Fremont Community Joint Zoning Ordinance

Table of Contents

Chapter 6: Residential Districts

Article 5: Multiple Family District (R-MF)

Type of District: Traditional

Section 6-5.01: Purpose

This District is intended to provide opportunities for affordable housing and alternatives to traditional subdivision housing through quality design and compatible layout that will be urban in nature and harmonious with adjacent properties.

Section 6-5.02: Development Objectives

Development objectives in the Multiple-Family District include:

  • Multiple-family and other nonresidential uses can be transitional land uses, i.e. buffering single-family from more intense uses, or from the impacts of major traffic routes.
  • Multiple-family projects shall be adequately served by public water, storm sewers, storm drainage systems and trash disposal.
  • Access shall be from primary or secondary streets

Section 6-5.03: Uses

Uses Multiple-Family District
Uses Uses by Right Development Requirements Special Land Uses Development Requirements
Educational None Private pre-school, elementary, middle, high school
Residential Two-family Rooming house & boardinghouse
Attached single-family
Multiple- family Maximum of 11 dwelling units per building
Senior housing Building height shall not exceed 3 stories or 36 ft., whichever is lower
Density shall not exceed 20 units per acre
Home occupations Only in attached single family and two family dwellings, See Chapter 3 “General Provisions”
Residential Care Adult Foster Care Family Home Adult Foster Care Group Home (large or small)
Nursing or convalescent homes and clinics for human care
Group day care home
Government & Institutional Park, plaza, square, playground, walkway and similar uses Community center & recreation center
Religious institution
Entertainment & Recreation Golf course, with or without club facilities May include restaurant, pro-shop and driving range as accessory uses None
Signs may be approved as part of the review process
Entertainment & Recreation Health or athletic club aerobics and dance studio May include snack bar, retail sales as accessory uses None
Financial, Medical and Professional Office and Related Services None Bank, credit union, and financial services office
Medical and dental office or clinic
Utility Electrical substation, communications switch facilities, central heating and cooling plant; must be enclosed by a solid wall. The nearest part of any structure shall be at least 25 ft. from any property line. None

Section 6-5.04: Development Requirements

Development Requirements
Front yard setback 25 ft.
Rear yard setback 30 ft. Or equal to the height of the nearest wall facing the lot line, whichever is greater.
Side yard setback 25 ft. Or equal to the height of the nearest wall facing the lot line, whichever is greater.
Minimum lot area 4,000 sq. ft. per unit, not to exceed a density of 11 units per acre. Non-residential uses: ½ acre
Minimum lot width 66 ft. Non-residential uses: 100 ft.
Maximum lot coverage 40%
Building height Maximum of 2 ½ stories or 35 ft. in height, whichever is lower (except senior housing)
Façade variation New buildings with facades exceeding 40 ft. in linear width shall be designed to create the impression of multiple units.
Multiple building separation Where there is more than one building located on a lot, no building shall be located in front of the main entrance wall of another unless separated by a common yard of at least 50 ft., nor shall any building be located opposite from a window or doorway on the rear entrance wall of another unless separated by a common yard of at least 100 ft.
Development entrance For all nonresidential uses the principal means of access shall be from a primary or secondary street.
Floor Area Per Individual Dwelling Unit Unit Type Dwelling Unit Minimum
Two-family 960 sq. ft.
Attached single-family 960 sq. ft.
Multiple-family 600 sq. ft. plus 100 sq. ft. for each bedroom over two
Senior housing 600 sq. ft.
Group Homes 400 sq. ft.

Section 6-5.05: Accessory Provisions

Signs See Chapter 2 “Definitions” and Chapter 3 “General Provisions” for General Requirements
Development entry One sign, not to exceed 50 sq. ft., and 6 ft. in height is permitted. The sign shall be set back at least 10 ft. from any property line.
Ground For Nonresidential uses other than those qualified for Institutional signs.
One sign, not to exceed 50 sq. ft., and 6 ft. in height is permitted. The sign shall be set back at least 10 ft. from any property line.
Wall One wall sign for nonresidential buildings, not exceeding 10% of the wall area to which it is attached with a maximum of 30 sq. ft. No other wall signs are permitted. One wall sign is permitted for each street frontage.
Institutional One sign, not exceeding 50 sq. ft. and 6 ft. in height is permitted. The sign shall be set back at least 5 ft. from any property line.
Real Estate One sign per lot is permitted not exceeding 6 sq. ft. in area
Political One sign per issue or candidate not exceeding 6 sq. ft. in area
Parking See Chapter 3 “General Provisions” for General Requirements
Location No parking shall be permitted in a front yard unless no other location or parking arrangement is possible provided that the location of parking ensures compatibility with surrounding building lines and the pedestrian environment of the site and area. See exception below.
Parking for financial, medical, and professional office and related services may be located in the front yard if the use fronts upon E. Main St. or N. Stone Rd.

Parking areas for the development shall be located no further than 150 ft. (straight line measurement) from the main entrance of the main building it serves.
Number The number of off-street parking spaces provided shall not exceed the Standard Requirement for uses on the parcel.
Additional parking spaces may be approved, based on documented evidence provided by the applicant demonstrating that the parking will be required to accommodate the use on a typical day.
Fewer parking spaces may be approved, provided a parking analysis submitted by the owner demonstrating that the spaces planned will be sufficient if provided by the applicant.
Use Standard Requirement
Educational One (1) for each teacher, employee, or administrator, plus one (1) for each three (3) seats in the auditorium.
Residential 1.5 spaces per dwelling unit
Senior housing - .5 spaces per unit.
Residential Care 1 space per dwelling unit or bed, whichever is greater:
Day care 1 space per 10 children at licensed capacity, plus a separate, off-street drop off area.
Government & Institutional 1 space per 3 persons by seating capacity in the largest assembly area; if no assembly area, 2 spaces per 1,000 sq. ft. UFA.
Entertainment and Recreation 1 space per 3 persons by occupancy.
Financial, Medical and Professional Office and Related Services 3 spaces per 1,000 sq. ft. of UFA.
Utility 1 space per use.
Special Provisions Parking lots with more than 50 spaces shall provide one bicycle parking space for each 50 automobile parking spaces.
Landscaping/ Screening See Chapter 3 “General Provisions” for General Requirements
Street trees One 2 ½ inch caliper street tree shall be provided and located at not less than 30 foot intervals of street frontage. Spacing shall comply with Chapter 18 of the City Codes of Fremont.
Screening Any lot or development that adjoins a lot with a single family use or a non-residential use shall have a minimum 20 foot greenbelt on the side bordering those uses.
Exterior trash disposal areas/equipment shall be enclosed by brick, decorative concrete, or a material that matches the material of the main building. The enclosure shall be a minimum of 6 ft. high, with 3 sides with a gate on the fourth. For all group or multiple family dwellings, there shall be provided a walled area or a portion of a building for the collection of garbage or waste so the refuse shall not be visible from any dwelling unit, adjacent property or public street. Outdoor mechanical equipment shall be similarly screened, provided that the enclosure need by only as high as necessary to fully screen the equipment.

Parking areas Any portion of a parking lot within 25 feet of a right-of-way line or a building on an adjacent lot shall provide a landscaped headlight screen of at east 3 ft. in height.
Parking lots exceeding 25 spaces shall provide interior landscaping, dispersed evenly throughout the parking lot in order to break up large expanses of pavement and assist with vehicular and pedestrian flow. At least one canopy tree shall be provided per 12 spaces.
Lighting See Chapter 3 “General Provisions” for General Requirements
Lighting, if installed, shall be pedestrian-style lighting along all sidewalks and within parking areas.
For pole lighting within parking areas, light fixtures shall not exceed a height of 20 ft. Fixtures not exceeding 30 ft. may be permitted for pole lighting if the fixture is located at least 200 ft. from any adjacent residential district or use property line.
Building, wall, and pole exterior lighting fixtures shall be directed downward in order to reduce glare onto adjacent properties and streets. Any fixtures or structures used in relation to lighting shall be architecturally compatible with the remainder of the structure.
All outdoor lighting used to light the general area of a specific site shall be shielded to reduce glare and shall be arranged to reflect lights away from all adjacent residential districts or adjacent residences. Light shall not exceed more than 0.5 footcandles at a residential property line. Light shall not exceed more than 1.5 footcandles at a non-residential property line. The maximum intensity of lighting internal to the site shall be 10 footcandles.
Lighting Greater intensities may be allowed by the Zoning Administrator where additional security may be needed. A lighting plan shall be submitted as part of a request for greater lighting. In no case shall illumination exceed 10 footcandles.
Accessory Buildings (See Chapter 3 “General Provisions”) For freestanding multiple family uses, individual garages not exceeding 400 sq. ft. each is permitted, and 10 feet in height. If more than one garage is provided, garage structures shall be attached in groups of not more than 10 garage spaces per group. Setbacks and heights for garage structures shall be the same as for single accessory buildings. Larger groups may be permitted if topography or other natural condition on the site prevents a convenient arrangement of structures, or if the structures are completely screened from the view of adjacent public streets or adjoining single family residential uses.
One carport space is permitted per residential dwelling unit. No single carport or space shall exceed 400 sq. ft. in roofed area or be higher than 10 ft. Carports shall maintain a side yard setback of 5 ft. from any property line and otherwise meet all other setbacks applicable in the District. If more than one is provided, carport structures shall be attached in groups of not more than 10 carports per group.
A garage shall not be located in the front yard and shall meet all other setback requirements.
Fencing (See Chapter 3 “General Provisions”) A front yard fence, or hedge, not more than 36 inches in height, may be placed along the frontage and common lot lines surrounding the front yard.
A privacy fence, maximum 6 ft. in height, may be placed along any unbuilt rear and common lot lines not surrounding the front yard or otherwise occupied by a building.
The height of the front yard fence, wall or privacy fence shall be measure from the adjacent public sidewalk or, when not adjacent to a sidewalk, from the adjacent ground elevation once construction is complete.