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HomeMy WebLinkAboutBOD Staff Report 040324OFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION MARCH 19, 2024 AGENDA Subject An Ordinance establishing a Planned Zoning Development titled Love STR-2 — PD-C located at 230 Vernon Avenue. (Z-9919) 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 requests to rezone the 0.16 acre property from "R-3" to "PD-C" to allow a Short -Term Rental-2. I None Approval of the Ordinance The applicant proposes to rezone 0.16-acre property located at 230 Vernon Avenue from R-3 to PD-C to allow use of the property as Short -Term Rental with a maximum stay of twenty-nine (29) days. The owner will not reside in the residence. The property contains a 1,044 square feet two -bedroom, one bath, one-story home. The request is in the I-630 Planning District and in the Capitol View - Stifft Station NBHD Association. Parking is provided from a concrete driveway which extends from Vernon Avenue to the back yard of the property. The driveway allows for up to three cars for BACKGROUND CONTINUED parking. The property is surrounded by R-3 zoning. The Future Land Use Map shows Residential Low Density (RL) for the requested area. 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. 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 February 8, 2024, the Planning Commission voted 9 ayes, 0 noes and 2 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. Please see the attached Planning Commission minute record for the complete staff analysis. 2 1 2 3 4 5 C� 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 LOVE STR-2 — PD-C, LOCATED AT 230 VERNON AVENUE (Z-9919), 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-9919 — Described as Lot 12, Block 7, Young's 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 Love STR-2 — PD-C, located at 230 Vernon Avenue (Z-9919) 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 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-9919 NAME: Love STR-2 — PD-C LOCATION: 230 Vernon Avenue DEVELOPER: Michael Love 12500 AR Hwy 300 Roland, AR 72135 (501) 680-3429 OWNER/AUTHORIZED AGENT: Twin City Property Hildings LLC 120 Maumelle Valley Drive Maumelle, AR 72113 SURVEYOR/ENG#NEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48 CURRENT ZONING: R-3 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUESTIAPPLICANT'S STATEMENT: The applicant proposes to rezone 0.16-acre property located at 230 Vernon Avenue from R-3 to PD-C to allow use of the property as Short -Term Rental with a maximum stay of twenty-nine (29) days. The owner will not reside in the residence. FILE NO.: Z-9919 Cont. B. EXISTING CONDITIONS: The property contains a 1,044 square foot two -bedroom, one bath, one-story home. The request is in the 1-630 Planning District and in the Capitol View - Stifft Station NBHD Association. Parking is provided from a concrete driveway which extends from Vernon Avenue to the back yard of the property. The driveway allows for up to three cars for parking. The property is surrounded by R-3 zoning. The Future Land Use Map 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. Enter : No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: No comments. Fire Department: Need Life Safety Inspection Parks and Recreation: No comments received. County Planni : 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-9919 Cont.) Planning Division: The request is in the 1-630 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. The purpose is for STR-2. The Land Use surrounding the application area is Residential Low Density (RL). The application site and all surrounding properties are zoned Single Family (R-2). A property to the north was granted a Conditional Use Permit for an accessory dwelling approved by the Planning Commission in February of 2022 (Z-9653-A). This site is in the Capitol View - Stifft Station NBHD Association. This site is not located in an Overlay District. Master Street Plan: Vernon Avenue is a Local Street on the Master Street Plan Map. Right-of-way is 50'. Sidewalks are required on one side. Bicycle Plan: The Master Bike Plan Map does not show existing or proposed facilities in this area. Historic Preservation Plan: This property is in the Capitol View Historic District. Contributing structure eligibility is undetermined. H. ANALYSIS: The applicant proposes to rezone 0.16-acre property located at 230 Vernon Avenue from R-3 to PD-C to allow use of the property as Short -Term Rental with a maximum stay of twenty-nine (29) days. The owner will not reside in the residence. The property contains a 1,044 square feet two -bedroom, one bath, one-story home. The request is in the 1-630 Planning District and in the Capitol View - Stifft Station NBHD Association. 3 FILE NQ.: Z-9919 Cont. Parking is provided from a concrete driveway which extends from Vernon Avenue to the back yard of the property. The driveway allows for up to three cars for parking. The property is surrounded by R-3 zoning. The Future Land Use Map shows Residential Low Density (RL) for the requested area. 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. 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 4 FILE NO.: Z-9919 Cont.) 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. 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 PD-C use is appropriate for this location. Currently the City of Little Rock Department of Planning and Development has forty-nine (49) 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 5 FILE NO.: Z-9919 (Cont.) 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 rezoning request, subject to compliance with comments and conditions noted in paragraph E and the staff analysis of the agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 8, 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. C: