ACTION REQUESTED:
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Communication from the City Manager and Director of Community Development with a Request to Concur with the Recommendation from the Planning and Zoning Commission and Staff to ADOPT an ORDINANCE Amending an Existing SPECIAL USE Ordinance No. 17,543 in a Class R-4 (Single-Family Residential) District for Townhomes, to Include a SHORT-TERM RENTAL for the Property Located at 824 W. MOSS AVENUE (Parcel Identification No. 18-08-236-001) Peoria, IL. (Council District 2)
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BACKGROUND: The applicant and owner, Scott Lewis Homes requests to amend a previously approved Special Use for Townhomes to include Short Term Rental use at 824 W Moss Avenue. Stays for a period less than 30 consecutive days is considered a short term rental and requires special use approval.
The existing townhome consists of 4 units, each unit is individually owned as a condominium. The request is to use Unit 1 as a short term rental. Unit 1 has 2 bedrooms. Off-street parking is provided behind the townhome; each unit is assigned two parking spaces. The property is in the Moss Bradley Residential Association. The 3% cap on special use short term rentals allows 17 in this neighborhood association. If approved, this request would be the third special use short term rental.
On May 11, 2023, the Planning & Zoning Commission found that the request, in case PZ 1320-2023, met the Findings of Fact and voted 6-0 to approve the request subject to the following conditions:
1. Additional dwelling units cannot be added to the four-unit townhome.
2. Short term rental use is permitted for Unit 1 only in the four-unit townhome.
3. Occupancy of the short term rental unit shall not exceed four (4) total persons.
4. Fire extinguishers shall be installed according to the 2018 International Fire Code Chapter 9, Section 906.
5. Interconnected smoke alarms shall be installed according to the 2018 International Fire Code Chapter 9, Section 907.
6. Carbon monoxide detector shall be installed according to the 2018 International Fire Code Chapter 9, Section 915.
7. Add the address to the exterior of the building.
8. Parking lot parking spaces shall be striped.
9. The owner shall obtain and maintain a valid Short Term Rental license from the City of Peoria and the owner shall pay Room Rental Use or Privilege tax to the City of Peoria.
10. An approved Special Use is valid for the Applicant only as identified on the special use application submitted to the Planning & Zoning Commission. An approved Special Use shall become null and void upon any change in ownership of the property which results in the removal of all prior applicants. Such change in ownership of the property will require a new special use application and approval.
For more detailed information, see the attached Planning & Zoning Commission case packet and meeting minutes. After the Planning and Zoning Commission case, the owner has agreed to pay all outstanding taxes and fees on the property related to running the short term rental without the proper special use.
FINANCIAL IMPACT: NA
NEIGHBORHOOD CONCERNS (at the Planning & Zoning Commission Meeting): None stated at the meeting.
IMPACT IF APPROVED: The Special Use would be amended to include a short term rental use for Unit 1, subject to the conditions. The applicant would need to maintain a license to operate the short term rental and remit city Room Rental Use or Privilege tax.
IMPACT IF DENIED: The Special use would not be amended and a non owner occupied short term rental use would not be permitted from any of the units of the townhome.
ALTERNATIVES: NA
EEO CERTIFICATION NUMBER: NA
WHICH OF THE GOALS IDENTIFIED IN THE COUNCIL’S 2017 - 2032 STRATEGIC PLAN DOES THIS RECOMMENDATION ADVANCE?
1. Beautiful Peoria
WHICH CRITICAL SUCCESS FACTOR(S) FROM THE COMPREHENSIVE PLAN DOES THIS RECOMMENDATION IMPLEMENT?
1. Reinvest in neighborhoods.
DEPARTMENT: Community Development