SEC. 36.10. - Purpose. — Mountain View Zoning Code

This article provides regulations applicable to development and new land uses in the residential zoning districts established by Section 36.04 (Zoning Districts Established). The purposes of the individual residential zoning districts are as follows:

a.

R1 (residential—Single-family) district. The R1 zoning district is intended for detached, single-family dwellings, dual urban opportunity developments and similar and related uses compatible with a quiet, family living environment. The R1 zoning district is consistent with the low-density residential land use designation of the general plan. The designation of an area in the R1 zoning district may include establishing a minimum lot area for new subdivisions, expressed as a suffix to the R1 zoning map symbol (e.g., R1-8, R1-10, etc.).

b.

R2 (residential—One (1) and two (2) family) district. The R2 zoning district is intended for single-family dwellings, duplexes, low-density rowhouse developments, low-density townhouse developments, small-lot single-family developments and similar and related compatible uses. The R2 zoning district is consistent with the medium-low density residential land use designation of the general plan. The designation of an area in the R2 zoning district may include establishing a minimum lot area for new subdivisions, expressed as a suffix to the R2 zoning map symbol (e.g., R2-8, R2-10, etc.).

c.

R3 (residential—Multiple-family) district. The R3 zoning district is intended for multiple-family housing, including apartments, condominium development, rowhouse development, townhouse development, smalllot single-family development and similar and related compatible uses. The R3 zoning district is consistent with the medium, medium-high and high-density residential land use designation of the general plan. The designation of an area in the R3 zoning district will include establishing a specific maximum density for multiple-family development, expressed as a subcategory to the R3 zoning map symbol (e.g., R3-2, R3-1.5, etc.).

d.

R4 (Residential—High-density multiple-family) district. The R4 zoning district is intended for multiple-family housing, including apartments, condominium development, rowhouse development, townhouse development, small-lot, single-family development and similar and related compatible uses. The R4 zoning district is consistent with the high-density residential land use designation of the general plan.

e.

RMH (mobile home park) district. The RMH zoning district is intended for areas of the city best suited for mobile homes within a mobile home park or mobile home subdivision with shared recreational and open

space facilities, together with similar and related compatible uses. The RMH zoning district is consistent with the mobile home residential land use designation of the general plan.

(Ord. No. 18.13, § 1, 12/10/13; Ord. No. 4.22, § 3, 4/12/22.)

DIVISION 2. - LAND USES

SEC. 36.10.05. - Residential zone land uses and permit requirements. ¶

The uses of land allowed by this Chapter in each residential zoning district are identified in the following tables as being:

a.

Permitted subject to compliance with all applicable provisions of this Chapter, including development review where required and parking requirements, and subject to obtaining any building permit or other permit required by the City Code ("P" uses on the tables).

b.

Allowed subject to approval of a conditional use permit ("CUP") (Sec. 36.48).

c.

Allowed subject to approval of a temporary use permit ("TUP") (Sec. 36.46).

d.

Allowed subject to approval of a planned unit development permit ("PUD") (Sec. 36.46.70).

e.

Allowed subject to approval of a mobile home park permit ("MHPP") (Sec. 36.48.35).

Land uses that are not listed on the table for a particular zoning district are not allowed in that district, except where otherwise provided by Section 36.06.40 (Determination of Allowable Land Uses) or Section 36.06.50 (Exemptions from Zoning Permit Requirements).

LAND USES AND PERMIT REQUIREMENTS BY RESIDENTIAL DISTRICT

NOTE: Where the last column on the following tables ("See Section") includes a section number, the regulations in the referenced section apply to the use and/or a specific definition; however, provisions in other sections may apply as well.

LAND USE	PERMIT REQUIREMENTS BY ZONE	PERMIT REQUIREMENTS BY ZONE	PERMIT REQUIREMENTS BY ZONE	PERMIT REQUIREMENTS BY ZONE	PERMIT REQUIREMENTS BY ZONE
	R1	R2	R3	RMH	R4	SEE SECTION
AGRICULTURAL
Crop production	P	P	P	P	P

Small animal-keeping	P	P	P	P	P	36.12.55.g.
EDUCATION, PUBLIC ASSEMBLY, AND RECREATION
Child-care centers	CUP	CUP	CUP	CUP	CUP	36.28.20; 36.60.09
Child-care facilities, large-family	P	P	P	P	P	36.28.20; 36.60.09
Child-care facilities, small-family	P	P	P	P	P	36.28.20; 36.60.09
Community assembly	CUP	CUP	CUP	CUP	CUP	36.60.09
Public recreation	P	P	P	P	P	36.60.35
Recreational vehicle (RV) parks				CUP		36.60.39
Religious institutions	CUP	CUP	CUP	CUP	CUP	36.60.39
Schools — public and private	CUP	CUP	CUP	CUP	CUP	36.60.41
PUBLIC SAFETY FACILITIES, TRANSPORTATION, AND UTILITIES
Parking lot or area, public (not accessory to residential)	CUP	CUP	CUP	CUP	CUP	36.60.35
Pipelines and utility lines	P	P	P	P	P	36.60.35
Public safety facilities	CUP	CUP	CUP	CUP	CUP	36.60.35
Public utility facilities	CUP	CUP	CUP	CUP	CUP	36.60.35
RESIDENTIAL
Accessory dwelling unit	P	P	P	P	P	Article IV, Division 10; 36.60.05
Accessory uses and structures	P	P	P	P	P	Article IV, Division 9; 36.60.05
Dual urban opportunity development	P					Article IV, Division 11; 36.60.11
Duplexes		P	P		P	Article IV, Division 4; 36.60.11
Employee housing1	P	P	P	P	P	36.60.13
Home occupations, cottage food operations, microenterprise home kitchen operations	P	P	P	P	P	Article IX, Division 11; 36.60.09; 36.60.19; 36.60.29
Junior accessory dwelling unit	P	P	P	P	P	Article IV, Division 10; 36.60.23
Mobile home parks	MHPP	MHPP	MHPP	MHPP	MHPP	Article IV Division 7; 36.60.29
Manufactured housing	P	P	P	P	P	36.12.30

Mobile home, single	P	P	P	P	P	36.12.30; 36.60.29
Multiple-family housing development		CUP	P		P	R2 District: Article IV, Division 4; R3 District: Article IV, Division 5; R4 District: Article IV, Division 6; 36.60.29
Residential care home2	P	P	P	P	P	36.60.39
Rooming and boarding house or lodging house	CUP	CUP	CUP	CUP	CUP	36.60.39
Rooming and boarding house or lodging house, 2 persons maximum	P	P	P	P	P	36.10.85; 36.60.39
Rowhouse development		PUD	PUD		PUD	Article IV, Division 15; 36.60.39
Senior care facility	CUP	CUP	CUP		CUP	36.60.41
Senior congregate care housing		CUP	CUP		CUP
Single-family house or dwelling	P	P	P	P	P	36.60.41
Small-lot, single-family development		PUD	PUD		PUD	Article IV, Division 13; 36.60.41
Supportive housing	P	P	P	P	P	36.60.41
Transitional housing	P	P	P	P	P	36.60.43
Townhouse development		PUD	PUD		PUD	Article IV, Division 14; 36.60.43
SERVICES
Cemeteries, columbariums (with church)	CUP	CUP	CUP	CUP	CUP	36.28.15; 36.60.09
Medical services - extended care			CUP	CUP	CUP	36.60.29
Ofces, property management		CUP	P	P	P	36.60.33
Ofces, temporary real estate	TUP	TUP	TUP	TUP	TUP	Article XVI, Division 3; 36.60.33
OTHER USES
Safe parking3	CUP	CUP	CUP	CUP	CUP	Article IX, Division 22; 36.60.41; Chapter 19
Temporary uses	TUP	TUP	TUP	TUP	TUP	Article XVI, Division 3

1 Subject to the same permitting requirements as a single-family dwelling.

2 Subject to the same requirements as a single-family dwelling or duplex if serving six (6) or fewer clients, or subject to the underlying zoning requirements if serving seven (7) or more clients.

3 Safe parking shall only be allowed on sites used for, and in conjunction with, the following uses in residential zones: churches; community centers; membership organization facilities; and schools, public and private.

KEY TO PERMIT REQUIREMENTS	SYMBOL	SEE SECTION
Permitted use, zoning compliant	P	Article XVI, Division 2
Conditional use, conditional use permit required	CUP	Article XVI, Division 6
Planned unit development, planned unit development permit required	PUD	Article XVI, Division 5
Temporary use, temporary use permit required	TUP	Article XVI, Division 3
Mobile home park, mobile home park permit required	MHPP	Article XVI, Division 7
Use not allowed	(blank)

(Ord. No. 18.13, § 1, 12/10/13; Ord. No. 3.17, § 4, 4/25/17; Ord. No. 16.19, § 8, 10/22/19; Ord. No. 7.20, § 2, 6/23/20; Ord. No. 11.20, § 3, 11/10/20; Ord. No. 4.22, § 4, 4/12/22; Ord. No. 01.2024, § 7, 1/23/24; Ord. No. 3.2026, § 2, 3/10/26.)

DIVISION 3. - SINGLE-FAMILY (R1) ZONING DISTRICT STANDARDS

SEC. 36.10.10. - R1 zoning district standards. ¶

New land uses and structures, and alterations to existing land uses and structures, shall be designed and constructed in compliance with this section.

(Ord. No. 18.13, § 1, 12/10/13.)

SEC. 36.10.15. - Minimum lot area and width for subdivisions. ¶

The minimum area and width of parcels proposed in new subdivisions in the R1 zoning district is determined below, except in areas of special limitations or when smaller lots are approved as part of a larger planned unit development or through an urban lot split. These areas are identified on the zoning map by a suffix to the R1 map symbol (e.g., R1-8, R1-10, etc.), and are subject to the following requirements:

Zoning Designation	Minimum Lot Area	Minimum Width
R1	6,000 square feet	60 feet (corner lots: 70 feet)
R1-7	7,000 square feet	70 feet

R1-8	8,000 square feet	75 feet
R1-10	10,000 square feet	80 feet
R1-10+	As noted by sufx	80 feet

If the minimum lot area required by a suffix to the R1 zoning map symbol is within the ranges shown above (i.e., more than six thousand (6,000) square feet but less than ten thousand (10,000) square feet, etc.), the required lot width shall be determined by the zoning administrator based on the values specified in the table above.

For standards applicable to lots created through a planned unit development, see Section 36.10.35. For standards applicable to lots created through urban lot splits, see Section 36.13.50 through Section 36.13.75."

(Ord. No. 18.13, § 1, 12/10/13; Ord. No. 4.22, § 5, 4/12/22.)

SEC. 36.10.20. - Minimum street frontage for any residential use. ¶

Parcels in the R1 zoning district shall have a minimum frontage of thirty-five (35) feet on a public street, unless the lot has been created by an urban lot split pursuant to the provisions of Section 36.13.50 through Section 36.13.75 or is a lot without the required frontage on a public street pursuant to the provisions of Section 36.10.35 (Subdivisions in the R1 zone creating parcels without the required frontage on a public street.)

(Ord. No. 18.13, § 1, 12/10/13; Ord. No. 4.22, § 6, 4/12/22.)

SEC. 36.10.25. - R1 zone development standards. ¶

The following table entitled "R1 Zone Development Standards" defines standards for minimum parcel size, density, setbacks and height limits within the R1 zoning district. See Section 36.14.75 for exceptions to the site layout standards that may be granted for home improvements and minor additions. For standards applicable to dual urban opportunity developments, see Section 36.13.10 through Section 36.13.45.

R1 ZONE DEVELOPMENT STANDARDS

Other references	See Zoning Handbook for the Single-Family Homeowner and Zoning Calculations: Methods, Defnitions, and Clarifcations.
Lot area	6,000 sq. ft. minimum for interior lots, 7,000 sq. ft. for corner lots; except for larger area required by Section 36.10.15 based on map designation or smaller area approved under Section 36.10.35 with a PUD permit or under Section 36.13.50 through Section 36.13.75 with an urban lot split.
Lot width	60 ft. minimum for interior lots, 70 ft. for corner lots; except for greater width required by Section 36.10.15 or Section 36.10.20 based on map designation and

	lesser width is required for lots created by an urban lot split pursuant to Section 36.13.65.
Density (maximum)	1 dwelling per parcel, except where an accessory dwelling unit, junior accessory dwelling unit and/or dual opportunity development is allowed.
Floor area ratio	The maximum base FAR allowed shall be based on lot area and calculated using the following formula: FAR = 0.50 - (0.00001 × Lot Area). FAR shall be measured as provided in the Zoning Calculations: Methods, Defnitions, and Clarifcations. See Section 36.14.75 for exceptions. 0.45 for lots of 5,000 sq. ft. or less; Use formula above for lots between 5,001 and 9,999 sq. ft.; Examples: • 6,000 sq. ft. lot = 0.50 - (0.00001 × 6,000) = 0.44 FAR • 7,500 sq. ft. lot = 0.50 - (0.00001 × 7,500) = 0.425 FAR 0.40 for lots of 10,000 sq. ft. or greater.
Setbacks (See Figures 36.10-1 and 36.10- 2)	The following setbacks apply to any new construction, additions or replacement foor area, regardless of the existing building's setbacks.
	Front	20 ft. minimum for the frst foor wall; an additional 5 ft. from the frst-foor wall for a second foor over an attached garage, where garage projects forward.
	Sides (1st-story)	For lots less than 6,000 sq. ft. or less than 60 ft. wide: 5 ft. minimum and 10 ft. total for both sides.
		For lots of 6,000 sq. ft. or more and 60 ft. or greater in width: 5 ft. minimum and 12 ft. total for both sides.
	Sides (2nd-story)	For lots less than 5,000 sq. ft. or less than 40 ft. wide: 5 ft. minimum each side and 12 feet total for both sides.
		For lots 5,000 sq. ft. or more and 40 ft. or greater in width, front half of lot: 7 ft. minimum and 15 ft. total for both sides; rear half of lot: 12 ft. minimum on each side.
		For lots of 10,000 sq. ft. or more, and greater than 65 ft. wide: 10 ft. minimum and 25 ft. total for both sides.
	Street sides (corner lots)	15 ft. minimum.
	Rear	1-story portions of structure: 20% of the lot depth or 15 ft., whichever is greater, but not more than 40 ft. maximum, required. Encroachment allowed, see Section 36.14.75.
		2-story portions of structure: 25% of lot depth, or 20 ft., whichever is greater, but not more than 40 ft. maximum, required.

Height limits	Maximum building height for 1-story structure: 24 ft. Maximum building height for 2-story structure: 28 ft.	Maximum building height for 1-story structure: 24 ft. Maximum building height for 2-story structure: 28 ft.
	Maximum 1st foor wall height at top of wall plate: 15 ft. Maximum 2nd foor wall height at top of wall plate: 22 ft.
Landscaping required	50% of the required front setback area shall be permanently landscaped. Street trees shall be planted in front of all structures with second-story additions or construction of a new dwelling unit.
Second-story decks	Second-story decks and balconies are allowed only on the front and rear of houses, except that on corner lots they are allowed on the street side. The total square footage of all decks and balconies located at foor level of the second story cannot exceed 150 sq. ft. and are subject to second-story setbacks except that decks and balconies on the rear of a house must be set back 5 ft. in addition to the required rear yard second-story setback. Decks, or any similar feature, are not permitted on the roof of a 2-story structure.
Parking and driveways	Required spaces	2 spaces, 1 of which shall be covered. The uncovered space can be located in the driveway.
	Covered parking	A garage or carport shall be provided and permanently maintained for parking. The garage or carport must maintain a minimum unobstructed interior dimension of 9 ft. by 20 ft. for 1 car and be increased 9 ft. in width for each additional parking space. The minimum unobstructed ceiling height is 7 ft. 6 in.
	Driveway	Minimum dimensions. Minimum width of 9 ft., with direct access to at least a 1-car garage or carport. Minimum length of 20 ft. measured from the property line to the front of the covered parking space.
		Back-up area. Where access to a garage, carport or open parking space is perpendicular (90 degrees) to the driveway, a minimum 24 ft. deep unobstructed back-out area shall be provided.
		Street frontage. Lots with no garage or a 1-car garage are allowed a maximum cumulative 20 ft. wide area, including driveway, visible from the street for vehicle parking. Lots with a 2- or 3-car garage are allowed a maximum cumulative 30 ft. wide area, including driveway, visible from the street for vehicle parking.
	Garage frontage on street	The street-facing facade of a garage structure shall not exceed 25 ft. in width when facing any lot frontage that is less than 75 ft. wide. On parcels with more than 75 ft. of frontage, the garage facade may be up to 35 ft. wide. See Section

36.12.35 for limits on widths of accessory structures, including detached garages.

Signs See Article XII (Signs).

(Ord. No. 18.13, § 1, 12/10/13; Ord. No. 5.18, § 1, 4/24/18; Ord. No. 4.22, § 7, 4/12/22; Ord. No. 01.2024, § 8, 1/23/24.)

SEC. 36.10.30. - Development review required. ¶

The following types of proposed development in the R1 zoning district shall be subject to development review in compliance with Section 36.44.45 (Development Review):

a.

Structures in new subdivisions of five (5) or more parcels;

Requests for FAR exceptions;

Fences over six (6) feet in height and up to seven (7) feet;

Planned unit developments in accordance with Section 36.46.70; and

Conditional use permits in accordance with Section 36.48.

Figure 36.10-1 SINGLE FAMILY SETBACK REQUIREMENTS

(For Reference Only)

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Figure 36.10-2 SINGLE-FAMILY HEIGHT LIMITS

(For Reference Only)

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(Ord. No. 18.13, § 1, 12/10/13; Ord. No. 4.22, § 8, 4/12/22.)

SEC. 36.10.35. - Subdivisions in the R1 zone creating parcels without the required… ¶

The approval of a subdivision in compliance with Chapter 28 of the City Code (Subdivisions) that results in three (3) or more lots, where at least one (1) lot does not have the required frontage on a public street, shall require approval of a planned unit development permit to evaluate the appropriateness of the lots, establish setbacks, and address any lot design problems. this section does not pertain to urban lot splits, as defined in Section 36.60.45. For standards pertaining to urban lot splits, refer to Section 36.13.10.

a.

Minimum lot size. The developable portion of any flag lot or other lot that does not have the required frontage on a public street, exclusive of the "flag pole" portion of a flag lot or the private drive in a subdivisions with up to four (4) buildable lots, shall comply with the minimum lot size requirements of the applicable zoning district. The individual lots in a subdivision involving five (5) or more buildable lots may be less than the minimum lot size required in the applicable zoning district provided that the density, based on all of the land area including private streets and common areas, does not exceed the maximum density for the applicable zoning district.

b.

Floor area ratio (FAR). Allowable FAR shall be calculated on the developable portion of the lot only. Floor area exceptions are not allowed on lots that do not have the required frontage on a public street.

c.

Density. A flag lot or other lot without the required frontage on a public street may contain one (1) singlefamily dwelling, one (1) accessory dwelling unit and one (1) junior accessory dwelling unit.

d.

Number of lots. At least one (1) of the lots in a flag lot subdivision or other subdivision that includes parcels without the required frontage on a public street shall have the street frontage normally required by the applicable zoning district. No more than two (2) additional flag lots shall be permitted to extend behind the lot with full street frontage.

e.

Setback requirements. Setbacks shall comply with the standards found in Section 36.10.25 except for the following special setback requirements:

1.

All lots.

(a)

Garage setback. The setback from a garage face shall be a minimum of twenty (20) feet.

(b)

Side yards adjacent to a flag pole or private driveway. Side yards adjacent to a flag "pole" shall be a minimum of five (5) feet for first story and seven (7) feet for the second story. Side yards adjacent to a private driveway serving two (2) or more units shall be a minimum of ten (10) feet for the first and second stories. If a garage faces the flag pole or private driveway, the setback shall be a minimum of twenty (20) feet.

2.

Lots that front on a public street. Side yards adjacent to existing lots shall be a minimum of seven (7) feet for the first story and eight (8) feet for the second story except for that portion of the second story that is on the rear half of the parcel which shall be a minimum of twelve (12) feet.

3.

Lots without the required frontage. For lots that are at the rear of the site and do not have the required frontage on a public street, the zoning administrator shall determine which of the yards on the sides that are adjacent to existing lots is the rear yard, taking into consideration whether the yards of the adjacent lots are rear yards or side yards. Any remaining yard which is adjacent to a side yard for sixty-six (66) percent of the length of the adjacent property may have the side yard setbacks defined in Section 36.10.25. Any remaining yard adjacent to a rear yard must have a minimum first-story setback of fifteen (15) feet and a minimum second-story setback of twenty (20) feet.

4.

Access requirements for flag lots. A flag "pole" serving two (2) or more lots shall be a minimum of twentyfive (25) feet with sixteen (16) feet paved, provided that there is at least eight (8) feet of street frontage per

lot. A wider paved access and adequate turnaround for emergency vehicles may also be required by the Uniform Fire Code, depending on distance of the house from the street.

Figure 36.10-3 FLAG LOT SETBACK REQUIREMENTS

(For Reference Only)

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Figure 36.10-4 SETBACK REQUIREMENTS FOR SUBDIVISIONS WITH SEVERAL LOTS ON A PRIVATE STREET

(For Reference Only)

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(Ord. No. 18.13, § 1, 12/10/13; Ord. No. 4.22, § 9, 4/12/22.)

DIVISION 4. - ONE AND TWO-FAMILY (R2) ZONING DISTRICT STANDARDS

SEC. 36.10.40. - R2 zoning district standards. ¶

New land uses and structures, and alterations to existing land uses and structures, shall be designed and constructed in compliance with this section.

(Ord. No. 18.13, § 1, 12/10/13.)

SEC. 36.10.45. - Minimum lot area and width for subdivisions. ¶

The minimum area and width of parcels proposed in new subdivisions in the R2 zoning district are subject to the following requirements. Areas of special limitations are identified on the zoning map by a suffix to the R2 map symbol (e.g., R2-8, R2-10, etc.).

Zoning Designation	Minimum Lot Area	Minimum Width
R2	7,000 square feet	60 foot corner lots: 70 feet
R2-8	8,000 square feet	75 feet
R2-10	10,000 square feet	80 feet
R2-10+	As noted by sufx	80 feet

If the minimum parcel area required by a suffix to the R2 zoning map symbol is within the ranges shown above (e.g., more than eight thousand (8,000) but less than ten thousand (10,000) square feet), the required lot width shall be determined by the zoning administrator.

(Ord. No. 18.13, § 1, 12/10/13.)

SEC. 36.10.50. - R2 zone development standards. ¶

The following table entitled "R2 Zone Development Standards" defines minimum standards for development within the R2 zoning district. See Sec. 36.14.75 for exceptions to the site layout standards that may be granted for home improvements and minor additions. See Sec. 36.16 for development standards for small-lot single-family developments, Sec. 36.16.10 for development standards for townhouses and Sec. 36.16.20 for development standards for rowhouses. If only one (1) single-family dwelling can be built on an existing lot, then the dwelling is subject to R1 development standards (Sec. 36.10.25).

R2 ZONE DEVELOPMENT STANDARDS

Dwelling Unit Types	The following standards apply to a duplex or two single-family dwellings on a lot. Standards for small-lot, single-family, townhouse and rowhouse developments are listed separately in Sec. 36.16 and 36.16.10 and 36.16.20,respectively. The R1 standards ( Sec. 36.10.25)apply when there is only one single-family dwelling on a lot.
Lot Area	7,000 sq. ft. minimum or any larger area required by Sec. 36.10.45,except that lots in small-lot, single-family, townhouse and rowhouse developments approved through a PUD permit may be smaller.
Lot Width	60 ft. minimum for interior lots; 70 ft. for corner lots; or other width required by Sec. 36.10.45.

Density	1 duplex or 2 single-family dwellings per 7,000 sq. ft. parcel, maximum, or any larger area required by Sec. 36.10.45.If lot is less than 7,000 sq. ft., only one dwelling unit is permitted.	1 duplex or 2 single-family dwellings per 7,000 sq. ft. parcel, maximum, or any larger area required by Sec. 36.10.45.If lot is less than 7,000 sq. ft., only one dwelling unit is permitted.
Floor Area Ratio	0.55 maximum. See Sec. 36.14.75 for exceptions.
Setbacks (See Figure 36.10-5)	See Sec. 36.14.75 for exceptions to required setbacks and Sec. 36.12.35 for setbacks applicable to accessory structures. The following setbacks apply to any new construction, regardless of the existing building's setbacks.
	Front	20 ft. minimum for the frst foor wall; 5 ft. from the frst foor wall for a second foor over an attached garage, where garage projects forward.
	Sides (1st-story)	5 ft. minimum and 12 ft. total for both sides.
	Sides (2nd-story)	7 ft. minimum and 15 ft. total for both sides.
	Street sides (corner lots)	15 ft. minimum.
	Rear	1st story portions of structure: 20% of the lot depth or 15 ft., whichever is greater, but not more than 40 ft. maximum, required. Encroachments allowed, see Sec. 36.14.75; 2nd story portions of structure: 25% of the lot depth or 20 ft., whichever is greater, but not more than 40 ft. maximum, required.
	Interior	Minimum separation between principal structures is ½ the sum of the heights of the nearest building walls measured to top of wall plate, with 12 ft. minimum.
Height Limits	See Sec. 36.08.30 for exceptions to height limits and Sec. 36.12.35 for height limits applicable to accessory structures. Also refer to the Zoning Calculations: Methods, Defnitions and Clarifcations handout.
	Principal structures	Maximum building height for 1 story: 24 ft. Maximum building height for 2 stories: 30 ft.
		Maximum 1st foor wall height (top of wall plate): 15 ft. Maximum 2nd foor wall height (top of wall plate): 22 ft.
Second-Story Decks	The total square footage of all decks and balconies located at foor level of the second story cannot exceed 150 sq. ft. Such decks and balconies are allowed only on the front and rear of houses, except that on corner lots they are allowed on the side facing the street. Second-story decks and balconies are subject to second- story setbacks except as provided for in Sec. 36.14.75.Decks and balconies, or any similar feature, are not permitted on the roof of a two-story structure.
Landscaping Required	50% of the required front setback area shall be permanently landscaped. Street trees shall be planted in front of all structures with second-story additions or construction of a new dwelling unit.

Parking	Required spaces	For each dwelling unit: 2 spaces, 1 of which shall be covered. The uncovered space can be located in the driveway.
	Covered Parking	A garage or carport shall be provided and permanently maintained for parking. The garage or carport must maintain a minimum unobstructed inside dimension of 9 ft. by 20 ft. for 1 car and be increased 9 ft. in width for each additional parking space. The minimum unobstructed ceiling height is 7 ft.-6 in.
	Driveway	Minimum width of 9 ft., with direct access to at least a 1 car garage or carport. Minimum length of 20 ft. measured from the property line to the front of the covered parking space. Where access to a garage, carport, or open parking space is perpendicular (90 degrees) to the driveway, a minimum 24 ft. deep unobstructed back-out area shall be provided.
Signs	See Article XII (Signs).

(Ord. No. 18.13, § 1, 12/10/13.)

SEC. 36.10.55. - Development review required. ¶

The following types of development in the R2 zoning district shall be subject to development review in compliance with Sec. 36.44.45 (Development Review):

a.

Fences over six (6) feet in height and up to seven (7) feet;

b.

Development on sites with existing nonconforming structures (see Sec. 36.06.60, Nonconforming Structures and Uses);

c.

Exceptions to standard site development regulations, in compliance with Sec. 36.14.75 (Setback Exceptions) and 36.08.30 (Exceptions to Height Limits); and

d.

Small-lot, single-family developments, townhouse developments and rowhouse developments.

Figure 36.10-5 R2 SETBACK REQUIREMENTS

(For Reference Only)

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(Ord. No. 18.13, § 1, 12/10/13.)

DIVISION 5. - MULTIPLE-FAMILY (R3) ZONING DISTRICT STANDARDS

SEC. 36.10.60. - R3 zoning district standards. ¶

New land uses and structures, and alterations to existing land uses and structures, shall be designed and constructed in compliance with this section.

For the purposes of determining the allowed density (number of dwellings) and other appropriate standards for development in specific R3 areas of the city, the R3 symbol on the zoning map may include a suffix. Areas on the zoning map with numerical suffixes (e.g., R3-2) are subject to limitations on the number of dwellings allowed (see Sec. 36.10.75). Areas designated R3-D on the zoning map are intended for highdensity residential development and are subject to both density limitations and other development standards that apply only in R3-D areas.

(Ord. No. 18.13, § 1, 12/10/13.)

SEC. 36.10.65. - Limitation on single-family and two (2) units. ¶

If only one (1) single-family unit can be built on an existing lot, then the unit is subject to R1 standards (Sec. 36.10.25). If only two (2) units can be built on an existing lot, then the units are subject to R2 standards (Sec. 36.10.50). Except R1 or R2 subdivision standards (i.e., lot area, width, frontage) shall not apply in the R3 district.

(Ord. No. 18.13, § 1, 12/10/13.)

SEC. 36.10.70. - R3 zone development standards. ¶

The following table entitled "R3 Zone Development Standards" defines minimum standards for development within the R3 zoning district. See Sec. 36.14.75 for exceptions to the standards that may be granted for home improvements and minor additions to properties subject to R1 or R2 development standards. See Sec. 36.16 for development standards for small-lot, single-family developments and Sec. 36.16.10 for development standards for townhouse developments and Sec. 36.16.20 for development standards for rowhouse developments.

R3 ZONE DEVELOPMENT STANDARDS

Dwelling Unit Types	The following standards apply to multi-family housing. Standards for small-lot, single-family developments, townhouse and rowhouse developments are listed separately in Sec. 36.16, 36.16.10 and 36.16.20,respectively. The R1 standards ( Sec. 36.10.25)apply when there is only one single-family dwelling on a lot, and the R2 standards ( Sec. 36.10.50)apply when there is a duplex or two detached single- family dwellings on a lot.	The following standards apply to multi-family housing. Standards for small-lot, single-family developments, townhouse and rowhouse developments are listed separately in Sec. 36.16, 36.16.10 and 36.16.20,respectively. The R1 standards ( Sec. 36.10.25)apply when there is only one single-family dwelling on a lot, and the R2 standards ( Sec. 36.10.50)apply when there is a duplex or two detached single- family dwellings on a lot.
Lot Area	12,000 sq. ft. minimum except that lots in small-lot, single-family, townhouse and rowhouse developments approved through a PUD permit may be smaller. See Sec. 36.10.75 for lot area required for multiple-family dwellings.
Lot Width	80 ft. or ⅓ the lot depth (up to 200 ft. maximum), whichever is greater.
Lot Frontage	As provided above for lot width, except that lots on cul-de-sacs or curved portions of streets may have a minimum frontage of 35 ft.
Floor Area Ratio	1.05 maximum.
Setbacks (See Figure 36.10- 6)	See Sec. 36.12.35 for setbacks applicable to accessory structures and Sec. 36.14.75 for exceptions to required setbacks for properties subject to R1 or R2 development standards.
	Front	15 ft., but not less than the height of the adjacent building wall of the subject parcel, as measured to the top of the wall plate.
	Sides	15 ft. or the height of the adjacent building wall of the subject parcel as measured to the top of the wall plate, whichever is greater.

	Rear	15 ft. or the height of the adjacent building wall of the subject parcel as measured to the top of the wall plate, whichever is greater.
	Between principal structures	12 ft. or ½ the sum of the height of the nearest opposing walls on the subject parcel, including those portions of the same building separated by a court or other open space.
Site Coverage	35% of site, maximum area covered by structures; In R3-D zone, 40% of site, maximum area covered by structures.
Pavement Coverage	20% of site, maximum outdoor area dedicated to automobile use; In R3-D zone, 30% maximum outdoor area dedicated to automobile use.
Height Limits	See Sec. 36.08.30 for exceptions to height limits.
	45 ft. maximum building height; 36 ft. maximum to top of wall plate for R3 only.
Open Area	55%, which shall include a minimum of 40 sq. ft. of private open space (yards, decks, balconies) per unit. In R3-D areas, 35% with no private open space requirement. Particular attention shall be given to the inclusion and design of usable common recreation space in projects that may accommodate children of various ages.
Personal Storage	500 cubic ft. of enclosed and secured storage area for bulky personal efects (such as recreational equipment) for each unit; typically in garage area. In R3-D zone, no requirement.
Parking	See Article X (Parking and Loading).
Fences or Walls	Fences or walls may be 6 ft. in height, but shall not exceed 7 ft., and are subject to development review (See Sec. 36.44.45).
Signs	See Article XII (Signs).

Figure 36.10-6 R3 SETBACK REQUIREMENTS

(For Reference Only)

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(Ord. No. 18.13, § 1, 12/10/13.) SEC. 36.10.75. - Density.

The number of multi-family dwellings allowed on a site in the R3 zoning district is determined by the minimum lot area required for each dwelling as given in the following table, except that:

An existing lot of record that is less than seven thousand (7,000) square feet is permitted a maximum of one (1) dwelling unit, subject to the R1 development standards;

b.

An existing lot of record that is seven thousand (7,000) square feet or greater, but less than twelve thousand (12,000) square feet, is permitted two (2) dwelling units in all cases, subject to the R2 development standards; or

c.

An existing lot of record having a lot width of less than eighty (80) feet shall not be developed with more than two (2) dwelling units, regardless of the depth of the lot, subject to the R2 development standards.

(For maximum densities in small-lot single-family development, see Sec. 36.16; for maximum densities for townhouse developments, see Sec. 36.16.10; and for maximum densities for rowhouse developments, see Sec. 36.16.20).

MINIMUM LOT AREA REQUIREMENTS

FOR MULTI-FAMILY DWELLINGS IN R3 ZONE

Zone	Minimum Lot Area Required (square feet) by Number of Dwelling Units	Minimum Lot Area Required (square feet) by Number of Dwelling Units	Minimum Lot Area Required (square feet) by Number of Dwelling Units	Minimum Lot Area Required (square feet) by Number of Dwelling Units	Minimum Lot Area Required (square feet) by Number of Dwelling Units	Minimum Lot Area Required (square feet) by Number of Dwelling Units
	2 units	3 units	4 units	5 units	Additional units
R3-1	7,000	12,000	14,000	15,000	1,000	per unit
R3-1.25	7,000	12,000	14,000	15,250	1,250	"
R3-1.5	7,000	12,000	14,000	15,500	1,500	"
R3-2	7,000	12,000	14,000	16,000	2,000	"
R3-2.2	7,000	12,000	14,200	16,400	2,200	"
R3-2.5	7,000	12,000	14,500	17,000	2,500	"
R3-3	7,000	12,000	15,000	18,000	3,000	"
R3-4	7,000	12,000	16,000	20,000	4,000	"
R3-D	6,000	7,000	8,000	9,000	850 sq. ft. for each additional unit up to 30 units, and 800 sq. ft. for each additional unit for 31 or more units.

(Ord. No. 18.13, § 1, 12/10/13.)

SEC. 36.10.80. - Development review required. ¶

All development, including exterior modifications to existing structures or site improvements, within the R3 zoning district shall be subject to development review in compliance with Sec. 36.44.45 (Development Review).

(Ord. No. 18.13, § 1, 12/10/13.)

SEC. 36.10.85. - Rooming and boarding—R3 zoning district. ¶

The rooming and boarding of two (2) persons maximum in addition to permanent residents of a dwelling is permitted in the R3 zoning district only in single-family dwellings and duplexes. Rooming and boarding is not allowed in multi-family dwellings.

(Ord. No. 18.13, § 1, 12/10/13.)

DIVISION 6. - HIGH-DENSITY (R4) ZONING DISTRICT STANDARDS