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HomeMy WebLinkAboutStaff Report for Z-3968-CFebruary 8, 2024 ITEM NO.: 32 FILE NO.: Z-3968-C NAME: Chelsea Square (Unit #17) STR-2 – Revised PRD LOCATION: 2111 Hinson Road (Unit #17) DEVELOPER: Amanda Baxter (Agent) 1514 N. Reynolds Bryant, AR 72022 (501) 837-6065 OWNER/AUTHORIZED AGENT: MLB Homes, LLC (Owner) 1514 N. Reynolds Bryant, AR 72022 (501) 837-6065 SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 (501) 888-5336 AREA: .07-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.15 CURRENT ZONING: R3 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to revise an existing PRD located at 2111 Hinson Road Unit 17 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. February 11, 2024 ITEM NO.: 32 (Cont.) FILE NO.: Z-3968-C 2 B. EXISTING CONDITIONS: The property is a 1,670 square foot one story brick patio house. The request is in the River Mountain Planning District. The Future Land Use Plan shows Residential Low Density (RL) for the requested area. Parking will only be allowed in the double car garage. 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. February 11, 2024 ITEM NO.: 32 (Cont.) FILE NO.: Z-3968-C 3 Planning Division: The request is in the River Mountain 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 revise the PRD for the purpose of an STR-2 in Unit #17. The Land Use surrounding the application area is Residential Low Density (RL). The application site is a Planned Residential District (PRD). Surrounding properties are also a Planned Residential District (PRD). This site is not located in an Overlay District. Master Street Plan: Hinson Road is a Minor Arterial on the Master Street Plan. Standard Right-of-way (ROW) is 90 feet. Sidewalks are required on both sides. Bicycle Plan: Hinson Road is on the Master Bike Plan as Proposed Class 2 Bike Lane. Class II Bike Lanes consist of a paved area on both sides of a roadway with a painted stripe separating the bikeway from motor vehicle traffic. Historic Preservation Plan: This property is not located in a Historic District. H. ANALYSIS: The applicant proposes to revise an existing PRD located at 2111 Hinson Road Unit 17 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 1,670 square foot one story, two bedroom, brick patio home. The request is in the River Mountain Planning District. The Future Land Use Plan shows Residential Low Density (RL) for the requested area. Parking will only be allowed in the double car garage. February 11, 2024 ITEM NO.: 32 (Cont.) FILE NO.: Z-3968-C 4 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 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 & February 11, 2024 ITEM NO.: 32 (Cont.) FILE NO.: Z-3968-C 5 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 revised PRD zoning request. Staff does not support the requested revised PRD. Staff does not believe the request is reasonable and that the proposed PD-C use is not appropriate for this location. The property is designated as “RL” Residential Low Density on the City’s Future Land Use Plan. Staff feels that the introduction of a commercial short-term rental will be out of character with the overall area at this time. Staff believes that a commercial zoning at this location would violate the subdivision’s bill of assurance. February 11, 2024 ITEM NO.: 32 (Cont.) FILE NO.: Z-3968-C 6 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 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 denial of the requested revised PRD.