Article VI — R-4A Zone-Multi-Unit Dwelling Zone

The purpose of the R-4A zone is to accommodate higher-density development in the central city, along major commercial corridors, and in areas near major institutions and public transit facilities. It permits dwellings, institutions, and limited commercial goods and services serving the surrounding neighborhood. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

A. Permitted uses. The following uses are permitted by right in the R-4A zone, subject to the limitations specified:

B. Conditional uses. The following uses in the R-4A zone require approval of a conditional use permit, subject to the limitations specified:

C. Accessory uses. The following uses are permitted in the R-4A zone when accessory to a permitted or conditional use, subject to the limitations specified:

D. Prohibited uses. All uses not listed as permitted, conditional, or accessory uses are prohibited in the R-4A zone. (Ord. 2026-0001 § 4; Ord. 2024-0054 § 17; Ord. 2024-0017 § 23; Ord. 2021-0024 § 7; Ord. 2021-0023 § 19; Ord. 2020-0025 § 5; Ord. 2020-0021 § 20; Ord. 2019-0027 § 4; Ord. 2016-0001 § 12; Ord. 2015-0005 § 20; Ord. 20130020 § 1; Ord. 2013-0007 § 1)

• A. Height. The maximum height is 75 feet.

• B. Density. The maximum density is 110 dwelling units per net acre.

• C. Lot coverage. The maximum lot coverage is 70%.

• D. Floor area ratios. The minimum and maximum floor area ratios are established in the general plan. (Ord. 20130020 § 1; Ord. 2013-0007 § 1)

• A. Lot size.

1. The minimum lot size is 3,200 square feet.

2. The maximum lot size is 80,000 square feet.

• B. Lot width. The minimum lot width is 40 feet.

• C. Lot depth.

1. The minimum lot depth is 80 feet.

2. The maximum lot depth is 160 feet. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

• A. Front-yard and street side-yard setback.

1. The minimum front-yard and street side-yard setback for single-unit and two-unit dwellings is 3 feet.

2. The minimum front and street side-yard setback for multi-unit dwellings is five feet.

3. The maximum setback is 25 feet.

4. Structures such as storefronts and arcades, and covered and uncovered porches, decks, and patios may extend into the minimum front and street side setback area up to a maximum height of 15 feet, provided such structures are designed to accommodate the street tree canopy.

• B. Interior side-yard setback.

1. Unless paragraph 2 of this subsection applies, there is no minimum interior side-yard setback.

2. If the interior side-yard lot line abuts a lot in the R-1 or R-1B zone or a lot containing a detached single-unit dwelling, the minimum interior side-yard setback is five feet.

• C. Rear-yard setback.

1. Unless paragraph 2 of this subsection applies, the minimum rear-yard setback is 15 feet.

2. If the rear-yard lot line abuts a public alley, the rear-yard setback is five feet.

• D. Tower.

1. Definitions. For the purposes of this article,

• a. "Tower" means that portion of a building located above the building base.

• b. "Building base" means the first 65 feet of building height.

2. Front-yard and street side-yard tower setback. The front-yard and street side-yard setback for a tower is the same as for the main wall of the building base.

3. Rear-yard tower setback. The minimum rear-yard tower setback is 40 feet from the rear lot line. If the rear lot line is adjacent to an alley, the setback is measured to the centerline of the alley.

4. Interior side-yard tower setback. The minimum interior side-yard tower setback is 40 feet.

5. Tower separation. The minimum setback between towers is 80 feet.

• E. Levee setback. A minimum 20-foot setback from the landside toe of any flood control levee is required for development less than five acres in size. A minimum 50-foot setback is required from the landside

toe of any flood control levee for development five acres or greater in size. No primary or accessory structures may encroach into the levee setback. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

• A. For architectural design guidelines and exceptions to the height and area standards, see chapter 17.600.

• B. For parking requirements, see chapter 17.608.

• C. For landscaping and paving requirements, see chapter 17.612.

• D. For recycling and solid waste disposal regulations, see chapter 17.616.

• E. For wall, fence, and gate regulations, see chapter 17.620.

• F. For residential accessory structure and use regulations, see chapter 17.624.

• G. For sign standards and regulations, see chapter 15.148.

• H. For historic preservation program generally, see chapter 17.604. For preservation design review of development projects, see section 17.808.100 et seq. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

A. General.

1. For development projects not located in a historic district and not involving a landmark, no tentative map, parcel map, or permit shall be approved or issued unless an application for site plan and design review of the proposed project is approved in accordance with chapter 17.808 or the project is exempt under section 17.808.160.

2. As used in this subsection A, "permit" means a building permit, a demolition permit, a sign permit, a grading permit, a paving permit, an encroachment permit, and a certificate of occupancy. B. Historic districts and landmarks.

3. For development projects located in a historic district or involving a landmark, no person shall commence construction or otherwise undertake a development project, and no tentative map, parcel map, or permit shall be approved or issued, unless an application for site plan and design review of the proposed project is approved in accordance with chapter 17.808 or the project is exempt under section 17.808.160.

4. As used in this subsection B, "permit" means a building permit, a demolition permit, a sewer or water connection or disconnection, a sign permit, a grading permit, a paving permit, an encroachment permit, and a certificate of occupancy. (Ord. 2017-0061 § 24; Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)