ACTION REQUESTED:
Title
Communication from the City Manager and Director of Community Development with a Request to Concur with the Recommendation from the Planning & Zoning Commission and Staff to ADOPT an ORDINANCE Approving a SPECIAL USE in a Class R-3 (Single-Family Residential) District for a SHORT-TERM RENTAL, for Property Located at 611 E. TRIPP AVENUE (Parcel Identification No. 14-28-431-013), Peoria, IL. (Council District 3)
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BACKGROUND: The applicant and property owner, Ryan Raven of SR Real Estate Holdings LLC - Upland, request to obtain a special use to use both units of an existing duplex 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 one bedroom in the upper unit and four bedrooms in the lower unit. The proposal is to allow up to 2 guests in the upper unit and 8 guests in the lower unit. Two off-street parking spaces are available on the paved driveway. The property is not in a Neighborhood Association. The Unified Development Code stipulates no more than 3% or 10 special use short term rentals in this 0.25-mile radius of the subject property. If approved, this would be the third special use Short-Term Rental in this area.
The Planning & Zoning Commission found that the request, in case number PZ 1274-2023, met the Findings of Fact and voted 6-0 to approve subject to the parking plan and the following conditions:
1. The second, westernmost, driveway shall be removed and returned to grass, the curb shall be repaired, and a 6’, curb line, ADA sidewalk shall be installed.
2. Fire extinguishers shall be installed according to the 2018 International Fire Code Chapter 9, Section 906.
3. Interconnected smoke detectors shall be installed according to the 2018 International Fire Code Chapter 9, Section 907.
4. The owner shall comply with the residential property registration code of the City of Peoria.
5. The owner shall obtain and maintain a valid Hotel Motel license from the City of Peoria and the owner shall pay Hotel or Motel Room Rental Use or Privilege tax to the City of Peoria.
6. Additional dwelling units cannot be added to the duplex.
7. Occupancy of the short-term rental in the upper unit shall not exceed two (2) persons. Occupancy of the short-term rental in the lower unit shall not exceed six (6) adults, eight (8) total persons.
8. 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): None
IMPACT IF APPROVED: A non-owner-occupied short-term rental may operate subject to the conditions noted above. 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