HomeMy WebLinkAboutBOD Staff Report 022024OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
FEBRUARY 6, 2024 AGENDA
Subject
An Ordinance approving
a Planned Zoning
Development titled
Kuruvilla STR-2 — PD-C
(Z-9863) located at
25 Warwick Road.
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 0.17 acre
property from "R-2" Single Family District to "PD-C" to
allow use of the property as a Short -Term Rental (STR-2).
I None
Approval of the Ordinance
The applicant proposes to rezone 0.17-acre property located
at 25 Warwick Road from an R2 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 1,522 square foot one-story brick
structure. The request is in the Rodney Parham Planning
District. The Future Land Use Plan shows Residential Low
Density (RL) for the requested area. The property has a
long driveway that can accommodate three or more
vehicles.
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
BACKGROUND
CONTINUED
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.
Currently the City of Little Rock Department of Planning
and Development has thirty-five (35) short-term rentals
(STR-1 and STR-2) listed within database for approved
short-term rentals in the City of Little Rock. The City's
new short-term rental ordinance allows a maximum of
500 short-term rentals within the corporate boundary of the
City of Little Rock.
On December 14, 2023, the Planning Commission voted
10 ayes, 0 noes, 0 absent and 1 recusal (Russell), 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.
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ORDINANCE NO.
AN ORDINANCE APPROVING A PLANNED ZONING
DEVELOPMENT AND ESTABLISHING A PLANNED DISTRICT
— COMMERCIAL TITLED KURUVILLA STR-2 — PD-C,
LOCATED AT 25 WARWICK ROAD (Z-9863), 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-2, Single Family Residential District, to PD-C, Planned District - Commercial:
Z-9863 — Described as Lot 8, Block 7, Breckenridge 11t 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
Kuruvilla STR-2 —PD-C, located at 25 Warwick Road (Z-9863) is conditioned upon obtaining
final plan approval within the time specified by Chapter 36, Article VII, 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
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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. Repeal&L 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-9863
NAME: Kuruvilla STR-2 — PD-C
LOCATION: 25 Warwick Road
DEVELOPER:
Rebecca Swarna (Agent)
44 St. Thomas Court
Little Rock, AR 72211
beccaswarna mail. com
(870) 476-2548
OWNER/AUTHORIZED AGENT:
Viji and Sherli Kuruvilla (Owner)
130 Sezanne Ct
Little Rock, AR 72224
(248) 342-0111
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
(501) 888-5336
AREA: 0.17 acre
1WATC0 ,
CURRENT ZONING
VARIANCE/WAIVERS
NUMBER OF LOTS: 1
PLANNING DISTRICT: 2
R2
None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
CENSUS TRACT: 22.80
The applicant proposes to rezone 0.17-acre property located at 25 Warwick Road
from an R2 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.
B. EXISTING CONDITIONS:
FILE NO.: Z-9863 (Cont.)
The property is a 1,522 square foot one-story brick structure. The request is in the
Rodney Parham Planning District. The Future Land Use Plan shows Residential
Low Density (RL) for the requested area. The property has a long driveway that
can accommodate three or more vehicles.
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: Fire Department Inspection required.
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:
Rack Region Metro: No comments received.
Planning Division:
The request is in the Rodney Parham Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area. The Residential Low Density
E
FILE NO.: Z-9863 (Cont.
(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 R2 to PD-C. for use as an STR-2.
Surrounding the application area are Residential Low (RL) properties with
Residential High to the north across Grassy Flat Creek.
The application site is zoned Single Family (R-2). Surrounding properties are also
zoned Single Family (R-2) with Urban Residence (R-5) to the north across Grassy
Flat Creek.
Master Street Plan:
Warwick Rd is a Local Street on the Master Street Plan. May require dedication
of ROW or improvements.
Bicycle Plan:
The Master Transportation Plan Map shows a proposed Class 3 Bicycle Route
along Warwick Road which is designated with only signage for bicycle use. These
routes use the existing vehicular area, with no physical separation.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant proposes to rezone 0.17-acre property located at 25 Warwick Road
from an R2 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 1,522 square foot one-story brick structure. The request is in the
Rodney Parham Planning District. The Future Land Use Plan shows Residential
Low Density (RL) for the requested area. The property has a long driveway that
can accommodate three or more vehicles.
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:
3
FILE NO.: Z-9863 (Cont.
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.
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 II. 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
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FILE NO.: Z-9863 Cont.
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.
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-five (35) short-term rentals (STR-1 and STR-2) listed within database for
approved short-term rentals in the City of Little Rock. The City's new short-term
rental ordinance allows a maximum of 500 short-term rentals within the corporate
boundary of the City of Little Rock.
I. STAFF RECOMMENDATION:
Staff recommends approval of the PD-C zoning request subject to compliance with
the comments and conditions noted in paragraph E and the staff analysis of the
agenda staff report.
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FILE NO.: Z-9863 (Cont.)
PLANNING COMMISSION ACTION: (DECEMBER 14, 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 10 ayes,
0 nays, and 1 recusal (Russell). The application was approved.
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