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Request by Chris Doerner on behalf of 7105 W. North Avenue for interior and perimeter landscaping exemptions
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Submitted by:
Jennifer Stilling
Department:
Public Works (Engineering Services Division)
A. Issue
The applicant has requested that the Board consider exemptions to the following Landscaping Code requirements:
• Code Section 24.12.020: Perimeter Vehicular Use Area Landscaping
• Code Section 24.12.030: Interior Vehicular Use Area Landscaping
B. Background/Options
Because the parking lot for this parcel is proposed to be restriped differently from the last approved parking lot plan from 1981, the perimeter and interior landscape requirements in Code Section 24.12 apply.
For perimeter landscaping, Code Section 24.12.020 states that a landscape strip with a minimum depth of 10 feet must be provided between the vehicular use area and the public right-of-way. This perimeter vehicular use area must include at least 2 deciduous trees and 8 shrubs per 50 feet of vehicular use area frontage.
Approximately 32 feet out of the required 52 feet of perimeter adjacent to W. North Avenue does not provide the required 10-foot perimeter landscaping width. Within the 32 feet of non-compliant perimeter, the applicant has proposed a raised planter bed with a proposed width 1.75 feet. Based on 52 feet of perimeter length, 3 trees and 9 shrubs are required. The applicant has proposed to provide 2 trees and 16 shrubs. A raised planter bed is proposed in this area due to existing onsite environmental contamination.
For interior landscaping, Code Section 24.12.030 states that at least 10% of the interior vehicular use area must be landscaped. Interior landscaping islands must be at least 10 feet in width and provide 135 square feet in area. In addition to the 10% landscape area, one shade tree is required per 180 square feet of required landscape area.
The proposed landscaping plan shows are vehicular use area of 5,141 square feet. Per the Code, 514 square feet of interior landscaping must be provided with 3 trees. The proposed plan provides 353 square feet of interior landscaping (6.9% of the vehicular use area) with 1 tree. The 76 square feet of landscaping provided near the northwest corner of the building and the 126 square feet of landscaping provided at the W. North Ave entrance cannot be counted towards the interior landscaping requirement because it does not meet the minimum Code required 10 feet in width or 135 square feet of area.
Previous variances to the landscape requirements have offered mitigation that is in proportion to the deficiency that they are requesting relief from. For example, if the application is deficient by 4 trees, 4 trees are provided adjacent to the parking area that will shade the parking area and meet the intent of the code. This application does provide 7 shrubs above what is required for perimeter landscaping.
The previously approved 1981 parking lot plan provided 13 parking spots. The applicant has proposed 14 parking stalls. The applicant has stated in the attached application narrative that removing any proposed parking stalls will be detrimental to the business. Staff does not recommend leaving the parking lot as currently striped due to concerns with cars potentially backing into the W. North Avenue sidewalk. The current site condition has no landscaping and its parking configuration is unsafe and non-compliant to code minimums. The proposed changes conform to the maximum extent possible the Landscape Code Guide and parking requirements, while providing one additional parking spaces for the new use.
C. Strategic Plan (Area of Focus)
Priority Area One: Economic Development and Financial Resilience
D. Fiscal Impact
No fiscal impact to the City of Wauwatosa
E. Recommendation
Staff supports the applicant’s request for Landscaping Code exemptions because re-use of the existing building and parking lot limits the ability to include perimeter and interior parking lot landscaping.