The regulations, general provisions, and exceptions set forth in this chapter and in Chapter 14.66 shall apply in all R3-3 Districts.

(Prior code § 10-2.901)

The following uses shall be permitted in R3-3 Districts:

A.

Residential housing developments with two or more units; and

B.

Animals as provided in Chapter 5.10 of this code.

(Prior code § 10-2.902)

(Ord. No. 2023-501, § 3(App. C), 10-10-2023)

The maximum density permitted shall be constructed unless it is determined by the city council that a less dense project would be in the best interests of the community. In approving a less dense project, the city council shall make at least one of the following findings:

A.

That a maximum density project would be detrimental to the health, safety, comfort, convenience, prosperity, or welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity;

B.

That the development of fewer units would enhance opportunities for the development of affordable housing within the project.

(Prior code § 10-2.902.1)

The minimum site area shall be three thousand (3,000) square feet.

(Prior code § 10-2.903)

(Ord. No. 2023-501, § 3(App. C), 10-10-2023)

A.

The maximum coverage for all structures in excess of six feet in height shall be sixty (60) percent of the total gross site area.

(Prior code § 10-2.904)

(Ord. No. 2023-501, § 3(App. C), 10-10-2023)

The minimum depth of front yards shall be forty (40) feet.

(Prior code § 10-2.905)

(Ord. No. 2023-501, § 3(App. C), 10-10-2023)

A.

The minimum width of side yards shall be fifteen (15) feet, except that on a corner lot, the minimum width of the side yard adjoining the street shall be twenty-five (25) feet.

B.

Where a side yard abuts on an R1-10 District, the minimum side yard shall be twenty-five (25) feet, of which the ten (10) feet abutting the property in the R1-10 District shall have a six-foot solid fence or wall outside a planting screen of evergreen trees or bushes of a variety, height, and spacing as required and approved by the zoning administrator.

(Prior code § 10-2.906)

(Ord. No. 2023-501, § 3(App. C), 10-10-2023)

The minimum depth of rear yards shall be thirty (30) feet. When the rear yard abuts on an R1-10 District, the first ten (10) feet abutting the property in the R1-10 District shall have a six-foot solid fence or wall outside a planting screen of evergreen trees or bushes of a variety, height, and spacing as required and approved by the zoning administrator.

(Prior code § 10-2.907)

(Ord. No. 2023-501, § 3(App. C), 10-10-2023)

The requirements set forth in Section 14.66.210 shall apply to this chapter.

(Prior code § 10-2.908)

(As provided in Chapter 14.74 of this title for the R3-5 District.)

(Prior code § 10-2.909)

No structure shall exceed three stories or thirty-six (36) feet in height as measured from the existing natural grade immediately adjacent to the proposed structure.

(Prior code § 10-2.910)

(Ord. No. 2023-501, § 3(App. C), 10-10-2023)

A.

Building Massing and Articulation.

1.

For buildings exceeding the height limit established in the applicable base and overlay zone, the right-of-way-facing façades of the uppermost floor must be embedded in a sloped roof form as allowed by Section 14.20.120.A.4.

2.

Vertical Articulation.

a.

Each building volume shall be defined according to one of the following classifications:

i.

Main body (one per building): The widest volumes of the structure, containing main entrances and the most public interior spaces.

ii.

Wing (optional, multiple per main body allowed): A narrower volume attached to a main body volume.

b.

Each main body volume shall contain at least one entrance.

c.

Street-facing wings shall be recessed by no less than three feet relative to the front façade of the main body.

d.

The eave/roof of a wing shall be no higher than the corresponding elements of the main body.

3.

R-1 Adjacencies.

a.

Building façade planes abutting an R-1 district may not exceed forty-eight (48) feet in width.

b.

When a building façade abutting an R-1 district exceeds forty-eight (48) feet in width, it must be separated into façade bays no greater than forty-eight (48) feet by a recess five feet wide and five feet deep.

c.

Balconies, roof decks and other habitable outdoor space is not allowed on upper-story façades abutting R-1 zones.

d.

Sliding glass doors, French doors, and floor-to-ceiling windows are not allowed on upper-story façades abutting R-1 zones.

4.

Roofline and Roof Design.

a.

Acceptable roof forms:

i.

Hipped.

ii.

Gable.

iii.

Dormer.

b.

When the top story is stepped back and embedded in a sloped roof form such as a mansard roof or a hipped and/or gabled roof with dormers, the floor below must (and other floors may) be stepped back to meet the slope of the top story.

c.

Façade facing R-1 Zone must utilize a hipped or gable roof and may incorporate dormers.

d.

Roofline at corners shall not exceed roofline of adjacent wallplanes by more than twenty-four (24) inches.

B.

Building Design.

1.

Façade Composition. Building façades shall be arranged in an orderly composition of bays, defined by vertically aligned openings alternating horizontally with solid walls or columns. The pattern shall be visually expressed through the spacing of openings, recesses, eaves, cornices, overhangs, trellises, exposed rafters, columns, or bay windows.

2.

Building Entrances. Building entrances must incorporate one of the following entry features. See Section 14.66.275 (Entrance Type Standards) for design standards applicable to each entrance type listed.

a.

Stoop.

b.

Porch.

c.

Dooryard.

3.

Primary Entrance Location(s). Locate primary entrance along the front right-of-way and/or interior courtyard.

4.

Ground Floor Floor-to-Ceiling Height. Minimum twelve (12) inches taller than typical upper floor floor-to-ceiling height.

C.

Window Design.

1.

All windows must have a sill.

2.

Vinyl sliding windows are prohibited on façades visible from a right-of-way.

D.

Building Materials.

1.

Primary shall mean fifty (50) percent or more of a façade surface area excluding transparent surfaces. Permitted primary cladding materials are limited to:

a.

Stucco (minimum two-coat stucco; synthetic stucco or EIFS not allowed).

b.

Siding (lap, vertical, or shingle).

i.

All siding shall be wood, composite wood, or cement fiberboard.

ii.

Wood siding shall be painted or stained.

iii.

Vinyl and aluminum siding are not permitted.

c.

Stone.

d.

Brick.

2.

Secondary shall mean less than fifty (50) percent of a façade surface area excluding transparent surfaces. Permitted secondary cladding materials are limited to:

a.

Stucco (minimum two-coat stucco; synthetic stucco not allowed, EIFS not allowed).

b.

Siding (lap, vertical, or shingle).

i.

All siding shall be wood, composite wood, or cement fiberboard.

ii.

Wood siding shall be painted or stained.

iii.

Vinyl and aluminum siding are not permitted.

c.

Stone (watertable and building base only).

d.

Brick (watertable and building base only).

e.

Tile.

f.

Concrete (watertable and building base only, board-form only, cast concrete not permitted).

E.

Landscaping.

1.

Landscaping must be placed on each side of a driveway at grade or in raised planters.

2.

Low walls and/or hedges must screen the parking along the sidewalk. When walls are used, the materials and design must be compatible with and not obscure the architectural style of the building.

F.

Screening.

1.

Service, trash, and utility areas must be screened from view of the right-of-way.

2.

Screening must be architecturally consistent with primary building in terms of materials, colors, and style.

G.

Additional Design Standards. See Section 14.66.280 for additional design standards applicable to all multi-family development in the R3-3 District.

(Amended during 2/06 supplement; prior code § 10-2.912)

(Ord. No. 2021-478, § 1, 9-14-2021)

(As provided in Chapter 14.68 of this code.)

(Prior code § 10-2.913; Ord. No. 2015-414, § 12, 9-8-2015)

(As provided in Chapter 14.72 of this title.)

(Prior code § 10-2.914)

(As provided in Chapter 14.66 of this title.)

(Prior code § 10-2.915)

As provided in Chapter 14.15 of this title.

(Ord. No. 2018-440, § 3, 3-13-2018)