[Ord. No. 659 §1, 5-2-2011]
The purpose of this portion of the Strafford Zoning Ordinance
is to ensure a minimum level of open space, bufferyard and green area
as an integral part of new development.
[Ord. No. 659 §1, 5-2-2011]
A.Â
The
objectives that this landscaping, screening and open space ordinance
intends to accomplish:
1.Â
Landscaping would enhance the environmental and visual character
of the community.
2.Â
Green space requirements preserve and stabilize the area's ecological
balance by establishing a healthier environment.
3.Â
Green areas help to mitigate the negative effects of air and noise
pollution by using plants as buffers.
4.Â
Bufferyard requirements are designed to ameliorate nuisances between
certain adjacent zoning districts or land uses. Bufferyard functions
to eliminate or minimize large changes in scale and potential nuisances
such as dirt, litter, noise, glare of lights, unsightly buildings,
parking areas or signs.
5.Â
Landscaping should be an integral part of a development — not
an afterthought. This Chapter is designed to promote high quality
developments, protect property values and public investment in our
community.
[Ord. No. 659 §1, 5-2-2011]
The following are terms used to interpret this portion of the Zoning Ordinance. Other definitions may be found in Article II of the Zoning Ordinance, which may help in understanding the requirements of this Chapter. The following definitions are related specifically to landscaping and open space.
An earthen mound designed to provide visual interest, screen
undesirable views, and/or decrease noise.
A continuous area of land set aside along the perimeter of
a lot in which landscaping is used to provide a transition between
and to reduce the environmental, aesthetic and other impacts of one
type of land use upon another.
Tall trees that make up the forest canopy thirty (30) or
more feet above the ground.
Planted areas that are frequently maintained by mowing, irrigation,
pruning, fertilizing, etc.
A plant with foliage that is shed annually.
A vertical line extending from the outermost branches of
a tree to the ground.
A characteristic assemblage of plant and animal life within
a specific physical environment, and all interactions among species,
and between species and their environment.
A plant with foliage that persists and remains green year-round.
Plants, other than turf grass, normally reaching an average
maximum height of not more than twenty-four (24) inches at maturity.
A landscape barrier consisting of a continuous, dense planting
of shrubs.
A permanent, artificial watering system designed to transport
and distribute water to plants.
Non-living organic and synthetic materials customarily used
in landscape design to retard erosion and retain moisture.
Open space shall be interpreted to mean:
A deciduous tree planted primarily for its ornamented value
or for screening purposes; tends to be smaller at maturity than a
shade tree.
See definition in Article II for vehicle accommodation area.
A five (5) foot green space strip, which is around the entire
property, not including where a landscaping street buffer is required.
A natural association of plants that are dominated by one
(1) or more prominent species, or a characteristic physical attribute.
Those plant species which are demonstrably detrimental to
native plants, native wildlife, ecosystems, or human health, safety
and welfare.
Vegetative areas required to be preserved by law.
A method of reducing the impact of noise and unsightly vision
intrusions with less offensive or more harmonious elements, such as
plants, berms, fences, walls, or any appropriate combination thereof.
Usually a deciduous tree — rarely an evergreen —
planted primarily for its high crown of foliage or overhead canopy.
A self-supporting woody perennial plant of low to medium
height characterized by multiple stems and branches continuous from
the base, usually not more than ten (10) feet in height at its maturity.
Any self-supporting woody perennial plant which has a DBH
of two (2) inches or more and which usually obtains an overall height
of at least fifteen (15) feet at maturity, usually with one (1) main
stem or trunk and many branches. It may appear to have several stems
or trunks as in several varieties of oak.
Assemblages of natural low-level woody, herbaceous, and ground
cover species which exist in the area below the canopy of the trees.
Any plant species with a geographic distribution indigenous
to all or part of the State of Missouri. Plant species, which have
been introduced by man, are not native vegetation.
When referring to a tree, shrub, or other type of plant,
is a plant that, in the judgement of the Building Official, is capable
of sustaining its own life processes, unaided by man, for a reasonable
amount of time.
Existing trees and shrubs of a number, size, and species
that accomplish the same general functions as new plantings.
Landscape methods which conserve water through the use of
drought-tolerant plants, and planting techniques.
[Ord. No. 659 §1, 5-2-2011]
A.Â
The
requirements of this Chapter apply to all public, private and institutional
developments approved after the date that this Chapter is adopted
with the following exceptions:
[Ord. No. 659 §1, 5-2-2011]
If the provisions of this Chapter conflict with other ordinances
or regulations, the more stringent limitation or requirement shall
govern or prevail to the extent of the conflict.
[Ord. No. 659 §1, 5-2-2011]
Approval for a building permit, preliminary plat or minor subdivision plat application is handled according to the procedures outlined in Article IV, Permits and Final Plat Approval. Each type of application requires the submittal of appropriate site plans or construction plans.
[Ord. No. 659 §1, 5-2-2011]
A.Â
The
following information is required on site plans for staff to review
for compliance with this Chapter.
1.Â
Location, general type, and quality of existing vegetation, including
specimen trees;
2.Â
Existing vegetation to be saved;
3.Â
Methods and details for protecting existing vegetation during construction
and the approved sediment control plan, if available;
4.Â
Locations and labels for all proposed plants;
5.Â
Plant lists or schedules with the botanical and common names, quantity,
spacing and size of all proposed landscape material at the time of
planting;
6.Â
Location and description of other landscape improvements such as
earth berms, walls, fences, screens, sculptures, street furniture,
lights and courts or paved areas; and
7.Â
Planting and installation details as necessary to insure conformance
with all required standards.
[Ord. No. 659 §1, 5-2-2011]
Each development is required to address all three (3) areas in the landscaping plan as it pertains to the particular site. The landscaping plan must include plantings and green space along all street rights-of-way, between lots with adjacent parking lots and also within the interior of the parking areas as the requirements apply to the individual site. The text diagrams below explain the options that the application has for the site. Exemptions from these requirements are addressed in this Article, Section 400.615.
[Ord. No. 659 §1, 5-2-2011]
A.Â
The
landscaped street buffer serves two (2) primary purposes: when a parking
lot is located adjacent to a public right-of-way, a strip of landscaping
may shield views of parked cars to passing motorists and pedestrians,
and it establishes coordination among architecturally diverse buildings
which creates a pleasing, harmonious appearance along the roadway.
B.Â
The site plans for any development, other than those exempt in Section 400.615, must show a landscaped street buffer along all public rights-of-way. The applicant may chose among five (5) options illustrated below, choosing one (1) or a combination of several to meet the particular site constraints of the development.
|
Option 1: A minimum buffer of ten (10) feet
in width, planted with a minimum of one (1) shade tree and seven (7)
shrubs per fifty (50) linear feet of street frontage.
| |
|---|---|
 Street frontage
|
|
Option 2: Earth berms, at least two and one-half
(2.5) feet higher than the finished elevation of the parking lot,
planted with a minimum of one (1) shade tree and three (3) shrubs
per fifty (50) linear feet of street frontage, with no set dimension.
| |
|---|---|
 105' street frontage
|
|
Option 3: A six (6) foot landscaped street
buffer with three (3) feet of fall that includes a minimum of one
(1) shade tree and three (3) shrubs per fifty (50) feet of linear
street frontage.
| |
|---|---|
 6' landscaped strip
|
|
Option 4: A three (3) foot high wall made of
brick, stone, or finished concrete along with a four (4) foot buffer
area including one (1) shade tree per fifty (50) feet of linear street
frontage.
| |
|---|---|
 Landscaped strip
|
|
|
Option 5: A landscaped buffer area with existing
woodlands maintained in a twenty-five (25) foot strip along the street
frontage.
|
|---|---|
|
|
 |
[Ord. No. 659 §1, 5-2-2011]
A.Â
The
parking lot landscaping requirements serves several purposes: it provides
necessary green space to give relief to expansive parking areas with
nothing but asphalt, and trees provide shade and serve as windbreaks.
Planting islands assist with vehicular circulation.
B.Â
The
site plan for any development, other than those exempt in Section
400.615., must show interior parking lot landscaping. A sliding scale
to determine the amount of green area per lot has been included in
order for the applicant to include these landscaping requirements
as an integral part of the site development.
|
Total Area of Parking Lot (excluding building and interior
planting islands)
|
Percent of Total Area of Lot For Interior Planting Areas
(including the street frontage buffer, perimeter strip and other travel
lanes)
| |
|---|---|---|
|
3,000 — 49,999 square feet
|
5%
| |
|
50,000 — 149,000 square feet
|
8%
| |
|
150,000 square feet or larger
|
10%
|
C.Â
The diagram in Subsection (D) illustrates what areas of the vehicle accommodation area are considered when determining the total area of the parking lot. The square footage of all areas within the parking lot's perimeter are counted, including the planting islands required, curbed areas, corner lots, parking spaces and all interior driveways and aisles except those with no parking spaces located on either side. Landscaped areas outside the parking lot may not be used to meet the interior-planting requirement. The total amount of green space for the interior lot is determined by figuring five percent (5%), eight percent (8%), or ten percent (10%) of the total parking lot area as explained above.
D.Â
Planting islands are required as a part of the green space percentage in the interior parking lot area. The diagram below illustrates the parking island dimensions. The dimensions of a parking island must be nine (9) feet by nineteen (19) feet, the same as a parking space, and must be curbed to protect the landscaping and trees. One (1) parking island is required for every fifteen (15) parking spaces determined for that use group from Article XVII. If thirteen (13) or more spaces remain, a parking island is required. The planting island must be evenly spaced among the parking spaces in the lot and serve as vehicular circulating whenever possible. In parking lots over one hundred fifty thousand (150,000) square feet, the number of parking islands can be reduced but the total square footage of green space must remain according to the requirements.
 |
E.Â
Trees
are required to be planted in the interior parking area to offer shading
from the heat and sun. One (1) tree per planting island is required
for the interior parking area with the balance planted in grass or
other vegetation. These trees must be planted within the island and
a four (4) foot clearance should be left for car doors to open from
the adjacent parking space.
F.Â
Plant
materials at vehicular entrances should be located so as to maintain
safe sight distances and protect from vehicular lubricants or fuels.
[Ord. No. 659 §1, 5-2-2011]
A.Â
Perimeter landscaping requirements define parking areas and prevent two (2) adjacent lots from becoming one (1) large expanse of paving. The diagram below illustrates this concept. At minimum, a five (5) foot landscaped strip is required along the side and rear lot lines of a development. One (1) tree and three (3) shrubs are required per fifty (50) linear feet of the perimeter. This perimeter-landscaping strip would not be in addition to the landscaped street frontage buffer required in Section 400.640.
 |
B.Â
The
perimeter-landscaping requirement does not preclude the need for vehicular
access to be provided between lots.
C.Â
The
five (5) foot perimeter strip is required for each development regardless
if one is already in place from an adjacent, developed lot.
D.Â
No
pavement may extend within five (5) feet of the property line on any
lot unless it is included with an ingress/egress location.
[Ord. No. 659 §1, 5-2-2011]
A.Â
Standards
have been established for installation of all plant materials within
the City of Strafford. These requirements must be followed in order
to receive approval of the site work and final occupancy or approval
of the development. The City Administrator or other person designated
by him has the authority to deny the issuance of a final occupancy
permit until landscaping is installed according to the requirements
of this Chapter and to the satisfaction of the site inspector.
B.Â
Temporary
occupancy permits may be issued by the Building Inspector for weather-related
delays in the completion of a project. The builder must request a
final inspection and make every attempt to finish the project and
provide a time frame for completion that both parties must agree upon.
[Ord. No. 659 §1, 5-2-2011]
A.Â
Trees
shall not be placed where they interfere with site drainage or where
they shall require frequent pruning in order to avoid interference
with overhead power lines. A minimum of seventy-five percent (75%)
of all required trees shall be shade trees.
B.Â
Immediately
upon planting, trees shall be a minimum of eight (8) feet tall and
shall have a minimum caliper (widest width of trunk) of two (2) inches.
C.Â
When
more than ten (10) trees are to be planted to meet the requirements
of this Chapter, a mix of species shall be provided. The number of
species to be planted shall vary according to the overall number of
trees required to be planted. The minimum number of species to be
planted is listed in the table below. Species shall be planted in
proportion to the required mix. This species mix shall not apply to
areas of vegetation required to be preserved by law.
|
Required Species Mix Required Number of Trees
|
Minimum Number of Species
| |
|---|---|---|
|
11 — 20
|
2
| |
|
21 — 30
|
3
| |
|
31 — 40
|
4
| |
|
41+
|
5
|
D.Â
Hedges,
where required, shall form a solid continuous visual screen of at
least three (3) feet in height immediately upon planting and shall
be spaced eighteen (18) inches on center. Hedge plantings shall be
maintained so as not to exceed a height of six (6) feet.
[Ord. No. 659 §1, 5-2-2011]
A.Â
All
interior landscaped areas not dedicated to trees or to preservation
of existing vegetation shall be landscaped with grass, ground cover,
shrubs, or other appropriate landscape treatment. Gravel or other
pavement shall not be considered appropriate landscape treatment.
B.Â
Safe
sight distances at intersections and points of access must be maintained.
C.Â
Except
as provided below, all landscape areas at the front line of off-street
parking spaces may be protected from encroachment or intrusion of
vehicles through the use of wheel stops. Wheel stops shall have a
minimum height of six (6) inches above finished grade of the parking
area. Wheel stops shall be properly anchored and shall be continuously
maintained in good condition by the property owner. Wheel stops shall
not be placed in locations of anticipated intense pedestrian traffic.
D.Â
Trees
and other vegetation shall be planted in soil and climatic conditions
which are appropriate for their growth habits. Plants used in the
landscape design shall to the greatest extent be:
E.Â
Replacement
requirements for vegetation that is required to be planted or preserved
by this Chapter shall be replaced with equivalent vegetation if it
is not living within one (1) year of issuance of a certificate of
occupancy. Preserved trees for which credit was awarded, but which
subsequently die, shall be replaced by the requisite number of living
trees according to the standard set forth in this Chapter.
[Ord. No. 659 §1, 5-2-2011]
A.Â
The
City Administrator or a person designated by him has the authority
to enforce the requirements of this Chapter. Final occupancy permits
and/or final plats will be held for those who fail to complete landscaping
requirements. Once approved, the applicant is required to guarantee
the plants for one (1) year or the owner must replace them. The property
owner will maintain all trees and vegetation.
B.Â
Temporary
occupancy permits may be given to tenants from November first (1st)
to March first (1st) if inclement weather delays completion of a project.
These requests must be approved by the City Administrator.
[Ord. No. 659 §1, 5-2-2011]
A.Â
An
application for alternative landscaping schemes is justified only
when one (1) or more of the following conditions apply:
1.Â
The sites involve space limitations or unusually shaped parcels.
2.Â
Topography, soil, vegetation, or other site conditions are such that
full compliance is impossible or impractical.
3.Â
Due to a change of use of an existing site, the required bufferyard
is larger than can be provided.
4.Â
Safety considerations require a change.
B.Â
The
application shall describe, in a letter to City Hall, which of the
requirements set forth in the manual will be met with modifications,
which project conditions justify using alternatives, and how the proposed
measures equal or exceed normal compliance.
[Ord. No. 659 §1, 5-2-2011]
A.Â
The
following lists indicate planting which will meet the landscaping
requirements of this Chapter. The lists are by no means comprehensive
and are intended merely to suggest the types of flora which would
be appropriate for screening and shading purposes. Plants were selected
for inclusion on these lists according to four (4) principal criteria:
1.Â
General suitability for the climate and soil conditions of this area;
2.Â
Ease of maintenance;
3.Â
Tolerance of City conditions;
4.Â
Availability from area nurseries.
|
|
When selecting new plantings for a particular site, a developer
should first consider the types of plants which are thriving on or
near that site. However, if an introduced species has proven highly
effective for screening or shading in this area, it too may be a proper
selection.
|
|
Tree Choices
| |||
|---|---|---|---|
|
Fall colors
|
Sugar Maple
|
Bright orange to red
| |
|
Red Maple
|
Bright red
| ||
|
White Ash
|
Purple to yellow
| ||
|
Amur Maple
|
Bright red
| ||
|
Norway Maple
|
Yellow
| ||
|
Blackgum
|
Scarlet red
| ||
|
Blooms in spring
|
Redbud
|
Pinkish purple
| |
|
F. Dogwood
|
Pink or white
| ||
|
Goldenrain Tree
|
Yellow (summer)
| ||
|
F. Crabapple
|
Pink or white
| ||
|
Hawthorn
|
White
| ||
|
Bradford Pear
|
White
| ||
|
Cornelian Cherry
|
Yellow
| ||
|
Smoke Tree
|
Puffy blooms, smoke color (summer to fall)
| ||
|
Purple Leaf Plum
|
Pink
| ||
|
Winter color
|
Foster Holly
| ||
|
American Holly
| |||
|
Norway Spruce
| |||
|
Height
| |||
|---|---|---|---|
|
Large
|
Medium
|
Small
| |
|
Norway Spruce
|
Bradford Pear
|
Redbud
| |
|
CO Blue Spruce
|
Foster Holly
|
F. Dogwood
| |
|
Norway Maple
|
American Holly
|
F. Crabtree
| |
|
White Ash
|
Goldenrain Tree
|
Hawthorn
| |
|
Sugar Maple
|
Amur Maple
| ||
|
Red Maple
|
Burning bush
| ||
|
Spacing
| ||||
|---|---|---|---|---|
|
Plant Size
|
From Corners
|
From Walls
|
Distance From Mass Planting
| |
|
Small
|
8 feet
|
12 feet
|
6 — 12 feet
| |
|
Medium
|
12 feet
|
16 feet
|
16 — 30 feet
| |
|
Large
|
16 feet
|
20 feet
|
30 — 40 feet
| |
[Ord. No. 659 §1, 5-2-2011]
Reserved for future use.
[Ord. No. 659 §1, 5-2-2011]
A.Â
The
Board of Aldermen finds that:
1.Â
Bufferyard requirements are designed to ameliorate nuisances between
certain adjacent zoning districts or land uses. Bufferyards function
to eliminate or minimize large changes in scale and potential nuisances
such as dirt, litter, noise, glare of lights, unsightly buildings,
parking areas, or signs. The bufferyard is a unit of yard together
with the planting, fences, walls and other screening devices required.
2.Â
Bufferyards can lesson the visual pollution that may otherwise occur
within an urbanized area. Even minimal bufferyards can provide an
impression of separation of spaces, and more extensive bufferyards
can shield entirely one use from the visual assault of an adjacent
use.
3.Â
Bufferyards can establish a greater sense of privacy from visual
or physical intrusion, the degree of privacy varying with the intensity
of the bufferyard.
4.Â
The provisions of this Section are necessary to safeguard the public
health, safety and welfare.
[Ord. No. 659 §1, 5-2-2011]
A.Â
Bufferyard
requirements shall apply to all new development and expansion of existing
development resulting in an increase of fifty percent (50%) or greater
of the gross floor area. The developer shall submit a landscape plan
showing compliance with this Section to the City of Strafford along
with the building permit.
B.Â
A bufferyard
required by the Table of Bufferyard Requirements shall be provided
by the proposed development when it is located in a zoning district
listed in the left hand column of the table and the development abuts
a zoning district listed across the top of the table.
C.Â
Existing
vegetation that otherwise satisfies the requirements of the Section
may be retained to the extent practical and feasible. The developer
may conduct an existing tree inventory, identifying the location,
species, and diameter (at a point six (6) inches above grade) of all
existing trees in the bufferyard, and complement the presence of such
trees with appropriate shrubs and other vegetation to meet all the
requirements of this Section.
|
Table of Bufferyard Requirements
| |||||||||
|---|---|---|---|---|---|---|---|---|---|
|
Zoning of Proposed Development
|
Zoning of Adjacent Development
| ||||||||
|
A-1
|
R-1
|
R-2
|
R-3
|
NC
|
GC
|
HC
|
M-1
|
M-2
| |
|
A-1
|
2
|
2
|
1
| ||||||
|
R-1
|
1
|
2
|
3
|
4
|
5
|
6
|
6
| ||
|
R-2
|
1
|
2
|
2
|
3
|
4
|
5
|
5
| ||
|
R-3
|
2
|
2
|
1
|
2
|
3
|
4
|
4
| ||
|
NC
|
3
|
2
|
1
| ||||||
|
GC
|
4
|
3
|
2
| ||||||
|
HC
|
5
|
4
|
3
| ||||||
|
M-1
|
6
|
5
|
4
|
3
|
2
|
2
| |||
|
M-2
|
6
|
5
|
4
|
3
|
2
|
2
| |||
[Ord. No. 659 §1, 5-2-2011]
The following bufferyards are hereby established and are used as the basis for the Table of Bufferyard Requirements set forth in Section 400.695.
|
Name and Width of Bufferyard
|
Plantings per 100 linear feet or fraction thereof
|
|---|---|
|
Bufferyard 1
Minimum of 15 feet wide
|
1 Canopy Tree
1 Understory Tree
1 Evergreen Tree
6 Shrubs
|
|
Bufferyard 2
Minimum of 15 feet wide
|
1 Canopy Tree
2 Understory Trees
2 Evergreen Trees
10 Shrubs
|
|
Bufferyard 3
Minimum of 20 feet wide
(May be reduced to 15 feet with the inclusion of a 6 foot solid
fence or wall)
|
2 Canopy Trees
2 Understory Trees
2 Evergreen Trees
14 Shrubs
|
|
Bufferyard 4
Minimum of 25 feet wide
(May be reduced to 20 feet with the inclusion of a 6 foot solid
fence or wall)
|
3 Canopy Trees
2 Understory Trees
2 Evergreen Trees
16 Shrubs
|
|
Bufferyard 5
Minimum of 25 feet wide
(May be reduced to 20 feet with the inclusion of a 6 foot solid
fence or wall)
|
3 Canopy Trees
3 Understory Trees
4 Evergreen Trees
20 Shrubs
|
|
Bufferyard 6
Minimum of 30 feet wide
(The fence requirement may be omitted if the width is increased
to 60 feet)
|
4 Canopy Trees
3 Understory Trees
4 Evergreen Trees
24 Shrubs
Including a 6 foot solid fence or wall or a 3 foot earthen berm
and required plantings with perennial ground cover.
|
[Ord. No. 659 §1, 5-2-2011]
A.Â
Bufferyards
may contain pedestrian or bike trails provided the plant material
amount is not reduced because of the trail and all other requirements
of this Article are met. Bufferyards may be used for passive recreation
and may be interrupted by access driveways not exceeding sixteen (16)
feet in width (exceptions for uses requiring wide curb cuts may be
approved by the City Administrator).
B.Â
In
no event shall swimming pools, tennis courts, sports fields, or other
active recreational facilities be permitted in bufferyards. Off-street
parking areas are not permitted within bufferyards.
[Ord. No. 659 §1, 5-2-2011]
A.Â
Bufferyards
shall be located along the property line of a lot or parcel where
the adjacent property is in a different zoning district as identified
by the Table of Bufferyard Requirements.
B.Â
Bufferyards
shall not be located on any portion of an existing or dedicated public
or private street right-of-way.
C.Â
Bufferyards
may be part of the required lot area and may be counted toward satisfying
zoning district yard setback requirements and open space requirements.
D.Â
Bufferyards
may not obscure a clear line of sight for vehicular traffic.
