TA21-03_RMF_Summaries2021-08 Public Comment Draft
RESIDENTIAL MULTI-FAMILY DISTRICT ADDITIONAL HEIGHT ALLOWANCE
CONCEPT OVERVIEW
District
Current Height Standards Proposed Height Standards
Height
Maximum
Setbacks*
Height
Maximum
Additional
Height
Allowance
Performance Setbacks Single Family
(Detached &
Attached)
Multi-Family
RMF-L, Residential
Multi-Family Low
Density District
3 stories, with a
maximum of 45
ft.
Front—20 ft.
Side (street)—10 ft.
Side (interior)—5 ft.
Rear—15 ft.
Front—35 ft.
Side (street)—30 ft.
Side (interior)—20 ft.
Rear—25 ft.
3 stories 4 stories 4 story structures must be
setback a minimum of 25 ft. from
adjacent R properties (RA, R-20,
R-20S, R-15, R-10, R-7, R-5)
RMF-M, Residential
Multi-Family Moderate
Density District
3 stories, with a
maximum of 45
ft.
Front—20 ft.
Side (street)—10 ft.
Side (interior)—5 ft.
Rear—15 ft.
Front—35 ft.
Side (street)—30 ft.
Side (interior)—20 ft.
Rear—25 ft.
3 stories 4 stories 4 story structures must be
setback a minimum of 25 ft. from
adjacent R properties (RA, R-20,
R-20S, R-15, R-10, R-7, R-5)
RMF-MH, Residential
Multi-Family Medium-
High Density District
4 stories, with a
maximum of 50
ft.
Front—15 ft.
Side (street)—10 ft.
Side (interior)—5 ft.
Rear—15 ft.
Front—30 ft.
Side (street)—30 ft.
Side (interior)—20 ft.
Rear—25 ft.
4 stories None 4 story structures must be
setback a minimum of 25 ft. from
adjacent R properties (RA, R-20,
R-20S, R-15, R-10, R-7, R-5)
RMF-H, Residential
Multi-Family High
Density District
4 stories, with a
maximum of 50
ft.
Front—15 ft.
Side (street)—10 ft.
Side (interior)—5 ft.
Rear—15 ft.
Front—30 ft.
Side (street)—30 ft.
Side (interior)—20 ft.
Rear—25 ft.
4 stories None 4 story structures must be
setback a minimum of 25 ft. from
adjacent R properties (RA, R-20,
R-20S, R-15, R-10, R-7, R-5)
*Apply only to conventional subdivisions. Most new projects are designed under performance standards, which only require a 20 ft. perimeter setback.
2021-08 Public Comment Draft
2021 HEIGHT STANDARDS AMENDMENT CONCEPTS:
RMF-L RESIDENTIAL MULTI-FAMILY LOW DENSITY DISTRICT
CONCEPT SUMMARY: Allow 4-story buildings, which
require elevators, to increase housing access and
opportunities for seniors and residents with reduced
mobility.
DISTRICT INTENT: To provide lands that accommodate
moderate density single family and low density multi-family
development of varying types and designs. The intent is that the
RMF-L district will provide options for alternative housing types
near or in direct relationship to single-family detached
development.
COMPREHENSIVE PLAN GUIDANCE: While the plan does
not directly relate place types with specific zoning districts, the
housing types and densities outlined for this district (up to 10
units per acre) mean that it is appropriate in Community Mixed
Use areas and some General Residential areas, both of which
anticipate development scaled similarly to existing residential
development at around 1-3 stories. It may also be appropriate
in other areas with site-specific conditions. This district is most
likely to be applied along roadway corridors to provide a
transition to existing single family neighborhoods, near
intersections, and near low intensity commercial uses and
community services.
DRAFT TEXT AMENDMENT CONCEPT
Current Standards Proposed Standards
Height
Maximum
Setbacks
Height Maximum
Additional Height Allowance
Conventional Subdivisions
Performance
Subdivisions
Allowance
Maximum Additional Standards Single Family
(Detached &
Attached)
Multi-Family
3 stories, with
a maximum of
45 ft.
Front—20 ft.
Side (street)—10 ft.
Side (interior)—5 ft.
Rear—15 ft.
Front—35 ft.
Side (street)—30 ft.
Side (interior)—20 ft.
Rear—25 ft.
20 ft.
peripheral
setback
3 stories 4 stories
4 story structures must be setback a
minimum of 25 ft. from adjacent R
properties (RA, AR, R-20, R-20S, R-
15, R-10, R-7, R-5)
Considerations:
• This district has only been applied to a small
number of properties since its creation in 2019,
most of which were conditional projects.
• Because this district is intended to be located
near existing residential neighborhoods, height
and setbacks should balance providing an
appropriate transition with the need for allowing
taller structures for improved housing access.
2021-08 Public Comment Draft
2021 HEIGHT STANDARDS AMENDMENT CONCEPTS:
RMF-M RESIDENTIAL MULTI-FAMILY MODERATE DENSITY DISTRICT
CONCEPT SUMMARY: Allow 4-story buildings, which
require elevators, to increase housing access and
opportunities for seniors and residents with reduced
mobility.
DISTRICT INTENT: To provide lands that accommodate
moderate density single-family and multi-family development.
The intent of the RMF-M district is to function as a transitional
district between intensive nonresidential development and
higher density residential areas. The district is designed to
provide a reasonable range of choice, type, and location of
housing units.
COMPREHENSIVE PLAN GUIDANCE: While the plan does
not directly relate place types with specific zoning districts, the
housing types and densities outlined for this district (up to 17
units per acre) mean that it could be appropriate in Community
Mixed Use areas, Employment Centers, and Urban Mixed Use
areas, which anticipate multi-family development scaled from
around 3 to 5 stories depending on the location. It may also be
appropriate in other areas with site-specific conditions. This
district is most likely to be applied along roadway corridors to
provide a transition to existing neighborhoods, near job centers,
and near commercial and service nodes.
DRAFT TEXT AMENDMENT CONCEPT
Current Standards Proposed Standards
Height
Maximum
Setbacks
Height Maximum
Additional Height Allowance
Conventional Subdivisions
Performance
Subdivisions
Allowance
Maximum Additional Standards Single Family
(Detached &
Attached)
Multi-Family
3 stories, with
a maximum of
45 ft.
Front—20 ft.
Side (street)—10 ft.
Side (interior)—5 ft.
Rear—15 ft.
Front—35 ft.
Side (street)—30 ft.
Side (interior)—20 ft.
Rear—25 ft.
20 ft.
peripheral
setback
3 stories 4 stories
4 story structures must be setback a
minimum of 25 ft. from adjacent R
properties (RA, R-20, R-20S, R-15, R-
10, R-7, R-5)
Considerations:
• This district has only been applied to a small
number of properties since its creation in 2019,
most of which were conditional projects.
• This district could be located near existing
residential neighborhoods and/or integrated
into areas of more intensive development.
2021-08 Public Comment Draft
2021 HEIGHT STANDARDS AMENDMENT CONCEPTS:
RMF-MH RESIDENTIAL MULTI-FAMILY MEDIUM-HIGH DENSITY DISTRICT
CONCEPT SUMMARY: Reduce potential barriers to 4-
story buildings, which require elevators, to increase
housing access and opportunities for seniors and residents
with reduced mobility.
DISTRICT INTENT: To accommodate lands for medium to
high density residential development of varying types and
designs, with emphasis on midrise structures, near suburban
shopping centers and employment centers. The district is
intended to function as a transition between intensive
nonresidential development and lower density residential
development.
COMPREHENSIVE PLAN GUIDANCE: While the plan does
not directly relate place types with specific zoning districts, the
housing types and densities outlined for this district (up to 25
units per acre) mean that it could be appropriate in Urban
Mixed Use areas, which anticipate multi-family development
scaled at around 5 stories, and in other areas with site-specific
conditions. This district is most likely to be applied along
roadway corridors to provide a transition to existing
neighborhoods and near commercial and service nodes.
DRAFT TEXT AMENDMENT CONCEPT
Current Standards Proposed Standards
Height
Maximum
Setbacks
Height Maximum
Additional Height Allowance
Conventional Subdivisions
Performance
Subdivisions
Allowance
Maximum Additional Standards Single Family
(Detached &
Attached)
Multi-Family
4 stories, with
a maximum of
50 ft.
Front—15 ft.
Side (street)—10 ft.
Side (interior)—5 ft.
Rear—15 ft.
Front—30 ft.
Side (street)—30 ft.
Side (interior)—20 ft.
Rear—25 ft.
20 ft.
peripheral
setback
4 stories None
4 story structures must be setback a
minimum of 25 ft. from adjacent R
properties (RA, R-20, R-20S, R-15, R-
10, R-7, R-5)
Considerations:
• This district approved the first RMF-MH zoning
for a conditional project (Comet Apartments)
on August 2, 2021. The proposed amendment
would not impact this development.
• This district could be located near existing
residential neighborhoods and/or integrated
into areas of more intensive development.
2021-08 Public Comment Draft
2021 HEIGHT STANDARDS AMENDMENT CONCEPTS
RMF-H RESIDENTIAL MULTI-FAMILY HIGH DENSITY DISTRICT
CONCEPT SUMMARY: Reduce potential barriers to 4-
story buildings, which require elevators, to increase
housing access and opportunities for seniors and residents
with reduced mobility.
DISTRICT INTENT: To provide lands for high density
residential development of varying types and designs, with
emphasis on midrise and high-rise structures. This district is
designed to be located in close proximity to major population
centers, areas identified for targeted growth, employment
centers, and destination nodes.
COMPREHENSIVE PLAN GUIDANCE: While the plan does
not directly relate place types with specific zoning districts, the
housing types and densities outlined for this district (up to 36
units per acre) mean that it could be appropriate in Urban
Mixed Use areas, which anticipate multi-family development
scaled at around 5 stories, growth nodes, and in other areas
with site-specific conditions. This district is most likely to be
applied along roadways near commercial and service nodes and
in areas targeted for growth.
DRAFT TEXT AMENDMENT CONCEPT
Current Standards Proposed Standards
Height
Maximum
Setbacks
Height Maximum
Additional Height Allowance
Conventional Subdivisions
Performance
Subdivisions
Allowance
Maximum Additional Standards Single Family
(Detached &
Attached)
Multi-Family
4 stories, with
a maximum of
50 ft.
Front—15 ft.
Side (street)—10 ft.
Side (interior)—5 ft.
Rear—15 ft.
Front—30 ft.
Side (street)—30 ft.
Side (interior)—20 ft.
Rear—25 ft.
20 ft.
peripheral
setback
4 stories None
4 story structures must be setback a
minimum of 25 ft. from adjacent R
properties (RA, R-20, R-20S, R-15, R-
10, R-7, R-5)
Considerations:
• This district has not been applied to any properties
since its creation in 2019.
• This district is less likely to be located immediately
adjacent to existing residential neighborhoods and
would more likely be integrated into areas of
more intensive development.