[{"_1":2,"_98":-5,"_99":-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],{"_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",6277464,"mediaKeyId","2654742-859ed25b18a88ff3de26a9aa07798af0","parentId",2654742,"title","Design committee conditions material transition and offers styling suggestions for new San Mateo County home","audioSeconds",1824,"startMs",5588000,"endMs",7412000,"viewUrl","/Search/View?dp=1&key=2654742-859ed25b18a88ff3de26a9aa07798af0&start=5588&end=7412","thumbnailUrl","https://assets.pipeline.soar.com/2654742-859ed25b18a88ff3de26a9aa07798af0/thumbnail_5588000.jpg","articleUrl","/articles/6277464/San-Mateo-County/California/Design-committee-conditions-material-transition-and-offers-styling-suggestions-for-new-San-Mateo-County-home","mediaUrl","https://secure.pipeline.soar.com/6277464-6b0623df0eb413ef7805b7b509dc08ab/orig.mp4?Expires=1770442902&Signature=RbwofqzF5stKtIUEiXfqaPV5fTp~boqiZwzq3LuYVHGKXxjm059dyzESr7bl1HWSwTGVEXIG13cWRGTArcXeMp0CcldTy2Lz~P4vja-4LDboJ4F5GC1N2uJTq3UTcpKaYDBbfsMzPYyspQMcSptf3o0g08Wf5IlydHS704VCvEk37FdFuEBFr~36uYTHmJA8ZFpgMQeUQelgaR6G-gVkqR-mlNNJIoyzzTsD6nN6wpSfU1juvQlbJKPqfLKSnzLQ54I4hUuiGkDcjXAbIQfbnf-zRsJpDzq4iZ4ANSkMZe64K22dA038OG47~Tf4j3xIQgclTxxSZ81pdZO~z5xjkg__&Key-Pair-Id=KUT5TJCACFTXG","author","San Mateo County CA","date","2025-03-14T16:33:22Z","article","The San Mateo County Design Review Committee on March 13 recommended approval of a one-story single-family home proposed for 825 Edison Street, with a mandatory condition that the applicant provide a clear material-termination detail at a primary corner and several nonbinding design suggestions intended to improve the house’s street-facing appearance.

County staff summarized the proposal as a new, one-story, 1,887-square-foot single-family residence with an attached 516-square-foot garage on a 6,250-square-foot parcel; the project record lists a certificate of compliance and indicates removal of one significant tree and only minor grading. Staff advised the committee the project is exempt under CEQA Guidelines section 15303(a) for small new construction; Jonathan Brunn is listed as the project planner and the application was deemed complete Feb. 11, 2025.

Applicant Stephanie Retice introduced herself and described selecting a compact, site-built version of a manufactured home with a darker, “organic” palette and a stone skirting element at the base to help the house sit in the tree-lined setting. She said the design prioritizes indoor-outdoor orientation to the backyard, a covered porch and an entry sequence with views into the house.

Committee members praised the general composition but discussed visible material transitions at the front entry where a contrasting siding panel meets the primary siding. One committee member said that transition, if left as drawn, can appear “painted on” and recommended a wrap or termination detail at an inside corner to make it look intentional; the applicant agreed to provide a clear corner/termination detail. The committee made that detail a condition of its recommendation: the project must show a termination detail that resolves the siding/material transition at the front entry corner (preferred: wrap the wood detail around the corner or provide a deliberate inset/trim detail that reads as an intentional transition).

The committee also offered nonbinding recommendations: warm the primary gray siding slightly to harmonize with the wood and stone accents; consider adjusting the front walkway/entry alignment so the path from the driveway reads more clearly; and carry the stone or complementary material treatment where it will read naturally at inside corners. There were no public speakers on the item.

A motion to recommend approval with the stated condition passed by roll-call vote (Moshe Porter: yes; James Bennington: yes). County staff will incorporate the required termination-detail condition into the permit decision. The committee noted recommendations are advisory and not required for approval; if the applicant accepts the condition the project will not need to return to the committee for that detail.","mediaType","Video","parentTitle","Coastside Design Review Hearing - 03/13/2025","oneSentenceSummary","The committee recommended approval of a one-story new house at 825 Edison Street with a required material-termination detail at an entry corner and several nonbinding design recommendations about color and entry alignment.","taxTitle","San Mateo County, California","taxId",3572,"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},6277468,"Design review committee recommends remodel with deck articulation in Moss Beach",3033,2553000,5586000,"/Search/View?dp=1&key=2654742-859ed25b18a88ff3de26a9aa07798af0&start=2553&end=5586","https://assets.pipeline.soar.com/2654742-859ed25b18a88ff3de26a9aa07798af0/thumbnail_2553000.jpg","/articles/6277468/San-Mateo-County/California/Design-review-committee-recommends-remodel-with-deck-articulation-in-Moss-Beach","https://secure.pipeline.soar.com/6277468-0608e74c7f36ca9dc2e4a32498df4360/orig.mp4?Expires=1770442902&Signature=OyousXzKblxJPpW5PQRSnKgmB-yznXhvB-QtLi6kVDnqh8owGs6qX3ErJ~CU410CN96m6N3u~baiYIf511QepnD-EmWXOweTjqzplyGoxO1Tbj0AOvfZ3CsV~BOCZCR5OwzVRgVIKa65gm20gNqzRe8hzwqKk1kOyxI68YFn8lSEmqOtt5LsHljEgZj~PMOUUBua27uHPEcFIqf-fLekqYTcm5fkPvJeruezf0vUjdsSHPeoNoH3TowvX2Lrj-XyDrXnr58NUakc8CHZP3fB3kcpU2-TgbG0V4FmUqut7Th66oFZ8AYH5170qP~KN41gfKOF4NOkQ7LucU8FT27Zbg__&Key-Pair-Id=KUT5TJCACFTXG","The San Mateo County Design Review Committee on March 13 recommended approval of a major remodel at a three-story house in Moss Beach, asking the applicant for small design adjustments to the front decks to reduce the appearance of massing.

County staff presented the application for a remodel at 2100 (street name not specified) in Moss Beach (APN 037086080), describing interior and exterior changes including expanding usable space on the third floor by converting a gambrel roof to vertical walls and a low-hip roof, replacing damaged garage construction, modifying side decks and adding a spiral stair at the rear. The remodel reduces the garage footprint and reduces some lot coverage; staff recommended the project be found exempt from environmental review under CEQA Guidelines section 15301(a) for minor alterations to existing structures. Jonathan Brunn is listed as the project planner and the application was deemed complete Feb. 11, 2025.

The applicant’s architect explained the principal change is to convert the third floor’s canted (gambrel) walls into vertical walls to increase usable living area on that top level; the architect said the remodel also replaces red brick at the lower-level exterior with stone veneer and introduces more glazing on the ocean-facing elevations. The applicant said water intrusion and prior limb damage had degraded the existing garage, which will be demolished and rebuilt on a slightly smaller footprint to comply with lot coverage rules.

Committee members discussed the third-floor massing at length. One committee member said the new vertical walls make the top floor appear boxier even if the remodel reduces overall floor area and coverage; another member argued the revised roof and glazing will improve the house’s seaside character. The applicant’s team and county staff said further structural reductions to the third-floor footprint would be technically difficult and costly.

To address the committee’s visual concerns, a motion passed recommending approval with a condition to modify the front decks’ corners: the committee requested 45-degree corner treatments on the southwest corners of both levels’ front decks to add articulation and reduce the continuous horizontal plane. The committee also recommended the applicant consider roof articulation (extending or maintaining a gable element) and material or color adjustments to break up the top-floor plane. The motion passed on a roll-call vote (Mark Denn: yes; Moshe Porter: yes).

County staff will include the committee’s recommendation and the CEQA exemption citation in the administrative record that accompanies the formal county decision. Because the committee’s action is a recommendation, staff and the project planner will finalize permit conditions and any technical reviews (drainage, structural) during county permitting processes.","The San Mateo County Design Review Committee recommended approval of a major remodel for a three-story home in Moss Beach, asking for minor deck corner modifications and offering design suggestions to reduce perceived top-floor massing.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6277473,"San Mateo County design committee backs garage-and-ADU project in El Granada",0,6355000,"/Search/View?dp=1&key=2654742-859ed25b18a88ff3de26a9aa07798af0&start=6355&end=6355","https://assets.pipeline.soar.com/2654742-859ed25b18a88ff3de26a9aa07798af0/thumbnail_6355000.jpg","/articles/6277473/San-Mateo-County/California/San-Mateo-County-design-committee-backs-garage-and-ADU-project-in-El-Granada","https://secure.pipeline.soar.com/6277473-f8550794c1429d3087a79187b015e8a1/orig.mp4?Expires=1770442902&Signature=osK2QR7WVkq1MpRrdo1lnk-MyvXevVZAf42wHzUMUkcPTnN0~pp8fopNPUYQBfBMwU4RkcUOG3p8MTL7ykhPaI~OL7LFssjhiSbm1-10xSwnE-jado05TIzKBww6z6xAS~kkI9zuRb6iqy46kh5mIQiczs3AfD4lAvtAf2vmsYN0akaHrqd9Kq7gV2aGuPtqLMpcSyFw3cQUhVuy1xGofHcs0DJONK1Pk7tCmQHFXv-xkYw735HyEVdru417TjuJOLXh8UO2CLR5RalfEWMK2PxvF6bnRViBOoVdcWTPe4KSceBFsIwE9tyfmE8GQE-qDfSyORfy9pYprcQvo~XfXA__&Key-Pair-Id=KUT5TJCACFTXG","The San Mateo County Design Review Committee on March 13 recommended approval of a design review permit for a new garage with an accessory dwelling unit (ADU) below it at 172 El Granada Boulevard in El Granada.

The committee’s recommendation covers construction of a new 443-square-foot garage and a 608-square-foot ADU beneath it for an existing three-story, 1,902-square-foot single-family house on an 11,294-square-foot legal parcel. County staff advised the committee the project is categorically exempt from environmental review under California Environmental Quality Act Guidelines section 15303(a). Kanoa Kelly is listed as the project planner and the application was deemed complete Jan. 6, 2025.

The project team described the proposal as a modest intervention that removes an existing carport in the front setback, improves street-facing landscaping and breaks up the house’s massing by separating the new garage/ADU from the primary residence. Tom, the property owner, said the existing carport creates a safety hazard when backing onto El Granada Boulevard and that the new garage will provide safer vehicle access. Kristen Ridgeway, the project architect, said the ADU and garage together are modest in scale relative to the lot and that the design intentionally aligns materials and roof forms with the existing house.

Committee members asked clarifying questions about scope and plan details. A committee member confirmed that recent window and siding replacements on the main house had already been completed and therefore are not part of this discretionary review. Drainage and stormwater treatment were noted as items that would be reviewed elsewhere in the county’s permitting process.

After the committee’s discussion and no public speakers for the item, committee member Mark Denn moved to recommend the design review permit and to find the project categorically exempt under CEQA Guidelines section 15303(a). The motion passed on a roll-call vote (Mark Denn: yes; Moshe Porter: yes). The committee’s recommendation and the exempt determination will be forwarded to county staff for the formal decision letter. The committee noted the ADU is ministerial for planning purposes but reviewed the design-only aspects under the county’s design guidelines.

Because the committee’s action is a recommendation and the project planner’s determination is a county-level decision, the committee recorded that the project is not appealable to the California Coastal Commission and that any appeal of the county decision would follow the county’s appeal rules.

The committee did not attach conditions to its recommendation. The project record will include the committee’s findings and the CEQA exemption citation when the county issues its formal letter of decision.","The county Design Review Committee recommended approval of a design review permit for a new 443 sq. ft. garage with a 608 sq. ft. accessory dwelling unit below it at 172 El Granada Boulevard and found the project categorically exempt under CEQA guidelines section 15303(a).","actionData","errors"]

Article not found

Design committee conditions material transition and offers styling suggestions for new San Mateo County home

Design review committee recommends remodel with deck articulation in Moss Beach

San Mateo County design committee backs garage-and-ADU project in El Granada