Hazelwood City Zoning Code
ARTICLE XIII
Landscaping and Screening
Section 405.600 Purpose and Intent.
[Ord. No. 3674 §§1—3, 8-17-2005]
This Article contains specific landscaping requirements relating to the use or development of properties within the City of Hazelwood. Certain land uses, because of their character and intensity, may create an adverse impact on other land uses when developed and/or expanded. The purpose of these regulations is two-fold: increase the compatibility between adjacent land uses by requiring landscaping to mitigate the negative impacts of noise, pollution, dust, debris, objectionable views or motor vehicle headlight glare and other sources of artificial light from spilling onto adjoining roadways or properties; and to shield unsightly views, delineate functional areas within a lot and establish an aesthetically pleasing urban streetscape.
Section 405.605 Applicability.
[Ord. No. 3674 §§1—3, 8-17-2005]
All site plans submitted for a building permit shall include a landscape plan. The following uses are exempt from this requirement: single-family dwellings in the "NU", "R-1", "R-2", "R-3", "R-4" and "R-5" Residential Districts; single-family and duplex dwellings in the "R-6" Residential District; and permitted uses in the "P" Public District. Non-residential Special Land Use Permits within these districts, however, are also subject to the following landscaping requirements. All applications for a Planned District shall also include a landscape plan. (See Article VII, Planned Districts)
Section 405.610 Landscape Plan Requirements.
[Ord. No. 3674 §§1—3, 8-17-2005]
A.
All plans submitted for approval of a landscape plan shall include the following information:
1.
North arrow.
2.
Topographic information and final grading necessary to identify and specify planting for areas requiring slope protection.
3.
The location, dimensions and surface areas of all structures and parking areas.
4.
The approximate location, type, size and quantity of all proposed landscape materials and the names of all plant species.
5.
The location, size and common name of all existing plant materials to be retained on the site. Large masses of trees may be indicated by outline only.
6.
The location and identification of all existing trees twelve (12) inch caliper or larger measured at four (4) feet above ground level proposed for removal.
7.
The location, dimensions and type of screening materials/methods as required in other applicable Sections of this Chapter.
Section 405.615 Plant Materials.
[Ord. No. 3674 §§1—3, 8-17-2005]
A.
Classification. For the purpose of this Article, plant materials are classified into five (5) groups: canopy (deciduous shade) trees; under story (ornamental and/or flowering) trees; shrubs; evergreen trees; and ground cover.
Section 405.620 Landscaping Requirements.
[Ord. No. 3674 §§1—3, 8-17-2005]
A.
Purpose. The intent of this Section is to shield unsightly views, delineate functional areas within a lot, establish an aesthetically pleasing urban streetscape or create a safe and pleasant corridor for pedestrians.
B.
Applicability. The provisions of the Section are applicable to all non-residential and multiple-family dwelling developments.
C.
Landscape Plan. A landscape plan shall be required for all developments requiring site plan review approval per Article XIV, Site Plan Requirements and Review Procedure.
D.
Standards. Provide a landscape legend clearly identifying individual type, size and height of plant materials. All new landscaping materials shall meet the following criteria:
1.
Canopy trees—two and one-half (2½) inch minimum caliper.
2.
Under story trees—two (2) inch minimum caliper.
3.
Evergreen trees—seven (7) feet minimum height.
4.
Deciduous and/or evergreen shrubs—eighteen (18) inches minimum.
5.
Ground cover. Suitable ground cover shall be provided throughout the site and appropriately identified unless otherwise approved by the Development Review Committee on the landscape plan or site plan. Ground cover shall be construed to include a combination of low plants that cover the ground and shall include grass and all other plants adapted for such use. The use of wood chips, bark mulch, crushed stone and similar substances can be used only as approved on the landscape plan or the site development plan.
E.
Landscaping Accessory Structures. All accessory structures and/or mechanical equipment shall be landscaped around their respective building footprints in the following manner:
1.
One (1) evergreen tree per structure side or one (1) under story tree per every twenty (20) linear feet, whichever is most feasible. Other plant materials may be used in lieu of evergreen trees as approved by the Development Review Committee on the landscape plan or site plan.
F.
Landscaping To Additions To An Existing Building Thereto. A minimum of two (2) canopy trees; one (1) under story tree; and a sufficient distribution of shrubs for every one hundred (100) linear feet of exterior building addition, footprint or portion thereof. The placement of this plant material shall be in the general area of the building addition or as approved by the Development Review Committee on the landscape plan or site plan.
G.
Landscaping To New Development.
1.
Landscaping shall be required along the street frontage within the required front yard setback, excluding driveway openings, in the following manner:
2.
Landscaping will be required along (or within) the side and rear yard setbacks in the following manner:
Option A. | ||
a. | A minimum of one (1) canopy tree per every thirty (30) linear feet of side and rear yard. Under story trees may be used in lieu of canopy trees at the discretion of the Development Review Committee on the landscape plan or site plan; | |
b. | Suitable ground cover shall be provided; and | |
c. | The use of earthen berms, sightproof walls and/or fences is encouraged and may be wholly or partially substituted for the requirements under (a) above and/or additionally required at the discretion of the Development Review Committee on the landscape plan or site plan. | |
Option B. | ||
a. | A minimum of one (1) canopy tree per every forty (40) feet of side and rear yard with a minimum of three (3) staggered evergreen trees spaced between each canopy tree at ten (10) foot centers. Under story trees may be used in lieu of canopy trees at the discretion of the Development Review Committee on the landscape plan or site plan; | |
b. | Suitable ground cover shall be provided; and | |
c. | The use of earthen berms, sightproof walls and/or fences is encouraged and may be wholly or partially substituted for the requirements under (a) above and/or additionally required at the discretion of the Development Review Committee on the landscape plan or site plan. | |
3.
Requirement for when an Industrial or Commercial District's side and/or rear yard is adjacent to a Residential Dwelling District.
[Ord. No. 4504-16 §1, 9-7-2016[1]]
a.
There shall be one (1) tree provided for each ten (10) feet of adjacent property line, determined by dividing the length of the joint or common property line by ten (10) and adding one (1).
b.
Trees shall be planted in rows parallel to the adjacent property line, spaced ten (10) feet apart.
c.
Trees that are planted in any one row when there are two (2) or more parallel staggered rows shall be spaced no more than twenty (20) feet apart.
d.
Property owners are encouraged to plant trees in two or more parallel rows in a configuration such that trees in each row are staggered so as to overlap when viewed perpendicular to the property line.
f.
Additional screening may be required when deemed necessary by the Development Review Committee due to traffic, noise, headlights or other unfavorable conditions.
[1]
Editor’s Note: Section 2 of this ordinance provided as follows: “Any landscaping and landscaping plan approved and in effect at the time of this ordinance shall be considered a legal non-conforming landscaping and landscape plan.”
H.
Landscaping To Parking Lots.
1.
Peripheral landscaping shall be required along all sides of parking lots, paved areas and drive lanes as follows:
a.
At least one (1) canopy tree per every twenty (20) feet and/or one (1) under story tree per every twenty (20) feet or the type and spacing of trees provided at the discretion of the Development Review Committee on the landscape plan or site plan;
b.
A sufficient distribution of deciduous and/or evergreen shrubs as approved by the Development Review Committee on the landscape plan or site plan;
c.
Suitable ground cover shall be provided; and
d.
The use of earthen berms, sightproof walls and/or fences is encouraged and may be required at the discretion of the Development Review Committee on the landscape plan or site plan.
2.
All parking lots shall have curbed traffic islands located at the ends of parking aisles and shall be landscaped as follows:
I.
Open Space With Parking.
1.
The amount of open space dedicated for interior parking lot areas shall be determined by the number of existing and/or proposed parking spaces as shown below:
Number Of Parking Spaces | Required Open Space | |
Less than 10 spaces | 200 square feet | |
11 to 20 spaces | 400 square feet | |
21 to 30 spaces | 600 square feet | |
31 to 40 spaces | 800 square feet | |
41 to 50 spaces | 1,200 square feet | |
Greater than 50 spaces | 1,200 square feet plus additional 100 square feet for every 10 spaces over 50 |
K.
Landscaping Around Signage. All signage shall have a sufficient distribution of evergreen and/or deciduous shrubs planted around the base of the sign structure. Seasonal annual or perennials may be used in lieu of deciduous shrubs as approved by the Development Review Committee on the landscape plan or site plan.
L.
Additional Landscaping. The Development Review Committee may require additional landscaping when it is their opinion the landscaping requirements as related to a particular development do not provide an adequate buffer or screen and the adjoining properties or public right-of-way may be more than normally affected by the proposed development.
Section 405.625 Buffering Requirements.
[Ord. No. 3674 §§1—3, 8-17-2005]
A.
Purpose. The purpose of this Section is to provide for buffering and screening requirements to minimize visual, noise and other impacts between different land use types.
B.
Commercial Districts.
1.
Neighborhood business district. Where the rear yard or side yard abuts an "R" Dwelling District, a ten (10) foot wide planting screen shall be provided and maintained. A structurally sound wall or fence at least six (6) foot high may also be required at the discretion of the Development Review Committee.
2.
General commercial and highway district.
a.
Where the rear yard or side yard abuts an "R-1", "R-2", "R-3", "R-4" or "R-5" Dwelling District, there shall be provided a twenty (20) foot wide planting strip extending the length of the lot adjoining the "R" Dwelling District and planted with trees and shrubs to provide a dense screen to within ten (10) feet of the street right-of-way or a distance as determined by the Development Review Committee in order to not interfere with traffic visibility.
b.
Where the rear yard or side yard abuts an "R-6" Multiple Dwelling District, there shall be provided a ten (10) foot wide planting strip extending the length of the lot adjoining the "R-6" District and planted with trees and shrubs to provide a dense screen to within ten (10) feet of the street right-of-way or a distance as determined by the Development Review Committee in order to not interfere with traffic visibility.
c.
There shall be planting areas not less than ten (10) feet in width, with plantings not less than three (3) feet in height, between surface parking areas and front property lines. All of said planting screens and planting areas are to serve as a screen for the parking area.
C.
Industrial Districts.
1.
Where the rear yard or side yard abuts an "R-1", "R-2", "R-3", "R-4" or "R-5" Dwelling District, there shall be provided a twenty (20) foot wide planting strip extending the length of the lot adjoining the "R" Dwelling District and planted with trees and shrubs to provide a dense screen to within ten (10) feet of the street right-of-way or a distance as determined by the Development Review Committee in order to not interfere with traffic visibility.
2.
Where the rear yard or side yard abuts an "R-6" Multiple Dwelling District, there shall be provided a ten (10) foot wide planting strip extending the length of the lot adjoining the "R-6" District and planted with trees and shrubs to provide a dense screen to within ten (10) feet of the street right-of-way or a distance as determined by the Development Review Committee in order to not interfere with traffic visibility.
3.
There shall be planting areas not less than ten (10) feet in width, with plantings not less than three (3) feet in height, between surface parking areas and front property lines. All of said planting screens and planting areas are to serve as a screen for the parking area
D.
Parking Lots. All parking lots shall be separated from abutting properties by planting areas not less than ten (10) feet in width. The planted area shall be planted and maintained with live landscape material such as trees, plants or shrubbery. In the event any location is subject to more than one (1) provision with respect to planting areas, the more restrictive provision shall apply.
Section 405.630 Alterations/Exceptions.
[Ord. No. 3674 §§1—3, 8-17-2005]
A.
In the event strict adherence to the requirements of this Article would serve no meaningful purpose or site conditions make it physically impossible to install and maintain the required landscaping, the Development Review Committee may alter or exempt these requirements.
B.
These alterations or exemptions may occur only at the request of the property owner, who shall demonstrate to the Development Review Committee that an alteration or exemption is justified. Criteria for demonstrating this need include having one (1) or more of the following conditions present:
1.
There are physical characteristics or defections associated with the land such as a severe ledge or unusual or extreme variations in grade;
2.
The parcel of ground has an unusual shape or configuration;
3.
There are safety considerations;
4.
The spatial arrangement or size of the existing buildings, structures and/or other manmade features occupying the parcel of ground are unique; or
5.
The parcel of ground has space limitations.
Section 405.635 Substitutions.
[Ord. No. 3674 §§1—3, 8-17-2005]
A.
Existing plant material may be counted as contributing to or utilized as a substitute for the requirements of this Article, if the Development Review Committee finds that all of the following conditions apply to the property under consideration:
1.
There is no reduction to the required number of plantings;
2.
There is no reduction in the quality of plant material or significant change in size and location of plant materials;
3.
The existing vegetation is of the same general group (shade trees, ornamental and/or flowering trees, shrubs, evergreen trees and ground cover) and has similar characteristics (mature height and shape) as the required plant materials; and
4.
The existing plant material is compatible with the proposed development.
Section 405.640 Landscape Installation Guaranteed.
[Ord. No. 3674 §§1—3, 8-17-2005]
Prior to the issuance of a final occupancy permit, all landscaping indicated on the approved site plan shall be installed. If installation of landscape materials cannot be accomplished due to weather conditions or other factors, an escrow shall be established to guarantee the purchase and installation of all landscape materials by the developer. The escrow shall be submitted for approval by the City. Upon installation of the landscape materials, the escrow shall be released by the City.
Section 405.645 Maintenance Requirements.
[Ord. No. 3674 §§1—3, 8-17-2005]
The owner or the owner's agent shall be responsible for providing, protecting and maintaining all landscaping in a healthy and growing condition. Additionally, the repair or replacement of all fences, walls and other visual barriers, including refuse disposal area screens that have fallen into disrepair, shall be made when necessary to ensure continuous conformance with these requirements.