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HomeMy WebLinkAboutBOD Staff Report 020224OFFICE OF THE CITY MANAGER LITTLE ROCK, ARICANSAS BOARD OF DIRECTORS COMMUNICATION JANUARY 23, 2024 AGENDA Subject An Ordinance approving a Planned Zoning Development titled McDonald STR-2 — PD-C (Z-9852) located at 2205 West 13th Street. Submitted by: Department of Planning and Development SYNOPSIS FISCAL IMPACT RECOMMENDATION BACKGROUND Action Required 4 Ordinance Resolution Approval Information Report Approved By Emily Cox Interim City Manager The applicant proposes to rezone the 0.16 acre property from R-3 to PD-C to allow use of the property as a Short -Term Rental (STR-2). None Approval of the Ordinance. The applicant proposes to rezone 0.16-acre property located at 2205 West 13th Street from an R3 to PD-C to allow use of the property as Short -Term Rental-2 with a maximum stay of twenty-nine (29) days. The owner will not reside in the residence. The entire structure will be rented as one unit. The property is a 1,478-sf wood frame structure (one- story). This site is in the Central City Planning District and the Central High Neighborhood Overlay District as well as being a contributing structure in the Central High Historic District. The Future Land Use Plan shows Residential Low Density (RL) for the requested area. BACKGROUND CONTINUED The property has a concrete driveway capable of proving parking two vehicles. Staff feels that this parking plan is sufficient for this property. On June 20, 2023 the City Board of Directors passed an ordinance regulating short-term rentals within the City of Little Rock. The new ordinance establishes "development standards" for short-term rentals. If approved, the applicant must comply with the newly established development standards, in addition to all other requirements of the new ordinance. All trash pick-up shall comply with requirements for residential one —and two-family residential zones. 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 request. Currently the City of Little Rock Department of Planning and Development has thirty (30) short-term rentals (STR-1 and STR-2) listed within the database for approved short- term rentals in the City of Little Rock. The City's new short-term rental ordinance allows a maximum 500 short- term rentals within the corporate boundary of the City of Little Rock. On November 9, 2023, the Planning Commission voted 8 ayes, 0 noes, 2 absent and 1 open position, as part of the Consent Agenda, to approve the PD-C rezoning. There were no objectors present. All owners of property located within 300 feet of the site and all neighborhood associations registered with The City of Little Rock were notified of the public hearing. Please see the attached Planning Commission minute record for the complete staff analysis. 2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 ORDINANCE NO. AN ORDINANCE APPROVING A PLANNED ZONING DEVELOPMENT AND ESTABLISHING A PLANNED DISTRICT — COMMERCIAL TITLED MCDONALD STR-2 — PD-C, LOCATED AT 2205 WEST 13TH STREET (Z-9852), CITY OF LITTLE ROCK, PULASKI COUNTY, ARKANSAS, AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF LITTLE ROCK; AND FOR OTHER PURPOSES. BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. SECTION 1. That the zoning classification of the following described property be changed from R-3, Single Family Residential District, to PD-C, Planned District - Commercial: Z-9852 — Described as Lot 2, Block 6, Park Addition to the City of Little Rock, Pulaski County, Arkansas. SECTION 2. That the preliminary site development plan/plat be approved as recommended by the Little Rock Planning Commission. SECTION 3. That the change in zoning classification contemplated for McDonald STR-2 — PD-C, located at 2205 West 13th Street (Z-9852) is conditioned upon obtaining final plan approval within the time specified by Chapter 36, Article VI1, Section 36-454 (e) of the Code of Ordinances. SECTION 4. That this Ordinance shall not take effect and be in full force until the final plan approval. Page 1 of 2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 SECTION 5. That the map referred to in Chapter 36 of the Code of Ordinances of the City of Little Rock, Arkansas, and designated district map be and is hereby amended to the extent and in the respects necessary to affect and designate the change provided for in Section 1 hereof. SECTION 6. Severability. In the event any title, section, paragraph, item, sentence, clause, phrase, or word of this ordinance is declared or adjudged to be invalid or unconstitutional, such declaration or adjudication shall not affect the remaining portions of the ordinance which shall remain in full force and effect as if the portion so declared or adjudged invalid or unconstitutional was not originally a part of the ordinance. SECTION 7. Repealed All laws, ordinances, resolutions, or parts of the same that are inconsistent with the provisions of this ordinance are hereby repealed to the extent of such inconsistency. PASSED: ATTEST: City Clerk APPROVED AS TO FORM: City Attorney // APPROVED: Mayor Page 2 of 2 FILE NO.: Z-9852 NAME: McDonald STR-2 — PD-C LOCATION: 2205 West 13th Street DEVELOPER: Liz McDonald 2205 W 13th Street Little Rock, AR 72202 Liz Mcdonald62 a()Yahoo.com (501) 993-3735 OWNER/AUTHORIZED AGENT: Liz McDonald 2205 W 13th Street Little Rock, AR 72202 Liz Mcdona I d 62(cDya hoo. com (501) 993-3735 SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 (501) 888-5336 AREA: 0.16 acre WARD: 1 CURRENT ZONING VARIANCE/WAIVERS NUMBER OF LOTS: 1 PLANNING DISTRICT: 8 R-3 None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: FT. NEW STREET: 0 LF CENSUS TRACT: 45 The applicant proposes to rezone 0.16-acre property located at 2205 West 13th Street from an R3 to PD-C to allow use of the property as Short -Term Rental-2 FILE NO.: Z-9852 with a maximum stay of twenty-nine (29) days. The owner will not reside in the residence. The entire structure will be rented as one unit. B. EXISTING CONDITIONS: The property is a 1,478-sf wood frame structure (one-story). This site is in the Central City Planning District and the Central High Neighborhood Overlay District as well as being a contributing structure in the Central High Historic District. The Future Land Use Plan shows Residential Low Density (RL) for the requested area. C. NEIGHBORHOOD COMMENTS: All owners of property located within 300 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. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: No comments. Fire Department: No comments. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. 2 FILE NO.: Z-9852 (Cont.) Planning Division: The request is in the Central City 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 R-3 to PD-C. STR-2. The Land Use to the immediate east and west of the application area are Residential Low (RL) properties, followed by areas of Public/Institutional (PI) in both directions. To the north across 13th Street, the land use is Residential Low (RL). The properties to the south have a land use of Public/Institutional (PI). The application site is zoned Single Family (R-3). To the east is a Residential Low (R-4) property followed by a Planned Office District (POD) across South Park St. To the west is a Single Family (R-3) property followed by Residential Low (R-4). Across 13th Street to the north are Residential Low (R-4) properties. Single Family (R-3) properties are to the south. This site is in the Central High Neighborhood Overlay District. Master Street Plan: W 13th St is a Local Street on the Master Street Plan. May require dedication of ROW or improvements. Bicycle Plan: The Master Transportation Plan Map does not show existing or proposed facilities in this area. There are no existing or proposed bike routes adjacent to or through this land. Historic Preservation Plan: This property is in the Central High Historic District and is a contributing structure. H. ANALYSIS: The applicant proposes to rezone 0.16-acre property located at 2205 West 13th Street from an R3 to PD-C to allow use of the property as Short -Term Rental-2 with a maximum stay of twenty-nine (29) days. T he owner will not reside in the residence. The entire structure will be rented as one unit. 3 FILE NO.: Z-9852 (Cont.) The property is a 1,478-sf wood frame structure (one-story). This site is in the Central City Planning District and the Central High Neighborhood Overlay District as well as being a contributing structure in the Central High Historic District. The Future Land Use Plan shows Residential Low Density (RL) for the requested area. The property has a concrete driveway capable of proving parking two vehicles. Staff feels that this parking plan is sufficient for this property. On June 20, 2023 the City Board of Directors passed an ordinance regulating short-term rentals within the City of Little Rock. The new ordinance establishes "development standards" for short-term rentals. If approved, the applicant must comply with the newly established development standards as follows, in addition to all other requirements of the new ordinance: b.) Development Standards. 1. Hosting of private parties and special events such as weddings, receptions, and other similar gatherings is not allowed in Short - Term Rentals. 2. Tours for a fee are not allowed to anyone other than an Occupant. 3. The Occupancy Fee may include any meal to be served to paying guests; no other meal service is permitted. 4. Allowable signage is that as permitted by the Single -Family Residential Standard. 5. Parking plan must be provided with permit application. Off -Street Standard for STRs shall be provided in accordance with Little Rock Arkansas Code, Chapter 36 36-54 (e) (1). If on -street parking is proposed as an alternative to meet the above requirements, parking must be available for guest use within 330 feet of the STR and parking plan must address neighborhood impact. If the STR is proposed within a Design Overlay District, any alternate parking requirements, as provided in Little Rock, Arkansas Rev. Code, Chapter 36. Zoning, Article V. District Regulations shall be applicable. 6. Applicants shall provide a scaled floor plan that includes all of the rooms available for rent with location of windows, doors, and smoke detectors identified. Smoke detectors (certified) are required in all sleeping areas, in every room in the path of the means of egress from the sleeping area to the exit, and in each story with sleeping unit, including basements. 7. All sleeping areas must have two (2) ways of egress, one of which can be an operable window. 2 FILE NO.: Z-9852 (Cont.) 8. Proof of homeowner's fire, hazard, and liability insurance. Liability coverage shall have limits of not less than One Million Dollars ($1,000,000.00) per occurrence. 9. All persons operating a Bed and Breakfast House/Short-Term Rental (Type I & 2) shall meet all applicable requirements of the City of Little Rock's Municipal Code, Chapter 12, Fire Prevention and Protection, Article H. Arkansas Fire Prevention Code. Prior to use as a Bed and Breakfast House/Short-Term Rental (Type 1 & 2), the annual City of Little Rock, Building Code and Fire Marshal inspection fee must be paid and payment of annual Business License received. 10. Smoke alarms shall be installed, all smoke alarms shall meet local and state standards ( current Fire Code). Smoke alarms shall be installed in all sleeping areas and every room in the path of the means of egress from the sleeping area to the door leading from the sleeping unit. 11. Carbon monoxide detectors shall be installed as directed by City Staff if there are fuel -fired appliances in the unit or the unit has an attached garage. 12. Five (5)-pound ABC -type extinguisher shall be mounted where readily accessible. 13_ No recreational vehicles, buses, or trailers shall be visible on the street or property in conjunction with the Bed and Breakfast House/Short-Term Rental use. 14. Principal renter shall be at least eighteen (18) years of age. 15. Maximum occupancy. Maximum occupancy of any room or structure as a whole shall be determined by the Arkansas Fire Prevention Code. 16. Simultaneous rental to more than one party under separate contracts shall not be allowed. 17. The owner shall not receive any compensation or remuneration to permit occupancy of a STR for a period of less than a one (1 )- day rental. All trash pick-up shall comply with requirements for residential one —and two-family residential zones. 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 request. 5 FILE NO.: Z-9852 Cont. Staff is in support the requested PD-C rezoning. Staff believes the request is reasonable and that the proposed STR-2 use is appropriate for this location. Currently the City of Little Rock Department of Planning and Development has thirty (30) short-term rentals (STR-1 and STR-2) listed within the database for approved short-term rentals in the City of Little Rock. The City's new short-term rental ordinance allows a maximum 500 short-term rentals within the corporate boundary of the City of Little Rock. STAFF RECOMMENDATION: Staff recommends approval of the PD-C zoning request subject to compliance with the comments and conditions noted in the staff analysis of the agenda staff report. PLANNING COMMISSION ACTION: (NOVEMBER 9, 2023) The applicant was present. There were no persons registered in opposition. Staff presented the item and a recommendation of approval as outlined in the "staff analysis" above. The item remained on the Consent Agenda for Approval. The vote was 8 ayes, 0 nays, 2 absent and 1 open position. The application was approved. 0