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Sections:
17.26.010 Purpose Landscaping contributes to the health, safety and welfare of the City by enhancing its character and scenic beauty, providing clean air, reducing noise, preventing erosion of topsoil, reducing the rate of stormwater runoff, providing habitat for wildlife, conserving energy, and providing shade and windbreaks. Specifically, these regulations are intended to minimize the adverse impact of noise, dust, motor vehicle headlight glare or other artificial light intrusions, visual pollution and other objectionable impacts on public and private property.
The use of native vegetation in managed landscapes, which is encouraged by this Chapter, may provide additional ecologic, economic, and aesthetic benefits. It provides wildlife habitat, reduces emissions from lawn mowing, reduces the use of chemical pesticides, herbicides, and fertilizers, provides enhanced erosion control and stormwater infiltration, and improves water quality.
17.26.020 Landscape Plan and Improvements A. Landscape Plan and Landscape Improvements Required
1. A landscape plan containing the information specified in Appendix A (Submittal Items) and depicting the landscape improvements required by this Chapter (“Landscape Plan”) shall be prepared and approved in accordance with the provisions of this Chapter. The improvements depicted on the approved Landscape Plan shall be installed and maintained in accordance with the provisions of this Chapter.
2. A Landscape Plan shall be required as part of Design Review (Section 17.04.230) and for PUD Preliminary Plans and PUD Final Plans. If a Landscape Plan submitted at the time of building permit for a lot within a Planned Unit Development does not substantially conform to the approved Landscape Plans, it shall be submitted to the City Council as a change to the PUD Preliminary Plan, and shall be reviewed as provided in Section 17.42.080, Subsection C.
3. No Landscape Plan shall be required in connection with construction of or any improvements to a detached single family or two family dwelling or lot. A landscape plan shall be required, however, for any common areas, including those within single-family subdivisions.
B. The Director of Community Development shall consult with a landscape architect registered in Illinois, or a horticultural expert, in the review and implementation of Landscape Plans.
C. For existing developments that lack the landscaping required by this Chapter, a Landscape Plan showing the required landscape improvements for all areas of the site to be disturbed by the proposed construction shall be required when one or more of the following conditions applies:
1. When any new principal building is constructed on the site.
2. When any addition to a principal building is constructed that increases its gross floor area by twenty percent (20%) or more.
3. When an existing parking lot or drive-in facility is reconstructed, such that the reconstructed area exceeds twenty percent (20%) of the initial paved surface area including access driveways. Re-surfacing, sealing or re-striping of an existing parking lot or drive-in facility, which does not entail reconstruction of existing asphalt or concrete, shall not be subject to this requirement.
D. Field Adjustments to Landscape Plans
Minor changes in planting locations that do not reduce the quantity of plant material may be approved by the Director of Community Development without amending the approved Landscape Plan. Reductions in the size of plant materials and changes to the species shown in the approved Landscape Plan shall not be permitted without submitting a revised Landscape Plan for review as a major, minor, or administrative change in the case of a Planned Unit Development, or by the Director of Community Development in the case of other property.
17.26.030 General Design Principles and Standards The Landscape Plan shall address the following criteria:
A. Sensitivity to the Site
Landscape improvements shall be designed to integrate the building and other improvements with the site and its surroundings, with sensitivity to natural topography, watercourses, and existing vegetation. Existing landscape material and topography shall be taken into account and preserved where feasible, particularly where mature trees are part of the site. (See also St. Charles Municipal Code, Chapter 8.30 regarding tree preservation requirements.)
B. Scale and Arrangement of Landscaping Material
The scale and arrangement of landscaping materials and the size of planting beds shall be appropriate to the size of existing and proposed structures and site improvements. For example, larger-scale buildings shall generally be complemented by plantings that are larger-scale at both the time of installation and at maturity. Whenever possible, plantings shall be arranged in groupings and masses to provide a more natural appearance.
C. Existing Trees and Other Vegetation
Subject to the approval of the Director of Community Development, existing trees and other vegetation may be utilized in lieu of installing new plant material to satisfy the requirements of this Chapter. The Landscape Plan shall accurately show the existing trees and other vegetation to be so utilized, and shall include the types and quantities of plantings that will be installed if the existing plant material dies.
D. Storm Water Management
Natural drainage patterns and features such as swales, filter strips, wetlands and rain gardens shall be integrated into the landscape design, and shall be preserved or restored if existing. To the greatest extent possible, stormwater detention and retention basins and associated landscaping shall be designed to resemble natural landforms. Grading of stormwater basins shall be designed so as to accommodate the proposed plantings. The Landscape Plan shall be coordinated with the stormwater management plan to slow storm water runoff, increase infiltration on the site, and filter suspended solids and contaminants. Landscaping is required around the perimeter of all retention and detention basins, and a planting scheme using native grasses and forbs to discourage waterfowl in developed areas is encouraged.
E. Softening of Walls and Fences
Plant material shall be placed intermittently against long expanses of building walls, fences and other barriers to create a softening effect and to help break up long expanses of blank walls with little architectural detail. Conversely, where walls, fences, and other barriers are designed with articulation and/or architectural detail, there is less need for softening with landscaping.
F. Irrigation
Landscape designs shall be cognizant of the need for water conservation and irrigation, depending on the site environment and type of plant material selected. Where no permanent source of water for irrigation is available, the landscape design shall not rely on irrigation to maintain healthy plantings.
G. Energy Conservation
Plant material placement shall be designed to reduce the energy consumption needs of the development.
1. Locate sun tolerant trees and plants on the south and west sides of buildings to provide shade from the summer sun.
2. Locate shade tolerant trees and plants on the north and west sides of buildings to dissipate the effect of winter winds.
H. Berming
Earthen berms and existing topographic features shall be incorporated into the landscape treatment of a site where there is sufficient space and, in particular, where berms and existing topographic features can be combined with plant material to provide effective screening. Berms shall be no steeper than a 4:1 proportion on average and shall have a rounded top surface a minimum of five (5) feet in width to accommodate plantings. Berming more than one foot in height is prohibited over utility easements when located parallel to, or approximately parallel to, the easement. Berming located perpendicular to utility easements is permitted.
I. Landscape Protection
Landscaping in proximity to vehicular areas shall be protected by curbs, wheel stops, decorative bollards, retaining walls, or other methods integrated into the site improvements or Landscape Plan.
J. Clear Zones
1. Notwithstanding any provision hereof to the contrary, landscaping around fire hydrants shall be installed and maintained in accordance with the provisions of Section 16.44.070 M of the St. Charles Municipal Code, as amended.
2. A clear zone of three (3) feet shall be maintained in all directions from a pad-mounted electrical transformer; a ten (10) foot clear zone shall also be maintained in front of transformer access doors to allow for operation and maintenance activities, in accordance with the guidelines established by the St. Charles Electric Utility. Plantings within this zone shall be limited to non-woody plants or turf grass.
17.26.040 Selection and Installation of Plant Materials A. Selection of Plant Material
Plant material shall be selected for its form, texture, color, size, and suitability to local conditions. The use of native woody and herbaceous plants is encouraged, unless a more traditional approach would be more compatible with the predominant landscape design in the area, or with the architecture of the building.
All plant materials shall be of good quality and of a species capable of withstanding the climate extremes of northeastern Illinois and the conditions of the site. Size and density, both at the time of planting and at maturity, shall be considered when selecting plant material. The use of drought and salt tolerant plant material is preferred.
Appendix C (Plant Palette) lists recommended and prohibited plant materials. Plant materials other than those listed as recommended may be approved if consistent with the design standards and requirements of this Chapter.
B. Shade Trees
All shade trees shall have a minimum trunk size at planting of two and one half to three inches (2 ½” to 3”) in caliper at planting, unless otherwise specified. Minimum caliper shall be measured six inches above grade.
C. Evergreen Trees
Evergreens trees shall have a minimum height of six (6) feet at planting. Evergreens are useful in those areas where year-round screening and buffering is required. However, evergreens are generally incompatible with prairie plants.
D. Ornamental Trees
Ornamental trees shall have a minimum height of six (6) feet at planting, with the exception of true dwarf species, which may be shorter.
E. Shrubs
Shrubs shall have a minimum height of twenty-four inches (24”) feet at planting.
F. Planting Beds
Unless otherwise specified, planting beds installed to accommodate required Building Foundation Landscaping (Section 17.26.080) and Parking Lot and Drive-in Landscaping (Section 17.26.090) shall have a minimum dimension of eight feet (8’) in width and length. Planting beds shall be mulched with shredded hardwood mulch. Mulch shall not be used as a substitute for plant materials.
G. Installation
All landscaping materials shall be installed in accordance with the planting procedures established by the American Association of Nurserymen in effect at the time the Landscape Plan is submitted. All plant materials shall be free of disease and shall be installed so that sufficient soil and water are available to sustain healthy growth.
17.26.050 Completion and Maintenance A. Completion Guarantee
All required landscaping and screening materials shown on the approved Landscape Plan shall be installed prior to the issuance of an occupancy permit, weather permitting. In periods of weather conditions adverse to planting the landscaping materials shown on the approved Landscape Plan, a temporary occupancy permit may be issued prior to installation of landscaping and screening when the property owner provides the following:
1. A completion guarantee in the form of a cash escrow or irrevocable letter of credit in an amount equal to one hundred fifteen percent (115%) of the estimated cost of the landscaping installation, as certified by a landscape contractor or an Illinois registered landscape architect. (This completion guarantee shall not be required where the property owner is a unit of federal, state, or local government.)
2. Written permission from the property owner giving the City and its agents the right to enter upon the property to complete the installation of required landscaping, in case of forfeiture of the performance guarantee. (This provision shall not be required where the property owner is a unit of federal, state, or local government.)
If the landscaping is not completed within six (6) months after the issuance of the temporary occupancy permit, the cash escrow or irrevocable letter of credit may be used by the City to complete the installation of the required landscaping.
B. Maintenance
The owner of the premises, and any lessee, shall be jointly and severally responsible to maintain, repair and replace all landscape materials and other improvements shown on the approved Landscape Plan over the entire life of the development. All trees and shrubs shall be maintained in good condition, including appropriate pruning. Planting beds shall be maintained by seasonal mulching and weed control, and shall be kept free of refuse and debris. Any plant materials such as trees, shrubs, perennials and ground covers that die, are in decline, or are supporting less than fifty percent (50%) of healthy leaf growth shall be replaced within six (6) months of notification by the City, in compliance with the approved Landscape Plan; however, the Director of Community Development may approve alternative materials if he determines that they would be more suitable than the origninally approved plant materials and will provide an equivalent landscape effect. Plant materials that are diseased shall be treated, and if treatment is not successful, shall be replaced. Fences, refuse disposal areas, barriers and retaining walls shall be maintained in good repair. Irrigation systems, if provided, shall be maintained in good operating condition to promote the health of the plant material and the conservation of water.
If existing vegetation that was used in lieu of new plantings to satisfy a requirement of this Chapter dies, the responsible party shall install new plant materials in conformance with the provisions of this Chapter and the approved Landscape Plan.
For natural landscaping the following replacement thresholds shall apply. Plantings not meeting the minimum threshold shall be replaced after the time period specified.
1. Plantings of potted herbaceous perennials shall meet or exceed eighty-five percent (85%) survivorship of all plants and a minimum of seventy-five percent (75%) survivorship of any one species in healthy, vigorous condition, one full growing season following completion.
2. Plantings of seeded grasses, sedges and forbs shall meet or exceed seventy percent (70%) plant cover after one full growing season, eighty percent (80%) after two full growing seasons, and ninety-five percent (95%) after four full growing seasons following completion.
17.26.060 General Landscaping Requirement Except for property in the CBD-1 Zoning District, a minimum of twenty percent (20%) of the lot or parcel being developed shall be landscaped with any combination of the following:
a) Live plant materials such as trees, shrubs, herbaceous perennials, ground cover, turf grass, and annual plantings;
b) decorative surfaces such as pavers, flagstone, boulders, etc.;
c) stormwater detention and retention basins, including planting areas and water surface, but not including retaining walls more than three feet (3’) in height;
d) displays of public art, pedestrian plazas, walkways and seating areas open to the general public or to employees and patrons; and
e) play surfaces such as ball fields, baseball diamonds, tennis courts and other sport courts that are available for use by the general public.
The minimum percentage of the lot or parcel to be landscaped may be reduced to 15% where onsite stormwater storage is not required. Paving for vehicular access, concrete sidewalks, and curbing shall not be counted as landscaped area, except that systems designed to integrate a drivable surface with turf grass or other plant growth may be counted as landscaped area, where they are provided for emergency access routes.
The percentage of the lot area that is landscaped pursuant to the requirements of Sections 17.26.070 Landscape Buffers, 17.26.080 Building Foundation Landscaping, 17.26.090 Parking Lot and Drive-in Landscaping, 17.26.100, Sign Landscaping, 17.26.110, Retaining Walls, and 17.26.120 Additional Screening Requirements, shall be credited to the percentage of landscaping required by this section. If the total landscaped area resulting from the requirements of said Sections 17.26.070 through 17.26.120 is less than the percentage required by this Section, additional landscaped area shall be provided to meet the minimum requirement.
17.26.070 Landscape Buffers A. The Landscape Plan shall provide for Landscape Buffers to enhance privacy and provide screening between dissimilar uses, wherever the zoning district regulations require a Landscape Buffer Yard. Where Landscape Buffers overlap with other landscape requirements with respect to the same physical area on the lot, the requirement that yields more intensive landscaping shall apply, but the requirements need not be added together.
B. The Director of Community Development, in the case of Design Review, or the City Council, in the case of a Planned Unit Development, may reduce or waive the requirements of this Section where existing conditions make it impractical to provide the required Landscape Buffer, or where providing the Landscape Buffer would serve no practical purpose. Examples include, but are not limited to, instances where existing topography or structures effectively screen the more intensive use and provide a measure of privacy to the less intensive use.
C. Within required Landscape Buffers along common property lines, opaque, year-round screening shall be provided by means of berming, landscaping, fencing and/or decorative walls to a height of six feet (6’) above the grade of the common property line.
D. Along right of way lines, where a Landscape Buffer of forty feet or more in width is required, opaque, year-round screening shall be provided by means of berming, landscaping, fencing and/or decorative walls, to a minimum height of six feet (6’) above the grade of the right of way line. Such opaque, year-round screening shall be designed so that the first twenty feet (20’) of the Landscape Buffer abutting the right of way line is relatively open and consists primarily of landscaping, and the elements of screening that provide opacity are located twenty feet (20’) or more from the right of way line. Opaque, year-round screening is not required within Landscape Buffers of less than 40 feet in width along right of way lines.
E. For each 400 square feet of required Landscape Buffer, there shall be at least one shade tree or two evergreen trees, plus ornamental trees, shrubs, ornamental grasses, or perennials as needed to soften the appearance of solid forms such as fences, walls and berms that may used to provide a visual screen.
F. If the adjoining property is not within the City, for purposes of this Chapter its zoning shall be deemed to be the St. Charles zoning district that most closely approximates the uses and intensity of development permitted by the County or Municipal zoning district in which it is located, or the uses and intensity of development contemplated in the applicable Comprehensive Plan of the jurisdiction in which it is located, whichever is more intensive.
G. If a new building or outdoor use is added on a lot where other buildings or uses exist, a Landscape Buffer, where required by the district regulations, shall be provided to buffer adjoining lots from the new building or use, but an additional Landscape Buffer beyond that which is required for the new building or use need not be provided to buffer adjoining lots from the existing buildings or uses.
17.26.080 Building Foundation Landscaping Building foundation landscaping shall be provided around the perimeter of all new non-residential and multi-family residential buildings where the setback from the building wall to the right of way line or property line is 5 feet or more in the CBD-1 and CBD-2 Districts, and 8 feet or more in other districts. Building foundation landscaping should include a range of sizes and types of plants which relate to the size of the building. Consideration should be given to including shade trees, ornamental trees, evergreens, shrubs, decorative grasses, perennials, ground cover, and flowers, in a coordinated design.
Building foundation landscaping shall be continuous, except where walkways, driveways, or loading areas provide access to the building. Not less than seventy-five percent (75%) of the horizontal dimension of the front wall of the building shall be landscaped. The minimum width of planting beds for foundation landscaping shall be eight feet (8’), measured perpendicular to the building, except that there shall be no minimum width for foundation planting beds in the CBD-1 and CBD-2 Districts. Turf grass shall not be counted as part of the required building foundation landscaping. Building foundation landscaping planting beds shall be located immediately adjoining the building wall or, where the intervening space is designed for pedestrian use, the interior side of the planting bed shall be not more than sixteen (16) feet from the nearest building wall.
Within the M-1 and M-2 Districts, building foundation landscaping may be modified along walls that face lot lines which abut another lot in the M-1 or M-2 district and do not abut a street. The requirement shall only be modified for the portion of such walls located a distance greater than two times the required yard setback from any street, in compliance with the following:
- Where off-street parking or loading areas abut a building wall, building foundation landscaping shall not be required.
- Where off-street parking or loading areas do not abut a building wall, building foundation landscaping shall be required; however this requirement shall be waived if an equivalent area of landscaping is provided in an alternate location, subject to the approval of the Director of Community Development. Shade or ornamental trees may be utilized to meet this requirement at a rate of one tree per 160 square feet of required building foundation landscape area.
(Ord. 2008-Z-29 § 2.)
17.26.090 Parking Lot Landscaping A. Interior Parking Lot Landscaping
1. General Requirements
For any parking lot containing twenty (20) or more parking spaces, a minimum of ten percent (10%) of the interior area of the parking lot shall be devoted to landscaping. The "interior area" of a parking lot means the area within a perimeter bounded by the backs-of-curbs (or edge of pavement where curbs are not used) encompassing the outer limits of the parking spaces and circulation drives. Landscape islands extending into the parking lot from its edges may count toward the 10% minimum requirement. Perimeter parking lot landscaping as required in Paragraph 17.26.090 B shall not count toward the 10% minimum interior landscape requirement, nor is it used in calculating the interior area of the parking lot.
2. Location and Design
Landscape islands shall be distributed throughout the interior area of the parking lot to provide shade and enhance the visual appeal of the site. All interior rows of parking shall be terminated by a landscape island or other landscaped area, except that this requirement may be waived for islands that would obstruct an accessible route (as defined in the Illinois Accessibility Code) from handicap parking spaces to the building. In general, the maximum distance between landscape islands should be approximately 60 to 100 feet.
Landscape islands shall be a minimum of 160 square feet in area, their surface shall be at least six (6) inches above the surface of the parking lot and shall be crowned to allow for positive drainage, and shall be protected with concrete curbing, except in the case of a bioswale design. Bioswales, which are continuous planting beds designed for the conveyance, absorption, or filtration of stormwater runoff, may be provided as an alternative design to conventional planting islands.
3. Landscape Material
Landscape islands shall be planted with a variety of shade trees, ornamental trees, shrubbery, grasses and perennials, ground cover and other plant materials. The minimum number of shade trees required for interior parking lot landscaping shall be the product of dividing the total interior area of the parking lot, in square feet, by 160. These trees shall be located primarily within the interior of the parking lot, and may be evenly spaced or grouped, depending on their growth characteristics and the desired design effect.
B. Perimeter Parking Lot and Drive-in Landscaping (Screening)
Perimeter landscaping to provide screening shall be required where any parking lot with more than five spaces, a Motor Vehicle Display, or a drive-in facility abuts a public street or residential use on a separate residential lot. Required screening may be provided by any combination of landscaping, decorative walls, fencing, and berming. (Note: Parking lots accessory to residential uses are not exempt from this requirement, except that screening is not required when the residential parking lot adjoins another residential use on the same lot.)
Required screening adjoining a public street shall be provided to a minimum height of thirty inches (30”), except where driveways and walkways generally perpendicular to the street are located. This screening need not be opaque and continuous, but shall be designed to soften and partially conceal the view of vehicles in parking or stacking spaces from the public street; at minimum, fifty percent (50%) of the parking and stacking spaces shall be screened from view, as measured horizontally along the lot lines abutting the street.
17.26.100 Sign Landscaping
Freestanding signs shall be landscaped at the base of the sign in accordance with the following:
A. The landscaping shall extend a minimum of three (3) feet from the outer edge of the sign base on all sides. Where the area around the base of a sign is insufficient in size to accommodate landscaping, the Director of Community Development may permit installation of a portion of the required landscaping at an alternate location on the site.
B. Freestanding signs shall be landscaped with small shrubs, ornamental grasses, and/or perennials to a height of twelve inches (12”) to three feet (3’) at planting, depending on the height of the sign.
17.26.110 Retaining Walls
A. The Building Commissioner may require review of retaining walls by a structural and/or civil engineer for stability and drainage.
B. In the CBD-1 District, retaining walls shall be of a historic character, preferably brick and mortar or cut limestone, or other material approved by the Director of Community Development.
C. For retaining walls over four (4) feet in height, a terrace or stepping back of the wall shall be required to allow for a planting area. The terrace shall be between one-third (1/3) and one-half (½) of the total retaining wall height, as measured from the base of the wall. The planting area shall be no less than two (2) feet in width and shall be planted with a combination of turf, shrubs and perennials.
17.26.120 Additional Screening Requirements
A. Refuse Dumpsters and Recycling Containers
Outdoor refuse dumpsters, recycling containers, compacting equipment, pallet storage, baled cardboard, and other refuse and recycling materials that are visible from public streets or adjoining property shall be enclosed and screened on all sides by a masonry screen wall or opaque fence, at a height sufficient to provide screening of the container, unit, material and pallets. Such enclosures shall be gated and situated on a concrete apron that extends a minimum of six (6) feet beyond the opening of the enclosure. No material shall be permitted to accumulate such that it is visible above the height of the enclosure.
B. Outdoor Storage
Where outdoor storage areas accessory to nonresidential uses are visible from a public street or from any lot in a residential district, opaque, year-round screening shall be provided by means of berming, landscaping, fencing and/or masonry walls, to a minimum height of six feet (6’) above the grade of the right of way line or property line, as the case may be. Where feasible, fences and walls used to provide the screening that are located along public rights-of-way shall be landscaped to provide a softening effect in accordance with Section 17.26.030 E (Softening of Walls and Fences). The height of materials stored outdoors shall not exceed the height of the screening provided.
C. Loading Berths
Except in the M-1 and M-2 Districts, loading berths shall be located and oriented so that they are not visible from the public right-of-way, or shall be screened from the public right of way to a height of eight feet (8 ft.) above the elevation of the right of way line.
If any lot in any district containing a loading berth adjoins or is across the street from a lot in a residential district, the loading berth shall be screened from view from the residential property to a height of eight feet (8’) above the elevation of the common property line or right of way line, as the case may be.
D. Screening of Mechanical Equipment
1. In accordance with the provisions of Table 17.22-3 (Permitted Encroachments), where it is impractical to locate ground-mounted HVAC and other mechanical equipment within the rear or interior side yard of a single-family or two-family dwelling, the Building Commissioner may approve an alternative location if the mechanical equipment is screened with landscaping, hedges, berming, walls and/or fencing so as not to be visible from any public street or adjoining lot when viewed from an observation height of five feet above grade.
2. For multi-family residential and non-residential buildings, ground-mounted mechanical equipment, such as HVAC units, refrigeration units, and pool equipment is discouraged. Wherever possible, this equipment should be contained within the building or roof-mounted. Where the nature of the mechanical equipment or the design of the building precludes its location within the building or on the roof, it shall be screened from view from public streets and adjoining residential dwellings by landscaping, berming, walls and/or fencing. Color and texture of any screening wall or fence shall be compatible with the color and texture of the primary buildings on the site.
3. All mechanical equipment, such as HVAC units, refrigeration units, and pool equipment located on the roof of any structure in any zoning district shall be screened from view from public streets and adjoining residential dwellings by its location on the roof (away from the parapet), by an architectural element of the building (e.g. a parapet), by a screening wall that is compatible with materials of the building, or a combination thereof.
E. Screening of Large Satellite Dish Antennas
Large Satellite Dish Antennas shall be fully screened so as not to be visible from any public street or adjoining lot when viewed from an observation height of five feet above grade. Ground-mounted antennas shall be screened by landscaping, berming, walls and/or fencing. Roof-mounted antennas shall be screened by their location on the roof (away from the parapet), by an architectural element of the building (e.g. a parapet), by a screening wall, or a combination there of. Any screening wall or fence shall be compatible with the color texture, and/or materials of the primary buildings on the site.
(Ord. 2008-Z-20 § 4) |
