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 # 1 — STR-2
— PD-C, located at 320
S. Valentine (Z-
10254).
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
BACKGROUND
Action Required
4Ordinance
Resolution
Approval
Information Report
Approved By
Delphone Hubbard
City Manager
�e applicant requests to rezone the 0.15-acre property from
-3 to PD-C to allow a short-term rental.
I None
Approval of the Ordinance.
The applicant is requesting to rezone a 0.15-acre property located
at 320 S. Valentine Street from R-3 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 2024.
BACKGROUND
CONTINUED
The property is occupied by a 1,344 square foot, one-story, single-
family residence. The home resides in a single-family residential
neighborhood. There is a multiple -car driveway providing three
(3) off-street 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
Regulations shall be applicable.
6.
Applicants shall provide a scaled floor
plan that includes all of the rooms
2
BACKGROUND
CONTINUED
3
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.
12. Five (5)-pound ABC -type extinguisher
shall be mounted where readily
accessible.
13. No recreational vehicles, buses, or
BACKGROUND
CONTINUED
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) snort -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 #1 — STR-2 — PD-C, LOCATED AT 320 S. VALENTINE
6 STREET (Z-10254), CITY OF LITTLE ROCK, PULASKI COUNTY,
7 ARKANSAS, AMENDING THE OFFICIAL ZONING MAP OF THE CITY
8 OF LITTLE ROCK; AND FOR OTHER PURPOSES.
0
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-3, Single Family Residential District, to PD-C Planned District - Commercial:
15
16 Z-10254 - DESCRIBED AS LOT 6, BLOCK 1, BODEMAN'S ADDITION TO THE
17 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 #1 — STR-2
23 — PD-C, located at 320 S. Valentine 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
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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. 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
H
H
H
Page 2 of 2
FILE NO.: Z-10254
NAME: Quo #1 — STR-2 — PD-C
LOCATION: 320 S. Valentine Street
APPLICANT/OWNER:
Geoff Quo (applicant)
PO Box 250927
Little Rock, AR 72225
Geoffrey Quo and Maury Quo Revocable Trust (owner)
SURVEYORIENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA:.15 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3
CURRENT ZONING: R-3
VARIANCE/WAIVERS:
None Requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting to rezone a 0.15-acre property located at 320 S. Valentine
Street from R-3 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 2024.
B. EXISTING CONDITIONS:
The property is occupied by a 1,344 square foot, one-story, single-family residence.
The home resides in a single-family residential neighborhood. There is a multiple -car
driveway providing three (3) off-street parking spaces. The current zoning is R-3. The
Future Land Use Plan is Residential Low Density "RL".
FILE NO.: Z-1
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: Full life Safety Inspection
Landscape: No comments.
_.V
F. Transportation/Planning:
Rock Region Metro: No comments received.
Planning Division:
Land Use Plan:
The request is in Planning District 9, the 1-630 Planning District. The development
principle of this district is to preserve the residential character of the area and isolate
the non-residential use to specific locations without affecting adjacent
neighborhoods. 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.
Surrounding the application area is area designated for Residential Low Density
2
FILE NO.: Z-10254
(RL) uses and is characterized by single-family residences and duplexes.
This site is not located in an Overlay District.
Master Street Plan:
S. Valentine 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:
S. Valentine 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:
The applicant is requesting to rezone a 0.15-acre property located at 320 S. Valentine
Street from R-3 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 2024.
The property is occupied by a 1,344 square foot, one-story, single-family residence.
The home resides in a single-family residential neighborhood. There is a multiple -car
driveway providing three (3) off-street 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.
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.
3
FILE NO.: Z-10254
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.
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.
n
FILE NO.: Z-10254
14. Principal renter shall beat 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 (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.
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.
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.
5