[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6201898,"mediaKeyId","3788560-d987ea321e42806c01e1ea891ab4cd7a","parentId",3788560,"title","188 North Cassingham plan for addition, attached garage sent to BZAP after ARB feedback; tree preservation central to design","audioSeconds",3734,"startMs",3104535,"endMs",6838725,"viewUrl","/Search/View?dp=1&key=3788560-d987ea321e42806c01e1ea891ab4cd7a&start=3104&end=6838","thumbnailUrl","https://assets.pipeline.soar.com/3788560-d987ea321e42806c01e1ea891ab4cd7a/thumbnail_3104535.jpg","articleUrl","/articles/6201898/Bexley/Franklin-County/Ohio/188-North-Cassingham-plan-for-addition-attached-garage-sent-to-BZAP-after-ARB-feedback-tree-preservation-central-to-design","mediaUrl","https://secure.pipeline.soar.com/6201898-c8fc642b42e9af867d45d0b955852552/orig.mp4?Expires=1771188867&Signature=Q24ejTjqHnilqTSfLviYHU3WUn7eV0d-36iYnR3PQYlwbHoPxbmdlI0qiqgEf0nhVEwLfcTgYxnnlSTj9Y0I-sjkz3XlL-pCCmO6s6Zphnpo9JpQWyp5Ln1zJ53JwSs~7~X53TvQH3gJONMr2HjoM5nbwBflYL0oxlbBJH1fHlOwGoatw~WEPqKcE4ttOWLFwdyvpZZBiTTn1rAax52i~gpE-wSizy2DCVaymCIq9jTMJkXvowzGDvV0FmKDd5JYl-Mw9X17tEdTGhrIZJDfObLUVD1wLya0J2VWN2JNPIibomdIVXKR9CykgUoKhJ5rZRmCar1J2fgVj6fTQO1C5w__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Bexley, OH ","date","2025-06-12T22:00:22Z","article","The ARB reviewed a proposed rear addition with an attached one‑car garage and a detached garage at 188 North Cassingham on June 12. Architect Steven Miller (Kaiser Design Group) presented the revised design; owners Dimitri and Nadia Kasman were in attendance.

Why it matters: the project requires a BZAP variance because the attached garage converts previously detached area into principal structure, changing the setback calculations. The owners and design team prioritized preserving a significant black locust tree in the backyard and working with an arborist to minimize root disturbance.

Board members generally praised the applicant's effort to preserve the large tree and recommended adjustments to reduce the visual length of the proposed primary/garage massing. Staff reported the lot’s impervious coverage would remain under the 60% threshold after the proposed work (the design team reported calculated coverage at about 56% after removals). Commissioners asked that the proposed long single‑bay garage be shortened where feasible and that the new portion be offset several inches so the original Sears‑era corner detail remains perceptible.

Accessibility needs also factored into design choices. The applicants said an elderly family member who uses a wheelchair will be staying with them, which supported the desire for an attached garage and interior accessibility; the owners discussed routing access and the possibility of preserving the existing driveway or delaying its removal to maintain safe vehicle and medical access.

Outcome: the ARB voted to forward the application to BZAP (for the required variance) with the understanding the applicant would return to ARB with final design details if zoning relief is granted. Staff and commissioners encouraged the team to shorten and/or shift the new garage portion where possible, to provide modest windows or a shaped window for the walk‑in closet on the second floor, and to consider permeable deck materials or elevated deck solutions to protect tree roots.

Next steps: the applicant will take the variance request to BZAP and, if approved, return to ARB for final design approval. Staff said they will review the revised plans and confirm lot coverage and setback calculations in advance of the zoning meeting.","mediaType","Video","parentTitle","2025-06-12 City of Bexley Architectural Review Board","oneSentenceSummary","A proposal to add living space and an attached garage at 188 North Cassingham was forwarded to BZAP after the ARB reviewed massing, driveway and tree‑preservation concerns.","taxTitle","Bexley, Franklin County, Ohio","taxId",72409,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6201910,"Neighbors and ARB split over 3-foot roof raise for 821 Grandin addition; board requests streetscape and dormer revisions",1195,914770,2109835,"/Search/View?dp=1&key=3788560-d987ea321e42806c01e1ea891ab4cd7a&start=914&end=2109","https://assets.pipeline.soar.com/3788560-d987ea321e42806c01e1ea891ab4cd7a/thumbnail_914770.jpg","/articles/6201910/Bexley/Franklin-County/Ohio/Neighbors-and-ARB-split-over-3-foot-roof-raise-for-821-Grandin-addition-board-requests-streetscape-and-dormer-revisions","https://secure.pipeline.soar.com/6201910-7b69327675fe9ac095f60c3f6b0e45ac/orig.mp4?Expires=1771188867&Signature=P~Nh5zoQRMgGMOqf0zIgDMvI~yMHDPbBTUi0rU-rULlY9EIRc5b4pEHAEAlTWvJ8Ss-7~cioACAO77xpEc-IbmEyD9~aeDOROUj8SG2zf1Le2n7AFX9rDos9Cbx0zmCh3Q1HxsOq0mIg154KrBagL~rjl15yEMo-AqqqKU0BooY1S7p49V~3pjMbXLjVPy0xSLuLgst1WTurX7RTsTG3qAlWNIztv44seI4~CA8o1A-Ofo2470J3dydh~xzFgiU7J0RRYR3e34Du4p3MQAJAL8tzKC4VLD-CHUZg6dz1TJBTpavoL0RgIGsQunWDqnQ7JM9zn561WGmfXv2Ko4IO1A__&Key-Pair-Id=KUT5TJCACFTXG","Taylor Summers, the architect for a project at 821 Grandin, presented plans on June 12 to add a two‑and‑a‑half‑story rear addition, raise the existing roof by 3 feet to gain attic space, add a second‑floor deck and replace a one‑car garage with a two‑car garage.

Why it matters: The project substantially changes roof height and massing on a street of mostly 1‑ to 1½‑story houses in South Bexley; commissioners said changes could alter the block’s character and set a precedent for similar roof raises.

Board members broadly agreed the basic program—additional living space and garage replacement—was understandable but differed on architectural approach. Commissioner Hyer said he had seen several “raising roofs” projects in South Bexley that he considered unsuccessful and warned that the proposed gables could \"dominate\" adjacent houses, changing neighborhood scale: \"I don't think this is the South Bexley way to do it, to be honest.\" Another commissioner urged the applicant to reduce dormer size and break up a large blank wall: \"I'd love to see a little bit more detail on the back porch\" and suggested adding windows or panels to avoid a blank facade.

Several commissioners recommended steps to reduce visual impact: reducing dormer scale, studying alternative roof shapes or partial hip treatments, and submitting a streetscape elevation showing neighboring house heights and gaps. One member recommended modeled 3‑D renderings so the board can better assess massing \"because we do experience these houses in 3‑D,\" and asked for elevations showing adjacent properties across the street and behind the lot.

The applicant said interior constraints limited some options—for example, the attic floor has low headroom and cannot practically be served by the house elevator—but said they were exploring smaller dormers and different roof treatments.

Outcome: The board voted to table the application to July 17 and requested the applicant submit: (1) a streetscape elevation showing adjacent houses and relative heights; (2) revised dormer studies with smaller dormers and roof-shape alternatives; and (3) clearer dimensioned elevations including ridge and eave heights. Staff said the applicant could be considered for the consent agenda if revisions arrive in time.

Context: The matter drew particularly strong comments on neighborhood character from commissioners who live in South Bexley and want additions to be visually \"subservient\" to original houses. Commissioners suggested materials, window patterns, and eave details are all important to reducing perceived scale.","Taylor Summers presented a proposal to add living space and raise the roof by 3 feet at 821 Grandin; commissioners said the change could dominate adjacent houses and directed the applicant to return with streetscape drawings and smaller dormer options.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6201914,"Owner seeks approval to replace demolished garage at 973 Montrose; board asks for full plans",483,403000,886000,"/Search/View?dp=1&key=3788560-d987ea321e42806c01e1ea891ab4cd7a&start=403&end=886","https://assets.pipeline.soar.com/3788560-d987ea321e42806c01e1ea891ab4cd7a/thumbnail_403000.jpg","/articles/6201914/Bexley/Franklin-County/Ohio/Owner-seeks-approval-to-replace-demolished-garage-at-973-Montrose-board-asks-for-full-plans","https://secure.pipeline.soar.com/6201914-e6a3fd09a588293c885d636e83ebb3c7/orig.mp4?Expires=1771188867&Signature=Fs3P84yMVtO67QptAQFojagklTHcXCrLPgcEcGLYFLW6kOJlC--YniaNgUwdUbuxQ5qHUJ2n-iiPmoVNwE~xo00ip4t1FaIFUr7mkpK6l-tnx8j7~3L5yXkMncqYfxC7mqToZddD-BrGTrBS6i0g41RtbPPCIdsoSFiqyecDPoLpzDJVcyF0PKUKjkkJAro2otU52V4NLqbF-EuHEFaQsi0ra7xvGkTO3tJjScITmV1vg8D4n5b9go6C6bB8vrGllwQz2Y-89CYBcF2RE8nyVD9cfPiLL99m10wzzwXrhvbWcJXzpz-5uuq2XeFrdf4HjGju7KgOyvZ5cDSXKqKvpQ__&Key-Pair-Id=KUT5TJCACFTXG","The Bexley Architecture Review Board on June 12 heard from homeowner Oliver Lineback, who is seeking a certificate of appropriateness to replace a garage that had already been demolished at 973 Montrose.

Board members and staff told Lineback the demolition triggered a requirement under Bexley code that a replacement plan be approved by the ARB before demolition, and that the application as submitted lacked full elevations and dimensioned plans. \"The demolition of a garage requires a replacement plan approved by this board before the demolition of a garage can occur,\" the planning staff noted during the presentation.

Why it matters: the board enforces design details in established neighborhoods; missing or unclear drawings can allow replacements that do not match existing materials, eave profiles or window and siding treatments.

During review, staff and commissioners emphasized matching construction details to the house. The planning consultant said the proposed 20-by-24 garage should \"match the house — pitch to match the house and siding to match the house,\" and flagged specific features they would inspect in any revised submittal: eave returns, siding color and profile, and window and trim details. Commissioners also noted the zoning requirement for two enclosed off‑street parking spaces in the district and confirmed a two‑car configuration meets that standard.

Lineback told the board he and staff would work together on detailed plans. Multiple board members recommended tabling the item to allow a professional plan set to be prepared and uploaded in time for the next meeting. \"For us to be able to review and quantitatively approve a design, we need to know the documented design criteria,\" one commissioner said.

Outcome and next steps: the board voted to table the application to the July 17 ARB meeting and instructed the applicant to submit full elevation drawings, scaled dimensions (ridge, eave, door heights) and details showing how new materials will match the existing house. Staff said the applicant must submit the information at least two weeks before the July 17 meeting to be considered for the consent agenda.

Context note: the matter arose during the board's new-business agenda; code enforcement originally flagged the demolition and while staff sought to find a path for compliance, commissioners repeatedly stressed the need for complete drawings before any approval.","The Bexley Architecture Review Board discussed an application to replace a recently demolished garage at 973 Montrose. The board agreed the replacement must match house details and asked the applicant to provide full elevation drawings and dimensional plans; the item was tabled to July 17 for resubmission.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6201904,"ARB sends 410 South Columbia addition to BZAP with positive recommendation and return for design review",1902,2347450,4249870,"/Search/View?dp=1&key=3788560-d987ea321e42806c01e1ea891ab4cd7a&start=2347&end=4249","https://assets.pipeline.soar.com/3788560-d987ea321e42806c01e1ea891ab4cd7a/thumbnail_2347450.jpg","/articles/6201904/Bexley/Franklin-County/Ohio/ARB-sends-410-South-Columbia-addition-to-BZAP-with-positive-recommendation-and-return-for-design-review","https://secure.pipeline.soar.com/6201904-508ff368309265e8f80ca2af06ef8a7d/orig.mp4?Expires=1771188867&Signature=JtnGLrjbiCmheziwqgAREBrFwsadZwCQcngmEp6Ml3VxVCjoIeZOdldXBmJeur7HI7ITBDG5Sl1PEGsJM7GLrmzCuVbt2l32kGDQTxxIc3LkJ~eEZBZzmuUDABNd~yOLRS4hTlRVkBxPo8-XjHshZYo9PHwpQSTOaAnJqsIhrDgT0Kk2mXPIev55zbr3h29qkQ1UzBainQQZ0pfrVK2eoKJ~wLaGYK4feyHgYPoatiSq--oRthUAM9zEV0eKHjsWxOV87gim4caWCj8yUeJM0Vr7j94yHVls2uhFhaPLLsBrdw0kKrRiU5UgduXJ9SbmlgQY2~lokgBeCDooTXYNLQ__&Key-Pair-Id=KUT5TJCACFTXG","The ARB reviewed a proposed two‑story addition at 410 South Columbia that would replace an open breezeway with conditioned space, add a mudroom and provide direct access to the garage. Architect Catherine Williamson presented the plans on behalf of owners Rebecca and Mark Dawson.

Why it matters: the proposal involves a previously‑granted variance for a breezeway connection that will need reconfirmation because the new design is materially different from the earlier approval. Because the addition changes an accessory structure into attached principal floor area, it raises setback and variance questions handled by the Board of Zoning and Planning (BZAP).

The ARB’s primary concerns were massing, material continuity and fenestration. Several members urged keeping the addition’s materials and window detailing consistent with the main stucco house so the whole mass reads as a single, cohesive residence. Commissioner Scott and others recommended returning the addition in stucco or a stucco‑like product rather than horizontal lap siding, which several members warned could look \"out of character\" with the existing house. One commissioner suggested using a thin‑stucco system (examples discussed included Sto/Powerwall‑style products) as a less expensive but durable way to match the main house.

Board members also asked for more window and cornice detail, and a clearer demonstration of how the addition affects the north elevation and neighboring properties. A public speaker, Alan Radner of 400 South Columbia, testified in support and asked that existing mature trees on the property be preserved.

Outcome: the ARB voted to move the application to BZAP with a positive recommendation conditioned on the project returning to ARB for final design approval if BZAP grants zoning relief. The motion carried unanimously.

Next steps: ARB staff said the item will appear before BZAP for the zoning determination; if BZAP approves the variance, the applicant must refine materials, window details and cornice treatments and return to ARB for final sign‑off.","The ARB recommended that BZAP consider a two‑story addition connecting a breezeway and garage at 410 South Columbia, giving a positive recommendation to the zoning board but requiring the project return to ARB for final design details if zoning relief is granted.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6201893,"ARB approves carport at 800 South Cassingham with eave and finish details to be finalized by staff",965,6886345,7851445,"/Search/View?dp=1&key=3788560-d987ea321e42806c01e1ea891ab4cd7a&start=6886&end=7851","https://assets.pipeline.soar.com/3788560-d987ea321e42806c01e1ea891ab4cd7a/thumbnail_6886345.jpg","/articles/6201893/Bexley/Franklin-County/Ohio/ARB-approves-carport-at-800-South-Cassingham-with-eave-and-finish-details-to-be-finalized-by-staff","https://secure.pipeline.soar.com/6201893-1383d6287437da2da909c41446f55d24/orig.mp4?Expires=1771188867&Signature=G4kcIAW~Z7JkbFnJRI-WM7s~pe13qsT7PEWGzQ63VYOwKKuSaM19NP2pQDpTf-IECVCxE~2L2RJCPuZ90s1bPjTrj1-QwLdcXUh7CX4RaPYUFR12b1ToGby1fIlybuXBXKJ6QWAu72rYcZHmaW0GxOqVs0sdRpvpRPz0QRaGXDkUkDLpfo6Q52zfhKLZdsdUJrpBRbCgXU6EDhZEnBN-XKTrSdd6lBGz~92D8oN2JcqViX6IyGz4MKPUY2ZTQBqfJU-ZEIsyaScjQBkVAry5NrkPy~3-QmYZsSruxnIMcU99yZC2fg2biTwr8CynxriNvRiQZJWyBQHydql3Aol7sg__&Key-Pair-Id=KUT5TJCACFTXG","Applicant Sean McNeil appeared June 12 seeking ARB approval for a 10‑by‑18‑foot carport attached to an existing garage at 800 South Cassingham. The design proposes a shed roof that ties into the garage roof, wrapped beams and columns matching the front porch, and a finished soffit and ceiling to give the carport a permanent, porch‑like character.

Why it matters: the project replaces an alley‑facing feature and the board wanted to ensure the new carport is built with durable, finished materials that age well and match existing house details.

The board reviewed updated elevation sketches and photographs showing the existing garage and the proposed roof connection. Mr. McNeil agreed to match the front‑porch columns and to use wrapped beams and a finished ceiling under the carport so it would read as a permanent architectural element, not a temporary lean‑to. Commissioners recommended robust post bases and that the post assemblies be elevated above the finished slab to avoid rot; they also suggested using durable cladding materials for long‑term low maintenance.

Outcome: the ARB granted a certificate of appropriateness with the condition that the applicant \"work on the eave details\" and that all design changes be subject to review and approval by the residential design consultant. The motion passed unanimously.

Follow‑up: staff will confirm final material selections, connection details to the existing fascia, column profiles and footing details before issuance of building permits.","The board approved a 10-by-18-foot carport addition to an existing garage at 800 South Cassingham with a condition that applicants work with staff on eave details and column bases; the design will match porch columns and include an enclosed ceiling to give a porch‑like appearance.","actionData","errors"]

Article not found

188 North Cassingham plan for addition, attached garage sent to BZAP after ARB feedback; tree preservation central to design

Neighbors and ARB split over 3-foot roof raise for 821 Grandin addition; board requests streetscape and dormer revisions

Owner seeks approval to replace demolished garage at 973 Montrose; board asks for full plans

ARB sends 410 South Columbia addition to BZAP with positive recommendation and return for design review

ARB approves carport at 800 South Cassingham with eave and finish details to be finalized by staff