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1994-04-26 Planning Comm MinutesCITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA PLANNING COMMISSION MINUTES APRIL 26, 1994 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, April 26, 1994, in the City Hall Council Chambers, 1101 Victoria Curve. The meeting was called to order at 7:30 o'clock P.M. The following members were present: Koll, Friel, Dwyer, Hunter, Duggan and Tilsen. Commissioner Dreelan was excused. Also present were Public Works Director Jim Danielson, Planning Consultant John Uban, Administrative Assistant Kevin Batchelder and Senior Secretary Kim Blaeser. APPROVAL OF MINUTES Commissioner Duggan moved to approve the March 22, 1994 minutes with corrections. Commissioner Tilsen seconded the motion. AYES: 4 NAYS: 0 ( ABSTAIN: 2, KOLL, FRIEL CASE NO. 94-10: ARNDT - VARIANCE Chair Dwyer explained that Mr. Erich Arndt, of 2163 Aztec Lane, is requesting a variance for front yard setback to allow the construction of a garage to come within 13.5 feet of the right-of-way of Aztec Lane. He further stated that Mr. Arndt has received signatures of consent from his surrounding neighbors. Chair Dwyer stated that the Arndt's have explained, within their Letter of Intent, that they are a foster family and that because of their unique family requirements, it has been difficult for them to fulfill their many family responsibilities without having a garage to store vehicles and supplemental equipment for their foster children. Chair Dwyer stated that this home is located within Friendly Hills area which, because of its small lots, has a general City policy which allows for a 10 foot front yard setback variance, specifically, to allow garages to be built in a subdivision where many of the garages were converted to living space or just did not have them to begin with. Planning Commission April 26, 1994 Page 2 Commissioner Hunter inquired if a car were parked outside of the garage, would it extend into the right-of-way. Planner Uban responded that yes it would, but it would not extend into the street. Commissioner Tilsen inquired what the distance from the right-of-way line to the new gutters would be should street improvements be completed. Public Works Director Danielson responded that blacktop streets are 30 feet wide and with curb and gutter, 33 feet wide. Commissioner Tilsen stated there would be a 8.5 foot boulevard should improvements be completed. Commissioner Duggan stated with the garage extension, the grade of the driveway will have a slight drop. He suggested that Mr. Arndt cooperate with the City Engineer in determining a safer grade elevation. Mr. Arndt responded that he has reviewed this problem and that there will be no problem in reducing the grade. In response to a question from Commissioner Friel, Planner Uban and Mr. Arndt considered, hypothetically, the impact a possible garage addition would have on his property should Mr. Arndt's neighbor construct an addition. Mr. Arndt explained that his neighbor, at this point in time, does not anticipate adding a garage. In response to a question from Commissioner Koll regarding proposed landscaping, Mr. Arndt stated that his neighbor has a maple tree which falls between his neighbor's house and the proposed garage addition. He stated that this will help hide the addition from the street. He further stated he has planted two norway pines. He explained that one pine is right in front of the garage addition. He stated he will plant the same type of tree on the other side of the addition. He further explained that he will plant some type of climbing plant material to help soften the garage. Mr. Arndt further explained that aluminum siding will be placed on the garage addition and also on the front of the house. He stated the remaining portion of the house will be painted to match the aluminum siding. Arndt stated his intentions, next year, will be to finish the entire house with aluminum siding. In response to a question from Commissioner Koll regarding the existing arborvitae tree, Mr. Arndt stated he will remove this plant as it has a tendency to grow into the house and cause damage to his roof. He further stated it will seem out of place with the new plant material. He also stated that his neighbor has asked him to remove their arborvitae tree. Planning Commission April 26, 1994 Page 3 Commissioner Duggan suggested that Mr. Arndt consider placing a window in the south side of the garage. Mr. Arndt responded that, aesthetically, it would help soften the appearance of the garage and that he would agree to including this suggestion in his final plans. Commissioner Tilsen inquired if Mr. Arndt had considered placing the garage addition on the south end of the house. Mr. Arndt responded yes, but that due to the location of the bedrooms, it would have caused a fire safety hazard. Commissioner Tilsen moved to recommend that the City Council grant a 16.5 foot front yard variance to allow the construction of a garage to come within 13.5 feet of the right-of-way of Aztec Lane with the following conditions: 1. That Mr. Arndt work with the City's Engineer in determining a better grade between the street and the garage; and 2. That Mr. Arndt include a window on the south side of the garage. Commissioner Koll seconded the motion. AYES: 6 NAYS: 0 HEARING: CASE NO. 94-06: NEWBERG - CONDITIONAL USE PERMIT Chair Dwyer explained that Mr. Douglas Newberg, of 721 Third Avenue, is requesting a conditional use permit to allow the construction of a screen porch. Chair Dwyer explained that Mr. Newberg is proposing to replace an existing 400 square foot screen porch that is falling into disrepair. Commissioner Friel stated there are three non-conforming structures on this property and that the ordinance allows only for one. He stated that Mr. Newberg wishes to replace one of those three non-conforming structures. He stated the number of square feet exceeds the new ordinance. Commissioner Duggan inquired if this proposal could be grandfathered in as it pre- existed the new ordinance amendments. Commissioner Friel stated that this is a policy issue and the City should carefully consider granting a conditional use permit for a request that exceeds accessory structures both in size and number of structures. Planning Commission April 26, 1994 Page 4 Commissioner Tilsen inquired why this application is even before the Planning Commission as the applicant only wants to fix up the structure and he wondered if just a building permit is necessary. Commissioner Friel stated that this a total reconstruction. Planner Uban explained the non conforming structure ordinance and noted the safeguards placed within the ordinance to allow the maintenance of a building or other structure containing or related to a lawful non-conforming use. In response to a question from Chair Dwyer, Mr. Newberg stated the porch had been used by the previous owner. He stated he bought this home in 1991 and that the former owner had lived there since 1937. He stated the owner's husband passed away and the building was left to rot. Commissioner Friel stated the Planning Commission has no reason to deny the request as long as the proposed use will not be detrimental to the health, safety or general welfare of the community, nor will cause serious traffic congestion nor hazards, nor will seriously depreciate surrounding property value, and is in harmony with the intent of the zoning ordinance and the Comprehensive Plan (Zoning Ordinance No, 401, Section 5.6(5)). Commissioner Duggan stated rebuilding the structure seems to be the best choice. He further noted that the drawing submitted is out of scale. He further inquired what the shed is used for. Mr. Newberg stated the shed is used to store lawnmowers and the garage stores one classic car and the family vehicle. In response to a question from Commissioner Koll regarding landscaping, Mr. Newberg explained that he planted one pine tree last year and there is an existing maple and pine tree on the property. He further stated he will continue to plant more tulips and ferns. Mr. Newberg explained his intentions are to construct the porch this year and install cedar siding next year when money is available. Commissioner Duggan inquired about the new home being constructed next to Mr. Newberg's property. He stated it seems that the location of the fire hydrant is close to the entrance of the driveway and that someone could hit it. Chair Dwyer opened the meeting to the public. There was no one present to discuss this matter. Planning Commission April 26, 1994 Page 5 Commissioner Duggan moved to close the public hearing. Commissioner Tilsen seconded the motion. AYES: 6 NAYS: 0 Chair Dwyer stated that this will be an improvement to the property and the request is consistent with the City's Zoning Ordinance. Commissioner Friel moved to recommend that the City Council grant a conditional use permit which would allow the reconstruction of 20' by 20° screen porch and that the City Council should find that this structure is not detrimental to the health, safety or general welfare of the community, nor will cause serious traffic congestion nor hazards, nor will seriously depreciate surrounding property, and that the same is in harmony with the general purpose and intent of the Zoning Ordinance and the Comprehensive Plan. Commissioner Duggan seconded the motion. AYES: 6 NAYS: 0 Mr. Newberg stated he has already invested a significant amount of money into this project without even purchasing materials and he inquired if he could get a refund of $635.00. Chair Dwyer directed Mr. Newberg to inquire with the City Council. HEARING: CASE NO. 94-07: STEHR - CONDITIONAL USE PERMIT Chair Dwyer explained that Mr. James Stehr, of 1635 Dodd Road, is requesting a conditional use permit to allow the construction of a pigeon coop of approximately 480 square feet. He explained that Mr. Stehr proposes to remove two existing outbuildings and replace them with a new structure. Mr. Stehr explained that the proposed size of the structure is 24' by 24'. He stated that the two buildings being removed total 800 square feet. He stated the new structure is half the size of old buildings combined. He further explained that the height of the proposed building will be four feet lower than the existing house. He also stated the exterior materials will match the house. Planning Commission April 26, 1994 Page 6 Commissioner Duggan stated, with respect to future development, that should a new house be constructed in the back portion of the lot, it would be detrimental to the character of the neighborhood. He stated that the conditional use permit request seems to be reasonable. Commissioner Koll stated that the neighborhood is aware of Mr. Stehr's hobby and there have been no complaints. She stated that Mr. Stehr has set a great example for the community with his hobby. Chair Dwyer opened the meeting to the public. Mr. Charles Gillen, a neighbor, inquired where the structure will be located. Mr. Stehr responded that his garage is 42 feet from the property line and that he would like to keep the structure at least 20 feet from the garage. Mr. Stehr noted his compliance with fire code regulations. Commissioner Tilsen stated that the new dimensions should be presented to the City Council, Mr. Stehr stated the new structure may be 42 feet from the property line. Commissioner Tilsen stated that the building should be at least 42 feet from the property line and 20 feet from the garage. Ms. Francesca. Weber, a neighbor, stated that Mr. Stehr is a caring individual and that he cares for his pigeons well. She stated she has no complaints and supports the request.. Commissioner Duggan moved to close the public hearing. Commissioner Tilsen seconded the motion. AYES: 6 NAYS s 0 Commissioner Tilsen moved to recommend that the City Council grant a conditional use permit which would allow the construction of a 24' by 24' pigeon coop which should be placed at least 42 feet from the property line with a 20 foot separation from the garage and that the City Council should find that this use is not detrimental to the health, safety or general welfare of the community, nor will cause serious traffic congestion nor hazards, nor will seriously depreciate surrounding property, and that the same is in harmony with the general purpose and intent of the Zoning Ordinance and the Comprehensive Plan. Commissioner Friel seconded the motion. Planning Commission April 26, 1994 Page 7 AYES: 6 NAYS: 0 HEARINGs CASE NO. 94-08t OPP - SUBDIVISION Chair Dwyer that Mr. and Mrs. Bruce Opp, of 786 Evergreen Knolls, wish to purchase some adjoining land from their neighbor, Arleen Devalerio, for the purpose of expanding their lawn and garden area. He explained that Ms. Devalerio's parcel is over 30,000 square feet in size and will be over 20,000 square feet in size after the rear 88.5 feet have been combined with the Opp property. He stated that no new residential property is being created, just an enlargement of the Opp's existing single family lot. Mr. Opp briefly reiterated that they are purchasing this piece of land to enhance their back yard and to also help preserve the property. Commissioner Tilsen inquired about the No Dumping" sign on the empty lot east of Ms. Devalerio's property. Ms. Opp responded that this property is owned by Ms. Bernice McGown. Chair Dwyer opened the meeting to the public. Ms. Bernice McGown, owner of the empty lot located east of Ms. Devalerio's property, stated with the addition of Devalerio property to the Opp property, she does not want to see this property developed in the future. Commissioner Tilsen moved to close the public hearing. Commissioner Duggan seconded the motion. AYES: 6 NAYS: 0 Commissioner Duggan moved to recommend that the City Council grant the subdivision. Commissioner Hunter seconded the motion. AYES: 6 NAYS: 0 Planning Commission April 26, 1994 Page 8 HEARING: CASE NO. 94-09: UNITED PROPERTIES - (BDS, INC.) - SUBDIVISION AND SIGN SETBACK VARIANCE Chair Dwyer explained that United Properties is requesting the subdivision of a piece of property, located on the north side of Enterprise Drive, which would allow the construction of a 28,600 square foot office/warehouse facility. He further explained that United Properties is also requesting the standard 20 foot sign setback variance which has commonly been applied for in the business park and that it would also conform with the United Properties', Mendota Heights Business Park Sign Policy. Chair Dwyer also pointed out that United Properties is also pursing Tax Increment Financing and that piece of the request is beyond the Planning Commission's jurisdiction. Mr. Dale Glowa, of United Properties, explained that the BDS Company is a laundry equipment and repair business desires to construct a 28,600 square foot office/warehouse facility on Enterprise Drive. He explained that this company is presently located in Bloomington, but has been looking for a location to expand their business. Mr. Glowa explained that this site is located on the north side of Enterprise Drive just east of Pilot Knob Road and south of the R.L. Johnson building which was constructed in 1979. He stated the development of this property is consistent with the United Properties Master Plan for the Industrial Park. He explained that the replatting consists of moving the common property line between Lots 1 and 2. He explained that the BDS Company will be located on Lot 1. He stated that United Properties is currently negotiating with another company in moving its headquarters to the remaining 3 1/3 acre of land created by this subdivision. Glowa explained that BDS Company proposes to have 8,400 square feet of office space and 20,200 square feet of warehouse space. He explained that the site plan has been developed to have a circular plan with the truck dock facing north towards the R.L. Johnson building. He stated the truck dock will be totally screened from the street. He stated that Planner Uban has recommended further landscape screening which United Properties intends on completing. Glowa explained that the exterior materials will consist of a combination of decorative block and glass with a banding Planning Commission April 26, 1994 Page 9 around three sides of the building. He stated no banding will appear on the rear of the building. He stated the back side of the building will have a rock faced painted block which will match the material used in the front. He stated the material used is similar to brick. He stated that this material is pre-finished and that it never has to be painted. Glowa further explained that berming will be constructed up to the window sills and that they will be constructing the building based on Air Noise II Sound Regulations. He stated the height of the structure will be 20 feet. Glowa explained that the 64 parking stalls will be provided and that 58 stalls are required by ordinance. He further explained that a new landscape plan is being completed and that Planner Uban's comments and suggestions will be integrated into the new landscape plan. He further stated that irrigation will be included on the landscape plan. Glowa stated that the same lighting standards as used in the Industrial Park will be used on this building with no head lights beaming from the building. He further stated that on- site storm water retention has been met and approved by the City's Engineering Department. Glowa explained that the trash receptacles will be located inside the building as required by the City's Zoning Ordinance, Regarding Planner Uban's suggestion in constructing retaining walls along the rear lot line along the railroad to help retain the cottonwood trees, Mr. Glowa stated that this is too costly of an idea and that cottonwoods are considered a scrub tree. He stated that United Properties will do its best to retain as many trees as possible. Glowa stated that, as requested in the past, United Properties is proposing to install the BDS sign within the 20 foot right- of-way. He stated with the placement of the sign, it will not restrict visibility for normal traffic movements and that it will conform with the signage on adjacent properties. He further explained that additional signage for fire lanes is proposed as well as direction signs for shipping and receiving. Mr. Glowa stated they wish to begin construction in May and complete the construction by October. Planning Commission April 26, 1994 Page 10 Commissioner Tilsen inquired, with respect to the storm water pond, that United Properties should consider one storm water retention pond for both lots instead of two. He stated that one larger pond is more aesthetically pleasing than two. Mr. Glowa responded that they are reviewing this possibility and that one pond would be more appropriate. Tilsen stated that a permanent pond instead of a dry pond should be considered. Mr. Glowa stated that he would like to reserve some flexibility in that Lot 2 is undeveloped. In response to a question from Commissioner Tilsen regarding storm water drainage into the City's system, Public Works Director Danielson stated that the storm sewer system has been designed to function correctly. Commissioner Tilsen stated his concern should the building change ownership and City requirements are no longer maintained. Mr. Glowa responded that United Properties has protective covenants which run with the property. Commissioner Duggan inquired if machinery will be moved on and off of the property. Mr. Glowa stated most of the equipment comes direct from the manufacturer. He further stated there will be minimal assembly work conducted inside the building. In response to a question from Chair Dwyer, Mr. Glowa referred to a plan dated April 18, 1994, that the building will have rounded corners similar to the Solvay, Big Wheel and VGC buildings. In response to a question from Commissioner Tilsen, Mr. Glowa stated there will be 3-5 ton rooftop units which will not be seen from the street. He explained that Planner Uban has accepted this plan. Commissioner Tilsen stated that significant trees should be saved particularly since the railroad right-of-way will be developed into a regional trail system. Mr. Glowa responded that the trees within the railroad right-of-way will be tagged so the contractor does not remove them. Tilsen noted that there were mature trees of 24", 36" and 22". Commissioner Tilsen noted that the Planner has stated that additional islands and planting areas need to be expanded into the parking lot and landscaped with shrubs and trees as required by ordinance. Mr. Glowa stated United Properties will integrate these requirements into the landscape plan. Planning Commission April 26, 1994 Page 11 In response to a question from Commissioner Hunter, Planner Uban stated that their rail easement should be vacated if not used. Mr. Glowa stated that United Properties will take care of this process through the normal transfer of deed. Commissioner Friel inquired why the railroad spur easement is still in existence. Mr. Glowa stated that the easement has existed should United Properties need one for a development. Commissioner Friel inquired in whose favor does the railroad easement run. He stated usually an easement runs in favor of the owner. He inquired as to the status of the railroad right-of-way behind the property. He stated the City Council should be made aware of the status of the easement and in whose favor the easement runs. Commissioner Friel inquired about Section 19.4 of the Zoning Ordinance regarding Building Permit Requirements. He noted that the Planning Commission is not required to be involved in this process and that only City Council has jurisdiction. Administrative Assistant Batchelder stated that all building permits within "I" and "B" Zone are required to be approved by the City Council. He explained that had United Properties not needed to replat this property, or apply for a variance, this application would have gone directly to the City Council for building permit review. He explained that the City Council does appreciate the Planning Commission's review and comment on site plan issues. Commissioner Koll inquired if the block material maintains its color. Mr. Glowa stated the rock face block on the rear wall must be painted. He stated two coats of latex paint is used. He stated the color is impregnated into the block used on the front and side walls. He stated there are several buildings in Plymouth which have used this material and the product is very dependable. Chair Dwyer opened the meeting to the public. There was no one present to discuss this matter. Commissioner Tilsen moved to close the public hearing. Commissioner Duggan seconded the motion. AYES: 6 NAYS: 0 Planning Commission I ) April 26, 1994 Page 12 Commissioner Tilsen moved to recommend that the City Council approve the subdivision and sign setback variance and all recommendations (1 through 17) within the April 26, 1994 Planner's Report (see attachment) including: 1. That all existing trees within the green area be tagged and saved; and 2. The status of the railroad easement right-of-way be reviewed; and 3. That one storm water retention pond be incorporated for both lots; and 4. That a revised landscaping plan be submitted (using the Planner's recommendations within the April 26, 1994 report). Commissioner Duggan seconded the motion. VOTE ON REPLAT: AYES: 6 NAYS: 0 VOTE ON SITE PLAN REVIEW: AYES: 5 NAYS: 0 ABSTAIN: 1, FRIEL Commissioner Friel abstained from site plan review as the Planning Commission is not required, by Ordinance, to review this information. VERBAL REVIEW Public Works Director Danielson informed the Commission of City Council action on previous planning cases. In response to a question from Commissioner Duggan, Administrative Assistant Batchelder stated he had researched the R.L. Johnson fence approval request from 1983. He stated that the City Council approved a Conditional Use Permit for a guard house and an eight foot chain link fence. He stated this approval did not include barb wire on top of the fence. He stated the City Council will review this issue. Planning Commission April 26, 1994 Page 13 ADJOURNMENT There being no further business, the Planning Commission adjourned at 9:30 o'clock P.M. Respectfully submitted, Kimberlee K. Blaeser Senior Secretary ) CASE NO: 94 -09 April 26, 1994 Page 2 two (2) remaining lots along the north side of Enterprise Drive. The replatting reduces the size of lot one, slightly by moving the property line to the east. Lot 1 is created to specifically accommodate the proposed 28,000 s.f. building. Plans have been submitted that show the adjacent structures, topography, existing utilities and trees located on the site. The trees appear to be primarily cottonwoods with a significant number of them on the rear portion of the site along the railroad track. The retention of some of these fairly large trees along the property edge would be beneficial to the overall appearance of the park and would provide some amenities for the future bike trail that will be built in the railroad right -of -way on the north side of the property. An old railroad easement on the property would need to be vacated to complete development over that spurline easement. The parcel that remains undeveloped (Lot 2) is approximately 3 1/3 acre and is ample size to accommodate a variety of office/ industrial uses. Overall the replatting will facilitate the development of the industrial park in an efficient fashion and is a common practice used by developers to adjust plats to each building as a new user is accommodated in the business park. Sign Variance It is typical in the Northland Business Park to place the sign within 20' of the right -of -way. This has been accomplished on other parcels when the signage meets the standards of the park which are illustrated in the plan set submitted for the DBS building. The plans do not show any specific landscaping around the sign setting which should be addressed in a revised landscape plan. The placement of the sign will not restrict visibility for normal traffic movements and conforms with the signage on adjacent properties. Additional signage for fire lanes is proposed as well as direction signs for shipping and receiving. Site Plan Compliance The submitted set of plans for the site and building have been reviewed, and the following comments are based on needed revisions and clarifications for full compliance with the City's ordinance. 1. The submitted grading plan shows ponding on the east side of the site and the burning of the building between the parking lot and the structure on the south, east, and west faces of the building. The parking lot sits approximately 5' above the road with a sloping landscaped area between the parking lot and the right -of -way. The grading plan also shows the removal of all existing trees on the site. It is possible that some of the perimeter trees could be saved by adjusting the site grading with the use of retaining walls around tree root systems. CASE NO: 94 -09 April26, 1994 Page 3 2. The storm pond shown on the site collects some water, but it also shows some of the parking area draining directly into the City's storm sewer system. The drainage system should be amended to store all water on the site prior to release into the City storm sewer system. 3. The site plan as laid out shows the loading activity taking place in the rear of the building toward the railroad tracks generally out of view from Enterprise Drive. Loading will be visible from the adjacent property to the east and some additional screening is needed. The interior access road system is set back 10' from the property line and 10' from the building according to code with a front setback for parking of 20'. Parking is set back 10' from the building, less than that where the entrance portico sticks out toward the parking lot. This is an acceptable protrusion of the building toward parking to accommodate easy and friendly access into the building. 4. The site plan does not show the location of the trash and recycling enclosure, but it is assumed that it is shown on the landscape plan in the northeast corner of the site. This removes some of the parking and is not located according to City code. Zoning code requires that the trash be located either in the building interior or attached to the building accessible from the inside. This should be revised on the plan. 5. The proposed parking shows 62 or 64 parking stalls depending on location of the trash receptacle. Office parking requirements are 43 parking stalls with 15 required for the remaining warehouse and shop area. A total of 58 are required. 6. Parking lot and loading area lighting was not shown on the plans. The submitted narrative indicated that the lighting will be developed according to United Properties typical standards using a "Le Box" style light which will control light spillage and glare. The plan should be revised to show light locations and specify light fixtures. 7. The general building plans showed two slightly different configurations of the front building area. The site plan, and what I believe to be the intent of the builder, shows curved corners on the portico and the front corners of the building. This is done to give a more attractive appearance to the front, and we believe it will add to the design of the building. 8. The building materials generally are decorative block on 3 sides with the rear side being painted concrete block. Colors are not indicated except that the metal flashing is to be a burgundy color. Further color detailing should be clarified before the City Council meeting. 9. Detailed site section has been shown, showing the view of the rooftop mechanical from the street. The view line indicates that the height of the building and the change of elevations will successfully screen the rooftop units from the street. CASE NO: 94 -09 April 26, 1994 Page 4 10. The building is in airport noise zone 2 and needs to follow the sound abatement ordinance. The narrative indicates that 1" thick argon filled windows will be used in addition to the augmented insulation needed for the office areas. 11. The lot open space is shown to be 26% for the site. This meets requirements of the ordinance. The landscape plan shows landscaping around the front edges of the building and front parking lot with some along the east and west edges. 12. The landscape plan does not show any retention of existing trees on the site. This could be accomplished in the rear of the lot along the railroad and along the eastern edge of the property with the use of some retaining walls. Ordinance 4.17 (5d) requires that every reasonable attempt be made to incorporate the existing trees into the site plan. Some incorporation of these perimeter trees would be beneficial to the overall appearance and aesthetics of the site, particularly since MNDot now owns the railroad right -of -way and will be developing it into a regional trail system in the future. 13. Landscaping within the parking lot needs to be 5% of the parking surface. Additional islands and planting areas need to be expanded into the parking lot and landscaped with shrubs or trees. This requirement has not been met, and the landscape plan should be revised to meet that ordinance requirement. 14. Additional screening needs to be applied to the northeast edge of the site to better screen the loading area from the adjacent property. No landscaping has been shown in this area. 15. The screening of parking along Enterprise Drive is accomplished through the planting of four over story trees and eleven spruce trees. This screening is required to be 90% opaque during all seasons. Some of these areas will not meet that criteria, but could, with the inclusion of shrub plantings to fill in the vacant spots. 16. Planting Details are required to be placed on the plan and none have been supplied. It is important to incorporate these details specifically when planting on the side slopes of the pond. These are difficult planting conditions and there are a number of trees shown in this area. Additionally, the planting around the building in the bermed area between the sidewalk and the building facade should be carefully detailed. Some of these areas have been left blank on the plan and should be filled in to match the rest of the perimeter design. 17. The plan did not include any irrigation with landscape plan which is required by City ordinance. The revised plans should include irrigation coverage and design.