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Home My WebLink AboutPC Minutes for Z-9896 012224January 11, 2024 ITEM NO.: 33 FILE NO.: Z-9896 NAME: StoneKey Properties 1 STR-2 – PD-C LOCATION: 1910 Kavanaugh Boulevard – Unit B DEVELOPER: Stonekey Properties 1 STR-2 – PD-C 1910 Kavanaugh Boulevard – Unit B Laura Cabrera/Stonekey Properties, LLC (Owner) 1818 North Taylor Street, Suite 326 Little Rock, AR 72207 lcabrera14@gmail.com (501) 508-9752 OWNER/AUTHORIZED AGENT: Stonekey Properties 1 STR-2 – PD-C 1910 Kavanaugh Boulevard – Unit B Laura Cabrera/Stonekey Properties, LLC (Owner) 1818 North Taylor Street, Suite 326 Little Rock, AR 72207 lcabrera14@gmail.com (501) 508-9752 SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 (501) 888-5336 AREA: 0.24 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.02 CURRENT ZONING: R2 VARIANCE/WAIVERS: None requested. January 11, 2024 ITEM NO.: 33 (Cont.) FILE NO.: Z-9896 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone a 0.24-acre property located at 1910 Kavanaugh Boulevard from R5 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. It is an existing eight-plex apartment building. One (1) of the units (unit B) will be utilized as a short-term rental. B. EXISTING CONDITIONS: The property is a 4,512 square foot two story brick/siding 8-unit apartment building. This request is for Unit B. This property is a one bedroom one bath unit. The request is in the Heights/Hillcrest Planning District, the Hillcrest Residents Association and the Save Hillcrest Neighborhood Association. It is also in the Hillcrest Overlay District as well as the Hillcrest Historic District. The Future Land Use Plan shows Residential High Density (RH) for the requested area. There is room for one parking space adjacent to 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: Life Safety Inspection required. Parks and Recreation: No comments received. County Planning: No comments. January 11, 2024 ITEM NO.: 33 (Cont.) FILE NO.: Z-9896 3 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 Heights/Hillcrest Planning District. The Land Use Plan shows Residential High Density (RH) for the requested area. The Residential High Density (RH) category accommodates residential development of more than twelve (12) dwelling units per acre. The application is to rezone from R-5 to PD-C. STR-2. Surrounding the application area to the east and west is Residential High (RH). To the north adjacent to the property is one parcel with a Land Use of Residential High (RH) followed by Residential Low (RL). To the south, across Kavanaugh Boulevard are Residential Low properties. The application site is zoned Urban Residence (R-5). Surrounding properties to the north, east and west are also zoned Urban Residence (R-5) with Single Family (R-3) further north. To the south across Kavanaugh Boulevard is zoned Single Family (R-3). This site is in the Hillcrest Residents Association and the Save Hillcrest Neighborhood Association. This site is in the Hillcrest Overlay District. Master Street Plan: Kavanaugh Blvd is a Collector on the Master Street Plan. May require dedication of ROW or improvements. Bicycle Plan: The Master Transportation Plan Map shows an existing Class 3 Bicycle Route along Kavanaugh Boulevard which is designated with only signage for bicycle use. These routes use the existing vehicular area, with no physical separation. January 11, 2024 ITEM NO.: 33 (Cont.) FILE NO.: Z-9896 4 Historic Preservation Plan: This property is in the Hillcrest Historic District. H. ANALYSIS: The applicant proposes to rezone a 0.24-acre property located at 1910 Kavanaugh Boulevard from R5 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. It is an existing eight-plex apartment building. One (1) of the units (unit B) will be utilized as a short-term rental. The property is a 4,512 square foot two story brick/siding 8-unit apartment building. This request is for Unit B. This property is a one bedroom one bath unit. The request is in the Heights/Hillcrest Planning District, the Hillcrest Residents Association and the Save Hillcrest Neighborhood Association. It is also in the Hillcrest Overlay District as well as the Hillcrest Historic District. The Future Land Use Plan shows Residential High Density (RH) for the requested area. There is room for one parking space adjacent to 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. 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 January 11, 2024 ITEM NO.: 33 (Cont.) FILE NO.: Z-9896 5 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. January 11, 2024 ITEM NO.: 33 (Cont.) FILE NO.: Z-9896 6 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. 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. 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.