Ranken Jordan Landscape Waiver.Staff Report.3.19.09.pub

REPORT TO PLANNING & ZONING COMMISSION
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CITY OF MARYLAND HEIGHTS
PETITION NUMBER
2009-20
PETITION (PROJECT) NAME
RANKEN JORDAN PARKING EXPANSION LANDSCAPING
PETITIONER NAME
Ranken Jordan
11365 Dorsett Road
Maryland Heights, Missouri 63043
PROPERTY OWNER NAME
(See petitioner)
PETITIONER’S REQUEST
Approval of a landscape waiver for the Ranken Jordan Pediatric
Hospital parking expansion project
SITE LOCATION
East corner of Dorsett Road and Pinehurst Place
STREET ADDRESS
11395 Dorsett Road
PARCEL/LOCATOR NUMBER
14N621267
EXISTING ZONING DISTRICT
“MXD” Mixed Use District
TOTAL SITE AREA
4.08 acres
PLANNING AREA
WESTPORT PLANNING AREA
REPORT DATE
March 19, 2009
CASE MANAGER
Michael Zeek, AICP
RECOMMENDATION
NONE
RANKEN JORDAN
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CITY OF MARYLAND HEIGHTS
BACKGROUND
Ranken Jordan Pediatric Hospital is located at 11365 Dorsett Road. This development was authorized
by Planned District Ordinance #2002-2188 which established “MXD” Mixed Use District zoning to construct the pediatric hospital, a medical office building, a family support center, and, potentially, several
other related uses.
The applicant now intends to construct a parking lot and associated stormwater detention facilities at
11395 Dorsett Road. This parking lot is permitted by Ordinance #2002-2188, but there are issues with
the proposed landscaping design in relation to the requirements of the Zoning Code.
Ordinance #2002-2188 contains the following provision with regard to landscaping:
IV. K.
Landscaping - Landscaping shall be provided in accordance with Article 19, Landscaping
Design Regulations, of the Zoning Code except as follows:
1. Planning Area #1 (Ranken Jordan Pediatric Rehabilitation Center) shall be landscaped
in accordance with the Landscape Concept Plan as prepared by Lighthouse Architects
and SWT Associates dated May 14, 2002.
The subject site, 11395 Dorsett Road, lies outside Planning Area #1 and, therefore, is subject to the
requirements of the Landscaping Design Regulations of the Zoning Code. As this is a Planned District,
the Zoning Code standards referenced are those which were in place at the time of the District’s adoption in 2002. Under Section 25-1.11, Transition Rules, of the Zoning Code, the Landscaping Design
Regulations, as adopted in 2002, continue to apply to this Planned District.
REVIEW OF PROPOSED LANDSCAPING DESIGN
Staff evaluated the proposed landscape plan provided by SWT Design dated January 26, 2009 (see Exhibit A in the Appendix) against the Landscaping Design Regulations. This plan exceeds the requirements for parking lot landscaping area, meets the requirements for parking lot interior plantings, and
exceeds the requirement for overall material quantity. However, the proposed landscape plan fails to
meet the requirements with regard to plantings along Dorsett Road.
25-19.7.B.4.c.
Comments:
A minimum of one (1) plant unit per thirty (30) feet of parking lot perimeter for
non-residential development shall be installed along those streets identified
as primary corridors in the Comprehensive Plan.
The parking lot has 468 feet of frontage along Dorsett Road. Therefore, 16 plant
units are required. The precise material quantity is dependent on the plant unit chosen. Assuming that Unit “B” is used, 1 canopy tree, 1 understory tree, 1 evergreen
tree and 10 shrubs would required for each 30 feet of frontage. The following chart
lists the required versus proposed quantities:
TABLE 1: DORSETT FRONTAGE LANDSCAPE QUANTITY EVALUATION
Code Requirement
Proposed
RANKEN JORDAN
Canopy Trees
Understory Trees
Evergreen Trees
Shrubs
16
16
16
160
7 (44%)
0
0
91 (57%)
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REPORT TO PLANNING & ZONING COMMISSION
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CITY OF MARYLAND HEIGHTS
REVIEW OF PROPOSED LANDSCAPING DESIGN (Cont.)
25-19.7.B.4.d.
Comments:
The minimum number of canopy trees along the parking lot perimeter along
the public right-of-way shall not be less than one (1) per forty (40) lineal feet.
This standard is in place to ensure that the canopy trees required in the previously
discussed standard above are provided in a uniform manner along the street frontage rather than clustered in one area. The proposed landscape plan provides canopy
trees spaced at approximately 60 feet on center. It should also be noted that the
Green Pillar Oaks proposed are columnar in shape rather than round or weeping.
While the plan fails to meet the specific planting requirements along Dorsett Road, it exceeds the overall plant material quantity required:
TABLE 2: OVERALL LANDSCAPE QUANTITY EVALUATION
Code Requirement*
Proposed
Canopy Trees
Understory Trees
Evergreen Trees
Shrubs
50
35
20
275
50 (100%)
35 (100%)
20 (100%)
443 (161%)
* This calculation assumes that the standard parking lot interior plant unit (2 canopy trees, 1 understory
tree, and 5 shrubs) is used in the parking lot interior and Unit B (1 canopy tree, 1 understory tree, 1 evergreen tree, and 10 shrubs) is used elsewhere.
ZONING REQUEST
The Landscaping Design Regulations allow the Planning Commission to waive or modify any of the requirements:
A. For an interim use of a specified duration, and/or where deemed appropriate due to the location, size, surrounding area or configuration of the parking lot; and
B. Where such waiver or modification will not have any deleterious effect on the existing or
planned development of adjacent properties.
The applicant, via their Landscape Architect, is requesting such waiver from the Planning Commission
(see Exhibit B in the Appendix) to approve their proposed design. The next section provides a review of
the application’s ability to meet the criteria listed above.
ANALYSIS
CRITERIA “A”
With regard to the criteria “A”, the use may be considered interim in that the eastern portion of this
property, shown as a “berm garden” on the landscape plan, is slated for development as a medical office building on Ranken Jordan’s master plan. The proposed parking lot is to remain, however.
With regard to the location, size, surrounding area, or configuration of the parking lot, the proposed
parking lot is unique in that it is being developed as an integral part of the Ranken Jordan Pediatric
Hospital on the abutting southeast property. As such, the landscaping design on this property should
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CITY OF MARYLAND HEIGHTS
ANALYSIS (Cont.)
be reflective of the established landscaping design of that property. To this end, the proposed design
incorporates a focus on perennials and grasses, none of which technically count toward the required
material quantities. In addition, the proposed landscape plan’s approach to canopy trees along Dorsett
Road is actually more consistent with the intent of such requirement than the planting provided on the
adjacent hospital property. Only a small portion of that property has trees every 40 feet along Dorsett
Road:
SUBJECT PROPERTY
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tre
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pe vergr
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ter
CRITERIA “B”
Ultimately, it is the responsibility of the Planning Commission to consider whether the waiver or modification will “have any deleterious effect on the existing or planned development of adjacent properties.”
The City Planner would again note that the plan exceeds the overall plant material quantity required.
The trees required along Dorsett Road have been redistributed throughout the site. The proposed landscape plan also incorporates several features which facilitate the purpose of the Landscape Design
Regulations to “create an aesthetically pleasing and functional living environment” but are not counted
toward the required material quantities. Such features include:
•
•
•
•
A vegetative rain garden area within the parking lot interior
A “berm garden”
Perennials and decorative grasses
Permeable pavement (based on conversations with the applicant, but not shown on the plan)
RANKEN JORDAN
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CITY OF MARYLAND HEIGHTS
SUMMARY
•
The proposed landscape plan for the Ranken Jordan Pediatric Hospital parking expansion at 11395
Dorsett Road fails to meet the requirements of the Landscape Design Regulations with regard to
tree plantings along Dorsett Road.
•
The Landscaping Design Regulations allow the Planning Commission to waive or modify any of the
requirements:
A. For an interim use of a specified duration, and/or where deemed appropriate due to the location, size, surrounding area or configuration of the parking lot; and
B. Where such waiver or modification will not have any deleterious effect on the existing or
planned development of adjacent properties.
•
A future medical office building is proposed on a portion of the subject property and the development of the parking area is unique in that it is being developed as an integral part of the Ranken
Jordan Pediatric Hospital on the abutting southeast property.
•
While failing to meet the requirements for tree plantings along Dorsett Road, the plan does meet
the overall plant material quantity required as these trees have been redistributed throughout the
site. The plan also incorporates a vegetative rain garden, “berm garden,” perennials and decorative
grasses, and (based on conversations with the applicant but not shown on the plan) permeable
pavement.
REQUESTED ACTION
Action is required by the Planning Commission on the requested landscape waiver for the Ranken Jordan Pediatric Hospital parking expansion at 11395 Dorsett Road. At issue is the appropriateness of
the proposed landscaping design depicted on the plan prepared by SWT Design. At its discretion, the
Commission may:
•
Approve the proposed landscape plan;
•
Approve the proposed landscape plan with modifications;
•
Request additional information; or
•
Deny the proposed landscape plan.
_____________________________
J. Wayne Oldroyd, AICP
City Planner
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CITY OF MARYLAND HEIGHTS
APPENDIX A
SUPPLEMENTAL MAPS AND EXHIBITS
RANKEN JORDAN
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CITY OF MARYLAND HEIGHTS
SUBJECT PROPERTY
FIGURE 1: AERIAL PHOTO
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CITY OF MARYLAND HEIGHTS
EXHIBIT A: LANDSCAPE PLAN
RANKEN JORDAN
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CITY OF MARYLAND HEIGHTS
EXHIBIT B: LETTER FROM SWT DESIGN
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CITY OF MARYLAND HEIGHTS
EXHIBIT C: CITY PLANNER’S LETTER OF INTERPRETATION
RANKEN JORDAN
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CITY OF MARYLAND HEIGHTS
EXHIBIT D: CITY PLANNER’S LETTER OF INTERPRETATION (Cont.)
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APPLICATION FOR LANDSCAPING WAIVER #2009-20