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HomeMy WebLinkAboutZ-7944-A Staff AnlysisOCTOBER 31, 2016 ITEM NO.: 1 File No.: Z -7944-A Owner: Arkansas Riverview Development, LLC Applicant: Tim Daters, White-Daters and Associates Address: 5 Statehouse Plaza Description: West side of Conway Street, north of W. Markham Street Zoned: UU Variance Requested: A variance from the landscape provisions of Section 36- 342.1 is requested to allow no planting of street trees along Conway Street. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Office Proposed Use of Property: Office and Residential STAFF REPORT A. Public Works Issues: No Comments. B.. Staff Analysis: The UU zoned property at 5 Statehouse Plaza is occupied by a two story brick structure, which ties into a multi-level structure to its north. The property is located on the west side of Conway Street, north of W. Markham Street. The Double Tree hotel is located immediately to the west. A plaza area with fountain is located between the two-story structure and W. Markham Street. An underground parking deck is located below the building area and Conway Street. The applicant is planning an addition to the south side of the existing two-story building. The addition will add residential condo units to the structure. The addition requires that the property comply with the UU zoning district development standards. Section 36-342.1(c )(5)b. of the City's Zoning Ordinance requires the planting of street trees as follows: "Street trees a minimum of three- inch caliper shall be required (type of trees as listed in landscape ordi- nance [chapter 15]). The trees shall be located a minimum of two (2) feet off the back of a curb and shall be thirty (30) feet on center and no OCTOBER 31, 2016 ITEM NO.: 1 (CON'T. closer than thirty (30) feet to a street intersection with a water source pro- vided. The tree canopy shall be main- tained at least eight (8) feet above the sidewalk." Therefore, the planting of street trees is required along the Conway Street frontage of the subject property. The applicant notes that the trees cannot be planted because of the parking deck which is located below the property. Additionally, above ground planters cannot be utilized because the added weight would also have a negative impact on the parking deck below. As such, the applicant is requesting a variance to not plant the street trees along Conway Street. Staff is supportive of the requested variance to not plant street trees along Conway Street. As noted above, the street trees cannot be planted, in -ground or above ground, because of the location of the parking deck which is below this property and extends into the Conway Street right-of-way. The Conway Street right-of-way where street trees would be located is approximately 100 linear feet which would represent area for only four (4) trees. Staff views this as a variance from only a very minimal requirement. Staff believes the variance will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation, Staff recommends approval of the requested street tree variance, as filed. BOARD OF ADJUSTMENT (October 31, 2016) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by the vote of 3 ayes, 0 noes and 2 absent. 2 ® WHITE - DATERS & ASSOCIATES, INC. 24 Rahling Circle El Little Rock, Arkansas 72223 ioPhone: 501-821-1667 www.whitedaters.com September 27, 2016 Mr. Monte Moore Zoning and Enforcement Administrator Planning and Development 723 West Markham Little Rock, AR 72701 RE: 5 Statehouse Plaza, Suite 500, Board of Adjustment Application Dear Mr. Moore, Please find the enclosed application and associated drawings to the Board of Adjustment. This application pertains to Section 36-342 which requires the planting of trees in tree wells along Conway Street, 2' from back of curb along this property right-of-way as part of the Urban Use District. This situation is unusual as the parking garage is located beneath the back of curb along the western edge of N. Conway Street (see attached garage plan wall highlighted beneath curb area), making it structurally unfeasible to dig tree wells from the back of curb westward. This application is requesting a variance to not plant the trees as required by the ordinance. We would appreciate your consideration for this request. Sincerely, �r Timothy E. Daters, P.E. President CIVIL ENGINEERING - LAND PLANNING & DEVELOPMENT - SURVEYING - LANDSCAPE ARCHITECTURE