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DRB grants retroactive approval for demolition and rebuilding of porte cochere and window amendments at 411 South Boundary Avenue
Summary
The board unanimously approved three related applications—retroactive demolition (CERH24-058), retroactive reconstruction (CERH25-031) and a window‑size amendment (CERH23-033 Amendment 2)—for work at the contributing property at 411 South Boundary Avenue SE following disclosure of rot and pest damage.
The Aiken City Design Review Board unanimously approved three related applications on Feb. 11, 2025, for renovations at 411 South Boundary Avenue Southeast, a contributing property in Historic Overlay District 2. Applicants Tom and Catherine Nance requested retroactive approval of the porte cochere demolition (CERH24-058), retroactive approval of the porte cochere reconstruction (CERH25-031), and Amendment 2 to Certificate of Appropriateness CERH23-033 to reduce two previously approved window heights.
Staff and the applicants told the board that photographs and inspection revealed wood rot and pest damage under the former porte cochere after siding removal; the applicants said the damage was concealed beneath prior vinyl and aluminum sidings and that structural timbers (including LVLs) were saturated and could not be reused. The applicants explained they had been delayed in obtaining a building permit and that demolition proceeded after discovery of severe damage. Tom and Catherine Nance said they regret the permitting sequence: “we're very sorry for the choice we made a year ago,” the applicants said on the record.
Scope of proposed reconstruction: the rebuilt porte cochere will have a hipped roof (replacing a nearly flat roof) to improve drainage and reduce future water intrusion; original full brick columns will be replaced with brick column bases and tapered wood columns to match the front porch; otherwise materials and finishes will match the previous porte cochere. The window amendment reduces two side‑elevation windows from 5 feet 6 inches to 4 feet 6 inches to accommodate an interior laundry counter; one of those windows was existing prior to the renovation and the other replaces a former metal door opening.
Property context: staff noted the structure is listed as circa 1900 on the Aiken Historic Resource Survey and circa 1892 on the Aiken County Assessor’s site. The DRB allowed the three applications to be heard together because they are part of the same renovation package but required separate motions and separate votes for each certificate.
Board reaction: members praised the applicants’ efforts to remove nonhistoric siding and to repair structural and exterior elements. Board member Barbara said the work shows careful restoration of original features, noting retained original door and beveled glass and the plan to reinstall the original curved handrails. Several board members commended the applicants for addressing long‑standing structural problems and said the reconstructed porte cochere will be more durable.
Formal actions: The board made three separate motions and votes. Each motion carried unanimously on voice vote: approval of CERH24-058 (retroactive demolition), approval of CERH25-031 (retroactive reconstruction of the porte cochere), and approval of CERH23-033 Amendment 2 (window size reduction). The transcript records unanimous approval for each motion; no roll‑call vote list was provided in the record.
Next steps: With the certificates approved, the applicants may continue the rehabilitation work in accordance with previously approved plans and any building‑permit requirements.
