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. 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.

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. 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.

Page last updated: 02 Apr 2026, 01:06 PM