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M project abuts the RS -3 district, the LDRs require that a Type "B" buf fer be constructed to separate the uses. To the north, the property is zoned RM -10. Where a CL district commercial project abuts the RM -10 district, the LDRs require that a Type "C" buffer be constructed to separate the uses. To the south of the jreaysthe rHarbor troj ect whiwas approved satimeshare/ental development. The _ Harbor Inn property is zoned CL. Since that property is zoned CL, there is no buffering required by the LDRs. At the request of staff and residents, however, the developer is depicting on the site plan a Type "C" buffer along the south property line of the shopping center parcel. The LDR's require that the developer provide a 6' opaque feature where the Type "B" buffer is required adjacent to the single family residential zoning. The developer is proposing a berm which would be 6' above the pavement for Bowline Drive • and 3' above the elevation of the shopping center. There would-be plant material installed on top of the berm to provide additional height for the buffer. The slope of the berm would extend from the parking lot into the right-of-way for Bowline Drive. The Public Works Department has conditionally approved the developer's request to extend the berm into the right-of-way. (Please see attachments #6 and #7 for details of the berm and buffering adjacent to Bowline Drive.) As submitted, the site plan exceeds all plant material quantities for the buffer areas and the S.R. A -1-A landscape strip. The property to the east is zoned RM -10. However, no special type of buffering is required since there is a thoroughfare plan road (S.R. A -1-A) between the two properties. A standard 10' wide landscape strip is required between the proposed shopping center parking lot and the S.R. A -1-A right-of-way. The applicant is proposing to plant the 10' landscape strip within a 15' wide utility easement that runs along the project's S.R. A -1-A frontage. The landscape material, however, could conflict with the ability of utility providers to construct and maintain utilities within the easement. Therefore, the applicant will be required to maintain the required 10' landscape strip, regardless of any utilities construction or maintenance activity. The applicant has three options to remedy the conflict: a. obtain a release of the easement, b. redesign the site plan to remove the landscaping from the 15' utility easement, or ce obtain and execute a covenant for removal and replacement of the landscape material, in the event of utility work disturbing the buffer. The applicant has indicated that he will pursue option "c.", and will obtain and execute a covenant for removal and replacement of required landscape materials. The covenant will need to ensure that the applicant or.its successor will replace any required landscape material removed during utility work in the easement. A covenant or release of easement must be obtained prior to site release. Any redesign (option "b.") would need to be re-evaluated and re -considered by the Technical Review Committee (TRC) and the Planning and Zoning Commission. - 50 Bm 92 July 12, 1994