ARB forwards revised garage plan at 2775 Powell to Board of Zoning and Planning with condition to return to ARB

The Architecture Review Board on July 17 referred a revised plan for a new rear garage at 2775 Powell to the Board of Zoning and Planning for a special permit and required the applicant to return to ARB for final design approval. The applicant, Brian Larson, and owners Brian and Katie Shepherd presented changes intended to eliminate variances from an earlier design.

Staff summarized the project history and said recent redesigns reduced the footprint and addressed some prior variance triggers, but that the dormer and overall massing still required refinement. Karen explained that while the applicant eliminated the need for several variances, the plan still requires a special permit for a functional dormer under the zoning code. She noted that accessory structures are allowed close to lot lines under code but recommended ARB review the detailed design for compatibility with the primary Tudor‑style house.

Board members raised multiple design items: lowering the dormer and its eave to make the addition more subservient to the main house, simplifying or resizing window groupings to reduce a “busy” appearance, matching fenestration proportions front to back, and clarifying material transitions between stucco and any applied wood trim. One member suggested adding canopies over pedestrian doors and ensuring consistent sill heights. Another asked for clearer drawings and physical samples so the board can evaluate eave details and trim before final approval.

Because of the short posting timelines, staff told the applicant that if he could submit revised drawings quickly the BZAP agenda could be adjusted; otherwise, the ARB recommended the plan move to BZAP for the special permit and to return to ARB for final design review. The board then moved the application to BZAP with the condition that the applicant return to the ARB for final design review and approval.

Why it matters: the proposed garage is large for a rear accessory structure and sits near property lines; design decisions will affect neighbors’ views and the character of the immediate block. The board emphasized material consistency with the existing Tudor house and that the dormer be reduced in height and better integrated into the garage massing.

Next steps: the application will proceed to the Board of Zoning and Planning for a special permit consideration; following that action, the applicant is required to return to ARB for final design review and approval of details.

(Ending) The board’s recommendation preserves ARB oversight of final materials and trim while allowing the applicant to seek the zoning special permit needed to proceed with the project.