Development Services Center 0 178: Sams Street Decatur, GA 30030 ad.oAeNANT DeKalb County 404-371-2155 (0); 404-371-4556 (0) Chief Executive Officer DEPARTMENT OF PLANNING & SUSTAINABILITY Interim Director Michael Thurmond Cedric Hudson ZONING BOARD OF APPEALS APPLICATION FOR PUBLIC HEARING (VARIANCES, SPECIAL EXCEPTIONS, APPEALS OF ADMINISTRATIVE DECISIONS) Applicant and/or Amanda Johnson/ Small Carpenters At Inc. Authorized Large, Representative: 1830 DeKalb Ave. Mailing Address: Atlanta, GA 30307 City/State/Zip Code: Amanda@smalicarpenters.com Email: 404-688-7665 Telephone Home: Business: OWNER OF RECORD OF SUBJECT PROPERTY Kate Russell Owner: 2426 Blackmon Dr., Decatur, GA 30033 Address (Mailing): usselgu0tes@gmai.com 678-227-0185 Email: Telephone Home: Business: ADDRESS/LOCATION OF SUBJECT PROPERTY 2426 Blackmon Dr. Decatur GA 30033 Address: City: State: Zip: 18th 49 A 2 District(s): Land Lot(s): Block: Parcel: R-75 2/6 Zoning Classification: Commission District & Super District: CHECK TYPE OF HEARING REQUESTED: X VARIANCE (From Development Standards causing undue hardship upon owners of property.) SPECIAL EXCEPTIONS (To reduce or waive off-street parking or loading space requirements.) OFFICIAL APPEAL OF ADMINISTRATIVE DECISIONS. *PLEASE REVIEW THE FILING GUIDELINES ON PAGE 4. FAILURE TO FOLLOW GUIDELINES MAY RESULT IN SCHEDULING DELAYS.* Email plansustain@dekalbcountyga.gov with any questions. 0 DeKalb County DEPARTMENT OF PLANNING & SUSTAINABILITY ZONING BOARD OF APPEALS APPLICATION AUTHORIZATION OF THE PROPERTY OWNER I hereby authorize the staff and members of the Zoning Board of Appeals to inspect the premises of the Subject Property. hereby certify that the information provided in the application is true and correct. hereby certify that I am the owner of the property subject to the application. DATE: 4-8-2025 Applicant - Signature: DATE: Applicant Signature: [0) DeKalb County DEPARTMENT OF PLANNING & SUSTAINABILITY ZONING BOARD OF APPEALS APPLICATION AUTHORIZATION TO REPRESENT THE PROPERTY OWNER - hereby authorize the staff and members of the Zoning Board of Appeals to inspect the premises of the Subject Property. hereby certify that the information provided in the application is true and correct. - hereby certify that I am the owner of the property and that I authorize the applicantlagent to apply for a hearing to the ZoningBoard of Appeals for the requests as shown in this application. DATE: A.22.2025 Applicant/Agent V Signature: TO WHOM IT MAY CONCERN: () (WE): KAtV Kubbell (Name of Owners) being (owner/owners) of the property described below or attached hereby delegate authority to the above signed agent/applicant. Mne & PUBLIO VA Notary Public SCRens * Owner Signature RE - Notary Public Owner Signature Notary Public Owner Signature Subject: Variance request for Side & Rear Yard Setback Reduction Section 27-2.2.1 Dear Members of the Zoning Board of Appeals, My name is Amanda Johnson, and I am the co-owner of Small Carpenters At Large, a local design-build firm. The property owners at 2426 Blackmon Drive in Decatur asked us to design and build two phases of renovations to their home. Phase I includes replacing their existing rear deck & steps within the existing footprint and converting a portion of the space into a screened porch. Phase II includes building a partial second story addition and replacing the front stoop with a covered entry porch. Because the original home is non-conforming and sits over the side and rear setback lines, we are formally requesting a variance from Section 27-2.2.1 of the DeKalb County Zoning Ordinance to reduce the side yard setback from 20' to 11' and the rear yard setback from 40' to 21'. 1.Physical Conditions ofthe Site: This corner lot presents very restrictive setbacks. The original home was built in 1947 and sits over the current building. setback lines, making it a legal non- conforming home. The proposed renovations will come no closer to the setback lines than the home does currently. 2.Minimum Variance Necessary: Our proposed renovations will stay within the existing footprint of the home. The back porch and deck will sit no closer to the property lines than the existing deck does now. The proposed second-story addition will only sit over a portion of the existing home and will only expand upwards to provide the homeowners with more living, space. Most of the second-Floor addition will sit within the building setbacks. The proposed covered entry porch will be slightly larger than the existing stoop, but it will sit completely within the allowable buildable area. 3.Public Welfare: The proposed changes to this property will not have any negative impact on the neighboring homes and community. The reduced setback will not harm public welfare, neighboring properties, or improvements in the R-75 zoning district. The overall design will improve home aesthetically, and the proposed screened porch will provide more privacy for both the homeowners and their adjacent neighbors. 4.Ordinance Hardship: Strict interpretation of the zoning laws would cause undue hardship for the homeowners and prevent any meaningful improvement to the property. The proposed changes would improve the comfort, functionality, livability and aesthetics of the home with minimum impact on the neighboring lots and community. 5.Alignment with the Spirit ofthe Law: Our proposed renovations would support the intent of Town Center including increasing the livable square footage of the home, addressing the housing shortage, and promoting higher density residential which supports goals of promoting walkability, and transit usage in this area. The changes are appropriate for this particular home that sits near medium intensity commercial/ institutional properties. We have made a sincere effort to ensure our proposed project aligns with the broader goals of this DeKalb County community and appreciate your time and consideration of our variance request. Sincerely, CPAAuK DMNE Amanda Johnson Small Carpenters At Large, Inc. 1830 DeKalb Ave. Atlanta, GA: 30307 404-688-7665 2426 Blackmon Dr. - Figure 1: Front elevation 5 Figure 2: Back elevation LE G E N D SURVEY NOTES: DINT CGr EGPNO FON ECUNO INDICATES STAIRS NITA AN HOL LE SEWER OPEN E Fas VARY NO MAY BEFORE FauNo NLET AND IS CP EXCEPTED. THIS IS SUBJECT LEGAL EASEMENTS FROM S WAY UNE MADE NO INVESTICATON EASEMENTS GFERE EMDENCE, E MA OR - A 3 TOP FVLL ANS PFE USER OF - PER - PORCH DOES Ds B VRE BAC RECERTIFICATION SURVEYOR PERSON, E APATE BOX ELE ECT - BLOCK E I WD LE - UNCLEAR 5 - ATTB ATT E V'BORS. E DEKALB COUNTY ZONING R-75 BUILDING SETBACK LINE: FRONT 35' SIDE 5 REAR 40' MAX. LOT COVERAGE 35% 657 de d0 N 89*00'00"E N SHED 120.00' 20' SSE WDF* WDF 1/2"RBS 1/2"RBS SSL 1"OTP WDWALL SSL SHED N STORAGE 2 8 1 - WD RAMP $ DE 8 Df - 47.7 2 Wo S) - 18 O4 N WDF lp * S 2.0* 26 WDF * WO 4 So CONC. e 2434 OEr d $ A06 op 1.0 8' 21 8 C le 5S 35 BL Z EASTWAY Sar 8 00 W "AL 3 f 0 ROAD Co 3 A /2PRBF 120.00' * "RBS R/W "CTP S 89'00'00"W "OP 1OTPo BC 22't BC/BC 18"RCP SSMH SSL BLACKMON DRIVE R/ 18'RCP 50' BC B 50' R/W PER PLAT BOOK 15 PAGE 79 60' R/W APPARENT PER FIELD MH B PROPERTY ADDRESS: PLAT PREPARED FOR: 2426 BLACKMON DRIVE OR G DECATUR, GA 30033 KATE RUSSELL GO ORRR 1 No. 3197 LOT 2 BLOCK A PROFESSIONAL SUBDIMSION SCOTT HIGHLANDS UNIT * LAND LOT 49 18TH DISTRICT SECTION * LAND AREA: DEKALB COUNTY, GEORGIA w 5 0.318 AC FIELD WORK DATE JAN 23, 2025 PRINTED/SIGNED JAN 27, 2024 PLAT BOOK 15 ,PAGE 79 ALL MATTERS PERTAINING DEED BOOK 25879 ,PAGE 230 TO TITLE ARE EXCEPTED EKMAME E F MAE UPON IN AN 0 30 AN BADAASAS "CHANP SBPOPAOFETS USED IN BE OF RET6 THIS PLAT. PASRE POTAD FEET. NoS STAR PLANE BETN E a SCALE 1" = 30' SJ SURVEY LAND 24 LENOX GA POINTE, 30324 COORD # 20250017 EXPRESS, INC. ATLANTA, FAX 404-601-0941 PAPER FORMAT 11"x17" DWG # 20250017 LAND SURVEYING SERVICES TEL 404-252-5747 IMPASUMTLANDECNERCONK DEKALB COUNTY ZONING R-75 BUILDING SETBACK LINE: FRONT 35' Gilc Plan a "-BoLd" SIDE 7.5' Fxikhing REAR 40' MAX. LOT COVERAGE 35% 657 e N 89'00'00"E N SHED 120.00' 20' SSE N WDF*. K RBS . PL WDF 1/2"RBS SSL - OTP WD WALL SSL SHED N STORAGE 13 o -WD RAMP E a thase D Replau deckwh 47.7 4 - Guruncd ponh WO S hmaiky lekm & Rg N WDF 6auwe # -Gokpint lB Ss 2.0* WDF * - HO So 4 CONC. 2434 d 8 pr > 17e Pp 1.0 Phisc 4: 2 & 21.8 oe le Add PAvai > SSMH ECtonAAT4 35 BL iplau enty STONE EASTWAY Gtg withl "AL 9 ROAD CovNth prah B 0 - 1/2"RBF 120.00' 'RBS R/W 1"CTP S 89'00'00"W OP 1"OTP o - BC I 22't BC/BC 18"RCP SSMH SSL DRIVE 18"RCP BLACKMON BC 50' R/W 50' R/W PER PLAT BOOK 15 PAGE 79 A - 60' R/W APPARENT PER FIELD MH G DEKALB COUNTY ZONING R-75 BUILDING SETBACK LINE: FRONT 35' GHc Plan !"=30-o" SIDE 7.5' Proposed REAR 40' MAX. LOT COVERAGE 35% 657 o N 89'00'00"E N SHED 120.00' 20 SSE N WDF*. WDF 1/2 RBS PL 1/2"RBS SSL 1"OTP WD WALL SSL SHED N STORAGE 0 WD RAMP = Gorecyal 8 47.7 Porzh lP deck S N WDF 2.01 Phase 2 WDF 2434 SCcor CONC. S Stovs a Cov. & 9p 21.8 1.0 i 2 8 Porth SSMH 35' BL EASTWAY SOR "AL 5 ROAD 3 - 1/2"RBF 120.00' RBS R/W 1"CTP S 89'00'00"w P TOTPo BC 22't BC/BC 18"RCP SSMH SSL 18"RCP BLACKMON DRIVE BC 50' R/W A 50' R/W PER PLAT BOOK 15 PAGE 79 60' R/W APPARENT PER FIELD MH G 2426 Blackmon Drive Lot Coverage Information Existing Lot Coverage: Lot = 0.318 AC, 13,852 SF House = 752 SF Front stoop & steps = 45 SF Front walkway = 135 SF Driveway = 450 SF Side covered porch = 69 SF Back deck & steps = 308 SF Shed & ramp = 136 SF Total lot coverage = 1895 SF, 13.68% Total F.A.R. = 752 first floor SF + 376 second floor SF = 1128 SF, 8.14% Proposed Lot Coverage: Lot = 0.318 AC, 13,852 SF House = 752 SF Front stoop & steps = 87 SF Front walkway = 135 SF Driveway = 450 SF Side covered porch = 69 SF Back screened porch = 192 SF Back deck & stèps = 116 SF Shed & ramp = 136 SF Total lot coverage = 1937 SF, 13.98% Total F.A.R. = 752 first floor SF + 865 second floor SF = 1617 SF, 11.67% REVISIONS BY 6' FRONT ENTRY 3 830DE EK ALB AVE. ATL 30307 404) 688 AGA LIVING AREA BEI DROOM OFFICE DINING AREA 5 PANTRY COVEREI ENTRY D KITCHEN 00 BEDROOM RANGE BATH2 0p LAUNDRY REFRIG. SINK DELON PRIMARY CLOSET CN OPEN DECK AREA W/ DECK AREA PERGOL A ABOVE 0 0 0 BEDROOM PRIMARY PRIMARY BATH 21'-7 1/8" EXISTING FIRST FLOOR PLAN D E DRAWN AMJ SCALE: 1/4"= 1'-0" WALL LEGEND JOBNO. 98601 EXISTING WALLS/ PARTITIONS TOREMAIN EXISTING WALLSI STRUCTURE/ /CABINETS TOBE REMOVED A1 NEW WALLS/I PAR RTITIONS SHEET OF 10 REVISIONS L - E = EEE EL - DEEEEEEE T - 3 18301 DEKALB AVE. ATLA LANTA,GA 30307 404) 688 7665 (ATTIC SPACE) OFFICE EEEEEE: EEEEEEE: DOWN L (ATTIC SPACE) H L TE AT EXISTING SECOND FLOOR PLAN SCALE SHOWN DRAWN MJ SCALE: 1/4" = 1-0" WALL LEGEND JOBN NO EXISTING WALLS/ PARTITIONS TOREMAIN EXISTINGV WALLS/ STRU RE/ CABINETS TOBE REMOVED A2 NEW WALLS/ PARTITIONS SHEET 2 OF REVISIONS C EEEEET EE E - E ESET DESS - - 5 - EE EEEEEET E d 1830DEKALB AVE. 30307 AMANT 404) AGA # EEEEEE EEE EEEEE L 5 1 - TE 4.22.2 EXISTING ROOF PLAN SCALE ASSHOWN 1 DRAWN AMJ SCALE: 1/4" - 1-0" JOBNO. 8601 A3 SHEET OF 10 REVISIONS BY - - d 1830DEKALB AVE. ATL ANTA, 30307 (404) 688 AGA 0o EXISTING FRONT ELEVATION SCALE: 1/4" =1 1-0" DATE SCALE E DRAWN AMJ JOB N NO. 98601 EXISTING RIGHT SIDE ELEVATION 2 SCALE: 1/4" 1-0" A4 SHEET OF 10 REVISIOI ONS - 3 ATL 1830 KALB AVE. 30307 40 588 GA EXISTING BACK ELEVATION SCALE: 1/4" = 1'-0" DATE SCALE DRAWN AMJ JOBNO. EXISTING LEFT SIDE ELEVATION 2 SCALE: 1/4"= 1-0" A5 SHEET OF REVISIONS 12'-0" DOWN COVERED ENTRY PORC - ur d 18301 DE KALB AVE. ATL ANTA, GA 30307 (404)6 688 7665 LIVING AREA BEDROOM OF FFIC DINING a AREA PANTRY COVERED OC ENTRY KITCHE EN BED 0C ON BATH2 BEDROOM4 LAUNDRY REFRIG. SINK ELW PRIMARY CLOSET OPEN - DECI AREA SCREENED 0 PORCH PRIMARY BEDROOM PRIMARY BATH 7'-8 1/8" 13'-1 21-7-1/8" DATE PROPOSED FIRST FLOOR PLAN SCALE DRAWN AMJ SCALE: 1/4" - 1'-0" WALL LEGEND JOBNO. EXISTING WALLSI PA TITIONS TOREMAIN EXISTING WALLS/ STRUCTURE/ CABINETS TOBEI REMOVED A6 NEW WALLS/ PARTITIONS SHEET 6 OF 10 REVISIONS 35' L à 1830DEKALB AVE. ATLA ANTA 30307 688 AGA OFFIC SAICES DOV MEDIA ROOMI BEDROOMS EEEES EEEE 2 CLOSET BATH3 SATS C LETSSSEET - ATE PROPOSED SECOND FLOOR PLAN SCALE AS DRAWN AMJ SCALE: 1/4" 1-0" WALL LEGEND JOBNO. 98601 EXISTING WALLS/ PARTITIONS TOREMAIN EXISTING WALLS/ STRUCTURE/ CABINETS TOBE REMOVED A7 NEW WALLS/ /PARTITIONS SHEET 7 OF 10 REVISIONS - C TEEEEEEET E 3X63XEXEXE L EEKESS3E 3 1830DEKALB AVE. ATLANT 30307 404)688 TACA TE - N - EEEEEE E EEEEET FH I - TET T TE PROPOSED ROOF PLAN SCALE AS SHOWN DRAWN AMJ SCALE: 1/4"= 1-0" JOBNO. 98601 A8 SHEET 8 OF REVISIONS C 1830 KALB AVE ATLAI 30307 (404) ACN 688 PROPOSED FRONT ELEVATION SCALE: 1/4" = 1'-0" A 7T DATE TE OES DRAWN MJ JOBNO 0860 PROPOSED RIGHT SIDE ELEVATION A9 2 SCALE: 1/4"= 1'-0" SHEET OF REVISIONS C d 1830 DEKALB AVE. 30307 AAS 404) 688 PROPOSED BACK ELEVATION SCALE: 1/4" =1 1'-0" DATE ASSHOWN .22.. DRAWN MJ JOBNO. 601 PROPOSED LEFT SIDE ELEVATION A10 2 SCALE: 1/4"= 1-0" SHEET OF Kate Russell 2426 Blackmon Dr. Decatur, GA 30033 678-227-0185 usselguotes@gmal.con Apr. 23, 2025 Re: Proposed Addition to 2426 Blackmon Dr. /Variance application # 1247535 Dear Neighbor, We would like to renovate our home in a couple of phases. Phase I would include replacing our rear deck & steps within the existing footprint and converting a portion of the space into a screened porch. Phase II would include building a second story addition over a portion of the home and replacing the existing front stoop with a covered entry porch. These plans require a variance because our house currently sits over the side and rear setback lines and is considered a legal non-conforming home. We are requesting a variance from section 27-2.2.1 of the DeKalb County Zoning Ordinance to reduce the side yard setback from 20' to 11' and the rear yard setback from 40' to 21'. You will see on the survey that these measurements reflect the current location of our home. These plans will be presented online June 11, 2025, at the DeKalb County Zoning Board of Appeals meeting. Should you have any questions about this project, please feel free to contact us at the contact information listed above. You may also contact Amanda Johnson at Small Carpenters At Large 404-688-7665 or Amanda@smalicapenters.com), Sincerely, sucleea Kate Russell Acknowledgement of Notification: I have been made aware of variance request #1247535 and given the opportunity to comment on the proposal. - approve the request) I deny the request I have been informed but have no opinion about the request Cum Signature Address: 2434 BIACMOn Pr