San Bruno City Zoning Code
CHAPTER 12
100 OFF-STREET PARKING AND LOADING
§ 12.100.010 Purpose.
The purpose of this chapter is to:
A.
Provide a sufficient number of vehicle and bicycle off-street parking and loading spaces for all land uses.
B.
Provide for functional off-street parking areas that are safe for vehicles and pedestrians.
C.
Ensure that parking areas are well-designed and contribute to a high-quality design environment within San Bruno.
D.
Allow for flexibility and efficiency in applying off-street parking requirements to allow revitalization of the downtown and within specific plan areas, including small business establishment, expansion, and retention.
E.
Ensure that vehicles intended to be parked in off-street parking areas do not adversely affect neighborhood street parking.
F.
Ensure that parking requirements facilitate economic revitalization and growth.
§ 12.100.020 Applicability.
A.
New Structures and Land Uses. All new structures and land uses shall comply with the standards in this chapter, and the San Bruno parking design standards adopted by city council.
B.
Existing Structures and Land Uses.
1.
Off-street parking as required by this chapter shall be provided for:
2.
Off-street parking as required by subsection (B)(1) is required only to accommodate the incremental change or expansion of legally established land uses. Additional parking is not required to remedy parking deficiencies existing prior to the land use change.
C.
Existing Approved Development Plans. Parking requirements set forth by existing approved development plans shall be considered existing nonconforming unless otherwise altered.
D.
Conflicts with Previous Entitlements. If this chapter conflicts with a previous city council or planning commission action on a project, then the previous action of the decision-making body shall prevail unless modified by a new entitlement.
E.
State Law. If this chapter conflicts with state law regarding off-street parking, State law shall prevail and shall be documented with an administrative parking compliance permit with no fee.
§ 12.100.030 Off-street parking requirements.
A.
Number of Spaces. All land uses shall provide a minimum number of off-street parking spaces as specified in Table 12.100-1. All uses not specified shall provide the off-street parking facilities as specified subsection E.
Table 12.100-1 Citywide Off-Street Parking Requirements | ||
|---|---|---|
Use Category | Land Uses | Number of Required Parking Spaces |
General Residential | Multifamily Residential Units (Rental or Condominiums) | Studio and one-bedroom units: 1 space per unit Two- or more bedroom units: 2 parking spaces per unit Plus: Guest parking: 1 space per 10 units |
Single-Family Homes, Duplexes, and Triplexes | 2 covered off-street parking spaces, defined as 2-car garage or carport spaces, per dwelling unit | |
General Retail | Retail Sales and Services, Gas and Service Stations, Adult Businesses, Pawn Shops, Smoke Shops, Check Cashing Establishment | 1 space per 300 square feet of floor area |
Vehicle Related | Vehicle Sales and Rental | 1 space per 600 square feet of show room floor area |
Vehicle Repair and Maintenance | 1 space per 500 square feet of floor area | |
Eating and Drinking | Bars, Nightclubs, and Lounges; Restaurants, Cafes, and Drive-Through Facilities | 1 space per 100 square feet of public floor area |
Entertainment and Services | Health and Exercise Clubs, Commercial Recreation and Entertainment, Personal Services, Massage Establishments, and Business Services | 1 space per 250 square feet of floor area |
Office | Medical Offices, Government Offices, Social Services and Charitable Institutions, Professional Office | 1 space per 300 square feet of floor area |
Education | Daycare Center, Private and Public Schools | 2 spaces per classroom; a parking study shall be used in determining parking requirements for a high school |
Colleges and Universities, Trade and Vocational Schools | 1 space per 40 square feet of classroom area | |
Civic/Institutional | Community Facilities, Places of Worship | 1 space per 100 square feet of public floor area |
Hospitals, Nursing and Convalescence Homes | 1 space per 400 square feet of floor area | |
Emergency Shelters | 1 space for every 10 beds, or the community development director may reduce the parking requirements if the emergency shelter can demonstrate a lower parking demand | |
Industrial | Research and Development Facilities | 1 space per 500 square feet of manufacturing and processing floor area; 1 space per 300 square feet of office floor area; and 1 space per 1,000 square feet of warehousing floor area |
Construction, Maintenance, and Repair Services; Heavy Equipment Sales and Rental; Lumberyards; Warehousing, Wholesaling, and Distribution; Recycling Collection and Processing Facilities | 1 space per 1,000 square feet of floor area | |
Manufacturing and Processing | 1 space per 500 square feet devoted to primary use plus 1 per each vehicle used in conjunction with business | |
State Regulated Land Uses | Accessory Dwelling Units, Home Day Care, Supportive and Transitional Housing | Must be provided in compliance with state law |
B.
Fractional Spaces. If the number of required off-street parking spaces does not result in a whole number, the fractional number is rounded up to the nearest whole number.
C.
Unlisted Uses.
1.
The community development director shall determine the off-street parking requirements for a land use not listed in Table 12.100-1.
2.
The community development director may base off-street parking requirements for unlisted land uses on the parking requirements of similar uses in Table 12.100-1.
3.
The community development director may require the preparation of a parking demand study and/or a TDM plan to determine the parking requirement for the unlisted uses.
D.
Multiple Uses. When more than one primary land use occupies a parcel, the minimum number of required off-street parking spaces is the cumulative sum of the number of parking spaces required for each individual use. Accessory uses to a primary use do not constitute multiple uses.
E.
Unidentified Uses.
1.
The community development director shall determine the minimum number of required off-street parking spaces for nonresidential "shall" structures with no identified tenants.
2.
The community development director may base off-street parking requirements for nonresidential "shell" structures on anticipated tenants for the structures.
F.
Nonconforming Residential Parking.
1.
The provisions of this section shall apply to single-family residential uses with parking facilities that have become nonconforming by adoption of the ordinance codified in this title and to single-family residential uses with substandard parking facilities as defined below:
a.
Substandard One-Car Garages and Carports. One-car garages and carports with interior dimensions less than ten feet wide by eighteen feet deep shall be considered substandard.
b.
Substandard Two-Car Garages and Carports. Two-car garages and carports with interior dimensions less than twenty feet wide by eighteen feet deep for side-by-side configurations or ten feet wide by thirty-six feet deep for tandem configurations shall be considered substandard.
c.
Substandard Driveways. Driveways less than eighteen feet in depth, as measured from the back edge of sidewalk to the face of the garage door, shall be considered substandard.
2.
Single-Family Residential Parking in Required Yards. Operable motor vehicles may only be parked upon any garage apron or driveway in residential zones. Operable vehicles may not be parked or stored in any other visible front yard or side yard location, whether improved or unimproved. Inoperable vehicles may not be parked or stored in any visible front yard of side yard. The following exceptions may be approved at the discretion of the community development director or approving body.
a.
Front Setback Reduction Exception. Where the existing garage and existing driveway are both substandard, the garage may project up to five feet into the required garage front setback for the purpose of increasing garage depth to create a usable off-street parking space. Garage depth must be increased to a minimum interior depth of eighteen feet to qualify for this reduction. This exception shall only apply in high parking demand areas as designated by city council resolution.
b.
Garage Depth Reduction Exception. Where the existing garage and existing driveway are both substandard, the garage door may be recessed to lengthen the driveway for the purpose of providing an uncovered off-street parking space meeting parking stall dimensions required by the city of San Bruno parking design standards. Driveway depth must be increased to a minimum depth of eighteen feet to qualify for this reduction. This exception shall only apply in high parking demand areas as designated by city council resolution.
c.
Uncovered Side Yard Parking Exception. Parking of operable motor vehicles will be permitted within that side yard area between the property line and the adjacent garage, provided:
i.
Such area is paved with stone, brick, asphalt, concrete, permeable paver/pavement, or other such similar material.
ii.
There is a six-foot, sight-obscuring fence or landscaping along the side property line.
iii.
There is a six-foot, sight-obscuring fence perpendicular to the side property line and extending from the garage building to the side property line.
iv.
Side yard areas may not be used for the storage of inoperable motor vehicles originally intended for highway use.
d.
Uncovered Front Yard Parking Exception. An exception for uncovered parking spaces within required setbacks may be allowed for residential uses that currently provide less than two covered garage or carport parking spaces. This exception shall only apply in high parking demand areas as designated by city council resolution. Acceptable parking configurations include widened driveways that accommodate two side-by-side parking spaces; angled driveway parking stalls; and other parking configurations approved by the community development director or approving body, subject to the following requirements:
i.
Parking stall dimensions shall be as specified by the city of San Bruno parking design standards.
ii.
Surfacing for any area used for parking outside of the driveway area shall consist of permeable pavers.
iii.
Uncovered parking spaces shall not encroach into the public right-of-way.
iv.
Uncovered parking areas within required yards may not be used for the storage of inoperable motor vehicles originally intended for highway use.
v.
The uncovered front yard parking space exception shall only be granted if no widening of the driveway curb cut is needed or if no net loss of street parking stalls on the property frontage and adjacent lot frontage occurs by widening the driveway curb cut.
3.
Additions to Nonconforming Single-Family Residential Structures. Additions to nonconforming single-family residential structures shall not require additional parking spaces or changes to an existing driveway; provided, that such alterations or enlargements neither occupy the only portion of a lot that can be used for required parking or access to parking, with the exception of the following:
a.
Single-Family Residences with No Covered Off-Street Parking.
i.
Any addition to a single-family residence of two hundred fifty square feet floor area or less shall be allowed without addition of an off-street parking space.
ii.
Any addition to a single-family residence with no covered off-street parking spaces that adds over two hundred fifty square feet floor area shall provide two off-street parking spaces, which may be covered or uncovered.
b.
Single-Family Residences with One Covered Off-Street Parking Space.
i.
Any addition of two hundred fifty square feet floor area or less to a single-family residence with one covered off-street parking space shall be allowed without addition of a second covered off-street parking space.
ii.
Any addition to a single-family residence with one covered off-street parking space that adds more than two hundred fifty square feet of floor area shall provide two off-street parking spaces, only one of which must be covered.
c.
Accessory Dwelling Units. Additions and alterations that include accessory dwelling units shall be governed by state law.
G.
Parking Compliance Permit. An applicant may request a permit to establish parking compliance for projects that do not meet the standards described by Table 12.100-1, San Bruno parking design standards, Section 12.100.050, or otherwise described by this chapter. Permit approval shall be at the discretion of the community development director.
1.
Purpose. A parking compliance permit is a discretionary planning permit that enables the city to ensure that off-street parking provided for land uses is consistent with the General Plan, applicable specific plan goals, policies, design guidelines and development standards, and will not be detrimental to the public health, safety, or welfare.
2.
Parking Study. A parking study prepared by a qualified transportation consultant that demonstrates the project meets the required findings outlined below is required, unless the community development director determines that the required findings of approval in subsection 5 can be made without such a study. The consultant and methodology shall be approved by the community development director.
3.
Approval Authority. The community development director shall have the authority to review and approve, conditionally approve, or disapprove a parking compliance permit, subject to public notice with no hearing required.
4.
Public Notice of Application. Public notice to all property owners within three hundred feet of the project site is required for a parking compliance permit. The public notice shall be mailed via USPS first class mail. Notice pursuant to this subsection shall be mailed at least ten calendar days before a decision is reached by the community development director to provide a public notification period. The notice shall indicate that any person may request in writing to be advised of the decision reached by the community development director.
5.
Findings for Approval. An application for a parking compliance permit may be approved only if all of the following findings can be made:
a.
Off-street parking supply is generally in substantial conformance with the goals, policies, and objective development standards of the General Plan, the transit corridors plan, and/or another applicable specific plan.
b.
The off-street parking is generally adequate to meet anticipated demand for the proposed land uses.
c.
The site for the proposed development has adequate site access from city streets and adequate public utilities and services exist or will be provided to serve the proposed development.
d.
The development will not be detrimental to the public health, safety, or welfare.
e.
The proposed development will not have an adverse effect on surrounding property and will be compatible with the existing and planned land use character of the surrounding area.
6.
Appeals. The community development director's decision on parking compliance permit shall be subject to appeal to the planning commission pursuant to Chapter 12.78.
7.
Expiration. An approved parking compliance permit shall become null and void if an application for an associated building permit is not issued within two years after the effective date of the planning approval. The community development director may grant a one-year renewal consistent with Chapter 12.78.
8.
Conformance to Parking Compliance Permit. Any proposed parking lot or structure plans as approved and authorized by the parking compliance permit, shall be developed in substantial conformance with the parking compliance permit plans and associated planning application material submitted to and approved by the community development director.
§ 12.100.040 General requirements.
A.
Availability and Use of Spaces.
1.
Required off-street parking spaces shall be permanently available and maintained exclusively and in perpetuity for parking purposes for the land use they serve.
2.
Owners, lessees, tenants, or persons having control of the operation of a land use for which off-street parking spaces are required shall not restrict authorized persons from using these spaces.
3.
Required off-street parking spaces shall be used exclusively for the temporary parking of operable vehicles and shall not be used for the repair, storage, sale, or lease of vehicles; for display of merchandise, equipment, or vehicles (such as vans or limousines) associated directly with commercial purposes; or for any other use not authorized by the municipal code.
5.
Temporary uses located within required off-street parking spaces (for example, construction staging or special events) shall be subject to the review and approval of the appropriate city approval authority with a special event permit or a temporary use permit.
B.
Location of Parking. Required parking shall be located on the same parcel or development site as the land use they are required to serve, except as allowed by subsection D (Off-site parking).
C.
Car-Share Spaces. Car-share spaces are permitted. Any residential or nonresidential parking space may be voluntarily converted to a car-share space.
D.
Off-Site Parking.
1.
The community development director or decision-making body may approve off-site parking if a covenant for the maintenance and continued use of the off-site parking spaces is approved by the city attorney and filed with the county recorder. The covenant shall state that the off-site parking spaces will remain available for the duration of the land use that it is required to serve.
2.
Off-site parking spaces shall be located no more than one thousand two hundred fifty feet from the nearest property line of the parcel occupied by the land use that it serves.
E.
Motorcycles/Scooter Parking.
1.
All new structures and land uses shall provide motorcycle parking areas as specified in Table 12.100-2 and as outlined in city of San Bruno parking design standards.
Table 12.100-2 Motorcycle/Scooter Parking Requirements | |
|---|---|
Minimum Number of Required Automobile Spaces | Minimum Number of Required Motorcycle Parking Areas |
1-25 Spaces | None required |
26-100 Spaces | 1 area |
Over 100 Spaces | 1 additional area |
F.
Tandem Parking Spaces.
1.
Residential Uses. Tandem parking spaces, as illustrated in Figure 12.100-1, may be provided for all residential land uses, at the discretion of the decision-making body for the project entitlement or permit, and subject to compliance with the following standards:
a.
Parking spaces in a tandem configuration shall be reserved for and assigned to a single dwelling unit.
b.
For multifamily residential projects, all required guest parking shall be provided as single, non-tandem parking spaces.
c.
Tandem parking spaces shall not block the use of the driveway to access other parking spaces located within the parking area.
d.
Tandem parking spaces shall be used to accommodate passenger vehicles only.
 Figure 12.100-1 Tandem Parking |
2.
Nonresidential Uses. Tandem parking spaces may be provided for employee parking for nonresidential land uses, at the at the discretion of the decision-making body for the project entitlement or permit, and subject to compliance with the following standards:
a.
Tandem parking spaces shall not block the use of the driveway to access other parking spaces located within the parking area.
b.
Tandem parking spaces may be used to accommodate customer or patron parking with provision of valet assistance and recordation of an "Agreement to Provide Parking Attendant."
c.
Tandem parking spaces shall be used to accommodate passenger vehicles only.
d.
The city will evaluate nonresidential tandem spaces to determine any appropriate operational requirements that will be required to ensure the spaces are able to be utilized in a manner similar to non-tandem spaces.
G.
Mechanical and Automated Parking Facilities. Mechanical and/or automated parking facilities are allowed in all zoning districts. Parking spaces provided by mechanical and automated parking may be counted towards meeting up to fifty percent of required off-street parking spaces or up to seventy-five percent of required off-street parking spaces with provision of valet assistance and recordation of an "Agreement to Provide Parking Attendant." The calculation of the total percentage includes both the "lower" surface level parking space and "upper" elevated parking spaces located within a mechanical or automated parking facility. The property owner shall be responsible for ensuring maintenance of mechanical parking equipment in good working order at all times. Requirements for mechanical and automated parking facilities are specified within the city of San Bruno parking design standards which shall contain specific design, operation, maintenance, and performance requirements.
H.
Reductions to Required Number of Parking Spaces—Citywide. The number of required off-street parking spaces as specified in Table 12.100-1 may be reduced with approval one or more of the programs as specified below by the decision-making body for the project entitlement or permit.
1.
Shared Parking. Multiple land uses on a single property may use shared parking facilities when operations for the land uses are not normally conducted during the same hours, or when hours of peak use differ. Requests for the use of shared parking may be approved if:
a.
A parking demand study prepared by a city-hired transportation consultant is approved by the community development director and demonstrates that there will be no substantial conflicts between the land uses' principal hours of operation and periods of peak parking demand. The director may waive this requirement if the director determines there will be no substantial conflicts between the principal hours of operation and periods of peak parking demand for the land uses;
b.
The total number of parking spaces required for the land uses does not exceed the number of parking spaces anticipated at periods of maximum use; and
c.
The proposed shared parking facility is located no further than one thousand feet from the primary entrance of the land use which it serves.
2.
Phased Development Projects—Parking Occupancy Survey. Total required parking for phased development projects may be reduced at the discretion of the decision-making body for the project entitlement or permit. Requests may be approved if a parking occupancy survey prepared by a city-hired transportation consultant at the applicant's expense meets the following:
a.
A parking occupancy survey is conducted after a discrete phase of the project development is completed and at full occupancy as verified by the city-hired transportation consultant; and
b.
The parking occupancy survey shows a surplus of parking for the existing building.
The community development director shall determine the appropriate reduction in required parking for future phases of development. |
I.
Reductions to Required Number of Parking Spaces—Specific Plan Areas. For nonresidential land uses in specific plan areas, the number of required off-street parking spaces as specified in Table 12.100-1 may be reduced by up to thirty percent with approval of one or more of the programs as specified below by the decision-making body for the project entitlement or permit.
1.
Transportation Demand Management Plan and Parking Management Plan. The number of parking spaces may be reduced by up to ten percent if a transportation demand management (TDM) plan and parking management plan prepared by a project applicant or property owner demonstrates the project vehicle trip generation will be reduced to at least ten percent lower than the standard rates as established in the most recent edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual. The TDM plan shall meet the requirements described by Section 12.100.060.
2.
In-Lieu Fee. Nonresidential projects in specific plan areas may pay an in-lieu fee as an alternative to providing required off-street parking spaces at the discretion of the decision-making body.
a.
Fee Amount. The amount of the in-lieu fee shall be as set by city council resolution.
b.
Maximum Reduction. The in-lieu fee and TDM parking reductions may be combined to achieve a maximum off-street parking reduction of thirty percent.
i.
New Construction. For new construction, up to thirty percent of the total required off-street parking may be reduced with payment of the in-lieu fee.
ii.
Enlargements. For enlargements, up to thirty percent of the net increase in required off-street parking may be reduced by payment of the in-lieu fee.
iii.
Changes of Use. A change in use in an existing building to a more intensive use that results in an increased off-street parking requirement may utilize the parking in-lieu fee for up to five spaces or up to thirty percent, whichever is greater, of the net increase of the required off-street parking requirement.
c.
Timing. The in-lieu fee shall be paid prior to the issuance of building permits.
3.
Central Business District—Small Business Exemption. The following exemption applies to buildings constructed prior to December 31, 2005 and located in the central business district.
a.
The first two thousand five hundred square feet of any change of use involving only interior conversion with no physical expansion and no increase in floor area in an existing structure that requires additional off-street parking spaces shall be exempt from the in-lieu fee.
b.
For existing buildings, a change in use to a more intensive use shall not require additional off-street parking spaces for the first two thousand five hundred square feet of floor area.
J.
Parking Area in Residential Zoning Districts—Paving. Within residential zoning districts, no more than sixty percent of the required front setback area may be paved, including areas used to accommodate off-street parking spaces, driveway, and walkways. For lots with widths of thirty-seven and one-half feet or less, the pavement area may be increased to seventy-five percent. See Figure 12.100-2. Pervious pavers used to accommodate off-street parking spaces do not constitute paving.
 Figure 12.100-2 Paving of the Required Front Setback in Residential Zoning Districts |
K.
Temporary Parking Areas. Every lot used as a temporary public or private parking area shall be approved by temporary use permit and shall be evaluated by the following criteria:
1.
Definition. A temporary parking lot shall mean any area other than a street, alley, or other public property which is intended for the parking needs of private enterprises or made available for use by the transient public for the parking of vehicles on an overflow basis until permanent facilities are available.
2.
Site Plan Required. Requests for temporary parking lots shall be accompanied by a site plan. The site plan shall consist of a fully-dimensioned, scaled plot plan for the entire property showing all existing structures and uses and the proposed location of the proposed parking lot.
3.
Development Standards. The following features shall be required for temporary parking lots:
a.
Surfacing and Grading. Surfacing and grading plan requirements shall be determined by the city engineer and shall be based upon the anticipated length of time the lot will be needed, the existing soil conditions, and the anticipated daily traffic the lot will receive.
b.
Lighting. Lighting shall be provided for lots used after dark and shall be maintained to a minimum level as required by the decision-making body. The lighting shall operate from dusk to one hour past the close of business for which the lot provides parking. Parking lot lighting shall be directed so as to not shine onto neighboring residential properties. The use of temporary light standards is acceptable.
L.
Valet Parking.
1.
The use of valet parking shall not reduce the number of off-street parking spaces required by this chapter.
2.
The use of valet parking in which vehicles, or any of them, are parked off the property site, requires a conditional use permit. Valet assistance for mechanical or automated parking facilities shall be exempt from this requirement.
3.
The use of valet parking in which the employee or other individual parking cars, parks such vehicles, or any of them, upon any public street, public parking facility, highway or alleyway, is prohibited.
4.
Valet Parking System. In addition to the required drawings, the applicant shall submit a plan describing in detail the proposed number of attendants, hours of valet parking service operations, fees charged to customers, and such other pertinent information as may be required from time to time by the decision making body to enable it to determine the practicability of the valet parking proposal.
§ 12.100.050 Bicycle parking.
A.
Applicability—New Structures and Land Uses. All new structures and uses shall comply with the bicycle parking standards in this section.
B.
Types of Bicycle Parking.
1.
Short-Term/Class II Bicycle Parking. Short-term/Class II bicycle parking provides shoppers, customers, messengers and other visitors who generally park for two hours or less a convenient and readily accessible place to park bicycles.
2.
Long-Term/Class I Parking. Long-term/Class I bicycle parking provides employees, residents, visitors and others who generally stay at a site for several hours a secure and weather-protected place to park bicycles.
C.
Bicycle Parking Spaces Required. The number of required bicycle parking spaces shall be as specified in Table 12.100-3.
Table 12.100-3 Required Bicycle Parking Spaces | ||||
|---|---|---|---|---|
Land Use | Citywide | Specific Plan Areas | ||
Short-Term Spaces | Long-Term Spaces | Short-Term Spaces | Long-Term Spaces | |
Multifamily Residential Units | 1 space per 15 units | 1 per 4 units | 1 space per 10 units | 1 space per unit |
Office | 1 space per 20,000 square feet of floor area | 1 space per 10,000 square feet of floor area | 1.5 spaces per 20,000 square feet of floor area | 1.5 spaces per 10,000 square feet of floor area |
Retail Sales and Services, Restaurants | 1 space per 5,000 square feet of floor area | 1 space per 12,000 square feet of floor area | 1.5 spaces per 3,000 square feet of floor area | 1.5 spaces per 10,000 square feet of floor area |
Hotel | 1 space per 10,000 square feet floor area of conference, meeting or function rooms | 1 space per 30 rooms | 1.5 spaces per 20,000 square feet of floor area | 1.5 spaces per 20,000 square feet of floor area |
Schools | 1 per 20 students | 1 per 10 employees | 1 per 20 students | 1 per 10 employees |
Trade and Vocational Schools, Colleges and Universities | 1 for every 10 students of planned capacity | 1 per 10 employees | 1 for every 10 students of planned capacity | 1 per 10 employees |
Community Facilities, Places of Worship, Commercial Recreation and Entertainment | 1 space for each 10,000 square feet of floor area | 1 space for each 20,000 square feet of floor area | 1 space for each 10,000 square feet of floor area | 1 space for each 20,000 square feet of floor area |
Emergency Shelters1 | 1 space per 10 beds | 1 space per 5 beds | 1 space per 10 beds | 1 space per 5 beds |
Parks and Recreational Facilities | 1 space per acre | 1 per 20,000 square feet of floor area | 1 space per acre | 1 per 20,000 square feet of floor area |
Note: In instances where the California Building Code requires more bicycle parking spaces than required by this chapter, the California Building Code shall apply. | |
1 | Alternatively, the community development director may reduce the required bicycle parking standards if the emergency shelter demonstrates a lower parking demand. |
D.
Multiple Uses. Whenever a single lot contains multiple uses with different bicycle parking requirements, the overall requirement shall be the sum of the requirements for each activity calculated separately.
E.
Unlisted Uses. For uses not listed in the schedule of bicycle parking requirements, bicycle parking spaces shall be provided on the same basis as required for the most similar listed use, or as determined by the community development director.
F.
Fractional Spaces. If calculating the number of required bicycle parking spaces results in a quotient containing a fraction, the number shall be rounded up.
G.
Short-Term and Long-Term Bicycle Parking Space Dimensions.
1.
Minimum dimensions of two feet by six feet shall be provided for each bicycle parking space.
2.
Two feet of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, landscaping, pedestrian paths, and other similar features.
3.
Two feet of clearance shall be provided between bicycle parking spaces and adjacent automobile parking spaces and drive aisles.
 Figure 12.100-3 Bicycle Parking Dimensions |
H.
Rack Design. Bicycle racks must be capable of locking both the wheels and the frame of the bicycle and of supporting bicycles in an upright position.
I.
Short-Term/Class II Bicycle Parking Standards. The following standards are required for short-term bicycle parking:
1.
Location. As shown in Figure 12.100-3, short-term bicycle parking shall be located within fifty feet of the primary entrance of the structure or use it is intended to serve. An encroachment permit may be required from the city to install bicycle parking in the public right-of-way.
2.
Design. One bicycle rack space shall be provided for each bicycle to be accommodated.
J.
Long-Term Bicycle Parking Standards. The following standards are required for long-term bicycle parking:
1.
Location. Long-term bicycle parking shall be located at street floor level or located within a subterranean parking, shall be located in the highest level, in a parking garage. If located in a garage, must be within one hundred feet of primary building stairs or elevators.
2.
Design. One bicycle rack space shall be provided for each bicycle to be accommodated.
3.
Cover. Required long-term bicycle parking spaces shall be covered. Required cover for bicycle parking spaces shall be permanent, designed to protect the bicycle from rainfall, and at least seven feet above the floor or ground.
4.
Security. Long-term bicycle parking spaces shall be secured. Spaces are considered secured if they are in a locked room or area enclosed by a fence with a locked gate accessible only to the bicycle owners or authorized persons.
K.
Signs. For building uses ten thousand square feet or larger, signage shall be posted at the main building entrance indicating the location of bicycle parking.
L.
Shower Requirements. Shower facilities shall be made available to employees for nonresidential facilities which have a long-term bicycle parking requirement of thirty or more spaces.
§ 12.100.060 Transportation demand management.
A.
Purpose. The purpose of this section is to further the transportation goals of the San Bruno General Plan and specific plans by promoting the adoption of Transportation Demand Management (TDM) Programs in industrial and office developments; promoting and increasing work-related transit use, ridesharing, walking and bicycling to minimize the number of employees traveling in single-occupant vehicles to and from work at the same time and during peak-hour periods; and improving the mobility and general efficiency of circulation and transportation systems by reducing single-occupant vehicle trips and total vehicle miles traveled within the community and the region.
B.
Applicability. A TDM Plan shall be prepared for projects utilizing the parking in-lieu fee, TDM parking reduction, or as required by the California Environmental Quality Act (CEQA). Developments in an area subject to a specific plan shall comply with any additional or more stringent TDM requirements imposed by that specific plan or as required by CEQA.
C.
Standards. All projects subject to the requirements of this section shall submit a TDM Plan in conjunction with the development application.
D.
Required Findings. Prior to approval of a permit for a project subject to TDM requirement, the review authority shall make the following findings:
1.
The proposed trip reduction measures are feasible and appropriate for the project, considering the proposed use or mix of uses and the project's location, size, and hours of operation.
E.
Modifications. The community development director may approve minor modifications to an approved TDM plan that are consistent with the original findings and conditions approved by the review authority. A request to modify a TDM plan may only be granted if it is designed to be at least as effective as the original TDM plan in meeting the objectives and purposes of this chapter.
F.
Monitoring. A report, documenting the TDM activities undertaken and their results, shall be submitted to the community development director annually, or as required by the project's environmental review under CEQA, at the responsibility of the applicant. The community development director or designee shall evaluate the overall effectiveness of all of the TDM activities and may suggest new or modified activities or substitute activities to meet the program's objectives. The community development director or designee may impose reasonable changes to assure the program's objectives will be met.
§ 12.100.070 Parking area landscaping.
A.
Applicability. Landscaping standards in this section shall apply to parking areas containing ten or more parking spaces. Standards in this section shall not apply to remodels of existing parking lots.
B.
Definition. For the purposes of this section, parking lot landscaping is defined as any landscaped area adjacent to parking spaces or drive aisles.
C.
Minimum Landscaping. The minimum amount of landscaping within parking areas is specified in Table 12.100-4.
Table 12.100-4 Minimum Required Parking Area Landscaping | |
|---|---|
Number of Required Parking Spaces | Percent of Surface Parking Area to Be Landscaped |
1 to 9 | No requirement |
10 to 15 | 5% |
Over 16 | 10% |
D.
Layout. Landscaped areas shall be well-distributed throughout the parking lot area. Parking lot landscaping may be provided in any combination of:
1.
Landscaped planting strips at least four feet wide between rows of parking stalls;
2.
Landscaped planting strips between parking areas and adjacent buildings or internal pedestrian walk-ways;
3.
Landscaped islands located between parking stalls or at the ends of rows of parking stalls; and
4.
On-site landscaping at the parking lot perimeter.
E.
Parking Space Landscaping. A maximum of two feet at the front-end of a parking space may be landscaped in lieu of paving surface, as shown in Figure 12.100-4. Minimum parking space dimensions as required by city of San Bruno parking design standards shall be maintained.
 Figure 12.100-4 Permitted Parking Space Landscaping |
F.
Trees.
1.
Number Required. One for each five parking spaces.
2.
Location. Trees must be located on the same parcel as the parking lot, unless an alternate location is approved by the community development director.
3.
Distribution. Trees shall be distributed relatively evenly throughout the parking area per the approved landscape plan.
4.
Size and Species. Trees shall be a minimum fifteen-gallon size.
5.
Installation and Maintenance. Trees shall be installed and maintained in a manner consistent with the city of San Bruno engineering and design construction standards for street trees.
G.
Street Frontage Landscaping.
1.
When a parking area is located adjacent to a public or private street, a landscape strip shall be provided for the purpose of shielding parked cars and their undercarriages from view of passing motorists and pedestrians.
2.
The minimum width of the landscape strip shall be five feet, as measured from the property line for private streets or edge of curb for public streets.
3.
Required landscape strips may not contain any paved surfaces, except for pedestrian walkways or vehicular drives that provide access to the parking area from the adjacent street or sidewalk. Landscaping shall not impede or create unsafe conditions for pedestrians and bicyclists.
H.
Concrete Curbs.
1.
All landscape areas shall be separated from parking spaces, drive aisles and driveways by a continuous, raised concrete curb. Raised concrete curbs shall be a minimum of six inches high by six inches deep.
2.
The city may approve alternatives to raised concrete curbs as needed to comply with any mandatory storm water drainage standards.
I.
Irrigation.
1.
Irrigation System. Water-efficient irrigation systems (e.g., bubbler type, drip, mini-spray) shall be installed for all required landscape areas. Irrigation systems shall include check valves to prevent low head drainage, appropriate nozzles to prevent overspray and automatic and self-adjusting irrigation controllers that include moisture and/or rain sensor shutoff.
2.
Irrigation Schedule. Landscape irrigation should be scheduled between the hours of two a.m. and ten a.m. to avoid irrigating during times of high wind, high temperature and high-water usage.
3.
Drought Resistant Materials. The landscape plan shall utilize drought-resistant species which support the city's water conservation policies and are in compliance with the State Model Water Efficiency Landscape Ordinance.
J.
Maintenance.
1.
General. Landscape areas shall be permanently maintained in good growing condition.
2.
Replacement of Dead or Dying Plants. Within thirty days of a determination by the community development director that a plant is dead or severely damaged or diseased, the plant shall be replaced by the property owner in accordance with the standards specified in this chapter.
3.
Removal of Landscaping. Any removed mature landscaping shall be replaced such with landscaping of similar size and maturity as that which was removed.
4.
Irrigation Systems. Irrigation systems shall be maintained in a fully functional manner as approved by the city and required by this section.
K.
Timing. Landscaping shall be installed prior to the city's authorization to occupy any buildings served by the parking area, unless a deferral of no more than one year is approved by the community development director. The director may require a security deposit for the deferral.
L.
Exceptions. Exceptions to landscaping requirements or off-site planting may be granted at the discretion of the decision-making body if the applicant provides evidence of hardship in meeting required off-street parking requirements due to landscaping requirements.
§ 12.100.080 Parking structures.
A.
Prohibitions on Parking Structures. Parking structures shall be prohibited in all districts except those explicitly allowed by voter initiative or otherwise allowed by law.
C.
Design.
1.
All exterior walls of a parking structure shall be architecturally compatible with the structure served by the parking structure.
2.
Parking structure faAades shall be broken-up through the use of textured concrete or similar materials on exterior walls, the incorporation of planters and trellises at each parking level, and other architectural treatments to minimize large blank walls without architectural relief.
3.
Parked vehicles at each level within the structure shall be shielded from view from adjoining streets through the use of architectural appurtenances and landscaping.
D.
Landscaping. At ground level, the perimeter of the parking structure shall be landscaped with a minimum of one street tree for every twenty feet of linear distance of structure faAade in addition to required streetscape landscaping. Groundcover and shrubs shall also be provided to break-up the mass of the structure.
§ 12.100.090 Off-street vehicle loading.
A.
Applicability. All new commercial and industrial land uses with a floor area of ten thousand square feet or more and multifamily residential developments with fifty units or more shall provide off-street freight and equipment loading spaces as required by this section.
B.
Number of Spaces. The minimum number of required loading spaces are specified in Table 12.100-5.
Table 12.100-5 Required Loading Spaces | |
|---|---|
Total Gross Floor Area/Number of Multifamily Residential Units | Required Loading Spaces |
Less than 10,000 sq. ft./50 units | None |
10,000 sq. ft. to 49,999 sq. ft./50 – 99 units | 1 |
50,000 sq. ft. to 100,000 sq. ft./100 – 199 units | 2 |
More than 100,000 sq. ft./200+ units | As determined by community development director |
C.
Dimensions. Each loading space shall have minimum dimensions of twelve feet in width, twenty-five feet in length, and fourteen feet in vertical clearance.
D.
Location.
1.
Loading spaces shall be set back a minimum distance of twenty-five feet from any residential property.
2.
Loading spaces shall be located and designed to ensure that loading and unloading takes place on site and not within adjacent public rights-of-way.
3.
Sufficient maneuvering area shall be provided for loading spaces so that vehicles may enter and exit an abutting street in a forward direction.
4.
Loading spaces and their associated maneuvering areas shall not encroach into required employee or visitor parking areas or other on-site areas required for vehicle circulation.
5.
An on-street loading area may be approved by the decision-making body for the planning permit, if the applicant can demonstrate to the decision-making body that it is infeasible to locate a loading space on site. Time limits for use of the space shall be established to ensure its use does not conflict with general circulation needs or with operation of other area businesses and uses.
E.
Striping and Identification. Loading spaces shall be striped and clearly identified as for loading purposes only.
F.
Use of Space. Loading spaces shall not be utilized for the repair or servicing of vehicles.