Local zoning · Ojai

Ojai — Parking

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

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Last reviewed: July 2, 2026

Overview

Ojai's off-street parking rules live in Article 14 of the Zoning Regulations (Title 10, Chapter 2) and apply to every new use, change of use, or expansion—plus many district-level development standards reference Article 14 for their parking obligations. The code sets minimum counts (Table 3‑5), layout/dimension rules (Tables 3‑8/3‑9), bicycle parking, loading standards, and procedures for reductions, shared parking, and in‑lieu fees. See the base parking purpose and applicability in § 10-2.1401 and § 10-2.1402.

Note for readers: the first time this page mentions related topics they are linked to the GoCodebook Ojai menu: view the city's broader parking context, development standards, design review, overlay districts, ADUs, the city's landscaping and screening expectations, and the California Building Standards Code.

Controlling rules (quick legal anchors)

  • Applicability and purpose: § 10-2.1401, § 10-2.1402.
  • General parking rules (maintenance, tandem, temporary reductions): § 10-2.1403.
  • Single‑family requirements (2 covered spaces, stall sizes, driveway limits): § 10-2.1404.
  • Required counts by land use: § 10-2.1405 + Table 3‑5.
  • Reductions / shared parking rules (including C‑1, B‑P, VMU options): § 10-2.1406.
  • Driveways & site access (widths, curb cuts, separation): § 10-2.1409.
  • Bicycle parking: § 10-2.1410.
  • Loading: § 10-2.1411 + Table 3‑10.
  • Parking layout & dimensions (minimum stall/aisle sizes, compact space allowances): Tables 3‑8 and 3‑9 (within Article 14).
  • Landscaping, screening, illumination and lot design tied to parking: Article 12 referenced inside Article 14 (landscaping ratios, buffer widths and lighting minima).
  • In‑lieu parking fee authority (downtown program): §§ 10-13.02–10-13.07.

District-by-district breakdown

Below are the districts commonly encountered in Ojai development work. All districts ultimately defer quantitative parking counts to Article 14 (Table 3‑5) unless the district text specifically modifies or allows alternatives — those cross‑references are cited.

R-1 (Single‑Family Residential)

  • Purpose / typical uses: detached single‑family homes and accessory uses (see Table 2‑3). Parking is residential in intent.
  • Key parking rules: each single‑family dwelling must provide a minimum of two covered off‑street spaces, each space at least 9 ft × 20 ft, with garage interior minima spelled out (one‑car garage 10′×20′; two‑car 20′×20′). Driveway limitations: not more than 50% of required front yard may be paved for driveways; single‑family lots allowed one driveway. See § 10-2.1404 and § 10-2.1409.

R-2 / R-3 (Multi‑family Residential)

  • Purpose / typical uses: duplexes, triplexes, larger multi‑family projects (Table 2‑3 & Table 3‑5).
  • Key parking rules: multi‑family parking ratios appear in Table 3‑5 (e.g., townhouse/condominium and multi‑unit standards such as 2 covered spaces/unit for many small multi‑units, variable guest parking requirements). For 9+ units, different covered/uncovered mixes apply (see Table 3‑5). Layout & stall dimensions: Tables 3‑8/3‑9. See § 10-2.1405 and the residential table references.

C-1 (Neighborhood Commercial) and B‑P (Business Park)

  • Purpose / typical uses: small retail, offices, personal services; parking must serve customers and employees. Allowed uses and permit types are listed in Table 2‑4; parking is governed by Article 14 and Table 3‑5.
  • Key notes: C‑1 and B‑P are eligible to use alternative shared‑use parking standards under § 10-2.1406 and Table 3‑6 when conditions are met (recorded public access agreement, size limits, shared peak analysis).

VMU (Village Mixed‑Use)

  • Purpose / typical uses: mixed residential + small commercial to encourage pedestrian/bicycle activity in the village core. Parking is generally governed by Article 14 but VMU explicitly allows reductions/modifications (shared parking, covered/tandem deviations) subject to site‑specific studies and mandatory design review approval; mixed‑use projects where residential occupies up to 50% of building area may qualify for parking reductions. See the VMU provisions in the commercial district text and § 10-2.1406 for shared parking mechanics.

M-1 / MPD (Manufacturing / Manufacturing Planned Development)

  • Purpose / typical uses: light industrial, manufacturing, warehousing, and associated parking for employee and truck access. Nonresidential parking and loading standards apply; loading requirements per § 10-2.1411 and Table 3‑10 are crucial for M‑1 uses.

P-L, OS, A, and other Special Districts

  • Purpose / typical uses: public lands, open space, agricultural; development standards reference Article 14 for parking and loading ("As required by Article 14"). These districts usually require site‑specific review for parking when development is proposed. See § 10-2.604 and Table 2‑7.

Most decision-relevant standards (at-a-glance)

What the applicant cares about Rule / standard Code reference
Minimum required parking count (by use) Use-specific rates in Table 3‑5; each project must meet § 10-2.1405 unless a reduction is approved § 10-2.1405; Table 3‑5
Single‑family covered parking Minimum 2 covered spaces; stalls 9′ × 20′; garage minima 10′×20′ (1‑car), 20′×20′ (2‑car) § 10-2.1404
Bicycle parking (commercial/office/industrial) Lockable, convenient, visible; number/design determined by review authority; must follow city's bicycle & pedestrian master plan § 10-2.1410
Loading Nonresidential loading spaces required per Table 3‑10 (e.g., 1 space for 5,001–20,000 sq ft for many uses) § 10-2.1411; Table 3‑10
Parking layout & dimensions Stall/aisle widths in Tables 3‑8 & 3‑9; parallel stalls 9′ × 24′; compact spaces allowed when 30+ stalls (max 25% MF, 20% nonresidential) Tables 3‑8 / 3‑9 and compact rules (Article 14)
Shared‑use / reductions Shared parking/alternative ratios allowed in C‑1, B‑P, VMU subject to study, recorded agreement, and approval (see Table 3‑6) § 10-2.1406; Table 3‑6
Driveway / access controls Driveway widths, separation and curb‑cut rules; single‑family limited to one driveway; multi‑family and nonresidential have minimum lane widths § 10-2.1409
Landscaping & screening for parking Perimeter and interior parking landscaping, 8% lot area for many nonresidential parking lots, buffers next to residential uses Article 14 cross‑referencing Article 12; see design/landscape subsections in Article 14
In‑lieu parking fees If required spaces cannot be provided on site, an in‑lieu fee may be charged per Council schedule for downtown mitigation §§ 10-13.02–10-13.07

Checklist (what an applicant must provide for a typical nonresidential or multi‑unit project)

  • Demonstrate required counts per Table 3‑5 and § 10-2.1405, or include a request for reduction/shared parking per § 10-2.1406.
  • Site plan showing exact number & dimensions of stalls, drive aisles and curb cuts per Tables 3‑8/3‑9 and § 10-2.1409.
  • Bicycle parking plan (type, location, number or justification) for commercial/office/industrial uses under § 10-2.1410.
  • Loading area dimensions & location per § 10-2.1411 (if nonresidential); show screening & striping.
  • Parking lot landscaping plan and lighting plan to meet Article 12 and Article 14 landscaping/lighting subsections.
  • If seeking shared parking or parking reductions: a shared-parking analysis, recorded parking agreement (as required), and any required design review/conditional use permit applications per § 10-2.1406 and the VMU/C‑1/B‑P rules.
  • If unable to provide required on‑site spaces, application/fees for the in‑lieu parking fee per § 10-13.06.
  • Include required plan elements for design review applications (site circulation, elevations, landscaping, parking counts) as listed in the design review submittal checklist (see the Code’s design review application requirements).

Risks & Ambiguities

Issue Why it matters What to verify
Eligibility for shared‑use parking in VMU/C‑1/B‑P Shared standards allow reductions but carry recorded public‑use agreements and are limited by project type/size; misuse can trigger requirement to provide full counts. Verify eligibility under § 10-2.1406 and whether your project must record an agreement; confirm with Director/Planning staff.
Tandem parking / covered exceptions Tandem parking is generally prohibited unless Commission approves; VMU allows some modification only with design review. If proposing tandem or nonstandard covered stalls, obtain Commission approval or design review per § 10-2.1403 and VMU provisions.
ADU parking requirements and state law interplay Local single‑family rules require covered spaces for the primary unit (§ 10-2.1404) but state ADU law can limit local ADU parking requirements. For ADUs, check local cross‑reference § 10-2.1709 and state ADU rules; verify with planning staff and the local ADU policy. (Local code references ADU rules; state preemption may apply.)
Bicycle parking — number not fixed Code requires bicycle parking but leaves count/design to the review authority and the city's bike/ped master plan. Early consult with planner/traffic reviewer to determine expected bicycle parking count and rack type per § 10-2.1410.
Compact parking use thresholds Compact spaces allowed only when 30+ required and with maximum percentages; misuse may violate code/layout standards. Confirm total required stalls and proposed percentage of compact spaces per Tables 3‑8/3‑9 and compact rules.

Plain‑English summary

If you're building or changing a use in Ojai, the zoning code requires you to provide off‑street parking and loading per the city’s Article 14 rules: count the spaces from Table 3‑5, show stalls and aisles sized to the tables, include bicycle parking and loading where applicable, provide landscaping and lighting for lots, and follow special shared‑parking or VMU allowances if you meet the requirements. If you can't fit required spaces on site, expect to pay an in‑lieu fee unless you secure an approved reduction. Key local code anchors include § 10-2.1403–§ 10-2.1411 and the related tables.

Source References

  • Title 10, Ch. 2, Article 14 (Parking & Loading Standards): § 10-2.1401 – § 10-2.1411.5.
  • Single‑family parking requirements: § 10-2.1404.
  • Number of spaces / Table 3‑5 and related use rates: § 10-2.1405; Table 3‑5.
  • Reduction / shared parking and Table 3‑6: § 10-2.1406.
  • Driveways and access: § 10-2.1409.
  • Bicycle parking: § 10-2.1410.
  • Loading (Table 3‑10): § 10-2.1411.
  • Parking stall/aisle dimensions and compact rules: Tables 3‑8 and 3‑9 (Article 14).
  • Landscaping/screening and interior parking landscaping ratios: Article 14 cross‑references Article 12 (Landscaping Standards); see parking lot landscape rules in Article 14.
  • VMU and district‑level parking modifications: VMU provisions and cross‑references in § 10-2.504 and related VMU paragraphs.
  • In‑lieu parking fees and downtown program: §§ 10-13.02 – 10-13.07.

Sources

Retrieved passages

  • Ojai Zoning Code (§ 3) High relevance
  • Ojai Zoning Code (§ 3) High relevance
  • Ojai Zoning Code (§ 3) High relevance
  • Ojai Zoning Code (§ 3) Medium relevance
  • Ojai Zoning Code Medium relevance
  • Ojai Zoning Code (§ 3) Medium relevance
  • Ojai Zoning Code (Article 12) Medium relevance
  • Ojai Zoning Code (§ 3) Medium relevance
  • Ojai Zoning Code (§ 1) High relevance
  • Ojai Zoning Code (§ 1) High relevance
  • Ojai Zoning Code (§ 10-2.1404.) High relevance
  • Ojai Zoning Code (Section 20-2.1409) High relevance
  • Ojai Zoning Code (Section 20-2.1409) Medium relevance
  • Ojai Zoning Code (Article 14) Medium relevance
  • Ojai Zoning Code (§ 3) Medium relevance
  • Ojai Zoning Code (§ 10-2.504.) Medium relevance
  • Ojai Zoning Code (§ 3) Medium relevance
  • Ojai Zoning Code Medium relevance
  • Ojai Zoning Code Medium relevance
  • Ojai Zoning Code (section include) Medium relevance

Cited sections

Frequently asked questions

Do I have to provide two covered parking spaces for a single‑family home in Ojai?

Yes. The code requires a minimum of two covered off‑street parking accommodations for each single‑family dwelling, with each stall at least 9 ft × 20 ft and garages following the interior minimums listed in § 10-2.1404.

How many parking spaces does a 2,500 sq ft office in Ojai need?

Office uses generally require 1 space per 250 sq ft with a minimum of 4 spaces per Table 3‑5; therefore a 2,500 sq ft office would be expected to provide about 10 spaces under § 10-2.1405 and Table 3‑5. Verify any site-specific adjustments with the Director.

Can I use shared parking or provide fewer spaces in the VMU (village) zone?

Possibly. VMU allows reductions/modifications to parking (including shared parking for mixed‑use properties up to certain shares) subject to a site‑specific parking study and mandatory design review/approval; see § 10-2.504(b) and § 10-2.1406. Shared‑use projects must usually record an agreement.

Are bicycle parking spaces required?

Yes for most commercial, office and industrial uses — the code requires suitably designed and lockable bicycle parking in a convenient, visible location; the exact number/design is set by the review authority and should comply with the city's bike/ped master plan per § 10-2.1410.

What are the rules for loading docks and how many loading spaces do I need?

Nonresidential uses must provide off‑street loading in compliance with Table 3‑10 and § 10-2.1411 (e.g., many commercial uses require one loading space for 5,001–20,000 sq ft). For unusual uses the Director determines requirements based on comparable uses.

Can I use compact parking or reduce stall sizes to save space?

Compact stalls are allowed only when 30 or more parking spaces are required; maximums are 25% of required spaces for multi‑family projects and 20% for nonresidential projects. Stall sizes and aisle widths must still follow Tables 3‑8/3‑9. See the compact rules and dimensions in Article 14.

Where in the code do I find driveway and curb‑cut standards?

Driveway widths, maximum numbers per parcel, separations, curb cut setbacks and overhead clearance are in § 10-2.1409 (Driveways and site access).

What if I cannot fit required parking on site?

If on‑site parking cannot be provided, the City may require payment of an in‑lieu parking fee for each missing space per § 10-13.06; the fee is set in the City Fee Schedule and applied to downtown parking mitigation programs (see § 10-13.05 – § 10-13.07).

Do valet operations have special rules in Ojai?

Yes. Within the City’s on‑site valet parking zone, valet operators may only park vehicles on the same premises where the vehicle was tendered; parking or storing vehicles off‑site or in public rights‑of‑way is prohibited except as noted for certain short events or City‑contracted services. See § 10-2.1411.5 for the valet rules and the zone description.

How do ADU parking rules interact with city requirements?

Local single‑family parking rules remain in § 10-2.1404, but ADUs are also governed by state ADU law which can limit a jurisdiction's ability to impose parking requirements; check the local ADU cross‑references (see § 10-2.1709) and state ADU rules. Verify with planning staff because state law may preempt local provisions.

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