ADUs are capped at one space each and are often exempt (e.g., near transit, within the primary dwelling, or where on-street permits are not offered to ADU residents). JADUs require no parking.

What triggers off-street loading spaces?

Commercial and industrial buildings of 10,000 sf or more must add loading spaces per a size-based schedule, with specific dimensions and clearances.

Brentwood — Parking