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HomeMy WebLinkAboutBOD Staff Report 031124OFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION FEBRUARY 20, 2024 AGENDA Subject An Ordinance approving a Planned Zoning Development titled Rockville Properties 3 STR-2 — PD-C located at 519 E. 6th Street — Unit 3. (Z-9895-B) Submitted by: Department of Planning and Development SYNOPSIS FISCAL IMPACT RECOMMENDATION BACKGROUND Action Required q Ordinance Resolution Approval Information Report Approved By Emily Cox Interim City Manager The applicant requests to rezone the 0.17 acre property from "R-4A" to "PD-C" to allow one unit (Unit 3) of a three unit residence to be used as a Short -Term Rental-2. I None Approval of the Ordinance The applicant proposes to rezone a 0.17-acre property located at 519 East 6t" Street from R4A 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 structure will be rented as one of three units. All three units have been being rented as Short -Term Rentals since 2020. The property is a 2,841 square foot two story brick structure. This is one of three units that make up this property. This unit is a. two -bedroom, one bath, ground floor apartment. The request is in the Downtown Planning District. The Future Land Use Plan shows Residential Low Density (RM) for the requested area. BACKGROUND CONTINUED This property is a non-contributing structure and is in the MacArthur Park Local Ordinance District. Any exterior alterations to structures, additions, or site features must receive approval from the Historic District Commission for compliance with the Little Rock Historic Preservation Code (Sec. 23-7623-160), including alterations to fulfill the requirements of Short -Term Rental development standards, before a building permit or Short -Term Rental inspection can be issued. The property has one space of off-street parking located behind the building. 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 fifty-nine (59) 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 of 500 short-term rentals within the corporate boundary of the City of Little Rock. On January 11, 2024, the Planning Commission voted 11 ayes, 0 noes and 0 absent, 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. 2 BACKGROUND Please see the attached Planning Commission minute CONTINUED ` record for the complete staff analysis. I ORDINANCE NO. 2 3 AN ORDINANCE APPROVING A PLANNED ZONING 4 DEVELOPMENT AND ESTABLISHING A PLANNED DISTRICT 5 — COMMERCIAL TITLED ROCKVILLE PROPERTIES 3 STR-2 6 — PD-C, LOCATED AT 519 E. 6TH STREET — UNIT 3 (Z-9895-B), 7 CITY OF LITTLE ROCK, PULASKI COUNTY, ARKANSAS, 8 AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF 9 LITTLE ROCK; AND FOR OTHER PURPOSES. 10 11 BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE 12 ROCK, ARKANSAS. 13 14 SECTION 1. That the zoning classification of the following described property be 15 changed from R-4A, Low Density Residential District, to PD-C, Planned District - 16 Commercial: 17 18 Z-9895-B — Described as a part of the Fowler Block in STEVENSON'S 19 ADDITION to the City of Little Rock, Pulaski County, Arkansas, 20 described as follows: 21 Beginning on East 6th Street in the City of Little Rock at a point 100 22 feet West of Sherman Street; thence West 50 feet; thence South parallel 23 to the West line of Sherman Street, 150 feet; thence East parallel to the 24 South line of 61h Street, 50 feet; thence North 150 feet to the point of 25 beginning. 27 SECTION 2. That the preliminary site development plan/plat be approved as 28 recommended by the Little Rock Planning Commission. 29 30 SECTION 3. That the change in zoning classification contemplated for Rockville 31 Properties 3 STR-2 — PD-C, located at 519 E. 6t` Street — Unit 3 (Z-9895-13) is conditioned Page 1 of 3 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 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. 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: Mayor Page 2 of 3 I APPROVED AS TO FORM: 5 City Attorney 6 7 8 9 10 Page 3 of 3 ILE NO.: Z-9895-B NAME: Rockville Properties 3 STR-2 — PD-C LOCATION: 519 East 6th Street — Unit 3 DFVFI-OPFR- Laura Cabrera/Rockville Properties, LLC (Owner) 1818 North Taylor Street, Suite 326 Little Rock, AR 72207 (501) 508-9752 icabrera 14(aigmad.corr OWNER/AUTHORIZED AGENT: Laura Cabrera/Rockville Properties, LLC (Owner) 1818 North Taylor Street, Suite 326 Little Rock, AR 72207 (501) 508-9752 Icabreta14@_gntan.cui. SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 (501) 888-5336 AREA: 0.17 acre WARD: 1 CURRENT ZONING VARIANCEMAIVERS NUMBER OF LOTS: 1 PLANNING DISTRICT: 5 R4A None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: FT. NEW STREET: 0 LF CENSUS TRACT: 46 The applicant proposes to rezone a 0.17-acre property located at 519 East 6th Street from R4A 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 FILE NO.: Z-9895-B (Cont;) _ residence. The structure will be rented as one of three units. All three units have been being rented as Short -Term Rentals since 2020. B. EXISTING CONDITIONS: The property is a 2,841 square foot two story brick structure. This is one of three units that make up this property. This unit is a two -bedroom, one bath, ground floor apartment. The request is in the Downtown Planning District. The Future Land Use Plan shows Residential Low Density (RM) for the requested area. This property is a non-contributing structure and is in the MacArthur Park Local Ordinance District. Any exterior alterations to structures, additions, or site features must receive approval from the Historic District Commission for compliance with the Little Rock Historic Preservation Code (Sec. 23-76-23-160), including alterations to fulfill the requirements of Short -Term Rental development standards, before a building permit or Short -Term Rental inspection can be issued. The property has one space of off-street parking located behind the building. 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. 2 FILE NO.: Z-9895-B Cont. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Downtown Planning District. The Land Use Plan shows Residential Low Density (RM) for the requested area. The Residential Low Density (RL) category 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 application is to rezone from R-4A to PD-C. STR-2. The Land Use surrounding the application area is Residential Medium (RM). The application site is zoned Low Density Residential (R-4A). Surrounding properties are also zoned Low Density Residential (R-4A). This site is in the MacArthur Park Local Ordinance District. Master Street Plan: East 6th. Street is a Collector 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 E. 6th Street which is designated with only signage for bicycle use. These routes use the existing vehicular area, with no physical separation. Historic Preservation P This property is a non-contributing structure and is in the MacArthur Park Local Ordinance District. The goal of the local ordinance district is to protect and preserve the unique and valued qualities of such an area, its urban design, architectural character, and historic materials in buildings and in landscapes. Any exterior alterations to structures, additions, or site features must receive approval from the Historic District Commission for compliance with the Little Rock Historic 3 FILE NO.: Z-9895-B (Cont. Preservation Code (Sec. 23-76-23-160), including alterations to fulfill the requirements of Short -Term Rental development standards, before a building permit or Short -Term Rental inspection can be issued. H. ANALYSIS: The applicant proposes to rezone a 0.17-acre property located at 519 East 6tn Street from R4A 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 structure will be rented as one of three units. All three units have been being rented as Short -Term Rentals since 2020. The property is a 2,841 square foot two story brick structure. This is one of three units that make up this property. This unit is a two -bedroom, one bath, ground floor apartment. The request is in the Downtown Planning District. The Future Land Use Plan shows Residential Low Density (RM) for the requested area. This property is a non-contributing structure and is in the MacArthur Park Local Ordinance District. Any exterior alterations to structures, additions, or site features must receive approval from the Historic District Commission for compliance with the Little Rock Historic Preservation Code (Sec. 23-76-23-160), including alterations to fulfill the requirements of Short -Term Rental development standards, before a building permit or Short -Term Rental inspection can be issued. The property has one space of off-street parking located behind the building. 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. 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 !� FILE NO.: Z-9895-B (Cont. 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 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. 5 FILE NO.: Z-9895-B (Cont. 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 the 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. 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. PLANNING COMMISSION ACTION: (JANUARY 11, 2024) 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 11 ayes and 0 nays. The application was approved.