HomeMy WebLinkAbout2000-06 - Zoning DistrictRESOLUTION NO. ~O - ~,~ - O /
~ RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF
RIVERSIDE, MISSOURI REPORTING ON AND RECOMMENDING APPROVAL OF
THE ADOPTION OF A NEW ZONING DISTRICT CLASSIFICATION AND
ORDINANCES DESIGNATED GENERAL PLAN DEVELOPMENT DISTRICT ("GP");
THE ADOPTION OF A GENERAL DEVELOPMENT AND LAND USE PLAN FOR A GP
DISTRICT AND THE AMENDMENT OF THE COMPREHENSIVE PLAN OF THE CTTY
IN CONFORMANCE THEREWITH; AND THE RECLASSIFICATION OF CERTAIN
LAND INTO A GP DISTRICT
WHEREAS, the Planning and Zoning Commission of Riverside, Missouri (the
"Commission"), considered the adoption of a new zoning district classification and ordinances
designated General Plan Development District ("GP"); the adoption of a general development and
land use plan for a GP district and the amendment of the comprehensive plan of the City in
conformance therewith; and the reclassification of certain land into a GP district, for a tract of
land, a legal description of which is attached as Exhibit A (the "Property"), consisting generally
of the land south of the southern right-of--way line of Missouri Highway 9 in the City of
Riverside, Platte County, Missouri; and
WHEREAS, the Commission held a public hearing on these matters on May 25, 2000,
and further considered the matters at its meetings on June 8, 2000; and
WHEREAS, proper notice of the public heazing was given by publication and by first class
United States mail;
NOW, THEREFORE, BE IT RESOLVED by the Planning and Zoning Commission of
Riverside, Missouri;
1. The Commission fords that the Board of Aldermen of the City of Riverside,
Missouri, by Ordinance #96-72, passed on July 16, 1996, classified the Property as a "blighted
area" and designated it as a redevelopment area pursuant to the Real Property Tax Increment
Allocation Redevelopment Act, Sections 99.800, et. s,~., RSMo., as amended.
2. The Commission fords that the City adopted the L-385 Levee Redevelopment Plan,
as amended, to provide for the redevelopment of the Property.
3. The Commission finds that the City engaged the professional services of Archer
Total Project Management to examine development potential and highest and best use as well as
infrastructure issues related to the Property, develop a concept plan for development of the
Property, and prepare a general development and land use plan for the Property.
4. The Commission fords that the general development and land use plan addresses
the central issues of growth, resource management and environmental protection, and establishes .--~
~ goals, objectives and policies for development and land use for the Property.
5. The Commission fmds that the adoption of a General Planned Development District
classification and the designation of the Property as a General Planned Development District will
~ be in accordance with the comprehensive plan of the City, including the 1988 Land Use Guide
Plan and the June 2000, Addendum prepazed by Archer Total Project Management.
6. The Commission fmds that the adoption of the General Planned Development
District will allow for the highest and best use of the Property.
7. The Commission finds that adoption of the General Planned Development District
is necessary to lessen congestion in the streets; to secure safety from fire, panic and other dangers;
to promote health and general welfare; to provide adequate light and air; to prevent the
overcrowding of land; and to facilitate the adequate provision of transportation, water, sewage,
schools, parks and other public requirements.
8. The Commission recommends to the Board of Aldermen the adoption of the June
2000 Addendum, a copy of which is attached hereto as E 'bit , as an addendum to the 1988
Land Use Plan, and as a general development and land use plan for the Property.
9. The Commission recommends to the Boazd of Aldermen the adoption of a new
zoning district classification designated General Planned Development District (GP) in accordance
with the ordinances attached hereto as Exhibit
10. The Commission recommends to the Boazd of Aldermen the designation of the
Property as a General Planned Development District, and the amendment of the zoning map of
the City in accordance with Exhibit D hereto.
Passed this 8th day of April, 2000.
v,
ACTING, Chairman
ATTEST:
~aln.
Secretary
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EXHIBIT A
"All that part of Sections 4, 5, and 6; that part of fractional Sections 9 and 10, and all of fractional
Sections 7 and 8; all,in Township 50 North, Range 33 West, of the fifth principal meFidian, in Platte
County, Missouri, described as follows: Beginning at a point where the line between Platte County and
Clay County, Missouri intersects the South right-of--way line of Missouri Route No. 9, as now
established, which point is 827.1 feet East and 451.1 feet, more or less, South of the Northwest corner of
fractional Section 10, Township 50 North, Range 33 West, in Platte County, Missouri; thence Southerly,
along the line between Platte County and Clay County, to a point on the Northerly top of the high bank of
the Missouri River; thence Northwesterly, Westerly, Southwesterly, Westerly, Northwesterly and
Northerly along the said Northerly top of the high bank to the most Southerly corner of a tract of land
described as Tract 2, in the warranty deed filed for record as Document No. 11457 in Book 647 at Page
137 at the Platte County, Missouri, Recorder of Deeds Office; thence Northeasterly along the
Southeasterly line of said Tract 2, as described in the said warranty deed to the Southerly right-of--way
line of the Burlington Northern & Santa Fe Raikoad, as now established; thence Northeasterly along a
straight line to the most Southerly comer of the tract of land described as Tract 1, in the aforesaid
warranty deed; thence Northeasterly and Northerly along the Easterly line of said Tract 1, to the
Northeast corner of said Tract 1, said point being on the Southerly right-of-way line of Missouri Route
No. 9, as now established; thence Easterly and Southeasterly along said Southerly right-of-way line to the
most Easterly comer of Lot 5, PLATTE VALLEY INDUSTRIAL PARK EAST, a subdivision of land in
~ Section 5, Township 50 Nonh, Range 33 West, in the City of Riverside, Flatte County, Missouri,
according to the recorded plat thereof; thence Southeasterly along a straight line to the Nortlwest corner
of a tract of land described in the warranty deed filed for record as Document No. 15949 in Book 872 at
Page 213 at the Platte County, Missouri, Recorder of Deeds Office, said point also being oa the
Southerly right-0f-way line of Interstate Route No. 635, as now established; thence Easterly, along the
Southerly right-of-way line of Interstate Route No. 635, to its intersection with the Southerly right-of-
way line of Missouri Route No. 9, as now established; thence Southeasterly and Westerly, along the
Southerly right-of--way line of Missouri Route No. 9, to its intersection with the line between Platte and
Clay Counties, said point being the Point of Beginning."
Sec. 1. District GP -General planned development district purpose and intent.
1. A general planned development district is intended to better insure that
development of land in blighted azeas is generally compatible and does not interfere with
or impair efforts towazds blight removal.
2. The Board of Aldermen may, from time to time, after receiving a recommendation
from the City Planning & Zoning Commission, adopt one or more general planned
development districts, which cover areas of the City found to be blighted by the City.
3. Establishment of a general planned development district shall be subject to
adoption, by ordinance, of a general development and land use plan which shall set forth
the intent towazd development in the general planned development district, including the
specific type of land use control zones proposed and the enumeration of permitted and/or
prohibited uses within each of any proposed land use control zones, together with any
other special land use standards or regulations as may be included in the general
development and land use plan.
4. All requirements and regulations pertaining to a district GP shall be subject to the
provision of this section and section 2 and section 3 and section 4.
Sec. 2. Procedure to establish district GP and individual development within the district.
1. Amendment to zoning district map.
a. A district GP shall be established through an amendment to the zoning
district map, in the same manner as provided for any amendment to this title and
the boundary thereof shall be identified by dashed lines, as distinguished from the
solid lines of other zoning district boundaries. Where the boundary of a district
GP coincides with the boundary of other zoning districts, it shall be shown
adjacent and parallel to said zoning boundary but shall be construed as being the
same location unless otherwise indicated on the zoning map.
b. Each district GP shall be labeled within its boundaries on any zoning
district map by a name or number, which shall identify the pazticulaz district GP
with a corresponding name or number in the margin of the zoning district map
and which in turn identifies the ordinance establishing that particular district GP
and its date of passage.
c. Upon the establishment, by ordinance, of a district GP, all zoning districts
which were in effect at the time of establishment shall .be reclassified into GP
control zones. No land or structure within the boundary of a district GP shall be
used for any purpose other than a lawful use established before the district GP was
established, unless a specific plan of development, conforming to the general
development and land use plan of the district GP has been submitted and
~ approved by ordinance.
2. Application. Application for any specific planned development within a district
GP shall be submitted in the same manner as required for any amendment to this title.
3. Development plans.
a. Every application for GP districts, specific planned development within a
district GP, and any amendments to an approved development plan shall be
accompanied by a development plan containing the following information:
1) Name of development.
2) Name, address and phone number of person or firm that prepared
the plan.
3) Date plan prepared and any revision dates.
4) Graphic and written scale of one inch equals 10, 20, 30, 40, 50, 60
or 100 feet. A scale of one inch equals 200 feet may be used. for
applications consisting of over 200 acres.
5) A legal description of the property.
6) A general plan for signage and azchitectural features, if such
azchitectural features are critical to the development of the project
site.
7) North arrow.
8) Location map identifying boundaries of property in relation to
major streets.
9) Existing property lines identifying point of beginning and distances
and bearings of property lines, consistent with the submitted legal
description of the application.
10) Identification and written dimensions of the width from centerline
and total width of existing perimeter and interior streets, other
rights-of--way, and existing easements.
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11) Identification and written dimensions of the total width of
pavement of existing streets.
12) Identification and written dimensions of additional street right-of-
way to be dedicated and width of any proposed interior streets and
easements.
13) Location and written dimensions of the widths of existing or
proposed private vehiculaz access into the property from perimeter
streets and location of existing or approved accesses on properties
adjacent or opposite the property, with off-set dimension from the
centerlines of such streets and private access.
14) Name of adjacent platted subdivision and identification of lot
number and tracts.
15) Location, identification and dimension of proposed lots and tracts.
16) Location of proposed buildings and structures and existing
buildings and structures to remain, with written dimensions of
setback from proposed street right-of--way and adjacent property
lines, dimensions of building width and length, number of floors,
gross floor azea per floor, and total building azea. Residential
buildings shall identify, in addition, the number of dwelling units
~' per floor and the total number of dwelling units.
17) Identification of proposed or existing use or uses within each
building, building entrances and exits, docks or other service
entrances, outdoor storage and sales areas, and other paved areas.
18) Location of proposed or existing pazking spaces, aisles, and drives
with written setback dimensions from proposed street rights-of-
way and adjacent property lines; typical width and length of
pazking spaces; number of parking spaces per row; and width of
pazking aisles.
19) Location and identification of proposed and existing signs to be
retained, with written setback dimensions from proposed street
right-of--way, and type, height and area of sign. Elevations of
freestanding signage to portray this information may be provided
on the site plan.
20) Location and identification of boundaries and phase numbers of the
development if proposed to be platted or developed in phases,
~~ including the buildings, structures, access and pazlcing areas in
each phase.
21) Existing and proposed topography, with contours at an interval of
not less than five feet and with approximate first floor elevations of
buildings.
22) Location and identification of any proposed and any existing site
features to be retained, including detention areas, retaining walls,
and other pertinent site features.
23) A written legend which utilizes numbers or letters to allow cross
reference and includes the following information in the following
order:
1. Existing zoning of property and proposed zoning, including
types of GP district requested.
2. Total land azea in square feet or acre.
3. Land azea or acres for existing and proposed street right-of-
way.
4. Net land azea or acres.
5. Proposed use or uses of each building and structure.
6. Height above grade of buildings and structures and number
of floors of each building.
7. Gross floor area per floor and total of each building.
Residential buildings shall also include type of dwelling
units, number of dwelling units per floor, and total number
of dwelling units.
8. Building coverage and floor azea ratio.
9. Residential development shall, in addition, identify gross
and net density.
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10. Ratio or required number of parking spaces for each use
and amount of required proposed pazking spaces.
11. Commencement and completion dates for each phase.
12. Applications for amendments to development plans shall
include a written description of the changes to the approved
development plan, including any changes in use, phases,
pazking, signage, or site arrangement.
24) Any other information necessary for a determination as to the
suitability of the plan for the site.
4. Final plans.
a. Prior to the issuance of a building permit for all or any part of a GP
district, there shall be submitted a final plan for review and approval by the City
Planning & Zoning Commission and the Board of Aldermen. This fmal plan shall
be the basis for the issuance of any building permit.
b. Every final plan shall conform to the requirements and procedures of
Section 485.200 and provide all the information required of a development plan
and shall further include grading, landscaping, lighting and signage plans.
``' c. The City Planning & Zoning Commission shall review the fmal plan and
determine if the fmal plan is in substantial compliance with the development plan,
allowing for slight differences in setbacks, yard and parking requirements and
ratio of building coverage to land area where conditions justify such changes.
d. The City Planning 8t Zoning Commission shall forward its report and
recommendation regarding approval of the final plan to the Boazd of Aldermen
for its consideration.
5. .Failure to proceed and plan revision or adjustment.
a. Where for any reason construction of an approved development plan
within a district GP does not proceed within a period of one year from the date
scheduled for start of construction or if construction of any subsequent stages of
development does not proceed within one year from the date as submitted in the
contemplated schedule of construction, the development of any undeveloped stage
thereof may be repealed by ordinance and no land or structure within such
development plan area shall be used for any purpose unless another specific plan
of development is approved as provided in section 2.
b. When in the course of carrying out any stage of the development and
adjustments of detail may be required, such adjustment may be permitted, if
~ approved by the codes enforcement officer but only to the extent that such
adjustments are in compliance with all applicable regulations of this title and the
general development and land use plan adopted by ordinance and in substantial
compliance with the final approved plan.
c. No excavation, foundation, footing, building or any other form of
improvement shall be permitted to remain in an unfinished condition for longer
than three months after commencement of construction. In the event of fire,
windstorm or other damages, no building shall be permitted to remain in damaged
condition longer than three months. Any owner of a structure in violation of this
section may, at the discretion of the City Planning and Zoning Commission, be
assessed a fine of one hundred dollazs ($100.00) per day for every day the
violation continues.
6. Remodeling and Additions. Remodeling and additions to existing improvements
aze required to meet the same criteria as new construction. An approval from the City
Planning & Zoning Commission and Boazd of Aldermen is required for this work just as
it is for new construction.
Sec. 3. Conditions upon land use regulations in district GP.
1. The permitted uses and other regulations of land in any district GP aze governed
~ generally by procedures set forth in section 1.3 and section 2.1(c). Specific land use
control zones adopted by ordinance in the general development and land use plan of any
district GP shall all be identified by the prefix letters: GP. Control zones may duplicate
the regulations of any district established by this chapter or may establish other
appropriate regulations which shall be fully set forth in the ordinance adopting the
general development and land use plan for the district GP.
2. Permitted uses and other regulations of land in each land use control zone
established may, by reference, be the same as perntted in an equivalent district already
established by this title, or may be the same with certain enumerated exceptions or a
complete new enumeration of permitted and/or prohibited uses may be set forth for any
control zone subject to the following additional provisions.
a. Any use of land which is not specifically set forth as a permitted use and is
not set forth as a prohibited use, may be considered as a possible perntted use
when specifically shown and located in any development plan submitted to the
City for review, where there is a finding that such use is within the intent of the
general development and land use plan adopted by ordinance, provided such use
is functionally related and ancillary to the purpose of the development plan.
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b. Where the exact businesses or industries are not known at the time an
industrial, commercial, or other nonresidential development is submitted for
~ review, the developer shall indicate the breadth and scope of the intended activity
including specific land uses and the performance chazacteristics of such uses.
This shall be in sufficient detail to permit the City Planning & Zoning
Commission and the Boazd of Aldermen to evaluate the intensity of the activity
proposed with the intensity of activity intended in the general development and
land use plan.
Sec. 4. Standards in GP Districts
Purpose. T'he purpose of these provisions is:
a. to maximize quality economic development of the GP district by setting
standards and criteria that will attract and protect high-value development; and
b. to project a visual image of this premiere commercial and industrial azea
that is consistent with the City's policies for long-range development.
2. Applicability.
a. These regulations shall apply in addition to the other regulations of the
base zoning districts.
`-' 3. Materials.
a. Approved Materials. Approved exterior wall materials (not including
doors and windows) shall be as follows:
1) Masonry-facing brick; stone; concrete masonry units (CMUs) with
a split-face, fluted, scored, or other rough finish and specifically
excluding a smooth finish CMU, or "concrete brick" with the color
and texture of clay brick (e.g., "Cherokee" block).
2) Concrete, either precast (but excluding T-sections) or cast-in-place;
with an exposed aggregate, bushhammered, or similarly textured
finish, including surface (painted) application of a sand or
aggregate finish or casting of facing brick into the surface to give
the appearance of a masonry wall.
3) Stucco, including Exterior Insulation and Finish System (E.I.F.S.>)
(e.g., Dryvit) but excluding pre-manufactured panels.
4) Structural clay tile, excluding structural facing the (glazed surface)
except as trim or accent; and architectural terra cotta.
5) Glass, including glass curtain walls or glass block construction, but
not including mirror-like glass which reflects more than 40 percent
of incident visible light.
6) Metal in a decorative or accessory role or to highlight architectural
features, and using only concealed fasteners.
b. Conditional Materials.
1) Use of conditional materials listed herein shall be subject to
specific approval by the Boazd of Aldermen under the provisions
of these regulations, upon review and recommendation by the City
Planning & Zoning Commission, as part of a full site plan.
2) Wood. Wood, including plywood, may be considered as an
exterior wall material in commercial buildings (office, retail goods
or services).
Because of concerns with durability and maintainability, wood
may be approved only where important to implement a historic,
regional or other azchitectural theme which achieves the purposes
and conforms to the principles described herein and all the wood
products used shall be compatible with those purposes.
c. Prohibited Materials. Exterior wall materials which are not otherwise
listed above as "approved" or "conditional" are expressly prohibited.
d. Tempgra~ Materials. Other provisions herein notwithstanding, within an
industrial zoning district, where a temporary wall is proposed which will be
removed for future expansion (hereinafter referred to as an "expansion wall"),
such wall may be approved by the Boazd of Aldermen under the provisions of
these regulations, upon review and recommendation by the City Planning 8c
Zoning Commission in accordance with the following criteria:
1) Building elevations proposed to include an expansion wall shall
comply with all requirements of Sections 3.a through 3.c.
A proposed expansion wall shall be described as:
1. a sepazate written request for use of otherwise
prohibited materials and related alternative
azchitectural treatment, including samples of the
proposed materials and a comparison of color and
texture with materials proposed for the other
elevations and
2. drawing of the affected elevation.
The request shall include a proposed time period after
which the building will be expanded.
2) An expansion wall may be approved upon review and
recommendation by the City Planning & Zoning Commission and
determination by the Boazd of Aldermen, based upon the evidence
presented, that
the site plan, building elevations, and building floor plan
submitted allow for expansion of the building in the
manner proposed,
2. an expansion wall is the most appropriate means for
providing for future expansion of the building,
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the period of time the expansion wall is proposed to be in
place is reasonable, and
4. the building expansion for which the expansion wall is
requested is reasonably likely to occur within the time
period requested by the applicant.
3) An expansion wall shall be of an exterior building material that is
incompliance with all other codes and ordinances of the City.
4) Subsequent to the approval of building elevations, an approved
expansion wall shall be brought into compliance with all material
and architectural requirements of Subsections 3.a through 3.c by
the end of the time period approved by the Boazd of Aldermen.
The City Planning & Zoning Commission may recommend and the
Board of Aldermen may require such financial guarantees or
agreements as it deems necessary to ensure compliance upon
expiration of such time period.
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4. Architectural Characteristics.
a. Roof Mounted Equipment. Roof mounted equipment, excluding
ventilators and satellite dishes, or exposed roofs shall be screened from view
(100% opacity) or isolated so that it is not visible from ground level of any
adjacent applicable public thoroughfaze or residentially-zoned area, up to a
maximum of three hundred (300) feet away. The appearance of roof screens shall
be coordinated with the building to maintain a unified appearance.
b. Exterior Electrical and Mechanical Equipment. All electrical and
mechanical equipment located adjacent to the building and visible from any
adjacent applicable public thoroughfare or a residentially-zoned area shall be
screened from view (100% opacity), up to a maximum of three hundred (300) feet
away. Such screens and enclosures shall be treated as integral elements of the
building's appearance.
Site Requirements.
a. Setback from Streets. Minimize building setbacks from the street, moving
pazking azeas from the front to the sides or reaz to the extent feasible, given the
proposed use of the site and the chazacter of adjoining uses.
b. Pazkine. Parking lot pavement shall be shielded from the street by low
~ berming to the maximum extent feasible.
c. Loading Areas. Any loading azea within an area subject to this area shall
be buffered with landscape materials in conjunction with earthen berms.
6. Pedestrian-Oriented Environment.
Design of an industrial or commercial site shall provide for pedestrians through
measures appropriate to the use and configuration of the site. Such measures shall
provide for safety and ease of movement between streets and buildings, across
pazking lots, and between buildings; shelter from weather outside of building
entrances, and use and enjoyment of outdoor space.
7. Sidewalks.
Approval must be received for all walkway layouts. The construction and
subsequent existence of this sidewalk shall constitute the granting of permission
to use said sidewalk to all persons who use it in a safe and reasonable manner.
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All sidewalks shall be 48" wide, 4" thick, with 2' minimum green-space between
streets and walk. The concrete surface of the sidewalk shall be scored for crack
control at four (4) foot intervals and broom fmished. Should the business have a
sidewalk leading form the driveway or street sidewalk to an entrance of the
business, this sidewalk shall be either concrete with similaz scoring or an
approved material such as brick or stone.
8. Exterior Lighting
Landscape lighting must be placed so as not infringe upon adjacent businesses.
This lighting must be approved by the City Planning & Zoning Commission.
9. Service Yard.
Each business shall have an as appurtenance a fenced or screened area to serve as
a service yazd for garbage receptacles, storage receptacles, electric and gas meters,
air conditioning equipment and permitted antennae. Unsightly objects must be
placed or stored in order to conceal their view from any street, common azea or
community facility. No chain link fencing can be erected or placed upon any lot.
Fencing to be approved by the City Planning & Zoning Commission.
10. Grading and Drainage.
The design and development concepts of the district call for the maintenance of
`-' the environment inasmuch of the original condition as possible. No structure or
improvements can alter the natural drainage of the site to the degree that it
negatively impacts a surrounding lot. For this reason it will be required that each
property owner handle the runoff that naturally occurs on their site by adequately
sloping all areas so that runoff can be directed to the natural drainage areas or to
storm drainage facilities.
In order to help insure compliance with this philosophy as part of a preliminary
design submittal, a grading plan will be required. A grading permit must be
obtained from the City before earth is moved or removed from a specific lot.
Absolutely no grading whatsoever shall be permitted without first obtaining this
permit.
All grading reviews shall be subject to the jurisdiction of the City and shall be
considered individually for each lot. Recommendations or demands will be based
upon individual lot locations, terrain, soil conditions, drainage, cuts and fills, and
whatever other conditions the City feels impacts upon the site grading design.
Soil tests conducted by competent professionals are strongly recommended to all
lot owners.
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The elevation of the lowest habitable floor in any dwelling shall not be lower than
~ the elevation necessary to ensure passage of storm water runoff without
inundation of the dwelling. The builder of the dwelling on each Lot shall
excavate, fill, grade and shape the earth surrounding the foundation, landscaped
azeas, and lawn azeas to drain and not impede, interfere or impound storm or
irrigation water-runoff from adjacent lots.
11. Maintaining Sight Distance.
No fence, wall, hedge, or shrub planting which obstructs sight lines at elevations
between two (2) and six (6) feet above the roadways, shall be placed or permitted
to remain on any corner lot within the triangulaz area formed by the roadway
easement and a line connecting them at points twenty-five (25) feet from the
intersection of the roadway easement, or in the case of a rounded property corner,
form the intersection of the roadway easement extended. The same sight-line
limitations shall apply on any lot within ten (10) feet from the intersection of the
roadway easement with the edge of a driveway. No trees shall be pernvtted to
remain within such distances of such intersections unless the foliage line is
maintained at sufficient height to prevent obstruction of such sight lines.
12. Landscaping and Clearing.
~ a. The purpose of this landscaping and screening regulation is:
1) to provide good visual appeal to buildings and paved areas through
the use of trees, shrubs and plants;
2) to encourage areas of established native forest to be preserved
within aproject/development site and to properly protect preserved areas
during construction;
3) to encourage, fund and staff a program to replant trees and
vegetation lost to land development activity;
4) to preserve healthy environmental condition by providing shade,
air purification and oxygen generation, groundwater recharge, storm water
runoff retardation, and noise, glare and heat abatement through
preservation of areas of native forest and installation of landscape;
5) to buffer uncomplimentary land use; and
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6) to require timely replacement of landscape components lost after
installation.
~" b. The following criteria and standards shall apply to landscape materials and
installation.
1) Quality. All trees and shrubs used in conformance with the
provision of this guideline shall have well-developed leaders and tops, and
roots chazacteristic of the species, cultivaz or variety and shall show
evidence of proper nursery pruning. All plant materials must be free of
insects, diseases, mechanical injuries and other objectionable features at
the time of planting.
2) Coverage. Grass, ground cover, shrubs and other living landscape
materials shall be used to cover all open ground. Landscaping materials
such as mulch, bark, etc., can be incorporated into a Landscape Plan where
appropriate.
3) Trees. Trees referred to in this Section shall be a species common
to or adapted to this area of Missouri. Caliper measurements shall be
taken four and a half (4 ''/2) feet above grade, above grade and shall have
the following characteristics:
~ 1. Canopy trees shall be deciduous trees that have a minimum
height of less than thirty (30) feet at maturity. All canopy trees
shall have a caliper width of at least two (2) inches at time of
planting.
2. Understory trees shall be deciduous trees that have a
maximum height of less than thirty (30) feet at maturity. All
understory trees shall have a caliper width of at least one and one-
half (1 %z) inches at time of planting.
3. Ornamental trees shall be flowering deciduous trees. All
ornamental trees shall have a caliper width of at least one (1) inch
at time of planting.
4. Evergreen or conifer trees shall have a minimum height of
twenty (20) feet at maturity. All evergreen or conifer trees shall be
at least four (4) feet high at time of planting.
4) Shrubs and hedges. Shrubs shall be a minimum of eighteen (18)
inches in height when measured immediately after planting hedges, where
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installed, shall be planted and maintained so as to form a continuous,
unbroken, solid, visual screen which will be at least three (3) feet high
within one (1) year after time of planting.
5) Ground cover. Ground cover used in lieu of grass in whole or in
part shall be planted in such a manner as to present a finished appearance
and reasonably complete coverage within one (1) yeaz after time of
planting.
6) Lawn grass. Grass azeas may be sodded, plugged, sprigged or
seeded except that solid sod shall be used in swales, berms or other areas
subject to erosion.
13. Vehicular Use Areas.
The interior and perimeter of pazking lots and vehiculaz use azeas, for uses
requiring site plans, shall be landscaped in accordance with the following criteria.
Areas used for pazking or vehiculaz storage which are under, on, or within
buildings are exempt from these standazds.
a. Interior Landscaping. For sites containing parking and vehiculaz use azeas
totaling fifteen (15) or more pazking spaces or the gross azea is six thousand
(6,000) or more squaze feet, a minimum of five percent (5%) of the pazking or
vehiculaz use azea shall be devoted to living landscaping which include grass,
ground cover, plants, shrubs and trees. Gross pazking azea shall be deternuned by
calculating the total area used for pazking, including circulation aisles. The
following additional criteria shall apply to the interior of pazking and vehicular
use areas:
1) Interior landscape areas shall be protected from vehicular
encroachment or overhang through appropriate wheel stops or
curbs.
2) There shall be a minimum of two (2) understory trees or one (1)
canopy tree planted for each thirty (30) pazking spaces or twelve
thousand (12,000) square feet of pazking or vehiculaz use area, or
fraction thereof.
3) Interior azeas of parking and vehiculaz use areas shall contain
planting islands located so as to best relieve the expanse of paving.
Interior planting areas shall be a minimum of one hundred (100)
square feet for each understory tree and two hundred (200) square
14
feet for each canopy tree dimensioned in such a way as to provide
a suitable azea for planting.
~' b. Perimeter Landscapine.
1) Perimeter landscaping shall be provided where a parking lot or
vehiculaz use azea is within fifty (50) feet of a public right-of--way
and there is not an intervening building.
2) Perimeter landscape azeas shall contain one (1) canopy tree, one (1)
understory, ornamental or evergreen tree and four (4) shrubs per
hundred (100) lineaz feet. Where utility lines, easements, the width
of the landscape azea or other conditions not under the control of
the developer would not allow canopy trees, each required canopy
tree may be replaced by two (2) understory, ornamental or
evergreen trees. Where a perimeter landscape azea is less than fifty
(50) linear feet only one (1) canopy tree or two (2) understory,
ornamental or evergreen trees aze required in addition to four (4)
shrubs. Required trees and shrubs may be clustered to allow for
the most effective use of landscaping. The remaining azea shall be
landscaped with grass or other ground cover.
1. Whenever anoff--street pazking or vehiculaz use area abuts
a public right-of--way, a perimeter landscape azea at least
~-- five (5) feet in depth shall be maintained between the
abutting right-of--way and the off-street pazking or vehiculaz
use area.
2. Necessary accessways from the public right-of--way shall be
permitted through all landscaping.
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