Article 7 — R-3 LIMITED MULTIPLE FAMILY RESIDENTIAL DISTRICT

(Amended by O-3283; O-3453)

No building, structure, improvement or premises shall be used, and no building, structure or improvement shall be erected, constructed, established, altered or enlarged which is designed, arranged, or intended to be occupied or used for any purpose other than the following:

a) Any flat building, apartment house, bungalow court, bachelor apartment or garage apartment, together with the allowed accessory buildings located on the same lot or parcel of land;

b) Schools, colleges and parks, including the usual and customary buildings as provided for in Chapter 5 of this Division; c) Churches, temples, or other places used exclusively for religious worship as provided for in Chapter 5 of this Division;

d) Any use permitted in the R-1 or R-2 zones; provided, however, that in the event a single-family dwelling is constructed, or an existing single-family dwelling is remodeled, it shall meet the development standards of the R-1 zone, and in the event a two-family dwelling is constructed or remodeled, or two (2) single-family dwellings are constructed or remodeled, that they shall meet the development standards of the R-2 zone;

e) Home occupation in a residential unit;

f) Small family day care home;

g) Large family day care home subject to approval of a large family day care permit;

h) Child day care centers as a conditionally permitted use in conjunction with churches and schools only and subject to the provisions of Article 3 of Chapter 5, Conditional Use Permits.

(Amended by O-3217)

The maximum building height shall be thirty-five (35) feet; provided however, that any building proposed to be higher than two (2) stories including any garage located beneath the dwelling unit as a story, shall be subject to the provisions of Chapter 5 of this Division. Height shall be measured from the lowest portion of the building which is above ground, to the topmost portion of the roof.

(Amended by O-1936; O-1937; O-1938)

The minimum lot area shall be one (1) recorded lot or parcel of land not less than six thousand (6,000) square feet in area. Each lot shall be not less than eighty (80) feet in depth. Each interior lot shall have a minimum width of fifty (50) feet. Each exterior lot shall have a minimum width of sixty (60) feet. The width of any lot fronting on a cul-de-sac or on the radius of a curve shall be measured at the building setback line.

(Amended by O-1936; O-1937; O-1938)

There shall be a front yard not less than that required in the R-1 zone provided that where fifty (50) percent or more of the face of a building is set back more than the required distance the remainder may project into the required front yard to within ten (10) feet of the property line; provided, that the total front yard area shall not be less than provided by a uniform twenty (20) foot setback.

A minimum of fifty (50) percent of the total front yard area shall be permanently maintained in landscaping, and provided with a sprinkler system.

(Amended by O-1936; O-1937; O-1938; O-3265)

There shall be a rear yard not less than ten (10) feet in depth and such yard shall be level, open and unoccupied; provided, however, that an unoccupied yard ten (10) feet in depth, which qualifies as open space as defined in Section 91.7.11 below is located between a building on the rear of the property and the building on the front of the property may be considered as the required rear yard, excepting that no main building shall be less than five (5) feet from the rear property line.

(Amended by O-3283)

Side yard setbacks shall be provided as follows:

a) Interior side yards shall equal ten (10) percent of the width of the lot except:

• 1. No setback shall be required to exceed five (5) feet nor be less than three (3) feet;

2. Provided, however, that construction may be permitted in any required interior side yard subject to the City and Building Codes and meeting the following conditions:

A) That the distance between buildings on any two (2) adjacent lots shall not be less than ten (10) percent of the combined widths of the lots,

B) That the consent of the adjacent property owner shall be recorded as provided in Section 92.26.1

b) Exterior side yards shall be not less than ten (10) feet in width.

No detached dwelling or other main building shall be less than ten (10) feet from any other dwelling or main building on the same lot or parcel of land and no accessory building shall be less than six (6) feet from any main building unless attached thereto by a solid roof. See Chapter 2, Article 5.

Accessory buildings may occupy a portion of the required rear yard and the setbacks shall be as regulated in Chapter 2, Article 5.

(Added by O-1936; O-1937; O-1938; Amended by O-2111; O-2307; O-3191; O-3217; O-3283; O-3897, O-3896)

The number of dwelling units permitted on any lot, parcel of land or site shall be determined by applying the following factors:

a) No flat building, apartment house or other residential dwelling shall occupy a site which provides less than sixteen hundred (1,600) square feet of land area per dwelling unit; and

b) No flat building, apartment house or other residential dwelling shall be built, and no flat building, apartment house or other residential dwelling shall be enlarged, modified or remodeled in any way which will result in the flat building, apartment house or residential dwellings and any accessory buildings on the lot exceeding a floor area ratio (F.A.R.) of 0.6 to 1.0 except as provided for in Chapter 5 of this Division. For housing developments consisting of three (3) to seven (7) units, the floor area ratio including enclosed private garage areas shall not exceed 1.0 and for housing developments consisting of eight (8) to ten (10) units, the floor area ratio including enclosed private garage areas shall not exceed 1.25.

c) In calculating the F.A.R., the methods provided in Section 91.2.82 shall be followed; provided, that any garage area shall not be included.

(Added by O-1936; O-1937; O-1938)

Where the main entrance to any dwelling unit faces a driveway, a separate walkway shall be provided. Said walkway shall be unobstructed and physically separated from the driveway by a twenty-four (24) inch wide buffer strip permanently maintained in landscaping. The minimum distance between said driveway and the main entrance to any unit shall be ten (10) feet. The minimum distance between said driveway and a secondary entrance shall be five (5) feet.

(Added by O-2307; Amended by O-3191; O-3217)

a) Usable open space shall be provided for each dwelling unit at the ratio of 0.5 square feet of usable open space to one (1) square foot of dwelling unit area as calculated pursuant to Section 92.20.7, but need not exceed six hundred (600) square feet.

b) Not less than fifty (50) percent of the requirement shall be provided as private usable open space and be directly accessible from the individual dwelling unit. Areas intended for common access shall not qualify as private usable open space.

c) Balconies and patios to qualify as private usable open space must have a minimum inside dimension of six (6) feet by ten (10) feet.

d) Yard areas to qualify as open space must have a minimum dimension of ten (10) feet by fifteen (15) feet, be readily accessible to adjacent units, be properly graded with a slope not to exceed five percent (5%), except for ornamentally landscaped areas, and be completely improved for recreation or leisure outdoor activities.

e) Courtyards to qualify as usable open space must have a minimum area of two hundred (200) square feet times the number of dwelling units and must be a minimum of twenty percent (20%) landscaped with ornamental planting. For developments containing ten (10) or more units, courtyards shall have minimum dimensions of forty (40) feet by one hundred (100) feet. For developments containing fewer than ten (10) units, courtyards shall have a minimum dimension of forty (40) feet.

f) All usable open space, excluding private patios, balconies and fenced swimming pool areas, shall be surfaced with functional lawn, except for walkways and ornamental planted areas. Yard areas may be surfaced with blacktop or concrete for designated game areas, by approval of the Planning Director.

g) Front yards or enclosed areas properly improved and designated for recreational purposes may contribute to a maximum of twenty-five (25) percent of the open space requirement.

h) Specifically excluded as usable open space are all areas devoted to automobiles, such as driveways, parking spaces, aisles, loading zones, etc. Also excluded are storage areas, roof decks, and any area fenced or otherwise inaccessible to tenants. Usable open space may include, but is not limited to the following:

Areas devoted to sports and games

Barbecue and picnic areas

Gardens

Golf courses and putting greens

Hobby areas

Swimming pools