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HomeMy WebLinkAboutPC Minutes 020926January 8, 2026 ITEM NO.: 19 FILE NO.: Z-10221 NAME: LLTM, LLC – STR-2 – PD-C LOCATION: 220 N. Monroe Street APPLICANT/OWNER: Beata Rhoades 2222 Monte Vista Dr. Vista, CA 92084 SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: .18 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 0.18-acre property located at 220 N Monroe 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 residence is currently vacant and is not being used as a short-term rental. The home will be rented out as a whole unit. B. EXISTING CONDITIONS: The property is occupied by a 1,120 square foot, one-story, single-family residence. The home resides in a single-family residential neighborhood. There is an attached single-car garage with a multiple-car driveway. The Future Land Use Plan is Residential Low Density “RL”. The current zoning is R-3. January 8, 2026 ITEM NO.: 19 (CONT.) FILE NO.: Z-10221 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 (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. F. Transportation/Planning: Rock Region Metro: No comments received. Planning 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) use 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 Land Use Plan shows for the application area. The application is for an STR-2. Surrounding the application area is Residential Low Density (RL) uses characterized January 8, 2026 ITEM NO.: 19 (CONT.) FILE NO.: Z-10221 3 by single-family homes and duplexes. To the south towards the W. Markham corridor is Office (O) uses characterized by drive-thru restaurants and space office buildings. The subject site is located in the Hillcrest Design Overlay District (Ord. 20,223). 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: N. Monroe 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: This segment of N. Monroe Street is on the Master Bike Plan as a Proposed Class III Bike Route. Class III Bike Routes require no additional right-of-way, but either a sign or pavement marking are required to identify and direct the route.  Historic Preservation Plan: The property is the site of an unsurveyed residence in the Hillcrest National Register Historic District. The structure was built c. 1958 and would likely be considered Ineligble following surveying due to its construction date being outside the district’s period of significance (1890-1940). The Historic Preservation Plan advocates for increased effectiveness and coordination with the review of development plans. Staff advocates that the proposed rehabilitation of the site to accommodate a new use consider its potential adverse impacts to the surrounding district and adjacent historic sites. Staff finds the proposed use will not adversely affect the existing historic fabric and context of the area if changes are sensitively implemented and follow national preservation standards. The application, as shown, should have no effect on identified historic resources beyond the alterations already performed. G. ANALYSIS: The applicant is requesting to rezone a 0.18-acre property located at 220 N Monroe 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 residence is currently vacant and is not being used as a short-term January 8, 2026 ITEM NO.: 19 (CONT.) FILE NO.: Z-10221 4 rental. The property is occupied by a 1,120 square foot, one-story, single-family residence. The home resides in a single-family residential neighborhood. There is an attached single-car garage with a multiple-car driveway. The Future Land Use Plan is Residential Low Density “RL”. The current zoning is R-3. 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 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. January 8, 2026 ITEM NO.: 19 (CONT.) FILE NO.: Z-10221 5 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 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 thirty-two (132) 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. January 8, 2026 ITEM NO.: 19 (CONT.) FILE NO.: Z-10221 6 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. I. 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: (JANUARY 8, 2026) The applicant was present. There were three (3) persons registered in opposition and one (1) person in support, Cheyenne Smock. The item was taken off the Consent Agenda and opened up for discussion. Erin Brun expressed concerns of safety with the rotation of renters, parking issues, and that the owner lives out of state. Megan Paletskih and Kevin Paletskih expressed concerns of public safety of the road being narrow and the concentration of short-term rentals in the area. Megan Paletskih also was concerned of the unsheltered population inhabiting the home and is concerned that the short-term rental is vacant half of the time. Kevin Paletskih was concerned that the short-term rental isn’t helping the residential character of the neighborhood and what the impact will be. After some discussion, there was a motion to approve the application. There was a second. The vote was eight (8) ayes, two (2) nays, and one (1) open position. The motion passed. The application was approved.