This zone is established for residential development consistent with the multifamily residential designation of the general plan. Minimum densities shall be 25 dwelling units per acre and maximum densities shall be 30 dwelling units per acre. Except for density bonus projects, residential densities which exceed the general plan land use designation are not permitted.
(Ord. 199 § 3, 1991; Ord. 419 § 20, 2014; Ord. 513-U § 6, 2023; Ord. 515 § 5, 2023)
The following are permitted uses in the R-3 zone:
A. 
A duplex, triplex or multiple-family dwellings, apartments and dwelling groups containing two or more units;
B. 
Residential condominium projects;
C. 
Family day care home, small or large, as permitted by state law;
D. 
Small and large residential care facilities;
E. 
Riding and hiking trails, excluding trails for motor vehicles;
F. 
Uses accessory to permitted residential uses, including, but not limited to, places of assembly such as common recreation rooms and community centers appurtenant to a project or similar facilities, and recreational facilities such as tennis courts and pools appurtenant to a project or similar facilities;
G. 
Real estate tract offices, temporary. Such offices may remain on the site no more than six months after at least 50 percent of the project is sold.
H. 
Accessory dwelling units in accordance with Chapter 11.33 (Accessory Dwelling Units);
I. 
Affordable housing in accordance with Section 11.36.150 (Permitted lower income housing);
J. 
Supportive housing consistent with California Government Code Section 65651.
All permitted uses within the R-3 zone other than duplexes, triplexes and multiple-family dwellings, apartments, dwelling groups containing two or more units, and residential condominium projects, are subject to approval of a conditional use permit prior to any construction, in accordance with this chapter.
(Ord. 199 § 3, 1991; Ord. 419 § 21, 2014; Ord. 513-U § 7, 2023; Ord. 515 § 6, 2023; Ord. 521, 6/4/2024)
The following standards shall apply to all multifamily development in the R-3 zone:
A. 
Area Standards.
1. 
Density of units:
a. 
Sites shall be developed with a minimum of 25 dwelling units per acre and shall be developed with a maximum of 30 dwelling units per acre.
b. 
Density bonus projects shall be allowed in accordance with Chapter 11.19 (Affordable Housing Density Bonus) and as otherwise provided for in California Density Bonus Law (Government Code Section 65915, et seq.).
2. 
A maximum lot coverage of 80% of net lot area. Net lot area is defined in Section 11.01.030.
B. 
Siting Standards.
1. 
The minimum setbacks are as follows:
a. 
Front: an average of five feet from the front property line for the ground floor and second floor, and an average of ten feet for the third floor.
b. 
Rear: five feet, or 15 feet when adjoining a R-1 zone.
c. 
Corner side: an average of five feet for the ground floor and second floor, and an average of ten feet for the third floor.
d. 
Interior side: zero feet, or when adjoining an R-1 zone 15 feet for the ground floor and 20 feet for the second and third floor.
Where windows of primary living areas (living or dining rooms) face side property lines, a separation of at least 20 feet shall be provided.
In any case, a ground-level porch, uncovered or covered and open on three sides, may encroach into the front, side, and corner side setbacks by up to ten three feet.
Any project abutting a single-family residential zone shall comply with R-1 building bulk limits along the common boundary.
2. 
The standards for landscaping and open space are as follows:
a. 
Open Space. Common open space shall be provided at a rate of 150 square feet per dwelling unit.
b. 
Use. All common open space must be outdoor area on the ground which is open to the elements and which is designed and used for outdoor living and/or recreation, whether such area is paved or not, except that up to 50% of required common open space may be provided as common indoor recreational amenities such as exercise rooms, indoor theaters, or activity rooms. Common open space shall not include parking or vehicle circulation areas.
c. 
Maintenance. All landscaped areas shall be permanently maintained with proper care, weeding, pruning and irrigation. Plants shall be replaced as necessary to maintain conformance with approved landscaping plans.
d. 
Street Trees. Street trees shall be provided and continuously maintained by the property owner. Street trees shall be selected and located in accordance with the city's standards for street trees, as maintained by the director of public works.
e. 
On-Site Trees: Any removal or pruning of existing trees shall conform to the requirements of the city's tree preservation ordinance (adopted by Ordinance No. 178 and any successor thereto).
3. 
View Preservation. Building(s) should be placed in a manner which minimizes blockage of neighboring views, especially those portions of any view which are central to the total view, and/or are viewed from primary outdoor and indoor living areas (living rooms, dining rooms or foyers). Landscaping height at maturity should be consistent with preservation of neighboring views.
4. 
The standards for parking are as follows:
Minimum parking required:
a. 
Resident parking:
0 to 1-bedroom units: one space per unit;
2 or more bedroom units: two spaces per unit.
b. 
Senior citizen multifamily housing:
0 bedroom units: one-half spaces per unit;
1 or more bedroom units: one space per unit.
c. 
Guest parking: one-fourth spaces per unit, in addition to resident parking required in subsection (B)(4)(a) and (b).
d. 
At least one parking space per unit shall be covered. Guest parking may be uncovered.
e. 
The minimum number of parking spaces provided may be reduced for affordable housing units in accordance with Chapter 11.19 (Affordable Housing Density Bonus) and as otherwise provided for in California Density Bonus Law (Government Code Section 65915, et seq.) or as otherwise provided for by Government Code, under other appropriate circumstances when written evidence justifying the reduction is provided and approved by the decisionmaker.
f. 
Off-Street Loading. A minimum of one off-street loading space shall be provided to ensure adequate space to accommodate loading and unloading for moving trucks, delivery vehicles, ride-sharing vehicle pick up and drop off, and other similar uses, consistent with the size of the development, to the satisfaction of the director of community development. Such space(s), whether provided inside or outside a building, shall be in addition to the number of parking spaces required in subsection (B)(4)(a) and (b) of this section and shall be designed so as not to impede normal vehicular and pedestrian circulation.
g. 
Bicycle Parking. A minimum of one bicycle parking space shall be provided per dwelling unit.
Landscape Buffer. A minimum five-foot landscaped buffer shall remain between any uncovered parking space and the property line.
Safety. All landscaped areas adjacent to parking, circulation and vehicle storage areas shall be enclosed by a raised six-inch concrete curb or low wall.
Compatibility. The design of the parking areas shall be integrated into and compatible with the design of the overall project and must be considered in making the findings regarding internal compatibility of the project, as stated elsewhere in this chapter.
5. 
Watercourse Protection.
a. 
Blockage. Blockage of watercourses, canyons or streambeds is prohibited, and any alteration of such features is discouraged.
b. 
Approval of Other Agencies. Development in the vicinity of blue line streams is subject to Army Corps of Engineers and California Department of Fish and Game approval prior to any issuance of grading or building permits.
C. 
Building Height Standards.
1. 
Maximum Height of Principal Buildings and Structures. For any building or building segment located within 50 feet of a street right-of-way, building height shall not exceed three stories and 35 feet maximum roof height, measured from the curb elevation adjacent the building or building segment to the highest point of the building or building segment. Where a lot has frontage on two or more streets, height shall be measured in relation to the lowest curb elevation adjacent to the building or building segment. For any building or building segment located in excess of 50 feet from a street right-of-way, no portion of a building or building segment shall exceed the three-story and 35 foot maximum roof height by more than 20%. For purposes of this requirement, height shall be measured from the existing grade or adjacent finished grade, whichever is lower, to the highest point of the building or building segment. To determine compliance with this section, the community development director may require applicants to submit a topographic survey of the project site, and, if necessary, portions of adjacent sites, prepared by a licensed surveyor or licensed civil engineer, depicting existing contours and the contours of finished grade, if different from existing grade, at elevation change intervals no greater than five feet. Survey measurements also shall indicate the elevations of adjoining curbs or street pavements if no curb exists. Appurtenances may exceed the height limit by up to 15 feet for up to 20% of total roof area. For the purposes of this chapter, appurtenances are defined as: a tower, spire, cupola, dome, chimney, mechanical equipment, elevator tower, stairwell, pool equipment, fire equipment, ventilating fans, water tanks, cooling towers, solar panels or the structure to support solar equipment in compliance with state law, guard rails required by the building code for rooftop decks or terraces, permanent trellises and shade structures on rooftop decks or terraces, or other features determined by the director of community development to be similar.
2. 
Maximum height of accessory structures: 15 feet.
3. 
Maximum Building Bulk. All properties abutting properties which are zoned R-1 or foothill community district (FCD) are subject at those zone boundaries to the municipal code regarding building bulk (angle plane).
D. 
Architectural Design Standards. The following design guidelines shall apply to all projects under this section other than single-family residential projects:
1. 
Architectural Extensions. Architectural extensions to a maximum height of 40 feet, measured as defined in subsection (C)(1), and up to 20 feet in width or depth may be allowed. Architectural extensions shall not be used for inhabited floor area above the highest floor level of the attached unit.
2. 
Roof Materials. Glossy roofing materials are prohibited from public view.
3. 
Exterior Stairs. An enclosure or a landscaping barrier should be provided wherever there is less than seven feet vertical clearance below the stairs.
4. 
Color. Light reflectance value should not exceed 80% for walls or 50% for visible roofs.
5. 
Screening. Where balconies at or above the second floor overlook yards of abutting residential properties or parking areas, effective landscaping screening shall be provided.
E. 
Landscaping Standards. The following standards shall apply to all projects under this section other than R-1 projects:
1. 
The selection and arrangement of plant materials should landscape the open space to support recreation activities appropriate to the density and type of the residential development.
2. 
A landscaping buffer or decorative wall barrier shall be provided within five feet of any property line on all sides abutting adjacent developments. The buffer shall be six feet high in all areas except the front setback, where its maximum height shall be three feet six inches.
3. 
A minimum of 60% of the front setback area shall be landscaped.
4. 
Plants shall be established and maintained in accordance with the approved plan.
5. 
An automatic timed irrigation system appropriate to the plant materials used shall be provided for all landscaped areas.
6. 
The plant palette shall be consistent with the objectives of:
a. 
Compatibility with surrounding plantings;
b. 
Drought tolerance; and
c. 
Concentration of plants with similar watering requirements.
7. 
Trees.
a. 
Twenty-five percent of the new and existing trees to be either mature or of minimum 36 inch box size at planting.
b. 
Number. At least one tree shall be provided or retained per each 800 square feet of landscape area.
c. 
Height and Canopy. At least one tree shall be capable of attaining at maturity the combined height-and-canopy measures of 120 feet.
d. 
Rooting. A minimum of 50% of the required trees should be planted in the ground.
e. 
Tree Preservation. If removal of protected tree(s), as identified within Chapter 11.40, is required to accommodate development of an affordable housing project that must be approved ministerially, the tree(s) shall be replaced onsite, unless a certified arborist determines planting of replacement tree(s) is unfeasible. The size of replacement tree(s) shall be based on the size of the protected tree removed, as follows:
Size of Protected Tree Removed
Replacement Tree Size at Planting
Less than 23″ DBH
24″ box
24″-25″ DBH
36″ box
Over 35″ DBH
48″ box
F. 
General Standards.
1. 
In any building project, during construction and for 30 days thereafter, property in the project may be used for the storage of building materials and equipment used in the construction of the building project and for the contractor's temporary office, subject to approval of the director of community development.
2. 
The storage of recreation vehicles within any multifamily project shall be permitted subject to the following provisions:
a. 
Highway operative recreational vehicles, i.e., camper-trucks, motor homes, etc., shall be stored within the enclosed or covered parking spaces for each unit or placed within a separate storage area.
b. 
Other recreational vehicles, consisting of, but not limited to, trailers, boats, etc., shall be stored within a separate storage facility within the project or at another appropriate off-site location.
c. 
Storage areas for recreational vehicles shall be enclosed with a six-foot or higher decorative block wall or acceptable substitute, which is screened by exterior landscaping, and shall be paved with concrete, asphalt or similar surface. The location and size shall be subject to the approval of the planning commission.
d. 
No recreational vehicles shall be stored in designated guest parking areas.
3. 
Any signage for the project shall conform to the requirements of the city's sign ordinance, Chapter 11.37.
4. 
Equipment and utilities for all developments other than single-family residences shall meet the following standards:
a. 
Ground-oriented building service equipment, including, but not limited to, air conditioning and heating units, utility connections, and service areas, shall not be visible from public right-of-way. However, such equipment shall be located for easily accessible service and located or screened to minimize noise offensive to the occupants and to neighboring properties.
b. 
Exterior wall-mounted equipment and utility meters shall not be visible from the public right-of-way.
c. 
All utility service controls and equipment, including but not limited to electrical, communication and cable television lines installed for the purpose of supplying service to any new construction within the city shall be installed underground on the property to be served and from the property to be served to the point of connection with the utility's distribution facilities in accordance with the rules approved by the public utilities commission of the state.
5. 
All multifamily developments shall provide one or more screened refuse area(s) with trash enclosure(s) in accessible locations and of sufficient size to accommodate the intensity of use, and to accommodate recycling containers in addition to general refuse or trash collection. Trash enclosures and refuse areas shall meet minimum standards, as follows:
a. 
All refuse/recycling storage areas must be accessible for trash pick up method used, and shall be enclosed by screening materials compatible with the project and, to the extent feasible, should be situated out of public view.
b. 
The area upon which trash bins or receptacles are stored and the access or pathway over which the bins or receptacles are moved for collection purposes shall be composed of a smooth, flat material such as concrete.
c. 
Each refuse/recycling area shall be provided with a water line and drain for cleaning purposes, and self-closing solid gate.
d. 
Refuse/recycling storage areas shall be screened by a trash enclosure wall constructed to a width, depth and height adequate to accommodate the number of trash bins or receptacles needed. Such enclosure walls shall be constructed of decorative blocks or other nonflammable material consistent in design, quality and color with the building(s) serviced by the area.
6. 
Exterior lighting devices for multifamily project automobile parking lots and pedestrian walkways and entries shall:
a. 
Provide adequate lighting for safe nighttime residential access;
b. 
Prevent spillover onto adjacent properties; and
c. 
Utilize automatic timers for energy conservation.
7. 
The city reserves the right to be a party to the covenants, conditions and restrictions.
(Ord. 199 § 3, 1991; Ord. 243 §§ 4—7, 1995; Ord. 419 §§ 23—31, 2014; Ord. 513-U § 9, 2023; Ord. 515 § 8, 2023)
A. 
Submittal Requirements. In addition to all materials required by the city's subdivision, building and grading regulations and environmental review procedures applicable to projects falling within the scope of this chapter, submittal of the following application materials shall be required for all projects provided for herein. The items listed in subsections (A)(1) through (3) of this section may be combined on one or more drawings as prescribed by the director.
1. 
A site or plot plan, drawn to a scale prescribed by the city planner, but not less than a scale of one inch equals one hundred feet, reflecting the proposed project, including representations of property lines and all recorded and proposed easements and public rights-of-way;
2. 
A topographical map of the project site and all adjacent development located within 75 feet of the project's proposed boundaries. This map shall be drawn to the same scale as the site plan required in subsection (A)(1) above, with a maximum contour interval of ten feet, or less as prescribed by the director. The average slope of the property shall be identified on this map, calculated by the following formula:
S
=
0.002296 x I x L
A
Where S = Average percent slope
I = Contour interval in feet
L = Summation of length of all contours in feet
A = Area in acres of project being considered
3. 
A complete grading plan for the project, drawn to the same scale as prescribed above, unless no grading requiring a permit is proposed. A tabulation of the areas within each gradient category may be required as prescribed by the director;
4. 
A landscaping plan which shall accurately show:
a. 
Existing trees on the project site with a trunk diameter of two inches or greater at a height of four feet above grade, and/or having a vertical height from the ground level to treetop level of 15 feet or greater,
b. 
Species of all such trees and their appropriate trunk diameter, height and condition,
c. 
Final disposition of all existing trees,
d. 
The type and extent of proposed vegetation, including provisions for ongoing maintenance and irrigation thereof,
e. 
Mix and percentage of lot area used for landscaping and open space. Parking and vehicle circulation areas shall not be included in such calculations, and
f. 
Evidence of slope stability through vegetation of created slopes.
This plan shall be drawn to or keyed to a master map the same scale as is prescribed for the application materials required by subsection (A)(1) above, and shall be completed by a professional landscape architect registered with the state of California;
5. 
A lighting plan showing the location, height, approximate brightness and style of all exterior lighting for the project;
6. 
Elevation drawings at a scale of at least one-eighth inch equals one foot zero inches, with materials, colors, finishes and critical vertical dimensions clearly indicated. As deemed appropriate by the director or designee, proposed and existing-to-remain landscaping at maturity shall be shown in a manner that allows full visibility of building elevations beyond. Indication of nearby structures or features off-site shall also be shown where deemed appropriate by the director or designee;
7. 
Photographs of the site and its surroundings as prescribed by the director. Normally, such photos would include views of the site and properties adjacent for a distance of 300 feet from each end of the principal street frontage, as well as properties opposite the subject and adjacent properties. Photos should be mounted color prints, spliced from continuous views along the principal street(s), with a key map provided indicating relationship of views to parcels, streets and features;
8. 
Color chips including reflectance values (LRVs) and keyed to elevation drawings;
9. 
A completed residential development application and initial study questionnaire, on forms provided by the city;
10. 
On sites with an average slope of 15% or greater, the applicant shall submit a hydrology report which shall include, but not be limited to:
a. 
The hydrologic conditions on the site,
b. 
Possible flood inundation,
c. 
Downstream flood hazards,
d. 
Natural drainage courses,
e. 
Analysis of the project, including its septic system, in relation to Regional Water Quality Control Board standards,
f. 
Design criteria to mitigate any identified hydrologic hazards consistent with applicable regulations,
g. 
Account of all runoff and debris from tributary areas,
h. 
Consideration for each lot or dwelling unit site in a proposed development project,
i. 
Runoff and debris amounts computed using the Los Angeles County flood control district criteria, and
j. 
A concluding statement evaluating the impact of the project on slope stability, water quality, and downstream drainage.
This investigation and report shall be completed by a professional civil engineer experienced in the science of hydrology and hydrologic investigation and who is registered with the state of California;
11. 
Where alteration to existing topography is proposed:
a. 
A soils engineering report which shall contain, but not be limited to:
i. 
Data regarding the nature, distribution and strengths of existing soils,
ii. 
Relationship of soil characteristics to drainage related to lot coverage and landscaping/irrigation design,
iii. 
Conclusions and recommendations for grading procedures,
iv. 
Design criteria for any identified corrective measures, and
v. 
A concluding statement evaluating the impact of the project on slope stability.
This investigation and report shall be performed by a professional soils engineer who is experienced in the practice of soil mechanics and who is registered with the state of California,
b. 
A geology report which shall include, but not be limited to:
i. 
The surface and sub-surface geology of the site,
ii. 
Strike angle of bedrock strata,
iii. 
Degree of seismic hazard,
iv. 
Conclusions and recommendations regarding the effect of geologic conditions on the proposed development, and
v. 
A concluding statement evaluating the impact of the project on slope stability;
12. 
Cross sections of the site and nearby affected areas as prescribed by the director, showing all buildings, fences, walls and landscaping at mature height anticipated under the planting conditions onsite;
13. 
Recommended for complete understanding of the proposal where appropriate, a three-dimensional scale model of the project site, onsite erection of a full-size mockup (either balloons denoting building corners or a story pole frame), perspective views, building plans or such other graphic information which in the director's judgment would aid in the city's review of the project. All graphic information shall be drawn to such scale as prescribed by the director;
14. 
Where the impact of noncompliance with specified guidelines and/or standards of this chapter cannot be determined by the city following public review, the applicant will be required to provide alternative project plans which are in conformance with said guidelines and standards for the purpose of comparative evaluation.
B. 
Waiver of Requirement for Application Materials. The requirement to submit any or all of the materials enumerated above may be waived by the director, under any of the following conditions:
1. 
The materials are not applicable to the scope of the project and not pertinent to any of the findings contained in this section;
2. 
The existence of reports covering the same subject matter on the same site;
3. 
Inclusion of any or all of the above reports as part of an environmental impact report or negative declaration, if either is required or has been satisfactorily completed for the proposal on the site;
4. 
The existence of a report as described in subsection (A)(10) of this section, previously prepared for a site or area adjacent to the project site, if the project site and such adjacent site or area may reasonably be expected to possess similar characteristics relative to the development issues addressed by this chapter.
(Ord. 199 § 3, 1991)
A. 
All projects proposed for the R-3 zone, other than single-family residences, are subject to review by the design commission or its successor. If review by the planning commission is required, it shall take place subsequent to review by the design commission or its successor. The planning commission may remand projects to the design commission or its successor for final details, when appropriate.
B. 
Any proposed project which is a permitted use in the R-3 zone and which requires a planned development permit as specified in this chapter shall be submitted for consideration by the planning commission for said permit. Any project which is a conditionally permitted use in the R-3 zone, and which also requires a planned development permit as specified in this chapter, shall be submitted simultaneously for consideration by the planning commission for both the conditional use permit and the planned development permit.
C. 
The planning commission, or the city council on appeal, may approve an application following the determination that the findings set forth in this chapter can be met.
(Ord. 199 § 3, 1991; Ord. 419 § 32, 2014)
The planning commission, or the city council on appeal, may grant a planned development permit for a project in the R-3 zone upon findings that the project meets the requirements of this section. Additional conditions and requirements may be imposed upon a planned development permit as the planning commission, or the city council on appeal, finds are reasonable and necessary to carry out the purposes and requirements of the R-3 zone.
The following findings shall be made by the planning commission, or the city council on appeal, in order to grant a planned development permit:
A. 
That the proposed development complies with the general plan and with the intent of the development standards of the R-3 zone for protection of neighborhood character and preservation of the general welfare of the community;
B. 
That the site plans, architectural design and landscaping plans of the project contribute to the R-3 zone goals of:
1. 
Compatibility with the density, character and design of any surrounding neighborhoods,
2. 
Internal compatibility of the project's architecture, landscaping, and use of open space to achieve a high quality residential environment, and
3. 
Sufficient open space provided for both private and common areas;
C. 
That any departure from guidelines permitted by the planning commission, or the city council on appeal, should be utilized to effectively achieve quality and compatibility with the surrounding neighborhoods;
D. 
That the project will not create a nuisance, hazard or otherwise compromise public safety.
(Ord. 199 § 3, 1991; Ord. 419 §§ 33—35, 2014)
No occupancy permit shall be granted until plantings as approved on the landscaping plans are established, to be verified by two inspections approximately one month apart.
(Ord. 199 § 3, 1991)
Actions by the city on development permits may be appealed by any person upon filing of written notice of such appeal to the city within 15 days of the action, as follows:
A. 
Any action by the director of community development or the director of public works under this chapter is subject to appeal to the planning commission.
B. 
Any decision of the planning commission under the provisions of this chapter is subject to appeal to the city council.
(Ord. 199 § 3, 1991)
Reasonable fees may be imposed by resolution of the city council for review of project applications and appeals as provided for in this code.
(Ord. 199 § 3, 1991)