The purpose of this chapter is to define allowable land uses and property development standards, including density of development, for the multiple-family residential zones in order to produce healthy, safe, livable and attractive neighborhoods within the City of Anaheim, consistent with the policy direction in the Anaheim General Plan. The intent of each of the multiple-family residential zoning districts is described below. (Ord. 5920 § 1 (part); June 8, 2004.)

   The multiple-family residential zones consist of the following.

   .010   "RM-1" Multiple-Family Residential Zone. The intent of the "RM-1" Zone is to provide an attractive, safe and healthy residential corridor environment along arterial highways, and facilitate the conversion of underutilized strip commercial areas into housing. This zone also encourages planned residential development for attached single-family townhouses with strong street-facing orientation, incorporating a rear access drive or service alley, with a minimum building site area per dwelling unit of three thousand three hundred fifty (3,350) square feet. This zone implements the Corridor Residential land use designation in the General Plan.

   .020   "RM-2" Multiple-Family Residential Zone. The intent of the "RM-2" Zone is to provide an attractive, safe and healthy environment, with townhouses and other low-rise, attached, single-family units with a minimum building site area per dwelling unit of three thousand (3,000) square feet. This zone implements the Low-Medium Density Residential and Low-Medium Hillside Density Residential land use designations in the General Plan.

   .030   "RM-3" Multiple-Family Residential Zone. The intent of the "RM-3" Zone is to provide an attractive, safe and healthy environment with multiple-family units with a minimum building site area per dwelling unit of two thousand four hundred (2,400) square feet. This zone implements the Low-Medium Density Residential, Mid Density Residential, and Medium Density land use designations in the General Plan.

   .035   "RM-3.5" Multiple-Family Residential Zone. The intent of the "RM-3.5" Zone is to provide an attractive, safe and healthy environment with multiple-family units with a minimum building site area per dwelling unit of one thousand six hundred (1,600) square feet. This zone implements the Mid Density Residential and Medium Density land use designations in the General Plan.

   .040   "RM-4" Multiple-Family Residential Zone. The intent of the "RM-4" Zone is to provide an attractive, safe and healthy environment with multiple-family units with a minimum building site area per dwelling unit of one thousand two hundred (1,200) square feet. This zone implements the Medium Density Residential land use designation in the General Plan.

(Ord. 5920 1 (part); June 8, 2004: Ord. 6031 § 8; August 22, 2006: Ord. 6436 § 1; April 24, 2018 .)

   .010   Primary Uses. Table 6-A (Primary Uses: Multiple-Family Residential Zones) identifies allowable primary uses, listed by classes of uses, as defined in Sections 18.36.030 and 18.36.040 of Chapter 18.36 (Types of Uses).

   .020   Accessory Uses. Table 6-B (Accessory Uses And Structures: Multiple-Family Residential Zones) identifies allowable accessory uses and structures, listed by classes of uses, as defined in Section 18.36.050 of Chapter 18.36 (Types of Uses).

   .030   Temporary Uses. Table 6-C (Temporary Uses And Structures: Multiple-Family Residential Zones) identifies allowable temporary uses and structures, listed by classes of uses, as defined in Section 18.36.060 of Chapter 18.36 (Types of Uses).

   .040   The allowable uses in Tables 6-A, 6-B and 6-C for each zone are established by letter designations as follows:

      .0401   "P" designates classes of uses permitted by right;

      .0402   "C" designates classes of uses permitted with a conditional use permit;

      .0403   "M" designates classes of uses permitted with a minor conditional use permit;

      .0404   "T" designates classes of uses permitted with a telecommunications antenna review permit; and

      .0405   "N" designates classes of uses that are prohibited.

   .050   Interpreting Classes of Uses. The provisions for interpreting the classes of uses in Tables 6-A, 6-B and 6-C are set forth in Section 18.36.020 (Classification of Uses) of Chapter 18.36 (Types of Uses).

   .060   Unlisted Uses. Any class of use that is not listed in Tables 6-A, 6-B or 6-C is not permitted.

   .070   Sites Formerly Used for Service Stations. In addition to the provisions of Table 6-A, any use of a building or service station canopy that was formerly used as an automobile service station shall require a conditional use permit.

   .080   Development in the "RM-1" Zone. All development in the "RM-1" Zone is subject to the provisions of Section 18.06.160 of this chapter.

   .090   Conversion of Existing Multiple-Family Structures. Any person, firm, partnership, corporation or other entity proposing to convert existing multiple-family dwellings (including apartments), attached single-family dwellings, or like structures to a condominium or other common interest development, as defined in Section 1351 of the California Civil Code, shall first apply for and obtain the Planning Commission's approval of a conditional use permit pursuant to Chapter 18.60 (Procedures) and Chapter 18.66 (Conditional Use Permits) and, where applicable, a tentative map pursuant to the provisions of this subsection, Chapter 18.60 and Chapter 17.08 (Subdivisions) of Title 17 (Land Development and Resources).

      .0901   Conditional Use Permit. Before the Planning Commission approves a conditional use permit to convert existing multiple-family dwellings, as described above, to a condominium or other common interest development, it shall make the following findings:

         .01   That the project complies with the General Plan, including the land use element;

         .02   That the existing structures and other improvements conform to the site development standards for the underlying zone or any applicable specific plan;

         .03   That the existing structures and other improvements are in compliance with the Uniform Building Code and other applicable codes as adopted by the City of Anaheim;

         .04   That the vehicular and pedestrian access are adequate;

         .05   That the size and shape of the site proposed for the use are adequate to allow full development of the proposal in a manner not detrimental to the particular area;

         .06   That the traffic generated by the proposed use will not impose an undue burden upon the streets and highways designed and improved to carry the traffic in the area; and

         .07   That granting the conditional use permit under the conditions imposed, if any, will not be detrimental to the peace, health, safety and general welfare of the citizens of the City of Anaheim.

      .0902   Tentative Map. A tentative tract or parcel map, where appropriate, showing the extent of the proposed subdivision including the total number of condominiums, the total number of lots (including any airspace or three-dimensional portions), the public and private streets, private and common areas, and all buildings and structures thereon, shall be submitted to the City for its review and approval; and that a final tract map (or parcel map, where appropriate) of the subdivision shall be submitted for approval to the City Council, and recorded in the Office of the Orange County Recorder;

      .0903   Maintenance Covenant. If the ownership of part or all of the existing multiple-family dwellings, as described above, proposed to be converted to a condominium or other common interest development, is proposed to be subdivided into any form of joint group/individual ownership (i.e., exclusive right of occupancy or interest in any portion of the development coupled with an undivided interest in any portion of the development, including airspace or three-dimensional subdivisions), the corporation or limited partnership shall have the responsibility to maintain the buildings and use of the property for residential development. All mutually available features such as recreational areas, community buildings and landscaping, as well as the general appearance of the premises and buildings, shall be adequately and professionally maintained.

   .100   Special Provisions. Additional requirements related to a use are referenced in the "Special Provisions" column of Tables 6-A, 6-B and 6-C. Such provisions may include references to other applicable code sections or limitations to the specified land use.

   .110   Overlay Zones. Any property that is located within an overlay zone may be subject to additional requirements as specified in the overlay zone.

 

   .120   Design Compatibility of Detached Accessory Structure. Any detached structure that is used to accommodate an accessory use listed in Table 6-B (Accessory Uses and Structures: Multiple-Family Residential Zones), and that is more than one hundred twenty (120) square feet in total floor area, shall not have metal, vinyl, or plastic siding, unless the main structure has similar metal, vinyl, or plastic siding.

 

 

   .130   Additional Restrictions for Temporary Uses.

      .1301   Cargo containers may be permitted for the storage of construction materials only when building permits have been issued for substantial construction on the site. The containers shall not be used for the storage of furniture or other household items, and shall not block vehicular or pedestrian access to the property.

      .1302   Portable canopies, sunshades, sails, tarps or similar shade apparatus are not permitted if visible from a public right-of-way and shall not be used as a permanent shield or patio cover where visible to residential uses.

      .1303   Window and door awnings or similar shade structures are not considered temporary structures when they are attached to residential structures. Said window and door awnings or similar shade structures shall be permanently attached to the residential structure and limited in width to 120% of the window or door they are shading.

      .1304   Holiday decorations shall be removed within forty-five (45) calendar days after the holiday. This includes but is not limited to any projecting light devices, inflatable devices, exterior string lights generally associated with holidays, or other ground mounted decorations. (Ord. 5920 1 (part); June 8, 2004: Ord. 5998 §§ 4, 5; October 25, 2005: Ord. 6000 § 2; November 8, 2005: Ord. 6007 §§ 2, 3; November 11, 2005: Ord. 6031 §§ 9, 10; August 22, 2006: Ord. 6101 § 5; April 22, 2008: Ord. 6289 § 2; October 8, 2013: Ord. 6299 § 3; May 13, 2014: Ord. 6317 § 1; March 3, 2015: Ord. 6351 § 2; December 15, 2015: Ord. 6419 § 3; August 29, 2017: Ord. 6432 §§ 3, 4; April 10, 2018: Ord. 6436 §§ 2 - 4; April 24, 2018: Ord. 6461 § 3; April 16, 2019: Ord. 6483 § 3; June 9, 2020: Ord. 6493 § 2; September 29, 2020: Ord. 6506 § 5; February 9, 2021: Ord. 6524 § 4; January 25, 2022: Ord. 6526 § 3; February 15, 2022: Ord. 6555 §§ 4, 5; April 4, 2023: Ord. 6580 § 1; June 11, 2024: Ord. 6620 §§ 9, 10; January 13, 2026.)

   .010   Density and Minimum Lot Area. The minimum lot area per dwelling unit for multiple-family residential zones is shown in Table 6-D. The maximum density permitted on a parcel shall be the lesser of what is permitted by the following table or the maximum density permitted based on the parcel’s General Plan land use designation. The boundaries of the development site used to determine the maximum density permitted by the General Plan is based on the Gross Acre(s) of the property as defined in Section 18.92.040 (Acres, Gross).

 

 

   .020   Unless specified otherwise, the minimum lot area measurement in Table 6-D excludes public and private streets and alley rights-of-way

   .030   Building Site Requirements in Chapter 18.40 

(Ord. 5920 1 (part); June 8, 2004: Ord. 6286 § 4; September 3, 2013: Ord. 6436 § 5; April 24, 2018.)

   .010   Minimum Lot Width. The minimum lot width for multiple-family residential zones is shown in Table 6-E.

 

 

   .020   Modifications. The standards prescribed in Table 6-E may be modified pursuant to conditional use permit. The application shall be processed pursuant to Chapter 18.60 (Procedures) and Chapter 18.66 (Conditional Use Permits).

(Ord. 5920 1 (part); June 8, 2004: Ord. 6436 § 6; April 24, 2018: Ord. 6555 § 6; April 4, 2023.)

   The height requirements in this section for the multiple-family residential zones apply in addition to the Structural Height Limitations in Chapter 18.40 (General Development Standards), and are also impacted by the minimum structural setbacks as required in Section 18.06.090.

 

 

   .010   Floor Area – Single-Family. The minimum floor area for single-family detached dwellings is one thousand two hundred twenty-five (1,225) square feet.

   .020   Floor Area – Residences Other than Single-Family Detached. The minimum floor area for single-family attached, two-family, and multiple-family dwellings in the multiple-family residential zones is shown in Table 6-G.

 

   .030   Calculations. For purposes of this section, a “Bedroom” is defined in Section 18.92.050 (“B” Words, Terms and Phrases) of the Anaheim Municipal Code.

   .040   Modifications. The standards prescribed in Table 6-G may be modified pursuant to a conditional use permit. The application shall be processed pursuant to Chapter 18.60 (Procedures) and Chapter 18.66 (Conditional Use Permits.

(Ord. 5920 1 (part); June 8, 2004: Ord. 6436 § 8; April 24, 2018: Ord. 6555 § 7; April 4, 2023.)

   .010   Site Coverage. The maximum site coverage for multiple-family residential zones is shown in Table 6-H.

 

 

   .020   Accessory Buildings and Structures. All accessory buildings and structures, except common recreational leisure area buildings, shall be included in the maximum site coverage calculation.

   .030   Modifications. The standards prescribed in Table 6-H may be modified pursuant to a conditional use permit. The application shall be processed pursuant to Chapter 18.60 (Procedures) and Chapter 18.66 (Conditional Use Permits.

(Ord. 5920 1 (part); June 8, 2004: Ord. 6425 § 2; December 19, 2017: Ord. 6436 § 9; April 24, 2018: Ord. 6555 § 8; April 4, 2023.)

   .010   Setbacks Abutting A Public Street. Where a building site abuts upon any highway or public street, there shall be a landscape setback, measured from the planned highway right-of-way line, as indicated in the Circulation Element of the General Plan, and improved as provided herein:

      .0101   A project abutting an arterial highway shall have an average landscape setback of not less than twenty (20) feet in depth, with a minimum fifteen (15) feet permitted; provided, however, that for every foot of building frontage having a setback of less than twenty (20) feet, there shall be a foot of building frontage having a setback correspondingly greater than twenty (20) feet.

      .0102   A project abutting any public street other than an arterial highway shall have a minimum landscape setback of fifteen (15) feet.

      .0103   The following encroachments are permitted abutting a public street:

         (a)   Cornices, eaves, belt courses, sills, buttresses, and fireplaces may encroach not more than 30 inches.

         (b)   Open, unenclosed balconies may encroach not more than three (3) feet.

         (c)   Private patios for ground-floor residential units may encroach not more than eight (8) feet.

         (d)   Covered or uncovered porches or landings that do not extend above the level of the first floor of the building, and that include an open railing not more than thirty-six (36) inches in height, may encroach not more than five (5) feet.

         (e)   Decorative guard railing for safety protection around hazardous areas.

         (f)   Trees, shrubs, flowers or plants.

         (g)   Fences and walls that comply with Section 18.46.110.

   .020   Setbacks – Other. An open setback shall be provided around each building adjacent to interior lot lines, private streets, public or private alleys, or buildings located on the same building site. Minimum setback requirements shall be measured perpendicular to building walls, and are determined based on the design of the building wall parallel to the street, interior property line, or adjacent building. Each building wall shall be categorized as primary, secondary or blank. based on the following criteria relating to the placement of windows and doors:

      .0201   Primary. Building walls that contain entrances and exits and/or windows opening into living spaces where most activity occurs, such as dining rooms, living rooms, family rooms, kitchens and bedrooms. Building walls with balconies are also included.

      .0202   Secondary. Building walls that contain windows opening into bathrooms, closets, stairwells and corridors.

      .0203   Blank. Building walls with no window openings or points of access.

   .030   Setbacks Abutting Interior Property Lines. Setbacks for structures abutting an interior property line shall be provided along the entire length of the building as follows:

 

      .0301   Setbacks Abutting Interior Property Lines of Single-Family Residential Zones. Setbacks for structures abutting a single-family residential zone shall be provided along the entire length of any interior site boundary line as follows:

 

      .0302   The following encroachments are permitted abutting interior property lines, except within 150 feet of Single-Family Residential Zones:

         (a)   A patio cover outside the minimum interior landscape setback when located within an existing ground-floor private patio area. Patio cover shall not exceed 10 feet in height.

         (b)   Cornices, eaves, belt courses, sills, buttresses and fireplaces may encroach not more than four (4) inches for each one (1) foot of the width of the setback.

         (c)   Fixed awnings may encroach no more than three (3) feet.

         (d)   Private patios for ground-floor residential units may encroach not more than eight (8) feet.

         (e)   Covered or uncovered porches or landings that do not extend above the level of the first floor of the building, and that include an open railing not more than thirty-six (36) inches in height, may encroach not more than five (5) feet.

         (f)   Decorative guard railings for safety protection around hazardous areas.

         (g)   Trees, shrubs, flowers or plants.

         (h)   Pedestrian walkways.

         (i)   Outdoor recreational facilities outside the minimum interior landscape setback.

         (j)   Vehicular accessways outside the minimum interior landscape setback.

         (k)   Fences and walls that comply with Section 18.46.110.

   .050   Setbacks Between Buildings. A minimum 15-foot wide setback between parallel walls of two (2) separate buildings shall be provided.

      .0501   The following encroachments are permitted between buildings:

         (a)   A patio cover when located within an existing ground-floor private patio area. Patio cover shall not exceed 10 feet in height.

         (b)   Private patios for ground-floor residential units may encroach not more than five (5) feet.

         (c)   Covered or uncovered porches or landings that do not extend above the level of the first floor of the building, and that include an open railing not more than thirty-six (36) inches in height, may encroach not more than five (5) feet.

         (d)   For properties developed with existing ground-floor private patio areas, a maximum ten (10) foot high patio cover may be permitted over the existing permitted patio area.

         (e)   Decorative guard railings for safety protection around hazardous areas.

         (f)   Trees, shrubs, flowers or plants.

         (g)   Pedestrian walkways.

         (h)   Outdoor recreational facilities.

         (i)   Vehicular accessways.

         (j)   Fences and walls that comply with Section 18.46.110.

   .060   Street Wall Facades. Street wall facades shall be architecturally enhanced through the use of arcades, colonnades, recessed entrances, window details, bays, variation in building materials, and other details such as cornices and contrasting colors. Total blank walls (without windows or entrances) are prohibited. In addition to architectural massing requirements, building facades shall be articulated through the use of separated wall surfaces, contrasting colors and materials, variations in building setbacks, and attractive window fenestrations.

   .070   Required Improvement of Setback Areas. Required setbacks shall be landscaped with lawn, trees, shrubs or other plants, as set forth in Chapter 18.46 (Landscaping and Screening), and shall be permanently maintained in a neat and orderly manner.

   .080   Modifications. The standard prescribed in this section may be modified pursuant to a conditional use permit. The application shall be processed pursuant to Chapter 18.60 (Procedures) and Chapter 18.66 (Conditional Use Permits).

(Ord. 5920 1 (part); June 8, 2004: Ord. 6031 § 11; August 22, 2006: Ord. 6382 § 25; October 18, 2016: Ord. 6461 § 4; April 16, 2019: Ord. 6473 §§ 4 - 6; December 3, 2019: Ord. 6526 § 4; February 15, 2022: Ord. 6555 § 9; April 4, 2023: Ord. 6620 § 11; January 1, 2026.)

   .010   Recreational-Leisure Areas. Recreational-leisure areas for multiple-family residential zones shall be provided as set forth in this section. The size of the areas is shown in Table 6-I.

 

 

   .020   The recreational-leisure areas required by Table 6-I shall be provided in a combination of private and common areas. A minimum of 10% of the required recreational-leisure areas shall be provided in a common area centrally located within the project area.

      .0201   Private Recreational-Leisure Areas. For all multiple-family residential zones other than the “RM-4” Zone, any private patios for ground floor units shall be not less than two hundred (200) square feet in area, with a minimum dimension of ten (10) feet. In the “RM-4” Zone, any private patios for ground floor units shall be not less than one hundred (100) square feet in area, with a minimum dimension of eight (8) feet. In all multiple-family residential zones, private balconies for dwelling units located entirely above the ground floor shall be not less than seventy (70) square feet in area, with a minimum dimension of seven (7) feet. Balcony rails shall be fifty percent (50%) finished with a permanent building material that matches or is otherwise compatible with the building.

      .0202   Common Recreational-Leisure Areas. All common recreational-leisure areas shall be conveniently located and readily accessible from all dwelling units located on the building site and shall be integrated with, and contiguous to, other common areas on the building site. The common recreational-leisure area may be composed of active or passive facilities, and may incorporate any required setback areas other than street setback areas and required landscape setbacks, but shall not include or incorporate any driveways or parking areas, trash pickup or storage areas or utility areas. The common recreational-leisure area shall have a minimum dimension of ten (10) feet.

      .0203   Improvement of Common Recreational-Leisure Areas. All common recreational-leisure areas shall be landscaped with lawn, trees, shrubs or other plants, as set forth in Chapter 18.46 (Landscaping and Screening), with the exception of reasonably required pedestrian walkways and paved recreational facilities, such as swimming pools and decks and court game facilities. Fountains, ponds, waterscape, sculpture, planters, benches and decorative screen-type walls installed incidentally to the primary plants in the landscaping shall be permitted and encouraged. All required common recreational-leisure areas and other required open space areas shall be developed and professionally maintained in accordance with approved landscape and irrigation plans.

   .030   Storage Areas. General storage cabinets with a minimum size of one hundred (100) cubic feet capacity shall be required for each dwelling unit, and may be provided adjacent to private recreational-leisure areas or located in close proximity to the unit.

   .040   Modifications. The standards prescribed in Table 6-I may be modified pursuant to a conditional use permit. The application shall be processed pursuant to Chapter 18.60 (Procedures) and Chapter 18.66 (Conditional Use Permits). (Ord. 5920 1 (part); June 8, 2004: Ord. 6317 § 2; March 3, 2015: Ord. 6436 § 10; April 24, 2018: Ord. 6526 § 5; February 15, 2022: Ord. 6555 § 10; April 4, 2023.)

   Parking and loading requirements for multiple-family residential zones are set forth in Chapter 18.42 (Parking and Loading). (Ord. 5920 § 1 (part); June 8, 2004: Ord. 5944 5; September 28, 2004.)

   Sign requirements for multiple-family residential zones are set forth in Chapter 18.44 (Signs). (Ord. 5920 § 1 (part); June 8, 2004.)

   In addition to the provisions of this chapter, landscaping shall be permitted and/or required in multiple-family residential zones, subject to the conditions and limitations set forth in Chapter 18.46 (Landscaping and Screening). (Ord. 5920 § 1 (part); June 8, 2004.)

   Fences, walls, hedges and berms shall be permitted and/or required in multiple-family residential zones, subject to the conditions and limitations set forth in subsection 18.46.110 of Chapter 18.46 (Landscaping and Screening). (Ord. 5920 § 1 (part); June 8, 2004.)

   Lots containing other than a single-family dwelling shall provide refuse storage that conforms to the document "Minimum Acceptable Trash Collection Areas" on file in the Public Works Department. The storage shall be designed, located and/or screened so as not to be readily identifiable or visible from adjacent streets, other public rights-of-way, or adjacent lots. Recycling bins shall also be provided. Trash storage areas shall not be located within required setbacks abutting lots zoned or used for single-family residential. (Ord. 5920 § 1 (part); June 8, 2004.)

   .010   Residential Planned Unit Development. All development in the “RM-1” Zone that includes single-family attached and detached dwellings shall be subject to approval by the Planning Commission of an application for a conditional use permit. Except as otherwise specified in this section, the application shall be processed pursuant to Chapter 18.60 (Procedures) and Chapter 18.66 (Conditional Use Permit). Planned Unit Development is defined in Section 18.92.190 (“P” Words, Terms and Phrases) of Chapter 18.92 (Definitions). (Ord. 5998 § 6; October 25, 2005.)

   .020   Maximum Density and Minimum Project Size. The maximum density of residential units approved pursuant to this section shall not exceed the density as identified in the General Plan. All new residential development in the “RM-1” Zone must have a project size of at least ten (10) dwelling units.

   .030   Maintenance Covenant. If the ownership of part or all of any development is proposed to be subdivided into any form of joint group/individual ownership (i.e., exclusive right of occupancy or interest in any portion of the development coupled with an undivided interest in any portion of the development, including air space subdivisions), the corporation or limited partnership shall have the responsibility to maintain the buildings and use of the property for residential development. All mutually available features, such as recreational areas, community buildings and landscaping, as well as the general appearance of the premises and buildings, shall be adequately and professionally maintained and as indicated on the approved final development plans. (Ord. 5920 § 1 (part); June 8, 2004: Ord. 6031 § 12; August 22, 2006: Ord. 6316 § 4; March 3, 2015: Ord. 6436 § 11; April 24, 2018: Ord. 6555 § 11; April 4, 2023.)

   The provisions of Chapter 18.39 (Multiple-Family and Mixed-Use Objective Design Standards) shall be used as a guide during the review of all multiple-family projects. (Ord. 6609 § 1; May 13, 2025.)

   Notwithstanding other provisions of this Title, by-right development shall be provided to qualifying projects pursuant to Section 65583.2(c) of the Government Code as the same may be amended from time to time and on file with the Planning and Building Department as Planning Standard Detail No. 13. (Ord. 6609 § 2; May 13, 2025: Ord. 6615 § 1; September 23, 2025.)