Part 3 — R-3 ZONE DISTRICT

The R-3 district primarily provides for high-density, multi-family residential development up to thirty-six (36) dwelling units per acre. The R-3 district is intended for apartment and condominium/townhouse residential structures that house multiple dwelling units and may consist of two (2) to three (3)-story buildings. The district generally corresponds to the High-Density Residential land use designation on the 2050 General Plan land use map. These areas are multi-family in character, yet retain some of the characteristics of suburban neighborhoods such as landscaped yards, off-street parking, common open space, shared amenities, and low building heights (three (3) stories or less). Other compatible uses, such as schools, childcare centers, parks, and assembly uses, may also locate in areas with this designation. (Ord. 19-1036)

A. Permit Requirements: Table 9-1G-10 lists the permit requirements and code references for each land use in Table 9-1G-11.

Table 9-1G-10

Permit Requirement Labels for Table 9-1G-11

B. Specific Land Uses: Where the last column in Table 9-1G-11 includes an additional code reference, the requirements of the referenced section also apply to the use.

Table 9-1G-11

Land Uses and Permit Requirements for Residential Zone Districts

(Ord. 19-1036; amd. Ord. 20-1040U; Ord. 20-1047; Ord. 20-1048; Ord. 22-1060)

Development standards for the R-3 District are shown in Table 9-1G-12 and described below. Where a single detached home is proposed on a lot, the development must comply with the standards of zone R-1.

Table 9-1G-12

A. Lot Size and Width Requirements:

1. Lot size: For newly created lots, the lot size must be a minimum of ten thousand (10,000) square feet. For lots in existence at the time of adoption of this ordinance, the minimum area per dwelling unit applies. When the number of units is calculated, fractional units are rounded down to the nearest whole number.

2. Lot width: Multi-family uses are only allowed on lots greater than fifty feet (50') in width. New interior lots must be no less than eighty feet (80') wide and new corner lots a minimum of one hundred feet (100') wide.

B. Yard Setbacks:

1. Front Yard Setbacks: Each lot must maintain a minimum front yard setback of twenty feet (20') in depth for the first story, thirty feet (30') in depth for the second story, and forty feet (40') in depth for the third story.

2. Side Yard Setbacks:

a. Interior lots must maintain a side yard adjacent to each side lot line of not less than five feet (5') for the first story of the building. The second-story setback must be no less than ten feet (10') when sharing an interior lot line with a R-1 property or an average of ten feet (10'), but never less than five feet (5') when adjacent to any other zone. The third story setback must be no less than ten feet (10') for the third-story portion of the building.

b. On a corner lot, across the street from a R-1, R-2, or R-3 zoned property, the first floor and second floor street side yard setback must be no less than ten feet (10') and the third-floor street side yard setback must be no less than fifteen feet (15').

c. On corner lots across the street from non-residential zones, the first story street side setback must be no less than five feet (5') and the second and third story street side setback must be no less than ten feet (10').

3. Rear Yard Setbacks:

a. When the property to the rear is zoned R-1, the first story rear yard setback must be no less than fifteen feet (15'), the second story rear yard setback must be no less than twenty feet (20'), and the third story rear yard setback must be no less than thirty feet (30').

b. When the property to the rear is zoned R-2 or R-3, the first story must be no less than five feet (5'), the second story rear yard setback must be no less than ten feet (10'), and the third story rear yard setback must be no less than twenty feet (20').

• c. When the property to the rear is non-residentially zoned, the first and second story rear yard setback must be no less than five feet (5'), and the second story rear yard setback must be no less than ten feet (10').

• C. Placement of Buildings:

1. Buildings and structures must be a minimum of five feet (5') away from each other, except as allowed in Section 9-1N-6 (Encroachments).

2. No portion of any principal dwelling may be located in any required yard area, except as allowed in Section 9- 1N-6 (Encroachments).

• D. Ratio of Ground Floor to Upper Stories: The floor area of upper stories must not exceed seventy-five percent

• (75%) of the floor area of the ground floor. In calculating the floor area of the ground floor, the definition of floor area ratio is used.

• E. Accessory Uses And Structures:

1. Accessory uses and structures, including accessory dwelling units, pool houses, workshops, sheds, and the like, but not including required garages, are limited to one (1) per lot and must be located in the rear fifty percent (50%) of the lot.

2. Accessory structures may not be placed in the required open space area.

3. An accessory structure of one hundred twenty (120) square feet or less may be placed within a required side or rear setback, provided there is a minimum of five feet (5') of setback between the accessory structure and the property line. The exception is centralized trash enclosures which must be setback a minimum of two feet (2') from all property lines and a minimum of ten feet (10') from any window.

4. If either an alley or a utility easement exists along the rear of the lot, not less than ten feet (10') of the rear lot line must be maintained free and clear of buildings or structures, except for a fence with a gate to provide access to the alley or utility easement.

5. On a reversed corner lot, an accessory building may be built to the interior side lot line when located to the rear of the required side yard, provided that no portion of such building must be erected closer than five feet (5') to the property line of any abutting lot to the rear of such reversed corner lot.

6. Portable shade structures are prohibited in the front yard and in the corner side yard.

• F. Vehicle Parking and Driveways:

1. Off-street parking standards: Each lot or parcel of land in zone R-3 must have on the same lot or parcel of land a minimum of two (2) off-street parking spaces per dwelling unit and one (1) unenclosed guest parking space for every five (5) units, rounded up at .5 spaces. Residence parking at grade must be in a garage. Underground parking may be unenclosed, not in a garage.

2. Subterranean parking is not considered as a story of the building.

3. The top plate of underground parking shall be at natural grade.

4. Off-street parking reduction: For R-3 zoned lots that do not adjoin R-1 zoned lots the off-street parking standard may be reduced subject to approval by the director. A study that adequately demonstrates reduced parking demand resulting for transit accessibility or other factors must be submitted.

5. Each required parking space in a garage must be no less than ten feet (10') wide and twenty feet (20') long. Open parking areas may use non-residential parking size standards (8.5 feet by 18 feet) plus 1.5 feet when next to a vertical obstruction.

6. Tandem parking must not be used for guest parking.

7. Guest parking may not be in the front yard, street side yard, in a required driveway, or a fire lane. Vehicle parking at grade may not be in the front or side yard areas, except on paved driveways. "No Parking" signs must be placed conspicuously at the entrance to and at intervals of not less than fifty feet (50') along every required driveway.

8. For lots with two units, driveways are limited to a maximum paved width of sixteen feet (16'). No more than twelve feet (12') of the vehicular access to the garage may consist of hardscape; the remaining four feet (4') on either side must consist of landscaping. For lots less than eighty feet (80') in width only one (1) driveway is allowed. The minimum driveway width will be ten feet (10') for sites with twenty-five (25) or fewer spaces. For sites with more than twenty five (25) spaces, the minimum driveway width is ten feet (10') wide for each one (1)-way driveway or twenty feet (20') for two (2)-way driveways. If two (2) driveways are required, the driveways must be placed on opposite sides of the site.

9. When units face a driveway located within a required side yard, a landscaped area of at least five feet (5') wide must be maintained between any dwelling and the driveway. Walkways may not encroach more than two feet (2') into this landscaped area.

10. Where a lot abuts an alley, parking access must be from the alleyway and not from the primary street.

11. Walkways must not be placed directly adjacent and parallel to driveways, so as to expand the maximum size of driveways. Walkways parallel to driveways should be placed at minimum three feet (3') from the driveway.

12. Entrances to residential units should be from a courtyard and not from a driveway.

13. There must be no more than one (1) driveway per site, unless waived by the Community Development Director for the project to comply with the Fire or Building Code or in cases such as through lots, or large developments.

• G. Landscape and Hardscape Requirements:

1. At minimum, twenty-five percent (25%) of the lot area must be landscaped. The landscaped area must include a minimum of seventy percent (70%) of live vegetation. Live vegetation includes lawn areas, shrubs, and flowerbeds and does not include permeable pavers, turf block, or grasscrete. See section 9-1N-11 (Artificial Turf) for regulations related to artificial turf, including maximum coverage.

2. Hardscape in the front yard must not exceed the following:

• a. On parcels less than fifty feet (50') in width, no more than forty percent (40%) of the front yard may be

• hardscape. On parcels fifty (50) to eighty (80) feet in width, no more than thirty-five percent (35%) of the front yard may be hardscape.

• b. On parcels greater than eighty feet (80') in width, no more than thirty percent (30%) of the front yard may be hardscape.

3. A combination of trees, shrubs, and ground cover must be incorporated into landscaping plans.

• a. For projects built at grade, three (3) trees must be at least thirty-six-inch (36") box trees. All other trees should be at least twenty-four-inch (24") boxes. For projects with below grade parking, all tree should be at least twenty-fourinch (24") box trees.

• b. Shrubs must be a minimum of five (5) gallon.

• c. Landscape plans must be prepared by a licensed landscaped architect.

4. All landscaped areas will be developed and professionally maintained in accordance with approved landscape and irrigation plans.

5. Mulch or stone-type materials should be placed between plants as ground cover or backdrop, not as a

• replacement for live vegetation. Plants should be spaced so that at maturity, the plants eventually cover most, if not all, of the mulch or stone material.

6. The use of mounding grasses such as Festuca californica, Festuca rubra, and Carex pansa are preferred.

7. Bare dirt is not permitted within the front yard or visible street side yard. All bare dirt areas must be finished with a minimum three-inch (3")-thick layer of mulch, organic bark, or earth-tone-colored rubber bark.

8. Rocks, stones, and pebbles are not to be used near public sidewalks or streets because they are a slipping hazard.

9. Dry stream beds and areas of decomposed granite must not account for more than twenty percent (20%) of the front or rear yard.

10. Paved pathways to the front door should be no more than five feet (5') wide, and all other pathways should be no more than three feet (3') wide.

11. Plantings must be at grade or in finished planters not exceeding eighteen inches (18") above finished grade in courtyards or top plate of subterranean parking.

12. For courtyards thirty feet (30') or more in width, at least one (1) medium tree with a twenty-four-foot (24') canopy or more at maturity must be planted in the courtyard. For courtyards less than thirty feet (30') in width, at least two (2) small trees with a twelve-foot (12') canopy, or more at maturity, must be provided. Trees must be planted in a minimum three-foot (3') deep planter (not exceeding eighteen inches (18") above finished grade in courtyards).

13. Medium canopy trees must be planted in an area that is a minimum eighteen feet (18') in width and length or diameter. Small canopy trees must be planted in an area that is a minimum twelve feet (12') in width and length or diameter.

14. A minimum of three feet (3') in depth is required for tree plantings in courtyards, above the top plate of subterranean parking.

• H. Common Open Space Requirements:

1. Common open space is required for developments with more than two (2) units.

2. A minimum of twenty percent (20%) of the lot size must be provided for common open space.

3. Common open space must have a minimum dimension of thirty feet (30') for lots more than sixty feet (60') in width and twenty feet (20') for lots less than sixty feet (60') in width.

4. Common open space includes recreational-leisure areas, private areas, or a combination of both.

5. Common recreational areas must be located on the same property as the residential use it serves and must be available exclusively for the use of all residents of the development.

6. Private useable open space will be contiguous to the residential units served. Private open space may be delineated by a wall, fence, hedge no taller than forty-two inches (42") in height.

7. All common areas will be developed and professionally maintained in accordance with approved landscape and irrigation plans.

• I. Main Courtyard Requirements:

1. Parcels having a width greater than fifty feet (50') in the R-3 district must provide a main courtyard on the lot.

2. Main courtyards must be no less than ten percent (10%) of the total lot area and in no case less than one thousand (1,000) square feet with a minimum width and length of twenty feet (20') measured parallel to the front and side parcel lines.

3. The main courtyards must be open to the sky, but may include the following permitted projections:

• a. Eaves may project up to three feet (3') into the main courtyard.

• b. Exterior, unenclosed building elements such as stoops, balconies and open stairs may encroach three feet (3') into the main garden.

4. If mechanical or utility equipment is placed in the main courtyard area, it must be screened visually and acoustically and must not encroach into the required main courtyard area. Mechanical or utility equipment can be in private open space.

5. A minimum of fifty percent (50%) of the courtyard's perimeter must be enclosed by a building.

6. Courtyards must be visible and accessible from the sidewalk and each ground floor unit. The view corridor must not be provided from the driveway. Courtyards must be visible from the street with a minimum ten-foot (10') wide

opening that is open to the sky. For openings less than eighteen feet (18') in width into courtyards, the depth of the opening must not exceed twice the width of the opening.

7. All primary entrances to ground floor units must be accessed from the street frontage or courtyard.

8. Courtyard areas must meet the planting and tree requirements in section 9-1G-32, subsection G.

9. Private open space within a courtyard is limited to a maximum of one hundred twenty-five (125) square feet or twenty-five percent (25%) of the courtyard, whichever is less.

• J. Walls and Fences:

1. No fences or walls will be allowed in the front yard, and all walls and fences must be non-view obstructing.

2. Design requirements for walls and fences are found in Article N, Site Planning and General Design Standards.

• K. Grading and Drainage for Sites with At-Grade Parking:

1. Where existing drainage flows from adjacent sites, the subject site must continue to accept cross lot drainage and must not be designed in such a way as to drain toward adjacent sites. The subject site must not create any barriers that prohibit existing drainage flows from adjacent sites. In cases where compliance with this requirement is deemed not feasible by the city, the director may approve modifications to encourage as much onsite infiltration and detention as feasible.

to accept cross lot drainage and must not be designed in such a way as to drain toward adjacent sites. The subject site must not create any barriers that prohibit existing drainage flows from adjacent sites. In cases where compliance with this requirement is deemed not feasible by the city, the director may approve modifications to encourage as much onsite infiltration and detention as feasible.

2. If the proposed finished grade will not alter existing cross lot drainage patterns, the difference between the grade of the subject site and adjacent sites must be within eight inches (8"). If the proposed finished grade will alter existing cross lot drainage patterns, the applicant must demonstrate how the subject property will address existing cross lot drainage patterns. If the proposed finished grade will not alter existing cross lot drainage patterns, the difference between the grade of the subject site and adjacent sites must be within eight inches (8"). If the proposed finished grade will alter existing cross lot drainage patterns, the applicant must demonstrate how the subject property will address existing cross lot drainage patterns.

• L. Additional Requirements:

1. New dwellings constructed within five hundred feet (500') of an arterial street or a railway must be provided with a mechanical ventilation system designed to attain enhanced air filtration with the use of air filters that have a filtration efficiency equivalent to a minimum efficiency reporting value (MERV) of eleven (11) or higher as determined by testing methods established by the American Society Of Heating, Refrigerating And Air-Conditioning Engineers (ASHRAE) standard 52.2, as periodically amended. All such ventilation system equipment and air filters must be installed, operated, maintained and replaced in a manner consistent with applicable building code requirements and with the manufacturer's specifications and recommendations. Alternative air pollution mitigation measures (e.g., setbacks, landscaped buffers, etc.) may be utilized where feasible if they can be shown to have a mitigating effect that is equal to or greater than the enhanced air filtration measures specified herein.

2. Trash areas: Trash containers must provide not less than fifty (50) gallons of capacity per dwelling unit. All containers must be regularly cleaned and maintained and provided with tight fitting lids. All trash storage areas must be located for convenient vehicular access for pickup. All outdoor trash, garbage and refuse containers will be screened on all sides from public view by a minimum six-foot (6')-high concrete or masonry decorative block wall, and the opening provided with a gate of a durable wood or comparable material.

3. Accessory storage: A minimum of sixty (60) cubic feet of enclosed accessory storage space must be provided per dwelling unit. (Ord. 19-1036; amd. Ord. 20-1047; Ord. 23-1070)

Incentives: Table 9-1G-13 incentives are intended to encourage the consolidation of smaller R-3 zoned lots into larger development sites to achieve the scale and quality of development envisioned for the area.

Table 9-1G-13

Through the development agreement process, the city may consider other lot consolidation incentive bonuses such as increased building height, vacation of alleys, reductions in processing fees, in-lieu fees, or utility connection fees. The extent of such bonuses may vary on a case by case basis subject to agreement between a project applicant and the city. (Ord. 19-1036)

The site design and architectural standards set forth in this chapter apply to all new residential structures, additions to residential structures, and accessory structures (including garages) in the R-3 District. Where a single detached home is proposed on a lot, the development must comply with the residential building design and architectural standards of the R-1 District.

• A. Building Facades.

1. Buildings should be oriented toward the street and common open space. The dwelling unit(s) nearest the front property line must have a "front elevation" as viewed from the street and must have a front door situated along the building wall nearest the street. The front entrance of each residential unit must be recessed a minimum of five feet (5') from the front wall of the house. The front recessed entry or porch area must be covered.

2. No façade along a primary street may be longer than sixty feet (60').

3. For any new residential structure or addition, all sides of the building(s) visible from the street or other public areas and where the space between two (2) houses or structures is greater than twenty feet (20') should be fully articulated and have elements that contribute to visual interest and neighborhood character. This includes variation in massing, wall planes, and roof forms as well as surface articulation such as window and door treatments and windows.

4. Balconies are only allowed along the front elevation or corner side elevation of a dwelling facing a public street.

5. Dwellings must have exterior walls of brick, wood, stucco, metal, concrete, or other similar material. Polished or unfinished metal siding is prohibited.

6. Garages and garage doors must be designed to minimize their appearance. This may include articulating with

• panels and/or windows on large planes, using two (2) single-car garage doors instead of one (1) double-car garage door, and using articulation of the façade and roof.

7. All vents, gutters, downspouts, flashing, and electrical panels must be painted to match the surface to which they are attached, unless concealed or used as a major design element, in which case the color is to be consistent with the overall color scheme of the building.

8. Balconies are not allowed on side or rear elevations facing single-family homes.

9. No exterior stairways are allowed.

10. Cantilevering of an upper floor over a lower floor must be limited to projections of eighteen inches (18") and for a width of eight feet (8').

• B. Windows:

1. Window type, material, shape, and proportion must complement the architectural style of the building and enhance the articulation and detailing of the façade. Where appropriate to the architectural style, windows should be inset a minimum of two inches (2") from the building walls to create shade and shadow detail.

2. Consistent window and trim styles across elevations should be used.

3. Upper and lower windows should align vertically whenever possible.

4. Any faux shutters should be proportionate to the adjacent window to create the appearance of a real and functional shutter.

• C. Roof Design and Materials.

1. Roofs should be designed as part of the overall massing and architectural design. Roof slopes, massing,

materials, and overhangs should be designed and scaled appropriately for the desired architectural style.

2. Portions of a new building or roof modification that are within thirty feet (30') of an existing home must not exceed the height of the existing home by more than six feet (6').

3. Roof materials and colors are important aspects of the overall home design and should be consistent with the desired architecture.

4. Roof design should enhance the visual interest of the building and break up the massing of the building.

5. Each dwelling must have a full roof that meets Temple City building code requirements. The following types of roof material are not allowed:

• a. Glossy or polished surfacing on roofs.

• b. Corrugated roofs.

• c. Plastic, PVC, or other types of formed or molded material roofing (does not include clay or cement tile or fiberglass or composition shingles).

• d. Painted shingles.

6. Chimneys should be exposed as architectural features rather than hidden within a wall surface.

7. Chimney caps should be decorative and conceal fireplace spark arrestors.

• D. Utilities and Mechanical Equipment:

1. Roof-mounted equipment, including dish antennae, must be screened from view from public rights-of-way and

• adjacent properties by materials that are architecturally compatible with the structure upon which they are mounted. See Chapter 7-8 of this code for small residential rooftop solar energy systems.

2. New roof mounted equipment is prohibited unless it is replacing an existing piece of equipment.

3. All utility wires must be placed underground. (Ord. 19-1036)

Table 9-1M-30.5 establishes the criteria for compatibility, intensity, facade treatments, and other design elements for the R-3 District.

(Ord. 19-1036)

ARTICLE H. MIXED-USE ZONE DISTRICTS

SECTION:

9-1H-1: Mixed-Use Designation 9-1H-2: Land Uses And Permit Requirements

9-1H-3: Mixed-Use Development Standards 9-1H-4: Mixed-Use Design Review 9-1H-5: Mixed-Use Design Standards

A. Mixed-Use Low:

The Mixed-Use Low (MU-L) District promotes development of mixed-use residential and retail development with an emphasis on neighborhood serving uses. MU-L is intended to provide an opportunity for existing, predominantly residentially zoned areas to transition to a mixed-use area. While the MU-L zone will allow for small scale vertical mixed-use, it is more likely that future development would have more horizontal mixed-use (street facing commercial with residential behind), and the potential conversion of homes to non-residential uses.

The MU-L Zone provides for a range of smaller to medium scale retail, horizontal mixed-use developments, and multi-family residential uses up to twenty (20) dwelling units per acre. Development designed primarily to accommodate vehicular access and parking, and development that is insensitive or incompatible with the scale and character of the surrounding residential areas, would be discouraged in this district. B. Mixed-Use Medium:

The Mixed-Use Medium (MU-M) District is intended to be developed with mix of retail, office, restaurant uses and residential development in a compact, walkable setting. This designation encourages multiple family residential of up to forty (40) dwelling units per acre. Anticipated commercial and professional land use, as well as residential uses, would be configured in a vertical or horizontal design. The expectation is that the residential units would be above or behind the commercial and office land uses and would not gain direct access from Las Tunas Drive.

Development requirements and design standards of the MU-M district are intended to promote compatibility with commercial uses while allowing select residential activity, by addressing vital private/public open space components and provide pedestrian connections to the downtown district. (Ord. 19-1036)

A. Permit Requirements: Table 9-1H-1 provides the name of the permit, and location of procedure for the permit, for each land use in Table 9-1H-2.

Table 9-1H-1

• B. Standards for all mixed-use zoning district land uses: A conditional use permit consistent with Article C applies to any land uses in any mixed-use zoning district that include one (1) or more of the following:

1. Any land use with a drive through.

2. Any land use with hours of operation after 10:00 p.m. or before 6:00 a.m.

3. Any land use that includes live entertainment.

C. Specific land uses in mixed-use zoning districts: Where the last column in Table 9-1H-2 includes an Additional Use Requirement Code Reference, the requirements of the referenced section will apply to the use in addition to all other applicable provisions of this zoning code.

Table 9-1H-2

Land Uses and Permit Requirements for Mixed-Use Zone Districts

1Multi-family uses are permitted in the MU-M zone only on properties with frontage on Camellia Avenue and Kauffman Avenue.

(Ord. 19-1036; amd. Ord. 21-1056; Ord. 22-1060)

A. Commercial and Residential Development Standards for MU-L and MU-M Districts: Development standards for all Mixed-Use Zone Districts are shown in Table 9-1H-3. Development standards for Single Family Residential Districts are found in the R-1 and R-2 Districts of the city's zoning code. Development standards for Multi-Family Residential Districts are found in the R-3 District of the city's zoning code.

Table 9-1H-3

Development Standards for Mixed-Use Zone Districts

1 No parking allowed in setback.

2 Café, public plazas, and similar open-air uses as permitted, are allowed in setback.

3 On Las Tunas Drive and Temple City Boulevard, 50 percent of a building's street frontage must contain non-residential uses. Residential uses on the ground floor are permitted if designed with a "walk-up" entrance.

• B. Property Development Standards:

1. Depth of Non-Residential Tenant Spaces: New, non-residential tenant spaces must have a minimum useable depth of forty feet (40') along sixty percent (60%) of the length of the building frontage and in no case be less than twenty feet (20') in depth. On a corner lot where storefronts and commercial uses are required, storefronts and

commercial spaces shall turn and wrap around the corner for a minimum length of twenty feet (20'). Where storefronts and useable commercial space are not required, storefronts and commercial uses at the ground floor shall have a minimum depth of twenty feet (20').

2. Minimum Non-Residential Unit Size: The minimum size of a new non-residential tenant space is eight hundred (800) square feet. The minimum width of a new, non-residential tenant space is 25 feet. These requirements apply to units previously subdivided.

3. Ground Floor Height: The minimum height of the ground floor of all non-residential buildings (including mixed use projects) must be fifteen feet (15'). This height will be measured from the floor of the first story to the floor of the second story. If there is no second story, the height shall be measured to the top of the roof.

4. Building Articulation:

a. Façade Treatment: The maximum total blank wall area (without windows or entrances) will not exceed thirty percent (30%) of the first story wall for non-residential and fifty percent (50%) for residential.

b. Building Stepbacks: The third floor and higher must be stepped back by a minimum of ten feet (10') on all sides of buildings.

5. Screening of Equipment, Refuse Storage and Loading Areas:

a. Exterior Storage Areas, Loading Docks, Loading Areas: All exterior storage areas, loading docks, and loading areas must be screened from view by a solid fence, wall or mature landscaped materials whenever possible. When screening of loading docks and loading areas is not possible, the facilities will be integrated into the overall design of the building.

b. Mechanical Equipment and Duct Work: All ground, utility and rooftop mechanical equipment, including dish antennas, must be placed behind a permanent parapet wall and must be completely screened from all groundlevel/public view. Mechanical equipment must not be exposed on the wall surface of a building. Gutters and downspouts are not to project from the vertical surface of the building. Vents, louvres, exposed flashing, tanks, stacks, overhead doors, rolling and "man" service doors are to be treated in a manner consistent with the color scheme of the building. Screening elements will be an integral part of the building's design and must be as high as the highest portion of the equipment or ducting and must be permanently maintained.

ect from the vertical surface of the building. Vents, louvres, exposed flashing, tanks, stacks, overhead doors, rolling and "man" service doors are to be treated in a manner consistent with the color scheme of the building. Screening elements will be an integral part of the building's design and must be as high as the highest portion of the equipment or ducting and must be permanently maintained.

c. Refuse Storage: Within parking district areas, businesses will utilize the common trash enclosure areas unless specifically permitted to do otherwise by the planning commission. All outdoor trash, garbage and refuse containers will be screened on all sides from public view by a minimum six-foot-high concrete or masonry decorative block wall, and the opening provided with a gate of a durable wood or comparable material. Refuse storage areas will be located as to be easily accessible for trash pick-up.

6. Landscaping, Open Space and Lighting:

a. Landscaping: All areas not utilized for building area and/or parking/circulation will be improved with landscaping and improved pedestrian surfaces. Landscaping consists of a combination of trees, shrubs, and ground cover with careful consideration given to the eventual size and spread, susceptibility to disease and pests, durability, and adaptability to existing soil and climatic conditions. A landscaping and irrigation plan must be submitted for the review and approval of the Community Development Director. All planted areas must be surrounded by a concrete curb six inches (6") above final grade or above asphalt level of the parking lot. However, when such planted areas are adjacent to a concrete sidewalk, masonry wall or a building, a raised concrete curb need not be provided in the adjacent area.

b. Open Space, Public: Five hundred (500) square feet of open space required for projects less than two (2) acres, and one thousand five hundred (1,500) SF of open space requirement for projects greater than two (2) acres. Open space requirement may be satisfied by outdoor dining areas, plazas, or other useable outdoor use as approved by the director.

c. Open Space, Private: one hundred (100) square feet per dwelling unit will be provided for common recreational-leisure areas, private areas, or a combination of both. Common recreational space will be located on the same property as the residential use it serves and must be available exclusively for the use of all residents of the development. Private useable open space will be contiguous to the residential units served and screened for privacy. All common areas will be developed and professionally maintained in accordance with approved landscape and irrigation plans.

d. Lighting: All lighting of the building, landscaping, parking lot, or similar facilities, must be so shielded and directed as to reflect away from adjoining properties, particularly adjacent R zoned properties. Security lighting fixtures are not to be substituted for parking lot or walkway lighting fixtures and are restricted to lighting loading, storage areas, and similar service locations. (Ord. 19-1036; amd. Ord. 22-1060; Ord. 23-1069)

Exterior Design Review for New Construction, Additions or Expansions to Mixed-Use Sites: Required Design Criteria: Buildings, additions, or expansions which result in the addition of one hundred (100) square feet or more of

floor area to a mixed-use site will be subject to major site plan pursuant to Section 9-1C-6-C of the zoning code. (Ord. 19-1036)

Table 9-1H-4 establishes the criteria for intensity, building height, open space, and other design elements for all Mixed-Use Zone Districts.

(Ord. 19-1036)