Chapter 17.43
MULTIPLE RESIDENTIAL (ZONE R-3)

17.43.010 Intent and Purpose

The Multiple Residential (R-3) Zone is intended to promote the development of grouped housing such as townhouses, condominiums and apartments at a density of up to sixteen (16) dwelling units per gross acre. This designation permits the development of self contained residential communities which provide adequate on-site recreational facilities and open space to meet the immediate needs of its residents. Additional uses are permitted that are complementary and not detrimental to the residential character of development in this zone.

17.43.020 Locational Criteria

The R-3 zoning designation is appropriate for those properties which are relatively flat, having a general gradient of less than ten (10) percent; which are served or will be provided with urban level infrastructure; are accessible by arterial streets or highways; are, or will be, served by public transit; and are supported by community facilities and appropriate commercial services within a reasonable distance. This designation would be appropriate where there is a transition between single family detached or medium density housing and uses of a greater density or intensity. Zone R-3 would be consistent with the MFR (Multi-Family Residential) General Plan land use designation.

17.43.030 Uses Permitted Without Planning Approval

The following uses are allowed in the R-3 zone without zoning clearance or other planning approval, except as required by state law.

A.    Riding, hiking and bicycle trails and appurtenant facilities.

B.    Storage, temporary, of materials and equipment used in construction of public or private improvements, provided that all such items are stored on the construction site and pose no traffic hazard or other adverse impact on surrounding properties.

C.    Temporary and permanent facilities for detention, retention and conveyance of stormwater runoff.

D.    Small-scale solar energy systems as an accessory use on a parcel containing a permitted principal use. (Zoning Ordinance Amendment 11-03, adopted by City Council December 7, 2011.)

17.43.040 Uses Permitted Subject to Administrative Approval by the Planning Director

The following uses are permitted in the R-3 zone, subject to the applicable provisions of the Zoning Ordinance.

A.    Day care facility, large family, on a lot containing a single family dwelling pursuant to PMC 17.26.090.

B.    Dwellings, two-family on lots of a minimum seven thousand (7,000) square feet in area. This shall include a two-family attached structure (duplex) or two single family detached units on one lot. (Zoning Ordinance Amendment 11-05, adopted by City Council September 5, 2012.)

C.    Home Occupation Permits, pursuant to PMC 17.26.060.

D.    In-Tract Model Homes, pursuant to PMC 17.27.030(B)(5).

E.    Special Events pursuant to PMC 17.27.030(A).

F.    Minor communication facility pursuant to PMC 17.95.040. (Zoning Ordinance Amendment 97-3, adopted by City Council September 10, 1997.)

G.    Multiple family residential uses consisting of four (4) or fewer residential dwelling units, including but not limited to apartments, condominiums, townhouses, and four-plexes. (Zoning Ordinance Amendment 11-05, adopted by City Council September 5, 2012.)

H.    Temporary office modules on active construction sites, pursuant to PMC 17.27.030(B)(4).

I.    Trailer coaches, motorhomes or manufactured homes on active construction sites, pursuant to PMC 17.27.030(B)(3).

J.    Accessory dwelling units on individual parcels containing one (1) single-family dwelling unit; provided, that each unit adheres to the minimum residential standards contained in PMC 17.41.090(G) and 17.91.030. (Zoning Ordinance Amendment 09-04, adopted by City Council November 4, 2009. Zoning Ordinance Amendment 17-003, adopted by City Council August 1, 2017.)

K.    Fireworks stands, pursuant to PMC 17.27.030(B)(1). (Zoning Ordinance Amendment 11-01, adopted by City Council March 2, 2011.)

L.    Transitional housing and Supportive housing located within four (4) or fewer residential dwelling units. (Zoning Ordinance Amendment 11-05, adopted by City Council September 5, 2012.)

M.    Residential Sports Courts, pursuant to PMC 17.91.090. (Zoning Ordinance Amendment 12-002, adopted by City Council December 5, 2012.)

N.    Cottage Food Operations, pursuant to PMC 17.91.020. (Zoning Ordinance Amendment 13-002, adopted by City Council May 1, 2013.)

17.43.050 Uses Permitted Subject to Site Plan Review Approval

The following uses shall require approval pursuant to the provisions of Chapter 17.21 PMC, Site Plan Review.

A.    Electric distribution substations, electric transmission substations, and electric generating facilities, in accordance with PMC 17.95.010.

B.    Large residential care facility also known as Assisted Living Facilities, pursuant to PMC 17.91.110. (Zoning Ordinance Amendment 11-5, adopted by City Council September 5, 2012.)

C.    Multiple family residential uses consisting of five (5) or more residential dwelling units, including but not limited to apartments, condominiums, and townhouses. (Zoning Ordinance Amendment 11-05, adopted by City Council September 5, 2012.)

D.    Parks and playgrounds (excluding lighted playfields).

E.    Utility facilities, building, and equipment, including, but not limited to water, natural gas, and sewage facilities, but excluding sewage pump stations or treatment plants and major communication facility. (Zoning Ordinance Amendment 97-3, adopted by City Council September 10, 1997.)

F.    Transitional and Supportive housing located within five (5) or more residential dwelling units. (Zoning Ordinance Amendment 11-05, adopted by City Council September 5, 2012.)

17.43.060 Uses Permitted Subject to Approval of a Conditional Use Permit

Premises in Zone R-3 may be used for the following purposes, provided a permit has first been obtained pursuant to the provisions of Chapter 17.18 PMC, Conditional Use Permits.

A.    Alcohol & drug treatment facilities in accordance with the provisions of PMC 17.91.130 herein. (Zoning Ordinance Amendment 08-01, adopted by City Council March 3, 2010.)

B.    Bed and breakfast establishments.

C.    Boarding houses and Rooming houses. (Zoning Ordinance Amendment 08-01, adopted by City Council March 3, 2010.)

D.    Convalescent facilities.

E.    Conversion of apartment complexes, pursuant to the applicable provisions of the City’s Subdivision Ordinance. (Zoning Ordinance Amendment 95-6 adopted by City Council April 10, 1996.)

F.    Country clubs

G.    Day care facility, commercial.

H.    Dormitories.

I.    Golf courses and related facilities, except miniature golf and stand alone driving ranges, pursuant to PMC 17.94.020.

J.    Homeless Shelters, pursuant to PMC 17.94.040. (Zoning Ordinance Amendment 11-05, adopted by City Council September 5, 2012.)

K.    Manufactured home parks and subdivisions, subject to the standards contained in PMC 17.91.050 and 17.91.060 and applicable General Plan policies.

L.    Off-site model home sales complex, pursuant to the provisions of PMC 17.27.030(C)(1).

M.    Playgrounds and playfields, lighted.

N.    Religious assembly uses pursuant to PMC 17.94.010. (Zoning Ordinance Amendment 03-06, adopted by City Council Jun 25, 2003.)

O.    Schools from kindergarten through grade twelve (12), excluding trade or commercial schools. (Zoning Ordinance Amendment 03-06, adopted by City Council Jun 25, 2003.)

17.43.070 Accessory Uses and Structures Permitted

The following accessory uses are permitted in the R-3 zone, provided that such uses are established on the same lot or parcel of land as the principal dwelling unit(s) and that such accessory uses are incidental to, and do not substantially alter the character of any permitted principal use.

A.    Animal keeping, subject to the following provisions:

1.    Dogs and cats, provided that not more than two (2) dogs and two (2) cats over the age of four (4) months may be kept for each dwelling unit.

2.    Other domestic creatures which are neither farm animals, exotic or wild animals, such as domestic mice and rats, hamsters, guinea pigs, turtles, tropical fish, canaries, birds of psittacine family, and other similar animals commonly sold in pet stores and kept as household pets provided that such animals are not maintained for commercial purposes, do not constitute a nuisance, and are adequately provided with food, care and sanitary facilities.

B.    Accessory dwelling units

1.    Accessory dwelling unit in accordance with PMC 17.91.030. (Zoning Ordinance Amendment 09-04, adopted November 4, 2009. Zoning Ordinance Amendment 17-003, adopted by City Council August 1, 2017.)

C.    Incidental uses

1.    Alcoholism or drug abuse recovery or treatment facility, licensed, in accordance with applicable state and county requirements. (Zoning Ordinance Amendment 08-01, adopted by City Council March 3, 2010.)

2.    Garage sales conducted in accordance with PMC 17.91.080.

3.    Day care facility, small family, in accordance with the applicable state and county requirements.

4.    Small residential care facility, in accordance with the applicable state and county requirements. (Zoning Ordinance Amendment 08-01, adopted by City Council March 3, 2010.)

D.    Accessory structures

The following accessory structures are permitted in the R-3 zone, provided that requirements for building setbacks, height, and other development standards are adhered to pursuant to PMC 17.82.020.

1.    Private garage and carports.

2.    Accessory structures typically associated with multi-family residential uses and intended for the use of residents only, including but not limited to children’s playgrounds, swimming pools, playfields (excluding lighted playfields), laundry facilities, storage lockers, club rooms, recreation rooms and day care facilities.

3.    Tool houses, storage sheds and greenhouses.

4.    Accessory signs, as permitted in Chapter 17.88 PMC.

5.    Satellite dishes and Amateur Radio Antenna, as permitted in PMC 17.95.020 and 17.95.030. (Zoning Ordinance Amendment 11-2, adopted by City Council September 9, 2011)

6.    Information kiosks, pursuant to PMC 17.88.050(F).

E.    Areas designated for the temporary storage and sorting of recyclable materials, in accordance with PMC 17.85.030.

17.43.080 Similar Uses Permitted by Planning Director Determination

The Planning Director may determine that an unlisted use is similar to and not more objectionable to the general welfare than those uses specifically listed in the R-3 zone, pursuant to PMC 17.24.120.

17.43.090 Standards of Development

Premises in Zone R-3 shall be subject to the development standards contained in this Section and those standards contained in Division 8, General Standards of Development.

A.    Lot area

Each lot or parcel of land in Zone R-3 shall have a minimum lot area of not less than the following. For purposes of calculating the permitted number of dwelling units per lot, rounding up shall not be allowed.

1.    Each lot or parcel of land in R-3 Zone created after the effective date of this ordinance shall have a minimum lot area of twenty thousand (20,000) square feet, except as approved with a Conditional Use Permit in conjunction with a manufactured home subdivision.

2.    Notwithstanding the minimum lot area requirement, a multiple family residential development shall have a minimum net lot area of two thousand five hundred (2,500) square feet per dwelling unit, except that nothing in this Section shall be interpreted to allow a dwelling unit density in excess of that permitted by the underlying General Plan land use designation.

3.    For manufactured home subdivisions, the minimum lot area for each manufactured home lot shall be no less than two thousand two hundred (2,200) square feet, except that nothing in this Section shall be interpreted to allow a dwelling unit density in excess of that permitted by the underlying General Plan land use designation.

4.    For manufactured home parks and subdivisions, the minimum lot area shall be five (5) acres.

5.    A number following the zoning symbol may modify the minimum lot size requirement, pursuant to PMC 17.13.020(B).

B.    Project area width

A minimum lot/project area width of one hundred (100) feet shall be required within Zone R-3.

C.    Building setbacks

Except as otherwise required by Chapter 17.83 PMC, setbacks in Zone R-3 shall be provided as follows:

1.    Front building setback.

The front yard building setback for structures in Zone R-3 shall be not less than twenty (20) feet.

2.    Side building setback

a.    The street side building setback for a principal structure in Zone R-3 shall be not less than twenty (20) feet.

b.    The interior side building setback for a principal structure in Zone R-3 shall be not less than five (5) feet for each story.

3.    Rear building setback

The rear building setback for principal structures in Zone R-3 shall be not less than fifteen (15) feet.

D.    Building height and coverage

1.    Building height

The maximum height of a primary structure, as measured in accordance with PMC 17.16.020, shall not exceed three (3) stories or forty-five (45) feet. The maximum height of accessory structures shall not exceed one (1) story or seventeen (17) feet.

2.    Maximum lot coverage

Maximum lot coverage within the R-3 Zone shall not exceed fifty (50) percent. For the purpose of this Section, building lot coverage shall include principal structure(s) and all accessory structures which exceed 3.5 feet in height. The figure shall not include below ground pools, spas, walls, fences, parking lots and access drives.

3.    Setbacks for accessory structures

Setbacks for accessory structures shall be provided pursuant to PMC 17.82.020.

E.    Off-street parking

Each lot or parcel of land in Zone R-3 shall have off-street parking facilities as prescribed in Chapter 17.87 PMC, Off-Street Parking.

F.    Multiple family dwelling size standards

The following minimum dwelling areas are computed by calculating the living areas as measured from the outside walls and excluding garages, carports, exterior courtyards, patios and balconies, except as otherwise approved in conjunction with a housing project for low income households or seniors.

 

Livable Area

in Square Feet

Bedrooms

Maximum Number

Baths

Minimum Number

500

Bachelor

1

600

1

1

800

2

1

1,000

3

2

1,200 and over

3 or more

2

G.    Multiple family housing standards (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

All multiple family housing proposed within Zone R-3 shall conform to the following standards:

1.    All multiple family housing proposed within Zone R-3 shall be constructed in the following manner, except as otherwise approved in conjunction with a housing project for low income households, seniors, or assisted living facilities:

a.    All multiple family developments with five (5) or more dwelling units shall provide thirty percent (30%) usable common open space for passive and active recreational uses. For purposes of meeting this requirement, usable open space areas shall not include public or private rights-of-way; vehicle parking areas; areas adjacent to or between any structures less than fifteen (15) feet apart; required building setback areas; private patios or yards; or areas having a slope of greater than 3:1. (Zoning Ordinance Amendment 11-05, adopted by City Council September 5, 2012.)

b.    Each dwelling unit shall have a private (walled) patio or balcony. Each (walled) patio or balcony must maintain a minimum or seven (7) feet in depth. The required square footage of the patios and balconies may be averaged among the units within each building, provided a minimum average of two hundred (200) square feet or twenty-five (25) percent of the average dwelling unit size, whichever is less, is maintained.

c.    All multiple family developments with five (5) or more dwelling units shall provide recreational amenities within the site which may include but are not limited to a swimming pool; spa; clubhouse; tot lot with play equipment; picnic shelter – barbecue area; court game facilities (in accordance with PMC 17.91.090, such as tennis, basketball, or racquetball); improved softball or baseball fields; or day care facilities. The type of amenities required shall be dependent upon the nature of the development, and shall be approved by the reviewing authority in accordance with the following schedule. (Zoning Ordinance Amendment 11-05, adopted by City Council September 5, 2012.)

 

Units

Amenities

0-4

0

5-50

1

51-100

2

101-200

3

201-300

4

Add 1 amenity for each 100 additional units of fraction thereof.

d.    Climatic conditions shall be considered in locating common spaces; they should be screened from prevailing southwest winds, provided with shade from the high summer sun and open to winter sunshine.

e.    Off-street parking spaces for multi-family residential developments shall be located within one hundred fifty (150) feet walking distance of the dwelling unit (front or rear door) for which the parking space is provided.

f.    Each dwelling unit shall be provided a minimum of one hundred fifty (150) cubic feet of private enclosed storage space within the garage, carport, or immediately adjacent to the dwelling unit.

g.    Driveway approaches within multiple family developments shall be delineated with interlocking pavers, decorative concrete, landscaped medians or similar features.

h.    Dead end driveways of over one hundred (100) feet in length should be avoided.

i.    All parts of all structures shall be within one hundred fifty (150) feet of emergency access for single story and fifty (50) feet for multi-story.

j.    Common laundry facilities shall be provided containing a minimum of one (1) washing machine and one (1) dryer for every twenty (20) dwelling units or fraction thereof. These facilities shall be dispersed throughout the project as approved by the reviewing authority.

k.    Each dwelling unit shall provide sufficient space and be plumbed and wired for a standard size washing machine and dryer. Floor plans shall demonstrate compliance with this requirement.

l.    Management and security plans shall be submitted for review and approval for multi-family developments with ten (10) or more dwelling units.

m.    Trash areas shall be dispersed throughout the complex. Trash areas not located within a building shall be paved and located a minimum of five (5) feet from the private street or drive aisle. Such areas shall be consistent with the standards contained in PMC 17.85.010. One trash area shall be provided for every ten (10) dwelling units or fraction thereof.

n.    Adequate internal and external lighting within all publicly accessible areas of the development, including walkways, shall be provided for security purposes. The lighting shall be energy efficient, stationary, deflected away from adjacent properties and public rights-of-way, and of an intensity compatible with the residential neighborhood.

o.    Placement of buildings and open space areas shall be designed to facilitate visibility by residents, passers-by and law enforcement personnel. Passageways having dead ends or lacking visibility from adjacent buildings, walkways and/or streets will not be allowed.

p.    Roof access from all buildings shall be internal; no outside ladders attached to buildings are permitted.

q.    All rooftop equipment shall be screened with architectural means such as parapet walls or rooftop wells; drainage downspouts, roof vents and other equipment shall be painted to match the surface to which they are attached.

r.    Screening of equipment, utilities and service areas shall be provided in accordance with PMC 17.86.020.

s.    Units shall be pre-wired to accommodate cable reception. Satellite dish antennas shall be prohibited on roofs, and shall be screened in a manner which is compatible with adjacent structures.

t.    Where common mailboxes are provided, they should be located close to the project entry and near recreational facilities; the location must be approved by the U. S. Postal Service.

u.    Multiple residential structures shall be designed so as to break up long wall or roof line planes by offsets, shadow lines, facade treatment and other similar means. Architectural treatments shall be included on all sides of structures.

v.    Carports, garages, trash enclosures and other accessory structures shall be designed to reflect the architecture of the primary buildings, with respect to style, colors and materials, and shall be screened with landscaping wherever possible.

w.    Individual garages with parking aprons of less than twenty (20) feet in length shall have automatic garage door openers and sectional roll-up doors; in no case shall the drive approach in front of individual garages be less than five (5) feet in length.

x.    Bicycle racks shall be provided in secure locations throughout the project.