R3 Zoning District Update
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:
Create opportunities for diverse unit types, including middle-income ownership and stacked flats.
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.
Create opportunities for neighborhood-serving uses.
Respond to State and Housing Element requirements.
Change density in targeted areas to achieve desired goals, implementing changes to large parcel areas rather than small, and increasing the supply of housing.
Consider a series of incentives for developers that are more attractive than the State density bonus.
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. This direction was modified on June 24, 2025.
On February 10, 2026, the City Council provided feedback on the draft code amendments, retail and live-work approach, multi-family parking standards, incentive for parcel assembly, nonconforming code updates, and inclusion of the R4 Zoning District in the project.
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
Staff is preparing the final ordinance text based on the City Council's direction. Adoption is tentatively scheduled for Q3/Q4 2026.
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R3 Change Areas
Share R3 Change Areas on Facebook Share R3 Change Areas on Twitter Share R3 Change Areas on Linkedin Email R3 Change Areas linkThis 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.
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R2 Areas to Include in R3
Share R2 Areas to Include in R3 on Facebook Share R2 Areas to Include in R3 on Twitter Share R2 Areas to Include in R3 on Linkedin Email R2 Areas to Include in R3 linkThis 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-AHeight: 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.
