Z-5695 Staff AnalysisJuly 27; 19,93
ITEM NO, C FILE Z -
DAME :
Courtney Accessory Dwelling -
Conditional Use Permit
OCATIQN: 9001 Mabelvale Cut -Off
,,�WNER/APPLTCANT: Fonda Courtney
PROPOSAL: A conditional use permit is
requested to allow for the
placement of a 16 foot by 76 foot
manufactured home on this R-2 zoned
property to be used as an accessory
dwelling.
QRDINANCE-DESIGN STANDARDS:
1. Site Location
The site is a .75 acre tract located at the southwest corner
of the intersection of Mabelvale Cut -Off and Shiloh Drive.
2. Compatibility with Nei___ghborhaod
The adjacent neighborhood is exclusively single family in
nature. There are several single family homes on large
tracts of land and a large subdivision of single family
homes on typical residential lots nearby.
Morehart Park is located across Mabelvale Cut -Off, to the
northwest.
After reviewing the applicant's proposal, staff feels that
allowing a 1,216 square foot structure to be used as an
accessory dwelling on this lot, would in effect, be allowing
two principal dwellings on a single lot and is not
compatible with the neighborhood.
3. Qn-Site Drives -and Parkin_
The property is currently served by two driveways, one off
of Mabelvale Cut -Off serving the principal structure and one
off of Shiloh Drive which accesses the rear of the property.
4. Screening and Buffers
None required
July 27, 1993
ITEM NO,; G (Cont.). FILE NC.: Z_�_�95
5. i En in r Qommento
Dedicate right-of-way and contribute in lieu for Mabelvale
Cut -Off improvements. After further review and consultation
with the City Attorney's Office, it was determined that it
is inappropriate to ask for either right-of-way dedication
or in lieu contributions in this case.
6. ptility Comments
Little Rock Wastewater Utility states a sewer main extension
is required with easements. Little Rock Water Works states
a separate water meter is required for water service to the
accessory dwelling, unless approval of an exception is
obtained by the Arkansas Department of Health.
7. Analysis
The applicant proposes to place a 16 foot by 76 foot
manufactured home on the rear of her property to be used as
an accessory dwelling which will be occupied by her
daughter.
The principal dwelling, currently on the site, is
approximately 1,223 square feet in size. The proposed
accessory dwelling will be 1,216 square feet in size.
The ordinance defines an "accessory dwelling" as a
self-contained living unit in a detached structure,
subordinate in both land coverage and gross floor area to
the principal dwelling on the lot.
The proposed accessory dwelling does not conform to this
definition and staff does not support the application.
S. Staff Recommendation
Staff recommends denial of the application to use a 16 foot
by 76 foot manufactured home as an accessory dwelling in
that the proposed structure is not subordinate in either
land coverage or gross floor area to the principal dwelling
on the lot.
�gBDIVISION CQMMITTEE COMMENT:
(JUNE 24, 1993)
The applicant, Fonda Courtney, was present. Staff presented the
item and explained their opposition to the proposal based on the
size of the proposed accessory dwelling in relationship to the
size of the existing principal dwelling.
Ms. Courtney explained that her daughter currently owned the
manufactured home in question and was living outside of the City
of Little Rock.
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July, 27, 1993
ITEM NO.: C� (Cont;.) FILE NO_- Z-5695,
Ms. Courtney went on to explain that there are several small
structures on the back portion of her property which were
previously used in her husband's construction business. She
explained that these structures would be removed and that the
manufactured home would be placed in basically the same location
that the structures currently occupy.
A committee member asked if Ms. Courtney had received any
feedback from adjacent neighbors concerning the proposed
accessory dwelling. She responded that she had spoken with her
neighbors and that they were not in opposition to the proposal.
After a brief discussion, the Committee then forwarded this item
to the full Commission for final resolution.
PLANNING _COMMISSION _ACTION: (JULY 13, 1993)
The applicant was not present. There were no objectors present.
Dana Carney, of the Planning staff, informed the Commission that
Ms. Courtney did not receive the required list of property owners
from the abstract company in time to mail the 15 day notices and
she has written, requesting that this item be deferred to the
July 27, 1993 Commission meeting.
As part of the Consent Agenda, this item was deferred to the
July 27, 1993 Commission meeting. The vote was 10 ayes, 0 noes
and 1 absent.
PLANNING CGMMYSSIGN ACTIQI: (JULY 27, 1993)
The applicant, Fonda Courtney, was present. There were no
objectors in attendance. Ms. Courtney said that she has an acre
of land, and the request was to allow her daughter to place a
mobile home in the rear of the lot. Ms. Courtney told the
Commission that the unit would not be very noticeable because of
the location and plantings around the yard. She went on to
describe the area for the mobile home and said one accessory
structure had been removed and other ones would be relocated.
Ms. Courtney said that the mobile home would need to be on the
property for an indefinite period of time.
There was some discussion about other options for allowing the
mobile home, the depth of the lot and possibly restricting the
use of the unit to family members.
Fonda Courtney spoke again and said she did not object to placing
some restrictions on the unit.
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July, 27, 1993
ITEM(Cont.)FILE N Z --
Stephen Giles, Deputy City Attorney, made some comments about
deed restrictions and filing the conditional use permit with the
deed records.
Discussion then continued on various issues, including
restricting the use.
A motion was made to grant the conditional use permit with the
condition that the use of the accessory dwelling be limited to
family members and the restriction be filed for record (as part
of the deed). The motion passed by a vote of 7 ayes, 1 nay
and 3 absent.
(There was some discussion after the vote about the size
limitation for accessory dwellings, and including something in
the 1994 amendment package.)
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