The URL can be used to link to this page

Home My WebLink AboutPC Minutes for Z-10107 041025April 10, 2025 ITEM NO.: 3 FILE NO.: Z-10107 NAME: Thornton - STR-2 – PD-C LOCATION: 800 North Street (Unit 58) AGENT: Marilyn Glissman OWNER: Clifford Thornton 800 North Street (Apt. 58) Little Rock, AR 72212 AREA: .30-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 5 CENSUS TRACT: 44 CURRENT ZONING: UU VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone unit #58 at the Cliffs Condominiums which is located at 800 North Street. The proposal is to rezone the unit from UU to PD-C to allow use of the property as Short-Term Rental-2 with a maximum stay of twenty- nine (29) days. The entire structure will be rented as one unit. B. EXISTING CONDITIONS: The Cliffs Condominiums are in the Downtown Planning District. The Future Land Use Plan shows Mixed Use Urban (MXU) for the requested area. The Land Use surrounding the application area is Residential Low Density (RL). This property is in the Little Rock Arts Neighborhood Association, the Downtown Neighborhood Association, and the Quapaw Quarter Association. April 10, 2025 ITEM NO.: 3 (Cont.) FILE NO.: Z-10107 2 C. NEIGHBORHOOD NOTIFICATIONS: 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: Fire Department: FULL LIFE SAFETY REVIEW Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Downtown Planning District. The Land Use Plan shows Mixed Use Urban (MXU) for the requested area. This category provides for a mix of residential, office and commercial uses not only in the same block but also within the same structure. This category is intended for older "urban" areas to allow dissimilar uses to exist, which support each other to create a vital area. Development should reinforce the urban fabric. High and moderate density April 10, 2025 ITEM NO.: 3 (Cont.) FILE NO.: Z-10107 3 developments that result in a vital (dense) pedestrian-oriented area are appropriate. The application is to rezone from UU to PD-C. STR-2 The Land Use surrounding the application area is Mixed Use Urban (MXU). The application site and all surrounding properties are zoned Urban Use (UU).  This property is in the Little Rock Arts Neighborhood Association, the Downtown Neighborhood Association, and the Quapaw Quarter Association. This site is not located in an Overlay District. Master Street Plan: North 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: North Street 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. The application, as shown, should have no effect on identified historic resources. April 10, 2025 ITEM NO.: 3 (Cont.) FILE NO.: Z-10107 4 April 10, 2025 ITEM NO.: 3 (Cont.) FILE NO.: Z-10107 5 H. ANALYSIS: The applicant proposes to rezone unit #58 at the Cliffs Condominiums which is located at 800 North Street. The proposal is to rezone the unit from UU to PD-C to allow use of the property as Short-Term Rental-2 with a maximum stay of twenty- nine (29) days. The entire structure will be rented as one unit. The Cliffs Condominiums are in the Downtown Planning District. The Future Land Use Plan shows Mixed Use Urban (MXU) for the requested area. The Land Use surrounding the application area is Residential Low Density (RL). This property is in the Little Rock Arts Neighborhood Association, the Downtown Neighborhood Association, and the Quapaw Quarter Association. 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 April 10, 2025 ITEM NO.: 3 (Cont.) FILE NO.: Z-10107 6 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 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. April 10, 2025 ITEM NO.: 3 (Cont.) FILE NO.: Z-10107 7 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 October 2024. There are two assigned parking places for each of the units at this Condo. Currently the City of Little Rock Department of Planning and Development has one hundred eleven (111) 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: (FEBRUARY 13, 2025) The item was deferred to the March 13, 2025 agenda at the request of the applicant. STAFF UPDATE: The applicant submitted a letter to staff on February 21, 2025 requesting this application be deferred to the April 10, 2025 agenda. Staff supports the deferral request. PLANNING COMMISSION ACTION: (MARCH 13, 2025) The item was deferred to the April 10, 2025 agenda at the request of the applicant. April 10, 2025 ITEM NO.: 3 (Cont.) FILE NO.: Z-10107 8 PLANNING COMMISSION ACTION: (APRIL 10, 2025) The item was withdrawn, without prejudice at the request of the applicant.