(A)   It is found that a substantial number and a heavy concentration of old, substandard and deteriorated buildings and structures used for human habitation as one-family dwellings, two-family dwellings and multiple dwellings are located on property within the boundaries of Grand Boulevard in the city and as delineated on the city’s Official Zoning Map. The public health, safety and welfare of the city require the replacement and alteration of the older, substandard and deteriorated buildings and structures. To fulfill the requirement, a multiple-dwelling zone (R-3-C) is created and the property development standards therefor are provided in §§ 17.26.060 through 17.26.180. The zone and standards are intended to encourage replacement and alteration of the older substandard and deteriorated buildings by providing incentives for land assemblage and a greater number of dwelling units per lot area than is allowed in other multiple-residential zones of the city (R-2, R-3 and R-G). The R-3-C zone shall be imposed only on that real property located within the boundaries of Grand Boulevard in the city, as said boulevard is delineated on the city’s Official Zoning Map.

   (B)   Except as specifically provided elsewhere in this title, any and every building, structure and land, or any portion thereof in the R-3-C zone, shall be used, occupied and/or erected, constructed, established, altered, enlarged, maintained and moved into exclusively and only in accordance with each and every provision of §§ 17.26.020 through 17.26.200 and any amendments thereto.

(`78 Code, § 17.26.010.)

   The following uses shall be permitted in the multiple-dwelling zone (R-3-C), subject to compliance with property development standards in §§ 17.26.050 through 17.26.180:

   (A)   Any use permitted in the single-family residential zone (R-1-7.2); provided that, notwithstanding anything to the contrary stated in this section, the uses shall be subject to the property development standards provided in §§ 17.18.050 through 17.18.160;

   (B)   Any use permitted in the low-density multiple-residential zone (R-2), except those uses permitted in the single-family residential zone (R-1-7.2); provided that, notwithstanding anything to the contrary stated herein above, the uses shall be subject to the property development standards provided in §§ 17.22.050 through 17.22.170;

   (C)   Apartment multiple dwelling and bungalow court of a permanent character and constructed in permanent locations;

   (D)   Boarding house or rooming house;

   (E)   House trailer, used as a construction project office during the time of construction, if a valid building permit for the construction project exists;

   (F)   Small family day care homes;

   (G)   Uses customarily incident to any of the above uses and accessory buildings;

   (H)   Uses permitted by Commission determination. For details, see Chapter 17.88.

(`78 Code, § 17.26.020.) (Ord. 2404 § 15, 1999; Ord. 2126 § 17, 1992; Ord. 1955 § 28, 1989; Ord. 1605 § 7, 1981.)

   The following uses may be permitted subject to approval of a building permit as provided for in Chapter 17.85: accessory dwelling unit of a permanent character placed in a permanent location.

(`78 Code, § 17.26.025.) (Ord. 3259 § 36, 2017; Ord. 1703 § 23, 1983.)

   The following uses may be permitted subject to conditional use permits provided for in Chapter 17.92:

   (A)   Attorney, architect or similar professional office;

   (B)   Health care facility subject to the provisions of Chapter 17.73;

   (C)   Mortuary;

   (D)   Planned unit development subject to all the provisions of Chapter 17.82;

   (E)   Other uses as may be permitted pursuant to § 17.92.040.

(`78 Code, § 17.26.030.) (Ord. 2404 § 13, 1999; Ord. 2371 § 7, 1999; Ord. 1955 § 29, 1989; Ord. 1861 § 7, 1987.)

   Uses prohibited in the R-3-C zone are as follows:

   (A)   Commercial uses, except those commercial uses listed in § 17.26.030.

   (B)   Manufacturing uses.

   (Q)   Cannabis storefront retailer.

   (D)   Cannabis non-storefront retailer.

   (E)   Cannabis manufacturing.

   (F)   Cannabis distribution.

   (G)   Cannabis testing laboratory.

   (H)   Cannabis microbusiness.

   (I)   Cannabis cultivation.

   (J)   Any type of commercial cannabis activity.

(`78 Code, § 17.26.040.) (Ord. 3323 § 3, 2020; Ord. 3223 § 24, 2016; Ord. 3220 § 23, 2015; Ord. 2885 § 2 (part), 2007.)

   The property development standards set forth in this chapter shall apply to all uses of land and the construction, alteration, enlargement, use, maintenance and occupancy of buildings and structures in the R-3-C zone, except that any lot shown on an official subdivision map duly approved and recorded or any lot for which a bona fide deed had been duly recorded by June 21, 1965 may be used as a building site.

(`78 Code, § 17.26.050.)

   Each lot shall have a gross area of not less than 6,000 square feet.

(`78 Code, § 17.26.060.)

   The provisions of § 17.64.010 shall apply, and any lot hereafter created or now existing under separate ownership or of record shall comply with the following minimum dimensional standards.

   (A)   Width. Lots shall have a width not less than 50 feet.

   (B)   Depth. Lots shall have a depth not less than 120 feet.

(`78 Code, § 17.26.070.)

   To effectuate the purposes of the R-3-C zone and to encourage new development at one time of large areas of land for multiple-dwelling use and the redevelopment at one time of many existing buildings in such zone for multiple-dwelling use, the following are the standards for minimum lot area per dwelling unit and the maximum number of dwelling units:

   (A)   A lot or contiguous lots of 22,499 square feet or less in gross area on the date an application for a building permit has been filed with the city for construction of a dwelling or dwellings on the lot or lots shall conform to the following standards: the ratio of dwelling units to the area of a lot or contiguous lots shall be not more than one dwelling unit for each 1,875 square feet of gross lot area; and the maximum number of dwelling units shall be 23.2 per acre of land, exclusive of any portion thereof dedicated for streets and master planned flood control and drainage easements;

   (B)   A lot or contiguous lots of 22,500 square feet or more in gross area on the date an application for a building permit has been filed with the city for construction of a dwelling or dwellings on the lot or lots shall conform to the following standards: the ratio of dwelling units to the area of a lot or contiguous lots shall be not more than one dwelling unit for each 1,500 square feet of gross lot area; and the maximum number of dwelling units shall be 29 per acre of land, exclusive of any portion thereof dedicated for streets and master planned flood control and drainage easements;

   (C)   Additional allowable dwelling units for land previously burdened by public street easements and abutting a lot or contiguous lots of 22,500 square feet or more in gross area shall conform to the following standards: if at the time an application for a building permit has been filed with the city for construction of a dwelling or dwellings on a lot or contiguous lots 22,500 square feet or more in gross area and an easement or right-of-way for street purposes, which abutted all or any portion of the lot or lots, has been vacated as of the date, the ratio of dwelling units for the portion of the lot or lots constituting the previous street easement, as vacated, shall be one dwelling unit for each 750 square feet of said vacated easement portion of the lot or lots, and the maximum number of dwelling units for the vacated easement portion of such lot or lots shall not exceed 58 dwelling units per acre, exclusive of any portion thereof dedicated for streets and master planned flood control and drainage easements.

(`78 Code, § 17.26.080.)

   Buildings and structures shall not exceed three stories or 45 feet in height, whichever is the lesser.

(`78 Code, § 17.26.090.)

   (A)   Front yard requirements are as follows. Each lot, building site or building shall have a front yard along the street of not less than 20 feet; provided, however, that if vehicular access to the lot, building site or building, including parking spaces, carports or garages therefor, is across a front yard, the yard shall be not less than 25 feet.

   (B)   Side yard and rear yard requirements are as follows:

      (1)   Corner lots siding on a local street shall have a side yard on the street side of not less than 15 feet in depth;

      (2)   Reversed corner lots shall have a side yard on the street side not less than 15 feet in depth. Any additions or enlargements to nonconforming main buildings and structures on reversed corner lots may extend as far as the setback of such buildings or structures, but in no instance shall they extend less than ten feet from the property line;

      (3)   Each interior lot, building site or building shall have side yards not less than five feet in depth for a one-story building and not less than seven and one-half feet in depth for a building two or more stories in height;

      (4)   Each lot, building site or building shall have a rear yard not less than ten feet in depth.

   (C)   Interior yard and court requirements are as follows:

      (1)   Where there is more than one main building on a lot or building site or where a building bounds a court, each building or wing thereof shall have the following yards with the following minimum depths:

         (a)   Front, 15 feet;

         (b)   Side, five feet;

         (c)   Rear, seven feet.

         (d)   For buildings exceeding three stories or 45 feet in height, for which a variance has been granted, the depth of the required yards shall be increased by two and one-half feet for each additional story or each additional 15 feet in building height;

      (2)   Where a driveway is included in the space between buildings, the total distance between the buildings shall be increased by ten feet to accommodate the driveway;

      (3)   The distance between buildings and any wings thereof shall not be less than the sum of the yard depth requirements for each building or wing as set forth in this section. Buildings or wings thereof shall in no instance be less than ten feet apart;

      (4)   The building front of a multiple dwelling shall be determined by the location of the main entrance to the dwelling units therein. Where a secondary entry is provided in the side or rear of any such dwelling, the yard depth requirement for the building shall be increased two and one-half feet to provide for reasonable secondary access thereto.

(`78 Code, § 17.26.100.)

   Lot area coverage by buildings or structures shall not exceed 70% of the total lot area.

(`78 Code, § 17.26.110.)

   The provisions of Chapter 17.70 shall apply. Every front yard as required by § 17.26.100 shall be completely landscaped and a sprinkler irrigation system therefor shall be installed and maintained in operable condition.

(`78 Code, § 17.26.120.)

   (A)   The provisions of Chapter 17.68 shall apply.

   (B)   No building permit shall be issued for any lot, building site or parcel of land unless the lot, building site or parcel of land has frontage on any improved street. The Commission may approve by motion access from a private street, provided the street conforms to the street improvements standards of the city. A lot, building site or parcel of land shall be deemed to have frontage on a street if not less than 35 feet of the lot, building site or parcel of land abuts a street.

(`78 Code, § 17.26.130.)

   The provisions of Chapter 17.76 shall apply.

(`78 Code, § 17.26.140.) (Ord. 3353 § 3, 2022)

   The provisions of Chapter 17.74 shall apply.

(`78 Code, § 17.26.150.)

   Each dwelling unit shall have a floor area of not less than 600 square feet exclusive of open porches and garages.

(`78 Code, § 17.26.160.)

   (A)   A special trash pickup area shall be provided and shown on the site plan for any multiple dwelling having four or more units. The size of this area shall be the product of three square feet times the number of units. It shall be enclosed by a masonry or concrete wall at least five feet high, with a gate therein for access.

   (B)   Notwithstanding division (A) of this section, in a condominium, townhouse or similar development where each unit will be individually owned, the Planning Commission may in instances where public health and safety permit approve individual refuse collection facilities pursuant to § 8.20.050.

(`78 Code, § 17.26.170.) (Ord. 1591 § 2, 1981.)

   In multiple dwellings an enclosed cabinet-type storage area shall be provided for each covered parking space. The space of the storage area shall not be less than 100 cubic feet, and no dimension for the measurement of the space shall be less than three feet.

(`78 Code, § 17.26.180.)

   Before any building or structure is constructed on a lot, building site or parcel of land in the R-3-C zone, a development plan therefor shall have been submitted and approved, pursuant to the provisions of Chapter 17.102.

(`78 Code, § 17.26.190.)

   The following standards shall apply to all multiple dwellings in the R-3-C zone:

   (A)   A portion of each lot, building site or parcel of land shall contain a minimum area of 200 square feet of usable outdoor living space for each dwelling unit of a multiple-dwelling, exclusive of front yards;

   (B)   The outdoor living space shall be allocated in the following manner:

      (1)   Not less than 50% of the space shall be provided in a single common area, each dimension of which shall not be less than 15 feet:

         (a)   Portions of yards (excluding the front yard) which are contiguous with an integral part of such common living space may be included in calculating the area and minimum dimensions of such space;

         (b)   Swimming pools and recreation areas may be installed and improved in the required common living space;

         (c)   Not less than 30% of the common living space shall be permanently landscaped;

      (2)   Not less than 25% of the total required outdoor living space shall be provided outdoor living space contiguous to each dwelling unit in a multiple dwelling;

      (3)   Common and private outdoor living space areas shall be reasonably accessible to dwelling units served;

      (4)   In calculating the required area for common and private outdoor living spaces driveways shall not be included.

(`78 Code, § 17.26.200.)