ACTION REQUESTED:
Title
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 Approving a SPECIAL USE in a Class R-2 (Single-Family Residential) District, for a SHORT-TERM RENTAL for the Property Located at 2305 EAST GRANDVIEW AVENUE (Parcel Identification No. 14-26-176-017), Peoria, IL. (Council District 3)
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BACKGROUND: The applicant and property owner, Dimitar Atanasov and Keila Sierra, request to obtain a special use to use an existing single-family dwelling as a short term rental. Renting all or part of a dwelling to transient guest(s) for a period less than thirty (30) consecutive days is considered a short-term rental.
The dwelling has five bedrooms. The proposal is to allow up to 10 guests, no more than 6 adults. Two off-street parking spaces are available in the detached garage. The paved driveway could accommodate additional vehicles, however, these spaces would not be independently maneuverable. The property is not in a defined neighborhood association. The Unified Development Code stipulates no more than 3% or 4 special use short term rentals in a 0.25-mile radius of this property. If approved, this would be the first special use short term rental in this radius.
The Planning & Zoning Commission found that the request, in case number PZ 1031-2022, met the Findings of Fact and voted 3-1 to approve, subject to the site plan and the following conditions:
1. Fire extinguishers shall be installed according to the 2018 International Fire Code Chapter 9, Section 906.
2. Interconnected smoke alarms shall be installed according to the 2018 International Fire Code Chapter 9, Section 907.
3. Carbon monoxide detector shall be installed according to the 2018 International Fire Code Chapter 9, Section 915.
4. Additional dwelling units cannot be added to the single-family dwelling.
5. Occupancy of the short-term rental shall not exceed the standards set forth in the Building and Fire Code of ten (10) total persons. Of the maximum occupancy allowed, no more than six (6) adult guests may stay in the dwelling unit at any given time.
6. 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.
7. 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 detailed information, see the attached case packet and meeting minutes from the Planning & Zoning Commission meeting.
FINANCIAL IMPACT: NA
NEIGHBORHOOD CONCERNS (at the Planning & Zoning Commission Meeting): Five area residents expressed opposition to the short-term rental use. Reasons for opposition included: more noise and traffic, speeding, reduced sense of safety with transient neighbors, and less maintenance of a nonowner-occupied property. In response to comments, the applicant described their reservation policies, use policies, and property maintenance practices, as well as personal experience living next to a short-term rental and operating a short term rental.
IMPACT IF APPROVED: The Special Use would be approved for a short-term rental subject to the conditions. The property owner would need to obtain a license before operating the short-term rental.
IMPACT IF DENIED: The Special use would not be approved and a non-owner occupied short term rental use would not be permitted.
ALTERNATIVES: NA
EEO CERTIFICATION NUMBER: NA
WHICH OF THE GOALS IDENTIFIED IN THE COUNCIL’S 2017 - 2032 STRATEGIC PLAN DOES THIS RECOMMENDATION ADVANCE?
1. Grow Peoria
WHICH CRITICAL SUCCESS FACTOR(S) FROM THE COMPREHENSIVE PLAN DOES THIS RECOMMENDATION IMPLEMENT?
1. Reinvest in neighborhoods.
DEPARTMENT: Community Development