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Request by Rosheen Styczinski of New Eden Landscape Architecture LLC for two parking lot landscaping variances for the proposed Versiti Blood Research Institute building expansion at 8733 Watertown Plank Road.
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Submitted by:
Jennifer Stilling
Department:
Public Works (Engineering Division)
A. Issue
The applicant has requested that the Board consider variances for the following:
• Perimeter Vehicular Use Area Landscaping (City Code 24.12.020): A landscape strip with a minimum depth of ten (10) feet must be provided between the vehicular use area and the public right-of-way.
• Interior Vehicular Use Area Landscaping (City Code 24.12.030): Shade trees must be provided in interior landscape islands at a minimum rate of one tree per 180 square feet of required interior landscape area.
B. Background/Options
Because the parking lot for this parcel is proposed to be reconstructed due to construction activities for the proposed Versiti Blood Research Institute Building Expansion, the perimeter and interior landscape requirements in Code Section 24.12 apply.
Code section 24.12.020 states that a landscape strip with a minimum depth of ten (10) feet must be provided between the vehicular use area and the public right-of-way. The parking lot is bordered by Watertown Plank Road to the north and N. 87th Street to the south. While it is acknowledged that N. 87th Street is not owned or maintained by the City, there is an access easement for public use of the road. In addition, past interpretation of the Landscaping Code for parking lot projects adjacent to privately owned streets required perimeter landscaping.
As shown in the attached exhibit L400.1, approximately 53 feet out of the required 159 feet of perimeter adjacent to N. 87th Street does not provide the required 10-foot perimeter landscaping width. Within the 53 feet of non-compliant perimeter, the proposed width varies from 2.5 feet to 5 feet. The proposed eastern edge of the parking lot is consistent with the existing condition. The proposed landscaping plan does provide the total required numbers of trees and shrubs for perimeter landscaping.
Code section 24.12.030 states that shade trees must be provided in interior landscape islands at a minimum rate of one tree per 180 square feet of required interior landscape area. The required number of trees is 4 and the proposed landscaping plan has provided 3. The proposed plan does comply with all other requirements for interior landscaping.
Per the zoning code, variances shall meet the following criteria.
1) Exceptional circumstances exist pertaining to the subject lot;
2) That the requested variance is necessary for the preservation and enjoyment of the property rights possessed by the other properties in the district and vicinity;
3) That the variance will not create special detriment to the adjacent property and not materially impair or be in contrary to the purpose and spirit of this ordinance or to the public interest; and
4) That the difficulty or hardship was not created by the property owner.
The applicant has provided a memorandum included in the agenda packet.
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. This application does retain an existing tree that is located north of the parking lot and adjacent to Watertown Plank Road. The proposal also does maximize the amount of landscaping that has been provided according to the site constraints.
The number of parking spaces provided in the proposed parking lot is less than existing due to the addition of interior landscaping islands, the proposed building addition, and the realignment of an access drive. The existing east parking lot provides 26 spaces while the proposed parking lot will provide 15 spaces. Full compliance with the interior landscaping code may further impact the number of parking stalls and/or the functionality of the parking lot.
C. Strategic Plan (Area of Focus)
Economic development and financial resilience.
D. Fiscal Impact
No fiscal impact to the City of Wauwatosa.
E. Recommendation
It is up to the Board to determine if the applicant has met the variance criteria based on the zoning code. It is staff’s opinion that approval of the variances could be granted because of the following reasons:
• Re-use of the existing parking lot footprint limits the ability to include perimeter parking lot landscaping at the northeast corner of the site.
• The proposed parking lot count (15) is less than what is provided in the existing lot (26).