5.4 PCSR 10-25-1994 -Q ITEM NO. 5.4.
ty of MEMORANDUM
.lkRiver TO: PLANNING COMMISSION
FROM: TROY LANGER, PLANNING INTERN Jr
DATE: OCTOBER 25, 1994
SUBJECT: CODE AMENDMENTS FOR
SCREENING AND LANDSCAPING
SECTION 900.30 PUBLIC HEARING
CASE NO. OA 94-05
REQUEST
Consider request by the City of Elk River to amend section 900.30 of the Elk River
City Code related to regulations on screening, landscaping, lighting, storage, and
outdoor displays.
ATTACHMENTS
City Ordinance 900.30 with proposed amendments.
ANALYSIS
Staff is proposing several modifications to the standards relating to screening and
landscaping. The majority of the changes are to allow the developer to have greater
flexibility in the types of plant materials used for either landscape or screening
purposes. The proposed code would create three classifications of plant materials:
overstory trees, understory trees, and coniferous trees. The current code already
has these three classifications, but they are not separated in their requirements for
each classification. These three classifications are being proposed to allow for a
greater variety in landscaping certain areas.
Some proposed changes are to implement recent performance conditions that have
been made part of conditional use permits, such as the proposed
inground/underground irrigation system. Inversely, some proposed changes would
be considered less restrictive, such as reducing the maximum slope from four (4) to
one (1) down to three (3) to one (1).
Two new sections are being added in the proposed ordinance. The first is to add an
"INTENT AND PURPOSE" section at the beginning of the ordinance. This is an
area that was lacking in the current ordinance. The intent and purpose explains
the general reasoning for having the landscape ordinance. The second section that
is being proposed to be added is the "INTERIOR PARKING". The ordinance
currently does not have specific landscape requirements for the parking areas. The
P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Landscape Amendment Page 2
September 27, 1994
NIP
proposed section will provide an effective tool in creating a more visual appealing
parking lot. Although the parking ordinance provides for some screening
requirements, staff is of the opinion that additional landscape requirements would
be beneficial in the landscape ordinance. The "PRESERVATION OF WOODLAND
AREAS" section was added to help reduce the clear-cutting of woodland areas.
Other areas that include major revisions are the "Screening" section. New language
is being proposed to be added to provide better screening of headlights, mechanical
equipment, and other areas typically screened in development. Language was also
added to discuss what types of species of plant materials should and should not be
used to meet the landscape requirements. Additional language was also added in
the enforcement section to allow the City the opportunity to work with property
owners to comply with the landscape requirements. A Performance Guarantee was
added in the "enforcement" section to help regulate landscape requirements.
The last three sections which include "LIGHTING", "ARCHITECTURAL
STANDARDS", and "STORAGE AND DISPLAY" are being proposed to not change
any language. Because new sections have been added before these sections, the
section numbers for the above mentioned items are being proposed to be amended.
The format for the entire proposed landscape ordinance may change when it is
entered into the Zoning Ordinance to meet current format standards. Staff
anticipates a slight revision in the format from the proposed amendments.
1.11
SUMMARY
These are the primary sections of the proposed ordinance amendments:
• INTENT AND PURPOSE
• DEFINITIONS
• SCREENING
• GENERAL LANDSCAPE REQUIREMENTS
• MINIMUM LANDSCAPE REQUIREMENTS
• SPECIES OF PLANT MATERIAL
• PLACEMENT OF PLANT MATERIAL
• ENFORCEMENT
• PRESERVATION OF WOODLAND AREAS
• INTERIOR PARKING
RECOMMENDATION
STAFF RECOMMENDS APPROVAL OF THE AMENDMENTS TO SECTION
900.30 (REGULATIONS ON SCREENING, LANDSCAPING, LIGHTING,
STORAGE AND OUTDOOR DISPLAY) AS OUTLINED IN THE
ATTACHMENT.
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LANDSCAPE REQUIREMENTS
IP OCTOBER 25, 1994
900.30 - REGULATIONS ON SCREENING, LANDSCAPING, LIGHTING,
STORAGE AND OUTDOOR DISPLAYS
1 . Definitions.
1. INTENT AND PURPOSE
A) The purpose of this ordinance is to clearly express the City of Elk
River's intent for all properties to be landscaped and maintained
with great care. Properties shall be landscaped to express
sensitivity to environmental conditions as well as aesthetic needs
of the general public.
B) All landscaping must be designed to add visual beauty to the
property. The quantity and quality of the design should be
compatible with each zoning district and the intended use of the
property. Individual review of the landscape design will require
consistency with areas which have established unique concepts,
design patterns, and a high level of aesthetic value.
C) The preservation of desirable vegetation is a qoal which should
be addressed prior to new construction or expansion of an
• existinq use.
2. DEFINITIONS
For purposes of this Section, the terms listed below shall be defined as
follows:
CALIPER: The length of a straight line measured through the trunk of
a tree six (6) inches above the ground for up to and including a four (4)
inch caliper size, and twelve (12) inches above the ground for larger
sizes.
CLEAR CUTTING: The indiscriminate removal of trees, shrubs, or
undergrowth with the intention of preparing real property for
nonagricultural development purposes. This definition shall not
include the selective removal of non-native tree and shrub species
when the soil is left relatively undisturbed; removal of dead trees; or
normal mowing operations.
CONIFEROUS/EVERGREEN TREE: A woody plant which, at maturity, is at
IPleast thirty (30) feet or more in height, with a single trunk, fully branched
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to the ground, having foliage on the outermost portion of the branches
year-around.
DECIDUOUS OVERSTORY SHADE TREE: A woody plant which, at maturity, is thirty
(30) feet or more in height, with a single trunk unbranched for several
feet above the ground, having a defined crown, and which loses
leaves annually.
DECIDUOUS UNDERSTORY ORNAMENTAL TREE: A woody plant which, at maturity, is
less than thirty (30) feet in height, with a single trunk, unbranched for
several feet above the ground having a defined crown, and which
loses leaves annually.
GROUND COVER: Plants which are used for accents and/or soil stabilization and
are typically 24-inches or less in height.
LANDSCAPE: Site amenities, including trees, shrubs, ground covers, flowers,
fencing, berms, retaining walls and other outdoor furnishings.
MECHANICAL EQUIPMENT: Heating, ventilation, exhaust, air conditioning, and
communication units integral to and located on top, beside, or
• adjacent to a building.
2. Screening. All nonresidential principal and accessory uses, except business
e - • a a a e -e -'- _e -- e e - 'e-- 'e e' ,
•_ e - a -- - e-• e e ee- _ - " a ee- -ee e e
nature or extern-t of the use being screened i•s- such that a lesser degree of
screening will adequately promote and protect the use and enjoyment „f the
properties in the adjacent residential district, or that screening • -- e- -e -e
and air to said properties.
also be screened with material that is architecturally harmonious with
replacement of other material to screen exteriorSCREENING: A barrier
which blocks all views from public roads and adjacent differing land
uses to off-street parking areas, loading areas, service and utility areas,
1111 and mechanical equipment.
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De3. Landscaping:Screeninq
- All nonresidential principal and accessory uses including off-street parking,
except business signs, which are situated within fifty (50) feet of a residential
district, shall be screened from such district by a wall, fence and/or
landscaping of not less than eighty percent (80%) opacity.
- Walls or fences of lesser heights or planting screens may be permitted if the
nature or extent of the use being screened is such that a lesser degree of
screening will adequately promote and protect the use and enjoyment of
the properties in the adjacent residential district, or that screening of the
type required by this ordinance would interfere with the provision of
adequate amounts of light and air to said properties.
- Double fronted residential buildings and lots along said collector or arterial
streets shall be screened with a fifteen (15) foot easement area for
landscaping will be provided. Screening shall be provided to a height of
three and one-half (3 1/2) feet above adjacent roadway. Screening shall
be accomplished by a combination of earth berming and planting. A
minimum of twenty-five percent (25%) of required screen must be provided
with plant material.
- The light from automobile headlights and other sources shall be screened
whenever it may be directed onto adjacent residential windows.
- In all districts, all mechanical equipment, utility meters, storage, and
service areas similar features shall be completely screened from the eye
level view from adjacent properties and public streets, or designed to be
compatible with the architectural treatment of the principal structure.
- All external loading and service areas accessory to buildings shall be
completely screened from the ground level view from contiguous residential
or commercial properties and adjacent streets, except at access points.
4. Landscaping
General Requirement Applicable to all Districts.
- All exposed ground areas surrounding or within a principal or accessory
use, including street boulevards, which are not devoted to drives, sidewalks,
patios, or other such uses shall be landscaped with grass, shrubs, trees, or
other living ornamental landscape materials.
• - All landscaped areas shall be kept neat, clean and uncluttered.
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- No landscaped area shall be used for the parking of vehicles or the
storage or display of materials, supplies or merchandise.
- Undisturbed areas of existing natural vegetation maintained free of noxious
weeds need not be altered.
- A reasonable attempt shall be made to preserve wetlands and as many
existing trees as is practical and to incorporate them into the proposed
development plan.
site plan. - Slopes greater than to lthree (3) feet vertical to one (11 foot
horizontal (3:1 ) will not be permitted without approval of the Building and Zoning
Administrator.
City. Only under special conditions or unique circumstances will steeper slopes be
permitted.
Slopes for the purpose of pedestrian systems, inslope of roadway systems,
ponding, sedimentation, and other water or wetland items are not included in
the (3:1 ) slope requirement.
- In all multi-family, commercial, and industrial zoned districts, the
maintained/manicured landscaped areas shall have inground/underground
irrigation systems.
b. B. Landscaping Requirements in Multifamily Districts, Commercial Districts, and
Industrial Districts and Nonresidential Uses in Residential Districts.
i. Application of Requirements. All properties shall comply with the
requirements of this section when new development i&or expansions are to
occur on these properties, except for single dwelling unit or two family unit
lots, public parks, playgrounds and athletic facilities, and public .
and private golf courses, except that club -houses, parking areas and other
structures accessory to such golf courses shall comply.
ii. Landscape Plan Requirements. Landscape plans shall be prepared by a
landscape architect or other qualified individual—acceptable to the City
Building and Zoning Administrator. Landscape plans shall be drawn to a
scale of not less than one (1 ) inch equals 58fifty (50) feet and shall include
the following information:
(a) name and address of property owner and/or developer
(b) name of project
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IND (c) name of preparer of plan
(d) date of plan preparation
(e) boundary lines of the property with accurate dimensions. Note scale
and north arrow.
(f) locations of existing and proposed buildings, parking lots, public roads,
easements and other improvements
(g) proposed gc-a-ding pi_a-n with two (2)-foot con-t-our als
(g) location, approximate size and common name of existing trees
(+}h) planting schedule containing:
- symbols
- quantities
- common names and botanical names
- size of plant materials
- root condition specifications
- special planting instructions
• (}i) planting details illustrating proposed locations of all new plant material
including proposed walls, fences, planters, landscaped islands, and other
landscaping related improvements.
(k) locations and details of other landscape features including berms,
fences, and planter boxes
(ii) details of restoration of disturbed areas including areas to be sodded
and seeded
(+1k) indication if irrigation systems will be used
(n) details of all required screening; and
(el) location of existing wetlands
iii. Minimum Requirements. All open areas of a lot which are not used and
improved for required parking areas, drives or storage shall be landscaped
with a combination of overstory trees, understoryornamental trees,
coniferous trees, shrubs, flowers, and turf or ground cover materials. The
number of trees on the lot, tract, or parcel, shall not be less than the
perimeter of the described area as measured in feet divided by forty (40).
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IND
(a) Minimum Number of Overstory Trees. The number of overstory trees on
tract as measured in feet divided by forty (40).
(a) Overstory Trees. Fifty percent (50%) of the required trees shall be
overstory trees.
(b) Ornamental Trees. Credit for one reg4i-red • -
ethan 25 percent (25%) of the required overstory trees should be substituted
for by Twenty-five percent (25%) of the required trees shall be ornamental
trees.
(c) Coniferous Trees. Twenty-five percent (25%) of the required trees shall be
coniferous trees.
(d) City may require changing the percentages of trees if unique
circumstances apply to the property that warrant other planting
percentages.
• (e) City may require additional landscaping over and above the required
amount to meet buffer requirements.
(ef) Minimum Size and Root Condition of Required Trees.
deciduous- overstory trees: two (2) inches in diameter as measured six (6)
inches above the ground and trees must be balled and burlapped.
- ornamental trees: one and one-half (1 1/2) inches in diameter as
measured six (6) inches above the ground and trees must be balled and
burlapped.
- coniferous trees: five (5) to six (6) feet in heightsix (6) feet in height and trees
must be balled and burlapped.
(dg) Species.
- all required trees shall be comprised of species which are classified as
overstory, ornamental, and coniferous trees by the American Nurseryman's
Association.
III - not more than 50 percent (50%) of the required number of overstory or
ornamental trees shall be composed of one species_
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IN)
- all
plant materials shall be indigenous to the hardiness zone of the area in
which the City is located. The use of drought tolerant plant materials are
encouraged to meet landscaping requirements.
- no tree shall be any of the following species to meet landscape
requirements:
1 ) a species of the genus Ulmus (elm), except those elms bred to
be immune to Dutch Elm disease;
2) box elder;
3) a species of the genus Populous (poplar);
4) female ginko; or
5) Other species as determined by the City.
(eh) Credit for Oversizing Required ' Trees. The total number of
required overstory trees may be reduced by one tree for each new
• deciduous tree measuring four and one-half (4-1/2) inches or more in
diameter, or each new coniferous tree measuring ten (10) feet or more in
height, which is planted on the lot or tract. In no event, however, shall this
credit result in a reduction in the total number of required trees by more than
twenty-five percent (25%).
(#i) Credit for Existing Trees. The total number of required new overstory trees
may be offset by the retention of existing overstory trees on the lot provided
that such trees satisfy the requirements of this section as to size and species.
A sliding scale shall be used to determine the amount of credit for existing
trees. Existing trees between four (4) inches in diameter and less than eight
(8) inches in diameter will receive credit for one (1 ) tree. Existing trees eight
(8) inches in diameter or greater will receive credit for two (2) trees.
Credit can not exceed fifty percent (50%) of the total requirement.
Maintenance. The property owner of the lot upon which-the required
landscaping or screening is located shall maintain all materials in a sightly
and healthy growing condition without cost to the City.
v. Enforcement (k) Placement of Plant Materials.
(1 ) All required screening or buffering shall be located on the lot occupied
by the use, building, facility, or structures to be screened. No screening or
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IND buffering shall be located within any public right-of-way unless approved by
the City.
(2) Plant materials shall be located to provide reasonable access to all
utilities.
(3) Sight visibility triangles shall be maintained and include the area on each
street corner that is bounded by theline which connects the sight or
connecting points located on each right of way lines of the intersection .
The planting of threes or other plantings exceeding thirty (30) inches in height
that would obstruct clear sight across the identified area is prohibited.
(I) Enforcement. Replacement of any dead trees, shrubs, ground covers
and sodding shall be responsibility of the property owner:
(G1 ) Installation. All landscape improvements required by this subsection
shall be installed by the owner no later than one year after the issuance of a
building permit for the subject property.
(.b2) Inspection. Twelve (12) months after the date of issuance of a building
permit, the Building OfficialCity shall conduct a field inspection of the subject
site to assure compliance with the requirements of this ordinance and
implementation of the approved landscape plan.
= = = "==
year after thc issuance of thc final Certificate of Occupancy for the project.
(Gi3) Exceptions and Adjustments. Where a strict application of this
subsection is not possible due to unique topographic landform, irregular lot
shape or historic features worthy of preservation, the applicant may present
an alternative landscape and screening plan to the City Planning
Commission for alternate approval.
(4) Performance Guarantee. All approved plans shall include a financial
guarantee to assure all landscape improvements are completed. Financial
guarantee shall be in an amount equal to cost of landscape improvements.
5. Interior Parking Area
I. All parking areas containing over one hundred (100) stalls shall include
unpaved, landscaped islands that are reasonably distributed throughout the
parking area to break up the expanses of paved areas.
11111
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110 II. All parking areas less than one hundred (100) stalls shall include unpaved,
landscaped islands along driving aisles that serve as primary circulation to
the site. In addition, landscaped islands shall be provided every two
hundred (200) feet or more of uninterrupted parking stalls.
Ill. All landscaped islands shall contain a minimum width of six (6) feet and
shall be provided with deciduous shade trees, ornamental or evergreen
trees, plus ground cover, mulch and/or shrubbery, in addition to the
minimum landscape requirements of this ordinance.
6. Preservation of Woodland Areas
1 . No clear cutting of woodland areas shall be permitted unless done in
accordance with a development plan approved by the City Council.
7. Lighting
'!. Lighting.Artificial lighting shall be planned, designed, constructed and
maintained consistent with the following standards:
a. A. Lighting shall be directed away from the public right-of-way and
• , nearby or adjacent residential or agricultural conservation districts.
b. B. Commercial parking lots shall be lighted to a minimum level of three
(3) foot candles. Other parking lots shall be lighted to a minimum level of
one and one half (1-1/2) foot candles.
c. C. All sources of artificial lights shall be so fixed, directed, designed or
sized that the minimum subtotal of their illumination will not increase the level
of illumination on any nearby residential property by more than 0.1 foot
candles in or within twenty-five (25) feet of a dwelling nor more than 0.5 foot
candles on any part of the property.
d. D. Glare, whether direct or reflected as different from general
illumination, shall not be visible from beyond the limits of the immediate site
from which it originates.
I 8. Architectural Standards
I 5. Architectural Standards. All multifamily, commercial and industrial construction
shall be developed in accordance with the following design standards:
a. A. Architectural Plans. Construction plans shall be prepared and
IDsubmitted to include:
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i. Elevations of all sides of the building
ii. Type and color of exterior building materials
iii. A typical floor plan and dimensions of all structures
iv. Location of trash containers, heating, air conditioning and
ventilation systems
v. Proposed screening of trash containers, heating, air conditioning and
ventilation systems.
b. B. Exterior Building Finish
i. Standards for the R-3, R-4, C-1 , C-2 and PUD zones. One hundred percent
(100%) of the exterior building finish shall consist of materials comparable in
grade and quality to the materials on the list of exterior building finishes
referenced in this section.
ii. Standards for the C-3 zoning. A minimum of seventy-five (75%) of the
• exterior building finish shall consist of materials comparable in grade and
quality to the materials on the list of exterior building finishes referenced in
this section.
iii. Standards for the I-I and 1-2 zones. A minimum of twenty-five percent
(25%) of the exterior building finish shall consist of materials comparable in
grade and quality to the materials on the list of exterior building finishes
referenced in this section.
iv. Approved Exterior Building Finishes
(a) Face Brick
(b) Natural Stone
(c) Glass
(d) Wood
(e) Stucco
(f ) Aluminum Lapsiding
(g) Masonite
(h) Vinyl
(i) Specially designed precast concrete units or concrete blocks (only if
the surfaces have been integrally treated with an applied decorative
material or textured).
• (j) Other approved architectural metal siding
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c. C. Roofing Standards. Roofing shall consist of materials comparable in
grade and quality to the following:
R-3, R-4, C-1 , C-2 & PUD shingled or membrane roof
ii. C-3, I-1 , and 1-2 shingled, membrane, colored metal, or dulled
noncolored (galvalume-like) metal on roofs with a pitch of 1 to 12 or
flatter.
d. D. Alterations and Additions. All subsequent additions and exterior
alterations constructed after the erection of an original building or buildings
(when the original building was constructed in conformance with this
section) shall be constructed of materials comparable to those used in the
original construction and shall be designed in a manner conforming to the
original architectural design and general appearance.
c. E. Accessory Structures. Architectural standards as outlined in this
section, shall also apply to accessory buildings.
f. F. Performance Standards. All portions or sides of buildings which abut a
public street or a residential or institutional use or zone or place of assembly
• such as a public park or recreational facility shall be constructed of materials
on the list of exterior building finishes referenced in this section.
9. Storage and Display
b. Storage and {Display. Storage and display on properties shall be planned,
designed, constructed and maintained consistent with the following, at the City's
discretion:
a. A. All materials, supplies, merchandise or other similar matter not on
display for direct sale, rental, or lease shall be stored within a completely
enclosed building or if located within an I-1 industrial district must be wtithin
the confines of a one-hundred percent (100%) opaque wall or fence not less
than five (5) feet high.
b. B. Merchandise may be displayed beyond the confines of a building.
The area occupied by such outdoor display shall not constitute a greater
number of square feet than ten percent (10%) of the ground floor area of
the building housing the principal use. Merchandise that is customarily
displayed outdoors, such as garden supplies, shall be exempt from this
provision.
•
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I
Pill c. C. No storage of any type shall be permitted within one-half (1/2) of the
required front or side street setback nearest the street.
411
Ill
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