Section 615. R-3 Multifamily Residence District.
A. Purpose. The purpose of the multi-family residence districts is to provide for alternate living styles including rental, condominiums and single ownership of land with multiple units thereon or single or attached townhomes.
The density ranges offered are intended to allow for a greater interaction of residents with at least the opportunity for less individual maintenance, unit cost, and size as compared with a conventional single-family residence.
The design options of average lot subdivision, planned residential and single-family attached development are intended to provide flexibility as to unit placement, variable yard requirements, more reasonable and practical use of open spaces, staggered height limits up to three and four stories and more standardized parking and street improvement requirements. Bonus provisions are intended to facilitate and enhance the utilization of smaller infill parcels as well as unusual and irregular parcels throughout the City.
Along with the freedom that the multi-family district offers are certain responsibilities which must be met for project residents, but more importantly for the overall adjacent neighborhood. These are expressed in terms of standards and performance criteria. The standards internal to a project are intended to increase livability with amenities including landscaping, recreational facilities and project design. On the other hand the exterior standards provide a better fit, [and] better the project and the neighborhood environs. Criteria relating to setbacks, screening and landscaping are intended to reduce noise, maintain privacy and minimize psychological feelings to a change in development character and avoid any adverse effect on property values.
B. District Regulations. The following tables establish standards to be used in the R-3 district. The definitions of terms used in these standards are found in Section 608.I. The single-family infill development option must meet Section 608.F.6 requirements.
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Table 615.A |
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Standards |
Conventional |
Planned Residential Development |
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Minimum lot width |
55' minimum |
45' minimum (unless approved by either the design advisor or the Design Review Committee for demonstrating enhanced architecture that minimizes the impact of the garage |
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Minimum lot depth |
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Dwelling unit density (units/gross acre) |
5.0 |
6.5; 12 with bonus |
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Front: 15'; Rear: 15' (1-story), 20' (2-story); Side: 10' (1-story), 15' (2-story) |
Street(2) (front, rear or side): 15' (in addition to landscape setback); Property line (rear): 15' (1-story), 20' (2-story); Property line (side): 10' (1-story), 15' (2-story) |
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None |
15' average, 10' minimum (Does not apply to lots fronting onto perimeter streets) |
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Minimum interior building setbacks |
Front: 10'; rear: 10'; combined front and rear: 35', street side: 10'; sides: 13' total (3' minimum, unless 0') |
Front: 10'; rear: none (established by Building Code); street side: 10'; sides: none (established by Building Code) |
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Minimum building separation |
10' |
None |
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Minimum garage setback |
18' from back of sidewalk for front-loaded garages, 10' from property line for side-loaded garages |
18' from back of sidewalk for front-loaded garages, 10' from property line for side-loaded garages |
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Maximum garage width |
For lots <60': 2 car widths, for lots ≥60' to 70': 3 car widths, for lots >70': no maximum |
For lots <60': 2 car widths, for lots ≥60' to 70': 3 car widths, for lots >70': no maximum |
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Maximum height |
2 stories and 30' |
2 stories and 30' (except that 3 stories not exceeding 30' are permitted when approved by the design advisor for demonstrating enhanced architecture) |
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50%, plus an additional 10% for an ADU and/or attached shade structures Total: 60% |
50%, plus an additional 10% for an ADU and/or attached shade structures Total: 60% |
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None |
Minimum 5% of gross area |
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Allowed development |
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Required review |
Development review per Section 507, and subdivision to create 4 or more lots |
Development review per Section 507, and subdivision to create 4 or more lots |
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Street standards |
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Landscape standards |
Perimeter common: trees spaced a maximum of 20 to 30 feet on center (based on species) or in equivalent groupings, and 5 shrubs per tree |
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(1)Public streets may be required as a part of subdivision or development review for extensions of street patterns, for circulation within neighborhoods, or to continue partial dedications.
(2)For the purposes of this section, canal rights-of-way shall be treated the same as public street rights-of-way.
(3)For single-family detached development built or subdivided prior to May 1, 1998, refer to the development standards of Table 615.B.
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Table 615.B |
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Standards |
(a) Subdivision |
(b) Average Lot |
(c) Planned Residential Development |
(d) Single-Family Infill(4) |
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Minimum lot dimensions (width and depth) |
60' width, 94' depth |
40' width, 50' depth |
None |
Individual unit lot: 20' width, no minimum depth |
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Dwelling unit density (units/gross acre) |
14.5 |
14.5 |
15.23; 17.40 with bonus |
15.23; 17.40 with bonus |
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Perimeter standards |
None |
20' front, 15' rear, 10' side |
20' adjacent to a public street; this area is to be in common ownership unless lots front on the perimeter public street(2); 15' adjacent to property line |
10' for units fronting street rights-of-way; 15' for units siding street rights-of-way. This area is to be in common ownership or management. 10' adjacent to property line |
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Building setbacks |
25' front, 15' rear, 10' and 3' side |
10' front, 30' front plus rear |
10' front |
Individual unit lot: none |
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Maximum height |
2 stories and 30' for first 150'; 1' in 5' increase to 48' height, 4-story maximum(5) |
3 stories and 40' for first 150'; 1' in 1' increase to 48' height, 4-story maximum(5) |
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50%, plus an additional 10% for an ADU and/or attached shade structures Total: 60% |
50%, plus an additional 10% for an ADU and/or attached shade structures Total: 60% |
50%, plus an additional 10% for an ADU and/or attached shade structures Total: 60% |
100% for each individual lot. 50% for other parcels or tracts with accessory structures |
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None |
None |
Minimum 5% of gross area |
Minimum 5% of gross area |
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Allowed development |
Single-family detached(3), single-family attached and multi-family |
Single-family detached(3), single-family attached and multi-family |
Single-family detached(3), single-family attached and multi-family |
Single-family attached and single-family detached (per the provisions of Section 608.F.6 only) |
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Required review |
Subdivision to create 4 or more lots |
Subdivision with building setbacks |
Development review per Section 507 |
Development review per Section 507 |
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Street standards |
Public street required |
Development site: public street, public alley, or private accessway. Individual unit lot: private accessway or private drive(1) |
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(1)Public streets may be required as a part of subdivision or development review for extensions of street patterns, for circulation within neighborhoods, or to continue partial dedications.
(2)For purposes of this section, canal rights-of-way shall be treated the same as public street rights-of-way.
(3)The only single-family detached developments that the standards of this table apply to are ones built or subdivided prior to May 1, 1998.
(4)The single-family infill development option must comply with the additional development regulations provided in Section 608.F.6.
(5)There shall be a 15-foot maximum height within ten feet of a single-family zoned district, which height may be increased one foot for each additional one foot of building setback to the maximum permitted height.
(Ord. No. G-3498, 1992; Ord. No. G-3529, 1992; Ord. No. G-3553, 1992; Ord. No. G-4041, 1997; Ord. No. G-4078, 1998; Ord. No. G-4111, 1998; Ord. No. G-4188, 1999; Ord. No. G-4857, 2007; Ord. No. G-5380, 2009; Ord. No. G-5561, 2010; Ord. No. G-5743, 2012; Ord. No. G-5874, 2013; Ord. No. G-6331, 2017; Ord. No. G-6451, 2018; Ord. No. G-7160, § 15, 2023)