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HomeMy WebLinkAboutBOD Staff ReportOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION JULY 16, 2024 AGENDA Subject: An ordinance approving a Planned Zoning Development titled Bumpass STR-2 PD-C, located at 415 North Monroe Street (Z-9941). Submitted By: Planning & Development Department SYNOPSIS FISCAL IMPACT RECOMMENDATION BACKGROUND Action Required: Approved By: Emily Cox Acting City Manager The applicant is requesting that the 0.16-acre property, located at 415 North Monroe Street, be rezoned from R-3, Single - Family District, to PD-C, Planned Development — Commercial, to allow for a Short -Term Rental-2. 1 None. Staff recommends approval of the PD-C rezoning request. The Planning Commission voted to recommend approval by a vote of 11 ayes, 0 nays and 0 absent. The applicant proposes to rezone a 0.16-acre property located at 415 North Monroe Street from R-3, Single -Family District, to PD-C, Planned Development — Commercial, to allow for the 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, and the entire structure will be rented as one (1)- unit. The STR-2 has been in operation since September 2020 and is not currently under enforcement by the City of Little Rock Planning and Development. There have been no Police Reports at this address since September 2020. BACKGROUND CONTINUED The property is occupied by a 1,194 square -foot, one (I) -story house with three (3) bedrooms and two (2) baths. The Land Use Plan shows Residential Medium Density (RM) for the requested area. The property is located in the Heights/Hillcrest Planning District, the Forrest Park Neighborhood Association and the Heights Landscape Design Overlay District. There is a driveway that begins on Grant Street and runs to the rear of the house allowing for ample parking of five (5) or more vehicles. On June 20, 2023, the Board of Directors passed Ordinance No. 22,274, which regulates 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. Currently the City of Little Rock Department of Planning and Development has eighty-nine (89) 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 reports that there are currently four (4) approved Short -Term Rentals (STR-1 and STR-2) located within a'/a-mile radius of this property. The Planning Commission reviewed this request at their April 11, 2024, meeting, and there were no objectors present. All owners of property located within 300 feet of the site, as well as all Neighborhood Associations registered within the City of Little Rock, were notified. Please see the attached Planning Commission minutes for Staff s Analysis and the Commission's action. OFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION MAY 21, 2024 AGENDA Subject An Ordinance approving a Planned Zoning Development titled Bumpass STR-2 — PD-C, located at 415 N. Monroe Street (Z-9941). Submitted by: Department of Planning and Development SYNOPSIS FISCAL IMPACT RECOMMENDATION BACKGROUND Action Required 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 use of the property as a Short -Term Rental-2. I None Approval of the Ordinance. The applicant proposes to rezone a .16-acre property located at 415 North Monroe Street from R-3 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 STR-2 is currently in operation and has been operating since September of 2020. The property is not currently under enforcement by the City of Little Rock Planning and Development. There have been no police reports at this address since September of 2020. The property is occupied by a 1,194 square feet, one story, three bedroom, and two bath house. The request is in the Heights/Hillcrest Planning District. The Land Use Plan BACKGROUND CONTINUED shows Residential Medium Density (RM) for the requested area. This site is in the Forrest Park Neighborhood Association and is located in the Heights Landscape Design Overlay District. There is a driveway that starts on Grant Street and goes to the back of the house allowing for ample parking of five or more vehicles. 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 eighty-nine (89) 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. There are currently four approved short-term rentals (STR-1 and STR-2) within a one -quarter mile radius of this property. On April 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. 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 ORDINANCE NO. AN ORDINANCE APPROVING A PLANNED ZONING DEVELOPMENT AND ESTABLISHING A PLANNED DISTRICT - COMMERCIAL TITLED BUMPASS STR-2 — PD-C, LOCATED AT 415 N. MONROE STREET (Z-9941), 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 District, to PD-C, Planned District — Commercial: Z-9941 — Described as Lot 22, Block 4, Elmhurst 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 Bumpass STR-2 — PD-C, located at 415 N. Monroe Street (Z-9941) is conditioned upon obtaining final plan approval within the time specified by Chapter 36, Article VI1, 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: APPROVED: City Clerk APPROVED AS TO FORM: City Attorney H H H H Mayor Page 2 of 2 FILE NO.: Z-9941 NAME: Bumpass STR-2 — PD-C LOCATION: 415 N. Monroe Street AGENT: Tara Masiello (Agent) 612 Tweed Drive Fort Worth, TX 76131 (817) 602-0113 Sierra Forest Properties LLC (Owner) 4915 E. Crestwood Dr Little Rock, AR 72207 SURVEYOR/ENGINEER: Cunningham Surveying, LLC 2105 Lorance Dr Little Rock, AR 72206 (501) 222-2535 AREA: .16-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01 CURRENT ZONING: R-3 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant proposes to rezone a .16-acre property located at 415 North Monroe Street from R-3 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. FILE NO.: Z-9941 Cont. B. EXISTING CONDITIONS: The property is occupied by a 1,194 square feet, one story, three bedroom, and two bath house. The request is in the Heights/Hillcrest Planning District. The Land Use Plan shows Residential Medium Density (RM) for the requested area. This site is in the Forrest Park Neighborhood Association and is located in the Heights Landscape Design Overlay District. There is a driveway that starts on Grant Street and goes to the back of the house allowing for ample parking of five or more vehicles. 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: Buildinq Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. 6 FILE NO.: Z-9941 Cont. 1:, .FTTIV1T7iRV13Me , The request is in the Heights/Hillcrest 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-3). This site is in the Hillcrest Residents Association and the Save Hillcrest Neighborhood Association. This site is in the Hillcrest Design Overlay District Master Street Plan: N Monroe Street is a Local Street on the Master Street Plan. Local Streets are roads designed to provide access to adjacent property with the movement of traffic being a secondary purpose. The standard Right-of-way is 50'. Sidewalks are required on one side. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: The Master Bike Plan Map does not show existing or proposed facilities in this area. Historic Preservation Plan: This property is located in the Hillcrest Historic District. H. ANALYSIS: The applicant proposes to rezone a .16-acre property located at 415 North Monroe Street from R-3 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 STR-2 is currently in operation and has been operating since September of 2020. The property is not currently under enforcement by the City of Little Rock Planning and Development. There have been no police reports at this address since September of 2020. 3 FILE NO.: Z-9941 (Cont. The property is occupied by a 1,194 square feet, one story, three bedroom, and two bath house. The request is in the Heights/Hillcrest Planning District. The Land Use Plan shows Residential Medium Density (RM) for the requested area. This site is in the Forrest Park Neighborhood Association and is located in the Heights Landscape Design Overlay District. There is a driveway that starts on Grant Street and goes to the back of the house allowing for ample parking of five or more vehicles. 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 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 STIR 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. 4 FILE NO.: Z-9941 (Cont. 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. 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 STIR 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. 5 ILE NO.: Z-9941 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 sixty-eight (68) 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. There are currently four approved short-term rentals (STR-1 and STR-2) within a one -quarter mile radius of this property. 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: (MARCH 14, 2024) The applicant was not present. There was a motion to defer the application to the April 11, 2024 Agenda. There was a second. The vote was 10 ayes, 0 nays and 1 absent. The application was deferred to the April 11, 2024 Agenda. PLANNING COMMISSION ACTION: (APRIL 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.