HomeMy WebLinkAboutPC Action Letter - Recommended Approval With Conditions 051922Department of Planning and Development Planning
723 West Markham Street Development
tittle Rock, Arkansas 72201-1334
Phone:(501 )371-1790Fax: (501 )399-3435 Building Codes
May 18, 2022
John Elrod
320 N. Palm Street
Little Rock, AR 72205
Re: File No. Z-9679
Elrod Short -Term Rental — PD-C
Dear Mr. Elrod:
This is to advise you that in connection with your request concerning the above
referenced file number the following action was taken by the Planning Commission at
its meeting on May 12, 2022:
X
Approved with conditions.
Recommended approval with conditions.
Recommended approval as submitted.
Recommended denial of your request as submitted.
Deferred to the
Other:
Meeting.
This item will be forwarded to the Little Rock Board of Directors for final action. You or
your representative will need to be present at the Board of Directors meeting to
address any questions which may arise. The meeting date has tentatively been set
for June 21, 2022. The meeting begins at 6:00 pm and is held in the Centre at University
Park, 6401 West 12th Street. If you have any questions please do not hesitate to contact
me at 371-4792.
Respectfull
Monte Moore
Development Administrator
May 12, 2022
ITEM NO.: 8 FILE NO.: Z-9679
NAME: Elrod Short -Term Rental — PD-C
LOCATION: 320 North Palm Street
DEVELOPER:
John Elrod (Owner)
320 North Palm Street
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
John Elrod (Owner)
320 North Palm Street
Little Rock, AR 72205
SURVEYOR/ENGINEER-
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.16 acre
WARD: 3
CURRENT ZONING
VARIANCEfWIIAIVERS:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 4
R-3 (Single-family District)
None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
CENSUS TRACT: 15.01
The applicant proposes to rezone the 0.16-acre property located at 320 North
Palm Street from R-3 to PD-C to allow use of the property as a short-term rental.
The owner will not reside in the residence. The entire residence will be rented as
one (1) unit.
B. EXISTING CONDITIONS'
The property is a 7,000 square foot lot zoned R-3 with an existing 1,307 square
foot one-story residence in the Elmhurst Addition subdivision. The wood frame
May 12, 2022
ITEM NO.: 8(Cont-)FILE NO.: Z-9679
structure has a driveway extending from N. Palm Street. A paved driveway located
in the front of the property and will be utilized for parking. Additional parking is
available on Palm Street and from the alley at the rear 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 DEPARTMENTIPARKSICOUNT -PLANNING'
Little Rock Water Reclamation Author: No comments received.
Enter : No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
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.
Parks and Recreation: No comments received.
Countv Planning, No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code. No comments received
2
May 12, 2022
ITEM NO.: 8 Cont. FILE NO.: Z-9679
Landsca e: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
Planning Division:
The request is in the Heights Hillcrest 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-3) 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) in the immediate surroundings, with single-family dwellings on
individual tracts.
The land surrounding the applicant area is zoned Single Family (R-3) and is within
the Hillcrest Design Overlay District. The purpose of the Hillcrest DOD is to help
maintain the built environment in a neighborhood that is rich in history and
architectural character and consists of both a vital residential area and a thriving
commercial sector. R-3 provides an appropriate district for existing developed
areas occupied by smaller scale single-family housing while at the same time
maintaining reasonable standards of light, air and similar amenities for living. The
tract directly west of the applicant property, across the shared alley, is zoned
Planned Development -Residential (PD-R) to allow for an accessory dwelling.
Further down the alley, another neighboring tract is zoned R-3 with a Conditional
Use Permit to allow for an accessory building to be used as an accessory dwelling.
Duplexes are conditionally permitted in R-3 zones.
The application site is zoned Single Family District (R-3) and is an existing single-
family dwelling.
Master Street Plan: To the east is N. Palm Street and it is a Local Street on the
Master Plan. The primary function of Local Streets is to provide access to adjacent
properties. Local Streets that are abutted by non-residential zoning/use or more
intensive zoning than duplexes are considered as "Commercial Streets". This
street may require dedication of right-of-way and may require street improvements
for entrances and exits to the site.
3
May 12, 2022
ITEM NO.: S Cont, FILE NO.: Z-9679
Bicycle Plan: There are no existing or proposed bike routes adjacent to or through
this land.
Historic Preservation Plan: The primary structure for the requested area is a
historic, Contributing structure within the Hillcrest Neighborhood Historic District.
As a Contributing structure, built in 1926, it is listed on the National Register of
Historic Places.
H. ANALYSIS:
The applicant proposes to rezone the 0.16-acre property located at 320 North Palm
Street from "R-Y Residential to "PD-C" Planned Development - Commercial to
allow use of the property as a short-term rental. The owner will not reside in the
residence. The entire residence will be rented as one (1).
Residential single-family zoning and uses are heavily concentrated on all sides of
the property. A special use permit was recently approved to allow a bed and
breakfast at the property immediately to the north at 400 north Palm Street.
Access to the property is a one lane concrete driveway from North Palm Street.
Additional parking is provided along Palm Street and the alley at the rear of the
property. The applicant notes there is paved parking for two (2) vehicles on the
main driveway of 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 this use.
The applicant notes no changes to the exterior of the property will be made from
its current layout. The applicant notes that the three (3) bedroom and 1.5 bath
dwelling will accommodate up to four (4) guests and that one of the three bedrooms
will be offered as an office workspace.
The applicant is not proposing any signage at this time. Any future signage must
comply with Section 36-551 of the City's Zoning Ordinance (signs permitted in
residential zones).
The applicant is not proposing to install additional lighting at this time. Any site
lighting shall be low-level and directed away from adjacent properties.
No dumpster is proposed for the site and trash collection will be collected using
standard City of Little Rock garbage collection.
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.
0
May 12, 2022
ITEM NO.: 8(Cont.)FILE NO.: 7-9679
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 RL Residential Low Density by the
City's Future Land Use Plan and is bordered on all 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 PD-C zoning request.
PLANNING COMMISSION ACTION:
(MAY 12, 2022)
Commissioner Betton served as Chair as Commissioner Vogel recused himself for this
item.
The applicant, John Elrod, was present. There was one person registered in opposition
to the application. Staff presented the item and a recommendation of denial as outlined
in the "staff recommendation" above. The applicant deferred to the registered opposition.
Frank Allison addressed the Commission in opposition to the application. He expressed
concerns regarding the applicant not residing in the home he is proposing as a SRT. He
noted there is no adequate way to address issues that may arise and parking.
John Elrod addressed the Commission in support of the application. The applicant
presented a power point to demonstrate compliance. He noted that a live video feed will
be observed at all times via cell phone during occupancy of the residence and his parents
live in the area are capable to address any concerns that may occur during his absence.
He also noted he feels parking is adequate. The applicant also noted he would utilize the
residence when he is in town, however would like to keep options open for use of the
residence in his absence as there is a large medical facilities and amenities in close
proximity to the residence. He noted his target guests would be medical professionals
visiting the city seeking short-term living accommodations.
There was general discussion regarding STR types, the notification process and if the
application was approved, how will this effect SRTs moving forward? Staff provided
clarification to the Commission regarding the questions raised.
There was a motion to approve the application
recommendations, except the recommendation of denial
was seconded. The vote was 7 ayes, 2 nays, 0 absent,
position. The application approved.
5
including all comments and
by staff by staff. The motion
1 recusal (Vogel) and 1 open