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x. Junkyards, wrecking yards, salvage operations, and <br /> recycling facilities; <br /> xi. Jails or honor farms; <br /> xii. Labor or migrant worker camps; <br /> xiii. Automobile, go-cart, motorcycle or quarter midget race <br /> tracks and other vehicle or animal endurance or race <br /> tracks; <br /> xix. New or used car sales lots; and <br /> xx. Users whose adverse impacts on airport operations cannot <br /> be mitigated to meet Federal Aviation Administration <br /> Standards. <br /> 3. Landscaping and Retainage of Existing Vegetation: <br /> A detailed landscaping plan shall be submitted to and approved by the <br /> Planning Commission as a part of the detailed site plan review <br /> process. This plan shall identify all buffer areas adjacent to <br /> neighboring properties, setback from adjacent public rights-of-way, <br /> internal landscaping between buildings, between buildings and parking <br /> areas, landscaping within parking areas, and their natural open <br /> spaces. Natural vegetation to be retained must be shown as well as <br /> specific new plantings by type, location and size (existing and <br /> potential). <br /> a. As part of the Master Site Plan, the developer shall provide a <br /> survey of all trees excluding alders on the site which have a <br /> trunk diameter of eight (8) inches or greater. Develpment on <br /> the site must retain the majority of those trees identified in <br /> the survey. <br /> b. Buffers Between Industrial Park/Business Park and Residential <br /> Areas: <br /> A naturally vegetated and landscaped buffer shall be provided <br /> sufficient to screen the view of the industrial park/business <br /> park development from any property designated for residential <br /> uses. A minimum of one hundred fifty (150) feet of landscaped <br /> and naturally vegetated buffer shall be provided adjacent to <br /> any property designated for residential uses. The south thirty <br /> (30) feet of the buffer shall include an earthen berm a minimum <br /> of ten (10) feet in height above the surrounding grade with a <br /> minimum slope of 3 to 1 (3:1) installed prior to occupancy of <br /> any buildings. Landscaping within the southernmost portion (30 <br /> feet) shall consist of a mix of predominantly evergreen <br /> plantings including living trees, shrubs, and ground cover. <br /> Evergreen trees shall be a minimum height of 5 to 6 feet at the <br /> time of planting. Plantings shall be chosen and spaced so as <br /> to grow together within three years sufficient to obscure sight <br /> through the barrier. The entire planting strip shall be <br /> landscaped; however, those plantings used to achieve the <br /> sight-obscuring screen shall cover at least five feet of the <br /> width of the strip and shall be located farthest from the <br /> property line. Existing vegetation, architectural barriers <br /> (including walls, planters, and fences) or grading (with a <br /> minimum slope of 3:1) may be incorporated into the landscape <br /> design. The remaining 120'-0" is to remain undisturbed. It is <br /> the objective of this condition to protect the adjoining <br /> residential property from any adverse impacts of industrial <br /> park development by: enhancing the aesthetic appearance of <br /> the buildings and activities, avoiding a reduction in <br /> residential privacy; providing sufficient separation between <br /> residential and the office and industrial park uses to minimize <br /> adverse air quality and noise impacts and preserving <br /> significant alder trees, evergreens and hardwood trees and to <br /> -5- <br />