[Ord. No. 2612, 6-13-2017[1]]
A.
The intent of this Article is to ensure:
1.
The placement and orientation of all buildings along the Olive
Boulevard corridor to enhance the streetscape and aesthetics of the
Olive Boulevard corridor consistent with the City's goals and
objectives as outlined in the Olivette Strategic Plan;
2.
Safe and convenient pedestrian access from the street and to
the building entrance;
3.
Coordinate traffic management and access from the public right-of-way
to developments, as well as between parcels and developments;
4.
Minimal impact on surrounding and abutting residential properties;
and
5.
Redevelopments provide a uniform and coordinated off-road cross
access trail for pedestrians and non-motorized vehicular movement
that is separate and independent from the Olive Boulevard streetscape.
B.
The purpose for proper Site Planning is to:
1.
Strengthen and reinforce the Olive Boulevard corridor and the
streetscape as proposed under this Chapter.
2.
Provide for and accommodate safe and efficient pedestrian movement
between the street, building, neighboring buildings, and adjacent
structures;
3.
Minimize the visibility of surface parking dominating the view
of a parcel from the street;
4.
Minimize the spillover effects of noise, vehicles, and lighting,
to surrounding residential neighborhoods; and
5.
Establish acceptable standards for transitions between non-residential
properties abutting residential properties.
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Figure 1. The following figure, taken from the Olivette Strategic
Plan, illustrates various principles and objectives for the type of
site planning articulated in this Article.
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[Ord. No. 2612, 6-13-2017; Ord. No. 2685, 11-26-2019]
A.
The following table identifies reductions and exemptions that apply
to certain Sections of this Article for improvements involving an
increase in the floor area of an existing building or other improvements
that involve the expansion of the current improved surface area of
a site:
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Table 1
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Applicability Table Regarding Article II, Site Planning
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Type of Construction Proposed
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Increase in Building Floor Area
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Increase in Surface Area
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50% or Less, But Greater Than 35%
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35% or Less
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50% or Less, But Greater Than 35%
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35% or less
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ARTICLE II. SITE PLANNING
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Section 428.230. Building Setback Along Olive Boulevard
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Building setback along Olive Boulevard
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100%
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None
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Not applicable
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Not applicable
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Section 428.240. Building Placement
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Building placement
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100%
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100%
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Not applicable
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Not applicable
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Section 428.250. Building Orientation Within The Site
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Building orientation
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100%
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100%
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Not applicable
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Not applicable
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Section 428.260. Transition Yard And Screen Wall
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Buffering and transitional yard
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100%
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A (see note below)
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100%
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A (see note below)
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[Ord. No. 2612, 6-13-2017]
A.
For sites one hundred twenty thousand (120,000) square feet or less.
1.
The maximum building setback for at least fifty percent (50%)
of the building footprint parallel to and along Olive Boulevard shall
not exceed twenty (20) feet. The front yard setback along streets
intersecting Olive Boulevard shall be no less than twenty (20) feet.
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Figure 2. The following figure illustrates the setback standards
that are consistent with the Olivette Strategic Plan. The buildings
illustrated are consistent with the maximum twenty-foot setback required
for lots one hundred twenty thousand (120,000) square feet or less.
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B.
For sites in excess of one hundred twenty thousand (120,000) square
feet, the building placement should complement the vision and goals
of the Olivette Strategic Plan by orienting the building to reinforce
the streetscape and to minimize the dominance of the parking areas
and drive aisles.
[Ord. No. 2612, 6-13-2017]
A.
The placement of buildings on the lot grounds are to reinforce the
City's streetscape standards, to foster and be conducive to pedestrian
movement along the Olive Boulevard corridor, and develop an identity
unique to Olivette that is consistent with the Olivette Strategic
Plan.
B.
The following figures provide various illustrations intended to assist
the designer of the preferred building placements that reflects the
City's goals and objectives in reinforcing the City's streetscape
standards, fostering and conducive to pedestrian movement along the
Olive Boulevard corridor, and developing an identity unique to Olivette
that is consistent with the Olivette Strategic Plan.
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Figure 3-A. Portion of building is along the street and parking
is set along the side.
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Figure 3-B. Building is centered along within the lot and abutting
the street. Parking is on the sides and rear.
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Figure 3-C. The building is aligned along both street sides
and defines the corner. Parking is set along the side.
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Figure 3-D. To address a big box or large mass building and
the accompanying parking field, smaller store fronts are placed along
the street.
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Figure 3-E. This illustration is taken from the Olivette Strategic
Plan and illustrates a dynamic entrance way. Buildings are placed
along the street and parking fields are screened from view.
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C.
The following figures provide various illustrations intended to assist
the designer of building placements to avoid.
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Figure 4-A. Parking dominates the view along the street. The
building is setback into the rear of the site. There is no clear pedestrian
connection between the streetscape and building.
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Figure 4-B. The building below fails to abut both streets, leaving
a parking field along the intersecting street. The building placement
also fails to take define and advantage of enhancing the street corner.
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Figure 4-C. The building below is surrounded by a sea of parking
fields and asphalt. There is no definition or reinforcement of the
streetscape.
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D.
In situations when a building cannot be placed along the street,
the first twenty (20) feet of setback area along the Olive Boulevard
corridor shall contain the following:
1.
Additional landscaping in the setback area.
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Figure 5. Illustration of additional landscaping.
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2.
A direct and dedicated pedestrian access path from the Olive
Boulevard sidewalk to the primary building entrance, which may include
a decorative stamp concrete, brick pavers, or other similar decorative
materials. Any portion in which the pedestrian path crosses a drive
aisle, the decorative materials used must continue over any pavement,
asphalt, or concrete area.
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Figure 6. Illustration of a direct and dedicated pedestrian
access path.
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3.
Pedestrian amenities including seating areas, public art, fountains,
and other water and landscape amenities.
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Figure 7. Illustration of pedestrian amenities.
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[Ord. No. 2612, 6-13-2017]
A.
Building Orientation Within The Site. All buildings within the site
must contain:
1.
Direct pedestrian access from the Olive Boulevard sidewalk to
the front entrance of the building, including decorative concrete
or brick pavers along any drive aisle crossing.
2.
Direct pedestrian access to other buildings on the site, including
decorative concrete or brick pavers along any drive aisle crossing.
3.
Direct pedestrian access to other neighboring commercially zoned
parcels of multi-family developments along the Olive Boulevard corridor.
B.
The following figures provide various illustrations intended to assist
the designer of the preferred type of building orientation within
a site that provides direct pedestrian connections to the street,
other buildings on the site, and to other neighboring properties.
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Figure 8-A. The site plan illustrated below notes the direct
pedestrian connections to the street and neighboring properties.
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Figure 8-B. The site plan illustrated below notes the direct
pedestrian connections to the street and within the site.
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C.
The following figures provide comparisons of building orientations
that are preferred and that should be avoided.
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Figure 9-A. Preferred. Note how the orientation of the buildings
integrate and connect with each other, the parking field, and the
street.
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Figure 9-B. Avoid. Note how the orientations of the buildings
are isolated from one another, disconnected from the street, and provide
no clear pedestrian circulation.
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Figure 9-C. Preferred. Note how the defined paving between the
buildings strengthen the connection of the buildings with one another.
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Figure 9-D. Avoid. Note the lack of connectivity between the
two (2) buildings.
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Figure 9-E. Preferred. Note how the parking field integrates
and connects with the building and street.
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Figure 9-F. Avoid. Note how the parking field isolates the building
from the parking field and street.
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[Ord. No. 2612, 6-13-2017; Ord. No. 2685, 11-26-2019]
A.
Transitional Yard. The design standards for a transition yard in this Chapter and the following zoning districts shall be as follows: Article VIII ("COR" Commercial/Office/Retail District), Article VIII-B ("CC" City Center Zoning District), and Article IX ("LID" Light Industrial District), being part of Chapter 400, Zoning Regulations, shall be provided as follows:
1.
When abutting the side or rear yard of a lot containing a detached single-family dwelling in the "SR" Single-Family Residential zoning district of Chapter 400:
a.
A minimum ten-foot transitional yard with a screen wall in accordance with Section 428.260(B) shall be provided. The transitional yard shall contain a landscape area in accordance with Section 428.540.
2.
When abutting the side or rear yard of a lot or development area containing an attached single-family dwelling; or multiple dwellings; or as defined under Chapter 400:
a.
A minimum five-foot transitional yard with a screen wall in accordance with Section 428.260(B) shall be provided. The transitional yard shall contain a landscape area in accordance with Section 428.540.
B.
Screen Wall. The design standards for a screen wall required under
this Chapter shall be as follows:
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Figure 10. Illustration of transitional yard.
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1.
The screen wall shall consist of a panel wall system with a
minimum height of six (6) feet, as measured from the side of the wall
with the highest elevation.
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Figure 11. Illustration of transitional yard.
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2.
The screen wall shall contain a material finish of a paneling
system compatible with masonry, brick, stone, block, precast concrete,
or high-quality molded polyethylene simulated stone with a texture
and color complementary to the exterior finish of the primary building
on the site. The use of wood or chainlink is prohibited.
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Figure 12-A. Illustration of acceptable material finish.
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Figure 12-B. Illustration of acceptable material finish.
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Figure 12-C. Illustration of an unacceptable material finish.
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Figure 12-D. Illustration of an unacceptable material finish.
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3.
The screen wall shall be a continuous-panel wall system, or,
in lieu of supplemental landscaping, the screen wall may be designed
in sections that are no less than twelve (12) feet in length and no
more than four (4) feet apart.
[Ord. No. 2612, 6-13-2017; Ord. No. 2685, 11-26-2019]
A.
Pathways. It is the intent of the City of Olivette to accommodate
all forms of transportation and movement to buildings along the Olive
Boulevard corridor. To ensure the safety of non-motorized vehicles
and pedestrians a pathway from streets intersecting with Olive Boulevard
shall be provided at the rear of the property to the front of the
building.
[Ord. No. 2612, 6-13-2017; Ord. No. 2685, 11-26-2019]
A.
Upon written request from an applicant, the Commission may forward
a recommendation to the City Council to modify or consider alternative
site plan or design standards under this Article so long as:
1.
The request is reviewed in conjunction with Section 428.130(C), consistent with; and
2.
The alternative design reinforces the spirit and intent of this
Chapter, and the visions outlined in the Strategic Plan.
B.
Standards For Consideration. In addition to Section 428.130, in exercising this authority, the Commission shall vary requirements only to the extent necessary, subject to the following standards:
1.
Variation to site planning, building placement, and building orientation under Sections 428.230, 428.240 and 428.250:
a.
The building elevation facing Olive Boulevard and any adjacent
street shall contain additional articulation features, including additional
windows, building planes, and other architectural features, that enhance
the building's presence.
b.
The sidewalk adjacent to any building edge facing a street should
include gathering space, landscaping, shade, and compatible enhancements.
c.
Along the required streetscape, in addition to the standards set forth in Article III, Streetscape, one (1) or more of the following improvements shall be provided:
d.
An accessibly compliant access path shall be provided from the
streetscape sidewalk along Olive Boulevard to the primary building
entrance. The access path shall consist of a distinguishable finish
material other than the same asphalt or concrete used in the parking
areas. Striping over asphalt or painting stripes over concrete shall
not be considered dedicated and/or distinguishable.
e.
Cross-access between adjacent properties, either through an
easement or through actual construction or installation of such cross-access,
must be provided.
f.
The number of curb cuts along the length of the subject property
shall be reduced, or turning movements from existing curb cuts must
be restricted.
2.
Variation for the screen wall variation under Section 428.260; the applicant shall provide evidence as to why the screen wall would not provide an adequate transition and buffering to adjacent residential properties and provide evidence that efforts have been made to shield all exterior lighting fixtures from residential property and that efforts have been made to shield all vehicle headlights from all parking areas and drive areas from residential properties.
