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HomeMy WebLinkAbout11. Z-10191 Staff Report 082725September 11, 2025 ITEM NO.: 11 FILE NO.: Z-10191 NAME: Haddock – STR-2’s (3) – PD-C LOCATION: 408 Booker Street AGENT/OWNER: Edward Haddock (Agent) 1518 Commerce Street Little Rock, AR 72202 Hoak LLC (Owner) SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: .15 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48 CURRENT ZONING: R-3 VARIANCE/WAIVERS: None Requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone a .15-acre property located at 408 Booker Street from R-3 to a PD-C to allow three (3) Short-Term Rentals with a maximum stay of twenty-nine (29) days. The owner will not reside on the property. There are three units, each one being rented a separate unit. The proposed PD-C zoning will include long- term rental of the units as an option. B. EXISTING CONDITIONS: The property is occupied by a 1,350 square foot, one story, duplex, with a 936 square foot, two story, detached apartment unit in the rear of the property. The property is located in the I-630 Planning District. The Future Land Use Plan shows Residential September 11, 2025 ITEM NO.: 11 (CONT) FILE NO.: Z-10191 2 Low Density (RL) for the proposed area. There is a mixture of residential zoning in the immediate area. 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 (PLANNING): No comments. ENGINEERING COMMENTS (PUBLIC WORKS): 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 OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met Fire Department: Life Safety Inspection Landscape: No comments. F. Transportation/Planning: Rock Region Metro: No comments received. Planning Division: The request is in the I-630 Planning District, District 9. The development principle of the district is to preserve the residential character of the area and isolate the non- residential uses to specific locations without impacting adjacent neighborhoods. 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 for a PD-C for a STR-2. September 11, 2025 ITEM NO.: 11 (CONT) FILE NO.: Z-10191 3 September 11, 2025 ITEM NO.: 11 (CONT) FILE NO.: Z-10191 4 Surrounding the application area is designated for Residential Low (RL) density uses and is characterized by duplexes, triplexes, quadplexes, apartment complexes, and single-family homes. The application is also in proximity to the Billy Mitchell Boys & Girls Club, Woodruff Community Garen, and Lamar Porter Field. This site is not located in an Overlay District. September 11, 2025 ITEM NO.: 11 (CONT) FILE NO.: Z-10191 5 Master Street Plan: Booker 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: Booker Street is not shown on the Master Bike Plan with existing or proposed facilities in this area. Historic Preservation Plan: The subject property is the site of a historic residence at 408 S. Booker located in the Stifft Station National Register Historic District. The residence was constructed c.1930 in the Craftsman style. The structure is identified as a Contributing structure to the historic district. In 2019 and 2021, the site was significantly altered and, if surveyed again, would likely no longer be eligible in the historic district.   The application, as shown, should have no effect on identified historic resources.  G. ANALYSIS: The applicant proposes to rezone a .15-acre property located at 408 Booker Street from R-3 to a PD-C to allow three (3) Short-Term Rentals with a maximum stay of twenty-nine (29) days. The owner will not reside on the property. There are three units, each one being rented as a separate unit. The proposed PD-C zoning will include long-term rental of the units as an option. The property is occupied by a 1,350 square foot, one story, duplex, with a 936 square foot, two story, detached apartment unit in the rear of the property. The property is located in the I-630 Planning District. The Future Land Use Plan shows Residential Low Density (RL) for the proposed area. There is a mixture of residential zoning in the immediate area. 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- September 11, 2025 ITEM NO.: 11 (CONT) FILE NO.: Z-10191 6 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 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. September 11, 2025 ITEM NO.: 11 (CONT) FILE NO.: Z-10191 7 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 an 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. 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 April of 2025. Currently the City of Little Rock Department of Planning and Development has one hundred and twenty-six (126) 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-ter10m rental ordinance allows a maximum of 500 short- term rentals within the corporate boundary of the City of Little Rock. Staff is supportive of the requested rezoning to PD-C for three (3) short-term rentals. Staff feels the rentals will continue to create a diversity of housing options for this neighborhood There are several properties in the general area that contain R-4 zoning and uses. Staff feels that the rezoning of this property will have no adverse impact on the surrounding properties in the general area. I. STAFF RECOMMENDATION: Staff recommends approval PD-C rezoning, subject to compliance with the comments and conditions noted in paragraph E and the staff analysis, of the agenda staff report.