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Commissioners return Pepper Avenue plan to action after major design concerns
Summary
A proposed single‑story replacement at 121 Pepper Ave, requesting plate‑height and attached‑garage special permits, was continued to action after commissioners raised scale, materials and street‑relationship concerns; the commission listed specific revisions for the applicant to address.
The Burlingame Planning Commission voted June 9 to bring back the proposed replacement house at 121 Pepper Avenue for further action after extensive criticism from multiple commissioners over scale, materials and its relationship to the street.
Staff described the project as a major design review and special permits request for higher plate heights (10 feet on outer portions, 15 feet in the central portion where 9 feet is the maximum) and an attached garage. The applicant, architect Justin Alexander, said a structural review concluded the existing two‑story house lacked sufficient integrity to be salvaged and that the team designed a new one‑story residence to minimize scale and preserve nearby heritage trees.
Commissioners raised several areas of concern: multiple speakers described the design as feeling “compound‑like” or “insular,” questioned the large amount of vertical siding and the front‑facing garage on a large lot, and urged more façade articulation and shading for south‑facing windows to reduce heat gain. Commissioner comments repeatedly asked for softened front hardscape, clearer material quality and more thoughtful front‑street engagement.
After discussion a motion to bring the project back to action passed (4 yes, 1 no, 0 abstain, 1 absent). The motion included specific direction to address siding choices, the front facade and garage treatment, hardscape/landscape balance, and shading or horizontal elements for the long south elevation. Commissioners and staff said the applicant should return with more detailed design work and clarifications—particularly on materiality, depth/3‑D renderings and FAR calculations—before any approval is considered.
Next steps: applicant to revise materials and provide more detailed elevations and renderings for the action hearing.
