HomeMy WebLinkAboutApplicant Follow Up Comments to Staff 0721201
Planning Staff Comments (July 21, 2020) Item Number: 4 File Number: Z-8411-A Title: Harrell
Room/Boarding House-Special Use Permit 3221 West Markham Street
Follow-Up Correspondence via Email 07/21/20
From: Dr. Nannette Harrell, Phd. <drnan@fastwhimsy.com>
Sent: Tuesday, July 21, 2020 4:36 PM
To: Moore, Monte <MMoore@littlerock.gov>
Cc: Director Webb <kathywebb14@gmail.com>; harry@fastwhimsy.com
Subject: RE: Request for additional information on PRD vs SUP
Dear Mr. Moore,
After our discussion on Friday, July 17, I decided to review the ordinances that affected our request for a
PRD versus a “Special Use Permit”. During our conversation, you indicated that we should apply for the
“Special Use Permit”, rather than the PRD. On Friday, I explained our business plan. You asked if we
were going to be an AirBnB. I indicated we do plan to advertise in online rooming or boarding services,
such as AirBnB, VRBO, HomeAway, etc. (Additionally, rentals for 1 to less than 12 months often use
these services to advertise.) However, I explained we definitely wanted to use these services to help fill
rental space if the longer term rentals are not scheduled. Last, after researching and reviewing the
minutes of previous requests from other individuals in the city of Little Rock, a PRD was recommended
in every case.
During that conversation, you stated there was no two week limitation on a Bed and Breakfast, and
indicated this was why you thought the “Special Use Permit” would be the proper direction to take.
However, in Chapter 36 – Zoning, under Article I – In General, Sec. 36-3 – Same –Uses, the definition of a
Bed and Breakfast is:
“Bed and Breakfast house means an owner occupied single-family residence which contains no more
than five (5) guest rooms which for a fee may be occupied by a guest for no longer than fourteen (14)
consecutive days”.
The issue here is that we would like to focus our business on short-term rentals for traveling nurses and
business executives. With this goal, we plan to rent the main floor of our house (3 bedrooms, living
room, kitchen, dining, utility room and office) from 1 month to less than 12 months. This goal would
mean we could not qualify as a bed and breakfast.
Additionally, I indicated that we plan to obtain any permits/licenses to serve food and provide that as an
option in our customers. The ordinance for serving food in a Bed and Breakfast is found in Chapter 36 –
Zoning, Article II – Administration and Enforcement, Division 1 – Generally, Sec. 36-54 Special Use
permits. You indicated my husband and I could offer food services with a Bed and Breakfast. However
the following is stated under item (e) Development criteria. The site and location criteria for uses
requiring special use permits are as follows:
(1) Bed and breakfast hotels:
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a. The occupancy fee may include a continental breakfast (coffee, juice and pastry) to be
served to paying guests with no full meals.
Lastly, our business plan included the ability to have executive retreats, where multiple executives from
one organization can hold planning or training meetings, for an additional fee. The Bed and breakfast
hotel is not allowed to hold such meetings based on Chapter 36 – Zoning, Article II – Administration and
Enforcement, Division 1 – Generally, Sec. 36-54 Special Use permits.
(1) Bed and breakfast hotels:
d. No receptions, private parties or tours for a fee are allowed.
The other option was the Boarding house, which is defined under Chapter 8 – Building and Building
Regulations, Article V – Housing Code, Division 1 – Generally, Sec. 8-327 Definitions:
“Boarding house means a rooming or lodging house where meals are provided. “
Additionally, a definition of rooming house is found at Chapter 8, Article V, Division 3 – Minimum
Standards, Part A – General Provisions, Sec. 8-402:
“Rooming unit means any room or group of rooms forming a single habitable unit used for or intended
to be used for living and sleeping, but not for cooking or eating purposes. “Rooming unit” shall be
construed as if followed by the words “or part thereof”.
In Chapter 8, Building and Building Regulations, Article V – Housing Code, Division 3 – Minimum
Standards, Part A – General Provisions, Sec. 8-402 Rooming houses:
(a) Generally. No person shall operate a rooming or boarding house, or shall occupy or let or sublet
to another for occupancy any rooming unit in any rooming or boarding house, except in
compliance with the provisions of every section of this article except the provision of sections 8-
403 and 8-407.
If food preparation and/or eating facilities are provided, they shall be required to meet the
requirements set forth under the rules and regulations pertaining to food service establishments
as regulated by the Arkansas State Health Department.
My husband and I will meet all inspection and permitting requirements. We wish to ensure we have the
proper approval and therefore we are requesting a PRD for this proposed boarding house. We desire to
meet the most stringent requirements. We welcome any inspections to ensure we are able to provide
this service.
In this regard, please reference the “Fire Marshal 7-8-2020” document, paragraph Z-8411-A 3221 West
Markham: Full plan review. Please explain our responsibility for the “Full Plan Review”. Please explain
our responsibility for the Little Rock Water “Capacity Fee Analysis”, found in the “LRWRA Comments”
document.
While we welcome these inspections, we do not want them to delay our approval on Aug. 27, 2020. The
approval affects the business planning concerning any required changes or upgrades to the property. If
the PRD is not approved, then there is no business basis to make any changes or to bear any additional
expenses to meet other code requirements, as those requirements are then moot.
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Please change our request to a PRD.
Please find your previously requested information attached to this message. As per the Public Works
Comments, we have provided a copy of the property survey.
You gave us Special Use Permit notification signage, but we need one for the PRD instead.
Thank you for your assistance and answers to our questions,
Sincerely,
Dr. Nan Harrell
From: Moore, Monte [mailto:MMoore@littlerock.gov]
Sent: Tuesday, July 21, 2020 3:04 PM
To: 'Dr. Nannette Harrell, Phd.' <drnan@fastwhimsy.com>
Subject: FW: Attached Image
Dr. Harrell,
Attached is the notice form you will use for the 8/27/20 Planning Commission hearing, for your Special
Use Permit application. This is the notice you will send (certified mail) to all owners of property within
200 feet of your property, based on the list from an abstract company. If you have any questions or
need assistance in filling out the form, please let me know.
Thanks,
Monte Moore
Development Administrator
From: no_reply_planning@littlerock.gov <no_reply_planning@littlerock.gov>
Sent: Tuesday, July 21, 2020 2:20 PM
To: Moore, Monte <MMoore@littlerock.gov>
Subject: Attached Image