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Design Review Board approves major remodel at 31211 Holly Drive with conditions on materials, lighting and public parking surface
Summary
A proposed major remodel, ADU and new garage at 31211 Holly Drive was approved with conditions requiring changes to exterior materials/colors, lighting zones and public-right-of-way paving to preserve neighborhood character and reduce nighttime light.
The Design Review Board voted 4–0 on Oct. 23 to approve a major remodel, new attached garage and detached accessory dwelling unit (ADU) at 31211 Holly Drive (Design Review 25-1724 / CDP 25-1725 / REP 25-1726), subject to several conditions added during deliberations.
Staff described the project as a substantial remodel and reconfiguration on a steep lot, including demolition of existing pedestrian bridge and decks, construction of a 3,060-square-foot single-family residence with attached two-car garage, a 606-square-foot detached ADU, new vehicle access from Holly Drive, and roughly 4.5 feet of front-yard fill to accommodate driveway grade. The project also proposes new landscaping, 898 square feet of elevated decks and a public parking space on Brook Street; the ADU requires a coastal development permit.
Public testimony included letters in support and two letters raising concerns about mass, scale, decking, the revocable encroachment for decorative paving and lighting. During deliberations board members praised the project’s overall approach to protecting neighbor views but asked for refinements.
Conditions adopted by the board require: (1) additional façade articulation and material/color variation — the applicant must work with staff to alter materials/colors (20–30% of portions identified) on the ADU and retaining walls to reduce the large uniform white surfaces; (2) revise the exterior lighting plan so lighting is zoned (3–5 zones), minimized in lumen output, and configured as point-of-use or timed/manual zones (e.g., stairs and access lighting on timers or point-of-use rather than always-on); staff will verify lighting reductions or the item will return to the board if no agreement is reached; (3) make the public parking area in the right of way asphalted (not fully stamped concrete) so it reads as public roadway, while allowing stamped concrete only on private property area to identify the parking stall; and (4) landscaping limits — key strawberry trees identified in the front entry shall be maintained so they do not exceed the roof height (staff and the applicant agreed to cap heights in conditions).
Board members said the project otherwise met design-review criteria and coastal findings and that the requested changes were intended to improve visual compatibility and reduce nighttime glare for the hillside neighborhood.
Motion and vote: The board adopted the staff resolution approving Design Review 25-1724, Coastal Development Permit 25-1725 and Revocable Encroachment Permit 25-1726 with the conditions above. Vote: 4–0.
Ending: Staff will finalize conditions in the resolution and work with the applicant on revised materials, the lighting zone plan and REP revisions prior to permit issuance.
