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Home My WebLink AboutZ-7965-A Staff Report 120321December 9, 2021 ITEM NO.: 10 FILE NO.: Z-7965-A NAME: Hayes Properties Enterprises – PCD LOCATION: 1417 S. Park DEVELOPER: Hayes Properties Enterprises, LLC 22875 Loumont Drive Lake Forest, CA 92630 OWNER/AUTHORIZED AGENT: Produski Arymeus Arsitektur 2124 Rice Street Little Rock, AR 72202 SURVEYOR/ENGINEER: Harbor Environmental & Safety 5800 Evergreen Drive Little Rock, AR 72205 AREA: 0.21 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45 CURRENT ZONING: POD (Planned Office District) VARIANCE/WAIVERS: None requested. BACKGROUND: January 5, 2006 the Planning Commission approved an application to rezone four (4) properties from R-3 and R-4 to POD to allow the units to be redeveloped as an art gallery, research center, “think tank” – office use and a bed and breakfast. Single-family and two-family were also requested as alternative uses for the properties. On February 2006 the Board of Directors passed Ordinance No. 19,472 approving the POD zoning. The POD zoning includes 1411, 1417, 1421 and 1501 S. Park Street. December 9, 2021 ITEM NO.: 10 (Cont.) FILE NO.: Z-7965-A 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now requesting to rezone the property at 1417 S. Park Street from POD to “PCD” Planned Commercial District to allow use of the property as a Short- term rental and for small public events – both on a periodic basis. No physical changes to the property are intended. The applicant’s request does not include any change in use for the three (3) remaining properties approved under the previous POD zoning. B. EXISTING CONDITIONS: The property is located at 1417 S. Park Street across from Central High School and contains a one-story wood framed residential structure approximately 1,986 square feet. There are single-family residences and POD zoning the south. Located along West 16th Street there are residential and non-residential structures. There are properties zoned C-3 and O-3 in the area. To the north, along Daisy L. Gatson Bates Drive, there are single-family, two-family and office uses and zoning. The Central High Visitors Center is also located north of the property. C. NEIGHBORHOOD COMMENTS: 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: 1. Does the existing driveway have a shared use access easement with adjacent property to the south? 2. If shared use access easement exists, no parking will be allowed within the easement. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. December 9, 2021 ITEM NO.: 10 (Cont.) FILE NO.: Z-7965-A 3 Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of the request for water service must be met. Fire Department: No comments. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements and the requirements of the Central High Neighborhood Overlay District. 2. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. Planning Division: The request is in the Central City 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 remain less than 6 units per acre. The application is to revise an existing POD (Planned Office Development) District to PCD (Planned Commercial Development) District to allow the site to be used as a small events center and bed and breakfast. This site is within the Central High Neighborhood Design Overlay District. Surrounding the application area, the Land Use Plan shows Residential Low Density (RL) to the east, south and north of the site. Public Institutional (PI) land use is shown to the west of the application area. The Residential Low Density (RL) December 9, 2021 ITEM NO.: 10 (Cont.) FILE NO.: Z-7965-A 4 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 remain less than 6 units per acre. This area is established residential subdivision. 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 land west of Park Street is the site of Central High School. There is a church at the south end of the block and a national park facility at the north end. Master Street Plan: To the west is Park Street and it is shown as a Local Street on the Master Street 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. Bicycle Plan: There are no bike routes shown in the immediate vicinity. H. ANALYSIS: The applicant is requesting to rezone the property at 1417 S. Park Street from “POD” Planned Office District to “PCD” Planned Commercial District to allow use of the existing structure as a short-term rental and for small public events. The applicant provided the following information for the proposed PCD zoning: “We purchased the house in the early 2000s and used the property as an art and history center and business office. My family wants to continue our vision of engaging and rejuvenating the neighborhood. Thus, the vision strives for the house to be an idyllic location as a small event venue or for local community gatherings. Professionals can also use the facility for professional development training seminars/workshops, business meetings, or mini conferences. Short-term and overnight rental (i.e., AirBnb) as a unique component to the effective use of the property during the year. The property is within the boundaries of the Little Rock Central High School National Historic Site. The target audience are heritage tourists from both locally and globally. Proposed use of the property shall be first accommodating the needs of short-term overnight rental guests. In regards to other than short-term rental usage, the property shall be available seven December 9, 2021 ITEM NO.: 10 (Cont.) FILE NO.: Z-7965-A 5 days a week from eight o’clock in the morning to 9 o’clock in the evening. With regard to parking, there is an existing concrete paved parking lot (four slots and one handicap slot) accessible from Park Street.” “Short-term Leasing (i.e., AirBnb) The owner shall enact, upon approval of this PCD application, the services of a local property management company (host) to also manage the process of inspecting the house (before and after guest usage); cleaning the house; stocking the basic amenities for the guests as well as being the local contact for guests on behalf of the Owner. The intent is that only one entity (guest) shall occupy the house – no multiple bookings during the same stay period. The Owner lives out-of-state and shall occupy the house as their residence during visits to Little Rock. No events or airbnb guests shall occur during the Owner’s stay.” Small Events Venue for Local Community “The Owner shall enact, upon approval of this PCD application, the services of an events coordinator as the contact for persons interested in leasing the use of the house for events (as indicated in the attached letter from the Owner). The Events Coordinator and the Property Management Company shall coordinate the schedule of events against booking events by potential airbnb guests. No events shall occur during the stay period by airbnb guests.” The property located at 1417 S. Park Street is occupied by a one-story wood framed residential structure approximately 1,986 square feet in area. The existing approved uses include single-family residential and research office and provides adequate office space and support facilities for research assistance, interns, and clerical staff. In addition, the property provides a large public space for program seminars, office space with computer stations for distant educational purposes, reception and waiting room area and private office spaces. Five (5) parking spaces are provided within the rear yard area. Section 35-502 of the City’s Zoning Ordinance requires four (4) parking spaces. Staff believes the parking is sufficient for this use. On-street parking is allowed along S. Park Street. An existing driveway from S. Park Street along the south property line serves as access to the parking in the rear yard area. No physical changes to the property are intended at this time. The applicant notes that for short-term rental use, guests will have full access to the existing residential- like kitchen to prepare meals as needed. There will be a maximum of sixty (60) December 9, 2021 ITEM NO.: 10 (Cont.) FILE NO.: Z-7965-A 6 persons allowed for events. The applicant notes that food preparation will be permitted during events. It is planned that food/beverages will be from outside catering services. No signage is proposed at this time. Any future signage must comply with Section 36-553 of the City’s Zoning Ordinance (signs permitted in office zones). No changes to existing lighting or additional lighting is proposed with this revised PCD application. The applicant provided responses and additional information to all issues raised during staff’s review of the application. To staff’s knowledge, there is no outstanding issues. The applicant is requesting no variances with the PCD zoning. I. STAFF RECOMMENDATION: Staff recommends approval of the requested PCD zoning to allow a short-term rental and small public events subject to compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report. R3CUP R4CUP R3CUP R3CUP R3CUP R4CUPR3CUP R3CUP R4CUP R3CUP O3CUP O3 R4 C3 PD-R R4 R5 C3 R4 R4 R4 R4 R3 R4 O3 R4 R4 PD-R R4 O1 O3 POD POD POD I2 C3 O2 R4 R4 R4 R4 PD-R R4 R4 R4 PD-R I2 I2 R5 PD-R R5 C3 R4 C4 R4 PD-R POD PR R4 R4 R4 POD R4 I2 PD-R R4 R5 R4 R4 R3 R4 R3 POD R4 R4 R4 R4 R4 R3 R4 R4 R3 PD-R R5 R4 R4 O3 O2 R4 R4 R3 POD R4 POD R4 POD R4 PCD PD-R PD-O R5 R4 POD C3 R4 R5 R4 R4 R3 R3 O3 R4 R5 R4 R4 PD-I R4 R4 O3 R3 R3 PRD W DAISYL GATSONBATES DR W 16TH ST W 17TH ST W 10TH ST RICE STDENNISON STS PARK STS SCHILLER STW 15TH STS SUMMIT STS BATTERY STW 18TH ST W 13TH ST W 12TH ST WOLFE STW 11TH STTHAYER STJONES ST^_ Vicinity Map Case: Location: CT: Ward: TRS: PD: Area Zoning ± Z-7965-A 1417 S. PARK STREET 1 45 T1N R12W 9 8 City of Little Rock Planning & Development Rev: 10/25/2021 THIS SITE 0 210 420 Feet PI PI LI LI LI MX MX RL PI PK/OSRH RH RH MOC I C PI RMW DAISYL GATSONBATES DR W 16TH ST W 17TH ST W 10TH ST RICE STDENNISON STS PARK STS SCHILLER STW 15TH STS SUMMIT STS BATTERY STW 18TH ST W 13TH ST W 12TH ST WOLFE STW 11TH STTHAYER STJONES ST^_ Vicinity Map Case: Location: CT: Ward: TRS: PD: Lan d Use Plan ± Z-7965-A 1417 S. PARK STREET 1 45 T1N R12W 9 8 City of Little Rock Planning & Development Rev: 10/25/2021 THIS SITE 0 210 420 Feet Case No: Name: Location: City of Little Rock Planning & Development Title: Sketch ±