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HomeMy WebLinkAboutBOD Staff Report 061026OFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION February 17, 2026 AGENDA Subject An Ordinance Approving a Planned Zoning Development Titled Miles #2 — STR- 2 — PD-C, located at 3401 Lamar Street (Z- 10238). Submitted by: Department of Planning and Development SYNOPSIS FISCAL IMPACT RECOMMENDATION BACKGROUND Action Required Ordinance Resolution Approval Information Report Approved By Delphone Hubbard City Manager he applicant requests to rezone the 0.08-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 0.08-acre property located at 3401 Lamar 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 has been operating as a short-term rental since 2017 and is rented out as a whole unit. The property is occupied by a 1,188 square foot, one-story, single- family residence. The home sits on the corner of S. Martin Street and W Lamar Street. S. Martin dead ends on the east side of the home accommodating off-street parking. The lot to the east is vacant and the Background Continued rear (south) of the property is abutting the I-630 corridor. The home since in a predominately single-family neighborhood. 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: 6 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 Background Continued tj 7 A 10 11 12 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 Background Continued 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 (I) -day rental. All trash pick-up shall comply with requirements for residential one — and two-family residential zones. There is existing on -street parking along Lamar Street and S. Martin Street for at least four (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 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. On January 8, 2026, the Planning Commission voted 10 ayes, 0 noes, 0 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. 4 Background Continued Please see the attached Planning Commission minute record for the complete staff analysis. 1 2 3 4 5 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 ORDINANCE NO. AN ORDINANCE APPROVING A PLANNED ZONING DEVELOPMENT AND ESTABLISHING A PLANNED DISTRICT - COMMERCIAL TITLED MILES #2 — STR-2 — PD-C, LOCATED AT 3401 LAMAR STREET (Z-10238) CITY OF LITTLE ROCK, PULASKI COUNTY, ARKANSAS, AMENDING THE OFFICAL ZONING MAP OF THE CITY OF LITTLE ROCK; AND FOR OTHER PURPOSES. BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. Section 1. That the zoning classification of the following described property be changed from R-3, Single Family Residential District, to PD-C, Planned District -Commercial: Z-10238 - DESCRIBED AS THE EAST 45 FEET OF LOTS 1 AND 2, BLOCK 9, KIMBELL & BODEMAN'S ADDITION TO THE CITY OF LITTLE ROCK, PULASKI COUNTY, ARKANSAS LESS AND EXCEPT THAT PART DEEDED TO THE CITY OF LITTLE ROCK IN WARRANTY DEED OF RECORD IN BOOK 1016, PAGE 239, RECORDS OF PULASKI COUNTY, ARKANSAS. Section 2. That the preliminary site development plan/plat be approved as recommended by the Little Rock Planning Commission. Section 3. That the change in zoning classification contemplated for Miles #2 — STR-2 — PD-C, located at 3401 Lamar Street (Z-10238) is conditioned upon obtaining final plan approval within the time specified by Chapter 36, Article VII, Section 36-454 (e) of the Code of Ordinances. Section 4. That this Ordinance shall take effect and be in full force until the final plan approval. Section 5. That the map referred to in Chapter 36 of the Code of Ordinances of the City of Little Rock, Arkansas, and designated district map be and is hereby amended to the extent and in the respects necessary to affect and designate the change provided for in Section 1 hereof. Page 1 of 2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Section 6. Severability. In the event any title, section, paragraph, item, sentence, clause, phrase, or word of this ordinance is declared or adjudged to be invalid or 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 5. Repealer. All laws, ordinances, resolutions, or parts of the same, that are inconsistent with the provisions of this ordinance are hereby repealed to the extent of such inconsistency. PASSED: ATTEST: City Clerk APPROVED AS TO FORM: City Attorney H H H APPROVED: Mayor Page 2 of 2 FILE NO.: Z-10238 NAME: Miles #2 — STR-2 — PD-C LOCATION: 3401 Lamar Street APPLICANT/OWNER: Sheila Miles P.O. Box 45345 Little Rock, AR 72214 SURVEYOR/ENGINEER: Edward Lofton 15415 Oakcrest Little Rock, AR 72206 AREA:.08 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 0.08-acre property located at 3401 Lamar 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 has been operating as a short-term rental since 2017 and is rented out as a whole unit. B. EXISTING CONDITIONS: The property is occupied by a 1,188 square foot, one-story, single-family residence. The home sits on the corner of S. Martin Street and W Lamar Street. S. Martin dead ends on the east side of the home accommodating off-street parking. The lot to the east is vacant and the rear (south) of the property is abutting the 1-630 corridor. The home since in a predominately single-family neighborhood. The Future Land Use Plan is Residential Low Density "RL". The current zoning is R-3. FILE NO.: Z-10238 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 District 9, the 1-630 Planning District. The primary 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) 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 PD-C. North, east, and west of the application area are areas designated for Residential Low V, FILE NO.: Z-1 Density (RL) uses and are characterized by single-family residences. South of the application area is 1-630. This site is not located in an Overlay District. Master Street Plan: Lamar 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: Lamar Street is not shown on the Master Bike Plan with existing or proposed facilities in this area. Historic Preservation Plan: The application area is approximately 365' from the Stifft Station Historic District, which has 236 contributing buildings, 57 contributing buildings, and two properties listed on the National Register of Historic Places. The district is named for Charles Stifft, a prominent businessman and civic leader who helped develop this district into a streetcar suburb. The Stifft Station Historic District was added to the National Register on 10/18/06. 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 site 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 0.08-acre property located at 3401 Lamar 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 has been operating as a short-term rental since 2017 and is rented out as a whole unit. The property is occupied by a 1,188 square foot, one-story, single-family residence. The home sits on the corner of S. Martin Street and W Lamar Street. S. Martin dead ends on the east side of the home accommodating off-street parking. The lot to the 3 FILE NO.: Z-10238 east is vacant and the rear (south) of the property is abutting the 1-630 corridor. The home since in a predominately single-family neighborhood. 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. 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 4 FILE NO.: Z-10238 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 on -street parking along Lamar Street and S. Martin Street for at least four (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 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. 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 5 FILE NO.- 7-10238 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: (JANUARY 8, 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 ten (10) ayes, zero (0) nays, and one (1) open position. The motion passed. The application was approved. N.