Sebastopol City Zoning Code

17.110 Off-Street

Parking Regulations

17.110.010 General requirements of parking spaces.

The following general requirements shall apply to all off-street parking spaces:

A. Parking Space Size. The size of parking spaces shall conform with, and be as prescribed in, SMC 17.110.020, Table 17.110-1, Off-Street Parking Chart, and shall be striped or marked accordingly with paint as established in City standards. Each space shall be provided with adequate ingress and egress as established by City standard. Parking spaces proposed to be located in a garage or carport shall be not less than 20 feet in length and 10 feet in width, interior dimensions.

1. For residential development, parking spaces shall be located off the streets as specified herein; except that parking spaces on the directly adjoining property street frontage may count toward the parking requirement for a multifamily use. The parking space shall be of legal size and located on an improved street where parking is otherwise allowed. Residential parking may be covered or uncovered.

2. For dwellings and other residential uses, parking spaces shall not be located within the required front setback except in a conforming driveway, and in side or rear yard setback areas, the location of parking spaces shall conform to the setback requirements for accessory structures.

3. If driveway parking is proposed, minimum dimensions for purposes of calculating spaces shall be eight and one-half feet wide and 18 feet deep.

4. For nonresidential development, on-street spaces located directly adjoining site frontage may count towards satisfaction of parking requirements. The parking space shall be of legal size and located on an improved street where parking is otherwise allowed.

1. Parking is not permitted on lawns or landscaped yard areas.

2. If head-on spaces are not being proposed, the parking spaces will be subject to City Engineer or Planning Director approval, and shall meet the size and back-up dimensions set forth in SMC 17.110.020, Table 17.110-1, Off-Street Parking Chart.

3. Parking spaces shall be located on the same lot or parcel as the building or use that they are to serve, or located on an adjacent or contiguous lot under an easement appurtenant to the property to be served.

4. All parking areas shall be surfaced with a permeable paving material, such as pavers or pervious concrete when feasible, as approved by the City Engineer. Adequate drainage improvements shall be provided as approved by the City Engineer.

1. Parking spaces shall be located on the same lot or parcel as the building or use that they serve, or located on an adjacent or contiguous lot under an easement appurtenant to the property to be served, or on property within 300 feet from said development under ownership or easement.

2. Parking may also be provided through a business community owned or operated parking lot or garage, provided the building/development can provide adequate guarantee or proof of participation in said parking lot program.

E. Industrial Uses. Off-street parking may be provided off site, provided such off-street parking is located within 300 feet of the property to be served; and provided, that the amount of off-site parking satisfies not more than 50 percent of the parking requirements of the activity for which parking is provided.

F. Mixed Uses. In case of mixed uses, the total requirements for off-street parking spaces shall be the sum of the requirements for the various uses; however, the parking requirement for the use with the smaller parking requirement may be reduced by 33 percent. In addition, the Planning Commission shall have the authority to approve a reduction in parking requirements for projects which contain a mix of nonresidential uses.

G. Double-Counting. Off-street parking facilities for one use shall not be considered as providing parking facilities for any other use except as noted in subsection H of this section, and shall not be used for the parking of transportable facilities used for commercial purposes, except during the construction period wherein mobile homes or transportable facilities may be used for construction office purposes.

H. Shared Parking. The Planning Commission may allow the sharing of parking stalls on property within 300 feet of the use, provided a clear separation of time/use is evident (i.e., movie theater/professional office). If uses change to uses requiring time overlap for uses, parking will be required to be provided on the original nonsharing basis.

1. Surface. All parking areas shall be surfaced with a permeable paving material, such as pavers or pervious concrete when feasible, as approved by the City Engineer. Adequate drainage improvements shall be provided as approved by the City Engineer.

2. Access. Each entrance and exit to a parking lot shall be constructed and maintained so that any vehicle entering or leaving the parking lot will be visible for a distance of 30 feet on a 45-degree angle to any passing vehicle. Appropriate bumper guards, entrance and exit signs, and directional signing shall be maintained where needed.

a. Commercial driveway access aprons for driveways for 20 or fewer parking spaces shall be not less than 12 feet in width. Driveways shall be not less than 20 feet in width when serving 21 or more parking spaces, and the width of every aisle or driveway shall be 10 feet when serving 20 or fewer parking spaces. Reductions or modifications may be permitted by the City Engineer where the City Engineer finds that the provision of multiple driveways, access locations, tree preservation, or other physical conditions merit modification of the requirements.

b. Should the City Engineer determine that the use of permeable paving material is infeasible, driveways shall be surfaced with a minimum four-inch PCC or four-inch Class A.B. and one-and-one-half-inch A.C. at option of the owner, and comparable alternate materials may be approved by the City Engineer.

a. No more than one driveway shall be permitted on single-family residential parcels of less than 100 feet in width unless the City Engineer finds that the number of dwelling units, access restrictions, tree preservation, or other physical conditions merit modification of this requirement.

b. Driveway width for single-family parcels shall be a maximum of 24 feet or half the length of the street frontage, whichever is less, unless the City Engineer or Planning Director finds that the number of dwelling units, access restrictions, tree preservation, or other physical conditions merit modification of this requirement.

c. Driveway length shall be a minimum of 19 feet, measured from the back of the sidewalk.

d. Driveway placement shall be subject to City Engineer review and approval.

5. Tandem Parking Spaces. Tandem parking is allowed for single-family uses and, if spaces are assigned, for multifamily uses.

a. All parking facilities are subject to Design Review Board approval. Parking facilities shall have landscaping in and around the paved area. The amount of landscaping in the parking area shall be the maximum amount reasonable, given the circulation constraints of the site. The Design Review Board shall determine what the maximum amount reasonable is for landscaping in the parking area.

b. The landscaping around parking areas adjacent to streets shall be not less than five feet in width, and if adjacent to a State highway, not less than 10 feet in width unless otherwise approved by the Design Review Board. If the parking area is elevated six feet or more above the street level, an additional five-foot setback from the top of bank shall be provided.

c. At least one tree of a minimum 15-gallon container size shall be provided for every five off-street parking spaces. The Design Review Board may increase or decrease the minimum requirements for landscaping around paved areas, and for tree planting, if warranted by special design considerations.

d. All landscaping shall be protected with concrete curbs or other efficient barriers.

e. All landscaping shall be irrigated and maintained free of weeds, debris, and litter.

f. The submission of any plan for off-street parking facilities shall be accompanied by a detailed landscape plan for approval.

7. Lighting. All lighting used to illuminate parking facilities shall be as approved by the Design Review Board. All lighting shall be arranged so as to reflect the light away from adjoining residential areas or public streets. Lighting shall be installed with the intent of providing only as much light as is necessary for public safety.

1. For any new use of an existing building in a residential district, no additional parking spaces shall be required for any permitted use; provided, that the number of required parking spaces for the new use does not exceed the number required for the last legal use.

2. In nonresidential districts, no additional parking shall be required for any permitted new nonresidential use which requires a parking standard no more intense than one space per 300 square feet for commercial uses, one space per 500 square feet for industrial uses, or one space per 500 square feet in the CD and CM Districts.

K. Additions to Residential Units. Additions to existing residential units which are currently nonconforming as to parking may be permitted without the provision of additional parking so long as there is less than a 50 percent increase in floor area. If there is an increase of more than 50 percent of the existing floor area, parking shall be provided consistent with SMC 17.110.030. (Ord. 1111, 2018)

17.110.020 Off-street parking required.

A. Parking Required. All uses within the City of Sebastopol shall provide off-street parking as prescribed in these regulations, and any amendments thereto, except that all uses within a parking assessment district can apply parking credits to meet the parking demand requirements set forth in this chapter. Standards of design shall conform to the requirements of these regulations. All uses allowed in their respective zoning districts are subject to approval of the design of building(s) and location of parking area(s). Off-street parking shall be required and provided in all districts as specified by these regulations. Required parking must be made available for use by building users.

B. Floor Area Tabulation. All applications for use permits, design review, or building permits shall be accompanied by a detailed tabulation of the proposed use, gross floor area, and a calculation of the number of off-street parking spaces required, as well as the number of spaces provided, as specified in SMC 17.110.030. For purposes of calculating the required number of parking spaces, net floor area shall be used. Net floor area shall be the exterior gross floor area of the building minus 15 percent of the total area.

1. At the time of initial occupancy, alteration or enlargement of a site or structure, or completion of construction of a structure, there shall be provided off-street parking facilities for vehicles in accordance with the schedule of off-street parking space requirements as prescribed in SMC 17.110.030.

2. If, in the application of the requirements of these regulations, a fractional space requirement is obtained, one parking space shall be provided for a fraction of one-half or more, and no parking space shall be required for a fraction of less than one-half.

3. For a use not specified in SMC 17.110.030, the same number of off-street parking spaces will be provided as required of the most similar specified use as determined by City staff.

4. Standard Car Spaces. Standard parking spaces shall meet the dimensions in Table 17.110-1:

Table 17.110-1. Off-Street Parking Chart

5. Compact Car Spaces. Off-street parking facilities may include parking spaces for compact vehicles provided not more than 40 percent of the total number of spaces provided shall be designated for compact parking purposes. Such spaces shall be clearly identified and dispersed throughout the entire parking lot. Each compact parking space shall be not less than eight feet wide and 16 feet long.

6. Accessible Spaces. Parking spaces specifically reserved for vehicles licensed by the State for use by the disabled shall be provided in each parking facility according to the California Building Standards Code.

7. Parking lots with 10 or more spaces for multifamily, commercial, industrial and mixed uses shall be designed so as not to necessitate backing onto a public street.

8. Parking Proposed to Be Accessed from an Alley. Parking spaces proposed to be constructed in conjunction with new development, and accessed by an alley only, shall be located a minimum of five feet from the edge of the alley and shall meet the dimensions set forth in Table 17.110-1.

9. Mechanical Parking. Mechanical parking lifts may be used to satisfy parking requirements at the discretion of the decision-making authority. Application submittals shall include any information deemed necessary by the Planning Director to determine parking can adequately and feasibly be provided and that the following findings can be made:

a. The use of mechanical lift parking results in appropriate design and implementation of City goals and policies for infill development and efficient use of land.

b. The mechanical lift parking system complies with the building code and provides emergency override systems in the event of a power outage.

c. The mechanical lift parking will be adequately screened and compatible with the character of surrounding development; and compatible and appropriately considered with the overall building and site design.

d. The mechanical lift parking system complies with all development standards including, but not limited to, height and setback requirement, and applicable parking and driveway standards with the exception of minimum parking stall sizes which are established by lift specifications.

e. There exists adequate assurances and operational plans that mechanical parking systems will be safely operated and maintained in continual operation with the exception of limited periods of maintenance. A deed restriction may be required.

f. There are no circumstances of the site or development or of the particular model or type of mechanical lift system which could result in substantial adverse impacts to those living or working on the site or in the vicinity.

D. Increase or Decrease in Parking Requirement – Conditional Use Permit. Where an applicant requests or where the Planning Director determines that, due to special circumstances:

1. Any particular use requires a parking capacity significantly greater or less than required, the Planning Director shall refer the matter to the Planning Commission for the imposition of an appropriate parking requirement. The Planning Commission may, by conditional use permit, require a number of parking spaces up to 20 percent more than required. The Planning Commission may, by conditional use permit, require fewer spaces than required if developer demonstrates a reduced parking need through a trip reduction or parking reduction program.

2. A project proposes use of valet parking, or other managed parking arrangement in conjunction with either a reduction in the number of parking spaces from Zoning Ordinance requirements, use of tandem parking, or modification of dimensional or other Zoning Ordinance physical development requirements. The Planning Commission may, by conditional use permit approve such modifications.

E. Prior to approving such conditional use permit, and as applicable, the Commission must determine that:

1. In the case of a reduction in the number of parking spaces required, due to special circumstances associated with the nature or operation of the use or combinations of uses at its location, the proposed project will generate a parking demand significantly different from the standards specified;

2. The number of parking spaces conveniently available to the use will be sufficient for its safe, convenient and efficient operation;

3. A greater number of parking spaces than required by the Commission will not be necessary to mitigate adverse parking or traffic impacts of the use on surrounding properties;

4. For use of valet parking, the Commission determines that use of valet parking is appropriate due to the type of use, scale of use, or other factors;

5. For use of valet parking, tandem parking, a higher proportion of compact parking spaces, or other changes to dimensional parking space requirements, the configuration of parking spaces and operation of the parking facility will ensure that the use has adequate parking availability;

6. In addition, prior to approving a decrease in the parking capacity required, the Commission must determine that adequate provisions have been made to accommodate any possible subsequent change in the use or occupancy which may require a greater parking capacity or other modifications to the parking operations or dimensional standards than that allowed by the Commission. Such provisions include, but are not limited to, restriping of parking spaces, elimination of tandem parking, reduction in the proportion of compact parking spaces, provision of additional bicycle or transit facilities, provision of additional off-site parking, or similar measures;

7. The location of several types of uses or occupancies in the same building or on the same site may constitute a special circumstance warranting the modification of parking requirements;

8. Any substantial change in use or occupancy or any substantial change in the special circumstances described above shall constitute grounds for amendment, or potential revocation of the conditional use permit issued pursuant to this section; and

9. The Commission finds that any modifications under these provisions will not create an impairment to public safety, impede safe and efficient pedestrian or vehicle traffic flow, or otherwise interfere with the operation of area uses or functions. (Ord. 1111, 2018)

17.110.030 Schedule of off-street parking space requirements.

A. Parking shall be provided in accordance with Table 17.110-2.

1. Electric vehicle charging station spaces and rideshare spaces shall count toward the total vehicle parking requirement.

	Vehicle Parking Spaces	Rideshare Spaces	Bicycle Parking Spaces
Residential Uses
Single-family dwellings	2 per unit	-	-
Duplex, triplex, or fourplex	3 per 2 units if one bedroom or less, otherwise 2 spaces per unit	-	0.5 per unit
Multifamily and attached single-family	Studio: 1 per unit One bedroom unit: 1.5 per unit Two and three bedroom units: 2 per unit Four or more bedrooms: 3 per unit	-	0.5 per unit
Senior citizen housing	0.75 per unit for the first 50 units plus 0.5 per unit for each additional unit	-	20% of the required vehicle spaces
Single room occupancy	0.75 per unit for the first 50 units plus 0.5 per unit for each additional unit	-	25% of the required vehicle spaces
Homeless shelter	1 per 10 beds	-	25% of the required vehicle spaces
Deed-restricted affordable housing	90% of the applicable parking requirement	-	25% of the required vehicle spaces
Commercial, Office, and Industrial Uses
Retail uses	1 per 300 sf plus 1 per 1,000 sf of public outdoor display area	-	20% of the required vehicle spaces
Service establishments and office uses	1 per 300 sf	Office uses: 5% of the vehicle parking requirement, if requirement is 20 spaces or more	20% of the required vehicle spaces
Hotels and motels	2 spaces plus 1 per unit for the first 75 units plus 0.75 per room for each additional room	-	15% of the required vehicle spaces
Hostels	2 spaces plus 0.5 per bed for the first 25 beds plus 1 per each 3 additional beds	-	20% of the required vehicle spaces
Bed and breakfast inns	1 per inn plus 1 space per guest room	-	15% of the required vehicle spaces
Theaters	1 space per every 4 fixed seats, or 1 space per 40 sf of seating area if not fixed seats	5% of the vehicle parking requirement, if requirement is 20 spaces or more	20% of vehicle parking requirement
Health club, recreation/activity centers	1 space per 300 sf (excludes courts) plus 4 spaces per court	-	20% of vehicle parking requirement
Yoga, dance, and similar exercise facilities	1 per 300 sf	-	20% of vehicle parking requirement
Bowling alleys and pool halls	2 spaces per alley or pool table plus additional seating for on-site restaurants, services, etc.	-	20% of vehicle parking requirement
Restaurants, cafes seated service	Interior seating: 1 per 125 sf for the first 2,500 sf plus 1 per each additional 150 sf	-	20% of vehicle parking requirement
Restaurants, fast food or carryout	1 per 65 sf of floor area	-	20% of vehicle parking requirement
Bars	1 per 65 sf of floor area	-	20% of vehicle parking requirement
Hospitals, urgent care	1.25 spaces per bed	5% of the vehicle parking requirement, if requirement is 20 spaces or more	15% of vehicle parking requirement
Assisted living facilities	0.75 space per unit	5% of the vehicle parking requirement, if requirement is 20 spaces or more	15% of vehicle parking requirement
Nursing home and convalescent care facilities	0.33 spaces per bed	5% of the vehicle parking requirement, if requirement is 20 spaces or more	15% of vehicle parking requirement
Car washes	Automatic: Queuing space equal to six times the capacity of the washing facility Self-service: 1 space per wash bay plus spaces equal to three times the capacity of the car wash facility For both automatic and self-service: the spaces shall be arranged to provide both waiting and dryoff/cleanup area	-	0.25 spaces per employee
Heavy commercial and light industrial uses	1 space per 300 sf of office area 1 space per 1,000 sf of warehouse floor area 1 space per 500 sf of production area	5% of the vehicle parking requirement, if requirement is 20 spaces or more	20% of vehicle parking requirement
Schools (day care through 12th grade)	1 space per employee plus 1 space per every three students of driving age plus one loading/unloading space per every six students under driving age	5% of the vehicle parking requirement, if requirement is 20 spaces or more	25% of vehicle parking requirement
Colleges, business, professional, trade, art schools, etc.	1 space per employee plus 1 space per every two students of driving age	5% of the vehicle parking requirement, if requirement is 20 spaces or more	25% of vehicle parking requirement
Other Uses
Central Core District and Commercial-Industrial District	Nonresidential: 1 per 500 sf net floor area Residential: Applicable parking requirement, less 30 percent	Nonresidential uses: the total of the applicable rideshare requirement, less 30 percent	20% of vehicle parking requirement
Small lots of 4,000 sf or less	Applicable parking requirement, less 20 percent	-	20% of vehicle parking requirement

B. Parking In-Lieu Fee. If the City has established an applicable area and in-lieu fee, parking requirements for nonresidential uses located within the area or as otherwise established by procedures under the SMC may be met by payment of a parking in-lieu fee as provided for in this subsection.

1. The parking in-lieu fee shall be a per-parking-space fee and is only applicable when a required vehicle parking space is not provided.

2. The amount per parking space of the in-lieu fee shall be as established in the City’s master fee schedule, as amended from time to time.

3. The parking in-lieu fee shall be paid prior to the issuance of occupancy permits.

4. Funds collected by the City from parking in-lieu fee payments shall be deposited into a dedicated “parking and vehicle trip reduction” deposit account and shall be used for parking improvements that serve the downtown area (Figure 17.08-1).

5. Payment of the parking in-lieu fee shall be subject to the following:

a. In combination with the spaces provided on site, payment of the fee shall be considered full satisfaction of the off-street parking requirement, as determined by this section.

b. The fee shall be nonrefundable and payment of the fee does not carry any other guarantees, rights, or privileges to the payer.

c. Payment of the fee does not represent an obligation of the City to provide parking spaces within any particular proximity to the project for which the payment was made or to make available parking spaces within any particular amount of time.

d. Payment of the fee does not entitle the applicant, his or her tenants, or his or her clients to exclusive or private use of any public parking spaces. (Ord. 1111, 2018)

17.110.040 Electric vehicles.

A. Electric vehicle charging stations and infrastructure for electric vehicle charging stations shall be provided in all new parking lots with 10 or more spaces and shall meet the following requirements:

1. Electric vehicle charging infrastructure shall be sized to accommodate a minimum 40-amp 220 VAC charging to a minimum of 50 percent of parking spaces.

2. A minimum of 20 percent of vehicle parking spaces and at least one ADA space shall have a fully operational 30-amp electric vehicle service equipment (EVSE) unit installed with a functioning payment system. All electric vehicle charging systems and infrastructure shall be sized for adequate capacity to meet all safety requirements.

3. A 20 percent reduction in the total electric vehicle charging spaces required shall be provided for each 50 kW or above DC fast charger, up to a maximum reduction of 40 percent.

B. An electric vehicle charging station shall be:

1. Signed in a clear and conspicuous manner, such as special pavement marking or signage, indicating exclusive availability to electric vehicles and, if applicable, any time limits on maximum length of use (time limits shall not be less than one hour). Signage shall identify:

a. Voltage and amperage levels.

b. Hour of operations if time limits or tow-away provisions are to be enforced by the property owner.

c. Usage fees.

d. Safety information.

2. Outfitted with an electric vehicle charging station; and

3. Installed with adequate access in accordance with factory or qualified engineer recommendation.

C. Electric vehicle charging stations shall meet accessibility requirements of State law. (Ord. 1111, 2018)

17.110.050 Rideshare spaces.

A. Rideshare spaces shall be used only by carpools, vanpools, or other ridesharing programs and shall be signed in a clear and conspicuous manner.

B. At least one rideshare space shall meet current van accessible dimensions. (Ord. 1111, 2018)

17.110.060 Off-street loading spaces (commercial and industrial uses).

Off-street loading spaces for commercial and industrial uses shall be provided as shown in Table 17.110-3.

Building Size	Off-Street Loading Spaces
Less than 5,000 square feet floor area	0 Spaces
5,001 – 10,000 square feet floor area	1 Space
10,001 – 30,000 square feet floor area	2 Spaces
30,001 – 90,000 square feet floor area	3 Spaces
Over 90,000 square feet floor area	4 Spaces

The first required loading space may meet the dimensional requirements for other standard required parking spaces. Additional required loading spaces shall have a minimum dimension of 10 feet in width and 20 feet in depth. (Ord. 1111, 2018)

17.110.070 Bicycle parking requirements.

Bicycle parking shall be provided for all multifamily projects and nonresidential uses in compliance with this section.

A. Bicycle Parking Spaces. The number of required spaces can be reduced by the number of secure private garages, bicycle storage lockers, or storage closet with a bicycle hanger provided for each residential unit or each business use. Bicycle parking shall be distributed throughout a project to be accessible by residents, clients, and employees.

1. Parking Equipment. Each bicycle parking space shall include a stationary parking device to adequately secure bicycles.

a. Aisles providing access to bicycle parking spaces shall be at least five feet in width and separate from auto driveway aisles.

b. Each bicycle space shall be a minimum of 30 inches in width and six feet in length, and have a minimum of seven feet of overhead clearance.

c. Bicycle spaces shall be located to be clearly visible, convenient to, and generally within proximity to the main entrance of a structure.

d. Bicycle spaces shall be separated from sidewalks, motor vehicle parking spaces or aisles by a fence, wall, curb, or by at least five feet of open area, marked to prohibit vehicle parking. (Ord. 1111, 2018)