HomeMy WebLinkAboutLetter of IntentRYAN HARRIS & SUSAN BARR
524 MIDLAND STREET I LITTLE ROCK, AR 72205
City of Little Rock Department of Planning and Development
Attn: Board of Adjustment
723 West Markham
Little Rock, Arkansas 72201
June 25, 2020
To the Members of the City of Little Rock Board of Adjustment Committee:
We are writing to respectfully request a side yard setback variance to our residence at 524 Midland Street
in Hillcrest due to the unusual lot configuration created by Kavanaugh Boulevard. The requested variance
would allow us to build an attached room addition and carport on north side of our existing house, which
borders directly on Kavanaugh Boulevard, placing the new structures between our house, and Kavanaugh.
Our request respects and generally mirrors the common element of building to or near the right-of-way on
Kavanaugh Boulevard in the area from Stiffts Station westward. Our research indicates that part of the
reason Kavanaugh is so windy in this section is because the road had to be constructed so that the grade
was gentle enough for trolley cars to climb the ridge. This windiness in grade necessity caused odd -shaped
and steep lots in many instances. As a result, in many cases one corner and sometimes even entire street
facades of many residential and commercial buildings were built up to the right-of-way. And so, because
our lot borders Kavanaugh, the north property line is angled on a radius following the curvature of the
street. As our property line moves westward, the north -south dimension of our lot expands from 53 feet on
the east side (Midland Street frontage) to 81 feet on the west side, creating a trapezoidal shaped lot.
In order to build a structure that parallels the prescribed side yard setback, while maximizing use of our
property to add a carport and room addition, the northern sides of the new proposed structures would
have to be built following the same "expanding angle" of the property line, thus resulting in trapezoidal
shaped buildings. While structurally possible, it is aesthetically detrimental to the beauty of the
neighborhood for us to proceed with constructing trapezoidal buildings that run parallel with the curvature
of Kavanaugh Boulevard, rather than at right angles to the rest of our home.
As a result, we are requesting a variance to build structures that are placed onto the side yard setback /
right-of-way zone so that they can be more functional; built with northern walls that are perpendicular to
the front of our house; and allow us to maximize the use of our property as it moves westward.
We feel it's important to convey that though we're requesting a side yard setback variance, there are
additional considerations that make this request softer than it may seem on its surface and in relation to
the surrounding built -environment:
• Only a small angled sliver portion of the proposed new structures would sit onto the set back. Most
of the structures will be on our property and well -within the normal setback standards. Much of the
current use of the property is driveway and parking pad, so the proposed plan was created with the
idea of reducing impact on green space.
■ We will not remove any trees for construction, are in consultation with an arborist to minimize
impact, and will be planting several new trees once construction is complete.
• All materials choices and exterior design aesthetics will be consistent with our existing home and
follow a Craftsman -style edict.
■ We're working with an architect that both lives and works in Hillcrest and who shares our values of
preserving historic integrity.
• Brian Minyard of Zoning & Planning, Vince Floriani of Public Works, and Robbie Hudson of Urban
Forestry have all reviewed the plans and, other than the requested variance, the proposal abides by
the guidelines of Hillcrest DOD; and does not pose any issues for either Public Works or Forestry.
We love our home, the Hillcrest neighborhood, and the value of historic design/architecture. Outside of a
stint in Missouri, my wife has lived in Hillcrest for 20 years. In choosing to purchase 524 Midland post -rehab
in 2018, it was important to us that the house retained historic integrity. Indeed, the house accomplishes
that, and the contractor preserved many original interior features from the home's original construction in
the 1930s. In areas where that was not possible, they made intentional decisions to use period -accurate
materials and designs consistent with the Craftsman era.
In designing the proposed additions, we are taking great care to ensure the resulting project meets the
same standards. Our goal is that the additions blend seamlessly into the surrounding environment, and
contribute to the continued improvement, revitalization of, and increase of property values in Hillcrest.
Thank you for your consideration.
With enormous gratitude,
Rybq Harris aril Susan Barr
(m) 314-479-3001 1 nmc.ryan@gmail.com