1. Areas occupied by a substantial amount of multifamily development, but where factors such as narrow streets, on-street parking congestion, local traffic congestion, lack of alleys and irregular street patterns restrict local access and circulation and make a lower intensity of development desirable.

2. Areas where properties are well-suited to multifamily development, but where adjacent single-family developments or public open space make a transitional scale of development (height and bulk) desirable. There should be a well-defined edge such as an arterial, open space, change in block pattern, topographic change or other significant feature that provides physical separation from the single-family area. (This is not a necessary condition where existing moderate-scale multifamily structures have already established the scale relationship with abutting single-family areas).

3. Properties must have access from collector or arterial streets, such that vehicular travel to and from the site is not required to use local access streets through lower-density residential zones.

1. Areas already developed predominantly to the permitted R-22 density and where R-22 scale is well established.

2. Areas with close proximity and pedestrian connections to neighborhood services, public open spaces, schools and other residential amenities.

3. Properties that are adjacent to existing business and commercial areas with comparable height and bulk, or where a transition in scale between areas of larger multifamily and/or commercial structures and smaller multifamily development is desirable.

4. Areas well served by public transit and having direct access to arterials, such that vehicular traffic is not required to pass through lower-density residential zones; street widths must be sufficient to allow for two-way traffic and on-street parking in accordance with city street standards.

5. Areas with significant topographic breaks, major arterials or open space that provide a separation and transition to lower-density residential areas.

1. Areas that are already developed predominantly to the permitted R-30 density, or areas that are within an urban center, or identified in an adopted subarea plan as appropriate for higher-density multifamily housing.

2. Properties in close proximity to major employment centers, open space and recreational facilities.

3. Areas with well-defined edges such as an arterial, open space, change in block pattern, topographic change or other significant feature providing sufficient separation from adjacent areas of small scale residential development, or areas should be separated by other zones providing a transition in the height, scale and density of development.

4. Areas that are served by major arterials, where transit service is good to excellent, and where street capacity could absorb the traffic generated by higher-density development.

5. Principal streets in the area shall be sufficient to allow for two-way traffic and parking on both sides of the street. Vehicular access to the area shall not require use of streets passing through lower-density residential zones.

6. Areas of sufficient size to promote a high-quality, higher-density residential environment with close proximity (and good pedestrian connections) to public open spaces, neighborhood-oriented commercial services, and other residential amenities.

1. Areas that are developed predominantly to the intensity permitted by the R-35 zone, or areas located within an urban center, or defined in a subarea plan adopted by the city as appropriate for higher-density multifamily housing.

2. Areas of sufficient size to promote a high-quality, higher-density residential environment with close proximity (and good pedestrian connections) to public open spaces, neighborhood-oriented commercial services, other residential amenities, major employment centers, open space and recreational facilities.

3. Properties adjacent to business and commercial areas with comparable height and bulk.

4. Properties in areas along arterials where topographic changes either provide an edge or permit a transition in scale with surroundings.

5. Areas that are served by major arterials and where transit service is good to excellent and street capacity could absorb the traffic generated by high-density development.

1. Areas that are located within an urban center, defined in a subarea plan, or other location generally appropriate for higher-density multifamily housing.

2. Areas of sufficient size to promote a high-quality, higher-density residential environment with close proximity (and good pedestrian connections) to public open spaces, neighborhood-oriented commercial services, other residential amenities, major employment centers, open space and recreational facilities.

3. Properties near business and commercial areas that are or can be developed with compatible height and bulk.

4. Properties in areas along arterials where topographic changes either provide an edge or permit a transition in scale with surroundings.

5. Areas that are served by major arterials and where transit service is good to excellent and street capacity could accommodate the traffic generated by high-density development. (Ord. M-4377 § 2(b), 2022; Ord. M-3730 § 12, 2005)