Parkville City Zoning Code
CHAPTER 407
Site and Landscape Design Standards
Section 407.010 Intent And Applicability.
[Ord. No. 3246, 1-7-2025]
A.
Intent. It is the intent of this Chapter to:
1.
Improve the aesthetic character of development with natural landscape materials, and in particular emphasize distinct areas throughout the community as reflected in the Master Plan or any specific plans.
2.
Improve the functional aspects of site design to provide safe and efficient circulation of vehicular, pedestrian, and bicycle users to improve connectivity between adjacent streets, sidewalks and trails with new development and redeveloped sites.
3.
Coordinate landscape and design amenities across multiple sites, with special attention to the relationship between lots and streetscapes and improving the character of districts and neighborhoods.
4.
Enhance the environmental and ecological function of unbuilt portions of sites, including reduced air or water pollution and reduced heat gain from large expanses of blank walls or paved surfaces.
5.
Screen and mitigate the visual, noise or other impacts of high-intensity areas of sites, buildings and land uses.
6.
Enhance the functional and aesthetic appeal of site grading solutions to improve each development's relationship with the existing site and surrounding site context, including provisions for the use of retaining walls and site walls.
B.
Applicability.
1.
The standards of this Chapter shall apply to all new development except:
a.
Detached houses and duplexes being built on an individual basis and on a previously platted lot, and which are not part of a larger residential neighborhood or subdivision plan; and
b.
Improvements or repairs to existing development that do not result in an increase in building footprint by more than ten percent (10%), an increase in impervious surface, or changes in use that do not result in an increase in intensity.
2.
In cases where improvements or repairs increase the building footprint by more than ten percent (10%), increase the impervious surface or intensity of use, the intent is to bring the site into full compliance with these standards, except that the Director or Planning Commission may prorate the requirements to the extent of new development on the site where full compliance is not possible or practical.
Section 407.020 Site And Landscape Design Standards.
[Ord. No. 3246, 1-7-2025]
A. DECIDUOUS ORNAMENTAL TREE DECIDUOUS SHADE TREE EVERGREEN/CONIFEROUS TREE GREEN MULCH INVASIVE PLANT SPECIES NATIVE PLANTS NO MOW GRASS OPEN SPACE ORNAMENTAL GRASSES PRAIRIE GRASS PLANTINGS TURF GRASS XERISCAPING
Definitions. The following items are defined for this Chapter:
A deciduous tree (often an ornamental type tree) that reaches a mature height of less than thirty (30) feet.
Defined as a deciduous tree with one (1) vertical stem or trunk which begins branching at a height of six (6) feet or more and has a distinct crown that reaches a mature height of at least thirty (30) feet.
Defined as a tree that has needle-shaped or scale like leaves that remain green throughout the year; commonly referred to as pine, fir, and spruce trees. These trees generally reach a mature height of over fifteen (15) feet.
Defined as a layer of plants that are closer to the ground, such as grasses, sedges, or other groundcovers, that can be used to support taller plants.
A plant reproducing outside its native range and outside cultivation that disrupts naturally occurring native plant communities by altering structure, composition, natural processes or habitat quality.
Plants which have evolved in this region, ecosystem or habitat over thousands of years without human introduction. These plants include trees, shrubs, forbs (flowering perennials), grasses and sedges.
Defined as a type of grass that grows slowly and does not need to be mowed frequently.
Any area not covered by a building, structure, parking lot, loading area, driveway, or other similarly paved area. Open space may include sidewalks, trails, pedestrian plazas and patios, and landscaped parking lot islands.
Defined as tall perennial grasses, generally over twenty-four (24) inches at mature height, that are specifically grown and cultivated for their decorative properties.
Native grasses and forbs (flowering plants) found within the native prairie environment typical for the area prior to clearance and cultivation of the land by European settlers. For the purposes of this Chapter, prairie plantings may contain native grasses without forbs to simplify prairie plant installation and maintenance.
A continuous plant coverage consisting of a grass species that is mowed or maintained at an established height of six (6) inches or less and can include native and non-native vegetation, e.g., Kentucky Blue Grass, Perennial Ryegrass, Tall Fescue, Fine Fescue, Buffalo Grass.
Defined as the practice of landscaping with slow-growing, drought tolerant plants to conserve water.
B.
Open Space And Landscaping Required.
1.
Site Design Standards. The site layout plan shall indicate the placement of each building (ground floor plan of the building with door and window placement noted), public streets, private drives and driveways, sidewalks, site walls, mechanical units, and above grade utility infrastructure (utility poles, light poles, utility boxes, meters, etc.). The following items shall be integrated into the design of site plan improvements:
a.
Pedestrian Access. Each project site shall include a minimum four (4) feet width concrete sidewalk connection to provide access from the adjacent public street or private drive through the proposed site (including through parking lots) to the front door of the proposed building and any other required doors. Any sidewalk that is placed adjacent to or within two (2) feet of a curb (edge of pavement) of a public street or private drive shall be a minimum of six (6) feet width to address pedestrian safety and comfort.
b.
Bicycle Access. See Parkville Municipal Code, Section 408.030(D) for bicycle parking requirements.
c.
Above-Grade Site Utilities. Each project shall properly coordinate the proposed locations of above-grade utilities to consolidate their location(s) on the site to the extent practical. The intent is minimizing locations that can each be adequately buffered with landscape plantings and/or other improvements to enhance the visual appearance of the site.
d.
Roof/Site Drainage. Each project shall properly design and coordinate the proposed locations and alignment of roof and site drainage, including any downspouts or other devices designed to convey stormwater, to avoid creating situations where water runoff flows over and/or pools on pedestrian walkways, trail connections, and high-traffic parking areas and driveways. Methods such as connecting roof drains directly to underground stormwater drainage systems or conveying stormwater at-grade to and through integrated green infrastructure improvements should be used to create a safe environment for pedestrian and vehicle circulation.
e.
Site Sections. Each project shall provide at least one (1) overall scaled site section drawing (accurately depicted - no vertical exaggeration), the selection of which shall be in consultation with the Director of Planning. The Director may require other site sections to be created to fully illustrate proposed site development conditions and site grading. The site section shall accurately depict public and private streets adjacent to the project site while illustrating the relationship of view sheds and site lines from adjacent properties and streets to the subject site, and shall include buildings, parking and retaining walls to indicate proposed site development conditions. If the site sections and submitted information do not provide adequate information to properly illustrate proposed development conditions, the Director and/or Planning Commission may require additional exhibits or perspective illustrations to accurately portray proposed development conditions and to assist in the City's evaluation of the application.
2.
Open Space Required. All sites shall provide no less than the minimum amount of open space as required for each zoning district. (See Table 404-6.)
3.
Open Space Landscaping Required. All landscape plans shall be prepared and stamped by a landscape architect licensed to practice in the State of Missouri.
a.
Ground Cover. All areas unencumbered by buildings, paving or hard surfacing, shall be landscaped with turf grass, prairie grass plantings, plant beds, green mulch, xeriscaping, shrubs, and trees.
b.
Use Of Mulch. Except for single-family and duplex dwellings, wood-based mulch shall be used around all plantings and in all plant beds. If green mulch is proposed, wood-based mulch shall still be used at the time of initial planting and shall remain in place until the green mulch plantings are of sufficient size to fill and cover the planting bed. Large areas of wood mulch that do not contain plantings shall not be permitted except when used around play structures. Inorganic ground cover material, including rock, chip brick, and synthetic turf (unless part of a designated sport field or play surface), is prohibited except along building foundations, around drainage structures, and in other limited applications as may be deemed acceptable by the Director of Planning.
c.
Minimum Open Space Landscape Requirements. Each single-family and duplex dwelling constructed after the adoption of this Chapter shall be required to plant a minimum of two (2) trees (ornamental or shade) per lot or unit prior to the issuance of an occupancy permit. With the exception of single-family and duplex dwellings, the following minimum open space plantings shall be required for all sites:
(1)
One (1) deciduous shade tree, two (2) deciduous ornamental trees, and two (2) shrubs shall be planted for every two thousand (2,000) square feet of required open space. However, the minimum required landscape for all sites shall be no less than one (1) deciduous shade tree, two (2) deciduous ornamental trees, and two (2) shrubs.
(2)
This landscaping is in addition to landscaping required for street frontage and parking lot landscaping. Open space plant materials shall not count towards the fulfillment of any other landscaping requirement.
4.
Building Foundation Plantings. Except for single-family and duplex dwellings, low to medium height plant materials (shrubs, ornamental grasses, perennials) shall be planted and maintained along one hundred percent (100%) of the street facing building foundation lines where not impeded by building entrances, loading areas and sidewalks. Foundation plant materials shall not count towards the fulfillment of the required open space landscaping.
5.
Streetscape Landscaping. The following street frontage landscaping shall be required for all sites except for single-family and duplex dwellings. One (1) overstory street tree shall be required for every forty (40) feet of public or private street frontage. A periodic cluster of at least five (5) ornamental grasses and/or shrubs shall be repeated along the streetscape at an average interval of one (1) cluster or grouping for every twenty (20) feet of frontage. The required streetscaping may be arranged with varying spacing and need not be placed evenly at forty (40) feet and twenty (20) feet intervals in order to address placement restrictions related to underground and overhead utilities, streetlights, driveways, and street intersections. These plantings are required to be located within fifteen (15) feet of the street right-of-way and may be located within the public street right-of-way, if approved by the City.
C.
Off-Street Parking, Driveways And Loading Areas. The following standards shall apply to all off-street parking and loading areas with ten (10) or more parking stalls or with more than two thousand five hundred (2,500) square feet of paved area. Off-street and loading area required plant materials shall not count towards the fulfillment of any other landscaping requirement.
1.
Parking Lot Design.
a.
No dead-end parking lots or private drives will be permitted, as these create safety hazards for vehicular and pedestrian circulation. All site plans shall be designed to provide internal driveways and drive connections allowing vehicles to circulate through the site and all parking areas safely and efficiently.
b.
Parking islands with landscape plantings shall be located at the ends of each parking row to properly demarcate and buffer the parking stalls from adjacent driveways and drive aisles. These parking islands need to be configured with concrete curbs at a minimum of nine (9) feet wide (measured from back of curb to back of curb) and a length that matches the length of the adjacent parking stalls.
c.
Parking islands matching the above criteria shall be required to be integrated into each parking lot layout such that no more than a maximum of ten (10) contiguous parking stalls is provided in any given row of parking.
d.
No off-street parking or loading area shall be more than one hundred (100) feet from the center of an existing or proposed deciduous shade tree located within a landscaped open space area.
e.
Sidewalks that abut the front edge of any parking stall shall be no less than seven (7) feet wide to accommodate a two (2) feet vehicle overhang.
2.
Landscaping Required.
a.
All parking lot islands shall be landscaped with a combination of turf grass, no mow grass, prairie grass, shrubs, perennials, and trees with no less than three (3) different landscape materials being utilized.
b.
Turf grass, no mow grass, prairie grass, shrubs or perennials within parking lot islands shall not exceed twenty-four (24) inches in height as to maintain visibility within parking lot.
c.
Crushed rock, chip brick, pavers, pavement, and similar hard surfacing shall not be permitted unless utilized as a necessary curb apron. Larger rock (two (2) inches or greater) shall not be permitted.
d.
Sidewalks in parking lot islands and medians may be permitted as necessary (in addition to the landscape requirements) to accommodate pedestrian circulation.
e.
One (1) deciduous shade tree shall be planted within each landscaped island.
f.
Quality soil shall be placed within each landscape island to a depth of thirty-six (36) inches. Soil within islands shall be tested and amended accordingly, prior to tree planting, to ensure long term growth success for the tree. If parking lot island minimums cannot be achieved, structural soils and/or Silva cells will need to be considered as adequate alternatives for tree growth.
g.
Shade trees shall be evenly distributed throughout the parking lot to maximize shade.
3.
Parking Lot Screening.
a.
Whenever an off-street parking area is placed along a public street or a private drive, a ratio of one (1) deciduous shade tree and two (2) deciduous ornamental trees shall be planted every fifty (50) feet within the parking lot setback area (the area between the parking lot and adjacent street/drive).
b.
Additionally, a minimum three (3) foot tall vehicle headlight screen shall be installed between the parking lot and the adjoining street or private drive. These plantings shall be a minimum of twenty-four (24) inches height at time of planting, and are in addition to the streetscape landscape requirements outlined herein. This screen can be constructed with any combination of prairie plantings, shrubs, ornamental grasses, earth berming, and low masonry walls.
 |
D.
Plant Locations. All plantings shall comply with the following:
1.
In general, all plants shall be sited and spaced in a manner to allow for appropriate growth to mature size.
2.
Trees shall be located no closer than six (6) feet to the back of curb along any street or driveway and no closer than four (4) feet to the edge of any parking lot, sidewalk or walkway.
3.
Ornamental and prairie grasses with a mature height of over four (4) feet shall not be permitted to be planted across the entire front yard area of any residential property, and shall only be planted in relatively small groupings as accent plantings and/or to visually buffer above-grade utility infrastructure.
4.
Landscaping must meet minimum clearances from all fire hydrants and building sprinkler systems as required by the Fire Department.
5.
Deciduous shade trees should not be placed within any public sanitary sewer, storm sewer or watermain utility easement.
6.
No landscaping shall be planted or allowed to grow in violation of the City's sight distance triangle for corner lots.
7.
A permit must be obtained prior to planting any street tree or landscape material in the public right-of-way and shall comply with all City clearance and setback requirements.
E.
Minimum Plant Sizes. All plant sizes shall meet the following size and design requirements:
1.
Deciduous Shade Trees. Minimum 2.0-inch caliper measured six (6) inches above the immediate ground level.
2.
Deciduous Ornament Trees. Minimum 1.5-inch caliper measured six (6) inches above the immediate ground level.
3.
Evergreen/Coniferous Tree. Minimum six (6) feet in height.
4.
Shrubs. Minimum three (3) gallon container.
5.
Ornamental Grasses. Minimum one (1) gallon container.
F.
Plant Species. All trees, shrubs and groundcover plants shall be non-invasive species, with a minimum total of seventy percent (70%) of all proposed trees and shrubs selected from the listing of Native and Native Cultivar Plant Materials. This seventy percent (70%) minimum shall include at least fifty percent (50%) of all proposed trees and fifty percent (50%) of all proposed shrubs selected from the listing of Native Plant Materials, and the remaining portions of this seventy percent (70%) requirement for all proposed trees and shrubs be selected from the listing of Native Cultivar Plant Materials. Other trees selected for use shall be selected from the listing of Great Trees for the Kansas City Region. Both of these lists are incorporated in Appendix B.[1] The Director of Community Development is authorized to supplement and amend the list of required, preferred, and prohibited plant species. In addition to any species on these lists, alternative plant material may be proposed and considered by the Director of Community Development as part of the site plan submittal and review process, such as an updated list provided by CLARB, provided that they:
1.
Are documented by a landscape architect or other credible information comparable in type and performance to any species on this list;
2.
Are adaptable to the climate of the metropolitan region and the specific conditions in which they are proposed; and
3.
Are not invasive or otherwise problematic to the overall health of the landscape.
[1]
Editor's Note: See Title IV Notes, Attachment IVb.
G.
Plant Substitutions. Substitution of required plant materials may be considered by the City as follows, so long as the parking screening requirements are still met as a result of any substitution:
1.
One (1) deciduous shade tree may be substituted in place of ten (10) required shrubs.
2.
One (1) deciduous ornamental tree may be substituted in place of five (5) required shrubs.
3.
One (1) evergreen/coniferous tree may be substituted in place of one (1) required deciduous shade tree.
4.
One (1) deciduous shade tree may be substituted in place of two (2) required deciduous ornamental trees. Deciduous ornamental trees may not be substituted for required deciduous shade trees.
5.
Three (3) ornamental grasses may be substituted for one (1) required shrub.
H.
Credits For Existing Vegetation. Successful incorporation of existing and healthy vegetation that meets these performance criteria may be credited towards any landscape requirement. Credits shall be on a one-for-one basis for any vegetation that meets the minimum specifications, except that landscape material more than three (3) times the minimum specified size or otherwise of exceptional quality (as determined by the Director of Community Development) may be credited on a two-for-one basis.
I.
Design And Performance Criteria. Design and Performance Criteria. In addition to the above planting requirements, all landscape plans shall be designed according to the following performance criteria, and in individual cases additional plantings may be warranted in order to meet these criteria:
1.
Existing natural features of the site, such as groves of trees, extreme slopes, areas intended to serve as buffers and areas not intended for development, shall be retained and incorporated into the design to the maximum extent practical.
a.
Extreme or steep slopes are defined as having a grade of twenty-five percent (25%) or greater, meaning that the elevation increases by twenty-five (25) feet over a horizontal distance of one hundred (100) feet.
b.
Extreme or steep slopes shall be identified on all development plans.
c.
For instances where extreme or steep slope areas are disturbed or graded, the Director of Public Works may require adequate slope stabilization measures and protection be installed integrating trees, sod or other vegetative materials be placed or planted in these areas to protect the hillside.
d.
The Director of Public Works may request an engineering, soil conditions or other related studies - prepared by an engineer certified in the State of Missouri-for development within extreme or steep slope areas.
2.
Landscape areas shall be utilized to the maximum extent possible for natural stormwater mitigation practices and to satisfy stormwater management criteria. Examples of natural stormwater mitigation and green infrastructure practices include filter strips, vegetative swales, rain gardens, pervious pavement systems and sand filters.
3.
Native plants and vegetation shall be utilized to the maximum extent reasonable, i.e., drought tolerant plants should be planted in landscape islands and water-resistant plants should be planted near stormwater retention facilities.
4.
All required landscape and open space areas shall remain free of debris and refuse and be appropriately maintained.
5.
Designs shall best integrate sites and projects into their surroundings or promote any distinct characteristics of the area identified in the Master Plan or any specific plans.
6.
Designs should emphasize any focal points of an area or project and pay particular attention to the relationship with the streetscapes.
J.
Maintenance And Replacement.
1.
Maintenance. All property owners shall maintain all landscaping including regular mowing, trimming, and pruning and removal of dead, dying, or diseased plant material and keep the property clear from weeds, debris, and litter. Plant material shall be regularly trimmed and pruned to keep from encroaching sidewalks, walkways, driveway, and parking areas.
2.
Replacement. The owner of any lot or parcel for which a landscape plan has been approved under this Chapter shall further be responsible for the replacement of any dead, dying, or diseased plant material to remain in compliance with the approved landscape plan. Should a tree for which a landscape credit was given, die, become diseased, or is otherwise removed, the owner of the property on which the tree is located shall replace the tree at the same ratio at which the credit was originally given. Failure to maintain the landscaping in accordance with this provision shall constitute a violation of the site's site plan and/or building permit approval and certificate of occupancy.
Section 407.030 Screens, Fencing, And Site Walls.
[Ord. No. 3246, 1-7-2025]
A.
Buffer Types. In addition to the general site and landscape requirements, certain projects, land uses, or elements of site design have potential impacts that require them to be buffered or screened from adjacent property. The following buffer types are established to be incorporated into site designs in specific contexts.
Table 407-4: Buffer Planting Requirements | |
|---|---|
Buffer Type | Buffer Size and Planting Requirement |
Type 1 A compact, and more densely landscaped area used to screen and mitigate potential impacts on abutting property. Type 1 buffers may be necessary in combination with other buffers on particular portions of the site plan. | At least 5' wide. 1 evergreen per 8 linear feet or 1 shrub per 5 linear feet. OR a fence or ornamental wall that provides a solid screen between 6' and 8' with a lessor combination of plant material to soften the wall or fence. |
Type 2 A landscape strip used to soften and provide aesthetic improvements within the setback area and improve the compatibility of certain land use transitions. | At least 10' wide. 1 shade tree or 2 ornamental trees per 50 linear feet. 1 shrub per 10 linear feet. |
Type 3 A landscape strip used to separate and screen potentially incompatible sites or land use transitions. | At least 20' wide. 1 shade tree or 2 ornamental trees per 40' linear feet. 1 evergreen per 20 linear feet. 1 shrub for every 10 linear feet. OR a 6' berm or solid fence combination with a lessor combination of plant materials to the outside. |
Type 4 A landscape area along the frontage of thoroughfares and corridors designed to preserve or strengthen the natural features and characteristics of the area through more dense vegetation in a compact area. | At least 35' wide along frontage. 1 shade, ornamental or evergreen tree per 4 linear feet. 1 shurb or evergreen per 2 linear feet of frontage. |
Type 5 A landscape area along the frontage of thoroughfares and corridors designed to preserve or strengthen the natural features and characteristics of the area through more moderate vegetation in a larger area. | At least 50' wide along frontage. 1 shade, ornamental or evergreen tree per 10 linear feet. 1 shrub 4 linear feet. |
Type 6 A landscape area along the frontage of thoroughfares and corridors designed to preserve or strengthen the natural features and characteristics of the area through dispersed vegetation in a wide area. | At least 100' wide along frontage. 1 shade, ornamental or evergreen tree per 20 linear feet. 1 shrub per 20 linear feet. |
B.
Buffer Requirements. In general, each buffer type is required in the following specific circumstances. In instances where the specifics of any particular project or context would allow a different buffer type to equally or better meet the intent of this Chapter and the design and performance criteria of this Section, the Director or Planning Commission may approve an alternative buffer through the site plan application. In addition to these specific circumstances, any combination of these buffers may be required as a condition of any special use permit review for particular uses.
Table 407-5: Buffer Planting Requirements | |
|---|---|
Buffer Type | When Required |
Type 1 | For screening high-intensity portions of site from streetscape or abutting property according to design and performance standards in Section 407.030(F). Specifically applicable for trash enclosures; outdoor storage; drive-through, loading, or service areas abutting residential areas; or surface parking located within 10 feet of residentially used or zoned property. Type 1 buffers may be required in addition to or in combination with other buffer types. |
Type 2 | Along non-commercial frontages of collector and arterial streets, except those with activity street designs. Any multibuilding or apartment project greater than 1/2 acre but less than 2 acres abutting R-4 or lesser intense zoning. Any non-residential project under 1 acre abutting residentially used or zoned property. Any 1-1 project abutting lesser intense districts. |
Type 3 | Any 1-2 or 1-3 abutting lesser intense districts. Any multi-unit building or apartment project of 2 acres or more abutting R-4 or lesser intense zoning. Any non-residential property of 1 acre or more abutting R-4 or lesser intense zoning. |
Types 4, 5 and 6 | Along frontages of major thoroughfares that have a natural street design. Landscape should be designed to provide a mix of deciduous and evergreen trees and shrubs dispersed throughout the buffer area. May incorporate civic and open space requirements, if any, into this area. |
C.
Fence Specifications. All fencing for screening, security, or privacy shall meet the following standards.
1.
Front And Street-Side Fencing. All fencing in front of the front building line, or on the street-side on corner lots shall:
a.
Be limited to no higher than forty-two (42) inches; and
b.
Have a transparency of at least thirty-three percent (33%) up to four (4) feet [i.e., a three-and one-half-foot-high (3 1/2) picket fence shall have a picket to void ratio of two to one (2:1) or greater transparency; or ornamental walls should similarly have voids comprising at least thirty-three percent (33%) of the area below three and one-half (3 1/2) feet].
c.
Any fence or wall constructed within fifteen (15) feet of the street right-of-way shall be limited to decorative or ornamental fencing and screening, with materials complementing the architectural style and materials of the principal building.
3.
Other Fencing Design Standards.
a.
Any fencing that could potentially create a sight obstruction for vehicles crossing pedestrian areas or entering the street may require greater transparency or additional location restrictions to allow for safe sight distances for the vehicle.
b.
All fencing located along adjacent lot lines shall be constructed so that either:
(1)
The fence is on the property line; or
(2)
The fence is at least three (3) feet from the property line. Any areas set back three (3) feet or more from the property line, which could become enclosed by other similarly located fences, shall provide at least one (1) gate for access and maintenance equipment.
c.
All fences shall be constructed so that the finished side faces adjacent property or any public right-of-way.
d.
Fences shall be constructed out of any of the following materials:
(1)
Wood or vinyl simulating wood;
(2)
Wrought iron or aluminum simulating wrought iron;
(3)
Chain-link or vinyl clad chain-link:
(a)
In all residential districts, in the rear or side yard only with a maximum height of four (4) feet;
(b)
In the I-1, I-2, and I-3 Districts, in the rear and side only, but no closer than thirty (30) feet from any public street;
(c)
In commercial districts, in the rear or side only, except prohibited in the OTD District.
D.
Freestanding Site Walls. All freestanding site walls for screening, security, or privacy shall meet the following standards:
1.
Front And Street-Side Site Walls. All freestanding site walls in front of the front building line, or on both street sides of corner lots shall:
a.
Be limited to no higher than forty-two (42) inches; and
b.
Any site wall constructed shall be constructed with materials complementing the architectural style and materials of the principal building; and
c.
Be placed on the site to visually buffer views to parking lots, service areas, and above-grade utility infrastructure to inhibit direct views from adjacent public streets and private drives within the development.
2.
Rear And Side Site Walls. All rear and interior side site walls located behind the front building line:
a.
Shall be limited to no higher than six (6) feet, or up to seven (7) feet in all non-residential districts.
3.
Other Site Wall Design Standards.
a.
Any site wall that could potentially create a sight obstruction for vehicles crossing pedestrian areas or entering the street may require the integration of fencing or other visually permeable design treatments to afford greater transparency or additional location restrictions to allow for safe sight distances for vehicles, pedestrians and bicyclists.
b.
All site walls located along adjacent lot lines shall be constructed so that either:
(1)
The site wall is on the property line; or
(2)
The site wall is at least three (3) feet from the property line. Any areas set back three (3) feet or more from the property line, which could become enclosed by other similarly located site walls or fences, shall provide at least one (1) architecturally appropriate gate for access and maintenance equipment.
c.
All site walls shall be constructed so that all readily visible sides of the wall are finished and match the adjacent architecture style and materials of the principal building.
E.
Site Retaining Walls. All site walls used as retaining walls shall meet the following standards:
1.
Be limited in height to six (6) feet; and
2.
Be limited in placement to a minimum distance of four (4) feet of another retaining wall (existing or proposed); and
3.
If a site proposes the use of more than one (1) retaining wall to address grading conditions, the area between these retaining walls shall be fully landscaped and shall have a maximum slope of 4:1 (25%); and
4.
Any retaining wall that could potentially impede the visibility of vehicles crossing pedestrian areas or connections with streets/drives may require additional location restrictions to allow for safe sight distances for vehicles, pedestrians and bicyclist; and
5.
Any retaining wall shall be constructed with durable materials complementing the architectural style and materials of the principal building such as:
6.
Any retaining wall over four (4) feet in height shall be designed by a licensed professional with competency in the design of retaining walls.
F.
Design And Performance Standards. Buffers, screens, fences, and site/retaining walls shall be designed to meet the following performance standards. In addition to the requirements specified for each buffer type, the arrangement of plants, grading or berming of land, or inclusion of fences walls or other screens may be necessary to meet these design and performance standards.
1.
Eliminate glare from traffic internal to the site, outdoor lighting or other operations on the site.
2.
Mitigate noise to comparable ambient noise levels found by other compatible uses throughout the area or district.
3.
All buffers, screens, fences, and site/retaining walls shall meet the proper lines of site at all intersections of streets, all driveway entrances and the intersection of internal access streets. The proper lines of site shall be based upon the control if the intersection or access, the stopping point, and the expected speeds of oncoming traffic as provided in Section 404.010(E)(2).
4.
All high-impact site elements such as trash enclosures, service and loading areas, utility and mechanical equipment, or outdoor storage, shall be located on remote portions of sites away from streetscapes, public view and from adjacent residential property. In cases were these facilities are near interior boundaries which may impact abutting property, a combination of Level 1 and Level 2 buffers shall be designed to limit potential impacts.
5.
Trash receptacles, in addition to perimeter buffers for the site, shall be located on a remote area and stored inside a structure or enclosure compatible with the architectural design and materials of the proposed buildings. Enclosures shall be constructed of a durable material designed to withstand regular use by heavy equipment, including masonry, steel, and architectural metal panels.
Section 407.040 Outdoor Lighting.
[Ord. No. 3246, 1-7-2025]
A.
Visual Character. The physical appearance of all exterior lighting, poles, and related appurtenances for sites located within a larger, multi-tenant project area shall match the visual character and performance standards of lighting used on adjacent sites throughout the larger project area. The intent is to create aesthetic consistency in the use and appearance of these lighting improvements throughout the entire development - even if this development occurs through phased implementation. If light fixtures matching those of adjacent development sites is no longer available, or if there is a functional need to modify the lighting equipment used, the applicant will notify the City and make every effort to select fixtures and equipment that match or substantially replicate the aesthetic appearance of adjacent site lighting. Light fixtures should be LED type and generate a soft white or near white light.
B.
Mounting Height. All exterior lighting shall be limited to the mounting heights specified in the following table:
Table 407-6: Mounting Height | |
|---|---|
Location | Height Limit (ft.) |
Driveways and Parking Areas | 37.5' in B-2, B-4, I-1, I-2, I-2 Districts 25' in all other districts |
Pedestrian Walkways, Plazas or Courtyards | 16' |
Facade Lights | Below the eave or cornice line, provided the light is directed downward |
Other Site Lighting | 12' |
C.
Shielding. All exterior lighting shall be shielded as specified in the following table:
Table 407-7: Required Shielding | |||
|---|---|---|---|
Watts (or equivalent Lumens) or Mounting Height | Full Cutoff1 | Shield Type Cutoff2 | Semi-cutoff3 |
All lights mounted above 25'; or All lights above 450 watts | Required | Prohibited | Prohibited |
All lights between 100 watts and 450 watts | Permitted | Required | Prohibited |
All lights between 55 watts and 99 watts; or Any light mounted between 12' and 25' | Permitted | Permitted | Required |
All lights mounted below 12' AND less than 55 watts | No shielding is required; all shielding types permitted | ||
NOTES: | |
|---|---|
1 | Full cutoff fixtures emit zero percent (0%) of its light above ninety degrees (90°) and ten percent (10%) above eighty percent (80%) from horizontal. |
2 | Cutoff fixtures emit no more than two and five-tenths percent (2.5%) of its light above ninety degrees (90°) and ten percent (10%) of its light above eighty percent (80%) from horizontal. |
3 | Semi-cutoff fixtures emit no more than five percent (5%) of its light above ninety percent (90%) and twenty percent (20%) of its light above eighty degrees (80°). |
D.
Design And Performance Criteria. In addition to the mounting height and shielding standards, exterior site lighting shall meet the following design and performance standards:
1.
All lighting shall be designed and located to not provide direct light or glare onto any adjacent property.
2.
All lighting shall be reduced to levels necessary only for security purposes within one (1) hour after closing of the business.
3.
All facade lighting and or other externally illuminating lights shall use shielded, directional fixtures, designed and located to minimize uplighting and glare.
4.
All site and area lighting should be directed downward (not upward) to avoid creating light pollution and the potential for conflicts with adjacent properties. Buildings and landscaping may use accent lighting that aim certain lights upward to highlight various features, providing that measures are taken to limit the spill of this lighting off-site to avoid creating a negative impact for adjoining uses.
Section 407.050 Stormwater Management.
[Ord. No. 3246, 1-7-2025]
A.
General Requirement. All sites shall provide improvement necessary to adequately handle stormwater. In areas already subject to a stormwater management plan at the block- or area- scale as provided in Chapter 404, compliance with that plan shall satisfy the site design requirements. In all other cases, site specific best management practices shall be used to manage the peak flow, quantity and quality of stormwater run-off expected from development activity in manner that poses no significant impact on other sites compared to pre-development conditions.
B.
Best Management Practices. In general, stormwater management should prioritize strategies that manage stormwater at the largest scale possible, strategies that infiltrate stormwater into the ground within or as close to the site as possible, and strategies that integrate stormwater functions into other site and landscape design elements. The appropriate strategy will be highly dependent on the surrounding natural systems, the presence of broader stormwater facilities, and the specific topography and soil conditions of the site. The following strategies should be used in descending order of preference to meet site-specific stormwater standards.
1.
Integration into a district, area, or block storm water management plan.
2.
Constructed wetlands that mimic retention, filtration and infiltration of natural systems.
3.
Infiltration systems and puros materials that infiltrate runoff into the ground.
4.
Filtration systems that use natural materials to slow, filter and convey stormwater to other systems.
5.
Retention areas that capture and store runoff in permanent ponds, provided they are designed as an amenity to the site or vicinity.
6.
Detention ponds or detention vaults that capture and store runoff temporarily, but serve little other purpose on the site.
C.
Stream Buffer Protection. The following standards have been established to help prevent property damage, reduce the severity of floods, prevent stream bank erosion, protect natural habitat, improve water quality and prevent water quality degradation from development.
1.
All stream channels shall be identified on development plans. This includes identifying the ordinary high-water mark — often referred to as the "Active Stream Zone" — and identifying the stream bank on both sides of the stream channel.
a.
For Type 1 (perennial) streams, a one hundred (100) ft. stream corridor setback shall be identified on development plans, measured horizontally outward from both sides of the top of the stream channel bank.
b.
For Type 2 (intermittent) streams, a fifty (50) ft. stream corridor setback shall be identified on development plans, measured horizontally outward from both sides of the top of the stream channel bank.
 Figure 407-1: Stream Buffer Diagram |
2.
The stream corridor setback shall establish a conservation buffer area consisting of the contiguous, undisturbed natural vegetation (ideally existing, mature riparian forest); but may allow roadway crossings, recreational trails and uses, utility right-of-way, and other limited-impact uses.
3.
The Director of Public Works may require an engineering, stream profile or other related studies for development or potential impacts near a stream corridor.
Section 407.060 Submittal Requirements.
[Ord. No. 3246, 1-7-2025]
As part of the review and approval process for any new building, building addition, or site improvement, the following information shall be submitted. The Zoning Administrator may request additional information as necessary to show compliance with this Chapter and may further waive any informational item determined not to be necessary for the review of the proposed building for compliance with this Chapter.
A.
An existing conditions site plan (at a measurable scale) depicting a base map of the subject property including a minimum of two hundred (200) feet of area surrounding all sides of the subject property. The site plan shall include existing grading and topography, existing tree locations, adjacent streets, drives and pavement areas, existing buildings, existing streams, ponds or other water bodies, and other unique features of the existing site. Areas where existing slopes exceed 25% should also be noted on the plan.
B.
A proposed site development plan (at a similar measurable scale) depicting the proposed improvements to the site including all pavement, sidewalks, site and retaining wall locations, buildings, driveways, parking stalls, site lighting, site grading including topography, anticipated development sign locations, and utility infrastructure proposed to serve the site.
C.
A proposed site landscape plan (at a similar measurable scale) depicting all existing site vegetation to remain and all proposed landscape planting improvements. This plan shall include a a detailed table outlining the amount, type and size of landscape plantings required for each identified area of the site, as well as the amount, type, and size of landscape plantings provided for each identified area of the site. This plan shall also detail the minimum requirement of seventy percent (70%) use of native and native-cultivar plants. Any requested deviations or substitutions are required to be clearly noted on the plan along with the rationale supporting the request.
D.
All site section illustrations prepared for the development application shall include proposed landscape planting types and locations depicting the mature height of plantings.
E.
All landscape plans shall be prepared and stamped by a landscape architect licensed to practice in the State of Missouri.