The purpose of the multifamily residential (R-3) district is to provide for higher density residential development in areas which have the services and facilities necessary for higher density residential uses, and where appropriate to establish residential densities high enough to meet the County's regional housing needs allocation obligations under state housing law. This district is consistent with the urban residential (UR), suburban residential (SR) and mixed use (MU) general plan designations.

(Prior code § 5.02.170 (A))

(Ord. No. 2018-01, § 16, 7-17-2018)

The following uses are permitted outright in the R-3 district:

A.

Multifamily residences;

B.

One- and two-family residences, attached one-family residences and townhouses when part of a mix of residential uses that meet the required minimum density for the site;

C.

Condominiums;

D.

Accessory buildings and uses commonly found in multifamily or condominium developments, including garages, carports, laundry facilities and rental and administrative offices;

E.

Recreational facilities incidental to a planned residential development, including a swimming pool, tennis courts, clubhouse, etc.;

F.

Supportive housing;

G.

Transitional housing;

H.

Small family day care home;

I.

Residential care facility serving six or fewer residents.

(Prior code § 5.02.170 (B))

(Ord. No. 2018-01, § 16, 7-17-2018)

The following uses are permitted in the R-3 district if a zoning permit is issued, and subject to the provisions of Sections 17.88.170 through 17.88.190:

A.

Home occupation with no customer vehicle trips.

(Ord. 95-3 § 43, 1995)

The following uses are permitted in the R-3 district if an administrative permit is issued, and subject to the provisions of Sections 17.88.200 through 17.88.235:

A.

Home occupation with customer vehicle trips.

(Ord. 95-3 § 44, 1995: prior code § 5.02.170 (C))

The following uses are permitted in the R-3 district if a use permit is issued:

A.

Residential care facility for the elderly;

B.

Group home serving seven or more residents;

C.

Boardinghouse;

D.

Private club, fraternity, sorority or lodge, except those for which the chief activity is a service customarily carried on by a business;

E.

Golf course;

F.

Church;

G.

Day care center;

H.

Customer parking for commercial uses, if abutting or opposite an alley from a commercial district;

I.

Convalescent hospital;

J.

Large family day care home;

K.

Residential care facility serving more than six residents.

(Ord. 95-3 § 45, 1995; prior code § 5.02.170 (D))

(Ord. No. 2018-01, § 16, 7-17-2018)

Other uses permitted in the R-3 district are:

A.

The uses allowed by, and subject to the provisions of, Sections 17.88.010 through 17.88.110 and 17.88.130 through 17.88.150;

B.

Other uses found to be similar in character and impact to those listed in Sections 17.36.020 and 17.36.040, as determined in accordance with Section 17.94.030.

(Prior code § 5.02.170 (E))

The following site development standards apply in the R-3 district:

A.

Minimum gross lot size. The minimum gross lot size requirement is eight thousand square feet, except as otherwise provided in Section 17.84.010.

B.

Maximum and Minimum residential density. Residential density is measured in residential units per gross acre. The maximum residential density is provided by a number following the general plan designation or the zoning district and the minimum density in the urban general plan designation is eighty (80) percent of the maximum density. Density may be increased beyond the identified maximum density through density bonus provisions, if a use permit is first approved, or as part of an approved Planned Development.

C.

Minimum Lot Width. The minimum lot width in the R-3 district is as follows:

1.

Interior lot, seventy-five feet;

2.

Corner lot, eighty feet.

D.

Yards. The following yard requirements apply, except as otherwise provided in Section 17.84.020:

1.

Front, twenty feet;

2.

Side, five feet on one side and twelve feet on the opposite side (Note: the minimum side yards required for any lot created prior to June 7, 1978 are five feet on each side);

3.

Rear, ten feet.

E.

Courtyard. There shall be provided on each lot, for interior yard space, an area equal to at least twenty percent of the lot which shall be separated from areas of automobile circulation. For the purposes of this district, interior yard space includes all of that area between the front yard setback and rear yard property line which has a minimum dimension of ten feet by fifteen feet. Up to twenty-five percent of the interior yard may be used for a deck.

F.

Minimum Distance Between Main Buildings. The minimum distance between main buildings is as follows:

1.

Buildings end-to-end, ten feet;

2.

Buildings rear-to-end, fifteen feet;

3.

Buildings front-to-rear or rear-to-rear, twenty feet;

4.

Buildings front-to-front, when arranged around an open court, thirty feet.

G.

Maximum Structural Height. The following structural height restrictions apply, except as otherwise provided in Section 17.84.030:

1.

Main buildings, forty-five feet;

2.

Accessory buildings, not to exceed twenty feet.

H.

Landscaping. Landscaping requirements are as specified in Section 17.84.040.

I.

Outdoor Lighting. Outdoor lighting requirements are as specified in Section 17.84.050.

J.

Parking. Parking requirements are as specified in Chapter 17.86.

K.

Outdoor Trash Storage. All outdoor trash storage and collection facilities shall be enclosed by a solid masonry wall or view-obscuring fence at least one foot higher than the trash container.

L.

Recreational Vehicle Storage. One space per four residences, located in a fenced and gated area, shall be provided for recreational vehicle parking.

M.

Development Plan. An applicant for either a building permit or a use permit shall submit a site development plan which indicates how all required health and safety standards will be met including, but not limited to, water, sanitation, fire, and circulation; how any applicable conditions of approval or mitigation measures will be addressed; and how all applicable standards including, but not limited to, those listed in this section will be met. This submittal shall be made on a form prescribed by the director of resource management. If only a building permit is required for the use, then the director's approval shall be obtained prior to issuance of the building permit. If a use permit is required, then the director's approval shall occur as set forth by the terms and conditions of the use permit.

N.

Slope. Any area in excess of thirty percent slope shall not be developed, but residential density up to three dwelling units per each acre exceeding thirty percent may be credited to the remaining developable portions of the property. In case the area is located within an adopted city sphere of influence boundary, the city's slope/density standards shall be utilized if they have been adopted.

O.

Design performance standards. For any development of five or more multifamily residential units the following additional design performance standards shall apply:

a.

Except for approved pick-up and drop-off areas, resident and visitor parking shall be located behind the buildings, in the rear of the site, accessed from alleys where available and screened from view of the public street.

b.

Walkways, driveways or other impervious surfaces shall not exceed 25 percent of front building setback area.

c.

The following architectural features (or a similar level of design enhancements shown to be equal or superior in effect as approved by the Director) shall be incorporated into the project design as follows:

i.

Balconies (when two stories or greater)

ii.

Porches

iii.

Pitched roofs

iv.

Overhanging roofs with gabled ends

v.

Dormers

vi.

Change in wall plane (pop-outs, projections, etc.) for buildings that exceed 24 feet in length.

d.

Alternative standards may be applied through an approved administrative permit, which may be referred to the Planning Commission in accordance with Section 17.92.050(D)(3), use permit, or Planned Development as applicable, provided that the approving body finds that with the alternative standards the proposed development will be of equal or greater excellence in arrangement, design, attractiveness, safety and compatibility with its surroundings than would result if the routine development standards of this section were applied.

(Ord. 94-4 § 29, 1994; prior code § 5.02.170 (F))

(Ord. No. 2018-01, § 16, 7-17-2018)