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HomeMy WebLinkAboutPC Minutes for Z-10074 021325February 13, 2025 ITEM NO.: 6 FILE NO.: Z-10074 NAME: Laben Properties - STR-2 – PD-C LOCATION: 13212 Coleen Drive AGENT: Michael Bucker 210 Dogwood Lane Russellville, AR 72801 OWNER: Erika Cross 13212 Coleen Drive Little Rock, AR 72212 SURVEYOR/ENGINEER: Arrow Surveying 600 Pine Forrest Drive, Ste 104 Maumelle, AR 72113 (501) 993-0490 AREA: .30-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.19 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone a .30-acre property located at 13212 Coleen Drive from R-2 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. February 13, 2025 ITEM NO.: 6 (Cont.) FILE NO.: Z-10074 2 B. EXISTING CONDITIONS: The property is occupied by a 2,356 square foot, four bedroom, and two and a half bath house. This property is located within the Marlowe Manor Neighborhood Association. 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). 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: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Life Safety Inspection required. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments. Landscape: No comments. February 13, 2025 ITEM NO.: 6 (Cont.) FILE NO.: Z-10074 3 G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Chenal Planning District. 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 for a PD-C for an STR-2. February 13, 2025 ITEM NO.: 6 (Cont.) FILE NO.: Z-10074 4 February 13, 2025 ITEM NO.: 6 (Cont.) FILE NO.: Z-10074 5 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). This property is located within the Marlowe Manor Neighborhood Association. This site is not located in an Overlay District. Master Street Plan: Coleen Drive is a Minor Residential Streeton the Master Street Plan. Minor Residential Streets are: (a) A cul-de-sac street not exceeding 40 lots, or (b) a loop street not exceeding 80 lots, and in no case generating more than 400 vehicle trips per day. The standard Right-of-way is 45’. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: Coleen Drive is not shown on the Master Bike Plan with existing or proposed facilities in this area. Historic Preservation Plan: This property is not located in a Historic District. H. ANALYSIS: The applicant proposes to rezone a .30-acre property located at 13212 Coleen Drive from R-2 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 property is occupied by a 2,356 square foot, four bedroom, and two and a half bath house. This property is located within the Marlowe Manor Neighborhood Association. 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). 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 February 13, 2025 ITEM NO.: 6 (Cont.) FILE NO.: Z-10074 6 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 & 2), the annual City of Little Rock, Building Code and Fire Marshal February 13, 2025 ITEM NO.: 6 (Cont.) FILE NO.: Z-10074 7 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. The applicant provided a bill of assurance for this property. There have been no Department of Planning & Development enforcement cases nor any police reports for this property. This property has been in operation as a Short-Term Rental since November 2022. There is ample parking that is accessed off of Shumate Drive. There is a two-car garage with a driveway long enough to accommodate another 2-4 cars. February 13, 2025 ITEM NO.: 6 (Cont.) FILE NO.: Z-10074 8 Currently the City of Little Rock Department of Planning and Development has one hundred six (106) 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 no approved STR’s located within ¼ mile of this site. 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: (NOVEMBER 14, 2024) The item was deferred to the December 12, 2024 agenda as the required notifications to surrounding property owners were not completed. PLANNING COMMISSION ACTION: (DECEMBER 12, 2024) The item was deferred to the January 9, 2025, agenda at the request of the applicant. PLANNING COMMISSION ACTION: (FEBRUARY 13, 2025) The applicant was present. The application came off consent agenda. There were four (4) persons in opposition. Steven Whitney, Beverly Milford, William Beattie and Kathleen Battie spoke on concerns about traffic, security and safety issues. After some discussion there was a motion to approve the application as recommended by staff. There was a second. The vote was 7 ayes, 3 nays, and 1 open position. The motion passed.