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A. District Purpose. The purpose of the Residential Southside Mixed Use (R-SMU) district is to:

1. Implement General Plan and Southside Plan policy by encouraging high-density, multi-story residential development close to major shopping, transportation, and employment centers;

2. Make housing available for persons who desire a convenient location, but who require relatively small amounts of usable open space, yet assure adequate light, air, privacy and usable open space to promote and protect their physical and mental health;

3. Protect adjacent properties from unreasonable obstruction of light and air;

4. Permit the construction of residential structures, such as apartments and residential hotels, which will provide housing opportunities for transient or seasonal residents;

5. Permit the construction of institutional, neighborhood serving retail, and office uses when such uses are not detrimental to the immediate neighborhood;

6. Provide locations for relocation of office space from other locations in the Southside Plan area;

7. Encourage the construction of new housing and mixed-use development on vacant properties and surface parking lots;

8. Encourage the redevelopment of single-story structures that are not historically significant resources with housing and mixed-use development; and

9. Protect and enhance historically and architecturally significant buildings by ensuring that new development and alterations complement their existing architectural character.

B. Allowed Land Uses.

1. General. See Table 23.202-1: Allowed Land Uses in Residential Districts.

2. Commercial Uses.

(a) Any project that creates new commercial floor area requires a Use Permit. Creating new floor area includes constructing a new building or accessory building, adding floor area to an existing building, or installing a new floor or mezzanine level within or onto an existing building.

(b) Tenant space reconfiguration of an existing commercial building requires an AUP.

3. Food Product Stores. Food product stores are limited to 3,000 square feet in the R-SMU district.

C. Additional Permit Requirements. See Section 23.202.030.A--Additional Permit Requirements (Residential Additions).

D. Design Review. All commercial, mixed-use, and community and institutional use projects, as defined in Chapter 23.502--Glossary, require Design Review.

E. Development Standards.

1. Basic Standards.

(a) Table 23.202-19: R-SMU Development Standards shows lot and height standards that apply in all areas in the R-SMU district.




Lot Area, Minimum

23.304.020 - Lot Requirements

New Lots

No minimum

Per Group Living Accommodation Resident

No minimum

Residential Density

23.106.100-Residential Density

Minimum (du/acre)


Maximum (du/acre)

No maximum

Usable Open Space, Minimum

40 sq. ft. per 1,000 sq. ft. of gross residential floor area

23.304.090 – Usable Open Space

Floor Area Ratio, Maximum


Main Building Height, Maximum

85 ft.

23.304.050-Building Height

Lot Line Setbacks, Minimum



No minimum


4 ft.

Interior Side

No minimum

Street Side

No minimum

Building Separation, Minimum

No minimum

23.304.040-Building Separation in Residential Districts

Lot Coverage, Maximum


23.304.120-Lot Coverage

2. Supplemental Standards. Supplemental development standards that apply in the R-SMU district are noted in Table 23.202-19. (Ord. 7890-NS § 11, 2023; Ord. 7850-NS § 3, 2023; Ord. 7830-NS § 1, 2022: Ord. 7787-NS § 2 (Exh. A), 2021)