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The planting or fence design must be approved by the City and shall be in harmony with a residential neighborhood and provide sufficient screening of the shopping center operations. The landscape screening or fence shall be no less than six feet (6') at the time of installation. Where a berm, wall, fence or combination thereof is required for screening purposes for a commercial use adjacent to a residential use, such berm, wall, fence or combination thereof shall be setback from the residential district boundary at least three times its height, and landscaped to screen 50% of the surface of the berm, wall or fence at maturity of the plant materials year round. 3. Special Requirements When Rear Yard Includes Loading Area: Where a rear yard of a shopping center district includes the loading and servicing area of a shopping center building and where such a rear yard is adjacent or across the street from a residential district, the building setback shall be one hundred twenty feet (120'), and the buffer strip shall be sixty feet (60'). (Ord. 275, 5-12-59; amd.1995 Code). B. Floor Area Ratio: Ratio between floor area of building and lot area shall not be greater than 0.5. C. Lot Coverage: Not more than twenty five percent (25%) of the lot area shall be occupied by buildings. D. Building Height: Building height shall be limited to three (3) stories where a basement is included as one of the three (3) stories. Where a basement is not included, the building height shall be limited to two (2) stories. In no event shall a building exceed thirty five feet (35') in height above grade level. E. Traffic: The site plan shall provide vehicular circulation routes away from residential areas and avoid commercial vehicle ingress and egress from local residential streets to commercial property sites. In the site plan review and approval process, every reasonable effort must be made to design the site circulation so that service vehicles over one ton capacity do not use routes which bring vehicles between a building and a residential district boundary. The site plan shall also provide pedestrian access routes using walks or paths, including where practical, connections to adjacent residential areas. Service vehicles over one ton capacity which enter or exit the site between the hours of 10:00 p.m. and 7:00 a.m. shall use a designated route approved by the City. The designated route shall keep vehicles at least 300' away from any residential district boundary or be completely 3