The following uses are permitted in a U-3-B District:

   (a)   Main Uses.

      (1)   Uses permitted in the U-3-A District; and

      (2)   Apartment houses, as regulated in this chapter;

   (b)   Accessory Buildings and Uses. The same accessory buildings and uses permitted in a U-3-A District; lounges, snack bars and coffee shops; automobile storage facilities; enclosed garages; pressing, cleaning, shoe repair and laundry agencies; stenographic and telephone answering services; swimming pools; health clubs; open parking areas at grade; restaurants or public dining rooms and roof terraces, including facilities for dancing and serving of beverages; and other buildings and uses customarily incidental to the principal use, provided they are located on the same lot or parcel of land with the main building or use to which they are accessory;

   (c)   Building Service Facilities. Deliveries and refuse removal within enclosed service areas and separated from pedestrian circulation and garage areas.

(Ord. 1985-29. Passed 10-14-85.)

   A site plan shall be prepared for all types of proposals for developments in a U-3-B District and submitted to the City Planning Commission. Preliminary and final development plans shall be submitted. The plans shall include:

   (a)   A survey of property and topography, showing land owned and proposed for development;

   (b)   The location, size, height and use of all main and accessory buildings and the general design and color of such buildings;

   (c)   A proposed system of circulation of vehicular traffic, including delivery trucks, details for connections to present streets, the type of pavement and estimates of traffic volumes;

   (d)   Plans for all utility installations and connections;

   (e)   The layout and estimated number of spaces, the design of features and the type of pavement of parking areas; and

   (f)   Other site development, including grading and drainage, and the design of landscaped yards, planting areas and strips adjoining residential areas.

(Ord. 1985-29. Passed 10-14-85.)

   If the City Planning Commission finds that the plans required by Section 1167.02 are in accordance with this Zoning Code and with other codes of the City, the final development plan shall be reviewed by the City Planning Commission and recommendations shall then be submitted to Council for approval. The plan may be modified by the same procedure. No building permit shall be issued by the Director of Buildings until such development plan has been approved as provided in this section.

(Ord. 1985-29. Passed 10-14-85; Ord. 1990-18. Passed 4-23-90.)

   (a)   The developer of any parcel of land in a U-3-B District, for which a preliminary plan of a development area has been approved by the City Planning Commission, may submit a final development plan for all or any part of the area. The area may be developed, if approved, in progressive periods. Such plans shall be filed with the Director of Buildings and, upon payment of the appropriate fees, shall be submitted by him or her to the Commission.

   (b)   The final development plan shall contain and be accompanied by the following:

      (1)   A proposed public and private street system, including detailed plans and specifications for all streets, sidewalks, storm and sanitary sewers, water mains, street illumination, shade trees and other important engineering considerations which shall meet City standards;

      (2)   A plat for all of the development showing street rights of way and easements and showing private and common land division which shall be in a form for recording;

      (3)   A final site plan containing the accurate location of each existing structure to be retained, if any, and detailed plans and specifications for each proposed structure, including driveways, parking and loading areas, illumination facilities, pedestrian walks, open areas, landscaping, facilities for waste disposal and finished grades, which shall comply with the standards set forth in the ordinances of the City;

      (4)   A detailed landscape plan for the entire area;

      (5)   An estimated project cost, including estimates for streets, utilities and landscaping; and

      (6)   A construction schedule and disposition program;

   (c)   When the final development plan provides for a partial development of the area for which a preliminary development plan has been approved, a final development plan of the remainder of the area shall be submitted to permit evaluation of the entire parcel.

(Ord. 1985-29. Passed 10-14-85; Ord. 1990-18. Passed 4-23-90.)

   If the City Planning Commission finds that a proposed final development plan of an area in a U-3-B District is in accordance with and represents a comprehensive detailing and full development of the preliminary plan previously approved by Council, that it is in accordance with the design criteria and provisions of the ordinances of the City which apply particularly to a final plan, and that it complies with all of the conditions which may have been imposed in the approval of the preliminary plan, the Commission shall approve such final development plan and certify its approval to the Clerk of Council, for Council's approval.

(Ord. 1985-29. Passed 10-14-85.)

   No building permit for the improvement of a parcel or a portion thereof, or for the erection of any building, shall be issued for any building or other structure in a U-3-B District unless and until a final development plan has been approved in accordance with this chapter. If and when any proposed final development plan has been so approved, the Director of Buildings shall then issue the necessary building and other permits upon payment of the required fees.

(Ord. 1985-29. Passed 10-14-85; Ord. 1990-18. Passed 4-23-90.)

   At any time after the approval of a preliminary development plan or a final development plan, the owner may request a change. If the change deals with the preliminary development plan, the request for it shall be filed with the City Planning Commission and acted upon by it. If the change deals with a final development plan, it shall be filed with the Commission and a copy shall be filed with the Clerk of Council. The proposed change shall then be subject to the same procedure and conditions of approval as the original application.

(Ord. 1985-29. Passed 10-14-85.)

   (a)   Definitions. As used in this section:

      (1)   "Building coverage" means the maximum ratio of the ground floor area of the dwelling or apartment building to the lot area.

      (2)   "Development area" means the minimum area to be constructed by a single owner or group of owners, of a parcel or assembled parcels, acting jointly, involving a related group of multifamily dwellings, planned and developed as an entity, in order to qualify under the planning development provisions.

      (3)   "Dwelling unit" means a space used by one family within a dwelling comprising a living room,a dining room, a sleeping room or rooms and storage closets, as well as space and equipment for bathing and toilet facilities.

      (4)   "Gross floor area of a dwelling unit" means the minimum gross area of all floors of a dwelling unit, the whole area of garages and one-half the area of balconies. Porches and other open areas within parts of the building may be excluded from the computation of the gross floor area.

      (5)   "Land area per dwelling unit" means the minimum area of land required within a development area for each dwelling unit in order to qualify for the planning development provisions.

      (6)   "Maximum height" means the maximum height that any main building may be constructed above the designed finished grade.

      (7)   "Minimum height" means the minimum height that any main building must have in this District.

      (8)   "Minimum lot width" means the width of the lot measured at the building set-back line.

      (9)   "Private land area assigned to a dwelling unit" means the minimum portion of land area to be attached and assigned as private land for each dwelling unit. The remainder of the area shall be designated common land, either dedicated for streets held in common ownership or held by a corporation.

      (10)   "Setback" means the distance that a building is required to be located from the property line.

   (b)   Schedule. In a U-3-B District, land and buildings shall be used, and buildings shall be designed, erected, altered, moved or maintained, in accordance with the area and height regulations set forth in the following schedule:

      (1)   Development area   20 acres, minimum

      (2)   Density or land per dwelling unit   800 square feet, minimum

      (3)   Gross floor area of dwelling unit

         Minimum apartment unit size

         1 bedroom unit   700 square feet, minimum

         2 bedroom unit   825 square feet, minimum

         3 bedroom unit   1,050 square feet, minimum

         Efficiency units limited to five percent of the total number of units   500 square feet, minimum

      (4)   Building coverage (maximum percent of land)   20 percent, maximum

         Accessory buildings such as swimming pools, recreation buildings and garages are not included in the twenty percent

      (5)   Height of main buildings   80 feet, minimum;

         Exclusive of towers, cornices elevator shafts, recirculation systems, heating systems and parapet walls, as measured from the established grade of the street.    120 feet, maximum

      (6)   Lot width   200 feet, minimum

      (7)   Setback   170 feet from the centerline of a street, minimum

         No building or accessory use shall be situated within fifty feet of any adjacent residential district or within thirty-five feet of any other adjacent district.

(Ord. 1985-29. Passed 10-14-85.)

   The following criteria shall guide the site planning of a development area in a U-3-B District:

   (a)   Densities and Dwelling Types. A development area in a U-3-B District may be of apartment house or multifamily buildings. The units need not be distributed at a uniform density throughout the District. However, those parts of the area occupied shall not exceed the density set forth for specific types of dwellings. The area occupied by a building shall not exceed fifty-four dwelling units per acre, as set forth in Section 1167.08(b)(2).

   (b)   Site Data. If there is more than one building in a development area, the distance between the walls of any two buildings shall be not less than the height of the highest building. Where main walls of buildings face each other across an open court, the distance between such walls shall be not less than one and one-half times the height of the highest building.

   (c)   Circulation System. Each building shall be served by a local drive connecting onto a main street at a location where the traffic can be effectively controlled. Access for occupants and visitors shall be provided near the entrance and near the elevator hall of the building. Services to the building shall be provided by separate drives to service areas which shall be separate from pedestrian and vehicular circulation routes. Outside parking facilities shall be provided with walkways and islands for trees and other landscape planning. Such facilities shall not be closer than twenty feet from the main residence building, except as stated above.

   (d)   Service and Shops. If services and shops are developed as an additional use, such facilities shall be designed and constructed integrally with and managed as part of a building.

         Delivery facilities to such services and shops shall be separated and concealed from normal pedestrian circulation routes of the building.

         The architectural design shall be of a scale and character to conform with multifamily buildings or apartment houses. The facilities shall not be conspicuous from any public street.

   (e)   Latitudes. The latitudes in the development or redevelopment shall be consistent with, and in a manner that will enhance, the general amenities and unity of the neighborhood.

(Ord. 1985-29. Passed 10-14-85.)

   In a U-3-B District, every building erected shall have access to a public street.

(Ord. 1985-29. Passed 10-14-85.)

   In a U-3-B District, all new buildings or additions, other than those permitted for Class U-1 and U-2 residence purposes, hereafter erected or permitted to be erected under this Zoning Code, shall have outer walls constructed of noncombustible material.

   The outer faces of outer walls of buildings in this District shall be constructed with a minimum four-inch face brick, stone, cast stone, precast concrete panel or architectural cast-in-place concrete of finish, glass, metal or other architectural panel approved by the Architectural Board of Review. Exposed masonry block and through-wall block construction is prohibited.

   The use of solid concrete veneer unit (split face brick) for alterations of existing buildings with suitable masonry walls may be permitted upon the approval of the Architectural Board of Review.

   No brick, cast stone or concrete veneer unit (split face brick) shall be larger than four inches in height.

(Ord. 1992-40. Passed 1-25-93.)

   In rear and side yards of a U-3-B District adjoining any district other than another apartment district, the City Planning Commission shall require the installation of a six-foot high vision-impairing masonry wall of face brick or split face brick in order to create a buffer area where such other district adjoins or abuts a rear or side yard of this District.

(Ord. 1985-29. Passed 10-14-85.)