R
3 Zoning District Standards
December 2025
Attachment 3
ii
Third Draft - December 2025
R3 Zoning District Standards
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Table of Contents
Article IV Residential Zones: Division 1 Purpose 1
36 .10 Pu
rpose 1
Ar
ticle IV Residential Zones: Division 5 R3 Zoning District Standards 3 36 .10.60 R3 Z
oning District Standards Applicability 3
36 .10.61 Ge
neral Standards 4
36.10.70 Development Standards by Subdistrict 7
36.10.71 Large Sites 19
36.10.72 Common Usable Open Areas 21
36.10.73 Pedestrian Connections 22
36.10.74 Vehicle Access 23
36.10.75 Screening 24
36.10.76 Rooftop Decks 25
36.10.77 Utilities and Public Improvements 26
36.10.80 Exceptions to Standards 27
36.10.85 Development Review Required 29
Article IV Residential Zones: Division 16 Building Design 31
36.17.01 Multifamily Building Entry Design 31
36.17.02 Building Entry Types 32
36.17.05 Window Design Standards Applicability 37
36.17.10 Window Design Standards 37
36.17.15 Bay Composition 38
36.17.20 Base-Middle-Top Design 39
36.17.25 Massing Features 40
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36.10 Purpose
R3 (residential—multiple-family) district. The purpose of the R3 Zoning District is to provide form-based objective standards for neighborhood design and building form for multiple-family housing development, including apartments, condominiums, rowhouses, townhouses, small-lot single-family development and similar and related compatible uses. The R3 zoning district is consistent with residential land use designations of the General Plan at densities greater than or equal to 20 dwelling units per acre. The goals of the R3 Zoning District Standards include the following:
1. I
ncrease predictability and confidence in the review process.
2. P
romote a vibrant neighborhoods that engage the streetscape.
3. C
reate a variety of multifamily housing types to meet the needs of diverse populations in the City.
4. R
espect the context of Mountain View's existing built environment and reflect the City's vision .
Article IV Residential Zones: Division 1 Purpose
Sections:
36.10 Purpose
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36.10.60 R 3 Zoning District Standards Applicability
1. A pplicability. The R3 Zoning District Standards apply to all proposed development and improvements within the R3 Subdistricts as identified on the Zoning Map. New land uses and structures, and alterations to existing land uses and structures, shall be designed and constructed in compliance with this Division and Division 16 (Residential Objective Design Standards) .
A.
F
or the purpose of determining the standards for development in the R3 Zoning District, the R3 symbol on the Zoning Map includes a suffix indicating the applicable subdistrict. Areas on the Zoning Map with alphabetical suffixes (e.g., R3-C) are subject to limitations on the number of dwellings allowed and other development standards that apply only in the designated subdistrict. For standards applicable in each of the R3 Subdistricts, see Section 36.10.70 (Development Standards by Subdistrict).
2. S
tandards for Properties with One or Two Units
A. I
f a project includes only the development of or modification to a single-unit development on an existing lot, then the unit is subject to standards applicable to the R1 Zoning District, Article IV (Residential Zones), Division 3 (Single Family (R1) Zoning District Standards), Section 36.10.25 (R1 zone development standards) et al, in lieu of the R3 Zoning District Standards .
B.
I
f a project includes only the development of or modification to a two unit development on an existing lot, then the units are subject to standards applicable to the R2 Zoning District, Article IV (Residential Zones), Division 4 (One and Two-Family (R2) Zoning District Standards), Section 36.10.50 (R2 zone development standards), et al, in lieu of the R3 Zoning District Standards .
C.
R
1 or R2 subdivision standards (i.e., lot area, width, frontage) shall not apply in the R3 district.
3. A
ccessory Structures. See Article IV (Residential Zones), Division 9 (Residential Accessory Uses and Structures) for standards applicable to accessory structures.
Article IV Residential Zones: Division 5 R3
Zoning District Standards
Sections:
36.10.60 3
6.10.61 36.10.70
36.10.71 36.10.72
36.10.73 36.10.74
36.10.75 36.10.76
36.10.77 36.10.80
36.10.85 R3 Zoning District S tandards Applicability
General Standards
Development Standards by Subdistrict
Large Sites
Common Usable Open Areas Pedestri
an
Connections
Vehicle Access
Screening
Rooftop Decks
Utilities and Public Improvements
Exceptions to Standards
Development Review Required
3 T hird Draft - December 2025 Multi-Family (R3) Zoning District Standards
4. A ccessory Dwelling Units. See Article IV (Residential Zones), Division 10 (Accessory Dwelling Units) for standards applicable to accessory dwelling units.
5. N
onconforming Uses and Structures. See Article III (General Regulations, Special Provisions, Exceptions and Interpretations), Division 3 (Nonconforming Uses and Structures) for standards applicable to nonconforming uses and structures.
36.10.61 G eneral Standards
1. Den sity. In all subdistricts, any fractional unit calculation shall be rounded up to the next whole unit.
2. B
uilding Entry. All buildings, except accessory buildings, must provide a building entry type, as allowed by the subdistrict standards, that faces a public street, an internal pedestrian path in compliance with the standards in Table 36.10.71.B (Internal Path Standards), or common usable open area in compliance with Section 36.10.72 (Common Usable Open Areas).
3. B
uilding Height
A. I
n case of conflict between these standards and the height standards in the Moffett Federal Airfield Comprehensive Land Use Plan (CLUP), the standards in the CLUP shall prevail.
B. F
or R3-D subdistricts, up to one additional story or ten additional feet of building height and top of wall plate height are allowed on buildings that include:
(1) A
t least 5,000 square feet of ground floor commercial space; or (2) P
ublic open space provided in compliance with Chapter 41 (Park Land Dedication or Fees in Lieu Thereof) .
4. B
uilding Façade. Building façades shall be designed in compliance with Article IV (Residential Zones), Division 16 (Residential Objective Design Standards).
5. C
ommercial Tenant Spaces. Commercial tenant spaces are allowed only in R3-D subdistricts and shall comply with the following:
A.
O
ccupy no more than 25 percent of the building's gross floor area; B. H
ave building frontage of at least 20 feet;
C. S
tore all trash within the building interior; and
D. L
imit hours of operation, including deliveries, to between 7 am and 11 pm.
6. Pa
rking
A. S
tructured parking, other than one-story accessory structures pursuant to Article IV (Residential Zones), Division 9 (Residential Accessory Uses and Structures), Section 36.12.35 (Residential accessory uses and structures) shall comply with the building setback or parking setback, whichever is greater, of the applicable subdistrict.
B.
P
arking levels more than 50 percent below grade shall comply with applicable building setbacks in lieu of parking setbacks.
4 Third Draft - December 2025Multi-Family (R3) Zoning District Standards
36.10.61 Parking Court Standards
Parking Court
Width
50' max; measured parallel to
adjacent street/right-of-way
Parking Court
Setback
Front parking setback shall be
behind the primary building façade.
Parking Court is otherwise exempt
from front parking setback.
Landscape
Buffer
A landscaped buffer with a minimum
inside width of 3 feet and a fence or
hedge 42 inches in height shall be
provided between parking court and
all front and side street property
lines for the length of the parking
area. Fence or hedge shall comply
with the front and side street
building setbacks for the subdistrict.
Parking Court
Figure 36.10.61.1: Parking Court
Key
Lot Line Building Setback Line
C
. P
arking Court. To facilitate deliveries and short- to medium-term parking, a parking court containing up to three spaces may project into the front parking setback in compliance with standards in Figure
36.10.61.1 (Parking Cour t).
D.
A
ll projects shall be in compliance with additional applicable standards in Article X (Parking and Loading).
5 T hird Draft - December 2025 Multi-Family (R3) Zoning District Standards
36.10.62 6
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36.10.70 D evelopment Standards by Subdistrict
1. R 3-A Subdistrict Standards
General note: The illustration above is intended to provide a brief overview of the zone and are descriptive in nature.
Table 36.10.70.A: R3-A Main Building Form
Density/Intensity
Density (du/ac) 13.2 min.;20 max.
Floor Area Ratio (FAR) 1.0 max.
1 Height
To Top of Wall Plate 25' max.
Overall Height 35' max.
Ground Floor Height (Floor-to-Floor) 10' min.
Habitable Ground Floor Space
Depth (from front building façade) 30' min.
Figure 36.10.70.1: R3-A Building Form
ROW Line
1 Pursuant to Government Code § 65913.11, for projects of 8 to 10 units the maximum FAR shall be 1.25, except for properties listed in the Mountain View Register of Historic Resources . 7 T hird Draft - December 2025 Multi-Family (R3) Zoning District Standards
36.10.70 Figure 36.10.70.3: R3-A Parking Placement
Table 36.10.70.B: R3-A Building Placement
Building Setback (from Lot Line) 2
Front 20' min.
Side Street 15' min.
Side 7' min.
Rear 10' min.
Between Adjacent Buildings 10' min.
Building Footprint
Width 60' max.
Depth 80' max.
2 Any setback required by Subsection 36.10.73 (Pedestrian Connections) shall supersede setbacks required by this
Section.
Table 36.10.70.C: R3-A Parking Placement
Parking Setback (from Lot Line) 3
Front 50' min.
Side Street 15' min.
Side 5' min.
Rear 5' min.
Sidewalk and/or Landscaping Buffer Between Surface
Parking/Driveway and Building
Parking lot ≤ 20 spaces 5' min.
Parking lot > 20 spaces 12' min.
Private Driveway 3' min.
Table 36.10.70.D: R3-A On-Site Open Area
Required Open Space 10% min. of site
3 Applies to parking spaces only; not driveways.
Front Street
Side Street
min.
min.min. min.
Figure 36.10.70.2: R3-A Building Placement
Key
ROW/Lot Line Building Area
Building Setback Line
Key
ROW/Lot Line Parking Area
Building Setback Line
Front Street
Side Street
min.
min.
min.
8 Third Draft - December 2025Multi-Family (R3) Zoning District Standards
36.10.62 Figure 36.10.70.4: Minimum Clear Setbacks
Table 36.10.70.F: R3-A Building Entries
Allowed Entry Type Standards
Porch Table 36.17.02.B
Dooryard Table 36.17.02.C
Stoop Table 36.17.02.D
Terrace Table 36.17.02.F
Common Entry Table 36.17.02.H
Key
ROW/Lot Line Building Setback Line Projection Area
Side Street
Front Street
Table 36.10.70.E: R3-A Projections
Allowed Projections
Building entries, bay windows, patio covers, and other
architectural features over 18 inches in height above natural grade are allowed to project into setbacks up to the distance provided below. 4
Maximum Projection into Setback
Front 10' max.
Side Street 6' max.
Side 2' max.
Rear 6' max.
4 No minimum clear setback is required for decks, stoops, landings, concrete patios or other architectural features up to 18 inches in height above natural grade, provided the structure causes no drainage onto adjacent properties.
9 Third Draft - December 2025 Multi-Family (R3) Zoning District Standards
36.10.62 2. R 3-B Subdistrict Standards
General note: The illustration above is intended to provide a brief overview of the zone and are descriptive in nature.
Table 36.10.70.G: R3-B Main Building Form
Density/Intensity
Density (du/ac) 16.5 min; 25 max.
Floor Area Ratio (FAR) 1.25 max.
Height
To Top of Wall Plate 36' max.
Overall Height 45' max.
Ground Floor Height (Floor to
Floor)
10' min.
Habitable Ground Floor Space
Depth (from front building façade) 30' min.
ROW Line
Figure 36.10.70.5: R3-B Building Form
10 Third Draft - December 2025Multi-Family (R3) Zoning District Standards
36.10.70 Figure 36.10.70.7: R3-B Parking Placement
Table 36.10.70.H: R3-B Building Placement
Building Setback (from Lot Line)
Front 15' min.
Side Street 10' min.
Side1 7' min.
Rear1 10' min.
Between Adjacent Buildings 10' min.
Building Footprint
Width 100' max.
Depth 100' max.
1 Any setback required by Subsection 36.10.73 (Pedestrian Connections) shall supersede setbacks required by this
Section.
Table 36.10.70.I: R3-B Parking Placement
Parking Setback (Distance from Lot Line) 2
Front 40' min.
Side Street 10' min.
Side 5' min.
Rear 5' min.
Sidewalk and/or Landscaping Buffer Between Surface
Parking/Driveway and Building
Parking lot ≤ 20 spaces 5' min.
Parking lot > 20 spaces 12' min.
Private Driveway 3' min.
Table 36.10.70.J: R3-B On-Site Open Area
Required Open Area 10% min. of site
2 Applies to parking spaces only; not driveways.
Front Street
Side Street
min.
min.min. min.
Figure 36.10.70.6: R3-B Building Placement
Key
ROW/Lot Line Building Area
Building Setback Line
Key
ROW/Lot Line Parking Area
Building Setback Line
Front Street
Side Street
min.
min.
min.
11 Third Draft - December 2025 Multi-Family (R3) Zoning District Standards
36.10.70 Figure 36.10.70.8: R3-B Minimum Clear Setbacks Table 36.10.70.L: R3-B Building Entries
Allowed Entry Type Standards
Porch Table 36.17.02.B
Dooryard Table 36.17.02.C
Stoop Table 36.17.02.D
Terrace Table 36.17.02.F
Gateway Table 36.17.02.G
Common Entry Table 36.17.02.H
Table 36.10.70.K: R3-B Projections
Allowed Projections
Building entries, bay windows, patio covers, and other
architectural features over 18 inches in height above natural grade are allowed to project into setbacks up to the distance provided below. 3
Maximum Projection into Setback
Front 10' max.
Side Street 6' max.
Side 2' max.
Rear 6' max.
3 No minimum clear setback is required for decks, stoops, landings, concrete patios or other architectural features up to 18 inches in height above natural grade, provided the structure causes no drainage onto adjacent properties.
Key
ROW/Lot Line Building Setback Line Projection Area
Side Street
Front Street
12 Third Draft - December 2025Multi-Family (R3) Zoning District Standards
36.10.70 3. R 3-C Subdistrict Standards
General note: The illustration above is intended to provide a brief overview of the zone and are descriptive in nature.
Table 36.10.70.M: R3-C Main Building Form
Density/Intensity
Density (du/ac) 23.1 min; 35 max.
Floor Area Ratio (FAR) 1.5 max.
Height
To Top of Wall Plate 40' max.
Overall Height 50' max.
Ground Floor Height (Floor to
Floor)
11' min.
Habitable Ground Floor Space
Depth (from front building façade) 25' min.
ROW Line
Figure 36.10.70.9: R3-C Building Form
13 T hird Draft - December 2025 Multi-Family (R3) Zoning District Standards
36.10.70 Figure 36.10.70.11: R3-C Parking Placement
Table 36.10.70.N: R3-C Building Placement
Building Setback (from Lot Line)
Front 15' min.
Side Street 10' min.
Side1 10' min.
Rear1 10' min.
Between Adjacent Buildings 10' min.
Building Footprint
Width 120' max.
Depth 150' max.
1 Any setback required by Subsection 36.10.73 (Pedestrian Connections) shall supersede setbacks required by this
Section.
Table 36.10.70.O: R3-C Parking Placement
Parking Setback (Distance from Lot Line) 2
Front 40' min.
Side Street 10' min.
Side 5' min.
Rear 5' min.
Sidewalk and/or Landscaping Buffer Between Surface
Parking/Driveway and Building
Parking lot ≤ 20 spaces 5' min.
Parking lot > 20 spaces 12' min.
From Private Driveway 3' min.
Table 36.10.70.P: R3-C On-Site Open Area
Required Open Area 15% min. of site
2 Applies to parking spaces only; not driveways.
Front Street
Side Street
min.
min.min. min.
Figure 36.10.70.10: R3-C Building Placement
Key
ROW/Lot Line Building Area
Building Setback Line
Key
ROW/Lot Line Parking Area
Building Setback Line
Front Street
Side Street
min.
min.
min.
14 Third Draft - December 2025Multi-Family (R3) Zoning District Standards
36.10.70 Figure 36.10.70.12: R3-C Minimum Clear Setbacks Table 36.10.70.Q: R3-C Projections
Allowed Projections
Building entries, bay windows, patio covers, and other
architectural features over 18 inches in height above natural grade are allowed to project into setbacks up to the distance provided below. 3
Maximum Projection into Setback
Front 10' max.
Side Street 6' max.
Side 2' max.
Rear 6' max.
3 No minimum clear setback is required for decks, stoops, landings, concrete patios or other architectural features up to 18 inches in height above natural grade, provided the structure causes no drainage onto adjacent properties.
Key
ROW/Lot Line Building Setback Line Projection Area
Side Street
Front Street
Table 36.10.70.R: R3-C Building Entries
Allowed Entry Type Standards
Porch Table 36.17.02.B
Dooryard Table 36.17.02.C
Stoop Table 36.17.02.D
Forecourt Table 36.17.02.E
Terrace Table 36.17.02.F
Gateway Table 36.17.02.G
Common Entry Table 36.17.02.H
15 Third Draft - December 2025 Multi-Family (R3) Zoning District Standards
36.10.70 4. R 3-D Subdistrict Standards
General note: The illustration above is intended to provide a brief overview of the zone and are descriptive in nature.
Table 36.10.70.S: R3-D Main Building Form
Density/Intensity
Density (du/ac) Maximum density in General Plan
divided by 2 min.; Maximum density in
General Plan max.
Floor Area Ratio
(FAR)
Maximum density in General Plan
divided by 30 max.
Height Maximum Density (du/ac)
≤75 >75 and ≤100 >100
To Top of Wall
Plate
50' max. 60' max. 70' max.
Overall Height 60' max. 70' max. 80' max.
Ground Floor Height (Floor to Floor)
Residential 11' min.11' min.
Non-Residential 16' min.16' min.
Habitable Ground Floor Space
Depth (from front building façade)
Residential 25' min.25' min.
Non-Residential 30' min.30' min.
ROW Line
Figure 36.10.70.13: R3-D Building Form
16 Third Draft - December 2025Multi-Family (R3) Zoning District Standards
36.10.70 Figure 36.10.70.15: R3-D Parking Placement
Table 36.10.70.T: R3-D Building Placement
Building Setback (from Lot Line)
Front 15' min.
Side Street 10' min.
Side1 15' min.
Rear1 15' min.
Between Adjacent Buildings 10' min.
Building Footprint
Width 470' max.
Depth 470' max.
1 Any setback required by Subsection 36.10.73 (Pedestrian Connections) shall supersede setbacks required by this
Section.
Table 36.10.70.U: R3-D Parking Placement
Parking Setback (Distance from Lot Line) 2
Front 40' min.
Side Street 5' min.
Side 5' min.
Rear 5' min.
Sidewalk and/or Landscaping Buffer Between Surface
Parking/Driveway and Building
Parking lot ≤ 20 spaces 5' min.
Parking lot > 20 spaces 12' min.
Private Driveway 3' min.
Table 36.10.70.V: R3-D On-Site Open Area
Required Open Area 15% min. of site
2 Applies to parking spaces only; not driveways.
Front Street
Side Street
min.
min.min. min.
Figure 36.10.70.14: R3-D Building Placement
Key
ROW/Lot Line Building Area
Building Setback Line
Key
ROW/Lot Line Parking Area
Building Setback Line
Front Street
Side Street
min.
min.
min.
17 Third Draft - December 2025 Multi-Family (R3) Zoning District Standards
36.10.70 Figure 36.10.70.16: R3-D Minimum Clear Setbacks Table 36.10.70.W: R3-D Projections
Allowed Projections
Building entries, bay windows, patio covers, and other
architectural features over 18 inches in height above natural grade are allowed to project into setbacks up to the distance provided below. 3
Maximum Projection into Setback
Front 10' max.
Side Street 6' max.
Side 2' max.
Rear 6' max.
3 No minimum clear setback is required for decks, stoops, landings, concrete patios or other architectural features up to 18 inches in height above natural grade, provided the structure causes no drainage onto adjacent properties.
Key
ROW/Lot Line Building Setback Line Projection Area
Side Street
Front Street
Table 36.10.70.X: R3-D Building Entries
Allowed Entry Type Standards
Dooryard Table 36.17.02.C
Stoop Table 36.17.02.D
Forecourt Table 36.17.02.E
Terrace Table 36.17.02.F
Gateway Table 36.17.02.G
Common Entry Table 36.17.02.H
Shopfront Table 36.17.02.I
18 Third Draft - December 2025Multi-Family (R3) Zoning District Standards
36.10.70 36.10.71 L arge Sites
1. A pplicability. Projects on sites of three or more acres, including subdivisions where a portion of the project is remaining unchanged, are subject to the requirements of this Section.
2. N
eighborhood Circulation Plan (NCP)
A. NC
P Requirements. Each NCP shall show the proposed circulation and physical character of the development, in plan view, including:
(1) B
oundaries of the proposed development;
(2) E
xisting and proposed blocks and streets within a 1,500 foot radius of the development boundaries, in compliance with Subsection 36.10.71.A (Block Standards); (3) E
xisting trees and other natural features;
(4) N
ew or modified common usable open area, in compliance with Section 36.10.72 (Common Usable Open Areas);
(5) P
roposed trees and landscape along streets and in open areas; and (6) I
dentification of the proposed lots, building footprints, building entry types on each lot, and parking in compliance with the subdistrict standards.
B. B
lock and Street Standards
(1) I
ndividual block lengths and the total block perimeter shall be in compliance with the standards in Table 36.10.71.A (Block Size Standards).
(2) N
ew blocks shall be bounded by internal streets or paseos, meeting standards in Table
36.10.71.B (Internal Path Standards), or public streets. All block boundaries shall allow public access for pedestrians.
(3) T
he new street network shall connect to the existing street network and public pedestrian network.
(a)
N
ew public circulation improvements shall align with and continue existing or proposed public circulation improvements by extending to or along adjoining property boundaries. (b) N
ew public circulation improvements shall provide connecting pedestrian and, if desired, bicycle and vehicle routes to all adjacent public, non-limited-access rights-of-way, and dead- end streets.
Table 36.10.71.A: Block Size Standards
Block Length Block Perimeter Depth of Attached Half-Block 1 500' max. 1,800' max. 250' max.
1Distance from centerline of street or right-of-way to shared property line.
Table 36.10.71.B: Internal Path Standards
Walkway Width Walkway setback from
building
Walkway setback from
parking or drive aisle
Pedestrian Path 4' min. 6' min. 4' min.
19 T hird Draft - December 2025 Multi-Family (R3) Zoning District Standards
36.10.71 Steps Example Site (equal to or greater than 3 acres) Step 1: Identify the Development Site
The development site is the entire site within the scope of the development, which may include one or more
parcels. The overall development site is delineated
through a survey and must identify the existing streets and any pedestrian passages.
Existing Street
Existing Street
Existing Street
Development Site
Step 2: Identify and Extend the Public Realm to
Create New Blocks
Extend new streets in compliance with Section
36.10.71.2B (Block and Street Standards) into the
development site to create new blocks per the
standards of Section 36.10.71 (Large Sites) to depict
all blocks, public and private streets, and sidewalks
provided as part of the street network.
Pedestrian Connection
Alley Connection
New Street
New Street
New Street
Existing Street
Existing Street
Existing Street
Step 3: Locate Open Space
Indicate one or more common open space(s) to meet
the standards of Section 36.10.72 (Common Usable
Open Areas).
Open Space
New Street
New Street
New Street
Existing Street
Existing Street
Existing Street
Step 4: Place Buildings per District Standards
Locate buildings and parking on each block per all
applicable standards. Any parcel line adjacent to a
pedestrian circulation, open space, or new street will be treated as a front or side street parcel line. On corner parcels, the building can front either street. Buildings must orient onto a street or public open space. On-site parking, if provided, is not allowed between primary
buildings and an adjacent street or public open space .
Figure 36.10.71.1: Large Sites
New Block
New Half
Block
Parking Parking
Parking
Parking
New Street
New Street
New Street
Existing Street
Existing Street
Existing Street
20 Third Draft - December 2025Multi-Family (R3) Zoning District Standards
36.10.71 36.10.72 C ommon Usable Open Areas
Development sites of at least 65 feet in width, consisting of one or more parcels, where multiple primary buildings are proposed, shall comply with the following standards for common usable open areas.
1. C
ommon usable open areas shall have a minimum length and width of 25 feet clear, measured between nearest structures (or projections thereof), site boundaries, or any area intended for vehicles. Minimum length and width shall be perpendicular to one another.
2. B
uilding projections into common usable open area are not allowed.
3. C
ommon usable open areas shall have a pedestrian connection to the public right-of-way and shall be accessible to all occupants of the project.
4. C
ommon usable open area may count towards some or all required open space for the development, as required by the applicable subdistrict.
Key
Development Site Boundary Building Setback Line Building Shared Open Space
Figure 36.10.72.1: Common Usable Open Area Examples
Small Infill Example Large Infill Example
Common Usable Open Area Pedestrian Connections 21 T hird Draft - December 2025 Multi-Family (R3) Zoning District Standards
36.10.72 36.10.73 P edestrian Connections
1. A pplicability. All properties in the locations shown on Figure 36.10.73.1 (Required Pedestrian Connections) shall dedicate an easement as described in Subsection 36.10.73.2 (Easement) , provide a setback as described in Subsection 36.10.73.3 (Building Setback) , and construct improvements as described in Subsections 36.10.73.4 (Path Improvement) and 36.10.73.5 (Other Improvements) .
Pedestrian Connections shall be required with the following applications:
A. D
evelopment sites with new construction of at least 10,000 square feet.
B. A
ll subdivisions.
2. Ea
sement
A. W
here the path is along a property line, the easement on each property shall be at least eight feet in width, and shall allow the opposite property abutting the easement to make such improvements as necessary to connect to the path at any location.
B. W
here the path is internal to the property, the easement shall be at least 16 feet in width.
C. P
arking areas may not encroach into the easement area, except driveways may cross the path if they meet safety design standards.
3. B
uilding Setback. Buildings along the public path easement shall be setback at least 15 feet from the centerline of the planned path. Setback area shall count toward required open area for the site, except areas occupied by structures or vehicle circulation.
4. P
ath Improvement
A. F
or paths located along property lines, the project shall construct a minimum four-foot-wide hardscaped path along the property line, with lighted bollards outside the path adjacent to the building.
B.
W
here a publicly accessible path already exists on an abutting site, the project shall widen the path to eight feet, and provide lighted bollards outside the path adjacent to the building.
C. W
here the path is internal to the property, the path shall be eight feet wide, with lighted bollards on both sides of the path.
5. O
ther Improvements
A. L
arge-canopy trees (minimum 30-foot diameter at maturity) shall be installed every 30 feet (on average) in the remainder of the easement area adjacent to the path, except smaller trees may be allowed under power lines.
B.
O
ther landscaping and amenities, such as benches and bicycle parking, are allowed. 22 Third Draft - December 2025Multi-Family (R3) Zoning District Standards
36.10.73 Key
New Pedestrian Connection Affected Parcels R3 Parcels
36.10.74 Vehicle Access
1. Corner Site Access. Corner site access must be from the side street unless access from the front can be approved as an exception per Section 36.10.80 (Exceptions to Standards).
2. Driveways
A. The maximum number of driveway curb cuts for a building lot shall be in compliance with Table
36.10.74.A (Number of Driveways) .
B. Driveway widths shall be in compliance with Article X (Parking and Loading), Division 5 (Development Standards for Off-Street Parking) .
Figure 36.10.73.1: Required Pedestrian Connections
Table 36.10.74.A: Number of Driveways
Lot Frontage (Front and Side Street) Maximum Number of Driveways Up to 150' 1
150' to 299' 2
Each additional 300' over 299' 1
23 Third Draft - December 2025 Multi-Family (R3) Zoning District Standards
36.10.74 36.10.75 S creening
1. Fe nces and Walls
A. F
ences and walls shall not exceed 42 inches in height within the front building setback, side street building setback, and building entry types in the R3-A and R3-B subdistricts. In the R3-C and R3-D subdistricts, fences and walls are not allowed within the front building setback, side street building setback, and building entry types.
B.
F
ences and walls shall not exceed seven feet in height within side and rear setbacks outside front and street side setbacks in all subdistricts.
C. T
he height of fences and walls shall be measured from the higher finished grade of the two sides at the base of the fence or wall.
2. L
andscape Screening
A. L
andscaping shall not exceed 42 inches in height within the front setback, side street setback, and building entries and seven feet in height within interior setbacks in all subdistricts, except trees with canopy at maturity no lower than six feet.
B.
L
andscaping height shall be measured from the higher finished grade of the two sides at the base of the landscaping.
3. M
echanical Equipment. New installation or relocation of existing mechanical equipment shall be screened as follows:
A. R
oof-Mounted Equipment.
(1) B
uilding parapets or other architectural elements of the building shall screen roof-mounted equipment.
(2) F
or existing buildings with a parapet less than two feet in height, mechanical equipment shall be surrounded on all sides by an opaque screen wall as tall as the highest point of the equipment. (3) I
f roof-mounted mechanical equipment is above the maximum height standard, any architectural element designed to screen the equipment may be up to 10% below the top of the equipment, provided the equipment is not publicly visible from the ground.
B. W
all- and Ground-Mounted Equipment
(1) E
quipment other than utilities is not allowed between front or side street façades and the street. (2) A
ll screen devices shall be as high as the highest point of the equipment being screened. (3) E
quipment and screening shall be in compliance with the setbacks of the subdistrict.
4. E
xemptions. The following mechanical equipment is exempt from screening:
A. F
ree-standing or roof-mounted solar equipment.
B. V
ents less than two feet in height.
5. B
arbed Wire and Razor Wire. Barbed wire and razor wire screening are not allowed. 24 Third Draft - December 2025Multi-Family (R3) Zoning District Standards
36.10.75 36.10.76 Ro oftop Decks
1. A pplicability. Rooftop decks are allowed only in the R3-D subdistrict.
2. D
eck Placement
A. R
ooftop deck shall be setback a minimum 3 feet from front and side street building façades, and a minimum 15 feet from all other building edges.
B. D
eck footprint shall be a maximum 25 percent of total roof area at level of rooftop deck.
C. D
eck height shall be a maximum 12 inches above the roof surface.
D. R
ooftop deck(s) are not allowed on accessory structures.
3. E
nclosures and Shade Structures
A
. R
ooftop decks shall not be enclosed except by a semi-open trellis.
B. P
ergolas and other shade structures that serve as covering for rooftop decks are allowed up to 15 feet beyond the maximum allowed building height, measured from the top of wall plate of the building.
C. M
aterials for walls, trellis, pergola, and lighting shall match those used for the main building.
Figure 36.10.76.1: Rooftop Deck
Front
Side Street
Rooftop Deck
Side Street
Key
Deck Roof
Deck Placement and Size
Front and side street setback from building façades
Interior setback from building edge
Maximum overall height for deck with pergola or other shade structure Deck footprint
Deck height above roof surface
25 T hird Draft - December 2025 Multi-Family (R3) Zoning District Standards
36.10.76 4. Windscreen(s)
A. Windscreens shall be transparent or designed in the same style, materials, and finishes as the main building.
B. Windscreens shall be located only within or along the edges of the maximum allowed area for the rooftop deck.
5. Furniture. Furnishings (e.g., chairs, tables, stoves, barbecues, swimming pools, hot tubs) are allowed only within the delineated area for the rooftop deck.
6. Stair/Elevator Penthouse(s), including Roof Hatches
A. Stair/elevator penthouses shall follow the rooftop deck setbacks from the building edge(s) unless designed as a Tower Element in compliance with Section 36.17.20 (Massing Features) .
B. The penthouse must be attached to the delineated area for the rooftop deck.
C. The penthouse(s) shall be designed in the same style, materials, and finishes as the main building.
36.10.77 Utilities and Public Improvements
1. Utilities. Utilities are allowed to be installed within front building setbacks and required landscaped areas in compliance with the following:
A. Utility facilities shall be screened from public view in compliance with Section 36.10.75 (Screening).
B. Transformers and other dry utility appurtenances shall be below grade except if not allowed by the utility provider. If appurtenances must be above grade, it shall be screened from public view in compliance with Section 36.10.75 (Screening) .
2. Detached Public Sidewalk. Where not already provided, a detached sidewalk (5’ minimum) per City standard details is required. “Detached sidewalk” is a sidewalk with a planter strip between the curb and the sidewalk.
A. Exceptions for existing Heritage trees, curbs located less than 10 feet from the front property line, and other existing site conditions are provided in Section 36.10.80 (Exceptions to Standards) . 26 Third Draft - December 2025Multi-Family (R3) Zoning District Standards
36.10.77 36.10.80 E xceptions to Standards
1. A pplication Requirements. Exception requests shall be reviewed and processed as follows:
A. E
xception requests shall include a written request by the applicant explaining the need for the exception(s), as listed in Table 36.10.80.A (Exceptions to Standards) , and identifying the existing site conditions or features that prevent compliance with the specific standard(s).
B. T
he applicant is allowed to request multiple exceptions for a single project within the same written request.
2. E
xisting Site Conditions
A. F
or purposes of this Section, existing site conditions that qualify a project for exception(s) by preventing compliance with standard(s) include the following:
(1) A l
egally permitted building or structure, not including accessory structures, constructed on the site with a certificate of occupancy;
(2) U
tility infrastructure that is not required to be removed or relocated; (3) A h
eritage tree in compliance with Article II (Protection of the Urban Forest) and not planned for removal or alteration with a permit;
(4) A n
atural feature, such as a stream or rock outcropping, that exists as of the date of initial application submittal;
(5) A s
tructure, site, cultural landscape, or feature designated or eligible to be designated historically significant based on the criteria in Article XVI (Zoning Ordinance Administration), Division 15 (Designation and Preservation of Historic Resources) ; (6) A w
atercourse as defined in Article XVII (Definitions) and not planned for removal or alteration; (7) R
etaining wall necessary to retain or support soil; and/or (8) E
xisting easement(s).
B. T
he existing site condition(s) used as a basis for requesting an exception shall not be removed or altered.
3. E
xceptions Allowed. . Prior to approval of an exception, findings for the exception in Table 36.10.80.A (Exceptions to Standards) are required to be met.
A. I
f the development for which an exception is requested meets the required findings, the allowed exception(s) shall be granted. The exception(s) shall be processed concurrently with and through the same review body as the main application.
B. M
ultiple exceptions may be granted for a building or building lot. Each exception shall apply as necessary, but shall not apply cumulatively (i.e., the max. percentage specified by the exception shall not be exceeded).
C.
G
ranting of an exception does not invalidate other standards not specified in Table 36.10.80.A (Exceptions to Standards).
27 T hird Draft - December 2025 Multi-Family (R3) Zoning District Standards
36.10.80 Table 36.10.80.A: Exceptions to Standards
Applicable Standards Required Findings Allowed Exception Reference
1. M
ain Building Form
a. S
ize of Footprint
Increase in the allowed width
and/or length
i. E
xisting site condition(s) prevents
compliance with the standard; and
Up to 20% of the
standard
Section 36.10.70
(Development
Standards by
Subdistrict)
ii.
T
he building complies with the setbacks
of the subdistrict or as allowed to be
adjusted by this Section.
b.
H
abitable Ground Floor
Space
Decrease in the required
depth
i.
E
xisting site condition(s) prevents
compliance with the standard; and/or
Up to 20% of the
standard
Section 36.10.70
(Development
Standards by
Subdistrict)
ii.
T
he existing lot is 80' or less in depth,
preventing compliance with the
habitable ground floor space standard.
2. B
uilding Placement
a. Fr
ont1, Side Street1,
S
ide or Rear Setback
Decrease in the minimum
required setback for a
primary building
i.
E xisting site condition(s) prevents
compliance with the standard; and/or
Up to 25% of the
standard
Section 36.10.70
(Development
Standards by
Subdistrict)
ii.
T
he existing lot is 80' or less in depth,
preventing compliance with the rear
setback standard.
3. P
arking Location
a. F
ront or Side Street
Setback
Reduction in the required
parking setback
i.
E
xisting site condition(s) prevents
compliance with the standard; and
Up to 10% of the
standard when the
required setback is 20' or
more; or
Up to 20% of the
standard when the
required setback is less
than 20'.
Section 36.10.70
(Development
Standards by
Subdistrict)
ii.
T
he driveway is in compliance with
Section 36.10.74 (Vehicle Access); and
iii. T
he ground floor space remains
habitable in compliance with Section
36.10.70, as allowed to be adjusted by
this Section .
b.
S
idewalk and/or
Landscaping Buffer
Between Surface Parking
and Building
Reduction in the required
width for sidewalk and/or
landscaping
i.
E
xisting site condition(s) prevents
compliance with the standard; and
Up to 50% of the
standard
Section 36.10.70
(Development
Standards by
Subdistrict)
ii.
T
he driveway is in compliance with
Section 36.10.74 (Vehicle Access).
28 Third Draft - December 2025Multi-Family (R3) Zoning District Standards
36.10.80 36.10.85 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 pursuant to Article XVI (Zoning Ordinance Administration), Division 2 (Development Review Process), Section 36.44.45 (Development Review) . No subdivision may be approved without a concurrent development application approval.
Table 36.10.80.A: Exceptions to Standards
Applicable Standards Required Findings Allowed Exception Reference
4. Vehicle Access
a. Front Street Access
Access from front street for
a corner site
i. The site is a corner site abutting a front
street and side street; and
Vehicular access from
front street instead of
side street access
Section 36.10.74
(Vehicle Access)
ii. Existing site condition(s) prevents
compliance with the standard; and
iii. The driveway is in compliance with
Section 36.10.74 (Vehicle Access).
1 Standards for building entries apply in compliance with Sections 36.17.01 (Multifamily Building Entry Design) and 36.17.02 (Building Entry Types) , and any exception shall not preclude the application of an allowed building entry type. 29 Third Draft - December 2025 Multi-Family (R3) Zoning District Standards
36.10.85 30
Third Draft - December 2025Multi-Family (R3) Zoning District Standards This page intentionally left blank
36.17.01 M ultifamily Building Entry Design
1. A pplicability. Multifamily building entry design standards apply to all new buildings in the R3 Zoning District, except those that use the R1 or R2 Zoning District standards based on the number of units.
These standards are to be used in conjunction with Chapter 36 (Zoning) and all other applicable sections of the R3 Zoning District Standards .
2. M
ultifamily Building Entry General Standards
A. A b
uilding entry type shall be applied to each building and to each entrance serving one or more units from the allowed building entry types in the subdistrict, and in compliance with the applicable building entry type standards in Section 36.17.02 (Building Entry Type Standards). Building entry types not listed in the subdistrict's standards are not allowed in that subdistrict. (1)
E
ach building shall include a building entry or entries to individual units along the front street, side street, and/or abutting a paseo, internal street or common usable open area. (2) E
ach building shall include a building entry type at each building and unit entry. (3) E
ach building is allowed to have multiple building entry types in compliance with the types allowed for the subdistrict in compliance with Section 36.10.70 (Development Standards by Subdistrict).
B. T
he names of the building entry types indicate their configuration or function and do not limit uses within the associated building. For example, a Porch may be used by non-residential uses including, but not limited to, a restaurant or office, in compliance with Section 36.10.70 (Development Standards by Subdistrict) .
C.
B
uilding entries are allowed to project into required building setbacks in compliance with Section
36.10.70 (Development Standards by Subdistrict) .
Article IV Residential Zones: Division 16
Building Design
Sections:
36.17.01 M ultifamily Building Entry Design
36.17.02 B
uilding Entry Types
36.17.05 W
indow Design Standards Applicability
36.17.10 W
indow Design Standards
36.17.15 B
ay Composition
36.17.20 B
ase-Middle-Top Design
36.17.25 M
assing Features
31 T hird Draft - December 2025 Multi-Family (R3) Zoning District Standards Table 36.17.02.A: Building Entry Types
Building Entry Type Standards
Porch
36.17.02. A
Dooryard
36.17.02.B
Stoop
36.17.02.C
Forecourt
36.17.02.D
Terrace
36.17.02.E
Gateway 36.17.02.F
Common Entry
36.17.02.G
Shopfront
36.17.02.H
36.17.02 Building Entry Types
Table 36.17.02.A (Building Entry Types) provides an overview of the allowed building entry types in the R3 Zoning District. See referenced section(s) for standards. 32 Third Draft - December 2025Multi-Family (R3) Zoning District Standards
36.17.02 Table 36.17.02.B: Porch
Width, Clear 15' min.
Depth, Clear 5' min.
Height, Clear 8' min.
Finish Level above Sidewalk 12" min. 1
Pedestrian Access Width 3' min.
Porch shall be open on at least two sides and have a roof.
Clear glass may be installed between the porch columns. 1 Entries serving multiple units are allowed at grade per local and federal accessibility standards.
Table 36.17.02.C: Dooryard
Width, Clear 15' min.
Depth, Clear 6' min.
Height, Clear 8' min.
Finish Level above Sidewalk 12" max.
Pedestrian Access Width 3' min.
Height of Dooryard fence/wall
above finish level
36" max.
Each Dooryard shall provide access to only one ground floor entry.
Figure 36.17.02.1: Porch Figure 36.17.02.2: Dooryard
Setback ROW Street
ROW StreetSetback
Key
ROW/Lot Line Setback Line
Key
ROW/Lot Line Setback Line
33 T hird Draft - December 2025 Multi-Family (R3) Zoning District Standards
36.17.02 ROW StreetSetback
Table 36.17.02.E: Forecourt
Width, Clear 15' min.
Depth, Clear 15' min.
Height, Clear 2 x clear width max.
Finish Level above Sidewalk 12" max.
Pedestrian Access Width 6' min.
Allowed projection of gallery
entries, awnings, balconies and
porches into Forecourt
Max 1/4 clear width of
Forecourt per side
Table 36.17.02.D: Stoop
Width, Clear 4' min.
Depth, Clear 3' min.
Height, Clear 8' min.
Finish Level above Sidewalk 18" min.
Pedestrian Access Width 3' min.
Stoop shall serve no more than 3 units.
Stairs to Stoop may be perpendicular and/or parallel to the building façade.
To provide shelter from the elements, entry doors shall be covered or recessed.
Figure 36.17.02.3: Stoop Figure 36.17.02.4: Forecourt
Key
ROW/Lot Line Setback Line
Key
ROW/Lot Line Setback Line
ROW StreetSetback
34 Third Draft - December 2025Multi-Family (R3) Zoning District Standards
36.17.02: Building Entry Types
Table 36.17.02.F: Terrace
Width, Clear Min width of abutting
unit(s)
Depth, Clear 8' min.
Height, Clear 8' min.
Finish Level Above Sidewalk 48" max.
Pedestrian Access Width 3' min.
Distance between Stairs 25' max.
Terrace is allowed to project into the front and side street setbacks in compliance with Section 36.10.70 (Development Standards by Subdistrict)
Where a non-residential use is proposed, the Terrace entry type shall also comply with the standards for the Shopfront Entry Type, except that all references to the sidewalk shall instead reference the finish level of the Terrace.
Figure 36.17.02.5: Terrace Figure 36.17.02.6: Gateway
Table 36.17.02.G: Gateway
Width, Clear 6' min.
Depth, Clear 10' min.; 40' max.
Height, Clear 10' min.; 20' max.
Finish Level Above Sidewalk 6" max. at front;
remainder
unrestricted
Pedestrian Access Width 6' min.; 12' max.
Courtyard is allowed to count toward open area as
required by Section 36.10.70 (Development Standards by
Subdistrict)
Habitable space required between Courtyard and ROW
Lighting is required within the Gateway.
Semi-open/semi-privacy gates are allowed at front, in
compliance with pedestrian access width standard.
Key
ROW/Lot Line Setback Line
Key
ROW/Lot Line Setback Line
ROW StreetSetback
ROWSetback
35 Third Draft - December 2025 Multi-Family (R3) Zoning District Standards
36.17.02: Building Entry Types
Street
Street
Figure 36.17.02.7: Common Entry Figure 36.17. 02.8: Shopfront Table 36.17.02.H: Common Entry
Width, Clear 6' min.
Depth, Clear 18'' min.
Height, Clear 8' min.
Finish Level Above Sidewalk 24" max.
Pedestrian Access Width 3' min.
Ground Floor Glazing between
Sidewalk and Finished Ceiling Height
30% min.
Awning/Canopy (Where Used)
Width Clear width of
entry, min.
Depth 3' min. from
entry door(s)
Common Entry shall include window(s) above door(s),
matching the width of the Common Entry.
Table 36.17.02.I: Shopfront
Height, Clear 8' min.
Finish Level Above Sidewalk 24" max.
Pedestrian Access Width 3' min.
Ground Floor Glazing between
Sidewalk and Finished Ceiling Height
75% min.
Distance between Glazing 24" max.
Shopfront Base Height 24" max.
Awning/Canopy (Where Used)
Width Width of
Shopfront, min.
Depth 5' min.
Decorative accordion-style doors/windows or other
operable windows that allow the space to open to the street are allowed.
Key
ROW/Lot Line Setback Line
Key
ROW/Lot Line Setback Line
ROW StreetSetback
SidewalkROWSetback
36 Third Draft - December 2025Multi-Family (R3) Zoning District Standards
36.17.02: Building Entry Types
36.17.15 Bay Composition
1. Applicability. The standards of this Section apply to all new buildings of at least three stories. These standards are to be used in conjunction with Chapter 36 (Zoning) and all other applicable sections of the R3 Zoning District Standards .
2. Design Standards
A. Each bay shall be at least 4 feet wide and no wider than 17 feet; except that in the R3-D subdistrict , bays within the building's base may be up to 25 feet wide.
B. Bays are not required to be equal in width.
C. Within each façade plane, the horizontal pattern of bays is allowed to differ between the base, middle, and/or top, but shall be consistent throughout each of these divisions.
D. Blank walls shall not exceed 10 feet in length, measured horizontally from the edge of each opening to the nearest opening or façade edge.
3. Bay Measurement
A. Bay width shall be measured horizontally from one boundary between bays to the next.
B. The boundary between bays is measured at the midpoint between successive openings unless marked by a projecting expression of vertical structure on the façade (e.g., a column or pilaster), in which case the boundary is at the midpoint of the projecting element.
C. Boundaries of each bay shall extend vertically from the lower boundary of the base, middle, or top to the upper boundary of the same division and shall not intersect any opening.
D. Where applicable, the bay boundary shall coincide with the boundary of any massing feature type identified in accordance with Section 36.17.25 (Massing Features) .
Figure 36.17.15.A: Example of Bay Composition
Bay Width
Bay Composition: Base
Bay Composition: Middle
Stepped-back façade plane is
allowed to have different bay
composition from foremost façade
plane
Tower element is treated
independently
37 Third Draft - December 2025 Multi-Family (R3) Zoning District Standards
36.17.15: Bay Composition
36.17.20 Base-Middle-Top Design
1. Applicability. The standards of this Section apply to all new buildings of at least four stories. These standards are to be used in conjunction with Chapter 36 (Zoning) and all other applicable sections of the R3 Zoning District Standards .
2. General Design Standards
A. Boundaries between the base, middle, and top shall be articulated by a cornice, projecting profile/ string course, or other horizontal element.
B. Elements defining the base, middle, and top shall be consistent across the length of the building.
3. Standards for Base. The base shall comprise the lowest story/stories of the building.
4. Standards for Middle
A. The middle shall include at least half of the building's stories, not counting any half story or basement.
B. The middle shall incorporate the building's primary wall color and finish material.
5. Standards for Top
A. The top shall include at least one of the following:
(1) Parapet with a cap that projects at least two inches; (2) Pitched roof with projecting eave or rake; or
(3) Cornice (allowed to be used in combination with a parapet or pitched roof).
B. The top is allowed to include some or all of the uppermost story if a change of material or color is expressed on the façade at the boundary between middle and top in addition to the required cornice, projecting profile/string course, or other horizontal element.
C. Upper stories that are stepped back 10 feet or more from the primary façade do not constitute the top; the portion of the façade that is not stepped back shall include its own top in compliance with this section.
D. The height of the top, not including the height of any pitched roof above the eave, shall not exceed the height of the base.
Figure 36.17.20.A: Example of Base, Middle, and Top Divisions Base
Middle
Top
38 Third Draft - December 2025Multi-Family (R3) Zoning District Standards
36.17.20: Base-Middle-Top Design
36.17.25 Massing Features
1. Applicability. The standards of this Section apply to all new buildings of at least four stories and over 80' in building length. These standards are to be used in conjunction with Chapter 36 (Zoning) and all other applicable sections of the R3 Zoning District Standards .
2. General Design Standards
A. Massing features shall be integrated into the building design along the front and side street elevation in compliance with the standards of this Section and as specified in Table 36.17.05.A (Required Massing Features).
B. Allowable massing feature types are listed in Subsection 36.17.20.25 (Massing Feature Types) and include Tower Elements, Upper Story Stepbacks, Projecting Volumes, and Recessed Volumes. The same massing feature type may be used more than once on the same façade. For the purpose of satisfying the required number of massing features, each instance may be counted toward the required minimum.
Figure 36.17.25.A: Example of Massing Features by Building Length Building Length Up to 80' long
Up to 120' long
Up to 160' long
Over 160' long
No Massing
Features req'd.
One Massing
Feature req'd.
Two Massing
Features req'd.
Three Massing
Features req'd.
Table 36.17.25.A: Required Massing Features
Building Length Features Required
Up to 80' None Required
Greater than 80', Up to 120' 1 min.
Greater than 120', Up to 160' 2 min.
Over 160' 3 min.
39 Third Draft - December 2025 Multi-Family (R3) Zoning District Standards
36.17.25: Massing Features
3. Massing Feature Types
A. Tower Element
(1) Dimensions: 10' x 10' min.;30' x 30' max.
(2) Projection or Recess from Façade: 3' min.
(3) When the highest story of the building is at the maximum height allowed by the subdistrict, tower element is allowed to exceed maximum height allowed by the subdistrict by up to 15 feet. (4) Where a tower element is identified, adjacent façade(s) shall not be counted as a projecting volume or recessed volume.
B. Upper Story Stepback
(1) Stepback from Façade: 10' deep min.
(2) Length of Stepback: 30' min.; 90' max.
Figure 36.17.25.B: Example of Tower Element
Tower Element Footprint
Projection or Recess
Height aAllowance
Figure 36.17.25.C: Example of Upper Story Stepback
Stepback from Primary Façade
Length of Stepback
C. Projecting Volume
(1) Projection from Façade: 3' min.
(2) Width of Projecting Volume: 10' min.; 40' max.
(3) Projecting volume shall extend vertically throughout the building's middle and is also allowed to extend through the top and/or base.
(4) The roof form of a projecting volume shall correspond to that of the volume from which it projects and shall maintain the same eave height. Gable or hip roofs shall include a ridge running perpendicular to the projecting façade.
40 Third Draft - December 2025Multi-Family (R3) Zoning District Standards
36.17.25: Massing Features
D. Recessed Volume
(1) Recess from Façade: 3' min.
(2) Width of Recessed Volume: 8' min.; 40' max.
(3) Recessed volume shall extend vertically throughout the building's middle and top and is also allowed to extend through the base.
(4) Gable or hip roofs shall break at recessed volume by maintaining the same eave height on all sides of the recessed volume where eaves occur.
(5) When extending to the ground plane, recessed volume shall incorporate landscape, outdoor seating, and/or an extension of the sidewalk pavement.
(6) Recessed volume is allowed to coincide with an entry type allowed in the subdistrict. See Section
36.17.02 (Building Entry Types).
(7) Where a recessed volume is identified, any façade from which the recess can be measured shall not be counted as a projecting volume.
41 Third Draft - December 2025 Multi-Family (R3) Zoning District Standards
36.17.25: Massing Features