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Home My WebLink AboutZ-9665 Staff Report (2)April 14, 2022 ITEM NO.: 8 FILE NO.: Z-9665 NAME: Huie Short-Term Rental – PD-C LOCATION: 10100 Cantrell Road DEVELOPER: Casey Huie (Owner) 10100 Cantrell Road Little Rock AR 72227 OWNER/AUTHORIZED AGENT: Casey Huie (Owner) 10100 Cantrell Road Little Rock AR 72227 SURVEYOR/ENGINEER: Arkansas Surveying and Consulting 1926 Salem Road Benton AR 72019 AREA: 8.68 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 49 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. April 14, 2022 ITEM NO.: 8 (Cont.) FILE NO.: Z-9665 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone the 8.68-acre property located at 10100 Cantrell Road from R-2 to PD-C to allow use of the property as a short-term rental with a maximum stay of fourteen (14) days. The owner will not reside in the residence. The entire residence will be rented as one (1) unit. B. EXISTING CONDITIONS: The 8.68-acre property located on the north side of Cantrell Road east of the I-430 intersection. The site contains a residence near the south edge of the lot and is mostly wooded from the house to the north end of the property. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No Comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No Comments Received. Entergy: No comments received. Summitt Energy: No comment. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. April 14, 2022 ITEM NO.: 8 (Cont.) FILE NO.: Z-9665 3 Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. ‐ Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501‐377‐1245) and the Little Rock Fire Marshals Office (Capt. Tony Rhodes 501‐918‐3757, or Fire Marshal Derek N Ingram 501‐918‐3756 Number and Distribution of Fire Hydrants as per Table C105.1. April 14, 2022 ITEM NO.: 8 (Cont.) FILE NO.: Z-9665 4 Parks and Recreation: No comments received. County Planning: - No Comment. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No Comments received. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: : The request is in the West Little Rock Planning District. The Land Use Plan shows Residential Low Density (RL) for the requested area. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single-family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. The application is to rezone from Single Family District (R-2) to a Planned Commercial Development (PCD) to allow for the use of this property as a short-term rental with the owner not living on site. Surrounding the application area, the Land Use Plan shows Residential Low Density (RL) use to the east, north and west of the site. These tracts are zoned Single Family District (R-2) and have single-family dwellings on their land. South of the site, across from Arkansas Highway 10, the Land Use Plan shows Residential High Density (RH) and Public/Institutional (PI). The Residential High Density (RIH) category accommodates residential development of more than twelve (12) dwelling units per acre. This tract directly south is currently zoned Multi- Family District (MF-6) and is a development of condos. The multifamily districts are established to provide suitable areas for medium-density residential development. The Public/Institutional (PI) category includes public and quasi-public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. The tract southwest of the application area that shows Public/Institutional (PI) is currently zoned R-2 with a Conditional Use Permit (CUP). A church has been approved for the site. The April 14, 2022 ITEM NO.: 8 (Cont.) FILE NO.: Z-9665 5 Arkansas Highway 10 and a large rock retaining wall service as a significant visual divide between the applicant area and the uses to the south. The application site is zoned Single Family District (R-2) and is an existing single-family dwelling. Master Street Plan: To the south of the site is Cantrell Road/Highway 10 and it is a Principal Arterial on the Master Street Plan. A Principal Arterial serves through traffic and connects major traffic generators or activity centers within an urbanized area. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no existing or proposed bike routes adjacent to or through this land. Historic Preservation Plan: There are no existing historic sites on this land. However, there is a structure, the Johnswood House, independently listed on the National Register of Historic Places three tracts to the west. H. ANALYSIS: The applicant proposes to rezone the 8.68-acre property located at 10100 Cantrell Road from R-2 to PD-C to allow use of the property as a short-term rental with a maximum stay of fourteen (14) days. The owner will not reside in the residence and the entire residence will be rented as one (1) unit. The 8.68-acre property located on the north side of Cantrell Road east of the I-430 intersection. The site contains a residence and small storage shed near the south edge of the lot and is mostly wooded from the house to the north end of the property. The property is bordered by R-2 zoned properties on the east, north, and west containing single-family residences, with Cantrell Road running along the south perimeter. The City’s Future Land Use Plan designates this property as “R-2” Residential Low Density. The properties south of Cantrell Road are a mix of R-2 and MF-6 zoning including multi-family residential and civic uses. Access to the property is a one lane circular concrete driveway connecting to Cantrell Road with parking provided within the boundary of the property. The applicant notes there is paved parking for more than fifteen (15) vehicles on the property. Section 36-502 of the City’s zoning Ordinance requires one (1) parking space per dwelling unit. Staff believes the parking is sufficient for the proposed use. April 14, 2022 ITEM NO.: 8 (Cont.) FILE NO.: Z-9665 6 The applicant notes that the residence is approximately 3,956 square feet containing four (4) bedrooms and can accommodate up to seven (7) beds. The existing shed in the rear of the property will not be rented and will continue to be used for storage only. Any new site lighting shall be low-level and directed away from adjacent properties. No dumpster is proposed for the site and trash will be collected using standard City of Little Rock garbage collection. There is no signage proposed for the development. The applicant provided responses and additional information to all issues raised during staff’s review of the application. The applicant is requesting no variances with the PD-C zoning. Staff does not support the requested PD-C rezoning. Staff does not believe the request is reasonable and that the proposed commercial use is not appropriate for the location. The property is designated as “L2” Residential Low Density by the City’s Future Land Use Plan and is bordered on the east, west, and north sides by single family homes. Staff believes that the introduction of a commercial short- term rental will be out of character with the overall area at this time and could have an adverse impact on the surrounding single-family properties. STAFF RECOMMENDATION: Staff recommends denial of the requested PD-C zoning request. April 14, 2022 ITEM NO.: 8 (Cont.) FILE NO.: Z-9665 7