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Consideration of request by Sarah Hillenbrand, Mandel Group for an interior landscaping code exemption for the proposed Harlow and Hem redevelopment at 7470 Blanchard Street
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Submitted by:
Jennifer Stilling
Department:
Public Works (Engineering Services Division)
A. Issue
The applicant has requested that the Board consider a landscaping exemption for the following:
• Interior Vehicular Use Area Landscaping (City Code 24.12.030): At least 10% of the interior of vehicular use areas must be landscaped.
B. Background/Options
The proposed Harlow and Hem redevelopment project will be constructing a new public surface parking lot on the south side of Harwood Ave, at the current 7463 Harwood Ave property. New parking lots are subject to comply with perimeter and interior landscaping requirements per City Code 24.12. The landscaping plan for the proposed surface lot is attached. The proposed parking lot will comply with all perimeter landscaping requirements.
Code section 24.12.030 states that at least 10% of the interior of vehicular use area must be landscaped. 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 a vehicular use area of 11,454 square feet. Per the Code, 1,145 square feet should be included with seven trees. The proposed plan provides 753 square feet of interior landscaping, or 6.6% of the vehicular use area. Therefore, the request is for 3.4% deficiency for the area. The proposed plan does provide the required seven interior trees.
Previous variances to the landscape requirements have offered mitigation that is in proportion to the deficiency they are requesting relief from. For example, if the applicant 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. The proposed project is providing trellised fencing with vines at the southern corner islands, silva cells for the required interior trees, and permeable pavement along the western side of the proposed surface parking lot. While the permeable pavement is required to meet storm water quality requirements, the permeable pavement will provide storm water quality benefits that exceed what is required by Code. The project is required to provide a 40% reduction in total suspended solids. Based on the amount of permeable pavement that will be provided, an 82% reduction in total suspended solids will be provided. In addition, silva cells for the interior trees are not required per City Code 24.12, but will enhance tree root growth and thus benefit overall tree health, growth, and longevity.
One of the objectives of the proposed Harlow and Hem development is to provide public parking spaces for the area businesses and the Village Business Improvement District. The preliminary unit development approval and Community Development Authority’s offer to purchase called for the 98 existing public parking spaces to be replaced at a one to one ratio. The proposed development is currently providing 52 public parking spaces within the proposed structure and 42 public parking spaces within the proposed surface lot for a total of 94 parking spaces. Public parking spaces in the surface lot have been removed due to electrical transformer requirements for adjacent businesses on Harwood Ave and providing a dumpster for those same businesses. If the parking lot must meet the 10% interior landscaping requirement, at least three additional public parking stalls would need to be removed. It’s staff recommendation that the public surface parking lot configuration remain as currently proposed to meet the one to one ratio parking stall replacement as closely as possible.
C. Strategic Plan (Area of Focus)
Economic development and financial resilience.
D. Fiscal Impact
No fiscal impact to the City of Wauwatosa.
E. Recommendation
Staff recommends approval of the interior parking lot landscaping exemption.