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Request by Stephanie Medan of ISG for Interior Landscaping Code Exemptions for the proposed Scheels at 2400 N. Mayfair Road
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Submitted by:
Sarah Grimalkin, Parks and Landscape Manager
Jennifer Stilling, Senior Civil Engineer
Department:
Public Works
A. Issue
The applicant has requested that the Board consider an exemption for the proposed interior vehicular use area landscaping (Code Reference 24.12.030).
B. Background/Options
Because the parking lot for this parcel is proposed to be restriped differently from the last approved parking lot plan from 2004, the perimeter and interior landscape requirements in Code Section 24.12 apply. The proposed redevelopment is meeting the required perimeter landscaping requirement.
Code section 24.12.030 states that at least 10% of the interior of vehicular use areas must be landscaped. In addition to the 10% landscape area, one shade tree is required per 180 square feet of required landscape area. Code section 24.12.030 also states that landscape islands shall be provided at the end of each parking row and within the row of parking spaces so that there are no more than (15) consecutive parking spaces without a landscape island.
The proposed landscaping plan shows a vehicular use area of 91,851 square feet. Per the Code, 9,186 square feet of landscaped area and (52) shade trees are to be provided. The proposed plan offers 4,136 square feet of landscaped area, equivalent to 4.5% of the vehicular use area, and (23) shade trees. The proposed plan does not offer landscape islands at the east ends of parking lot rows, save the southern-most row. Neither does the proposed plan include landscape islands within rows of parking spaces to ensure no more than (15) consecutive parking spaces without a landscape island.
Previous exemptions 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 provides an additional landscaped area south of the parking lot area, measuring 2,546 square feet (2.77% of the interior vehicular use area) and offering (7) shade trees.
The applicant has provided a memorandum included in the agenda packet that provides justification for the exemption. In the memorandum the applicant has stated that reducing the overall parking counts is a concern to the business. In addition, the applicant has stated that landscape islands near the primary store entry are a safety concern, creating obstacles for individuals with mobility or accessibility challenges and reducing visibility at eye-level for drivers and pedestrians.
Staff has determined that the previously approved 2004 parking lot plan provided (240) parking stalls located in the same area as the proposed parking lot. The proposed plans for this project state that there are (286) existing parking stalls and (221) proposed stalls. There is a discrepancy in the existing parking stall count but the number of proposed surface parking stalls are less than either existing number.
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
It is up to the Board if the exemption should be granted. Staff strongly recommends that the Board consider the following:
- Landscape islands provided at the end of each parking row are a proven and typical method of calming vehicular traffic and increasing pedestrian safety. With proper design and plant selection, landscape islands do not pose obstacles to pedestrian traffic or vehicular/pedestrian visibility.
- If the eastern end of the parking lot drive aisles that are currently striped as no parking are converted to landscape islands, Engineering estimates that approximately 1,400 square feet of additional interior landscape area could be provided. This would equate to an additional 1.5% of the interior vehicular use area with no reduction of parking lot spaces. Assuming that a shade tree is provided at a rate of 1 per 180 square feet, an additional (7) trees could be provided. The no parking striped area that is located at the northeast corner of the site should not be converted to a landscape island because it has less than 10 feet in width and is insufficient for tree growth.
- Landscape islands within the row of parking spaces so that there are no more than (15) consecutive parking spaces without a landscape island do not pose a significant reduction in parking counts. Compliance with the interior landscaping code on this point would require the addition of (6) landscape islands. The City landscape architect may not make an exemption for number of consecutive parking spaces if all other parking use area landscaping requirements have not been achieved.
- Meeting these landscaping code requirements would more closely align the applicant with the 10% minimum of landscape area for the interior vehicular use area.
- If the Board accepts the 4.5% of interior landscape area currently proposed, the 2.7% that is provided on the south side of the site, and requests that 1.5% of the no parking striped areas are converted to landscaping islands, the total provided interior landscaping area would be 8.7%.
- If the Board accepts to 23 trees currently proposed, the 7 trees provided on the south side of the site, and requests that 7 trees are added to the no parking striped areas, the total number of trees provided would be 37. This is 71% of the required 52 trees.