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