Planning Commission approves 310 Magnolia remodel with conditions to limit visual impact

The Planning Commission approved a design review and a limited front‑yard setback variance for a remodel at 310 Magnolia on Aug. 8, finding the project categorically exempt under CEQA guidelines for minor alterations to existing facilities.

Architect John Ware described the project as a modest, largely interior remodel to make a bungalow accessible for elderly parents, including about 663 square feet of below‑grade garden‑level space and a 169‑square‑foot upper‑level addition to improve bedroom and bathroom usability. "We are adding a 169 square feet to the upper level to make the bedrooms and bathrooms more usable," Ware said in his presentation.

Commissioners asked about a retaining wall (confirmed to be below 4 feet) and potential impacts on neighboring light and privacy. Ware said the team used 3‑D BIM modeling to assess shadows and changed portions of roof form (shed roof) and eaves to reduce impacts. Commissioners proposed design refinements and staff recommended adding conditions to mitigate bulk and maintain consistency with the primary residence. The conditions included lowering a parapet on the northeast side, preparing revised eave drawings for staff review, softening the east/north facing wall with architectural treatment, and finishing the garage facade with stone veneer to match the house.

The motion to approve was adopted with the recorded votes of commissioners present. Staff indicated the findings and conditions would be appended to the project record and that the applicant would work with staff to finalize the eave revision and the wall‑softening option.