Article 40 — 09A. HIGH DENSITY RESIDENTIAL (HDR) OVERLAY DISTRICT

The purpose of this high density residential overlay district is to encourage high density residential uses on suitable infill sites to meet city housing needs, which are in addition to the permitted uses of the underlying zoning district. This overlay district is intended to foster new development with residential uses and densities that are compatible with existing allowed nonresidential uses and with adjacent neighborhoods and that support reduced vehicle trips and promote energy and resource conservation.

(Ord. 2652, 1/9/2024)

• (a) The HDR overlay district shall be applied to the area(s) defined on the High Density Residential Overlay District Zone Map (Figure 40.09A.020A), as amended, and to be identified as HDR-OZ on the General Plan Map.

• (b) The provisions and standards of this article apply to new residential development or new mixed use (residential with nonresidential) development proposed on sites within this overlay district.

• (c) New development or site changes and uses proposed under the existing underlying zoning district with no residential component on the site shall comply with the applicable standards of the underlying district.

Figure 40.09.020A: High Density Overlay District

4600 Fermi Place (APN: 071-425-001)

Aproximately 6.98 acres

==> picture [442 x 441] intentionally omitted <==

• (Ord. 2652, 1/9/2024)

Allowable density shall be as established in the General Plan designation for the site. However, all new residential or mixed use developments subject to this overlay district shall provide a minimum residential density of 20.00 units per net acre or the minimum density required by the General Plan designation, whichever is greater.

(Ord. 2652, 1/9/2024)

In addition to the permitted uses of the underlying zoning district, the principal permitted uses of the HDR overlay district are as follows:

• (a) Dwellings, multiple.

• (b) Group care homes with six or fewer clients.

• (c) Cooperative housing, as defined in Section 40.01.010 .

• (d) Supportive housing.

• (e) Transitional housing.

• (f) Family and group day care homes as defined in Section 40.26.270 .

• (g) Combination of residential and the following nonresidential uses: office, commercial, research and development and laboratory uses with a B occupancy, that are either permitted in this section or the underlying zoning district. A minimum of fifty percent of the floor area of the building(s) shall be for residential uses. Combined uses may be integrated vertically in the same building or horizontally on the same site provided the residential density requirement is met.

• (Ord. 2652, 1/9/2024; Ord. 2677, 11/4/2025)

In addition to the permitted accessory uses of the underlying zoning district, the following accessory uses are permitted in the HDR overlay district:

• (a) Home occupations subject to the provisions of Sections 40.01.010 and 40.26.150 .

• (b) Swimming pools, private, subject to provisions of Section 40.26.350 .

• (c) Signs, subject to the regulations of Section 40.26.020 .

• (d) Other accessory uses and accessory buildings customarily appurtenant to a permitted use subject to provisions of Section 40.26.010 .

• (e) Accessory dwelling units meeting the requirements of Section 40.26.450 (Ministerial accessory dwelling units).

• (Ord. 2652, 1/9/2024)

In addition to the permitted conditional uses of the underlying zoning district, the following conditional uses may be permitted in the HDR overlay district:

(a) Single room occupancy (SRO) units.

(Ord. 2652, 1/9/2024)

The following uses are prohibited in the HDR overlay district:

(a) Single-family dwellings and duplexes. (Ord. 2652, 1/9/2024)

The zoning development standards for residential or mixed use (residential/nonresidential) developments subject to the HDR overlay district shall be as follows.

• (a) Lot Area. Seven thousand five hundred square feet minimum.

• (b) Lot Width. Seventy feet minimum, except that existing lots of record as of date of this ordinance adoption are exempt.

• (c) Building Height. Sixty feet maximum.

• (d) Yard Setback Requirements. The following minimum yards shall be required.

  • (1) Front yard: ten feet.

  • (2) Side yard, street: ten feet.

  • (3) Side yard, interior: five feet.

  • (4) Rear yard: ten feet.

When the yards are adjacent to a single-family district or existing single-family development, the required minimum yards shall be increased to ten feet on the interior side and twenty feet on the rear. An additional ten feet of setback on the interior or rear sides shall be provided for any portion of the building exceeding forty feet in height.

• (e) Lot Coverage. Fifty percent maximum, not including accessory structures.

• (f) Floor Area Ratio. 2.0 maximum. Garage floor area is not included for the purposes of floor area ratio calculations.

• (g) Useable Open Space (Minimum Whichever is Less).

  • (1) Ten percent of site; or

  • (2) Total based on unit number and type:

    • (A) Each studio or one-bedroom unit: one hundred square feet.

    • (B) Each two-bedroom unit: one hundred fifty square feet.

    • (C) Each additional bedroom: fifty square feet.

(h) Bicycle Parking. Per Davis Municipal Code Section 40.25A.060 . (Ord. 2652, 1/9/2024; Ord. 2677, 11/4/2025)

These standards shall serve as the final planned development standards. Developments consistent with the standards established in this overlay district are exempt from a final planned development review. However, modifications to the standards for a specific development may be allowed through approval of a revised final planned development for the site, pursuant to Davis Municipal Code Article 40.22.

(Ord. 2652, 1/9/2024)

Except as provided for in Section 40.09A.110 , site plan and architectural approval (design review) by the director of community development and sustainability or designee shall be required for all development, pursuant to Davis Municipal Code Article 40.31. (Ord. 2652, 1/9/2024)

Qualifying residential development projects consistent with Government Code Section 65583.2(c) and (h) in which at least twenty percent of the residential units are affordable to lower income households shall be processed ministerially. Projects shall comply with all applicable development standards and requirements of this Overlay District and Davis Municipal Code and the adopted "Design Standards for Ministerial Residential Developments." Qualifying to residential development projects shall also comply with inclusionary requirements in Davis Municipal Code Article 18.05 (Affordable Housing).

(Ord. 2652, 1/9/2024)

Exceptions and minor modifications may be allowed pursuant to Davis Municipal Code Article 40.27. (Ord. 2652, 1/9/2024)

For provisions not covered by this article or the final planned development, the provisions of Chapter 40 of the Davis Municipal Code, as amended, shall apply. Where there is a conflict between the provisions of Chapter 40 and this article, the provisions of this article shall apply. (Ord. 2652, 1/9/2024)

The following special conditions shall apply to any development project subject to this overlay district for the site located at 4600 Fermi Place (APN: 071-425-001).

• (a) Landscaped Freeway Buffer. A minimum twenty-foot-wide landscape buffer shall be provided along the southern property line. The buffer shall include one minimum fifteen-gallon evergreen tree located on-center every twenty-five feet parallel to the freeway and include a mix of shrubs and other cover plantings. Trees shall consist of approved trees from the City of Davis' Master Tree List.

• (b) Window Noise Ratings. Window ratings and building and improvements shall be designed so that interior noise levels do not exceed forty-five dB. Windows facing I-80 for all residential units shall include necessary upgraded STC rated windows or other construction-related facade improvements to comply.

• (Ord. 2652, 1/9/2024)