[Ord. No. 2470 §1, 3-27-2012]
A.
The
intent of the streetscape is to define the Olive Boulevard Corridor
and establish the City's image consistent with the Olivette Strategic
Plan.
B.
The
purpose of the following regulations is to:
1.
Establish a City identity consistent with the Olivette Strategic
Plan;
2.
Establish uniform regulations governing street improvements along
the Olive Boulevard Corridor and intersecting streets; and
3.
Encourage pedestrian activity along Olive Boulevard and provide a
safe environment for pedestrian movement.
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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.
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[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:
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TABLE 1
APPLICABILITY TABLE REGARDING ARTICLE III. STREETSCAPE
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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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Section 428.330. Streetscape Profile: Olive Boulevard
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G. Streetscape edge.
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A (see note below)
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B (see note below)
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A (see note below)
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B (see note below)
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A.
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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).
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B.
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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.
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TABLE 2
APPLICABILITY TABLE REGARDING ARTICLE III. STREETSCAPE
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|---|---|---|---|---|---|
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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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Section 428.340. Streetscape Profile: Other Streets Intersectioning With Olive Boulevard
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E. Streetscape edge
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A (see note below)
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B (see note below)
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A (see note below)
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B (see note below)
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A.
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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).
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B.
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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.
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TABLE 3
APPLICABILITY TABLE REGARDING ARTICLE III. STREETSCAPE
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|---|---|---|---|---|---|
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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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Section 428.350. Intersections: Primary intersection hardscape focus point
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100%
A (see note below)
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100%
B (see note below)
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100%
C (see note below)
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C (see note below)
None
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Secondary intersection hardscape focus point
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100%
A (see note below)
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100%
B (see note below)
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100%
C (see note below)
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C (see note below)
None
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A.
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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).
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B.
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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).
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C.
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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.
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[Ord. No. 2470 §1, 3-27-2012]
The following definitions shall be applicable to this Article.
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.
An acronym used in lieu of the Missouri Department of Transportation.
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.
A component of the streetscape, the pedestrian way is an
unobstructed, concrete sidewalk adjacent to and parallel to the street
transition area.
A six (6) inch wide vertical edge constructed of concrete
extending above the street pavement at a minimum of six (6) inches.
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.
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.
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.
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.
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.
[Ord. No. 2470 §1, 3-27-2012; Ord. No. 2685, 11-26-2019]
A.
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.
C.
Streetscape Cross Section. The following figure illustrates the various
components that make the Olive Boulevard streetscape.
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Figure 2. Streetscape cross section along Olive Boulevard.
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D.
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.
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Figure 3-A. The following figure illustrates the
existing rolled curb along Olive Boulevard.
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Figure 3-B. The following figure illustrates the
intended vertical curb to replace all existing rolled curbs along
Olive Boulevard.
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E.
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.
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Figure 4-A. The following figure illustrates the
existing asphalt shoulder along Olive Boulevard.
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Figure 4-B. The following figure provides an illustration
of the proposed street transition area.
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1.
The street transition area is intended to provide a buffer between
the roadway surface and pedestrian way.
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Figure 5-A. The following figure illustrates a
pedestrian way that has no street transition area to provide a buffer
from the street.
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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.
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2.
The street transition area shall include the following elements:
a.
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.
b.
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.
c.
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.
d.
Ornamental Tree Grates. Each ornamental tree shall contain a
protective grate and cover at the base.
e.
Trash Receptacles. As directed by the Director of Public Services,
trash receptacles shall be provided in the street transition area.
f.
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.
3.
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.
F.
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.
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Figure 5-A. The following figure illustrates the
existing asphalt shoulder along Olive Boulevard.
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Figure 5-B. The following figure provides an illustration
of the proposed pedestrian way along Olive Boulevard.
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1.
The pedestrian way is intended to provide a wide and uninterrupted
pathway for pedestrians and non-motorized vehicles (see Figure 5-B).
2.
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.
G.
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.
1.
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.
2.
Landscaping. In accordance with the landscape standards defined in Article V of this Chapter, the streetscape edge shall contain the following landscape requirements:
a.
At least seventy-five (75) planting units shall be provided
for every one hundred (100) lineal feet of right-of-way along Olive
Boulevard.
b.
At least one third (1/3) of the seventy-five (75) planting units
shall consist of ornamental, medium, and/or large trees.
c.
All trees shall be evenly spaced and may not exceed a lineal
distance of thirty (30) feet.
d.
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.
3.
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:
a.
The decorative screen wall shall consist of a solid masonry
or stone exterior finish compatible with the primary building on the
property grounds.
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Figure 6. The following figure illustrates a decorative
screen wall with a masonry finish.
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b.
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.
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Figure 7. The following figure illustrates how
the decorative screen wall can be designed with other material integrated
with the masonry finish.
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c.
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.
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Figure 8. The following figure illustrates how
the decorative screen wall can be designed with serpentine curvature
within the streetscape edge.
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d.
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.
e.
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.
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Figure 9. The following figure illustrates how
signage can be incorporated into the decorative screen wall.
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4.
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.
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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.
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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.
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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.
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H.
Off-Street Parking Landscape Perimeter.
1.
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.
2.
Landscaping in the off-street parking landscape perimeter shall comply with Section 428.540(C).
[Ord. No. 2470 §1, 3-27-2012]
A.
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.
B.
Components Of The Streetscape. Beginning at the interior
edge of the off-street parking landscape perimeter, the streetscape
shall consist of the following components:
C.
Streetscape Cross Section. The following figure illustrates
the various components that make the streetscape for streets intersecting
with Olive Boulevard.
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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.
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D.
Off-Street Parking Landscape Perimeter.
1.
An off-street parking landscape perimeter of no less than five (5)
feet in width shall be provided.
2.
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.
3.
Landscaping in the off-street parking landscape perimeter shall comply with Section 428.540(C).
4.
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.
E.
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.
1.
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.
2.
Landscaping. In accordance with the landscape standards defined in Article V of this Chapter, the streetscape edge shall contain the following landscape requirements:
a.
At least eighty (80) planting units shall be provided for every one
hundred (100) lineal feet of right-of-way along Olive Boulevard; and
b.
At least one third (⅓) of the eighty (80) planting units shall
consist of ornamental, medium, and/or large trees.
c.
All trees shall be evenly spaced and may not exceed a lineal distance
of thirty (30) feet.
d.
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.
3.
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:
a.
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.
b.
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.
c.
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.
d.
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.
e.
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.
f.
The decorative screen wall along a side street may not contain any
signage.
4.
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.
F.
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.
1.
The pedestrian way is intended to provide a wide and uninterrupted
pathway for pedestrians and non-motorized vehicles (see Figure 5-B).
2.
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.
G.
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.
1.
The street transition area is intended to provide a buffer between
the roadway surface and the pedestrian way.
2.
The street transition area shall include the following elements:
a.
A vegetative area with ground cover consisting of natural grass or
other landscape material approved by the Planning and Community Design
Commission.
b.
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.
c.
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.
3.
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.
H.
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.
[Ord. No. 2470 §1, 3-27-2012]
A.
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.
1.
Primary level street intersection. Any signalized
intersection along the Olive Boulevard Corridor shall be considered
a primary level street intersection.
2.
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.
3.
Streetscape area. Every intersection with Olive
Boulevard shall contain a defined streetscape area as follows:
a.
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.
b.
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.
c.
The streetscape area shall consist of the following components:
(1)
Defined perimeter.
(2)
Interior hardscape.
(3)
Focus point.
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Figure 12-A. The following figure provides an illustration of
the streetscape area at a primarily level street intersection.
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Figure 12-B. The following figure provides an illustration of
the streetscape area at a secondary level street intersection.
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B.
Design Standards For Streetscape Area Components.
1.
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.
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Figure 13-A. The following figure provides an illustrative example
of how to define the perimeter of the streetscape area.
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Figure 13-B. The following figure provides an illustrative example
of how to define the perimeter of the streetscape area.
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Figure 13-C. The following figure provides an illustrative example
of how to define the perimeter of the streetscape area.
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2.
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.
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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.
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3.
Focus point. Within the interior hardscape there
shall be a focus point that consists of a significant architectural
or landscape structure.
a.
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.
b.
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.
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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.
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Figure 15-C. The following figure provides an illustrative example
of an acceptable focus point.
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Figure 15-D. The following figure provides an illustrative example
of an acceptable focus point.
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(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.
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(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.
