Board continues Braemar Drive concept review, asks for study of garage massing and noise buffers

The Single Family Design Board continued concept review Nov. 3 for a remodel and expansion at 3205 Braemar Drive, directing the applicant to further study the design of a new two-story garage wing and how it integrates with the main house.

Case planner Julian Fennessey told the board the current proposal removes a previously proposed accessory dwelling unit and a requested front-yard setback modification, so the project no longer requires Staff Hearing Officer review. The current concept proposes converting an existing attached three-car garage to living space, adding a new attached 690-square-foot three-car garage with a 532-square-foot gym above and a 209-square-foot terrace, and installing a new pool and pavilion. The project team said the proposed development totals 5,472 square feet on a 44,420-square-foot lot, which the applicant said is 110% of the guideline floor-to-lot-area ratio.

Applicant April Palencia (Vanguard Planning) and the project team described design changes made since the June review: a hip roof and a reduced 7-foot plate on the new garage element to reduce perceived massing, additional eaves, divided lights on front glazing, and a change from cable railing to vertical picket rail at the rear to better match traditional detailing. The landscape architect described a redesigned driveway with permeable pavers, relocation of some parking and screening, a proposed cabana, bocce court, poolside planting, and a plan to replace four trees removed; an arborist memo and Street Tree Advisory Committee review were referenced for one coral tree proposed for removal.

Neighbor Dan George, whose property borders the south side of the lot, said he was “far and away the most significantly impacted” and voiced concerns that retaining walls and grading extend into setbacks, finished patio and hardscape are close to the property line, and that civil plans included math discrepancies on square footage. The board requested clearer site sections and elevations to show retaining walls, adjacent grades and the relationship of the pool terrace to the neighbor's property.

Board members expressed a consistent set of requests: the new garage/second-story wing should be redesigned so its proportions, window-to-wall ratios and detailing relate to the primary residence rather than read as a separate "big box;" provide detailed drawings of railings, chimney caps and balcony supports; consider adding glazing to soften the garage massing where appropriate; and include measures for noise buffering between the pool/terrace and the adjacent neighbor. Members generally supported the landscape concept and the proposed tree replacement strategy.

The board voted unanimously to continue the project indefinitely to the full board with the list of study items noted above.