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HomeMy WebLinkAbout10-11-2007 Planning Commission Meeting PacketCITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING AGENDA Call to Order: Agenda Approval: Approve Minutes of September 13, 2007: (1) Department Commission Liaison Other Reports: Visitors/Public Comment: This is an opportunity for the public to address the Commission with questions or concerns regarding items not on the agenda. Please limit comments to three minutes. Public Hearings: Thursday, October 11, 2007 7:30 p.m. City Hall Council Chambers A. B -3, Highway Business and Warehousing District Consider proposed amendment to B -3 Zoning District (2) New Business: None. Old Business: None. Informational: A. Upcoming Meetings: November 8, 2007 7:00 p.m B. Council Representative: X. Adjournment. Regular Planning Commission Meeting (Council Chambers) October Commissioner Runk November Commissioner LeRoux CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING MINUTES Thursday, September 13, 2007 Call to Order: Commissioner Powell, seconded by Commissioner Runk, moved to appoint Commissioner LeRoux as Acting Chair for the meeting in the absence of Chair Liljegren and Vice Chair Wasescha. Carried 2 -0 -1, Commissioner LeRoux abstaining. Acting Chair LeRoux called the meeting to order at 7:30 p.m. Present: Commissioners Powell and Runk; City Administrator Johnson, City Planner Richards and Commission Liaison Abrahamson. Absent: Chair Liljegren and Vice Chair Wasescha. Agenda Approval: Commissioner Runk, seconded by Commissioner Powell, moved to approve the agenda as presented. Carried 3 0. Approve Minutes of August 9, 2007: Commissioner Runk, seconded by Commissioner Powell, moved to approve the Minutes as presented. Carried 3 0. Department /Commission Liaison Other Reports: Acting Chair LeRoux asked Commissioner Liaison Abrahamson if there were any highlights from the City Council meeting, held the night before, he wished to share. Commission Liaison Abrahamson informed the Commission that the colors for the water tower re- painting were selected and that the tower would be painted twine with dark green lettering. Visitors/Public Comment: None. Public Hearings: A. Jerden, LLC Denny Hecker's Cadillac- Pontiac -GMC Consider application for Final Plat approval as submitted by Jerden, LLC and located at the SE corner of 58 St. and pp y Memorial Ave. N., lying W. of Hwy. 5. City Planner Richards noted that the City Council approved the request for Conditional Use Permit, Signage and Site Plan/Design Guidelines Review at their August 28, 2008 meeting. Richards stated that the Planning Commission had not yet approved a Final Plat for the project and reviewed the September 6, 2007 planning report relative to the request for Final Plat approval and provided an issue analysis discussing the plat approval process and provided the Commission with a planning recommendation, with conditions for their consideration. Acting Chair LeRoux opened the public hearing and invited public comment. There being no visitors to the public hearing, Commissioner Runk, seconded by Commissioner Powell, moved to close the public hearing. Carried 3 0. ENCLOSURE 1 Commissioner Runk, seconded by Commissioner Powell, moved to recommend City Council approval of the request for Final Plat as recommended by staff and subject to the following conditions: 1. The final plat is subject to review and approval of the City Attorney and City Engineer. 2. That the signature block for the final plat include approval by the City Council with signatures of the Mayor and City Clerk/Administrator. 3. That the City Council approve the vacation of easements in the plats of Kern Center, Kern Center 2n Addition and Oak Park Station. Carried 3 O. New Business: None. Old Business: None. Informational: A. Upcoming Meetings: October 11, 2007: 6:30 p.m. Comprehensive Plan Update Committee (Large Conference Room) City Planner Richards noted for the Commission that the Jerden/Hecker project had bearing on the comprehensive plan work in light of the zoning district change request. He noted that the Planning Commission had recommended the zoning be changed from B -3 to B -2 and that the City Council has held this discussion open with the discussion being amending the B -3 uses versus changing the area to B -2 entirely. He added that a public hearing will be scheduled for the October Planning Commission meeting for this discussion. B. Council Representative: September Commissioner Wasescha October Commissioner Runk Adjournment: Commissioner Powell, seconded by Commissioner Runk, moved to adjourn the meeting. Carried 3 0. Respectfully submitted, Planning Commission Minutes September 13, 2007 Page 2 of 2 7:30 p.m. Regular Planning Commission Meeting (Council Chambers) Julie A. Hultman Planning Code Enforcement Approved by the Planning Commission: MEMORANDUM ENCLOSURE 2 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231 .2555 Facsimile: 763.231 .2561 planners@nacplanning.com TO: Eric Johnson FROM: Scott Richards DATE: September 24, 2007 RE: Oak Park Heights B -3, Highway Business and Warehousing District Proposed Amendments FILE NO: 798.04 07.02 At the August 28, 2007 meeting, the City Council directed staff to draft revisions to the B -3, Highway Business and Warehousing District to incorporate restaurants and retail/ commercial service uses with fewer limitations than currently exist in the current district. The City Council favored amending the B -3 District as opposed to taking that portion of the Kern Center adjacent to Highway 5 and rezoning the property to B -2, General Business District. Staff prepared the draft amendments and the City Council discussed the changes at their September 12, 2007 workshop meeting. Based upon City Council direction at that meeting, please find a draft B -3 District with new provisions highlighted and the revised sections with strike -outs. Attached for reference: Draft B -3, Highway Business and Warehousing District Existing B -1, Neighborhood Business District Existing B -2, General Business District Existing B -3, Highway Business and Warehousing District September 21, 2007 Letter from Erik Dove of Walden Automotive Group A review of the changes to the B -3 District include the following: Permitted Uses: 1. In Section 401.300.B.6, the provision excepting restaurants and cafes from motels /hotels was stricken. 2. In Section 401.300.B.14, the limitations on retail sales was removed. The Planning Commission may want to consider if this should be moved to a conditional use permit. 3. In Section 401.300.B.15, the limitations on commercial service uses was removed. The Planning Commission may want to consider if this should be moved to a conditional use permit. Interim and Accessory Uses: No changes necessary. Conditional Uses: 1. In Section 401.300.E.2, the provision allowing restaurants as part of a conference center or motel /hotel was stricken and replaced with the provision allowing restaurants, cafes, tea rooms, taverns and off -sale liquor without drive through facilities. The City Council wanted to allow for sit down restaurants but not convenience food with drive throughs because of potential traffic issues. 2. In Section 401.300.E.5, a new provision from the B -2 District was added related to automobile repair as an accessory to automobile dealerships. This section provides conditions that currently did not exist in the B -3 District. 3. In Section 401.300.E.5, the City Council did not want to allow for motor fuel stations, car washes, or oil change facilities in that there are adequate service stations existing in the B -2 District. This section from the original B -3 District is stricken. The Planning Commission will hold a public hearing on these changes at their October 11, 2007 meeting. All property owners in the B -3 District were notified of the hearing. 2 5 401.300. B -3, HIGHWAY BUSINESS AND WAREHOUSING DISTRICT 401.300.A. Purpose. The purpose of the B -3, Highway Business and Warehousing District is to provide for the establishment of retail and wholesale sales, storage, warehousing and limited manufacturing and production. The overall character of the B- 3 District is intended to be transitional in nature, thus uses allowed within this district shall be limited to those which can compatibly exist adjacent to commercial and lower intensity activities. 401.300.B. Permitted Uses. The following are permitted uses in a B -3 District: 1. Commercial printing establishments. 2. Commercial /professional offices. 3. Conference centers. 4. Laboratories. 5. Wholesale showrooms. sp area contains not less th five hundred (500) 6. Motels /hotel rovlded that the lot area contai t square feet of lot area per unit. 8. Clinics for people only. 9. Indoor commercial recreation not including theatres. 10. Essential services. 11. Government and public utility buildings and structures. 12. Mortuaries or funeral homes. 13. Physical fitness, health service establishments or reducing salons. 14. Retail sales.. 15. Commercial service uses.. 16. Cellular telephone antennas located on a public structure, as regulated in Section 401.15 of this Ordinance. 7. Banks, saving institutions, credit unions and other financial institutions without drive, hrough facilities. 300 -1 Deleted: without restaurants or cafes Deleted: in Deleted: establishments shall be allowed, however, retail or service strip centers with more than three tenants or individual tenant floor area of less than 3,500 square feet shall not be allowed. Formatted: Indent: Left: 0 Hanging: 0.5" Deleted: shall be allowed, however, retail or service strip centers with more than three tenants or individual tenant floor area of less than 3,500 square feet shall not be allowed. 401.300.C. Interim Uses. The following are interim uses in a B -3 District: 1. None. 401.300.D. Accessory Uses. The following are permitted accessory uses in a B -3 District. 1. Commercial or business buildings and structures for a use accessory to the principal use but such use shall not exceed thirty (30) percent of the gross floor space of the principal use. 2. Off- street parking as regulated by Section 401.15.F of this Ordinance. 3. Off street loading as regulated by Section 401.15.F of this Ordinance. 4. Radio and television receiving antennas including single satellite dish TVROs two (2) meters or Tess in diameter, short -wave radio dispatching antennas, or those necessary for the operation of household electronic equipment including radio receivers, federally licensed amateur radio stations and television receivers, as regulated in Section 401.15.P of this Ordinance. 5. Semi -truck parking. 6. Warehouse facilities as an accessory to a permitted or conditional use. 401.300.E. Conditional Uses. The following are conditional uses in a B -3 District (Requires a conditional use permit based upon procedures set forth in and regulated by Section 401.03 of this Ordinance): 1. Drive throughs for banks provided that: a. The architectural appearance, scale, construction materials, and functional plan of the building and site shall not be dissimilar to the existing nearby commercial and residential buildings, and shall not cause impairment in property values, or constitute a blighting influence within a reasonable distance of the site. b. Vehicular access points shall be limited and create a minimum of conflict with through traffic movements. c. Service windows shall be allowed if the following additional criteria are satisfied: 300 -2 1. Not Tess than one hundred eighty (180) feet of segregated automobile stacking lane(s) must be provided for the service window. 2. The stacking area and its access must be designed to control traffic in a manner to protect the pedestrians, buildings and green area on the site. 3. No part of the public street or boulevard may be used for stacking of automobiles. 4. The stacking lane, service intercom, and service window shall be designed and located in such a manner as to minimize automobile and communication noises, emissions, and headlight glare upon adjacent premises, and to maximize maneuverability of vehicles on the site. Levels of noise, light, and air quality shall occur and be measured at property lines and shall satisfy established state regulations. 5. Hours of operation shall be limited as necessary to minimize the effect of nuisance factors such as traffic, noise and glare upon any neighboring uses. 6. The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. d. Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City =s ability to provide utility, police, fire, administrative or other services to the site. 2. Restaurants, cafes, tea rooms, taverns, and off -sale liquor without drive through facilities provided that: a. No convenience food establishments with or without drive through facilities will be allowed. b. The use obtains all local, state and federal food and beverage handling licenses and /or permits. c. There shall be no excessive noise or odors emitted from the use. d. There shall be no outdoor storage and /or display. 300 -3 Deleted: 2.. Restaurants within or freestanding as part of a conference center, motel or hotel development provided that:¶ 11 a.. The use obtains all local, state and federal food and beverage handling licenses and/or permits.% 11 b. There shall be no excessive noise or odors emitted from the use.% 11 c.. There shall be no outdoor storage and /or display.% 11 d.. The hours of operation shall be limited as necessary to minimize the effect of nuisance factors such as traffic, noise and glare upon any neighboring uses.% 11 e.. Parking and loading areas are in conformance with the parking and loading requirements outlined in Section 401.15.F of this Ordinance.% 11 f.. The loading spaces shall not be located within the front yard of a lot.¶ g.. Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City =s ability to provide utility, police, fire, administrative or other services to the site.% h.. The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. Formatted: Indent: Left: 0 Hanging: 0.5" e. The hours of operation shall be limited as necessary to minimize the effect of nuisance factors such as traffic, noise and glare upon any neighboring uses. f. Parking and loading areas are in conformance with the parking and loading requirements outlined in Section 401.15.F of this Ordinance. g. The loading spaces shall not be located within the front yard of a lot. h. Adequate analysis and provisions are made to resolve issues related to traffic and demand for services. No use shall be allowed that will exceed the City =s ability to provide streets, utility, police, fire, administrative or other services to the site. i. The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. 3. Open and outdoor storage including the parking of commercial vehicles in excess of that allowed as a permitted accessory use provided that: a. The storage area is landscaped, fenced, and screened from view of neighboring uses and abutting residential districts. b. Storage is landscaped and screened from view from the public right -of- way. c. Storage area is blacktopped or concrete surfaced. d. All lighting shall be hooded and so directed that the light source shall not be visible from the public right -of -way or from neighboring properties. e. The storage area does not take up parking space or loading space as required for conformity to this Ordinance. f. Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City =s ability to provide utility, police, fire, administrative or other services to the site. g The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. 4. Open and outdoor services, sale and rental as a principal or accessory use including new or used automotive, trucks, boats, or motorized recreational vehicle and related accessory sales and service provided that: 300 -4 Formatted: Indent: Left: 0 Hanging: 0.5" a. Outside sales areas are landscaped and fenced or screened from view of neighboring residential uses or an abutting residential district. b. All lighting shall be hooded and so directed that the Tight source shall not be visible from the public right -of -way or from neighboring residences. c. Areas are asphalt or concrete surfaced. d. Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City =s ability to provide utility, police, fire, administrative or other services to the site. e. The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. 5. Automobile repair -major as an accessory use limited only to new and used automobile dealerships not including truck or other vehicle repair, provided that: a. Outside sales areas are fenced or screened from view of neighboring residential uses or an abutting residential district in compliance with Section 401.15.E of this Ordinance. b. All lighting shall be hooded and so directed that the light source shall not be visible from the public right -of -way or from neighboring residences and shall be in compliance with Section 401.15.B.7 of this Ordinance. c. Sales and storage area is blacktopped or concrete surfaced and all paved areas are surrounded by concrete curbing d. The architectural appearance, scale, construction materials, and functional plan of the building and site shall not be dissimilar to the existing nearby commercial and residential buildings, and shall not cause impairment in property values, or constitute a blighting influence within a reasonable distance of the site. e. Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City =s ability to provide utility, police, fire, administrative or other services to the site. f. All islands in the parking lot shall be landscaped. g. A strip of not less than ten (10) feet shall be landscaped at the edge of all parking /driveway areas adjacent to lot lines and the public right -of -way. 300 -5 h. All automobile repair activities shall be conducted within the principal structure and the doors to the service bays shall be kept closed except when vehicles are being moved in or out of the service areas. i. Facilities on a site contiguous to any residential district shall not be operated between the hours of 10:00 PM and 6:00 AM unless otherwise allowed by formal action of the City Council. 1. Provisions are made to control and reduce noise in accordance with Section 401.15.B.11 of this Ordinance. k. Vehicular access points shall create a minimum of conflict with through traffic movement, shall comply with Section 401.15.F of this Ordinance and shall be subject to the approval of the City Engineer. I. A drainage system subject to the approval of the City shall be installed. m. All signing and informational or visual communication devices shall be minimized and shall be in compliance with Section 401.15.G of this Ordinance. n. The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. 6. Mini storage facilities provided that: a. At least twenty (20) percent of the site is open, green space which is sodded and landscaped in accordance with a plan approved by the City Council. b. Building coverage shall not exceed sixty (60) percent of the lot area. c. Parking, loading, driveway and fire lane design shall be subject to review and approval of the City Staff and Fire Marshal. d. Adequate space is provided for snow storage. e. Fire hydrant location shall be subject to review and approval of the Fire Marshal. f. All driveways and parking areas are to be hard (blacktop or concrete) surfaced and adequate turning radius for fire truck maneuverability is to be maintained throughout the site. Designated snow storage space is to be provided to insure adequate and safe access during winter months. 300 -6 Formatted: Indent: Left: 0.5 Hanging: 0.5" Formatted: Indent: Left: 0 Hanging: 0.5" Deleted: 5.. Multi- tenant auto service centers that may include freestanding or attached motor fuel stations, car washes and oil change facilities as a coordinated development plan provided that:¶ 11 a.. No building or structure, permanent or temporary, driveway surfaces, parking areas, advertising devices or other similar site improvements, except driveways traversing a public road boulevard, shall be located within one hundred ten (110) feet of any part of a residential district.% 11 b. Sites for such facilities shall have not less than one hundred twenty -five (125) feet of frontage on the side or sides of the site to or from which access or egress at two or more locations is possible and not less than one hundred twenty (120) feet of frontage if there is only one point of access. The total site area shall be not less than twenty thousand (20,000) square feet.% 11 ----Section Break (Continuous)--- c. Hydraulic hoists or pits and all lubrication, greasing, washing, repa or diagnostic equipment shall be used totally enclosed within a building.% 11 d. Facilities on a site contiguous to any residential district shall not be operated between the hours of 11:00 PM and 6:00 AM unless otherwise allowed by formal action of the City Council.% 11 e.. Facilities may offer minor auto repairs, but they shall not offer major auto repairs, the sale or storage of junked cars, or automobile wrecking.% 11 f. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or areas to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot.% 11 g.. The entire site other than that taken up by a building, structure or plantings shall be surfaced with a material to control dust and drainage which is subject to the approval of the City.¶ 11 h. A drainage system subject to the approval of the City shall be installed.% I. Parking or car magazine stoj r11 g. In an Aon- premises- caretaker dwelling unit is provided on site, constructions of said dwelling unit shall conform to all design standard regulations for dwelling units of the Minnesota State Building Code and the Oak Park Heights Zoning and Building Code. The occupancy and minimum interior and floor area standards shall be controlled by Sections 401.15.0 of this Ordinance. Off street parking shall be made available for said dwelling unit in conformance with Section 401.15.F. h. Any structures having exposure to an adjacent residential use or public right -of -way, park, or similar public use areas shall be of brick, rock face block, natural stone, wood, or stucco facing material. No retailing, wholesaling, manufacturing, repair, or other such activity other than storage is to occur within the self storage, mini warehousing facility. Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City =s ability to provide utility, police, fire, administrative or other services to the site. k. The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. 7. Landscape sales and material storage provided that: a. There are no growing fields on the site. b. Outdoor sales /display area shall be limited to thirty (30) percent of the gross lot area and be in conformance with the performance standards of Section 401.15.B.14 of this Ordinance. c. Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City =s ability to provide utility, police, fire, administrative or other services to the site. d. The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. 8. Commercial PUD as regulated by Section 401.06 of this Ordinance. 9. Cellular telephone antennas not located on a public structure provided that: a. The provisions of Section 401.03.A.7 and Section 401.15.P of this Ordinance are considered and satisfactorily met. 300 -7 10. Manufacturing, compounding, assembly, packaging, treatment or storage of products and materials as accessory use provided that: a. The proposed use complies with the performance standards outlined in Section 401.15.B and all other applicable provisions of this Ordinance. b. All manufacturing and assembly operations shall be enclosed within a building. c. Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City =s ability to provide utility, police, fire, administrative or other services to the site. d. The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. 11. Animal clinics provided that: a. There shall be no outdoor animal pens or runs. b. The provisions of Minnesota Pollution Control Agency Regulations SW 53(2) are complied with. c. All other applicable state and local regulations pertaining to nuisance, health and safety conditions, etc. are complied with. d. Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City =s ability to provide utility, police, fire, administrative or other services to the site. e. The provisions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. 12. Distribution centers provided that: a. The storage areas and loading docks are landscaped, fenced and screened from view of neighboring uses and abutting residential districts. b. The driveways, storage areas and loading docks are blacktopped or concrete surfaced. c. All lighting shall be hooded and so directed that the light source shall not be visible from the public right -of -way or from neighboring properties. d. A drainage system subject to the approval of the City shall be installed. 300 -8 e. Vehicular access points shall create a minimum of conflict through traffic movement. f Provisions are made to control and reduce noise in accordance with Section 401.15.B.11 of this Ordinance. g. The proposed use complies with the performance standards outlined in Section 401.15.B and all other provisions of this Ordinance. h. Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City =s ability to provide utility, police, fire, administrative or other services to the site. i. The provisions of Section 401.03.A.7 of this Ordinance are satisfactorily met. 13. Day treatment, human services and counseling programs provided that: a. Provisions are made to issue compatibility with surrounding uses. b. All State laws and statutes governing such use are strictly adhered to and all required operating permits are secured. c. Adequate off street parking is provided in compliance with Section 401.15.F of this Ordinance. d. Adequate areas are provided for loading and unloading of vans, buses or other mass transit vehicles. e. Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City =s ability to provide utility, police, fire, administrative or other services to the site. f. The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. 14. Continuing education programs, business, commercial and trade schools provided that: a. Provisions are made to issue compatibility with surrounding uses. b. All State laws and statutes governing such use are strictly adhered to and all required operating permits are secured. 300 -9 c. Adequate off street parking is provided in compliance with Section 401.15.F of this Ordinance. d. Adequate areas are provided for loading and unloading of vans, buses or other mass transit vehicles. e. Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City =s ability to provide utility, police, fire, administrative or other services to the site. f. The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. 15. Day care group nursery provided that: a. Provisions are made to ensure compatibility with surrounding uses. b. Adequate area is provided within the plan for outdoor play areas. c. All fire codes as applicable are complied with. d. All applicable state and local regulations pertaining to child care facilities are complied with. e. Adequate areas are provided for child drop -off. f. Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City =s ability to provide utility, police, fire, administrative or other services to the site. g. 401.300.F. Access. The provisions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. 1. Access to industrial development shall be allowed only on arterial or collector streets, or a street specifically designed for such development. 2. Curb cut widths and locations shall comply with the provisions of Section 401.15.F.4.H.8. 3. Industrial developments of a small scale shall be encouraged to develop a common access drive and parking facilities. Incentives, such as reduction in 300 -10 setback and /or parking requirements may be provided at the discretion of the City Council. 4. A turning lane and its appropriate right -of -way must be provided if the City Council determines that one is needed. 401.300.G. Lot Coverage. Not less than twenty (20) percent of the buildable portion of the lot, parcel or tract of land shall remain as a grass plot including fencing and landscaping with shrubbery and plantings. A lesser area may be devoted to a grass plot only via a conditional use permit, provided that: 1. An allowance is made for increased amenities, landscaping or quality of construction as determined by the City Council. 2. In no case shall less than ten (10) percent of the buildable portion of the lot, parcel or tract of land remain as a grass plot. 3. The provisions of Section 401.03 of the Ordinance are considered and satisfactorily met. 401.300.H. Building Type and Construction. All building materials and construction must be in conformance with Section 401.15.C.8 of this Ordinance and the Design Guidelines. 401.300.1. Parking. Detailed parking plans in accordance with Section 401.15.F of this Ordinance and the additional requirements of the section listed below, shall be submitted for City review and approved before a building permit may be obtained. 1. The parking area shall be set back a minimum of ten (10) feet from any property line. 2. The parking lot in front of the building shall be screened from the public right -of- way and from adjoining property in conformance with the provisions of Section 401.15.E. of this Ordinance. 3. All parking areas and driveways shall be surfaced with asphalt, concrete, cobblestone or paving brick. 4. Perimeter curbing shall be required around entire parking lots, no closer than ten (10) feet from any lot line. 5. Any lighting used to illuminate an off- street parking area shall be hooded and so arranged as to reflect light away from adjoining property, abutting residential uses and public rights -of -way. 300 -11 6. Grass, plantings, or screening shall be provided in all areas bordering the parking lot. The screening shall be strictly vegetation, earth berming, or a combination of the two. 7. The screening shall occur, at a minimum, along the outermost medians of the parking area, at every second median within the lot, and at the ends of each parking row. 8. The medians shall not exceed three (3) feet in height, nor be at a slope greater than twenty (20) percent. 401.300.J. Loading. Any structure erected or altered for a use which requires the receipt or distribution of materials or merchandise by trucks or similar vehicles shall provide off- street loading space in conformance with the provisions of Section 401.15.F of this Ordinance and the following additional requirements: 1. A detailed off street loading plan including berths, area, and access shall be submitted to the City for review and approval prior to issuance of a building permit. 2. The location of the loading area shall not be in the front of the building. 3. All areas intended to be used for loading including access shall be surfaced with bituminous or concrete. 4. All loading areas shall be screened from surrounding areas by means of vegetative plantings, berming, and /or a screening fence specified as follows: a. A vegetative planting strip or grouping shall consist of evergreen trees and /or deciduous trees and plants and shall be of sufficient width and density to provide an effective visual screen. This planting area shall be designed to provide complete visual screening to a minimum height of six (6) feet. Earth mounding or berms may be used but shall not be used to achieve more than three (3) feet of the required screen. The planting plan and type of plantings shall require the approval of the City Council. b. A required screening fence shall be constructed of masonry, brick, or wood. Such fence shall provide a solid screening effect eight (8) feet in height. The design and materials used in constructing a required screening fence shall be subject to the approval of the City Council. Fences in excess of eight (8) feet in height shall require approval of the Zoning Administrator and Building Official. 300 -12 401.300.K. Trash Receptacles. All buildings in which exterior storage, trash storage, and /or handling is provided shall provide an enclosed trash receptacle area in conformance with the following: 1. Exterior wall treatment shall be similar and /or complement the principal building. 2. The enclosed trash receptacle area shall be located in the rear of side yard. 3. The trash enclosure must be an accessible location for pick up hauling vehicles. 4. The trash enclosure must be fully screened from view of adjacent properties. 5. Construction of the trash receptacle enclosure is subject to approval of the City Building Official. 401.300.L. Screening. The screening of outdoor storage areas, heating /air conditioning units, exhaust/fan equipment, trash receptacles, rooftop equipment, and other deterrent elements shall be screened from all surrounding areas by means of planting, berming, and /or a screening fence or other means determined appropriate by the City Building Official. The planting and Berming specifications listed in Section 401.15.E. of this Ordinance are also applicable in this case, however, the height of the screening fence need only be of sufficient height to completely and safely conceal the deterrent element. 401.300.M. Landscaping. A detailed landscaping plan in conformance with Section 401.15.E. of this Ordinance shall be submitted to the City Council and approved before a building permit may be obtained and shall be in conformance with the following requirements. 1. The regulations and requirements set forth in the zoning and subdivision regulations shall apply to all vegetative treatments within the study area relative to the quality, sizes, and specifications of plant materials. 2. All landscape and vegetative treatments shall be in conformance with the overall site plan. It is the responsibility of the property owner to meet and maintain this requirement. 3. Unique land features, i.e., topography, vegetation, wetlands, drainageways shall be preserved and /or addressed to achieve the most positive functional and aesthetic results. Every effort should be made to preserve features of the land to create passive open spaces. 300 -13 [Deleted: 11 S Y '1' Page elete 5. Multi- tenant auto service centers that may include freestanding or attached motor fuel stations, car washes and oil change facilities as a coordinated development plan provided that: a. No building or structure, permanent or temporary, driveway surfaces, parking areas, advertising devices or other similar site improvements, except driveways traversing a public road boulevard, shall be located within one hundred ten (110) feet of any part of a residential district. b. Sites for such facilities shall have not less than one hundred twenty -five (125) feet of frontage on the side or sides of the site to or from which access or egress at two or more locations is possible and not less than one hundred twenty (120) feet of frontage if there is only one point of access. The total site area shall be not less than twenty thousand (20,000) square feet. g 1. J• diagnostic equipment shall be used totally enclosed within a building. d. Facilities on a site contiguous to any residential district shall not be operated between the hours of 11:00 PM and 6:00 AM unless otherwise allowed by formal action of the City Council. e. Facilities may offer minor auto repairs, but they shall not offer major auto repairs, the sale or storage of junked cars, or automobile wrecking. f. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or areas to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. The entire site other than that taken up by a building, structure or plantings shall be surfaced with a material to control dust and drainage which is subject to the approval of the City. h. A drainage system subject to the approval of the City shall be installed. Parking or car magazine storage space shall be screened from view of abutting residential districts in compliance with Section 401.15.E. Vehicular access points shall create a minimum of conflict with through traffic movement, shall comply with Section 401.15.F. of this Ordinance and shall be subject to the approval of the City Engineer. k. Provisions are made to control and reduce noise in accordance with the Section 401.15.8.11 of this Ordinance. 1 No outside storage shall be allowed except as allowed in compliance with Section 401.15.B.14. m. The lighting shall be accomplished in such a way as to have no direct source of light visible from adjacent land in residential use or from the public right-of-way and shall be in compliance with Section 401.15.B.7 of this Ordinance. n. Wherever fuel pumps are to be installed, pump islands shall be installed. o. All signing and informational or visual communication devices shall be minimized and shall be in compliance with Section 401.15.G of this Ordinance. p q Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City =s ability to provide utility, police, fire, administrative or other services to the site. The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met.