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HomeMy WebLinkAboutBOD Staff Report 072326OFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION March 17, 2026 AGENDA Subject An Ordinance Approving a Planned Zoning Development Titled Quo #2 — STR-2 — PD-C, located at 5614 "H" Street (Z- 10255). W_A �-- _ ..-� Submitteifby: Department of Planning and Devel ent 'V, - "" SYNOPSIS FISCAL IMPACT RECOMMENDATION BACKGROUND Action Required gOrdinance Resolution Approval Information Report Approved By Delphone Hubbard City Manager he applicant requests to rezone the 0.29-acre property from -2 to PD-C to allow a short-term rental. I None Approval of the Ordinance. The applicant is requesting to rezone a 0.29-acre property located at 5614 H Street from R-2 to PD-C to allow the property to operate as a short-term rental 2 (STR-2) with a maximum stay of twenty- nine (29) days. The owner will not reside in the residence. The home will be rented out as a whole unit and has been in operation as a short-term rental since 2023. BACKGROUND CONTINUED The property is occupied by a 1,531 square foot, one-story, single- family residence. The home resides in a predominately single- family residential neighborhood to the east, south and north. Hall High School is west of the property and further west are offices and planned office developments. The home has a multiple -car driveway and parking pad providing four (4) parking spaces. The current zoning is R-3. The Future Land Use Plan is Residential Low Density "RL". 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: 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 2 BACKGROUND 6. CONTINUED 7. 8. 9. 10. 11. 12. 3 Regulations shall be applicable. 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. All sleeping areas must have two (2) ways of egress, one of which can be an operable window. 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. 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. 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. 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. Five (5)-pound ABC -type extinguisher BACKGROUND CONTINUED 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 (I) -day rental. All trash pick-up shall comply with requirements for residential one — and two-family residential zones. There is existing off-street parking for at least (3) vehicles. There have been no Department of Planning & Development enforcement cases nor any police reports for this property. Currently the City of Little Rock Department of Planning and Development has one hundred and forty-one (141) 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. On February 12, 2026 the Planning Commission voted 8 ayes, 0 noes, 2 absent, and 1 open position, 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. 4 1 ORDINANCE NO. 2 3 AN ORDINANCE APPROVING A PLANNED ZONING DEVELOPMENT 4 AND ESTABLISHING A PLANNED DISTRICT - COMMERCIAL 5 TITLED QUO #2 — STR-2 — PD-C, LOCATED AT 5614 "H" STREET 6 (Z-10255), CITY OF LITTLE ROCK, PULASKI COUNTY, 7 ARKANSAS, AMENDING THE OFFICIAL ZONING MAP OF THE CITY 8 OF LITTLE ROCK; AND FOR OTHER PURPOSES. 9 10 BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE 11 ROCK, ARKANSAS. 12 13 Section 1. That the zoning classification of the following described property be 14 Changed from R-2, Single Family Residential District, to PD-C Planned District - Commercial: 15 16 Z-10255 - DESCRIBED AS LOTS 8 AND 9, BLOCK 13, HOLLENBERG ADDITION 17 TO THE CITY OF LITTLE ROCK, PULASKI COUNTY, ARKANSAS. 18 19 Section 2. That the preliminary site development plan/plat be approved as 20 recommended by the Little Rock Planning Commission. 21 22 Section 3. That the change in zoning classification contemplated for Quo #2 — STR-2 23 — PD-C, located at 5614 "H" Street is conditioned upon obtaining final plan approval 24 within the time specified by Chapter 36, Article VII, Section 36-454 (e) of the Code of 25 Ordinances. 26 27 Section 4. That this Ordinance shall not take effect and be in full force until the final 28 plan approval. 29 30 Section 5. That the map referred to in Chapter 36 of the Code of Ordinances of the City 31 of Little Rock, Arkansas, and designated district map be and it hereby amended to the extent 32 and in the respects necessary to affect and designate the change provided for in Section 1 33 hereof. 34 35 Section 6. Severability. In the event any title, section, paragraph, item, sentence, 36 clause phrase, or word of this resolution is declared or adjudged to be invalid or Page 1 of 2 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 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 apart of the ordinance. Section 7. Repealer. All laws, ordinances, resolutions, or parts of the same, that are inconsistent with the provisions of this resolution, are hereby repealed to the extent of such inconsistency. PASSED: ATTEST: Allison Segars, City Clerk APPROVED AS TO FORM: APPROVED: Frank Scott, Jr., Mayor Thomas M. Carpenter, City Attorney // // Page 2 of 2 FILE NO.: Z-10255 NAME: Quo #2 — STR-2 — PD-C LOCATION: 5614 H Street APPLICANT/OWNER: Geoff Quo (applicant) PO Box 250927 Little Rock, AR 72225 Geoffrey Quo and Maury Quo Revocable Trust (owner) SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA:.29 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None Requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting to rezone a 0.29-acre property located at 5614 H Street from R-2 to PD-C to allow the property to operate as a short-term rental 2 (STR-2) with a maximum stay of twenty-nine (29) days. The owner will not reside in the residence. The home will be rented out as a whole unit and has been in operation as a short-term rental since 2023. B. EXISTING CONDITIONS: The property is occupied by a 1,531 square foot, one-story, single-family residence. The home resides in a predominately single-family residential neighborhood to the east, south and north. Hall High School is west of the property and further west are offices and planned office developments. The home has a multiple -car driveway and parking pad providing four (4) parking spaces. The current zoning is R-3. The Future Land Use Plan is Residential Low Density "RL". FILE NO.: Z-10255 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 Plannin : Little Rock Water Reclamation Authority: No comments. Enter : 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: Full life Safety Inspection Landscape: No comments. F. Transportation/Planning: Rock Region Metro: No comments received. Plannina Division: Land Use Plan: The request is in Planning District 4, the Heights/Hillcrest Planning District. The development principles of this district advocate preservation and enhancement of the unique and positive features of this section of the city. The Land Use Plan shows Residential Low Density (RL) uses for the application 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 STR-2. To the north, east, and south of the application area is area designated for Residential 2 FILE NO.: Z-10255 Low Density (RL) uses and is characterized by single-family residences. To the west is area designated for Public/Institutional (P/1) use and is characterized by the Forrest Heights Middle School campus. The subject site is located in the Hillcrest Design Overlay District (Ord. 20223). The purpose of the Hillcrest design overlay district is to help maintain the built environment in a neighborhood that is rich in history and architectural character and consists of both a vital residential area and a thriving commercial sector. In order to preserve and enhance those qualities, compatible design and scale of buildings, parking areas, signage, landscaping, streetscapes, and street furnishings are required such that the friendly, pedestrian -oriented, "small-town" nature of the neighborhood is continued. Master Street Plan: H Street is a Collector on the Master Street Plan. Collectors are designed to connect traffic from Local Streets to Arterials or to activity centers, with the secondary function of providing access to adjoining property. The standard Right of way is 60'. Sidewalks are required on one side of Collectors. This street may require dedication of right-of- way and may require street improvements. Bicycle Plan: H Street is not shown on the Master Bike Plan with existing or proposed facilities in this area. Historic Preservation Plan The application, as shown, should have no effect on identified historic resources- G. ANALYSIS: :.A The applicant is requesting to rezone a 0.29-acre property located at 5614 H Street from R-2 to PD-C to allow the property to operate as a short-term rental 2 (STR-2) with a maximum stay of twenty-nine (29) days. The owner will not reside in the residence. The home will be rented out as a whole unit and has been in operation as a short-term rental since 2023. The property is occupied by a 1,531 square foot, one-story, single-family residence. The home resides in a predominately single-family residential neighborhood to the east, south and north. Hall High School is west of the property and further west are offices and planned office developments. The home has a multiple -car driveway and parking pad providing four (4) parking spaces. The current zoning is R-3. The Future Land Use Plan is Residential Low Density "RL". 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: 3 FILE NO.: Z-10255 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 STIR 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 4 FILE NO.: Z-10255 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 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 is existing off-street parking for at least (4) vehicles. There have been no Department of Planning & Development enforcement cases nor any police reports for this property. Currently the City of Little Rock Department of Planning and Development has one hundred and forty-one (141) 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 is supportive of the requested rezoning to allow a short-term rental 2 as the desired use. Staff feels the rental will continue to create a diversity of housing options for this neighborhood. Staff feels that the rezoning of this property will have no adverse impact on the surrounding properties in the general area. STAFF RECOMMENDATION: Staff recommends approval of the PD-C, subject to compliance with the comments and conditions outlined in paragraph E, and the staff analysis of the agenda staff report. FILE NO.: Z-10255 PLANNING COMMISSION ACTION: (FEBRUARY 12, 2026) The applicant was present. There were no persons registered in opposition. Staff presented the item with a recommendation of approval. The item remained on the Consent Agenda for Approval. The vote was eight (8) ayes, zero (0) nays, two (2) absent, and one (1) open position. The motion passed. The application was approved.