GMU, General Mixed-Use. To provide a mix of compatible higher-density residential and neighborhood commercial uses along major arterials. The mix of uses can be integrated vertically (i.e., commercial on the ground floor with residential and/or office uses above) or horizontally (residential next to commercial and office uses). Single-use projects (i.e., a project that is entirely residential or entirely non-residential) are not permitted in GMU zones. A minimum of two (2) uses are required for GMU zones.

CBPMU, Central Buena Park Mixed-Use. To provide a mix of compatible higher-density residential and/or office uses above existing commercial, and office uses in a pedestrian-friendly environment. The mix of uses shall be integrated vertically (i.e., commercial on the ground floor with residential and/or office uses above). Single-use projects (i.e., a project that is entirely residential or entirely nonresidential) are not permitted in CBPMU zones. A minimum of two (2) uses are required for CBPMU zones.

EMU, Entertainment Mixed-Use. To provide a mix of compatible higher-density residential, entertainment, and commercial uses that support entertainment and tourism within the City. The mix of uses can be integrated vertically (i.e., commercial or entertainment uses on the ground floor with residential uses above) or horizontally (residential next to commercial and entertainment uses). Single-use projects (i.e., a project that is entirely residential or entirely nonresidential) are not permitted in EMU zones. A minimum of two (2) uses are required for EMU zones.

COMU, Commercial Office Mixed-Use. To provide a mix of compatible higher-intensity commercial and office uses within existing commercial and industrial areas in the City. The mix of uses can be integrated vertically (i.e., commercial uses on the ground floor with office uses above) or horizontally (commercial uses next to office uses). Single-use projects (i.e., a project that is entirely commercial or entirely office) are not permitted in COMU zones. A minimum of two (2) uses are required for COMU zones.

Housing Incentive Overlay (HIO) Zones. The HIO Zones includes six (6) Overlays that serve to implement the Housing Element's goal of providing new housing that addresses affordable housing needs by establishing objective design criteria for designated housing opportunity sites. The Housing Incentive Overlays include Mixed-Use Overlay-45, Mixed-Use Overlay-60, Mixed-Use Overlay-100, Housing Opportunities Overlay, Religious Congregational and Fraternal Overlay, and Hotel/Motel Conversion Overlay.

Residential. The base land use density refers to the maximum number of units per acre permitted under the corresponding zoning district. Additional density may be achievable in the form of a density bonus. Before any density bonus is applied, the number of dwelling units permitted in a mixed-use residential development shall not exceed the base density specified below.

Non-Residential. The maximum floor area ratio refers to the highest ratio of building floor area to the net area of the lot on which the building is located.

Land, buildings and other facilities shall be designed, developed, and used only for those activities indicated for the various zones by Table 19.712.010, entitled Uses Permitted. The symbols shown in this table have the following meanings:

All activities and facilities, where permitted by other provisions of this Division, shall be enclosed within permanently constructed buildings.

Outdoor activities, storage, and display may be permitted in accordance with Sections 19.712.010 and 19.724.020, and the regulations and limitations of Division 10, Title 19.

Where a use is permitted by conditional use permit, temporary use permit, or special permit (see Division 10, Title 19), outdoor activities and temporary facilities may be authorized by the terms of such permit notwithstanding the provisions of this section.

The maximum height of any building or structure shall be shown in Table 19.716.030.

Building Height. Building height is measured to the top of the deck floor of the highest occupied level. This measurement excludes rooftop open space, parapets, trellises, and equipment or utility-related structures, which may extend above the measured height but are not considered part of the overall building height.

Ground Floor Height. For residential buildings with ground-floor commercial uses, the floor-to-floor height of the ground floor shall be at least fifteen (15) feet to ensure the appropriate scale of the base of the building in relation to the upper floors. For ground floor residential uses, floor-to-floor height of the ground floor shall be at least ten (10) feet.

Roof forms and roof lines shall be broken into a series of smaller building components when viewed from the street. Long, linear, unbroken roof lines shall not exceed 75 feet.

Building walls along the street frontage shall include architectural details (e.g., brackets, rafter tails, or dentils) at the cornice or roof eave. Architectural design features such as window treatments, awnings, moldings, projecting eaves, dormers, and balconies, shall be continued or repeated upon all elevations of a building facing a primary or secondary street, or a common open space.

Buildings shall be oriented towards public (and private) streets to positively define street edges. Buildings adjacent to both public streets and public open space amenities, such as parks, shall be designed with a dual orientation.

Except for parking structure entrances, structured parking shall not be visible from the primary streets.

Buildings shall be arranged to provide functional common outdoors spaces (such as courtyards, paseos, or parks) for the use of residents.

Mixed-use building orientation shall comply with all the standards mentioned above and the following standards.

At least 50% of the total ground floor building frontage of any new or reconstructed building facing the public street shall have the following: windows with clear glass (tinted windows are permitted provided they are not 100% opaque), recessed entries, residential stoops, recesses for outdoor dining areas, landscaping, or enhanced window/entry elements such as awnings or canopies. To calculate the percentage of ground-floor frontage, use the length of the building frontage along the public street multiplied by the first-floor height from floor to ceiling.

Building Step Backs and Facade Articulation. For buildings exceeding three (3) stories in height must provide a minimum horizontal step back of six (6) feet for all stories above the 3rd level on all street-facing elevations (including front and side yard facades and alley) and any elevation adjacent to a single-family residential zone or use. The step back shall be measured horizontally from the exterior building wall or facade. The step back may vary between sections of the elevation. The overall average stepback shall be a minimum of 6 feet for each floor above the third story. For example, 50% of the building elevation on the fourth floor and above may have an 8-foot step back, while the other 50% may feature a 4-foot step back, resulting in an overall average step back of 6 feet. Parking structures shall be exempt from the horizontal step back requirement.

Antennae. Notwithstanding the restrictions of Section 19.716.030, radio antennae permitted under FCC regulations, and similar equipment shall be subject to the following regulations:

Flagpoles. Flag poles shall be permitted within front, side, or rear yards provided they are set back a minimum of five (5) feet from the property line and shall be limited to no more than thirty (30) feet in height subject to the issuance of a building permit.

Other Structures. Any free-standing structure, not specifically referenced in this Title shall be limited to no more than eight (8) feet in height and may not be located within the front, side, or rear yard setback area with the exception of art sculptures or water features, subject to review and approval by the Community and Economic Development Director and applicable building codes. Light poles shall not exceed sixteen (16) feet in height from grade and shall be placed within surface parking lots, pedestrian pathways, near building entrances, trash enclosures, alleys, and automated teller machines (ATMs).

Accessory Structures. See Section 19.716.070 for height limits for Non-Habitable Accessory Structures and Section 19.348.010 for height limits for Accessory Dwellings.

The minimum distance between buildings located on the same lot shall be provided in Table 19.716.050. The minimum distance is measured from the exterior faces of nearest exterior walls between buildings. Where residential uses are located on the ground floor, the requirements for Section 19.416.050 shall apply.

Mixed-use developments with two (2) or more buildings shall be designed around a common open space, public open space (e.g., a linear park/paseo), or community amenities such as swimming pools or other recreational facilities with a horizontal distance of no less than fifteen (15) feet. Pedestrian walkways shall be provided and connect open space areas to a public right-of-way and/or building entrance.

Permitted Building Projections, Ground Floor Commercial Uses. Projecting elements on the ground floor (e.g., canopies, awnings, architectural features, etc.) shall be located a minimum of eight (8) feet above the finished floor and may project no more than four (4) feet from the facade into the setback.

Projections Permitted Between Buildings on the Same Lot. The following projections are permitted within the required space between buildings, provided they project no more than three (3) feet from the facade into the setback.

Non-habitable accessory structures may include storage areas, attached or detached garages, utility and pump houses, restroom facilities, vertical circulation access ways, open air structures such as cabanas, gazebos, trellis and other similar structures.

Any non-habitable accessory structures shall not exceed 600 square feet in floor area and shall not exceed one (1) story or fifteen (15) feet in height, whichever is less. Non-habitable accessory structures shall be located within the side yard or rear yard setback and shall not be visible from the street.

Facade Materials. Primary, Secondary and Accent materials are allowed or prohibited as specified in Table 19.716.080, which may be updated periodically by the Community and Economic Development Director as new or amended materials become available. Community and Economic Development Director approval is required for materials not identified in Table 19.716.080 below.

Primary Building Materials. The primary building materials listed in Table 19.716.080 are permitted to make up approximately 50% to 75% of the building design. The primary building materials include the appropriate wall surface materials and visible roofing materials. The primary building materials cover the primary/front facade, secondary/corner side facade, side facade, and rear facade of the entire building.

Accent/Secondary Materials. The accent/secondary building materials listed in Table 19.716.080 are permitted to make up approximately 25% to 50% of the building design. This includes exterior windows, decorative window treatments and balconies, decorative entries, etc.

Variation Between Buildings. For projects with six (6) buildings or more, the colors and materials of exterior walls, doors, and accents such as window trim shall vary and a minimum of two (2) distinct color schemes shall be provided for every six (6) buildings in a project.

Consistency Between Elevations. The materials, colors, and styles of windows, doors, roofs, decks, balconies, exterior staircases, porches, and any facade treatment shall be used on more than one (1) elevation of a building.

Material Transition. Changes in material shall occur at inside corners of intersecting walls or at architectural features that break up the wall plane, such as columns.

Chimneys. Chimneys shall either be painted the same color as the exterior wall or constructed with the same materials present on other accents or elements of the facade.

Accessory structures including attached and detached ADUs, trash enclosures, storage rooms shall be constructed of the same materials, colors, roof type as the primary structure.

Building materials and colors shall be in compliance with the Architectural Styles provided in Section 19.716.090. If an affordable housing mixed-use development is proposed, refer to the Architectural Styles Objective Design Standards for a list of applicable building materials and colors.

Spanish Colonial Revival. The Spanish Colonial Revival architectural style draws inspiration from Spanish, Mediterranean, and early Californian influences, and it originated during the late 19th and early 20th centuries. Typically, buildings with this style exhibit an asymmetrical design. They are characterized by low-pitched roofs with minimal or no overhang, adorned with serpentine roof tiles. This style often incorporates wood framing and is covered with light-colored stucco siding. The use of arches is prevalent, particularly above doors, porch entries, and main windows.

Craftsman. The Craftsman architectural style originated in the early 20th century as part of the Arts and Crafts movement. Notable design features include exposed raffters and beams beneath the eaves, decorative brackets and fasteners, full or partial-width porches, and prominent columns or piers. While the Craftsman style emphasizes a horizontal emphasis, vertical architectural elements are often incorporated to highlight corners and entrances. Traditional Craftsman homes typically showcased exterior cladding made of wood shingles or clapboard siding, along with details such as extended lintels and decorative lighting with geometric patterns.

Farmhouse. The Farmhouse architectural style is an expression of rural residential designs and materials, with the Contemporary Farmhouse style specifically reflecting the agricultural history and commercial structures found in Southern California. This style incorporates playful elements, such as shed roofs, vibrant color blocking, and contemporary interpretations of traditional farm structures like barns and silos. The roofs of Farmhouse-style buildings are typically medium to high-pitched, and the overall detailing is kept simple.

Tuscan. The Tuscan architectural style blends modern and classic elements, incorporating both Spanish Revival and Italian influences. This style draws inspiration from Mediterranean variants found in California, showcasing rustic elements. Key characteristics include the use of stone and stucco, light earthy tones, and red tiled roofs. Classical elements like columns, arches, and decorative ironwork add visual interest and complexity. Squared towers and projections reflect classic Italianate influences. Porches and porticoes are commonly featured, as well as vertically oriented recessed windows.

Modern. The Modern architectural style draws inspiration from utilitarian design principles, featuring block forms, contrasting colors, and eclectic combinations of materials in contemporary compositions. This style embodies a minimalist and clean aesthetic. It utilizes simple rectangular shapes and forms, integrating them within horizontal and vertical planes to create dynamic lines. Flat roofs are commonly used to reinforce the rectangular shapes while also providing opportunities for outdoor deck areas. Accents in the Modern style are understated and unpretentious, often taking the form of trellis elements.

American Traditional. The American Traditional architectural style is a fusion of various traditional American styles such as Cottage, Cape Cod, and Farmhouse. It is characterized by simplicity and classic design elements, including rectangular forms, spacious front porches, decorative shutters, dormers, and wood siding. This style represents a traditional interpretation of rural farmhouses. The color palette used in American Traditional homes is typically subtle, with shades of white or gray for the main body of the house, while light or dark shutters provide contrasting accents.

In projects with fewer than 10 units, the common open space shall have a minimum width and depth of 10 feet.

In projects with 10 or more units, where the required common area is less than 3,000 square feet, the common outdoor space shall be concentrated in one area. The common recreation area shall be at least 25 feet in width.

Where the required common area is 3,000 square feet or more, the space may be divided among multiple areas, provided that at least one common area is a minimum of 2,000 square feet with a minimum width of 25 feet. All other areas shall be at least 1,000 square feet with a minimum width of 10 feet.

Residential units shall be within a 1/4 mile (1,320 feet) walking distance of common open space.

Pedestrian walkways shall connect the common open space to a public right-of-way or building entrance.

Common open space areas shall not be directly adjacent to arterial streets, service areas, or commercial development to ensure that they are sheltered from the noise and traffic of streets and incompatible uses. If located adjacent to an arterial street, service area or commercial development, a minimum of 10-foot-wide, dense landscaping shall be provided as screening.

An area of usable common open space shall not exceed an average grade of 10%. The area may include landscaping, walks, recreational facilities, and small decorative objects such as artwork and fountains.

All common open spaces shall include seating area(s) and lights. Site furniture shall use graffiti-resistant materials and/or coatings.

Multifamily developments exceeding 150 units shall have at least two common open space areas and shall incorporate activities for different age groups (e.g., tot lot and Barbeque area).

Rooftop structures such as gazebos, and trellises are permissible and shall not be included within the total building height calculation if they do not cover more than 20% of the roof area and are no more than 12 feet in height measured from the base of the structure.

The required front yard area shall not be counted toward the common usable open space requirement.

Except for 100% deed restricted senior housing, projects shall include at least one children's play area with a minimum size of 150 square feet.

Developments that include 30 or more dwelling units shall include at least one play area for children (unless age restricted to senior citizens or the development is located within 300 feet of a public park). Such play areas shall:

One common recreational amenity shall be provided for every 30 units. Facilities that serve more people could be counted as two (2) amenities, as indicated below. The following listed amenities satisfy the recreational requirements:

Private open space located on the ground level (e.g., yards, decks, patios) shall have a horizontal dimension of not less than 10 feet in any direction. Private open space located above ground level (e.g., porches, balconies) shall have a minimum depth of not less than 6 feet and a total area of not less than 50 sq. ft.

Private usable open space shall be accessible to only one (1) dwelling unit by a doorway or doorways to a habitable room or hallway of the unit.

Above ground-level space shall have at least one (1) exterior side open and unobstructed for at least 8 feet above floor level, except for incidental railings or balustrades.

Ground level private open spaces shall be contiguous to the units they serve and screened to a minimum height of 4 feet by use of plant materials, solid walls, or building surface.

Any rooftop uses intended for active or passive recreation shall require a site plan review, permits, and inspections for occupants and structural safety based on how the building roof is to be used. However, passive recreational uses, such as seating areas or simple walkways, may be permitted without a site plan review, provided they do not involve permanent structures or significant modifications.

A clear pedestrian walkway with a minimum 6-foot width shall be provided connecting parking areas to main entrances of buildings and the public sidewalk. The walkway shall be clearly marked with special paving, concrete stamping, or coloring.

Pedestrian connections shall be incorporated to connect between residential and commercial elements within the same project.

Walkways shall not be sited directly against a building facade but buffered with a minimum 3-foot-wide landscaped planting area to provide privacy of nearby residences or private open space.

A sidewalk shall be provided on at least one side of all internal streets providing a safe pedestrian connection.

All development types shall provide internal pedestrian connections throughout the project site. Internal pedestrian connections is a system of pedestrian walkways that connects to all buildings on a site, to on-site and street parking areas, on-site open space areas, and pedestrian amenities.

Where pedestrian circulation crosses vehicular routes, a change in grade materials, textures, or colors shall be provided to emphasize the conflict point and improve its visibility and safety.

Pedestrian linkages to nearby neighborhoods, schools, parks, commercial projects, and parking areas shall be provided.

This section is applicable only where a portion of a lot is within an area planned to be part of a future street, alley, or other public right-of-way as determined from an officially adopted plan, and the acquisition of such portion would not reduce the buildable lot width to less than forty (40) feet.

In cases to which this section applies, the portions of any lot within any such future right-of-way area shall not be occupied by structures other than those encroachments allowed in future rights-of-way as provided in subsection C of this section. All other required setbacks, yards, and open areas shall be provided in addition to the future right-of-way areas, and the future right-of-way lines shall be considered to be lot lines for purposes of measuring such other setbacks, yards, and open areas.

Permitted Encroachments. The following encroachments are permitted within the future rights-of-way area:

The purpose of this section is to establish requirements for right-of-way improvements for all MU zoned parcels within the City of Buena Park on which property improvements are made. "Right-of-way improvements" shall include curbs, gutters, sidewalks, driveway approaches, handicapped (ADA) ramps, water lines and appurtenances, sewer lines and appurtenances, storm drainage facilities, property dedications of right-of-way, streetlights, pavement markings, signs, and street trees.

Required Improvements. All projects shall be required to provide the following right-of-way improvements as are deemed necessary and applicable by the Director of Public Works:

Encroachment Permit Required. Except as otherwise provided in this Section, it is unlawful for any person to encroach or make or cause to be made any encroachment in the public right-of-way or on property subject to a public utility easement, or other easement available for use by public utilities, without first obtaining an encroachment permit from the Public Works Department.

Parkways. A parkway (i.e., sidewalk strip, parking strip, or tree buffer) is a portion of the street right-of-way lying between the curb and sidewalk.

All trash storage facilities for residential uses shall meet the standards in Section 19.424.010 and Section 19.524.010 for commercial uses.

Outdoor Storage. Outdoor storage of materials, equipment or other items is permitted, subject to all other limitations of this ordinance and other laws. Outdoor storage shall not be located in any required parking area or accessway, in any front yard, in any area required to be landscaped, or in any area where a six (6) foot-high fence is not permitted.

Outdoor Display. Temporary outdoor displays are permitted when authorized as part of a special events sale under Title 19, Division 10, or as part of a yard sale authorized under Section 19.448.070.

Outdoor fire/barbecue pits and fixed freestanding barbecues shall maintain a minimum setback of five (5) feet from the side yard and rear yard property line. Outdoor fire/barbecue pits and fixed freestanding barbecues shall maintain a minimum of ten (10) feet from any dwelling or accessory structure on a lot.

Detached firepits and fireplaces are permitted within the side yard and rear yard setback. Detached firepits and fireplaces located within the side and rear yard areas shall not be greater than eight (8) feet in width. Residential detached fireplace/chimneys shall have a maximum height of eight (8) feet within the side yard and ten (10) feet within the rear yard, or the minimum height required by the CA Building Code or other state regulation. Any outdoor firepit or detached fireplace shall maintain a minimum setback of five (5) feet from any side or rear yard property line.

Fountains may be located within the front and/or rear yard setback. Fountains located within the front yard setback shall be at least six (6) feet from the property line and shall not exceed seven (7) feet in height. Fountains located within the rear yard setback shall be at least five (5) feet from the property line and shall not exceed ten (10) feet in height.

The construction of patio covers, gazebos, and cabanas shall comply with the following standards:

No fence shall be constructed within the mixed-use zones until the plans and design for such fence have been approved pursuant to the zoning compliance review procedure (Section 19.128.090). In addition, a fence may require a building permit from the Building Division.

All fences, whether required or not, shall be located and limited in accordance with provisions of this Division.

Fences are required under various provisions of this Division and other laws, including, but not limited to, the screening and protection of parking areas, storage areas, swimming and therapeutic pools, and utility facilities. Such required fences together with the facilities and activities required to be enclosed shall be located so as not to conflict with open space and yard setback requirements.

Conflict with State Law. In the case of fencing requirements pursuant to state law which unavoidably conflict with the requirements of this Division, the state requirements shall prevail.

As defined in Section 19.104.080, the term "fence" as used in this Division means fence, freestanding wall, hedge, or berm unless otherwise specifically stated.

General. A solid wall, fence, hedge, or berm no more than two (2) feet in height may be permitted anywhere on a lot. A non-view obscuring fence, such as wrought iron, may be permitted as follows:

Interior Lots. On interior lots, a fence, wall, or hedge not exceeding 8 feet above the adjacent natural grade may be located anywhere on the lot behind the required front yard setback line.

Corner Lots. On corner lots, a fence, wall, or hedge not exceeding 8 feet in height above the adjacent natural grade may be located anywhere on the lot behind the required front yard setback line and behind the required corner side yard setback line.

Retaining Wall below Natural Grade. Where a retaining wall protects a cut below the natural grade and is located on the line separating lots or parcels, the retaining wall may be topped by a wall, fence, or hedge of the same height that would otherwise be permitted at the location if no retaining wall existed.

Retaining Wall Containing Fill. Where a retaining wall contains a fill, the height of the retaining wall built to retain the fill shall be considered as contributing to the permissible height of a wall, fence, or hedge, provided that in any event, a protective fence or wall not more than 3 feet in height may be erected at the top of the retaining wall. Any portion of a fence above the maximum height shall be an open-work fence. An openwork fence means a fence in which the component solid portions are evenly distributed and constitute not more than 60 percent of total surface area of the face of the fence.

Open Space. No wall, fence, or hedge exceeding 2 feet in height may be located in open space required between buildings when the buildings are situated front to front, front to rear, or front to end.

Freeway Right-of-Way Adjacent. A wall or fence not exceeding 8 feet in height may be constructed along that portion of a lot or parcel that abuts a freeway right-of-way, provided that:

Adjacent Residential Zones. Any other provision of this Chapter notwithstanding, a wall, fence, or hedge that is provided along a common property line separating property used for commercial purposes from a single-family zoned property or any PUD established exclusively for residential use, and that is permitted or required to maintain a height of 6 feet, may be extended to a height not to exceed 8 feet.

Railroad or Flood Control Channel Adjacent. When commercial property has a common property line with a single-family zoned property or any PUD established exclusively for residential use, and that is a right-of-way for a railroad or flood control channel, City Council may waive the requirement for a zone separation wall or fence.

Setback Area. Notwithstanding the above requirements, no fence, wall, or hedge shall be permitted within any required street-fronting setback area for any commercial or residential/commercial mixed-use development, with the exception of any fence or wall required for any outdoor dining area.

All fences in every mixed-use zone, whether required or not, shall:

Perimeter walls shall incorporate various textures, staggered setbacks, and variations in height in conjunction with landscaping to provide visual interest and to soften the appearance of perimeter walls. Perimeter walls shall incorporate wall inserts and/or decorative columns or pilasters to provide visual relief. The maximum unbroken length of a perimeter wall shall be 50 feet.

All non-transparent perimeter walls and/or fences shall be architecturally treated on both sides and shall incorporate landscaping whenever possible.

Wall design and selection of materials shall consider maintenance issues, especially graffiti removal and long-term maintenance.

Wall caps are to be incorporated as a horizontal design element at the top of walls and should not exceed 4 inches vertically.

Visually penetrable materials (e.g., wrought iron or tubular steel) shall be used in areas of high activity (i.e., pools, playgrounds) and areas adjacent to street frontage.

Screen walls, sound walls, and retaining walls shall be used to mitigate noise generators and provide privacy for residents.

Sight-obscuring screening shall be provided for all garbage and trash collection areas, approved outdoor storage, and parking lots abutting a single-family residential development. Such screening shall be 6 feet in height.

Chain Link and Wire Fencing. Except within the COMU zone and as permitted within this section, there shall be no use of chain link or wire fencing in a location between a street and any buildings on a property or which otherwise faces a street property line within public view.

Vision Clearance Area. Any fence within the required vision clearance area adjacent to any driveway or alley where it intersects with a public street, as defined under Section 19.728.020, shall not be a view-obscuring fence.

Any masonry wall shall be of a minimum 6-inch-wide block construction. In addition, the wall shall be of ornamental masonry in earthtone colors compatible with the structures on the property. Standard grey or pink block shall not be considered as ornamental masonry and may not be used except to match existing adjacent walls.

Any parallel fences constructed with less than 3 feet separation shall be considered double fences. It is the intent of the City to discourage double fences whenever possible in order to avoid areas in which children and animals may become lodged, areas which may encourage rodent infestation, and areas which may accumulate litter and debris.

In instances where double fences are unavoidable, the gap between the fences shall be completely sealed with flashing, cement cap, or other material in a manner acceptable to the Planning and Building Divisions.

Where a new fence is required along a property line and an existing fence or wall is located on the opposite side of the property line, the Director may suspend the requirement for the new fence provided that the existing fence can substantially satisfy all requirements of this Division and/or any conditions of an approval. Such suspension shall become null and void once the adjacent wall or fence is removed or found unacceptable by the Director and the requirement for the new fence shall be completed at such time.

Pedestrian Access. For any security gate that restricts pedestrian access to dwelling units of any residential development in the mixed-use zones, an intercom or telephone system shall be provided at the gate for each dwelling unit with restricted access as a condition of approval of the security gate.

Vehicular Access. For any security gate that restricts vehicular access onto any multifamily residential development in the mixed-use zones, the following requirements shall apply;

Emergency Response Access. Prior to the issuance of any permits, fence plans with security gates shall be reviewed and approved by the City Fire and Police Departments as to any required compliance with the following standards.

Minimum Landscaped Area. 15 percent of the total net developable site area shall be landscaped. Required setbacks shall be included as part of the calculation of the minimum landscaped area.

Landscaping Required in Setbacks. A minimum of 50 percent of the surface area of the required setbacks shall be landscaped in all mixed-use zones, with the exception of the required front and corner side yard setbacks in the EMU and COMU zones. In the EMU zones, a maximum of 60 percent and a minimum of 20 percent of the surface area of the required setbacks shall be landscaped. In the COMU zone, a minimum of 15 percent of the surface area of the required setbacks shall be landscaped. Any non-landscaped area within a required setback shall be paved per the requirements in subsection C.

Paved Areas in Setbacks. Areas not landscaped shall be paved with high-quality materials such as pavers, stone or cobblestone, patterned or scored colored concrete, or similar durable materials. Plain and colored concrete and plain asphalt are prohibited.

Ground Cover. All landscaped areas shall be covered with turf, non-deciduous groundcover, or other types of plantings. All plant spacing shall be as indicated on the landscape plans. Substitute landscaping such as crushed rock, redwood chips, pebbles, and stone may not be used in lieu of live plant materials, although limited use may be approved by the Community and Economic Development Director during the site plan review process.

Vision Clearance at Street Intersections Paving and Landscaping. The area comprising an open and unobstructed triangular area for vision clearance shall be paved and landscaped in accordance with Chapter 19.732 and other applicable landscaping standards required for mixed-use zones, except that no trees, shrubs, fences, or other physical obstructions higher than 3 feet above existing grade shall be permitted.

Landscaping designs shall include one (1) or more of the following planting design concepts:

Plant materials shall be placed so that they do not interfere with the lighting of the premises or restrict access to emergency apparatus such as re-hydrants or re-alarm boxes. Trees or large shrubs shall not be planted under overhead lines or over underground utilities if their growth might interfere with such public utilities. Trees and large shrubs shall be placed as follows:

Each project developed within mixed-use zones shall comply with the most recently adopted Orange County Fire Authority Guidelines for access, water, and Architectural Guidelines.

Landscape Buffer Adjacent to RS Zones. Other than a single-family use, any parking area in the mixed-use zones located adjacent to a RS zone shall be provided with a landscape buffer consisting of trees and some combination of shrubs, vines and ground cover pursuant to Section 19.436.080.E.4.

Landscape Buffer Adjacent to Residential Structures. Where required under Section 19.436.080.E.1, a landscaped buffer shall be provided between a residential structure and an adjacent parking area, loading area, driveway, or other area provided for vehicular circulation. Such landscaped area may include walkways, uncovered porches, and exterior stairways and balconies, provided at least 60 percent of the total required buffer area is occupied by plant materials.

Pedestrian-Oriented Plazas. A minimum of 25 percent of the pedestrian-oriented plaza shall be landscaped with live plant materials. Pedestrian-oriented plazas shall feature landscape amenities including but not limited to landscape planters, low hedges, and shade-providing trees, water features, or unique features that enhance the appearance, desirability, and usability of the plaza.

Artificial Plants Prohibited. Artificial plants, with the exception of artificial turf, are prohibited.

Artificial Turf. Artificial turf requires an Artificial Turf permit approval prior to installation. Artificial turf, where permitted, shall comply with the following criteria:

Drought-Tolerant Species. A minimum of 75 percent of non-turf landscaped areas shall be planted with native or drought-tolerant planting materials, as widely recognized within the horticultural industry or as recommended by a California-licensed Landscape Architect, to bring interest and beauty to the landscape, support biodiversity, and reduce the need for pesticides and excessive irrigation. Landscape selection shall be in compliance with the City's Water Efficient Landscape Ordinance.

A landscape and irrigation plan for any newly established landscape area shall be submitted for Landscape Plan review and approval.

The landscape and irrigation plan shall clearly identify the following criteria:

A landscape and irrigation plan with new landscaped areas of 500 square feet or more, or 2,500 square feet of rehabilitated landscape area shall be prepared and/or certified by a licensed landscape architect or contractor, certified irrigation designer, or other licensed or certified professional in a related field.

Minimum acceptable plant sizes shall be as follows:

Landscape and irrigation plans shall be approved prior to the issuance of permits for such work or prior to the issuance of any permits (i.e., building permits) for any associated work approved by an action of the Community and Economic Development Director.

All landscaping shall be permanently maintained in a clean, healthy, and attractive condition. This includes pruning, weeding, removal of litter, fertilizing, replacement of plants when necessary, and the appropriate watering of all landscaping.

Curbs Required. All landscape planters shall be separated from all parking and loading spaces, parking aisles, and driveways with a minimum 6-inch-high concrete curb unless a reduced curb is required as part of the Water Quality Management Plan (WQMP). In addition, for any such landscape area adjacent to a public sidewalk, in which the grade of the planter is higher than the sidewalk and which is planted with ground cover other than a hydroseeded or sodded lawn, a minimum 6-inch-high concrete curb shall be provided alongside the public sidewalk to preclude soil erosion across such sidewalk.

All required landscaping shall be provided with a permanent underground irrigation system. The irrigation system shall consist of piped water lines terminating in an appropriate number of sprinklers or other outlets to insure complete coverage of water for plants within the landscaped areas.

Sprinkler heads and risers shall be protected from car bumpers. "Pop-up" heads shall be used near curbs and sidewalks. The landscape irrigation system shall be designed to prevent run-off and overspray.

Any permanent, underground irrigation system, whether required or not, shall comply with the following criteria:

In addition to the requirements of subsection B of this section, any required permanent underground irrigation system for a development with 500 square feet or more in landscape area shall comply with the following criteria:

All streets, alleys, and other public rights-of-way shown on plans approved by the City Council and which abut the subject property shall be dedicated to the planned right-of-way line or a deed of dedication deposited in escrow with an escrow agent acceptable to the City Attorney, the delivery of which is conditioned upon the required permit being granted.

All improvements of streets, alleys, and other public rights-of-way which abut the subject property and are required in order to conform to improvement standards approved by the City Council shall be installed, or a performance bond, in a reasonable amount to be determined by the City Engineer, with sureties to be approved by the City Attorney, shall be filed with the City Clerk, or cash in a like amount shall be deposited with the Finance Director to be placed in a trust fund.

Vision clearance areas shall be provided as follows:

Within a required vision clearance area there shall be no fence, tree, shrub, or other obstruction to sight between two (2) feet and seven (7) feet above the established street grade. Where the vision clearance area for an existing driveway falls on adjacent property, no additional obstruction in the two-foot to seven-foot height range shall be placed in the vision clearance area. Where existing obstructions exist on adjacent property in the two-foot to seven-foot height range, any new driveway constructed on the subject property shall be located so as to not have any such obstructions in its vision clearance areas.

In case of any conflict between the requirements of this section and any safety requirements pursuant to the Fire Code, the Fire Code requirements shall prevail.

Every garage, carport, parking area, loading area, drive-in or drive-through service area, or other off-street vehicular waiting or maneuvering area shall be connected to one or more public streets or alleys by one or more driveways meeting the standards set forth in this section.

Driveway Length. Within the mixed-use zones, the minimum length of a driveway extending from a street to a parking area shall be 25 feet. A parking aisle providing access into a parking space shall not overlap the minimum required driveway length. In addition, the City Engineer may require a greater driveway length for larger parking lots, based on the amount of vehicular traffic generated with the existing and/or proposed land use, and the volume and speed of traffic on the adjacent street.

Driveway Height Clearance. Within the required driveway width, there shall be no obstruction from the driveway surface to a height of 8 feet. In addition, any portion of a driveway not covered by a building or porte cochere shall be unobstructed to a height of 14 feet.

Driveway Curvature. The minimum turning radius for any curve in a driveway shall be 25 feet measured to the outside edge of the driveway. The minimum turning radius for parking aisles shall be 25 feet.

Corner Lots. Corner lots shall include two (2) driveways on each street frontage (primary street and secondary/side street).

In connection with the use of each lot, sufficient off-street parking space shall be provided to meet the demand created by all activities on the lot. The minimum requirements for each use shall be as shown in Table 19.736.040, entitled Parking Spaces Required. Additional or a reduction in requirements may be imposed, based upon substantiated estimates, as a condition of approval of a development under site plan review, conditional use permit, or other development approval procedure provided for in this Title. For uses or property for which no parking requirement is set forth in Table 19.736.040, nor previously determined under the interpretation procedure (Section 19.128.010), nor established under a development approval procedure, a parking requirement shall be determined for that type of use pursuant to the interpretation procedure set forth in Section 19.128.010.

The floor area of any space used for parking, loading, or vehicular circulation shall not be included in the gross floor area use to calculate a parking requirement.

Where there is more than one (1) activity or use on a lot, the total parking space requirement shall be the sum of requirements for the separate components unless a conditional use permit is granted by the City for shared parking. An application for shared parking facilities may be considered for uses with significantly different peak hours of operation which must meet the following requirements:

Where an off-street parking district has been established, the parking space requirement for each property within the district shall be reduced by the share of the total spaces provided by the district which is proportional to the share of the district assessment borne by the same property.

Any fractional space requirement resulting from the calculation of required parking spaces shall be disregarded if less than 0.50 space and shall be counted as one required space if 0.50 or greater.

Required residential parking shall be located on the same lot as the activities or uses served, except as follows:

Where required parking is not on the same lot as the activity or use served, a covenant running with the land shall be recorded by the owner of the parking lot guaranteeing to the City that the required parking will be maintained for the use or activity served.

Except as further provided in this section, the layout of parking areas shall meet the standards shown in Table 19.736.060, entitled Parking Layout Standards.

There shall be a clear vehicular entry to every required parking space at least equal in width to the required width of the space.

Each parking space and aisle shall have a clear height of at least six and one-half feet. For all nonresidential parking areas, at least 20 percent of the spaces provided, together with their associated parking aisles, shall have a clear height of at least seven feet.

Required parking spaces shall meet the requirements for standard car parking as shown in Table 19.736.060 entitled Parking Layout Standards; except, for any parking area of ten or more spaces, not more than 30 percent of the required spaces may be for compact car parking. With justification for certain uses, a conditional use permit may be considered to permit the percentage of compact spaces to exceed 30 percent.

Any parking area shall provide internal circulation for access to all spaces without causing vehicles to back into or reenter a street.

Waiting (queuing) spaces shall not overlap parking aisles or driveways.

Except as otherwise specified in this Title, parking may be provided in parking lots, carports, garages, or other parking structures.

Drainage. All areas for the movement, parking, loading, repair, or storage of vehicles shall be graded and drained to dispose of surface water. In all cases except single-family residential uses, drainage shall be arranged to prevent surface flow across walkways and driveways.

Wheelstops. In all angle parking stalls (including ninety-degree parking) facing the perimeter of a parking area, individual concrete wheelstops or a six-inch high poured-in-place concrete curb shall be provided, located two feet inside the front boundary of the stalls.

Residential Garage. If garage parking is provided, the following standards shall apply:

Tandem Parking. Tandem parking may be permitted to satisfy the off-street parking requirement for a residential unit in accordance with the following:

Guest Parking. Parking for visitors and/or employees shall be accommodated onsite in garages, parking areas, or along internal streets to minimize spillover to adjacent residential neighborhoods.

Bicycle Parking. Bicycle spaces shall be distributed throughout the site. Bicycles may be parked anywhere on a lot, in compliance with pedestrian and vehicular access standards.

Developments near Public Transit. A major transit stop includes a rail transit station or the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods.

Shared Parking for Underutilized Parking Spaces. Shared parking may be permitted for developments where at least 20% of parking spaces are vacant during the proposed shared parking hours. A signed agreement between entities proposing shared parking and an explanation demonstrating how the shared parking improves efficiency or reduces parking demand shall be provided.

Marking of Parking Spaces. All parking areas serving nonresidential uses shall be marked as follows:

Lighting. Security lighting for non-residential uses shall be provided in all parking areas accessible to public entry after dark, subject to the following criteria:

For any portion of a parking structure within 50-feet of a residential zone, openings, other than for pedestrian or vehicular access shall be visually screened on any wall which faces the residential zone. Furthermore, any ramp and the top level parking surface shall have a minimum of 5-foot high perimeter solid wall as measured from the floor of the parking surface.

For the purpose of screen parking vehicles from public view on all other levels, there shall be a minimum of 48-inch high perimeter architectural screen or wall as measured from the finished floor, for all parking areas within the structure.

The use of materials and the architectural design for the parking structure shall be compatible with the other structures on the property.

Suitable trees of a size and height relative to the scale and height of the structure shall be planted near and around the parking structure.

The exterior elevations of parking structures shall be designed to minimize the use of blank concrete facades. This can be accomplished through the use of textured concrete, planters or trellises, or other architectural treatments.

This section is intended to meet the requirements of the California Government Code Section 65089(b)(3) which requires development of a trip reduction and travel demand element to the CMP, and California Government Code Section 65089.3(a)(2) which requires adoption and implementation of Trip Reduction and Travel Demand Ordinance.

New commercial, office, industrial, and mixed use developments employing 100 persons or more may adversely impact existing transportation and parking facilities, resulting in increased motor vehicle emissions, deteriorating levels of service, and possibly significant additional capital expenditures to augment and improve the existing transportation system. In order to more efficiently utilize the existing and planned transportation system and to reduce vehicle emissions, it is the policy of the City to:

For applicable new mixed-use development projects estimated to employ 100 persons or more, shall meet the standards and requirements set forth in Chapter 19.540.

In connection with the new construction or relocation of a main building, or a change of use to a nonresidential use, all utility lines within the site boundaries shall be placed underground. Necessary surface-mounted utility equipment is permitted, provided it is screened from public view in the same manner as required for mechanical equipment as provided in Section 19.740.020.

The provisions of this section may be waived pursuant to the procedure provided under Section 19.128.060.

All exterior equipment, whether freestanding or attached to a building, including pipes, conduit, and duct work shall be effectively screened from public view or architecturally integrated into a building structure, with the following exceptions:

All utility equipment shall be located out of the pedestrian path of travel. All utility equipment shall be purposefully and aesthetically placed adjacent to alleyways, within parking areas, rear or side yards, or within building "notch outs" and screened from public view.

If the mechanical equipment cannot be placed in the back, it shall be either placed on the ground and screened with landscape or placed on the roof and screened with architectural materials such as roof or parapet consistent with the overall architectural style.

All electrical utility equipment, electrical meters, and junction boxes shall be placed within a utility room. If a utility room is not feasible, then all utility equipment shall be purposefully designed as an integral part of the building development, placed adjacent to alleyways, within parking areas, or within rear or side yards, and screened from public view.

Trees and shrubs shall be placed a minimum of 5 feet away from water meter, gas meter, or sewer laterals; a minimum of 10 feet away from utility poles; and a minimum of 3 feet away from fire hydrants and fire department sprinkler and standpipe connections, unless another dimension is approved by the local Authority Having Jurisdictions (AHJ).

Treatment of Above-Grade Transformers; Meters; Gas Manifolds, etc. It is the intent to encourage the placement of such equipment in underground vaults. If placed above grade for a multi-family dwelling, such equipment shall be located in a side yard out of direct view from the street. If placed above grade for other than a multi-family dwelling, such equipment shall be located and screened from public view by an architectural screen and landscaping.

Maintenance. All screening devices shall be permanently maintained as a condition of the use.

Communication antennae (including guy wires, supports, and antennae elements) shall be permitted anywhere on a lot except in front or side yard setback areas abutting a street and in required rear and side yard setback areas.

Communication antennae shall not be supported by wooden towers.

Air Conditioning Equipment. Exterior air conditioning equipment, other than self-contained window-mounted units, shall have a sound rating number (SRN) no greater than 60 decibels, in accordance with ARI (Air Conditioning and Refrigeration Institute) Standard 270, or the equivalent.

Public Address Systems. In all commercial and industrial zones, any public address systems, loudspeakers, and other sound-producing equipment shall be designed, installed, and operated in a manner which is not disturbing to the surrounding area.

Lighting on any premises shall be directed, controlled, screened, or shaded in such a manner as not to shine directly on surrounding premises. Where adjacent owners enter into a written agreement, which shall be recorded, for the joint illumination of their premises, their combined properties shall be considered as a single premises for purposes of this regulation.

Lighting on any premises also shall be controlled so as to prevent glare on driveways, walkways, and public thoroughfares.

Building lighting within the mixed-use zones, for the purpose of enhancing or accentuating the architectural elements of a building and which may include the use of exposed neon and unshaded bulbs, may be authorized with a site plan review per Section 19.128.040. The review shall determine the appropriateness of the lighting to the building design. In addition to the other requirements of this section, there shall be no blinking, twinkling, scintillation, cyclic variation, motion, or the appearance of motion in the illumination.

Lighting shall be placed so as to minimize its impact on adjacent buildings and properties, especially residential uses. Any lighting source, including illuminated signs, shall be positioned so that light does not shine directly into residential windows.

Limitations on Use. The non-residential component of a live/work development shall be a use allowed within any applicable zone by Section 19.712.010, subject to the following additional limitations:

Incidental Use Only. With the exception of permitted use outdoor dining areas as provided for in subsection F, below, outdoor dining areas must be incidental and accessory to the permitted eating establishment/restaurant.

Design. Outdoor dining areas shall be open on at least three (3) sides and open to the sky, with the exception that non-fixed umbrellas and awnings and canopies that accent the building are permitted. Side panels or any other accessories that enclose the outdoor dining area are prohibited.

Maximum Allowable Square Footage. Outdoor dining shall not exceed 1,000 square feet for any individual establishment.

Delineation of Area. Any outdoor dining area serving a single business shall maintain a clearly marked perimeter and shall be separated from vehicular pathways and public sidewalks with low walls and/or landscape hedges a minimum of 2.5 feet in depth or 3.5 feet in height. Establishments that include the service or sale of alcoholic beverages are subject to additional requirements provided in Section 19.552.030.