616 R-3A Multifamily Residence District. *16

A.    Purpose. The purpose of the multifamily residence districts is to provide for alternate living styles including rental, condominiums and single ownership of land with multiple units thereon or single or attached townhomes.

The density ranges offered are intended to allow for a greater interaction of residents with at least the opportunity for less individual maintenance, unit cost, and size as compared with a conventional single-family residence.

The design options of average lot subdivision, planned residential and single-family attached development are intended to provide flexibility as to unit placement, variable yard requirements, more reasonable and practical use of open spaces, staggered height limits up to three and four stories and more standardized parking and street improvement requirements. Bonus provisions are intended to facilitate and enhance the utilization of smaller infill parcels as well as unusual and irregular parcels throughout the City. *16

Along with the freedom that the multifamily district offers are certain responsibilities which must be met for project residents, but more importantly for the overall adjacent neighborhood. These are expressed in terms of standards and performance criteria. The standards internal to a project are intended to increase livability with amenities including landscaping, recreational facilities and project design. On the other hand the exterior standards provide a better fit, [and] better the project and the neighborhood environs. Criteria relating to setbacks, screening and landscaping are intended to reduce noise, maintain privacy and minimize psychological feelings to a change in development character and avoid any adverse effect on property values.

B.    District Regulations. The following tables establish standards to be used in the R-3A district. The definitions of terms used in these standards are found in Section 608.I. The single-family attached development option must meet Section 608.F.8 requirements. *8 *16

TABLE A. SINGLE-FAMILY DEVELOPMENT(2)   +8 *10 *11

 

R-3A Development Option

Standards

Conventional

Planned Residential Development

Minimum lot width (in the event of horizontal property regimes, "lot" shall refer to the width of the structure and exclusive use area) *10

55' minimum

45' minimum (unless approved by either the design advisor or the Single-Family Architectural Appeals Board for demonstrating enhanced architecture that minimizes the impact of the garage (see Section 507 Tab A.2.12.1 B(2)(b) [sic])) *10

Minimum lot depth

None, except 110' adjacent to freeway or arterial

None, except 110' adjacent to freeway or arterial

Dwelling unit density (units/gross acre)

5.0

6.5; 12 with bonus

Minimum perimeter building setbacks

Front: 15';

Rear: 15' (1-story), 20' (2-story);

Side: 10' (1-story), 15' (2-story)

Street (front, rear or side): 15' (in addition to landscape setback);

Property line (rear): 15' (1-story), 20' (2-story);

Property line (side): 10' (1-story), 15' (2-story)

Common landscaped setback adjacent to perimeter streets

None

15' average, 10' minimum

(Does not apply to lots fronting onto perimeter streets)

Minimum interior building setbacks

Front: 10'; rear: 10'; combined front and rear: 35', street side: 10'; sides: 13' total (3' minimum, unless 0')

Front: 10'; rear: none (established by Building Code); street side: 10'; sides: none (established by Building Code)

Minimum building separation

10'

None

Minimum garage setback

18' from back of sidewalk for front-loaded garages, 10' from property line for side-loaded garages

18' from back of sidewalk for front-loaded garages, 10' from property line for side-loaded garages

Maximum garage width

For lots <60': 2 car widths, for lots ≥60' to 70': 3 car widths, for lots >70': no maximum *10

For lots <60': 2 car widths, for lots ≥60' to 70': 3 car widths, for lots >70': no maximum *10

Maximum height

2 stories and 30'

2 stories and 30' (except that 3 stories not exceeding 30' are permitted when approved by the design advisor for demonstrating enhanced architecture) *10

Lot coverage

Primary structure, not including attached shade structures: 40%

Total: 50%

Primary structure, not including attached shade structures: 40%

Total: 50%

Common areas

None

Minimum 5% of gross area

Allowed uses

Single-family detached

Single-family detached

Required review

Development review per Section 507, and subdivision to create 4 or more lots

Development review per Section 507, and subdivision to create 4 or more lots

Street standards

Public street, or private street built to City standards with a homeowners’ association established for maintenance

Public street or private accessway(1)

On-lot and common retention

Common retention required for lots less than 8,000 sq. ft. per grading and drainage ordinance requirements

Common retention required for lots less than 8,000 sq. ft. per grading and drainage ordinance requirements

Landscape standards

 

Perimeter common: trees spaced a maximum of 20 to 30 feet on center (based on species) or in equivalent groupings, and 5 shrubs per tree.

(1) Public streets may be required as a part of subdivision or development review for extensions of street patterns, for circulation within neighborhoods, or to continue partial dedications.

(2) For single-family, detached development built or subdivided under the subdivision development option prior to May 1, 1998, refer to the subdivision option in table B. +9 *11

(3) For the purposes of this section, canal rights-of-way shall be treated the same as public street rights-of-way. +13

TABLE B. SINGLE-FAMILY (SUBDIVIDED PRIOR TO MAY 1, 1998), SINGLE-FAMILY ATTACHED AND MULTIFAMILY DEVELOPMENT *8 *10 *11 *16

 

R-3A Development Options -3 *16

 

Standards

(a)

Subdivision(2)

(b)

Average Lot

(c)

Planned Residential Development

(d)

Single-Family Attached (3) +16

Minimum lot dimensions (width and depth) *4

60' width, 94' depth *4

40' width, 50' depth *4

None

Individual unit lot: 20' width, no minimum depth +16

Dwelling unit density (units/gross acre)

22

22

23.1; 26.4 with bonus

23.1; 26.4 with bonus +16

Perimeter standards

None

20' front, 15' rear, 10' side

20' adjacent to a public street; this area to be in common ownership unless lots front on the perimeter public street; 15' adjacent to property line *3

10' for units fronting street rights-of-way; 15' for units siding street rights-of-way. This area is to be in common ownership or management. 10' adjacent to property line +16

Building setbacks

25' front, 15' rear, 10' and 3' side

10' front, 30' front plus rear

10' front

Individual unit lot: none +16

Maximum height

3 stories or 40'*

3 stories or 40'*

3 stories or 40' for 150'; 1' in 5' increase to 48', 4-story maximum

3 stories or 40' for first 150'; 1' in 1' increase to 48' height, 4-story maximum* +16

Lot coverage

45%

45%

45%

100% +16

Common areas

None

None

Minimum 5% of gross area(2)

Minimum 5% of gross area +16

Allowed uses

Single-family attached and multifamily *8

Single-family attached and multifamily *8

Single-family attached and multifamily *8

Single-family attached and home occupations per Section 608 +16

Required review

Subdivision to create 4 or more lots

Subdivision with building setbacks

Development review per Section 507 *8

Development review per Section 507 +16

Street standards

Public street required

Public street

Public street or private accessway

Development site: Public street or private accessway. Individual unit lot: Private accessway, alley right-of-way or driveway. +16

*There shall be a fifteen-foot maximum height within ten feet of a single-family zoned district, which height may be increased one foot for each additional one foot of building setback to the maximum permitted height.

(1) For purposes of this section, canal rights-of-way shall be treated the same as public street rights-of-way.

(2) These standards also apply to single-family, detached development built or subdivided under the subdivision option prior to May 1, 1998. +9 *11 *13

(3) The single-family attached development option must meet Section 608.F.8 requirements. +16

C.    Special Regulations.

1.    Adult day care center, subject to a use permit; and provided, that: +17

a.    Outdoor recreation areas shall be screened from adjacent properties by a six-foot-high landscape hedge, solid fence, or solid wall. +17

2.    Boarding house, subject to a use permit and the following conditions: +18

a.    Such home shall be registered with, and administratively verified by, the Planning and Development Department Director’s designee, as to compliance with the standards of this section as provided in Section 701. +18

b.    No boarding house shall be located on a lot with a property line within 1,320 feet, measured in a straight line in any direction, of the lot line of another boarding house, group home, or community residence home or center within a residential zoning district. +18

c.    A maximum lot coverage of 25 percent. +18

d.    A minimum of 100 square feet of usable outdoor open space per bed shall be provided. +18

e.    The lot shall only have vehicular access from an arterial or collector street. +18

3.    Community residence center, subject to a use permit and the following conditions: +17 *18

a.    Such center shall be registered with, and administratively verified by, the Planning and Development Department Director’s designee, as to compliance with the standards of this section as provided in Section 701. +18

b.    No community residence center shall be located on a lot with a property line within 1,320 feet, measured in a straight line in any direction, of the lot line of another community residence home or center within a residential zoning district. +18

c.    Disability accommodation from the spacing requirement may be requested by an applicant per Section 701.E.3. +18

d.    A maximum lot coverage of 25 percent. +17 *18

e.    A minimum of 100 square feet of usable outdoor open space per bed shall be provided. +17 *18

f.     The lot shall only have vehicular access from an arterial or collector street. +17 *18

4.    Group home, subject to a use permit and the following conditions: *2 *17 *18

a.    Such home shall be registered with, and administratively verified by, the Planning and Development Department Director’s designee, as to compliance with the standards of this section as provided in Section 701. +18

b.    No group home shall be located on a lot with a property line within 1,320 feet, measured in a straight line in any direction, of the lot line of another group home, boarding house, or community residence home or center within a residential zoning district. +18

c.    A maximum lot coverage of 25 percent. +18

d.    A minimum of 100 square feet of usable outdoor open space per bed shall be provided. +18

e.    The lot shall only have vehicular access from an arterial or collector street. +18

5.    Group foster home, subject to a use permit. *2 *12 *17 *18

6.    Dormitories and convents shall be permitted as accessory uses to churches or similar places of worship. +2 *12 *17 *18

7.    A site plan in accordance with Section 507 is required for all development in the R-2, R-3, R-3A, R-4, R-4A and R-5 districts except when the development consists of single-family dwellings on individual lots. *2 *12 *17 *18

8.    A residential convenience market is permitted as an accessory use to a multiple-family development, subject to the following conditions: +5 *12 *14 *17 *18

a.    Signage shall be allowed only as part of a Comprehensive Sign Plan pursuant to Section 705. The Zoning Administrator may approve wall mounted signage up to a maximum height of 30 feet as part of an approved Comprehensive Sign Plan. +5 *14

b.    The development shall contain a minimum of 400 dwelling units. +5

c.    The market shall not exceed 1,000 square feet in total floor area (display and storage) if the development contains less than 850 dwelling units. The market shall not exceed 3,000 square feet in total floor area (display and storage) if the development contains 850 or more dwelling units. +5 *14

d.    No parking spaces shall be required or permitted for the market except for spaces designated for deliveries or handicapped individuals. +5

9.    Dependent care facility for 13 or more dependents and schools for the mentally or physically handicapped subject to securing a use permit pursuant to Section 307. +15 *17 *18

Date of Addition/Revision/Deletion - Section 616

+1 Addition on 10-30-1991 by Ordinance No. G-3465

+2 Addition on 2-19-1992 by Ordinance No. G-3498

*2 Revision on 2-19-1992 by Ordinance No. G-3498

-3 Deletion on 5-20-1992 by Ordinance No. G-3529

*3 Revision on 5-20-1992 by Ordinance No. G-3529

*4 Revision on 7-1-1992 by Ordinance No. G-3553

+5 Addition on 3-31-1993 by Ordinance No. G-3629

*6 Revision on 7-2-1997 by Ordinance No. G-4039

+7 Addition on 7-2-1997 by Ordinance No. G-4041

+8 Addition on 5-1-1998 by Ordinance No. G-4078

*8 Revision on 5-1-1998 by Ordinance No. G-4078

+9 Addition on 7-1-1998 by Ordinance No. G-4111

*10 Revision on 6-2-1999 by Ordinance No. G-4188

*11 Revision on 1-3-2007 by Ordinance No. G-4857, eff. 2-2-2007

*12 Revision on 6-3-2009 by Ordinance No. G-5380, eff. 7-3-2009

*13 Revision on 11-3-2010 by Ordinance No. G-5561, eff. 12-3-2010

+13 Addition on 11-3-2010 by Ordinance No. G-5561, eff. 12-3-2010

-13 Deletion on 11-3-2010 by Ordinance No. G-5561, eff. 12-3-2010

*14 Revision on 1-19-2011 by Ordinance No. G-5582 eff. 2-18-2011

+15 Addition on 11-7-2012 by Ordinance No. G-5743, eff. 12-7-2012

+16 Addition on 12-18-2013 by Ordinance No. G-5874, eff. 1-17-2014

*16 Revision on 12-18-2013 by Ordinance No. G-5874, eff. 1-17-2014

+17 Addition on 6-21-2017 by Ordinance No. G-6331, eff. 7-21-2017

*17 Revision on 6-21-2017 by Ordinance No. G-6331, eff. 7-21-2017

+18 Addition on 4-18-2018 by Ordinance No. G-6451, eff. 5-18-2018

*18 Revision on 4-18-2018 by Ordinance No. G-6451, eff. 5-18-2018