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