[Ord. No. 2470 §1, 3-27-2012]
The landscaping and buffering requirements specified herein
are intended to foster aesthetically pleasing development which will
protect and preserve the appearance, character, general health, safety
and welfare of the City and preserve the value of properties located
along the Olive Boulevard Corridor. Specifically, these regulations
are intended to increase the compatibility of adjacent uses by requiring
a buffer or screen between uses and, in doing so, minimize the harmful
impacts of noise, dust and other debris, motor vehicle headlight glare
or other artificial light intrusions and other objectionable activities
or impacts conducted or created by an adjoining or nearby use.
[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 V. LANDSCAPING
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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 V. LANDSCAPING
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Section 428.540(B). Front Yard Setback Landscape Area
Olive Boulevard
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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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Other street rights-of-way
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100%
|
A
(see note below)
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100%
|
A
(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 required units 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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Section 428.540(C). Off-Street Parking Landscape Perimeter
Perimeter
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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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Section 428.540(D). Interior Off-Street Parking Landscape Area
Interior
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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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|
A.
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At the request of the petitioner, the Commission may authorize
a reduction of the required units 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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Section 428.540(E). Side Yard Landscape Area
Abutting non-residential
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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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Abutting residential
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100%
|
A
(see note below)
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100%
|
A
(see note below)
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|
A.
|
At the request of the petitioner, the Commission may authorize
a reduction of the required units 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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Section 428.540(F). Rear Yard Landscape Area
Abutting non-residential
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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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Abutting residential
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100%
|
A
(see note below)
|
100%
|
A
(see note below)
| |
|
A.
|
At the request of the petitioner, the Commission may authorize
a reduction of the required units 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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Section 428.540(G). Building Perimeter Landscape Area
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Addition 100%
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Additional 100%
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Depends on addition location
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[Ord. No. 2470 §1, 3-27-2012]
The following definitions shall be applicable to this Article.
A growth or thicket of densely growing small trees and shrubs.
For the purposes of this Chapter, a caliper is the diameter
of a tree trunk, measured in inches, at a point at least six (6) inches
above ground level.
The overall area of a tree's foliage, the outer edge of which
is the drip line.
Any of various mostly needle-leaved or scale-leaved, chiefly
evergreen, cone-bearing gymnospermous trees or shrubs such as pines,
spruces, and firs. In botany and horticulture, a coniferous tree or
plant are those where green foliage is persistent year-round.
In botany and horticulture, a deciduous tree or plant are
those that lose all their leaves for part of the year.
A tree with a canopy that reaches at least one thousand six
hundred (1,600) square feet at maturity under urban conditions, with
crown diameter of at least forty-five (45) feet. Large trees are primarily
sought after for the shade qualities they possess. Large landscape
trees can become the focal point in a large landscape area and they
can dominate the view.
A tree with a canopy that reaches at least nine hundred (900)
square feet at maturity but less than one thousand six hundred (1,600)
square feet under urban conditions, with a crown diameter of at least
thirty-five (35) feet.
A tree with a canopy that reaches at least four hundred (400)
square feet at maturity but less than nine hundred (900) square feet
under urban conditions, with a crown diameter of at least twenty-five
(25) feet. Commonly identified as ornamental trees, small deciduous
trees fit many applications and planting sites.
A plant, such as a cycad or conifer, whose seeds are not
enclosed within an ovary.
Ornamental trees are usually described as trees that are
less than twenty-five (25) feet tall. They usually have a defining
feature such as flowers, unique foliage, notable bark, or a form of
branching that is eye catching. Many ornamental trees are flowering
and the time of flowering, mainly early spring, will draw attention
to the landscape.
A term used to express a numeric value assigned to plantings
identified in this Chapter.
A woody plant smaller than a tree, usually having multiple
permanent stems branching from or near the ground.
A coniferous tree.
[Ord. No. 2470 §1, 3-27-2012]
A.
Standards. The following standards shall be considered the
minimum required planting standards for all trees and landscape material:
1.
Plant units. The following table provides the breakdown
of plant unit equivalencies for the following plant material.
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Table 1. Plant Unit Equivalency Table
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Type of Plant Material
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Equivalent Plant Units
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Typical Sizes
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Medium or large deciduous tree
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10
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Minimum caliper diameter of 2.5 inches
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Small deciduous or ornamental tree
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5
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Minimum caliper diameter 1.5 inches
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Conifer or upright evergreen
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5
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Minimum height of 5 feet
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Bushes and shrub
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1
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Minimum size of 3 to 5 gallon container depending upon species
and spacing. Spacing shall be no greater than 5 feet apart and average
at least 18 inches in height at the time of planting.
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Plant islands, including perennial, annuals, and special grasses
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1 point for every square foot of plant area
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2.
Plant quality. Plants installed to satisfy the requirements
of this Article shall conform to or exceed the plant quality standards
of the most recent edition of American Standard for Nursery
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Stock published by the American Association of Nurserymen. Plants
shall be nursery-grown and adapted to the local area.
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3.
Artificial plants. No artificial plants or vegetation
shall be used to meet any standards of this Section.
4.
Trees.
a.
Types.
(1)
Required. Where required or permitted, trees
shall be of the following types: ornamental, small deciduous, medium
deciduous, evergreen or large deciduous trees. A list of recommended
trees classified by type is available through the Department of Public
Services. Use of species native to Missouri is preferred.
(2)
Species mix. When more than ten (10) trees
are required to be planted to meet the standards of this Section,
a mix of species shall be provided. In order to promote diversity
in the urban forest, the number of species to be planted shall vary
according to the overall number of trees required to be planted in
accordance with following requirements:
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Table 2. Species Mix Table
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Required Number of trees
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Minimum Number of Species
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11—20
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2
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21—30
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3
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31—40
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4
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41+
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5
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5.
Shrubs (deciduous and conifer). Shrubs planted to
satisfy the standards of this Article shall be of a minimum size of
three (3) to five (5) gallon container depending upon species and
spacing. Spacing shall be no greater that five (5) feet apart and
average at least eighteen (18) inches in height at the time of planting.
6.
Ground treatment. The ground area within required
landscape areas shall receive appropriate landscape treatment and
present a finished appearance and reasonably complete coverage upon
planting. The use of pebbles or gravel is prohibited unless authorized
by the Planning and Community Design Commission.
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The following standards shall apply to the design of ground
treatment:
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a.
Ground cover. Ground cover appropriate for the area
may be planted in lieu of turf grass. Ground cover shall be of a size
and spacing to provide a minimum of fifty percent (50%) coverage after
the first (1st) full growing season and complete coverage at maturity.
Edging shall be provided for all ground cover.
b.
Mulch. Mulch shall be installed and maintained at
a minimum depth of two (2) inches and a maximum depth of four (4)
inches on all planted areas except where ground cover plants are fully
established. Mulch may be used as a permanent ground treatment in
those landscape designs where ground cover or grass is inappropriate.
c.
Grass seed and sod. Turf areas shall be planted
with species suitable as permanent lawns. Turf areas shall be sodded
or seeded. In areas where grass seed is used, maintenance shall be
provided until coverage is complete and complete coverage shall be
provided after the first (1st) full growing season. Zoysia grass shall
not be allowed.
7.
Fences and walls.
a.
The use of solid wood fences is limited.
b.
All retaining walls shall not exceed a height of three (3) feet and
shall be no closer than three (3) feet from any other retaining wall,
structure, or property line.
c.
All retaining walls shall have an exterior finish comparable to the
finished materials used on the primary building on the site grounds.
d.
Fences and walls used to screen residential developments from adjacent
streets and land uses shall be of uniform appearance and design throughout
the subject development.
8.
Use of existing plant material.
a.
General. Preservation of existing and viable planting,
where feasible, is highly encouraged. Vegetation and plant material
that exists on a site prior to development may be used to satisfy
the landscape standards of this Section provided that such material
meets size, variety and location requirements of this Section.
b.
Tree credits. Existing trees that satisfy the standards
of this Section may be substituted for any of the trees required in
accordance with the following standards:
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Tree credit formula. Existing trees shall be
credited according to the following formula. Fractional measurements
shall be attributed to the next lowest category.
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Table 3. Existing Tree Plant Unit Credit Table
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Diameter of tree at 6 inches above ground
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Credits
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6 inches or more
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20
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Less than 6 inches, but greater than 2 inches
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15
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2 inches or less
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5
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c.
Trees excluded from credits. No credits shall be
permitted for the following types of trees:
B.
Installation, Maintenance And Replacement.
1.
Installation. All landscaping shall be installed
according to sound nursery practices in a manner designed to encourage
vigorous growth. All landscape material, living and non-living, shall
be healthy and in place prior to issuance of final occupancy certificate.
A temporary occupancy certificate may be issued prior to installation
of required landscaping if written assurances and financial guarantees
satisfactory to the Building Official are submitted ensuring that
planting will take place when planting season arrives. The amount
of the financial guarantee shall be equal to two (2) times the estimated
cost of the plant material based on written cost estimates provided
by the developer.
2.
Maintenance and replacement. Trees, shrubs, fences,
walls and other landscape features depicted on the plans approved
by the City shall be considered as elements of the project in the
same manner as parking, building materials and other details are elements
of the plan. The landowner or successors in interest or agent, if
any, shall be jointly responsible for the following:
a.
Regular maintenance of all landscaping in good condition and in a
way that presents a healthy, neat and orderly appearance. All landscaping
shall be maintained free from disease, pests, weeds and litter. This
maintenance shall include weeding, watering, fertilizing, pruning,
mowing, edging, mulching or other maintenance as needed and in accordance
with acceptable horticulture practices. It is encouraged that a copy
of proposed maintenance guidelines be furnished to the project owner
for the planting design as installed;
b.
The repair or replacement of required landscape structures (e.g.,
walls, fences) to a structurally sound condition;
c.
The regular maintenance, repair or replacement, where necessary,
of any landscaping required by this Article, including the removal
and replacement of any dead trees or plantings within thirty (30)
days of notification by the City; and
d.
Continuous maintenance of the site as a whole.
[Ord. No. 2470 §1, 3-27-2012; Ord. No. 2685, 11-26-2019]
A.
Design Principles. The following principles shall be used to evaluate
landscape designs.
1.
The arrangement of trees and shrubs shall be done in a manner
that provides the maximum visual separation between adjacent land
uses. Plant materials shall be massed in groups to achieve a naturalistic
and pleasing effect. Selection of plant materials and locations of
plantings shall be made with consideration to avoid interference with
existing overhead utility lines.
2.
Existing vegetation which satisfies the landscape requirements
of this Section may be credited for landscaping materials required.
Such vegetation shall meet the specifications for new plant materials
and be located within the area for which credit is allocated. Where
credit has been given, the developer shall note on the landscape plan
the landscape materials which would have been required if the existing
vegetation did not exist. If any of the vegetation dies, the developer
shall install the corresponding plant materials as described in the
landscape plan.
3.
Required screening shall not be interrupted for any reason except
for required sidewalks, driveways and pedestrian or bicycle paths.
4.
The scale and nature of landscape material shall be appropriate
to the site and structures. Larger-scaled buildings, for example,
shall generally be complemented by plants which will grow to a larger
scale.
5.
Plant material shall be selected for its form, texture, color
and concern for ultimate growth. Use of Silver Maples, Box Elders,
Russian Olives, Lombardy Poplars and other weak wooded species shall
be avoided.
6.
Dense evergreen and deciduous shrubs shall be incorporated into
site landscape treatments, particularly in those areas screening parking
lots from public rights-of-way or property zoned for residential use.
7.
Plant material shall be placed intermittently along long expanses
of building walls, fences and other barriers to create a softening
effect.
8.
Detention/retention basins and ponds shall be landscaped along
the perimeter of the high-water level of the basin or pond. Such landscaping
shall include shade and ornamental trees, evergreens, shrubbery, hedges
and/or other live planting materials.
9.
Earthen berms and existing topography shall, whenever practical,
be incorporated into the site landscape treatment. Berms shall be
stabilized to prevent erosion and of such a slope to allow maintenance.
10.
To present a healthy, neat and orderly appearance, all landscape
areas, including interior parking lot islands and grass areas, shall
be provided with adequate irrigation for the maintenance of grass,
shrubs, ground covering and other landscaping. An underground irrigation
system shall be installed, operated and maintained. Such system shall
be required for all new developments and redevelopment projects. For
sites proposing additions and/or expansions, an underground irrigation
system shall be installed, operated and maintained where physically
practical and reasonable as determined by the Planning and Community
Design Commission.
B.
Front Yard Setback Landscape Area. The first ten (10) feet of all property subject to this Chapter shall be considered the front yard setback landscape area. The front yard setback landscape area shall contain the streetscape edge as defined under Section 428.330(G).
1.
Olive Boulevard.
a.
The first ten (10) feet from the right-of-way line shall consist of the streetscape edge as defined under Section 428.330(G) of this Chapter.
b.
In cases when no off-street parking landscape perimeter exists,
the first ten (10) feet adjacent to the streetscape edge shall contain
a hardscape area or a minimum ground treatment as noted in this Article.
2.
Other Public Or Private Rights-Of-Way.
a.
The first ten (10) feet from the right-of-way line shall consist of the streetscape edge as defined under Section 428.340(E).
b.
In cases when no off-street parking landscape perimeter exists,
the ten (10) feet adjacent to the streetscape edge shall contain a
hardscape area or a minimum ground treatment as noted in this Article.
C.
Off-Street Parking Landscape Outside Perimeter. The perimeter edge
of all surface areas containing a drive aisle, off-street parking,
or a combination thereof not directly abutting the front yard setback
landscape area shall provide a landscape perimeter on each side of
the surfaced area in accordance with the following:
1.
The outer perimeter edge of all off-street parking areas shall
provide a minimum of forty (40) planting units for every one hundred
(100) linear feet of parking edge.
2.
No less than twenty (20) of the required forty (40) planting
units shall consist of shrubs. The average height of all shrub planting
at the time of placement shall be two and one-half (2.5) feet. In
no case shall any shrub be less than eighteen (18) inches in height
at the time of planting.
3.
Planting units shall be located within five (5) feet of the
perimeter edge.
4.
In instances where a shared/joint entrance or a cross-access
agreement is recorded or where a shared-parking agreement is provided
between two (2) adjacent non-residential uses, the Planning and Community
Design Commission may reduce the landscaping requirements for abutting
parking areas.
D.
Interior Off-Street Parking Landscape Area. Landscape standards for
landscaping within the interior of an off-street parking area shall
be provided as follows:
1.
At least thirty (30) planting units shall be provided for each
ten (10) parking spaces within an off-street parking area. Fifty percent
(50%) of the required plant units shall consist of ornamental, small,
medium or large deciduous trees.
2.
All landscaping areas that are not dedicated to trees shall
be landscaped with grass, ground cover, shrubs or other appropriate
landscape treatment.
3.
Sand, pebbles, gravel or pavement shall not be considered appropriate
landscape treatment unless it is part of an approved bio-detention
system authorized by the Planning and Community Design Commission.
4.
Interior off-street parking area landscaping shall generally
be dispersed throughout the parking lot and shall be designed to delineate
vehicular or pedestrian circulation patterns.
5.
No more than twenty (20) continuous parking stalls shall be
permitted without a planting area island.
6.
All planting area islands shall be protected by a minimum six-inch
raised vertical concrete curb to prevent damage by vehicles and vehicle
overhang. Notches into the vertical concrete curb may be approved
by the Planning and Community Design Commission if the planting area
is part of an approved bio-detention system.
7.
Interior parking area islands shall be a minimum of one hundred
forty-four (144) square feet in area and shall be a minimum of eight
(8) feet in width as measured from back of curb to back of curb.
8.
The soil contained in a parking area island shall be mounded
to provide additional visual relief in the off-street parking area
and to improve drainage for plant materials.
9.
Interior parking islands shall contain at least one (1) ornamental,
medium, or large tree.
E.
Transitional Yard Landscape Area.
1.
For Section 428.260(A)(1):
a.
Minimum width: Ten (10) feet with a screen wall shall be provided.
b.
Planting units: One hundred fifty (150) planting units shall
be provided for every one hundred (100) lineal feet.
c.
At least seventy-five percent (75%) of the required planting
unit shall consist of conifers, evergreens and evergreen shrubs.
2.
For Section 428.260(A)(2):
a.
Minimum width: Five (5) feet with a screen wall shall be provided.
b.
Planting units: Fifty (50) planting units shall be provided
for every one hundred (100) lineal feet.
c.
At least seventy-five percent (75%) of the required planting
unit shall consist of conifers, evergreens and evergreen shrubs.
F.
Building Perimeter Landscape Area. All non-residential or multifamily
residential developments shall provide a building perimeter landscape
area. The building perimeter landscape area shall contain either a
hard surface area or landscaping.
1.
In no case shall a building have a drive aisle, drive lane,
or parking stall within six (6) feet from the base of a building wall,
except in cases when the building wall contains a drive-up or service
window, overhead door area, or a public entryway into the building.
3.
All other building elevations:
a.
The six-foot perimeter shall consist of a minimum six-foot-wide
concrete sidewalk with a vertical curb or an eight-foot-wide landscape
perimeter.
4.
Exceptions. The Planning and Community Design Commission may
grant an exception to the requirements of this Subsection where one
(1) or more of the following conditions exist:
5.
Coverage. Required building perimeter landscaping shall remain
open and free of all paving except where walks to buildings and other
similar paving is required.
6.
Planting Materials. Landscaping shall be provided along all
front and side facades except where sidewalks and driveways are located.
Such landscaping shall be comprised of a combination of shade trees,
ornamental trees, evergreens and shrubs. Particular attention shall
be paid toward transitions between the building and ground plane,
visual breaks along monotonous building facades and enhanced walkways,
entrances, seating areas, bus stops or any other pedestrian areas;
separate and buffer pedestrian and public areas from cruise lanes,
drives and parking areas and provide direction to focal areas and
main entrances.
7.
Ground Cover. Except where occupied by planting beds, foundation
landscaping areas may be sodded, planted with ground cover, contain
decorative stone or mulch.
[Ord. No. 2470 §1, 3-27-2012]
Innovative landscaping treatments are encouraged and shall be
considered as a positive attribute in connection with any request
for a deviation from the percentage and landscape material requirements
of this Article. Deviations which do not exceed twenty percent (20%)
of the minimum requirements may be authorized should a determination
be made that the purposes of this Article are met. Requests for variations
shall be considered in accordance with the procedures for variances
as set forth in the zoning ordinance.
[Ord. No. 2470 §1, 3-27-2012]
Any change or deviation to an approved landscape plan shall
be in conformance with the provisions for amendments as contained
in this Article.
