44 E 3rd Ave. (Draper University)- Exterior Modifications

PA22-061 update 10.25

Project Description

A formal Planning Application was reviewed and approved for improvements to a historic building at the 44 E. 3rd Ave., which is a part of the Draper University campus. The proposal includes:

  • Reconfiguration of existing mechanical space to allow for the extension of the elevator from the 8th floor to the 9th floor, or penthouse level, associated electrical and mechanical upgrades and an elevator lobby; 
  • Remodel of the penthouse which includes reconfiguring the floor plan for the residential suite, repairing or replacing walls, windows, and doors to address damage (incurred under previous ownership) while retaining the same floor area for the penthouse level; and 
  • Improvements at the rooftop open space with new decking, landscaping and railing.

The building is a local historic resource and changes to the building’s exterior require Design Review through a Site Plan and Architectural Review planning application and compliance with the Secretary of the Interior's Standards for the Treatment of Historic Properties. 

Project Update

November 2025 – On November 20, 2025, the Zoning Administrator issued a final decision approving the proposed modifications.

October 2025 - Following staff/application discussions over the summer, the applicant resubmitted the revised plans. Per the recommendations from the City’s historical consultant, the revised plans include a new hipped roof that reduces the visual impact of the current sloped roof and new mechanical screening with metal screen walls that match the color of the existing rooftop. The City’s historical consultant found the latest plans to meet the Secretary of Interior’s Standards and be consistent with the Downtown Historic District Design Guidelines. As of October 29, 2025, the application has been deemed complete, and the Zoning Administrator is preparing to issue a Notice of Decision.

January 2025 - The applicant resubmitted the plans, which were subsequently deemed incomplete by staff. Additional details and information were requested to expand the rooftop screening to fully screen the new mechanical equipment, lower the proposed height of the penthouse on the western wing, and flatten the bedroom wall on the west elevation.

December 2024 - The application was deemed incomplete, with additional details/information needed to expand the rooftop screening to fully screen the new mechanical equipment and to redesign the western wing of the penthouse unit to remove the pitched roof and replace with a flat roof to lower visibility, and to reduce the size of the large windows to have a size and rhythm that is more consistent with the rest of the building. This direction was based on input provided by the City's historical consultant.

November 2024 - The applicant submitted an planning application (PA-2024-060) to modify the previous approved planning application (PA-2022-061). The proposed modifications include the as-built penthouse expansion and cooling tower piping, and an addition of screening for both existing and new equipment. The submission documents have been forwarded to the City hired third-party architectural historical consultant to evaluate the consistency with the Secretary of the Interior's Standards. 

September 2024 -  An inspection hold was placed on the building's permit, with no further inspections allowed until staff has reviewed the expanded scope of work for consistency with the Zoning Code and Secretary of the Interior's Standards. The work is also being reviewed by the City's historical consultant.

Spring/Summer 2024 - Construction work began on the building in the spring, and earlier this summer, the new cooling tower and portions of the rooftop penthouse were rebuilt.  The cooling tower piping and infrastructure and expanded scope of the penthouse rebuild exceeded the permit's approved scope of work.  As part of the Planning Application approval, the project is required to review all exterior work with staff to ensure that the renovations conform to the Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Structures. In addition all rooftop mechanical equipment is required to be screened from view with materials compatible with the building design.

2022/2023 - The formal Planning Application was submitted on August 25, 2022, and was approved by the Zoning Administrator on January 25, 2023.

2020/2021 - The Pre-Application phase of the project included: 1) a Neighborhood Meeting held on November 12, 2020, 2) a Planning Commission study session held on December 8, 2020 and 3) a design charrette study session held on January 26, 2021. (PA-2018-054)   

Related Documents

 Past Meetings

Applicant Information

Michael J. Castro, Brereton Architects
909 Montgomery St., Suite 260
San Francisco, CA 94133
mcastro@brereton.com

City Contact Information

Steven Peck
Assistant Planner
(650) 522-7217
speck@cityofsanmateo.org