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Yes, you can still lease land for a robotaxi depot. But cities now write rules for these sites before the first car arrives. In Culver City, Calif., an ordinance passed Sept. 14, 2026 bans AV fleet sites in residential zones and caps towing, loading and deliveries to 7 a.m.–10 p.m. Owners who plan for noise, light and queuing up front get approved. Owners who don't can end up in court.
Why this question matters now
Robotaxi fleets are moving into new markets, and each one needs a place to park, charge and clean cars.
On Oct. 16, 2026, Waymo named Toronto its first Canadian market, with a driverless service planned. Toronto-based Element Fleet Management will run fleet maintenance and operations, per Electric Autonomy. Waymo says the partnership will create hundreds of jobs over time.
That work happens on real property. Most of it happens on parking lots, garages and light-industrial sites. In California, the CPUC approved Waymo service across 18 counties in August, growing its approved area from about 5,800 to 47,500 square miles, according to Hoodline.
More territory means more depots. More depots means more local rules.
What went wrong in Santa Monica
Santa Monica is the case every planner now cites.
- Two Broadway charging sites, run by Voltera Power, served a 56-car Waymo fleet 24 hours a day.
- City officials said they did not know the site would run around the clock.
- Neighbors testified about reverse beeping, humming and worker talk at night.
- On July 27, 2026, the city sued Waymo, calling the overnight charging a public nuisance.
- A Los Angeles County judge barred operations from 11 p.m. to 6 a.m.
- On Aug. 14, a state appeals court stayed that order while the appeal moves forward.
Santa Monica also adopted emergency zoning rules for AV fleet facilities in July. The lesson for owners is simple. A site that works on paper can still fail on sound and light.
What Culver City now requires
Culver City's code, last updated in 2024, had no land-use definition for AV fleet sites. A 45-day moratorium failed on Aug. 10 because it missed the four-fifths vote. Then, on Sept. 14, the council passed an urgency ordinance with four votes. It took effect right away, Culver City Crossroads reported.
The rules, as reported by Crossroads and Hoodline:
- Scope: any site that supports three or more AVs for charging, cleaning, light maintenance, software servicing, storage or admin work.
- Banned: residential zones, and parcels next to hospitals, police stations or fire stations.
- Within 100 feet of residential zones: operations only inside an enclosed structure.
- Hours: towing, loading and deliveries limited to 7 a.m.–10 p.m.
- Queuing: cars may not stage, queue or idle in a way that blocks streets, bus stops, accessible facilities or emergency routes.
- Staffing: a posted 24-hour emergency contact and at least one employee on site while the facility runs.
- Screening: plantings, walls and other measures to limit noise and light spill.
- Flexibility: an administrative review lets operators propose alternatives that give equal protection.
About 15% of the city meets the location standards. Planning Manager Pierre Chako said the city's central location has been "borne out by the number of applications and inquires we have received."
Is your site a fit? A 6-point screen
Use the Culver City rules as a baseline. Other cities are likely to copy parts of them.
- Zoning. Is the parcel commercial, industrial or mixed-use? A residential parcel is likely out.
- Distance. Measure to the nearest residential zone line. Under 100 feet, plan for an enclosed garage, not an open lot.
- Neighbors. Check for hospitals, fire stations and police stations on abutting parcels.
- Stacking. Can cars queue on your property, not the street? Count lanes from the entrance to the first charger.
- Power. A fleet that charges all night needs utility capacity. Ask the utility early. Upgrades can take longer than permits.
- Night operations. Map where beeping, vacuums and lights will face. Put loud work on the side away from homes.
A site that passes all six is a strong candidate. A site that fails two or more needs design work before you sign a lease.
Design choices that reduce risk
Most depot complaints trace back to a few design choices. Each one is fixable at the planning stage.
- Orientation. Face charger rows and cleaning bays away from homes. Use the building or a wall as a sound barrier.
- Enclosure. A parking garage level can hold charging and cleaning inside. That meets Culver City's 100-foot rule.
- Lighting. Use full-cutoff fixtures aimed down. Light spill is one of the named concerns in the ordinance.
- Circulation. Design a one-way loop with on-site stacking. That keeps cars off the street and away from bus stops.
- Separate zones. Split charging, cleaning and storage. It cuts back-up maneuvers, which cuts back-up alarms.
- Staff space. Plan a small office and restroom. Rules may require a person on site whenever the depot runs.
Note one gap. As proposed, Culver City's code does not cover charging-only sites. A depot that adds cleaning or maintenance falls under the rules. Do not assume a "charging" label will exempt a full depot.
What to put in the lease
A depot lease should answer the questions a city will ask.
- Permitted use. Define the use the way the local code does, such as "AV fleet service."
- Hours. Match the city's limits for towing, loading and deliveries.
- Noise and light. Make the operator responsible for meeting local standards.
- Contact. Require a posted 24-hour emergency contact.
- Utility work. Say who pays for service upgrades and who owns the equipment at the end of the term.
- Exit terms. Plan for a ruling or ordinance that limits night hours.
Have your attorney review these terms. Rules differ by city, and they are changing fast.
How Wins Parking handles robotaxi depots
Wins Parking is a family-owned, Rocky Mountain–based company that has worked in the Vail Valley since 2016 and serves owners across the country. We design, build and manage sites for autonomous fleets.
- Design: site fit review, circulation and stacking plans, lighting and screening layouts.
- Build: Wins Design & Build handles paving, striping, drainage and charger installation.
- Manage: permits, access control, LPR cameras and day-to-day site operations.
See our robotaxi depot management and autonomous vehicle parking pages. Fleet charging details are on our EV fleet charging page. For charger hardware choices, read our guide on robotaxi depot charging. Results from past work are on our case studies page.
Next step
Have a lot, garage or industrial parcel that could host a fleet? Call (970) 279-1744 or start at https://winsparking.com/contact.
Frequently asked questions
Can a robotaxi depot operate in a residential zone?
In Culver City, no. Its Sept. 2026 ordinance bars AV fleet services in residential zones. Other cities may set different rules, so check the local zoning code before you sign a lease.
How many vehicles make a site an AV fleet facility?
Culver City's rules, as reported by Hoodline, apply to any operation that supports three or more autonomous vehicles for charging, cleaning, maintenance, software servicing, storage or administrative work.
Are charging-only sites covered by Culver City's AV rules?
As proposed, charging-only facilities were not covered by state law or the Culver City code. A site that adds cleaning, maintenance or storage falls under the AV fleet rules.
Can a robotaxi depot run 24 hours a day?
It depends on local rules and court rulings. In Santa Monica, a judge barred overnight operations at two Waymo sites, then an appeals court stayed that order on Aug. 14, 2026 while the appeal proceeds. Culver City limits towing, loading and deliveries to 7 a.m.–10 p.m.
What is the biggest risk for an owner leasing land to a robotaxi fleet?
Neighbor complaints about noise and light. In Santa Monica, residents cited reverse beeping, humming and worker conversations at night. Site orientation, enclosure, lighting and on-site stacking reduce that risk.