Local zoning · San Bruno

San Bruno — Parking

Q: What is the basic off‑street parking requirement for a single‑family home in San Bruno?

The city requires two covered off‑street parking spaces per single‑family dwelling (a standard two‑car garage or carport counts) as listed in Table 12.100‑1 ; small additions under 250 sq ft to a home with only one covered space may not trigger the second covered space requirement. § 12.100.030 and related subsections.

Q: How many parking spaces do I need for a new apartment unit?

Multifamily units use Table 12.100‑1 : studio and one‑bedroom units require 1 space/unit; units with two or more bedrooms require 2 spaces/unit; plus guest parking at 1 space per 10 units . See § 12.100.030 .

Q: Do I have to provide bicycle parking for my commercial project?

Yes — bicycle parking standards (short‑term within 50 ft of the main entrance; long‑term covered, secured, and at specific locations) are required; details and dimensions are in the bicycle parking section referenced by § 12.100.050 . Buildings ≥10,000 sq ft require signed direction to bike parking; 30+ long‑term spaces trigger shower requirements for employees.

Q: When is an off‑street loading space required?

New commercial or industrial uses with 10,000 sq ft or more , and multifamily residential developments with 50 units or more , must provide loading spaces as shown in Table 12.100‑5 ; each loading stall must be at least 12' × 25' with 14' vertical clearance and set back 25 ft from residential property. See § 12.100.090 .

Q: What if my project cannot meet the parking numbers in Table 12.100‑1?

You may apply for a parking compliance permit ; the community development director reviews the permit based on findings including adequacy of supply, site access, and consistency with the General Plan — a parking study and public notice are typically required. See § 12.100.040.G .

Q: Are there parking rules specific to ADUs in San Bruno?

Yes. San Bruno requires one additional space per ADU unless the unit qualifies for statutory exemptions (e.g., within 1/2 mile of transit, part of the existing structure, in a historic district, etc.). The ADU rules in Chapter 12.80 codify those exemptions consistent with state ADU law. § 12.80 (ADU Off‑Street Parking) .

Q: Are parking structures allowed in San Bruno?

Parking structures are generally prohibited in all districts except where allowed by voter initiative or other law; above‑ground parking structures that are allowed must meet district setbacks and design rules (façade treatments, landscaping). See § 12.100.080 .

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

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Last reviewed: July 2, 2026

Overview

This page explains how the City of San Bruno regulates parking, off‑street loading, and bicycle parking in the local zoning code. The primary rules are in Chapter 12.100 (Off‑Street Parking and Loading); accessory dwelling unit (ADU) parking is governed by Chapter 12.80 and state law. See the citywide parking schedule and design standards for layout and stall dimensions. § 12.100.010 and § 12.100.030 are the starting points for almost every project.

Note: this page covers only San Bruno's zoning/planning parking rules — for construction technical standards see the California Building Standards Code and for how parking interacts with other land‑use requirements see the San Bruno Development Standards, Design Review, and Overlay Districts pages.

What the code requires — core rules (quick map)

Required off‑street parking counts come from Table 12.100‑1 in § 12.100.030.
Parking must be permanently available to the use it serves and located on‑site unless an approved off‑site covenant is recorded (§ 12.100.040; § 12.100.040.D).
Accessible parking must meet California Title 24 (the state building code) and counts toward required spaces (§ 12.100.040.4).
Bicycle parking (short‑ and long‑term), dimensions, security, and signs are required as stated in the bicycle parking standards (referenced in § 12.100.050).
Off‑street loading rules (who must provide a loading berth, minimum dimensions, and location limits) are in § 12.100.090 and Table 12.100‑5.

District-by-district guidance (how parking rules apply across San Bruno)

San Bruno handles parking largely by applying citywide parking standards (Chapter 12.100) to every zoning district, but district development rules can add context or special standards. Below are San Bruno districts present in the ordinance text with the parking implications you must check.

R-1 (Single‑Family Residential) — where it applies: single‑family neighborhoods

Purpose & typical uses: single‑family homes (see development regs for R‑1/R‑2). Parking for these uses is governed by the citywide parking chapter. See § 12.200.030 (development regulations referencing parking).
Key parking standards: 2 covered off‑street parking spaces per dwelling (defined as a 2‑car garage or carport) for single‑family, duplex, triplex uses — this count comes from Table 12.100‑1 in § 12.100.030.
Exceptions & flexibility: where an existing house has only one covered space, small additions under 250 sq ft may be allowed without adding the second covered space; special front/side yard parking exceptions are available in high‑demand areas per § 12.100.040–F and related subsections. Verify driveway/stall dimension rules in the San Bruno parking design standards.

R-2 (Two‑family/multi‑unit low-density) — where it applies: duplexes, small multifamily

Purpose & typical uses: duplexes, small multifamily; development standards for R‑1/R‑2 direct applicants to Chapter 12.100 for parking. § 12.200.030 references parking requirements.
Key parking standards: multifamily residential parking counts in Table 12.100‑1: studio/1‑bed = 1 space/unit; 2+ beds = 2 spaces/unit; plus guest parking 1 space per 10 units. Guest parking must be non‑tandem per the tandem rules.

R-4 (High‑density residential) — where it applies: high‑density multifamily sites

Purpose & typical uses: apartments/condominiums, accessory dwelling units allowed; see § 12.96.090 for permitted uses and development regulations that reference parking.
Key parking standards: same citywide counts from Table 12.100‑1 apply; accessible parking and guest parking rules also apply. For conversions and condominium projects, Chapter 12.88 requires compliance with Chapter 12.100 parking minimums.

Industrial / Manufacturing (industrial zoning districts)

Purpose & typical uses: manufacturing, warehousing, R&D, distribution. Parking‑area landscaping may be reduced in industrial districts per § 12.100.070.C. Required parking rates for these uses appear in Table 12.100‑1 (e.g., 1 per 500–1000 sq ft depending on use).

Downtown / Transit corridor / Specific plan areas

The code emphasizes flexibility for downtown and specific plan areas to support economic revitalization (parking policies and potential reductions are allowed under § 12.100.010.D and reductions in § 12.100.070.H). If a project is in a specific plan, check that plan for overrides.

Decision‑relevant standards (reference table)

What you need to know	Standard / minimum	Code Reference
Citywide off‑street parking counts (single‑family, multifamily, retail, office, restaurant, etc.)	See Table 12.100‑1 (varies by use; single‑family = 2 covered spaces; restaurant = 1/100 sq ft)	§ 12.100.030
Accessible parking compliance	Must follow Title 24; accessible spaces count toward required total	§ 12.100.040.4
Off‑site parking distance limit (if approved)	≤ 1,250 feet from parcel property line	§ 12.100.040.D.2
Bicycle parking (short / long‑term)	Location, cover, security, dimensions, signage and showers thresholds are specified in bicycle parking standards	§ 12.100.050 and related figures
Loading space triggers and minimum size	Commercial/industrial ≥ 10,000 sq ft or multifamily 50+ units; loading stall 12' × 25' with 14' vertical clearance	§ 12.100.090 (Table 12.100‑5)
Mechanical/automated parking credit	Countable up to 50% of required spaces (or 75% with valet/attendant and recorded agreement)	§ 12.100.050.G
Parking area landscaping	For lots ≥10 stalls, 5–10% landscaping depending on size; 1 tree per 5 spaces	§ 12.100.070 (Table 12.100‑4)
ADU extra parking	1 additional space per ADU unless an exemption applies (multiple exemptions listed)	§ 12.80 (ADU Off‑Street Parking)

Practical guidance / synthesis

Start here for counts: consult Table 12.100‑1 and quote § 12.100.030 for the baseline number of spaces. If your proposed use is not listed, the community development director sets the requirement and may ask for a parking demand study.
Design details (stall dimensions, drive aisle widths, ADA layout) are in the city's San Bruno parking design standards (adopted by the city council and referenced in § 12.100.020.A and elsewhere). Always pair your zoning calculations with the design‑standards sheet.
Bicycle parking is required and split into short‑term (near entrance, within 50 ft) and long‑term (covered, secured, within garage/100 ft of stairs/elevators). If your building is ≥10,000 sq ft add signage for bike parking at the main entrance and consider showers if you have 30+ long‑term bicycle spaces. Cite § 12.100.050 for details.
If you can’t meet the numbers, the city offers a discretionary parking compliance permit; prepare a data‑driven parking study and TDM plan and be ready for public notice and appeal rights. The findings required are listed in § 12.100.040.G (parking compliance permit).
ADUs: San Bruno follows state ADU rules but has codified them. By default, require one additional space per ADU unless it meets exemptions such as being within 1/2 mile of transit, part of the existing house/accessory structure, within a historic district, etc. See § 12.80 (ADU provisions).

Checklist

Calculate required off‑street automobile parking from Table 12.100‑1 (§ 12.100.030) for every use on the parcel.
Verify accessible parking and signage comply with Title 24 and § 12.100.040.
Provide bicycle parking per § 12.100.050 (short‑term within 50 ft; long‑term covered and secured).
If providing mechanical/automated parking, confirm allowed credit (50% or 75% with valet) and prepare maintenance/operation documentation (§ 12.100.050.G).
For >10, >16 stalls ensure parking lot landscaping and tree counts per § 12.100.070 and Table 12.100‑4.
If loading berths are required (≥10,000 sq ft or ≥50 units), provide stalls sized 12' × 25' × 14' and sited per § 12.100.090.
If site is short on stalls, prepare a Parking Compliance Permit application and parking study per § 12.100.040.G.
For ADUs, apply ADU parking rules/exemptions under § 12.80 and state ADU law; check whether exemption applies.

Risks & Ambiguities

Issue	Why it matters	What to verify
Parking reductions are discretionary	City can approve shared parking, phased reductions or TDM offsets, but approval is a planning decision	Check § 12.100.070.H and prepare a parking demand study / TDM plan if pursuing reductions.
ADU parking exemptions interact with state law	Local ADU rules cannot conflict with state ADU exemptions (e.g., within 1/2 mile of transit)	Verify exemption applicability in § 12.80.XXX (ADU parking) and state code; San Bruno text lists the ADU exemptions explicitly.
Mechanical/automated parking credit cap	Up to 50% (or 75% with valet) — design and maintenance obligations are required	Confirm allowed percentage and provide maintenance/attendant agreement per § 12.100.050.G.
Off‑site parking covenants	Off‑site parking must be within 1,250 ft and recorded as a covenant; may complicate financing and long‑term use	Ensure covenant form approved by city attorney and recorded per § 12.100.040.D.
Parking design detail not in zoning text	Stall dimensions, surfacing, ADA layout are in separate parking design standards (not fully reproduced in Chapter 12.100)	Obtain the San Bruno Parking Design Standards referenced in § 12.100.020.A. Verify driveway curb cut/ROW impact.
Loading placement near residences	Loading spaces must be 25 ft from residential property; poor siting can trigger denial	Follow § 12.100.090.D.1–2 on setbacks and on‑site loading.

Plain‑English summary

San Bruno requires most projects to provide on‑site parking according to the citywide schedule in § 12.100.030; accessible spaces follow Title 24, bicycle parking and loading have explicit standards, and ADUs get one extra space unless they qualify for listed exemptions. If you can’t meet the numbers you can apply for a parking compliance permit but must supply a parking study and possibly a TDM plan.

Source References

San Bruno Municipal Code, Chapter 12.100 (Off‑Street Parking and Loading): § 12.100.010, § 12.100.020, § 12.100.030, § 12.100.040, § 12.100.050, § 12.100.060, § 12.100.070, § 12.100.080, § 12.100.090.
San Bruno ADU parking provisions, Chapter 12.80, ADU off‑street parking rules (one space per ADU; listed exemptions). § 12.80 (ADU Off‑Street Parking).
San Bruno definitions related to parking and garage: § 12.80.375, § 12.80.230–240.
California Building Standards Code (Title 24) — accessibility/accessible parking referenced by the San Bruno code.

Sources

Retrieved passages

San Bruno Zoning Code (§ 3) High relevance
San Bruno Zoning Code (§ 4) High relevance
San Bruno Zoning Code (chapter conflicts) High relevance
San Bruno Zoning Code (§ 3) High relevance
San Bruno Zoning Code High relevance
San Bruno Zoning Code (§ 3) High relevance
San Bruno Zoning Code (section shall) High relevance
San Bruno Zoning Code (§ 4) High relevance
San Bruno Zoning Code Medium relevance
San Bruno Zoning Code Medium relevance
San Bruno Zoning Code (§ 3) Medium relevance
San Bruno Zoning Code (§ 66314) Medium relevance

Cited sections

Official San Bruno code library

Frequently asked questions

What is the basic off‑street parking requirement for a single‑family home in San Bruno?

The city requires two covered off‑street parking spaces per single‑family dwelling (a standard two‑car garage or carport counts) as listed in Table 12.100‑1; small additions under 250 sq ft to a home with only one covered space may not trigger the second covered space requirement. § 12.100.030 and related subsections.

How many parking spaces do I need for a new apartment unit?

Multifamily units use Table 12.100‑1: studio and one‑bedroom units require 1 space/unit; units with two or more bedrooms require 2 spaces/unit; plus guest parking at 1 space per 10 units. See § 12.100.030.

Do I have to provide bicycle parking for my commercial project?

Yes — bicycle parking standards (short‑term within 50 ft of the main entrance; long‑term covered, secured, and at specific locations) are required; details and dimensions are in the bicycle parking section referenced by § 12.100.050. Buildings ≥10,000 sq ft require signed direction to bike parking; 30+ long‑term spaces trigger shower requirements for employees.

When is an off‑street loading space required?

New commercial or industrial uses with 10,000 sq ft or more, and multifamily residential developments with 50 units or more, must provide loading spaces as shown in Table 12.100‑5; each loading stall must be at least 12' × 25' with 14' vertical clearance and set back 25 ft from residential property. See § 12.100.090.

Can I use tandem or valet parking to meet requirements?

Tandem parking is allowed for residential projects at the discretion of the decision‑maker (with guest parking non‑tandem for multifamily) and for nonresidential employee parking subject to operational conditions; mechanical/automated parking may count up to 50% of required spaces (or 75% with valet and recorded attendant agreement). See § 12.100.050 (tandem/mechanical rules).

What if my project cannot meet the parking numbers in Table 12.100‑1?

You may apply for a parking compliance permit; the community development director reviews the permit based on findings including adequacy of supply, site access, and consistency with the General Plan — a parking study and public notice are typically required. See § 12.100.040.G.

Are there parking rules specific to ADUs in San Bruno?

Yes. San Bruno requires one additional space per ADU unless the unit qualifies for statutory exemptions (e.g., within 1/2 mile of transit, part of the existing structure, in a historic district, etc.). The ADU rules in Chapter 12.80 codify those exemptions consistent with state ADU law. § 12.80 (ADU Off‑Street Parking).

Can required parking be provided off‑site?

Yes — the community development director or decision‑making body may approve off‑site parking if a maintenance covenant approved by the city attorney is recorded; the off‑site lot must be within 1,250 feet of the subject parcel. § 12.100.040.D.

Are parking structures allowed in San Bruno?

Parking structures are generally prohibited in all districts except where allowed by voter initiative or other law; above‑ground parking structures that are allowed must meet district setbacks and design rules (façade treatments, landscaping). See § 12.100.080.

Where do I find the stall dimensions and pavement/curb rules?

Stall dimensions, surfacing (permeable pavers for some exceptions), curb cut rules and the detailed parking layout standards are in the city’s San Bruno Parking Design Standards referenced in § 12.100.020; the zoning code requires compliance with those standards. Verify exact dimensions in that standards document.

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