HomeMy WebLinkAboutBOD Staff Report 040324OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
MARCH 5, 2024 AGENDA
Subject
An Ordinance approving
a Planned Zoning
Development titled Goff
STR-2 — PD-C located
at 1601 N. Bryant Street
Unit #5. (Z-9903)
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 one (1) unit (Unit #5) of
the Windsor Gardens Condominiums from "MF-24" to
"PD-C" to allow the unit to be used as a Short -Term
Rental-2.
I None
Approval of the Ordinance
The applicant proposes to rezone Unit #5 of the Windsor
Gardens Condominiums at 1601 North Bryant Street from
MF24 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 unit has been
operating as a short-term rental since October 2021.
This two-story brick condominium was built in 1975 and
has fifty-six units. This request is for Unit #5. This
property is a one bedroom one bath unit. The property is in
the Meriwether Neighborhood Association. The Future
BACKGROUND
CONTINUED
Land Use Plan shows Residential High Density (RH) for
the requested area. This unit has one designated parking
place in front of the unit.
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.
Please see the attached Planning Commission minute
record for the complete staff analysis.
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I ORDINANCE NO.
2
3 AN ORDINANCE APPROVING A PLANNED ZONING
4 DEVELOPMENT AND ESTABLISHING A PLANNED DISTRICT
5 — COMMERCIAL TITLED GOFF STR-2 — PD-C, LOCATED AT
6 1601 N. BRYANT STREET UNIT #5 (Z-9903), CITY OF LITTLE
7 ROCK, PULASKI COUNTY, ARKANSAS, AMENDING THE
8 OFFICIAL ZONING MAP OF THE CITY OF LITTLE ROCK;
9 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 MF-24, Multifamily District, to PD-C, Planned District - Commercial:
16
17 Z-9903 — Described as part of the N1/2 N1/2 SE1/4 NW1/4, Section 36,
18 T-2-N, R-13-W, Pulaski County, Arkansas, more particularly
19 described as follows:
20 From the Northeast corner of the said N1/2 N1/2 SE1/4 NWl/4 Section
21 36, T-2-N, R-13-W, run N89°17' W and along the north line of the said
22 N1/2 N1/2 SE1/4 NWl/4 623.7' to the point of beginning , thence
23 S000081E 333.01; thence WEST 340.0' to the East Right -of -Way line of
24 Bryant Street; thence N00108' W and along the said East Right -of -Way
25 line of Bryant Street 337.31; thence S89017' E and along the said north
26 line of the N1/2 N1/2 SETA NWIA 340.0' to the point of beginning;
27 containing 2.62 Acres more or less.
28
29 SECTION 2. That the preliminary site development plan/plat be approved as
30 recommended by the Little Rock Planning Commission.
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SECTION 3. That the change in zoning classification contemplated for Goff
STR-2 — PD-C, located at 1601 N. Bryant Street Unit #5 (Z-9903) 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.
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
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I APPROVED AS TO FORM:
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City Attorney
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FILE NO.: Z-9903
NAME: Goff STR-2 — PD-C
LOCATION: 1601 North Bryant Street #5
DEVELOPER:
Dustin Goff (Owner)
718 Whispering Pine Road
Little Rock, AR 72210
Dustingoff53 gmaiI._com
(512) 658-5361
OWNER/AUTHORIZED AGENT:
Dustin Goff (Owner)
718 Whispering Pine Road
Little Rock, AR 72210
Dustingo 1 53(a)-gmail.com
(512) 658-5361
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
(501) 888-5336
AREA: 2.49 acre
WARD: 3
CURRENT ZONING
NUMBER OF LOTS: 1
PLANNING DISTRICT: 3
M F24
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
ENSUS TRACT: 22.03
The applicant proposes to rezone Unit #5 of the Windsor Gardens Condominiums
at 1601 North Bryant Street from MF24 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
FILE NO.: Z-9903 (Cont.
will not reside in the residence. The entire structure will be rented as one unit. The
unit has been operating as a short-term rental since October 2021.
B. EXISTING CONDITIONS:
This two-story condominium was built in 1975 and has fifty-six units. This request
is for Unit #5. This property is a one bedroom one bath unit. The property is in the
Meriwether Neighborhood Association. The Future Land Use Plan shows
Residential High Density (RH) for the requested area. This unit has one
designated parking place in front of the unit.
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.
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-9903 (Cont.) _
Planning Division:
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 MF-24 to
PD-C. STR-2.
The Land Use surrounding the application area is Residential High Density (RH).
The application site is zoned Multi -Family (MF-24). Properties to the south and
east are zoned Single Family (R-2). To the north, zoning is General Commercial
(C-3). To the west the zoning is Urban Residence (R-5).
The property is in the Meriwether Neighborhood Association.
Master Street Plan:
N Bryant St is a Collector on the Master Street Plan. May require dedication of
ROW or improvements.
Bicycle Plan:
There are no proposed or existing bicycle facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant proposes to rezone Unit #5 of the Windsor Gardens Condominiums
at 1601 North Bryant Street from MF24 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
unit has been operating as a short-term rental since October 2021.
This two-story brick condominium was built in 1975 and has fifty-six units. This
request is for Unit #5. This property is a one bedroom one bath unit. The property
is in the Meriwether Neighborhood Association. The Future Land Use Plan shows
Residential High Density (RH) for the requested area. This unit has one
designated parking place in front of the unit.
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-9903 (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
4
FILE NO.: Z-9903 (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 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.
5
FILE NO.: Z-9903 Cont.
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.
11
Planning Commission
723 West Markham Street
Little Rock, Arkansas 72201-1334
Phone: (501)371-4790 Fax: (501)371-4546
File No.: Z-9903
Application: Goff STR-2 — PD-C
This is to Certify that the Little Rock Planning Commission approved the above referenced
application on January 11, 2024. Therefore, the Little Rock Planning Commission requests that
the City of Little Rock Board of Directors adopt an ordinance for the Zoning case referenced
above.
Little Rock Planning Commission
13y:
Todd Hart,
ATTEST:
r' J
Jamie Collins, Secretary
i�