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Department of Planning & Development
Department of Planning & Development

Zoning - R-3 (Multiple Family Residential District)



Section 23D.36.010 Applicability of Regulations

The regulations in this Chapter shall apply in all R-3 Districts. In addition, general provisions in Sub-title 23C shall apply. Where the H District overlays a property so as to be classified R-3(H), the Hillside District provisions of Chapter 23E.96 shall also apply. (Ord. 6478-NS § 4 (part), 1999)

Section 23D.36.020 Purposes

The purposes of the Multiple Family Residential (R-3) Districts are to:

A.    Implement Master Plan policy by encouraging development of relatively high density residential areas;

B.    Make available housing for persons who desire both convenience of location and a reasonable amount of Usable Open Space;

C.    Protect adjacent properties from unreasonable obstruction of light and air;

D.    Permit the construction of residential structures, such as dormitories, fraternity and sorority houses, boarding and rooming houses, which will meet the City requirements for this type of housing;

E.    Permit the construction of specialized care and treatment facilities such as Senior Congregate Housing, Nursing Homes and Hospitals when such will not be detrimental to the immediate neighborhood. (Ord. 6478-NS § 4 (part), 1999)

Section 23D.36.030 Uses Permitted

The following table sets forth the Permits required for each listed item. Each use or structure shall be subject to either a Zoning Certificate (ZC), an Administrative Use Permit (AUP), a Use Permit approved after a public hearing (UP(PH)) or is Prohibited.

Table: Use and Required Permits (PDF 133.71KB) 

A.        To meet the standards of a mandatory retrofit program or following substantial destruction of a building in a hazard event, residential buildings in areas that have been downzoned resulting from Southside Plan implementation actions shall be allowed by right to repair or rebuild to the same density and FAR as existing at the date of the downzoning.

Section 23D.36.040 Reserved

Section 23D.36.050 Reserved

Section 23D.36.060 Reserved

Section 23D.36.070 Development Standards

A.    No lot of less than five thousand (5,000) square feet may be created.

B.    No more than one (1) person who resides in a Group Living Accommodation use shall be allowed for each three hundred fifty (350) square feet of lot area. One (1) additional person who resides in a Group Living Accommodation use may also be allowed for any remaining lot area which may be less than three hundred fifty (350) square feet, but not less than two hundred (200) square feet in area.

C.    Each Main Building shall be limited in height as follows:

Zoning District 

Height limit average (ft.) 

Stories limit (number) 




D.    Each Main Building shall be set back from its respective lot lines, and shall be separated from one another, in accordance with the following limits:  

Table: Yard Location (PDF 45.51KB) 

    1.    For two (2) or more Main Buildings which contain Dwelling Units, the Rear Yard may be reduced subject to obtaining an Administrative Use Permit.

    2.    For two (2) or more Main Buildings which contain Dwelling Units, the required building separation may be reduced subject to obtaining an Administrative Use Permit.

E.    Maximum lot coverage may not exceed the following coverage percentages:


Lot Coverage Area (%)

Main Building Height (stories) 

Interior and Through Lots 

Corner Lots 

1 or 2






1. Maximum lot coverage may be increased in R-3 Districts east of Shattuck Ave. between  Bancroft Way and Parker Street with a finding that

               a. it would enable a new rear dwelling on the lot

               b. it would enable moving an historic building onto the lot

F.    Each lot shall contain the following minimum Usable Open Space area: for each Dwelling Unit, two hundred (200) square feet; for each person who resides in a Group Living Accommodation use, ninety (90) square feet. (Ord. 6478-NS § 4 (part), 1999)

Section 23D.36.080 Parking -- Number of Spaces

A.    A lot shall contain the following minimum number of Off-street Parking Spaces:

Table: Parking Required (PDF 70.25KB) 

B.    Other uses requiring Use Permits, including, but not limited to, Child Care Centers, Clubs, Lodges, and community centers, shall provide the number of Off-street Parking Spaces determined by the Board based on the amount of traffic generated by the particular use and comparable with specified standards for other uses.

C.    For multiple dwellings where the occupancy will be exclusively for persons over the age of sixty-two (62), the number of required Off-street Parking Spaces may be reduced to twenty-five percent (25%) of what would otherwise be required for multiple family dwelling use, subject to obtaining a Use Permit.

D.    Senior Congregate Housing, Hospitals, Nursing Homes, and Schools, when having a total gross floor area exceeding ten thousand (10,000) square feet, shall satisfy the requirements of Chapter 23E.32 and the following requirements:

    1.    Off-street loading spaces at the ratio of one (1) space for the first ten thousand (10,000) square feet of gross floor area.

    2.    Off-street loading spaces at the ratio of one (1) space for each additional forty thousand (40,000) square feet of gross floor area of above the first ten thousand (10,000) square feet. (Ord. 6478-NS § 4 (part), 1999)

          E.    Residential buildings shall be allowed to remove parking spaces if found necessary by the Building Official to perform mandatory seismic strengthening.

Section 23D.36.090 Findings

A.    In order to approve any Permit under this Chapter, the Zoning Officer or Board must make the finding required by Section 23B.32.040. If the Zoning Officer or Board makes the applicable finding required by the following paragraph of this Section then the permit shall be denied.

B.    To deny a Use Permit for a major residential addition the Zoning Officer or Board must find that although the proposed major residential addition satisfies all other standards of this Ordinance, the addition would unreasonably obstruct sunlight, air or views. (Ord. 6478-NS § 4 (part), 1999)


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