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HomeMy WebLinkAboutCity/County Planning Board Minutes 02.14.2002DRAFT MINUTES CITY-COUNTY PLANNING BOARD FEBRUARY 14, 2002, 6:00 PM COUNCIL CHAMBERS MEMBERS PRESENT: OTHERS PRESENT: Gerald Shay, Chairman Kate Stevenson, City Rep. Kurt Baltrusch, County Rep. Clarence Foos, County Rep. Lamel Haggart, City Rep. Steve O'Neil, City Rep. Cal Cumin, City Planner Cheryll Lund, Secretary Don Meyers, MDU The minutes of the January 3, 2002 meeting were approved as written. HOME OCCUPATION REQUEST - 202 W. MARYLAND - lVIDU OFFICE - DON MEYERS The City Planner, Public Works, and the Fire Department previously reviewed this application and the City Planner denied it. Since a Department Head denied the request, it now comes before the Planning Board. (If the Planning Board denies a Home Occupation Request, it goes to City Council for final resolution.) Don Meyers, district representative for MDU, spoke regarding moving the MDU office from ks downtown location to his house at 202 W. Maryland. He says he plans to put just his computer and a fax machine into his garage. He will not be working at his garage ail day, it will not be a high traffic area, and there will be no other employees coming to the site. Laurel Haggart questions whether this has to do with the running of MDU? Don states yes, and that he is the district representative for MDU. Right now he has his computer hooked up in his house and at this time he wants to move it into his garage. His present computer is hooked into his own home phone line. He also has a computer that he keeps in Iris truck. The phone line in the garage will be a different line and it will be a business phone for MDU. Question on what will happen to the existing MDU office? At this time the MDU office is located in the Marshall Apartments Building on Montana Avenue and E. Main Street. If the home occupation is approved this office will be vacated. Question on number of employees presently working out of the existing MDU office in Laurel? There are 3 employees that work for MDU that are located in Laurel. One is another serviceman and the other is a meter reader. At this time the employee from Park City is getting his orders through his fax: machine at his home in Park City. Where will parts and equipment be stored? The parts are on the track. He says equipment located in Iris garage is his equipment. Question on whether or not other tracks mhd equipment will be parked at the residence? He says only kis service truck will be parked at the location. He does have an MDU dump truck on the premises right now. He says he purchased it from MDU. The other serviceman will get orders from his home and the meter reader would come to Iris garage to get her meter reading equipment. Kate Stevenson questions whether or not there would be as much traffic at his home as there is now at the existing MDU? Don states that he gets his jobs dispatched to his home before he goes to work in the morning. Gerald Shay asks if the MDU tracks presently parked on Montana Avenue would no longer be parked there? Don states that the MDU office on Montana and E. Main would be vacated if this home occupation is approved. Question whether or not customers would be coming to his home office? No customers would be coming to the residence; it will only be a computer and fax machine in his garage. They will not advertise the proposed new MDU Laurel office. All customers would go through the MDU dispatchers and work would be dispatched through the fax machine in his garage. Question on why an MDU office needs to be in Laurel? Don states that he only needs a fax machine and computer. Laurel Haggart questions what MDU head office thinks about this, and whether or not they requested it or was it Don's idea? Don states most small towns have their servicemen dispatched our of their homes at this time. Steve O'Neil asks whether or not, on occasion, the meter reader and other serviceman would all be at his residence at the same time? Don states that would happen on occasion. There will be no signs stating it is an MDU office. Kurt Baltrusch states that there are normally materials that will have to be used and stored. Where wiil those be kept? Right now those are being stored elsewhere. Parts are kept on the service tracks. Laurel Haggart asked if a precedent would be set with the approval of this home occupation because it is a large company? Cal states that at one time it there was a provision in the ordinance that if it's a type of business that should be in the downtown area then it shouldn't be allowed a home occupation in residential neighborhoods. Cai states that he has already denied this home occupation once. MDU is one of the largest corporations in Montana and having their corporate office in a heighborhood in Laurel, Montana is not good corporate policy. It's not good for Laurei and it's not good precedent. He knows Don is saying that the office will not have a lot of the equipment and employees, but it still should not be in a residential neighborhood. Even if the whole office was gone, except for Don, he still does not feel that an MDU office should be located in a residential neighborhood. Cai feels that the MDU Corporation is not downsizing, it is getting larger and he does not agree with this home occupation. Cal states that Mr. Meyers will not lose his job if this is not approved. The regional office in Billings told Mr. Meyers that in order to put the office in his residence he needed full city approval. Clarence Foos feels that a public utility company should be located in the downtown business area. Laurel Haggart states that it is hard to think ora large corporation being located in a residential area. Kurt Baltmsch states that MDU has, in the past, removed some of their small town offices and went to dispatching ail the work from the larger cities and making their employees work out of their homes. He doesn't agree with it, but that's the way it is. Gerald states that if you have a problem in your home with your gas service you could have a long walt when the serviceman has to come from Billings. Cai states that the issue is not that the office will move to Billings or Don will lose his job. The issue is whether or not this multi-state utility company office should be placed in a Laurel residential neighborhood. Steve O'Neil stated that he is Iooking through the Home Occupation Code and can see that a public utility office is not a customary home occupation. 3 Laurel Haggart states that Don is being honest in coming to the board with this request. Don states that he has lived in Laurel for many years and has seen many home occupations approved that have more affect on a residential area than his proposed office would. Don states that right at this time he is not operating out of his garage. Steve O'Neii states that our concern is that this is not a customary home occupation, but Don makes a good point that we have day cares and hairdressing facilities that have more traffic than this would cause. He goes on to say, however, that this is a corporation that could grow and the board could very well set precedence if we allow this. Cal states that the main concern of this application is that right now the existing MDU office generates a lot of traffic and use by their employees. Don is stating that once this home occupation is approved there would not be any traffic. Cai doesn't know if this is correct. Don states that he comes and goes from the existing MDU office a few times each day. Kate Stevenson stated that she cannot vote on this issue because it affects her financially. She rents office space to MDU and she understands that her building is not in the best shape, however her main concern is that the downtown business people are trying to revitalize Laurel and MDU is a major corporation trying to move up into the residential area when it needs to be downtown. She would hate to see a negative message sent to other businesses in Laurel by allowing MDU to have a home occupation in a residential area. Cai states that the issues we have had in the past regarding day care is something we can't do much about since the state licenses day care. There are people that come into the city, with a one-person business that want to work out of their homes, because they can't make a living while renting space downtown. Those are the kind of people we need to be concerned with trying to help. MDU is one of the biggest corporations in Montana. This is not a hardship case and we should not be even having to review this. Clarence Foos asked whether or not Don would be getting paid rent money for renting his garage space to MDU? Don states yes he will be making money for renting his garage to MDU. Don states he has looked around Laurel and tried to find rental space in the downtown area, but there is nothing available. The building MDU is in right now has water problems and is not the best situation. Motion by Kurt Baltrusch, second by Clarence Foos, to deny the home occupation for an MI)U office at 202 W. Maryland. Motion carried 3-1 with Kate Stevenson abstaining. Don was told that his next step would be to go before the City Council. He told the board that he would not take it to the council; he will just drop it. 4 DISCUSSION - DRAFT OF ENTRYWAY ZONING DISTRICT Tiffs is an overlay ordinance that will fit over the top of the existing ordinances. It is designed for the entryways at the south, east mhd west of Laurel. Eventually it would be nice to extend it to the north entryway and that will depend on how that area develops. Cal reads through the Draft and there is discussion by the board. This will be reviewed more in depth at next month's meeting. Cal would like the board to review it and come up with any suggestions or questions they may have. Steve O'Neil suggests that we make the north entrance a part of'the entryway zoning. Cal agreed that we could make it part of the entryway zoning. Next months meeting: Temporary use pm-mits on Fireworks Stands (2) and the Entryway Zoning draft. The meeting was adjourned at 7:00 pm. Respectfully submitted, Cheryll Lurid, Secretary CITY OF LAUREL HOME OCCUPATION REQUEST FORM Date Name .~'~-'~d ~ ~ Address Description of desired home occupation Answer the following questions with a yes or no; (explain all yes answers): 1. Will any person another than a member of the immediate fa, mily occupying the dwelling be employed? (Except for domestic help) ~/~,~--'" 2. Will any stock or trade be displayed or sold upon premises? 3. Will the character of the principal building be altered from that of a dwelling? 4. Will any illuminated signs be used? (City Ordinance dictates that n0 sign other than one giving the name and occupation and not more than one square foot in area be displayed) /'1] b 5. Will more than 25% of the area of one story of the building be devoted to the planned home occupation? 6. Will any equipment be used in the home occupation, which creates noise, vibration, glare, fumes, odors, or electrical interference? 7. Will any equipment or process be used which creates visual or audible interference in any radio or te evision receivers off the premises? 8. Completely fill out the attached form listing the names, addresses, and telephone numbers of al.~l residents living on property within one hundred (100) feet of your property line. This includes property across the street or alley from your property. Include on the list all of the information requested including property resident's signature indicating the resident understands this request and an indication of support or opposition to this home occupation. If this information is inaccurate or incomplete, it is grounds for denial of this request. 9. A fee of $150.00 (one hundred-fifty dollars), to cover the cost of administration, must accompany this application before it will be accepted for processing. I, the undersigned property owner of the requested home occupation, have read and understand that this application is deemed to be site and owner specific, thus the use of a por[ion of a dwelling for a home occupation will not permit the subsequent owner an automatic home occupation designation. I also understand that if the applicatio~-~gran~ied t~,~,fee of $150.00 is non-refundable. ~a~ ~ Date Name (print) Address Phone Signature Support/oppose OFFICE USE ONLY Date application received with fee [ - ~_ ~ -C5 ~ Public Works Department ~en/ed Date Comments _~-_~7 .~ Fire Inspector ~nied Date ''- ~ Date Planning Dept. approved/e~edj t Comments City-County Planning Board approve~ Date Comments City Council approved/denied Date Comlllerlts HOME OCCUPATION PROCEDURE: Complete the Home Occupation Request Form and submit it with the $150 fee to the Secretary of the Public Works Department at least seven (7) working days prior to a regularly scheduled City-County Planning Board (usually held on the 1st Thursday of each month). The application is reviewed by 1) Public Works Director 2) Fire Inspector 3) Planning Director w/thin 7 working days. If the home occupation application is approved by the above 3 departments applicant may then purchase a business license. If the home occupation is not approved by above 3 dePartments, the applicant and application have to go before the Planning Board. If the Planning Board denies the application, the applicant may then go to the City Council. If the Plamfing Board approves the application, the applicant may purchase a business license, unless the Planning Boards approval is appealed to the City Council by one of the reviewing City Department heads. CITY HALL llSW. 1ST ST. PUB WORKS: 628-4796 WATER ©FC; 628-7431 COURT: 628-1964 FAX: 628-2241 City Of Laurel P.O. Box 10 Laurel, Montana 59044 January 25, 2002 DEPARTMENT Don Meyers 202 W. Maryland Laurel, Mt. 59044 Dear Mr. Meyers: The home occupation you applied for at your address to mn the MDU office has been denied by the City Planner. The home occupation has to be approved by the Public Works Director, Fire Inspector and the City Planner. Your next step is to be put onto the Planning Board agenda for consideration by them. I have enclosed the "Home Occupation Procedure" for your information. I will put you on the agenda for the February 7, 2002 Planning Board meeting. It is held at 7:00 pm in the City Council chambers. You do need to attend the meeting so the board can ask the necessary questions. Please call me with any questions. I can be reached at 628-4796 Ex. 0. Sincerely, Cheryll Lurid, Secretary Public Works City Of Laurel is an EEO Employer Equal Housing Opportunity. D-R-A-F-T ENTRYWAY ZONING (OVERLAY) DISTRICT (Add to City. Zoning Ordinance) Chapter 17.26. Entryway Zoning District Section 17.26.010. Intent. Section 17.26.030. Location of District. Section 17.26.040. Application and Approval Process. Section 17.26.050. Definitions. Section 17.26.052. Development Standards. Section 17.26.054. Landscaping Standards. PB 14Feb02 Section 17.26.010. Intent. The natural landscape in the Yellowstone Valley is a major influence on the form and character of Laurel. Residents appreciate being able to see the Beartooth Range, the river's corridor ofttees, and the large expanse ofsk% The intent of the Entryway Zoning Distr/ct (EZD) is to promote am-active, h/gh quality development and to provide an appealing image of the City of Laurel to the traveling public and the people of the community, and region. Further, it is the intent of this district to maintain a sensitivity toward existing development while preserving scenic vistas and the pastoral ambience and protecting environmentally sensitive areas. Creativity in meeting these requirements is encouraged with the overall intent of all development representing the image and economy of the Laurel area--and not just a reflection of the same commercial buildings, signage, and parking lots that are seen alongside the interstate across the nation. Projects in the vicinity, of large natural areas/corridors shall be designed to compliment the visual context of the natural area. Techniques include architectural design, site design, use of native landscaping, and choices of colors and building materials shall be utilized in such manner that scenic views across or through the site .are pro,crud and man-made fac/lilies are screened from off- site observers and blend with the natural visual character of the area. This overlay district provides requirements that are in addition to the existing, underlying zoning districts in the jurisdictional area of the City. of Laurel and are in addition to the si~mage standards of the City set tbrth in Section __ of City Municipal Code. The intent of this Section is to: A, Promote a unique, attractive physical landscape through topo~aphic variations, water areas, native vegetation, and scenic vistas. B. Create and preserve open space. C. Preserve and enhance amque qualities of the total environment. D. Encourage creativi~., in design. E. Provide for lmnnonious land desi_~m and ~.]uaiit>_, site planning, which xvill produce more desirable and attractive enviromnent. F. Reduce the level of adverse impacts from the transportation system on adjoining lands. 0. Promote development patterns in han,nony w/th the goals and objectives of Laurel's Growth Management Plan. H. Promote compatible land use transitions with a sensitivity toward existing residential uses. use comjg plan to preserve ap space use purchased open space easements (what else may RR and landowners want?.7) der 'd va' under 'd areas incentives?? exempt agriculture from special assessments? Section 17226.030. Location of District. The Entryway Zoning District shall extend .300 feet on either side of Interstate 90 right-of-way as it extends tkrough the Laurel Zoning Jurisdictional Area, an area that extends outside of the City mumcipal limits one mile. The District shall also include that area 300 feet on either side of South First Avenue from the underpass to the south lira/ts of the Laurel Zoning Jurisdictional Area~ Section 17.26.040. Application and Approval Process. A. All plans and applications for development and signs shall be sub~tted to the City- County Planning Board. All a~ptJea*ious involving signs shall be subtracted to the Public Works Deparanent. All applications must be submitted and signed by the property owner, lessee, the contract purchaser, or the authorized agent of the property owner. Approval is required prior to any consWaction activity. B. Each application shall include, but not be limited to the tbllowing intbrmation: a_ The name and address of the property owner; b. The name and address' of the applicant; c. The legal description of the parcel; d. A map drawn to scale showing the dimensions, acreage, location of the parcel, north arrow, streets and adjacent land uses; e. A comptete site plan drawn to a scale of no less than 1" = 40' showing the dimensions and locations of all sm.mmres, streets, pawing, parldng, landscaping, signage, waterways or other significant features of the development: Complete elevation drawings drawn to scale including the dimensions and height of the structure; and Signage Plan s~ecificarions location, and ground liahrin~o pattern (applications ~br sigmas only--see Section 1 ~..:6.0~0). h. Application review fee. Within fifteen (15) working days following the submittal of a complete application, the Planning Director, other City designee, or the Public Works Department (in the case of signs) shall issue approval for development or s/gn ora demal of the application, unless the applicant consents in writing to an ex'tension of the review perio& Should the application be denied, the applicant shall be not/fled in writing specifying the reasons for the denial. Section 1726.1}50. Definitions. Terms not specifically defined in this section shall use the same meanings as they are defined elsewhere in the City Zoning Ordinance or City si~anage regulations. The standard dictionary meaning shall be applied to terms not otherwise defined. Freestanding Sign: Any sigma supported by structures or supports that are placed on, or anchored in, the ~ound and that are independent from any building or other structure, including monument signs. Non-conforming: A sign which was erected legally but which does not comply with subsequently enacted sign restrictions and regulations. 17.26.052. D~vetopmeat Standards. A. Free-standing Signage: I. Review consideration: Signage in the ~7D needs to recognize the relationship between adjacent land uses and the natural features of the location such as existing views or prox/mity m residences. Signs perform a valuable func~on m ~oviding information concern/rig services, products, and businesses. A profusion of signs, however, produces .a cumulative effect that cancels out [ua/v/dual effectiveness and detracts from the appearance of the community as a whole. Signage from individual businesses and free-standing signs shall not be allowed to dominate other businesses. All signage shall be reviewed considering the following considerahons and cr/teria: a. Use of subdued colors rather than glaring. b. Location, size, and height that do not obstruct v/ews of line commumty, the ri~er comd~r, traa/tional open spaces, or the mountains. Sign compariblity in style, size, shape, and graphic design with other signs within 500 t'eet. d~ e. g. Sign is built ofpermanem, durable materials. Size and location avoids or minimizes the sense of clutter with nearby si_mas. The sign Js protbssiona/ly prepared. The location and placement of*~he sign will not endanger motorists or pedestrians and does not interfere wire the clear vision triangle at street, railroad, or street dr/veway intersections. h. The sign w211 not cover or blanket any prominent view of a structure or fagade of historical or architectural significance. i. The sign will not obstruct views of users of adjacent buildings to side yards, yards, or to nearby open space. j. The sign will not negatively impact the visual quality of a public open space such as a recreation facility, square, plaza, court yard and the like. k. The sign cannot be seen from the Yellowstone River or any City, County, or State park or-if it can be seen-it must be located 500 feet from the boundaries of such spaces. 1. The height of sign is compatible with the heights of buildings in the i~runediate area (500-foot radius from sign). Where the view of the sign is obstructed by a building or buildings on the same or adjacent parcels, or where the view to the business or businesses is located on the same or adjacent parcels would be obstructed by the placement of the sign, the height of the sign may not exceed the height of the building on the same or adjacent parcel by more than 12 feM. For safety, reasons, the minimum clearance of a sign shall ne,zer be less than 8 feet. Heights of signs located in undeveloped areas (no buildings within 300 feet) shall not exceed 22 feet above grade. 2. A zordng perrrdt is required 2om the City whenever theze is a ,hmage of copy or illuminanon. 3. All signs must be set back from the interstate right-of-way 50 feet and cannot be located within 20 feet of a neighboring side lot 1/ne. 4. Only one free-standing sign is allowed per parcel of record, are made. A permit is required whenever the sign copy is changed or any alterations to the sign 6. Ail signage shall be Iimited to 24 feet in height and 150 square feet in copy area- (limited to 250 sq ft in Big's; Whitefish: 120 sq fl max w/th less depending on setback from sn'eet or highway): Free stand2ng signs shall be monument style, low in height (specify), and lOw-key in colors and li~ting. 7. Non-conforming signs axe required to be bmuglrt int~ compliance with this ordinance upon the earliest occurrence of the following events: the sign is taken out of serv/ce J:br any reason, such as being knocked down by weather or other ineans. d. If any non-conforming sign is abandoned or voluntarily discontinued for a period of 180 days, any subsequent use must be in conformity, with this ordinance. ~Un abandoned sign is a sign whic~ no longer identifies or adverc/ses a bona fide business, Iessor~ service, owner, product, or activity, md/or ~br wPach no legal owner can be found. ~-Ln abandoned sign is to be The si_eh is relocated or replaced. The structure or size of the sign is altered in any way. The sign suffers more than fifty, percent appraised damage or deter/oral/on or removed by the owner within fifteen days of notice from the Public Works Department. 8. No portable signs as descr/bed in Section are allowed in the EZD. 9. No new free-standing si~s shall be approved along 10. Lighting: All sign lighting must incorporate cut-of shields to direct light downward. Luminar/es shall not be visible from adjacent streets or properties. A sign's lighting will not cause hazardous or unsafe driving conditions for motorists and will not glare, reflect, or spill onto adjacent business or residential areas. All signage lighting shall be turned offat midnight B. Building Design Standards. 1. All build/rigs shall be completed on alt sides with one of the following finishing material: brick, fluted block, colored textured block, glass, stucco, architectural concealed fastener melal panels, exterior insulation and finisNng systems (i.e., Dry't, etc.), stone or wood, Exposed seam metal buildin~ shall be proh/bited urdess covered with an acceptable Finishing material. 2. Roofs shall be finished with a material that is architecturally compatible in color and design with the construction of the building. Metal roofs, fascia, and mansards shall be limited to the following: standing seam, metal shakes or shingles and architectural metal treatments. ALl mechanical equipment placed on top of any roof shall be screened by a parapet or other similar architectural apparatus being at least the height of the mechanical equipment. Pitched roofs are encouraged whenever possible. 3. Long, fiat fw, ades thai front on the inter~u*e highway hav/~g having more than one hundred lineal feet are prat/hired. Build/rigs over one hundred tbet in length shall incorporate one of the following: recesses, off-sets, angular forms, landscaping features or other architectural features such as bell towers, clock Towers, to provide a visually interesting shape. The break in the facade shall be minimum of eight (8) feet in lengtt~. A single uninterrupted length cfa facade shall not exceed one hundred (100) lineal feet. It is encouraged thal each offset area contmn landscaping or other similar amenities which will complement the offset area. C. Additional Provisions for Commercial Uses. l. Storage of Merchandise. Any permitted storage of merehandise outside an approved building shall be within an area enclosed with a sight obscunng fence at least six feet in height that is archizectumlly compatible in color and design w/th the building. However, promotional displays, vehicle sales lots and plant matenats rnav be displayed outside of an approved building or enclosed area so long as they are placed ~ppurtenant to a building wherein ~he business displays the bulk of its goods for sale. In addition, retail nurseries shall be exempt from the enclosure of plant materials. Bufferyards or required landscaping shall not be used ~br the displaying of memhandise. Site Lighting: All outdoor lighting shall be designed, located and mounted .at 5 heights no greater than 18 feet above grade for non-cutoff lights and 35 feet above wade for cutoff lights. All outdoor lighting shalI be designed and located such that the max/mum illumination measured in footcmudtes at the property line shall not exceed tkree-tenths (0.3) footcandle for non- cutoff lights and one and five-tenths (1.5) footcandles for cutoff lights. 3. Storage of Junk. No person shall store junk, part/ally or completely dismantled vehicles, or salvaged materials in any commercial zone outside a building. In the case of automob/le repair shops, such mater/als mm~t be enclosed wkbin a building or an area hay/rig a sight obscuring fence at least six (6) feet/n height. 4. Solid Waste Area. All solid waste storage facilities shall be located w/thin an area enclosed with a sight-obscuring fence or wall that is arcintecturally compatible in color and design with the building. Existing Businesses ? Amortize non-conforming uses? D. Cell Towem (See Section 17.21 of th:e Zoning Ordinance.) Section 17.26.054. Landscaping Standards. Landscaping in the form of trees, shrubs, and groundcover serve s~erat pm-poses: The sofvming of harsh building forms and paved areas, the abserpt/on of ground water, the reilection of seasonal color change, the promsion of sound burners (such as around utilily substations or/ndnstrial yards), and urban wildlife habitat. A. Landscaping Definitions. Canopy tree: A species of tree which normally bears crown foliage no lower than six feet above ground level upon maturity,. Minimum size of canopy tress shall be 2.5 inches in caliper. Evergreen tree or shrub: A tree or shrub of a species wl'fich normally retains leaves/needles throughout the yean Minimum size of evergreen Irees shall be five feet in height. Interstate Frontage Landscaping. 1. ButTeryaxd Requirements: All commerc/al land uses are reqmred to place a buffe~ard (landscaping strip) adjacent to and along the length orr-90. Such landscaping buffer shall e~end from the edge of ~he 1-90 right--of-way. Placement and landscap/ng design shall be:az the discretion oftbe developer. A local design professional or local nursery, must be consulted for assistance with the development of the landscape design. The use of native, drought-tolerant plant material is stron~y encour~ed. Evergreen trees are encouraged for bufferyards and canopy ~ees are encouraged for parking areas. The planxing of~rees shouid be done in such a manner as m 6 provide maximum solar efficiency throughout the site. a. The developer shall have the option of one of the following three buffe~ards. Bufferyard depth is measured from the property line adjacent to the interstate fight-of- way inward. Any buffer area which overlaps another buffer area shall be subtracted from the total to avoid double counting. The number of trees and shrubs required is per one hundred (100) feet of frontage: (2) 25 foot wide bufferyard: 5 Canopy or evergreen trees, 10 Shrabs 20 foot wide bufferyard: 10 Canopy or evergreen trees, 15 Shrubs 15 toot wide bufferyard: 15 Canopy or evergreen trees, 20 Shrubs b. The following criter/a shall also apply to the bufferyards. (I) The landscape strip may be contoured. Berming shall be one foot of rise to four feet of nm with a mimmmn of throe feet in height. Depressions shall be no lower than the e~sling grncte of the site. (2) All landscaped areas shall contain ground cover such as sod, shrubs, flower beds, or organic mater/als. No mom than ten percent of the landscaped area shall contain rock, bark chips, stePlmng stones or similar malerial. (3) All landscaped areas shall be sub-in-/gated, maintained, and kept free of weeds, debr/s, and litter. Failure to do so constitutes a zoning violation. Emsting mature trees and shrabs should be preserved and w/ll be credited to',vard lands~ping reqa/rements. (4) Depth ofbufferyard shall depend on density of vegetation. (5) All r~w taility lines shall be placed underground. (6) New tree plantings shall not be constructed so as to grow into existing overhead uhlity lines. South First Avenne Requiremeats. All new development on South First Avenue within the Entryway Zoning District shall contbrm to the South First Avenue Streetscape Plan. D. Off-Street Parking Lot Landscaping. Landscaping shall be provided within all parking areas as follows: Park/ng lots containing more than ten spaces shall contain inremat areas of ]andscaving totaling at least zen percent oft_he park/ng area. Each planting area shall contain at least 300 square feet and ar 7 least one major tree and groundcover with irrigation. There must be a clearly designated pedestria~ route from the parking lot to the street or man entrance. 1. A mn/mum of twenty square feet of landscaped area shall be provided for each parking space on parking lots contmning more than ten spaces. 2. Two canopy and/or ever~een trees and five shrubs shall be required for every te~t parking spaces or component thereof over ten parking spaces. 3. All landscaped areas shall contain ~ound cover such as sod, shrubs, flower beds or organic materials. No more than25 percent of the landscaped area shall contain rock, bark chips, stepping stones or similar material. The minimum width and/or length of any parking lot landscaped area st~.atl be five 5. Internal parking lot landscaping provided shall be proportionately dispersed, at the developers discretion, in order to define aisles and limit unbroken rows of parking. The maxtmum hor/zontal or vertical unbroken length shall be limited to one hundred feet. Landscaped areas provided shall be in a scale proportionate to parking lot. 6. Any development that has parking abutting a required bufferyard, may ex'tend the width of parking landscaping plant material. The minimum bufferyard width and that bufferyard a minimum of five (5) feet and include the additional reqmred landscaping mamrial is reqnired in addition to the parking landscaping_ 7. Protection of Landscaped Areas. Landscaped areas with/n parking lots or the along perimeter of the property must be protected from vehicular traffic through the use of continuous conerem curbs, exm?lad asphalt or other approved permanent bamers. 8. All new utility lines shall be placed underground. E. Commercial Uses Abutting Residential Uses. All commercial uses abutting residential uses shall install a bufferyard. The bufferyard shall be ten (10 ) feet wide and shall contain ten (I 0 ) evergreen and/or canopy trees and ten (10) shrubs per one hundred (100) lineal feet. A solid fence or wall that is architecturally compatible in color and design w/th the building, shall be required on ~e properly line. The fence height shall be a mimmum of six (6) feet. Cha/n link or other wire fencing material is prohibited. F. Fractions in the Calculation of Number of Trees and Shrubs. tn *,he caicuiarion of trees and shrubs for bufferyards or parking landscaping, all fractions shall be rounded to the nearest, highest whole number.