City of Olivette, MO Streetscape

[Ord. No. 2470 §1, 3-27-2012]

The intent of the streetscape is to define the Olive Boulevard Corridor and establish the City's image consistent with the Olivette Strategic Plan.

The purpose of the following regulations is to:

Establish a City identity consistent with the Olivette Strategic Plan;

Establish uniform regulations governing street improvements along the Olive Boulevard Corridor and intersecting streets; and

Encourage pedestrian activity along Olive Boulevard and provide a safe environment for pedestrian movement.

Figure 1. The following illustration is intended to provide an example of what would be considered an enhanced and dynamic streetscape. Elements to note include the wide sidewalks, detail to pedestrian needs and amenities, tree spacing and articulation, public plazas and hardscapes, and materials and color uses.

Section 428.310 Applicability.

[Ord. No. 2470 §1, 3-27-2012]

The following tables identify 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:

TABLE 1 APPLICABILITY TABLE REGARDING ARTICLE III. STREETSCAPE
		TYPE OF CONSTRUCTION PROPOSED
		INCREASE IN BUILDING FLOOR AREA		INCREASE IN SURFACE AREA
		50% or less, but greater than 35%	35% or less	50% or less, but greater than 35%	35% or less
Section 428.330. Streetscape Profile: Olive Boulevard
G. Streetscape edge.		A (see note below)	B (see note below)	A (see note below)	B (see note below)
A.	At the request of the petitioner, the Commission may authorize a reduction of the 75 planting units required under Section 428.330(G)(2) to 50 planting units, and permit the alternative material finishes to constitute more than the 50% maximum permitted for the decorative screen wall under Section 428.330(G)(3).
B.	At the request of the petitioner, the Commission may wave the requirements under Section 428.330(G) in lieu of an alternative landscape plan that reinforces the spirit and intent of this Section and Chapter in accordance with the visions outlined in this Article and the Olivette Strategic Plan.

TABLE 2 APPLICABILITY TABLE REGARDING ARTICLE III. STREETSCAPE
		TYPE OF CONSTRUCTION PROPOSED
		INCREASE IN BUILDING FLOOR AREA		INCREASE IN SURFACE AREA
		50% or less, but greater than 35%	35% or less	50% or less, but greater than 35%	35% or less
Section 428.340. Streetscape Profile: Other Streets Intersectioning With Olive Boulevard
E. Streetscape edge		A (see note below)	B (see note below)	A (see note below)	B (see note below)
A.	At the request of the petitioner, the Commission may permit alterative material finishes to constitute more than the 50% maximum permitted for the decorative screen wall under Section 428.340(E)(3).
B.	At the request of the petitioner, the Commission may wave the requirements under Section 428.340(E) in lieu of an alternative landscape plan that reinforces the spirit and intent of this Article and the Olivette Strategic Plan.

TABLE 3 APPLICABILITY TABLE REGARDING ARTICLE III. STREETSCAPE
		TYPE OF CONSTRUCTION PROPOSED
		INCREASE IN BUILDING FLOOR AREA		INCREASE IN SURFACE AREA
		50% or less, but greater than 35%	35% or less	50% or less, but greater than 35%	35% or less
Section 428.350. Intersections: Primary intersection hardscape focus point		100% A (see note below)	100% B (see note below)	100% C (see note below)	C (see note below) None
Secondary intersection hardscape focus point		100% A (see note below)	100% B (see note below)	100% C (see note below)	C (see note below) None
A.	At the request of the petitioner, the Commission may consider an alterative focus point design in lieu to those outlined under Section 428.350(B)(3).
B.	At the request of the petitioner, the Commission may consider a public-private joint partnership in funding the focus point required under Section 428.350(B)(3).
C.	At the request of the petitioner, the Commission may wave the requirements under Section 428.350(B)(2) and (B)(3) in lieu of an alternative landscape plan that reinforces the spirit and intent of this Section and Chapter in accordance with the visions outlined in the Olivette Strategic Plan.

Section 428.320 Definitions.

[Ord. No. 2470 §1, 3-27-2012]

The following definitions shall be applicable to this Article.

DECORATIVE SCREEN WALL

A three (3) foot tall, decorative-masonry landscape or retaining wall within the streetscape edge that is intended to define the perimeter of the streetscape.

MODOT

An acronym used in lieu of the Missouri Department of Transportation.

OFF-STREET PARKING LANDSCAPE PERIMETER

The first five (5) feet adjacent to and parallel to the curb edge of any interior parking or drive aisle along a street front building setback, including Olive Boulevard.

PEDESTRIAN WAY

A component of the streetscape, the pedestrian way is an unobstructed, concrete sidewalk adjacent to and parallel to the street transition area.

STREET CURB

A six (6) inch wide vertical edge constructed of concrete extending above the street pavement at a minimum of six (6) inches.

STREET INTERSECTION, PRIMARY LEVEL

All signalized street intersections along the Olive Boulevard Corridor. Including, but not limited to, Hilltop and Collingwood Drive, Price Road, Dielman Road, Indian Meadows Drive, and Old Bonhomme Road.

STREET INTERSECTION, SECONDARY LEVEL

All non-signalized street intersections along the Olive Boulevard Corridor. Including, but not limited to, Dolores Avenue, Dielman Industrial Drive, Llewellyn Lane, Olivette Executive Parkway, Elbring Drive, Indian Trails Drive, Magnet Drive, Harvest Drive, Friese Drive, Olivaire Lane, and Basswood Lane.

STREET TRANSITION AREA

A component of the streetscape, the street transition area is an area between the street curb and pedestrian way intended to provide a buffer and sense of security to pedestrians utilizing the sidewalk. The street transition area may consist of a hardscape or landscape area and is generally where ornamental street trees, tree grates, and pedestrian street lights are placed.

STREETSCAPE

The first twenty (20) feet of land area parallel and adjacent to the street curb. The streetscape includes property within both the right-of-way and on the adjacent private grounds. Components of the streetscape consist of the street curb, street transition area, pedestrian way, streetscape edge, and off-street parking landscape perimeter.

STREETSCAPE EDGE

A component of the streetscape, the streetscape edge is an area adjacent and parallel to the pedestrian way. The streetscape edge may overlap onto the street right-of-way and/or private property. The streetscape edge generally contains a decorative screen wall that is intended to define the perimeter of the streetscape and the beginning of a parking or building area.

Section 428.330 Streetscape Profile — Olive Boulevard.

[Ord. No. 2470 §1, 3-27-2012; Ord. No. 2685, 11-26-2019]

Streetscape. Beginning at the exterior edge, the first twenty (20) feet parallel and along the curb edge shall consist of the Olive Boulevard streetscape. The streetscape includes property within both the right-of-way and on the adjacent private grounds.

Components Of The Streetscape. The streetscape shall consist of the following components:

The street curb;

The street transition area;

The pedestrian way;

The streetscape edge; and

The off-street parking landscape perimeter.

Streetscape Cross Section. The following figure illustrates the various components that make the Olive Boulevard streetscape.

Figure 2. Streetscape cross section along Olive Boulevard.

Street Curb. Adjacent to and parallel to the driving lanes of Olive Boulevard, a street curb consistent with the specifications and regulations outlined by the MoDOT shall be provided. It is the intent of this Chapter to have all existing rolled curbs along Olive Boulevard replaced with the vertical street curbs.

Figure 3-A. The following figure illustrates the existing rolled curb along Olive Boulevard.	Figure 3-B. The following figure illustrates the intended vertical curb to replace all existing rolled curbs along Olive Boulevard.

Street Transition Area. A minimum five-foot-wide street transition area constructed in accordance with standards and regulations outlined by the MoDOT shall be provided adjacent to and parallel with the street curb.

Figure 4-A. The following figure illustrates the existing asphalt shoulder along Olive Boulevard.	Figure 4-B. The following figure provides an illustration of the proposed street transition area.

The street transition area is intended to provide a buffer between the roadway surface and pedestrian way.

Figure 5-A. The following figure illustrates a pedestrian way that has no street transition area to provide a buffer from the street.	Figure 5-B. The following figure illustrates a pedestrian way with a street transition area providing a buffer from the street. Note how the street transition area contains specific streetscape elements to minimize obstructions within the pedestrian way.

The street transition area shall include the following elements:

Stamped Concrete. The full width of the street transition area shall consist of a concrete surface that includes decorative stamped features as outlined in the specifications adopted by the Department of Public Services.

Ornamental Pedestrian Lights. An ornamental pedestrian light fixture shall be provided in intervals not to exceed thirty (30) feet except in situations when interrupted by an apron leading onto Olive Boulevard. Ornamental pedestrian light fixtures shall be spaced no closer than fifteen (15) feet to the edge of an apron leading onto Olive Boulevard.

Ornamental Trees. An ornamental tree as defined by this Chapter shall be provided in intervals not to exceed thirty (30) feet except in situations when interrupted by an apron leading onto Olive Boulevard, in which an ornamental tree shall be spaced no closer than twenty (20) feet to the edge of the apron leading onto Olive Boulevard.

Ornamental Tree Grates. Each ornamental tree shall contain a protective grate and cover at the base.

Trash Receptacles. As directed by the Director of Public Services, trash receptacles shall be provided in the street transition area.

Utilities as required by the MoDOT, Missouri American Water, Spire and Ameren UE. Efforts shall be made to have all other utilities located outside of the street transition area.

The Department of Planning and Community Development shall adopt and provide design and construction specifications and construction details for all the above-referenced improvements in the street transition area.

Pedestrian Way. A minimum seven-foot pedestrian way constructed in accordance with standards and regulations outlined by the MoDOT shall be provided adjacent to and parallel with the street transition area. The pedestrian way shall consist of an unobstructed pathway to serve as a pedestrian sidewalk.

Figure 5-A. The following figure illustrates the existing asphalt shoulder along Olive Boulevard.	Figure 5-B. The following figure provides an illustration of the proposed pedestrian way along Olive Boulevard.

The pedestrian way is intended to provide a wide and uninterrupted pathway for pedestrians and non-motorized vehicles (see Figure 5-B).

It is possible that a portion of the overall width of the pedestrian way may extend beyond the right-of-way line and encroach onto private property. In situations in which the pedestrian way encroaches onto private property, a legal instrument providing an easement for the pedestrian way shall be prepared by the developer, approved by the City, and recorded with the St. Louis County Recorder of Deeds.

Streetscape Edge. A minimum ten-foot-wide streetscape edge shall be provided adjacent to and parallel with the pedestrian way. It is anticipated that the streetscape edge will be fully on private property.

The intent of the streetscape edge is to provide a landscaped area that defines the edge of the streetscape and shields off-street parking areas and drive lanes from view.

Landscaping. In accordance with the landscape standards defined in Article V of this Chapter, the streetscape edge shall contain the following landscape requirements:

At least seventy-five (75) planting units shall be provided for every one hundred (100) lineal feet of right-of-way along Olive Boulevard.

At least one third (1/3) of the seventy-five (75) planting units shall consist of ornamental, medium, and/or large trees.

All trees shall be evenly spaced and may not exceed a lineal distance of thirty (30) feet.

In the event that the off-street parking landscape perimeter encroaches into the streetscape edge, landscaping points for both off-street parking landscape perimeter and the street edge shall comply with the combined point requirements of each Section.

Decorative Screen Wall. Within the streetscape edge there shall be a three-foot-tall decorative screen wall, as measured along the side facing Olive Boulevard, that is intended to define the perimeter of the Olive Boulevard streetscape. Conditions for the decorative wall are as follows:

The decorative screen wall shall consist of a solid masonry or stone exterior finish compatible with the primary building on the property grounds.

Figure 6. The following figure illustrates a decorative screen wall with a masonry finish.

Up to fifty percent (50%) of the decorative screen wall can consist of other material such as an ornamental fence or dense landscape hedge as approved by the Planning and Community Design Commission.

Figure 7. The following figure illustrates how the decorative screen wall can be designed with other material integrated with the masonry finish.

The decorative screen wall may run in either a linear, serpentine, or in curvature fashion so long as it is parallel to the pedestrian way.

Figure 8. The following figure illustrates how the decorative screen wall can be designed with serpentine curvature within the streetscape edge.

At the point of any apron leading to Olive Boulevard, the decorative screen wall may transition, or curve, into property grounds, so that it is no closer than ten (10) feet to the apron curb.

The decorative screen wall may contain signage that identifies the use or user's logo, so long as the signage is an integral part of the wall. The signage on the wall may not advertise items sold or offered on the site.

Figure 9. The following figure illustrates how signage can be incorporated into the decorative screen wall.

In situations in which the grading of the lot requires the decorative screen wall to exceed three (3) feet in height, the decorative screen wall shall be tiered so that no portion of the decorative screen wall exceeds three (3) feet.

Figure 10-A. The following figure illustrates a decorative screen wall in which the grades on both sides of the wall are about equal in elevation.

Figure 10-B. The following figure illustrates a decorative screen wall in which the grades on opposite side of the wall are higher in elevation.

Figure 10-C. The following figure illustrates a decorative screen wall in which the grades on opposite side of the wall are lower in elevation.

Off-Street Parking Landscape Perimeter.

When off-street parking does not directly abut the streetscape edge, all off-street parking and loading areas facing a street and the outer edge of all off-street parking and loading areas shall provide a landscape perimeter of no less than five (5) feet in width.

Landscaping in the off-street parking landscape perimeter shall comply with Section 428.540(C).

Section 428.340 Streetscape Profile — Streets Intersecting With Olive Boulevard.

[Ord. No. 2470 §1, 3-27-2012]

Streetscape. In a reverse format as compared to the streetscape profile for Olive Boulevard, the streetscape on streets intersecting with Olive Boulevard are measured from the interior of the off-street parking landscape perimeter outwards toward the street. Given that intersecting side streets have varying right-of-way widths and the street surface is not always centered in the right-of-way, this format allows for the edge of off-street parking to be placed up to the property line so long as the minimum dimensions of each street component can be met.

Components Of The Streetscape. Beginning at the interior edge of the off-street parking landscape perimeter, the streetscape shall consist of the following components:

The off-street parking landscape perimeter;

The streetscape edge;

The pedestrian way;

The street transition area; and

The street curb.

Streetscape Cross Section. The following figure illustrates the various components that make the streetscape for streets intersecting with Olive Boulevard.

Figure 11. Streetscape cross section for streets intersection with Olive Boulevard. Note that the components of the streetscape are initiated from the edge of interior parking and not along the street curb.

Off-Street Parking Landscape Perimeter.

An off-street parking landscape perimeter of no less than five (5) feet in width shall be provided.

It is possible for the off-street parking landscape perimeter to lie within the property grounds and/or partially or wholly in the street right-of-way.

Landscaping in the off-street parking landscape perimeter shall comply with Section 428.540(C).

Streetscape Edge. A minimum five (5) foot wide streetscape edge shall be provided adjacent to and parallel with the off-street parking landscape perimeter. It is possible for the streetscape edge to lie within the property grounds and/or partially or wholly in the street right-of-way.

The intent of the streetscape edge is to provide a landscaped area that defines the edge of the streetscape and shields off-street parking areas and drive lanes from view.

Landscaping. In accordance with the landscape standards defined in Article V of this Chapter, the streetscape edge shall contain the following landscape requirements:

At least eighty (80) planting units shall be provided for every one hundred (100) lineal feet of right-of-way along Olive Boulevard; and

At least one third (⅓) of the eighty (80) planting units shall consist of ornamental, medium, and/or large trees.

All trees shall be evenly spaced and may not exceed a lineal distance of thirty (30) feet.

Decorative screen wall. Within the streetscape edge there shall be a three (3) foot tall decorative screen wall, as measured along the side facing the street, that is intended to define the perimeter of the side street streetscape. Conditions for the decorative wall are as follows:

The decorative screen wall shall extend a length of no less than twenty-five percent (25%) of the lot depth measured along the street. The wall may then terminate or taper down in height.

The decorative screen wall primarily shall consist of a solid masonry or stone exterior finish compatible with the primary building on the property grounds. See Figure 6 of this for an illustrative example.

Up to fifty percent (50%) of the decorative screen wall can consist of other material such as an ornamental fence or dense landscape hedge as approved by the Planning and Community Design Commission. See Figure 7 for an illustrative example.

The decorative screen wall may run in either a linear, serpentine, or in curvature fashion so long as it is parallel to the pedestrian way. See Figure 8 for an illustrative example.

At the point of any apron leading to the side street, the decorative screen wall may transition, or curve into property grounds, so that it is no closer than ten (10) feet to the apron curb.

The decorative screen wall along a side street may not contain any signage.

In situations in which the grading of the lot requires the decorative screen wall to exceed three (3) feet in height, the decorative wall shall be tiered so that no portion of the decorative screen wall exceeds three (3) feet. See Figures 10-A, 10-B, and 10-C for illustrative examples.

Pedestrian Way. A minimum six (6) foot pedestrian way constructed in accordance with standards and regulations outlined by the MoDOT, Saint Louis County, and the City of Olivette shall be provided adjacent to and parallel with the streetscape edge. The pedestrian way shall consist of an unobstructed pathway to serve as a pedestrian sidewalk. See Figure 5-B for illustrative examples.

The pedestrian way is intended to provide a wide and uninterrupted pathway for pedestrians and non-motorized vehicles (see Figure 5-B).

It is possible that a portion of overall width of the pedestrian way may extend beyond the right-of-way line and encroach into private property. In situations in which the pedestrian way encroaches into private property, a legal instrument providing an easement for the pedestrian way shall be prepared by the developer, approved by the City, and recorded with the Saint Louis County Recorder of Deeds.

Street Transition Area. A minimum five (5) foot wide street transition area constructed in accordance with standards and regulations outlined by the MoDOT, Saint Louis County, and the City of Olivette shall be provided adjacent to and parallel with the street curb. See Figure 4-B for an illustrative example.

The street transition area is intended to provide a buffer between the roadway surface and the pedestrian way.

The street transition area shall include the following elements:

A vegetative area with ground cover consisting of natural grass or other landscape material approved by the Planning and Community Design Commission.

Ornamental trees. An ornamental tree as defined by this Chapter shall be provided in intervals not to exceed thirty (30) feet except in situations when interrupted by an apron leading onto Olive Boulevard, in which an ornamental tree shall be spaced no closer than twenty (20) feet from the edge of the apron leading onto Olive Boulevard.

Utilities as required by the MoDOT, Missouri American Water, Laclede Gas and Ameren UE. Efforts shall be made to have all other utilities located outside of the street transition area.

The Department of Public Services shall adopt and provide design and construction specifications and construction details for all the above referenced improvements in the street transition area.

Street Curb. Adjacent to and parallel to the driving lanes of the side street intersecting with Olive Boulevard, a street curb consistent with the specifications and regulations outlined by MoDOT, Saint Louis County and the City of Olivette shall be provided. It is the intent of this Chapter to have all existing rolled curbs along the side street replaced with the vertical street curbs. See Figure 3-B for an illustrative example.

Section 428.350 Intersections.

[Ord. No. 2470 §1, 3-27-2012]

There shall be two (2) levels of design standards at street intersections along the Olive Boulevard Corridor, a primary level street intersection and a secondary level street intersection.

Primary level street intersection. Any signalized intersection along the Olive Boulevard Corridor shall be considered a primary level street intersection.

Secondary level street intersection. Any non-signalized street, public or private way intersecting with Olive Boulevard shall be considered as a secondary level street intersection.

Streetscape area. Every intersection with Olive Boulevard shall contain a defined streetscape area as follows:

Streetscape area at a primary level street intersection. The streetscape area at a primary level street intersection shall consist of the area within a fifty (50) foot radius from the point in which the street curbs would intersect if they were extended into the street pavement. See Figure 12-A.

Streetscape area at a secondary level street intersection. The streetscape area at a secondary level street intersection shall consist of the area within a thirty (30) foot radius from the point in which the street curbs would intersect if they were extended into the street pavement. See Figure 12-B.

The streetscape area shall consist of the following components:

(1)

Defined perimeter.

(2)

Interior hardscape.

(3)

Focus point.

Figure 12-A. The following figure provides an illustration of the streetscape area at a primarily level street intersection.

Figure 12-B. The following figure provides an illustration of the streetscape area at a secondary level street intersection.

Design Standards For Streetscape Area Components.

Defined perimeter. Within the streetscape area defined by the established radius, there shall be a defined perimeter consisting of a decorative wall feature or dense landscaping.

Figure 13-A. The following figure provides an illustrative example of how to define the perimeter of the streetscape area.	Figure 13-B. The following figure provides an illustrative example of how to define the perimeter of the streetscape area.

Figure 13-C. The following figure provides an illustrative example of how to define the perimeter of the streetscape area.

Interior hardscape. Within the streetscape area, the interior of the radius area shall consist of a hardscape area that may include landscaping, arts, fountains, and other decorative and ornamental features as a component.

Figure 14-A. The following figure provides an illustrative example of an acceptable interior hardscape.	Figure 14-B. The following figure provides an illustrative example of an acceptable interior hardscape.

Figure 14-C. The following figure provides an illustrative example of an acceptable interior hardscape.	Figure 14-D. The following figure provides an illustrative example of an acceptable interior hardscape.

Focus point. Within the interior hardscape there shall be a focus point that consists of a significant architectural or landscape structure.

At a primary level street intersection, the focus point shall contain one (1) of the following:

(1)

A public art sculpture with a height equal to or in excess of six (6) feet.

(2)

A fountain pool with a circumference of no less than six (6) feet containing a water feature, cascade, or spout of at least four (4) feet in height.

(3)

An architectural element such as a clock tower, obelisk, colonnade, or arcade.

At a secondary level street intersection, there shall be a focus point that consists of one (1) of the following:

(1)

A public art sculpture.

(2)

A fountain pool with a water feature, cascade, or spout.

(3)

An architectural element such as a clock tower, obelisk, colonnade, or arcade.

Figure 15-A. The following figure provides an illustrative example of an acceptable focus point.	Figure 15-B. The following figure provides an illustrative example of an acceptable focus point.

Figure 15-C. The following figure provides an illustrative example of an acceptable focus point.	Figure 15-D. The following figure provides an illustrative example of an acceptable focus point.

(4)

The following figures provide illustrations of streetscape designs that are unacceptable.

Figure 16-A. The following figure provides an illustrative example of an unacceptable streetscape design.	Figure 16-B. The following figure provides an illustrative example of an unacceptable streetscape design.

(5)

The Planning and Community Design Commission, at its discretion, may consider alternative streetscape area design standards so long as the alternative design reinforces the spirit and intent of this Section and Chapter in accordance with the visions outlined in the Olivette Strategic Plan.

Section 428.360 through Section 428.390. (Reserved)