R3 Zoning District Update

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For more information, visit the R3 Zoning District Update Webpage.

The R3 Zoning District (and the Precise Plans that utilize R3 development standards) covers approximately 15% of the City’s area and contains approximately 50% of the City’s existing dwelling units. It is characterized by a broad diversity of housing types, including single-family, apartments, condominiums, rowhouses, townhouses, and duplexes. It also includes a small number of other uses, such as churches. A map of the R3 District is available here.

The City Council’s work plan includes revisions to the R3 Zoning District to consider form-based standards, incentivizing stacked flats, and updated rowhouse design guidelines.

On April 9, 2024 the City Council identified the following goals for the project:

  1. Create opportunities for diverse unit types, including middle-income ownership and stacked flats.

  1. Produce better design that reflects the community’s vision through objective form-based standards such as pedestrian-friendly streetscapes, respectful transitions in building size, and more trees/landscaping.

  1. Create opportunities for neighborhood-serving uses.

  1. Respond to State and Housing Element requirements.

  1. Change density in targeted areas to achieve desired goals, implementing changes to large parcel areas rather than small, and increasing the supply of housing.

  1. Consider a series of incentives for developers that are more attractive than the State density bonus.

  1. Encourage parcel assembly.

On March 25, 2025, the City Council provided direction on the project, including where to target increased densities in the R3 Zoning District and, pursuant to Housing Element Program 1.3.h, in what locations R2 properties should be upzoned to R3.

Concurrently with these updates to the R3 zoning district, the City Council has directed the Housing Department to prepare a Displacement Response Strategy, including a local ordinance that would require the replacement of rent-stabilized units with affordable units in new development, an acquisition/preservation program for existing apartments at risk of demolition, opportunity to purchase, and other initiatives.

In addition, the R3 Zoning District Update may proactively address programs in the City’s 2023-2031 Housing Element. This plan was adopted by the City in April 2023, and it identifies the City’s current housing conditions and future housing needs while outlining initiatives to improve available housing for populations with various income levels within the City.

Next Steps

On June 24, 2025, the City Council is tentatively scheduled to review the areas selected for increased densities and will provide additional direction.

After the Council provides direction to staff, the project team will begin working on detailed development standards and conduct environmental review consistent with the California Environmental Quality Act. The R3 Zoning District Update is expected to be complete in early 2026.

For more information, see this February 3, 2025 Presentation and Q&A (Video and Slides) about the project.

For more information, visit the R3 Zoning District Update Webpage.

The R3 Zoning District (and the Precise Plans that utilize R3 development standards) covers approximately 15% of the City’s area and contains approximately 50% of the City’s existing dwelling units. It is characterized by a broad diversity of housing types, including single-family, apartments, condominiums, rowhouses, townhouses, and duplexes. It also includes a small number of other uses, such as churches. A map of the R3 District is available here.

The City Council’s work plan includes revisions to the R3 Zoning District to consider form-based standards, incentivizing stacked flats, and updated rowhouse design guidelines.

On April 9, 2024 the City Council identified the following goals for the project:

  1. Create opportunities for diverse unit types, including middle-income ownership and stacked flats.

  1. Produce better design that reflects the community’s vision through objective form-based standards such as pedestrian-friendly streetscapes, respectful transitions in building size, and more trees/landscaping.

  1. Create opportunities for neighborhood-serving uses.

  1. Respond to State and Housing Element requirements.

  1. Change density in targeted areas to achieve desired goals, implementing changes to large parcel areas rather than small, and increasing the supply of housing.

  1. Consider a series of incentives for developers that are more attractive than the State density bonus.

  1. Encourage parcel assembly.

On March 25, 2025, the City Council provided direction on the project, including where to target increased densities in the R3 Zoning District and, pursuant to Housing Element Program 1.3.h, in what locations R2 properties should be upzoned to R3.

Concurrently with these updates to the R3 zoning district, the City Council has directed the Housing Department to prepare a Displacement Response Strategy, including a local ordinance that would require the replacement of rent-stabilized units with affordable units in new development, an acquisition/preservation program for existing apartments at risk of demolition, opportunity to purchase, and other initiatives.

In addition, the R3 Zoning District Update may proactively address programs in the City’s 2023-2031 Housing Element. This plan was adopted by the City in April 2023, and it identifies the City’s current housing conditions and future housing needs while outlining initiatives to improve available housing for populations with various income levels within the City.

Next Steps

On June 24, 2025, the City Council is tentatively scheduled to review the areas selected for increased densities and will provide additional direction.

After the Council provides direction to staff, the project team will begin working on detailed development standards and conduct environmental review consistent with the California Environmental Quality Act. The R3 Zoning District Update is expected to be complete in early 2026.

For more information, see this February 3, 2025 Presentation and Q&A (Video and Slides) about the project.

  • R3 Change Areas

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    CLOSED: This discussion has concluded.

    This discussion is now closed. Council provided direction on these questions on March 25, 2025.

    On March 25, 2025, staff received feedback from the City Council on potential areas to increase density in the R3 Zoning District, consistent with Goal 5 above.

    A map of the draft “Change Areas” can be found below, under “Places”. The map also shows “transition areas,” portions of parcels where building size would be limited near R1, R2 and mobile homes.

    April 9, 2024 Council Direction
    At their April 9, 2024 meeting, the City Council endorsed a framework of increased densities for targeted properties within “Change Areas” that could include the following heights and densities:

    R3-D1

    Height: 4 stories*

    Density: approx. 50-75 units per acre

    R3-D2

    Height: 6 stories*

    Density: approx. 75-110 units per acre

    *State or Local Density Bonus could be utilized and enable additional height with a waiver.

    In addition, the City Council also endorsed a series of criteria for how to choose parcels that may be suitable for higher densities. These maps provide an overview of how the draft “Change Areas” meet or do not meet the given criteria.

    Map comments on the Draft R3 Change Areas (Survey Closed)

    General comments on the R3 Zoning District Update Project (Survey Closed)

  • R2 Areas to Include in R3

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    CLOSED: This discussion has concluded.

    This discussion is now closed. Council provided direction on these questions on March 25, 2025.

    On March 25, 2025, staff received feedback from the City Council on the implementation of Housing Element Program 1.3.h, which serves to increase allowed densities in the R2 Zoning District by incorporating some parcels into the R3 Zoning District Update. Areas that meet the intent of the program have been identified.

    Housing Element Program
    “Conduct a review of R2-zoned properties. For all properties, upzone to either allow density greater than typical R1 properties under SB 9 (at least four units per typical parcel, plus ADUs) or integrate the sites into the R3 Zone. Sites selected to integrate into the R3 Zone should be based on affirmatively furthering fair housing, access to transit, schools, and services and other policy goals.”

    April 9, 2024 Council Direction
    At their April 9, 2024 meeting, the City Council endorsed a framework of densities for the R3 Zoning District. The lowest density (“R3-A”) could be used for this program.


    R3-A

    Height: 2.5 stories*

    Density: approx. 15-25 units per acre

    *State or Local Density Bonus could be utilized and enable additional height with a waiver.

    Criteria for Areas to Rezone from R2 to R3-A
    Based on the Housing Element language, the following draft criteria were established for this process:

    1. Focus on neighborhoods south of El Camino Real and surrounding Downtown, to support the Housing Element’s affirmatively furthering fair housing goals.

    2. Remove parcels that abut side or rear yards of R1 properties to support neighborhood transitions.

    A map of sites meeting these criteria can be found within the comment tool.

    Map comments on the Draft R2 Areas to include in R3 (Survey Closed)

    General comments on the R3 Zoning District Update Project (Survey Closed)

Page last updated: 23 May 2025, 10:51 AM