HomeMy WebLinkAboutPC Action Letter - Denied 050422Department of Planning and Development
' 723 West Markham Street
Little Rock Arkansas 72201-1334
Phone: (501)371-4790 Fax: (501)3714546
April 21, 2022
Ash Tikotekar
117 Ensbury Drive
Little Rock, AR 72223
Re: File No. Z-9672
CozySpot Rentals — Short -Term Rental — PD-C
Dear Mr. Tikotekar:
Planning
Development
Building Codes
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
April 14, 2022:
Approved with conditions.
Recommended approval with conditions.
Recommended approval as submitted.
X Denied your request as submitted.
Deferred to the
Other:
Meeting.
If you have any questions please do not hesitate to contact me at 371-4792.
Respectfull ,
Monte Moore
Development Administrator
April 14, 2022
ITEM NO.: 9 FILE NO.: Z-9672
NAME: CozySpot Rentals — Short -Term Rental — PD-C
LOCATION: 319 N. Summit Street
DEVELOPER:
Ashish Tikotekar
117 Ensbury Drive
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Ashish Tikotekar
117 Ensbury Drive
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.16 acre
WARD: 3
CURRENT ZONING
NUMBER OF LOTS: 1
PLANNING DISTRICT: 4
R-3 (Single-family District)
VARIANCEIWAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
CENSUS TRACT: 15.02
The applicant proposes to rezone the 0.16 acre property located at 319 N. Summit
Street from R-3 to PD-C to allow for the use of the property as a short-term rental.
The owner does not reside at the residence. The entire residence will be rented
for a minimum of two (2) nights not to exceed a period of fourteen (14) days.
April 14, 2022
ITEM NO.: 9 Cont. FILE NO.: 7-9672
B. EXISTING CONDITIONS:
The property is a 7,000 square foot lot zoned R-3 with an existing 1,686 square
foot two-story residence located in the Virginia Heights Subdivision. The residence
is framed with modern building materials and has a driveway extending from
N. Summit Street.
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.
Enter : No comments received.
Summit Energy: No comments.
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.
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.
2
April 14, 2022
ITEM NO.: 9 (Cont.) FILE NO.: Z-9672
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.
One- or Two -Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two -Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds
30 shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
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 Marshal's 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.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE
Building Code: No comments received.
Landscape: No comments.
3
April 14, 2022
ITEM NO.: 9 Cont. FILE NO.: Z-9672
G. TRANSPORTATION/PLANNING:
Rock Reaion 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. To the east and north of this neighborhood shows Service Trade
District (STD). The Service Trade District (STD) category provides for a selection
of office, warehousing, and industrial park activities that primarily serve other office
service or industrial businesses. The district is intended to allow support services
to these businesses and to provide for uses with an office component.
The Land Use Plan shows Residential Medium Density (RM) to the southeast,
Residential High Density (RH) to the south, Commercial (C) to the southwest, and
Public/Institutional (PI) to the west. The Residential Medium Density (RM)
category accommodates a broad range of housing types including single family
attached, single family detached, duplex, town homes, multi -family and patio or
garden homes. Any combination of these and possibly other housing types may
fall in this category provided that the density is between six (6) and twelve (12)
dwelling units per acre.
The Commercial (C) category includes a broad range of retail and wholesale sales
of products, personal and professional services, and general business activities.
Commercial activities vary in type and scale, depending on the trade area that they
serve. 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 surrounding the applicant area is zoned Single Family (R-3) with
scatterings of tracts zoned Single Family (R4 & R5) and Quiet Office District (0-1)
around. The Arkansas School for the Blind and Visually Impaired and Arkansas
School for the Deaf campuses are located just west of the applicant neighborhood.
The application site is zoned Single Family District (R-3) and is an existing single-
family dwelling.
4
April 14, 2022
ITEM NO.: 9 Cont. FILE NO.: Z-9672
Master Street Plan: To the east is North Summit 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.
Bicycle Plan: There are no existing or proposed bike routes adjacent to or through
this land.
Historic Preservation Plan: Directly across the street to the west begins the
Capitol View Historic District. The Capitol View Neighborhood Historic District is a
residential area situated in the hills west and north of the Arkansas State Capitol
with a period of significance of 1900-1950. There are no existing historic sites on
the applicant land.
H. ANALYSIS:
The applicant proposes to rezone the 0.16 acre property located at 319 N. Summit
Street from R-3 to PD-C to allow for the use of the property as a short-term rental.
The owner will not reside at the residence. The applicant notes the entire
residence will be rented for a minimum of two (2) nights not to exceed a period of
fourteen (14) days.
Three (3) additional residential buildings similar in construction type and style are
located adjacent to the proposed short-term rental to the south and one (1) to the
north. To the west are traditional wood -framed residential structures. A severe
slope exists in the rear of the property (east) which overlooks the Arkansas River
and the Episcopal Collegiate School campus along Cantrell Road.
Access to the property is provided from concrete driveway along N. Summit Street.
The applicant notes there is parking for two (2) vehicles in the driveway. 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 provided the following additional information:
No parties or large gatherings (we will have a sound monitor alarm, ring door
bell -like camera to ensure compliance).
2. Since it is a three (3) bedroom home, we will permit a total of six (6) guest from
the same family such as kids to stay with the adults.
3. Compliance with all the "proposed City regulations" current and future.
4. Compliance with all the regulations on Airbnb and VRBO.
5
April 14, 2022
ITEM NO.: 9 Cont. FILE NO.: Z-9672
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.
The applicant provided responses and additional information to all issues raised
during staffs review of the application. The applicant is requesting no variances
with the PD-C zoning.
Staff supports the requested PD-C zoning to allow a short-term rental at 319 N.
Summit Street. Staff views the request as reasonable. To staffs knowledge there
are no outstanding issues associated with this application. Staff feels the minor
increase in traffic will not have an adverse impact within the area. Staff feels that
this is a good location for a short-term rental and the short-term rental will not be
out of character within the overall area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C zoning to allow a short-term
rental subject to compliance with the comments and conditions outlined in
paragraph E, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (APRIL 14, 2022)
Ash Tikotekar was present via WebEx, representing the application. There was one (1)
objector present in -person. Staff presented the application with a recommendation of
approval.
Ash Tikotekar addressed the Commission. He briefly described his intent and desired
use of the property as a short-term rental for medical students, staff and patient families
for local hospitals. He stated that he was proposing to screen all the applicants and verify
that they were either working or had family staying at a local hospital. He did not believe
the rental would have any negative impact on the surrounding properties.
Clayton Kauppila addressed the commission. He stated that he owned the property at
321 Summit Street and did not receive any notification that this property was being
considered by the commission. He stated that the area was not burdened by increased
vehicle traffic and transient foot traffic would have a severely negative impact on the area.
Ash Tikotekar addressed the commission stating that the rentals will be limited to a two
(2) night minimum and that only single family members will be allowed.
No
April 14, 2022
ITEM NO.: 9 (Co
FILE NO.: Z-967
There was a discussion between the commission, the staff, and applicant regarding
contact with the neighboring property owners, short term rentals impact on the area, and
how parking will be addressed on the property.
There was a motion to approve the application. The vote was 4 ayes, 4 nays, 2 recusals
by (Brooks and McDonald), and 1 open position. The application was denied.
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