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19.28.040 Number of Parking Spaces Required.

Alert: This item has been affected by: Ordinance 23-27. Visit the CodeAlert page for more information on pending legislation.

          A.  Minimum Parking Requirements. Each land use shall provide at least the minimum number of off-street parking spaces required by Table 3-6, except where:

                1.   A greater number of spaces is required through approval of a discretionary land use permit;

                2.   A parking reduction has been granted in compliance with Section 19.28.060 of this chapter (Reduction of Off-Street Parking Requirements); or

                3.   The following provisions of this section adjust the requirements of Table 3-6; or

                4.   Local parking regulations are preempted by state law.

          B.   Expansion or Remodeling of Structure or Change in Use.

                1.   When the use of a structure changes to a use that is required by Table 3-6 to have the same number of parking spaces as the immediately previous use, no additional parking spaces shall be required for the new use, regardless of the number of spaces actually provided by the previous use; provided that the previous use was legally established, and the number of spaces has not decreased.

                2.   When the floor area of an existing structure is increased, additional parking spaces shall be provided on site as required by this chapter for the additional floor area.

                3.   Change in Use.

                      a.   When a change in use requires more off-street parking than the previous use, additional parking spaces shall be provided equivalent to the difference between the number of spaces required by this Zoning Ordinance for the immediately previous use and the total number of spaces required by the new use.

                      b.   Additional parking spaces shall not be required for a change in use that meets the following requirements.

                            i.    The change in use is from a non-residential use to another equivalent or less intensive non-residential use that would require fewer parking spaces; and

                            ii.   The change in use occurs in a structure or tenant space that is less than 6,000 square feet.

                4.   When more than 50 percent of the floor area of a structure (other than a single-family dwelling or duplex) is intentionally demolished, any new use or structure shall provide the number of parking spaces required by this chapter, except that if an unreinforced masonry building, constructed before 1933, is demolished, a new structure of equivalent size shall be required to provide only the number of parking spaces that existed before the demolition, if construction is begun within one year of demolition.

                5.   Additional parking spaces shall not be required for the following:

                      a.   An addition to a structure solely to improve access for disabled persons.

                      b.   Additions or increases in the floor area within a structure that was built before November 29, 1984, that are 10 percent or less of the existing gross floor area or 250 square feet, whichever is less. Larger additions shall provide additional parking for the entire addition. This exemption shall not apply to a parcel more than one time for additions other than for increasing access for disabled persons. This exemption shall not apply to a bar, nightclub, or outdoor dining area.

                      c.   Floor area within non-residential uses that is used for an on-site cafeteria, recreational facility, or a day care facility for exclusive use of employees and their children, when the review authority determines that the facilities will reduce or not increase traffic to and from the site, and thereby reduce the need for parking.

                      d.   An accessory dwelling unit which is: (i) located within one-half mile of public transit; (ii) located within an architecturally and historically significant historic district; (iii) part of the existing primary residence or an existing accessory structure; or (iv) located within one block of a car share vehicle.

                      e.   A junior accessory dwelling unit, as defined by the city’s Zoning Ordinance.

                      f.    Live/work units in existing buildings. Major remodels are not eligible.

          C.   Residential Additions.

                1.   One or Two Units. Additions to structures on sites with one or two dwelling units are not required to provide additional parking, provided that no additional units are proposed. For the purposes of parking requirements, accessory dwelling units and junior accessory dwelling units shall not count as an additional unit.

                2.   Three or More Units. Three or more dwelling units that do not conform to the provision of this chapter shall be brought into compliance at the time additions or alterations are made that cumulatively increase the existing floor area by more than 25 percent, as measured over a 10-year period preceding and including the proposed modification.

          D.  Mixed Use Sites. A site with multiple tenants shall provide the aggregate number of parking spaces required by this chapter for each separate use, except where a reduction of parking is allowed by the review authority in compliance with Section 19.28.060 of this chapter (Reduction of Off-Street Parking Requirements), or where the site qualifies to be considered a shopping center and provides parking accordingly.

          E.  Use of Table. Table 3-6 shall be interpreted as follows:

                1.   Primary Use is Basis for Requirements. The number of required parking spaces shall be based on the primary land use of the site; all accessory uses shall be provided parking based on the ratio required for the primary use, except where otherwise provided by Table 3-6, and as follows:

                      a.   Accessory Retail Sales Area. A restaurant, personal services business (for example, a hair salon), or other business that does not primarily involve the retail sale of products for off-site use may include an accessory retail sales area with a parking requirement of three and one-half spaces per 1,000 square feet of gross floor area, provided that the retail sales area does not exceed 25 percent of the total floor area. A larger sales area shall require parking at the same ratio as the primary business use.

                      b.   Shared Facilities. If two or more non-residential uses share common facilities (for example, bathrooms) the parking requirement calculations for each use shall include the portion of the shared facility floor area proportionate to the number of uses that share the facilities. For example, if two uses share a facility, the parking requirement calculations for each shall include 50 percent of the floor area of the shared facility; if four uses share a facility, the parking requirements of each shall include 25 percent of the shared facility floor area.

                      c.   Limitation. The provision of higher intensity uses (e.g., a bank, coffee bar, or personal service) within a primarily retail establishment shall not change the primary use for the purposes of calculating parking, as long as the higher intensity uses do not exceed more than 25 percent of the total floor area of the retail establishment or a maximum of 500 square feet, whichever is less.

                2.   Floor Area Calculations. In any case where this Zoning Ordinance establishes a parking requirement based on the floor area of a use in a specified number of square feet (for example: one space per 1,000 square feet), the floor area shall be construed to mean gross floor area unless otherwise specified.

                3.   Uses Not Listed. Parking for land uses not specifically listed by Table 3-6 shall be provided based on the most similar use in the table, as determined by the Planning and Development Services Director.

                4.   Rounding of Quantities. When calculating the number of parking spaces required, fractional spaces equal to or greater than one-half shall be rounded up to the nearest whole number and fractions less than one-half shall be eliminated.

 

Table 3-6 Parking Requirements By Land Use
 1. Residential Land Uses

[Explanatory Notes Follow at the End of the Table]

 

Residential Land Use 1

Required Parking Spaces

Accessory dwelling units and junior accessory dwelling units

No parking spaces required.

Projects with affordable housing

See Section 19.22.050 of this Code.

Duplexes, multi-family dwellings, condominiums, townhouses

Studio units up to 500 sq. ft.: 1 space;

One bedroom units and studios larger than 500 sq. ft.: 1.5 spaces for each unit;

 

In a courtyard building, 1 loft and 1 ancillary room may be added to a unit without increasing the parking requirement;

 

2 to 3 bedrooms: 2 spaces;

 

4 or more bedrooms: 3 spaces;

 

Guest parking: 1 covered space for each 4 units for residential projects of 5 or more units.

Emergency shelters

1 parking space for every 6 beds, plus a ½ parking space for each bedroom designated for families with children.

Live/work units

1 space for each unit.

Mixed-use projects

As required for each residential and non-residential use. See also Table 3-7.

Organizational houses, residential hotels, room rental

1 space for each sleeping room, or 1 space for each 100 sq. ft. of net habitable area if separate sleeping rooms not provided.

Residential care facilities

1 space for each 5 beds the facility is licensed to accommodate.

Second residential units

1 space in addition to that required for the primary single-family dwelling.

Senior housing and congregate care projects

0.5 space for each unit, plus 1 guest parking space for each 5 units.

Single-family detached dwellings, mobile homes

2 spaces per unit. See also Section 19.28.090(E) of this chapter.

 

Single room occupancy housing

0.5 space per unit, plus 1 guest space for each 5 units.

Two-unit projects, and on resulting lots following an urban lot split in the R1A and R1C Districts

No parking required. See also Section 19.36.325 of this Code.

 

 

 

Table 3-6 Parking Requirements By Land Use (Continued)

2. Non-Residential Land Uses

[Explanatory Notes Follow at the End of the Table]

 

Non-Residential Land Use

Required Parking Spaces 5

Adult retail businesses

2 spaces per 1,000 sq. ft.

Adult day care facilities

1 space for each 7 clients for which the facility is licensed plus adequate drop-off area as approved by the Planning and Development Services Director.

Art galleries

0.5 spaces per 1,000 sq. ft.

Artisan/craft product manufacturing

0.5 spaces per 1,000 sq. ft.

Artisan shops

2 spaces per 1,000 sq. ft.

Auto and vehicle maintenance and repair

4.5 spaces for each service bay, plus adequate queuing lanes for each bay.

Auto and vehicle sales/rental, auto parts sales

2.5 spaces per 1,000 sq. ft.; plus 3 spaces per 1,000 sq. ft. of parts department.

Automated teller machines (ATMs), exterior; not associated with an on-site financial institution

2 spaces for 1 or 2 machines plus 0.5 spaces for each additional machine over 2; no parking requirement within 1,000 feet of the intersection of San Vicente Boulevard and Santa Monica Boulevard.

Banks and financial services (see also ATM, above)

2 spaces per 1,000 sq. ft.

Exterior ATM machines

0 space for each exterior ATM.

Bed and breakfast (B&Bs) and urban inns

In historic buildings: 0.5 spaces per guest unit.

 

In non-historic buildings: 1 space per guest unit.

 

All projects: Plus owner/operator parking as required for multi-family residential projects.

Broadcasting studios

2 spaces per 1,000 sq. ft., for the first 25,000 sq. ft., and 1 space for each 1,000 sq. ft. thereafter.

Building material stores

1 space per 1,000 sq. ft.

Business support services

2 spaces per 1,000 sq. ft.

Cannabis uses — Adult use retail

2 spaces per 1,000 sq. ft.

Cannabis uses — Consumption areas

2 spaces per 1,000 sq. ft.

Cannabis uses — Medical-use dispensary

2 spaces per 1,000 sq. ft.

Cardrooms

3.5 spaces per 1,000 sq. ft.

Child day care centers

1 space for each 10 children that the facility is licensed to accommodate, plus adequate drop-off area as approved by the Planning and Development Services Director.

Clubs, lodges, and meeting halls

1 space for each 5 fixed seats, or 8 spaces per 1,000 sq. ft. of assembly or viewing area where there are no fixed seats.

Community centers

1 space for each 5 seats, or 8 spaces per 1,000 sq. ft. of assembly areas where there are no fixed seats.

[Table Continues on Next Page]

 

Table 3-6 Parking Requirements By Land Use (Continued)

2. Non-Residential Land Uses

[Explanatory Notes Follow at the End of the Table]

 

Non-Residential Land Use

Required Parking Spaces 5

Convention centers

1 space for each 5 fixed seats, or 8 spaces per 1,000 sq. ft. of assembly or viewing area where there are no fixed seats.

General retail stores (see also the parking requirements for shopping centers)

2 spaces per 1,000 sq. ft.

Grocery stores

2 spaces per 1,000 sq. ft.

Health/fitness facilities

3 spaces per 1,000 sq. ft.

Health/fitness facilities, personal training

2 spaces per 1,000 sq. ft.

Hotels

0.5 space for each guest room; plus retail, restaurant, and conference uses calculated at 50% of the requirements of this table, and all other uses at 100% of the requirements of this table.

Indoor amusement/entertainment facilities

Determined by Conditional Use Permit.

Kiosks

No parking required. Outdoor dining related to kiosk must meet requirements of this table.

Laundries and dry cleaning plants

0.5 spaces per 1,000 sq. ft., including incidental office area comprising less than 20% of the total floor area. Parking requirements for additional office area shall be calculated separately as required by this table for offices.

Laundromats

0.5 space for each 3 washing machines.

Libraries and museums

2 spaces per 1,000 sq. ft.

Media production

2 spaces per 1,000 sq. ft. for the first 25,000 sq. ft., plus 1 space for each additional 1,000 sq. ft.

Medical services

 

Clinics, offices, labs, and other outpatient facilities

3 spaces per 1,000 sq. ft.

Extended care

1 space for each 3 beds the facility is licensed to accommodate.

Hospitals

2 spaces for each patient bed the facility is licensed to accommodate, plus spaces for ancillary uses as required by the Review Authority.

Microbreweries in conjunction with on-site sales

3.5 spaces per 1,000 sq. ft.

Mortuaries and funeral homes

1 space for each 5 seats, or 8 spaces per 1,000 sq. ft. for areas without fixed seats.

Newsstands and flower stands

None required.

Night clubs and bars

5 spaces per 1,000 sq. ft

Offices

2 spaces per 1,000 sq. ft. for the first 25,000 sq. ft. plus 1 space for each additional 1,000 sq. ft.

[Table Continues on Next Page]

 

Table 3-6 Parking Requirements By Land Use (Continued)

2. Non-Residential Land Uses

[Explanatory Notes Follow at the End of the Table]

 

Non-Residential Land Use

Required Parking Spaces 5

Outdoor commercial recreation

Spectator seat areas: 1 space for each 5 seats. 3

 

Sport courts: 2 spaces per court, plus 4 spaces per 1,000 sq. ft. of floor area other than courts.

 

Ancillary uses: as required by this table for the specific use.

Outdoor Dining

3.5 spaces per 1,000 sq. ft. if outdoor dining area is 1,001 sq. ft. or more; none required otherwise. 7

Palm readers, fortune tellers, psychics

2 spaces per 1,000 sq. ft.

Pawn shops

2 spaces per 1,000 sq. ft.

Personal services

2 spaces per 1,000 sq. ft.

Pet shops

2 spaces per 1,000 sq. ft.

Pharmacies

2 spaces per 1,000 sq. ft.

Plant nurseries and garden supply stores

2 spaces per 1,000 sq. ft. of indoor use area; 0.5 spaces per 1,000 sq. ft. of outdoor use area.

Printing and publishing

0.5 spaces per 1,000 sq. ft., including incidental office area comprising less than 20% of the total floor area. Parking requirements for additional office area shall be calculated separately as required by this table for offices.

Public safety facilities

2 spaces per 1,000 sq. ft.

Recycling facilities

0 spaces; see Section 19.36.260(C)(5) of this Code.

 

Religious facilities/places of worship

1 space per 5 fixed seats or 8 spaces per 1,000 sq. ft. of assembly or viewing area where there are no fixed seats. 3

Research and development (R&D)

2 spaces per 1,000 sq. ft.

Restaurants

3.5 spaces per 1,000 sq. ft.

Schools — Public and private

 

Grade 9 and lower

1 space per classroom; plus 14 spaces per 1,000 sq. ft. of auditorium assembly area. 3

Grades 10 to 12

10 spaces per classroom; plus 14 spaces per 1,000 sq. ft. of auditorium assembly area. 3

College/university

3.5 spaces per 1,000 sq. ft.; plus 2 drop-off spaces per 1,000 sq. ft.

Schools — Specialized education and training

5 spaces per 1,000 sq. ft. and 2 drop-off spaces per 1,000 sq. ft.

Service stations

1 space per pump island; plus 1 space per service bay.

Shopping centers 4

2 spaces per 1,000 sq. ft. for new centers.

[Table Continues on Next Page]

 

Table 3-6 Parking Requirements By Land Use (Continued)

2. Non-Residential Land Uses

[Explanatory Notes Follow at the End of the Table]

 

Non-Residential Land Use

Required Parking Spaces 5

Smoking areas

No parking required for smoking areas that do not have food and/or alcoholic beverage service. Otherwise, 250 sq. ft. allowed without parking; 251 sq. ft. or more shall be provided parking at the ratio required for the underlying use.

Studios — Art, dance, music, photography

2 spaces per 1,000 sq. ft. for facilities with classes of up to 10 students at a time or facilities that cater exclusively to children under 17 years of age. 3 spaces per 1,000 sq. ft. for facilities with more than 10 students per class excluding classes only for children under 17 years of age.

Supper clubs

3.5 spaces per 1,000 sq. ft.

Theaters

 

Live performance facilities

1 space per 5 fixed seats, or 8 spaces per 1,000 sq. ft. of assembly or viewing area without fixed seats. 3

Cinemas — Single-screen

1 space per 5 seats

Cinemas — Multi-screen

1 space per 5 seats

Utility facilities

0.5 spaces per 1,000 sq. ft.

Veterinarians, animal hospitals, kennels, boarding

2 spaces per 1,000 sq. ft.

Non-Residential Land Use

Required Parking Spaces 5

Warehousing, wholesaling and distribution, accessory

0.5 spaces per 1,000 sq. ft., including incidental office area comprising less than 20% of the total floor area. Parking requirements for additional office area shall be calculated separately as required by this table for offices.

Wholesale design showrooms

0.5 spaces per 1,000 sq. ft.

Notes:

1.       See Section 19.28.090(D)(2) of this chapter for parking space enclosure requirements.

2.       Reserved.

3.       Where fixed seating is in benches or bleachers, a seat shall be construed to be 18 inches of continuous bench space for the purpose of calculating the number of required parking spaces.

4.       Applies only when less than 50 percent of floor area in center is occupied by restaurants, medical offices, personal services, or medical facilities, provided that restaurants may comprise only 25 percent of the total shopping center area; otherwise parking shall be provided as required for each separate use, subject to any parking reduction granted in compliance with Section 19.28.060 of this chapter (Reduction of Off-Street Parking Requirements) or 19.28.070 of this chapter (Shared Use of Parking Facilities). Parking requirements for bars, nightclubs, health clubs, theaters and cinemas shall be calculated separately in all cases.

5.       Non-residential parking not required in the R3C-C and R4B-C zoning district. Refer to Section 19.36.190 of this Code (Neighborhood Serving Commercial) for additional requirements.

6.       See Section 13.24.015 of Title 13 of this Code for electric vehicle charging readiness requirements.

7.       See Section 19.28.060 of this chapter for the reduction of off-street parking requirements for outdoor dining which displaces required off-street parking spaces.

(Ord. 23-22 § 4, 2023; Ord. 22-1188 § 7, 2022; Ord. 22-1181 § 8, 2022; Ord. 21-1137 § 11, 2021; Ord. 19-1058 § 56, 2019; Ord. 18-1049 §§ 5, 6, 2018; Ord. 18-1041 §§ 9, 10, 2018; Ord. 18-1027 § 5, 2018; Ord. 18-1022 § 13, 2018; Ord. 18-1021 §§ 9 – 11, 2018; Ord. 17-1016 § 11, 2017; Ord. 14-940 § 18, 2014; Ord. 13-914 § 3, 2013; Ord. 07-754 § 4, 2007; Ord. 07-743 § 7, 2007; Ord. 06-741 § 6 [Att. A], 2006; Ord. 04-677 § 4, 2004; Ord. 01-594 § 2, 2001)