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' ! ! / # + / " ## ## ! $ % & '(,!)*)+.()(# +!$ ( !!+$ '8!&&(#(3&$ RESIDENTIAL DESIGN SOLUTIONS 406 La Jolla Street chrisruffat@yahoo.com San Mateo, CA. 94403 (650) 218-8161 1 Attn: Burlingame Planning Department date: 1/16/19 Re: 1020 Toyon Dr. Plan Changes The following is an itemized list of changes to the plans dated 1/15/19 and as requested by the planning commission at 1/14/19 meeting. Changes are noted delta 1 and dated 1/15/16. 1. Lowered upper level plate height from 8’-6” to 8’-1”. 2. Changed metal roofing panels to composition shingles. 3. Changed upper level exterior horizontal siding to exterior cement plaster to match the main level wall finish. 4. Changed front bedroom 2 widow exterior metal window awning to wood/ comp. shingles with painted wood brackets. 5. Added window and door wood trims and grids. Note no grids at the rear family room folding door. 6. Changed front entry door from single metal/glass unit to painted wood with side lite. 7. Changed metal roof at front window bay to wood/comp. shingles. 8. Delineated entry porch header element. 9. Reduced rear garage plate from 9’-1” to 8’-1”. 10. Reduced rear garage door from 9’-0” tall to 6’-8” high 11. All windows and door at rear garage are to match house. We hope we have adequately addressed items of concern by the commission members and hope our project now is better suited for your needs, thank you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" " * )'+ , 8 , )$ # 9# 9" :* " * , 3;36 $# * 3;4; 3;4; 2 <; *, # = # , "# + * " * , " " - ' ) ! 2 ***0&'+ ( )$ " ! 2 5;;& '+ ( ) , " " , #, *, 7 '+ , " ) 3FTQPOTFUPDPNNFOUT COLOR & MATERIALS SAMPLES TO BE PROVIDE FOR MEETING NOTED ON SHEET A5 TO THE WEATHER COLUMNS TO BE 14" NOMINAL EXISTING TREE TO BE REMOVED GLAZED GARAGE DOOR ANDERSON 400 SERIES NOTED ON PLANS !" ! . #* "&'+ >* )$ " ! 3; , ? 3-4 " & , , # # . , = = 3-4 ! * " . *, * # ! " " & 7 " * " '+ " *") ! +" , " *"" ! . ** & '+ * % " ). " * ! : , * @ * 0, ! $ #*," "" ! # # ! A " ** " * "* ", * , " 2 * "" ," ** ! B * * * > # * ! 2 ** , # " " # 0 ** , " * * ! : * " * " 7 8 * " , " * , * " * = ? ! * " ! 9 #, *% $ % && ' # ' ((,!)2!&&.()(4&(# !!+$ (*)+(# +!$ FLAT GLASS SKLIGHT NOTED SHT.A5 LOWERED FIRST FLOOR PLATE 6". LOWERED LOWER ROOF 12" SEE SHT. A5 FASCIA TO BE 8" APPROX. NUMBER OF MATERIALS TO BE 2 ONLY WOOD & STUCCO ADDED WOOD CORBELS AT DECK GARAGE DOOR TO BE ALUMINUM WITH GLAZED GLASS PLATE HEIGHT AT FIRST FLOOR BROUGHT DOWN TO 9'-6" COLUMNS TO BE 14" NOMINAL REMOVED STONE VENEERS BROUGHT LOWER ROOF DOWN 12" WINDOWS TO BE ANDERSON 400 SERIES ALUMINUM LOWER FIRST FLOOR PLATE TO 9'-6"OTHER HOUSES ARE 60 YRS OLD OUR HOUSE TO FIT W/NEW PROJECT AT REAR OF LOT NICELY REVISED FRONT PORCH & ENTRY DOOR Design Review Memo City of Burlingame Date: December 21, 2018 Planning Commission City of Burlingame 501 Primrose Road, Burlingame, CA 94010 Re: 1020 Toyon Rd. Designer: Christian Ruffat (Residential Design Solutions) Planner: Michelle Markiewicz I have received and reviewed the original plans submitted to the Planning Commission for 1020 Toyon Rd. I listened to the Planning Commission’s comments in the meeting video. I met with the owner, Architect, and Planner at City Hall to discuss the Planning Commission’s comments. Per our suggestions, the designer made revisions. Following is a comparison between the original design, and the current plan. Revisions to original design: Floor Plans: x Front porch has been reconfigured to eliminate really shallow section and provide for a front facing door within the porch. x Second floor has been modified to create an actual offset between bedroom 2 and 3. Front elevation: x The stone has been removed x The porch has been reconfigured and has wood columns x The first floor plate and building height has been lowered. x The framing has been altered such that the first floor wall heights reduce an additional foot in addition to the plate reduction. x A bay window has been added to the living room. x The upstairs bedroom now includes an actual wall offset rather than just the old gutter line. x Garage doors have been revised. x The rake trim has been revised. Right elevation: x The first floor plate and building height has been lowered. x The framing has been altered such that the first floor wall heights reduce an additional foot in addition to the plate reduction. Rear elevation: x The first floor plate and building height has been lowered. x The framing has been altered such that the first floor wall heights reduce an additional foot in addition to the plate reduction. x The lower door widths have been revised to match the second floor doors. x The rake trim has been updated. Left elevation: x The first floor plate and building height has been lowered. x The framing has been altered such that the first floor wall heights reduce an additional foot in addition to the plate reduction. x The stone has been removed. DESIGN GUIDELINES: 1. Compatibility of the Architectural Style with that of the Existing Neighborhood. There are a variety of houses on this block. The style of this house is along “Modern Craftsman” lines, and the proposed design should be compatible. The massing has been cleaned up and improved. 2. Respect for Parking and Garage Patterns in the Neighborhood The proposed detached garage provides for more space between houses, and meets the parking requirements. 3. Architectural Style, Mass & Bulk of the Structure: The revisions made to the initial proposal have improved the architectural style and massing of the project. The architectural style is more consistent. Proposed changes, such as the refined front porch softens the mass. 4. Interface of the Proposed Structure with the Adjacent Structures to Each Side: The proposed house will interface reasonably well with its neighbors. 5. Landscaping and its proportion to the Mass and Bulk of Structural Components: The proposed landscape plan seems reasonable and will be consistent with the neighborhood context. SUMMARY The project has been improved since we first saw it. The main concerns were with the plate heights, tallness of the first floor, materials mix, trims, and the porch design. The applicant has redesigned the front porch such that it is larger, more useful, and incorporates a front facing door. The building height has been brought down by lowering the first floor plate height, and also but not over framing the second floor, floor structure, out to the perimeter wall (this drops all lower roofs down by an additional foot).The stone has been removed which simplifies the composition. The fascia boards have an added layer of detail, which brings the scale down to where it wants to be. And an actual offset between the upstairs bedrooms adds authenticity to the front elevation. Perhaps they might want to take a look at making the beam across the front porch out of wood rather than stucco. We did not see a roofing sample, but I would recommend using the shortest seams possible (1” tall due to the hip roof components which will get bulky with taller seams), along with a non-reflective surface. With these changes/clarifications, I am comfortable with this project and would support it. Sincerely Randy Grange, AIA LEED AP Secretary RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for Design Review for a new, two-story single family dwelling with a detached garage at 1020 Toyon Drive, Zoned R-1, Genesis King Hwa LLC, property owner, APN: 026-240-160; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on January 28, 2019, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: 1. On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this Commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Section 15303 (a) of the CEQA Guidelines, which states that construction of a limited number of new, small facilities or structures, including one single-family residence, or a second dwelling unit in a residential zone is exempt from environmental review, is hereby approved. 2. Said Design Review is approved subject to the conditions set forth in Exhibit “A” attached hereto. Findings for such Design Review are set forth in the staff report, minutes, and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairman I, , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 28th day of January, 2019, by the following vote: EXHIBIT “A” Conditions of Approval for Categorical Exemption and Design Review 1020 Toyon Drive Effective February 7, 2019 Page 1 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped January 16, 2019, sheets A1 through A8, SU-1, and L-1 through L-6; 2. that prior to issuance of a building permit, a Tree Removal Permit and arborist report shall be submitted to the City Arborist for removal of the existing 32-inch diameter oak tree along the right side property line. If a Tree Removal Permit is not approved and the City Arborist determines that the design is to accommodate the existing oak tree, the revised project will be subject to review by the Planning Commission (FYI or amendment to be determined by Planning staff); 3. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staff); 4. that any changes to the size or envelope of the first or second floors, or garage which would include adding or enlarging a dormer (s), shall require an amendment to this permit; 5. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 6. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 7. that all air ducts, plumbing vents, and flies shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2016 Edition, as amended by the City of Burlingame; EXHIBIT “A” Conditions of Approval for Categorical Exemption and Design Review 1020 Toyon Drive Effective February 7, 2019 THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 11. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 12. prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 14. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been build according to the approved Planning and Building plans. 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(75((72%(5(029(' 127(522)($9(66+$//127352-(&772:,7+,1 2)3523/,1(*0(06666&2:%$&.)/2:35(9(17(56666$//:$7(5&211(&7,21672&,7<:$7(50$,16)256(59,&(25),5(/,1($5(72%(,167$//('3(5&,7<67$1'$5'352&('85(6$1'63(&,),&$7,21$1'$1<27+(581'(5*5281'87,/,7<:25.6:,7+,1&,7< 652:*$6$1'(/(&0(7(5/2&$7,216$63(53* (67$1'$5'67<3(75((72%(5(029(''UDZLQJ1XPEHU'$7(6FDOH3URMHFW1XPEHU5(9,6,216'$7(%<'(6&5,37,21$VLQGLFDWHG1(:5(6,'(1&(72<21'5%85/,1*$0(&$$*(13/$11,1*'$7$6&+(0$7,&6,7(3/$135(/,0,1$5</2&$7,210$36,7(6,7(3/$1*(1(5$/127(6ϳ͘Ez,/EKE/d/KE^d,dZYh/ZtKZ<dKWZ&KZDzKEd,^KWK&d,h/>/E'WZD/d&KZd,^W>E^DzZYh/Z&hZd,Z/dzWWZKs>^/E>h/E'Zs/tzd,W>EE/E'KDD/^^/KE͘d,h/>/E'KtEZ͕WZK:d^/'EZEKZKEdZdKZDh^dKd/EZs/^/KEdKd,/dz&KZEztKZ<EKd'ZW,/>>z/>>h^dZdKEd,:KKWzK&d,W>E^WZ/KZdKWZ&KZD/E'd,tKZ<͘ϴ͘EKdͲt,EW>E^Z^hD/dddKd,h/>/E'/s/^/KE&KZW>EZs/t͕KDW>d^hWW>DEd>DK>/d/KEWZD/dWW>/d/KEt/>>WZKs/͘ϵ͘/&'Z/E'WZD/d/^ZYh/Z/d^,>>Kd/E&ZKDd,WZdDEdK&Wh>/tKZ<^͘ϭϬ͘KE^dZhd/KE,KhZ^͗t<z^͗ϴ͗ϬϬDͲϳ͗ϬϬWD^dhZz͗ϵ͗ϬϬDͲϲ͗ϬϬWD^hEz^Θ,K>/z^͗EKtKZ<>>KtKE^dZhd/KE,KhZ^/Ed,/dzWh>/Z/',dK&tzZ>/D/ddKt<z^EEKEͲ/dz,K>/z^dtEϴ͗ϬϬDEϱ͗ϬϬWD3/$11,1*&5 PROJECT LOCATION 2721 Martinez Drive Item No. 8c Regular Action Item City of Burlingame Design Review and Hillside Area Construction Permit Address:2721 Martinez Drive Meeting Date:January 28, 2019 Request:Application for Design Review and Hillside Area Construction Permit for a first and second story addition to an existing single family dwelling. Applicant and Architect:Xie Guan, Xie Associates APN:025-023-040 Property Owner:Lin Yun Ping Lot Area: 10,015 SF General Plan:Low Density Residential Zoning:R-1 Environmental Review Status:The project is Categorically Exempt from review pursuant to the California Environmental QualityAct (CEQA), per Section15301 (e)(1)of the CEQA Guidelines, which states thatadditions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition. Project Description:The site is located on a sloping lot, which slopes upward from front to rear by seven feet and upward from left to right by ten feet. The existing two-story house with an attached two-car garage contains 3,484 SF of floor area and has three bedrooms. The applicant is proposing a first and second story addition to the main dwelling which would increase the total floor area to 3,998 SF (0.40 FAR), where 4,305 SF (0.43 FAR) is the maximum allowed. The project is 307 SF below the maximum allowable floor area. The subject property is located in the Hillside Area and Code Section 25.61.020 of the Burlingame Municipal Code states that no new structure or any addition to all or a portion of an existing structure shall be constructed within the affected area without a Hillside Area Construction Permit. Staff notes that the application previouslyincluded the addition of a new attached accessory dwelling unit on the lower floor of the main dwelling (behind the attached garage). Since the design review study meeting, the property owner has decided not to build an accessory dwelling unit and has withdrawn his application. Instead, the area behind the attached garage will contain a family room, bedroom and bathroom. With this application, the number of bedrooms will increase from three to five. Three off-street parking spaces, two of which must be covered, are required for this project. The existing attached garage provides two covered parking spaces (18’-4” wide x 22’-3” deep clear interior dimensions provided where 18’-0” x 18’-0” is the minimum required for an existing garage) and one uncovered parking space (9’ x 18’ as measured to the inner edge of the sidewalk) is provided in the driveway. All other Zoning Code requirements have been met. The applicant requests the following applications: Design Review for a first and second story addition (C.S. 25.57.010 (a) (2)); and Hillside Area Construction Permit (C.S. 25.61.020). This space intentionally left blank. Item No. 8c Regular Action Item Design Review and Hillside Area Construction Permit 2721 Martinez Drive 2 2721 Martinez Drive Lot Area: 10,015 SF Plans date stamped: January 7, 2019 EXISTING PROPOSED ALLOWED/REQ'D SETBACKS Front (1st flr): (2nd flr): 14'-11” ¹ 14’-11” ¹ no change no change 15'-6" (block average) 20'-0" Side (left): (right): 7'-8" 12’-0” 7’-8” 7’-0” 7'-0" 7'-0" Rear (1st flr): (2nd flr): 43’-6” 60’-6” 35’-4” 45’-4” to deck 15'-0" 20'-0" Lot Coverage:2905 SF 29% 3716 SF 37.1% 4006 SF 40% FAR:3484 SF 0.35 FAR 3998 SF 0.40 FAR 4305 SF ¹ 0.43 FAR # of bedrooms:3 5 --- Off-Street Parking:2 covered (18-4” x 22'-3”) 1 uncovered (9’ x 18’) no change 2 covered (18' x 20') 1 uncovered (9' x 18') Building Height:24'-10” 24’-10” 30'-0" DH Envelope:--- complies CS 25.26.075 1 Existing nonconforming front setback. 2 (0.32 x 10,015 SF) + 1100 SF = 4,305 SF (0.43 FAR). Staff Comments:None. Design Review Study Meeting: At the Planning Commission Design Review Study meeting on August 27, 2018, the Commission had several comments and concerns with the project and referred the application to a design review consultant (see attached August 27, 2018 Planning Commission Minutes). Please refer to the attached meeting minutes for a complete list of concerns expressed by the Planning Commission. The applicant submitted a response letter, date stamped January 17, 2019, and revised plans, date stamped January 7, 2019, to address the Planning Commission’s comments and concerns. A discussion of the analysis of the revised project and recommendation by the design review consultant is provided in the next section. The Commission directed that story poles be installed because of the sloping site and context of the neighborhood. Story poles were installed as directed (see attached story pole certification and story pole plan). The Commission expressed a concern with size of second floor roof deck that overlooks the neighboring property, noting that it is larger than typically allowed (usually limited to 100 SF or so). The Commission commented that they have been somewhat more permissive when the deck is off more private spaces, like a master bedroom, as opposed to this one which is off a dining room, and therefore could lead to potential noisy activities that overlooks the neighbor. In working with the design review consultant, the usable size of the deck has been reduced from 271 SF to 129 SF by incorporating a built-in bench and planter box with 6’-0” tall privacy Design Review and Hillside Area Construction Permit 2721 Martinez Drive 3 screening (hedge/shrub) (see revised Landscape Plan and Proposed Second Floor Plan, date stamped January 7, 2019). A condition of approval has been added which requires that the bench, planter box, landscape screening and irrigation be installed and maintained. Lastly, the Commission also requested that before this project comes back for action, the staff report include language from State law explaining that every community within the State is required to allow for ADUs in R-1 districts, and that it doesn't constitute rezoning. Although this project no longer includes an ADU, staff provides the following explanation for the benefit of the Commission and neighbors: On September 27, 2016 Governor Jerry Brown signed AB 2299 and SB 1069 into law. The legislation amends Government Code Section 65852.2, regulations for accessory dwelling units (previously referred to as “Secondary Dwelling Units” in the Burlingame Municipal Code). The amendments are intended to streamline housing production in the face of the State’s ongoing housing crisis by making it easier for property owners to create a second unit associated with a single family dwelling, which are largely located within the R-1 Zoning District. This is not considered a rezoning since the use is permitted on a property which contains a single family dwelling. Under the legislation such units are now to be referred to an “Accessory Dwelling Units” or “ADUs”. The revisions to State Law became effective on January 1, 2017. The City of Burlingame adopted revisions to its Zoning Code regulations creating consistency with State law on February 6, 2017. On September 29, 2017 Governor Brown signed additional legislation that provides clarification for the creation of ADUs; these include SB 229 and AB 494. The bills became effective January 1, 2018 and are intended to help clarify and improve various provisions of the law to promote the development of ADUs. Analysis and Recommendation by Design Reviewer: The design review consultant met with the project architect and property owners over several meetings to discuss the Planning Commission's concerns with the project and reviewed revised plans. Please refer to the attached design reviewer’s analysis and recommendation, dated December 27, 2018, for a detailed list of the changes made to the project and an analysis of how the revisions are consistent with the design guidelines. The design reviewer notes that with the revisions made to the project, it is her opinion that “the revised design meets the requirements of the design guidelines.” Based on the design review analysis of the project, the design reviewer recommends approval of the project as proposed. Design Review Criteria:The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. Suggested Findings for Design Review:That the architectural style, mass and bulk of the addition (featuring hip roofs, a front porch with a gable roof, composition shingle roofing, proportional plate heights, stucco siding, horizontal wood siding on a portion of the addition, and aluminum clad wood windows with wood trim) is compatible with the existing house and character of the neighborhood and that the windows and architectural elements of the proposed structure are placed so that the structure respects the interface with the structures on Design Review and Hillside Area Construction Permit 2721 Martinez Drive 4 adjacent properties, therefore the project may be found to be compatible with the requirements of the City’s five design review criteria. Required Findings for Hillside Area Construction Permit:Review of a Hillside Area Construction Permit by the Planning Commission shall be based upon obstruction by construction of the existing distant views of nearby properties. Emphasis shall be given to the obstruction of distant views from habitable areas within a dwelling unit (Code Sec. 25.61.060). Suggested Findings for Hillside Area Construction Permit:That the site is located on a sloping lot, which slopes upward from front to rear by seven feet and upward from left to right by ten feet, with the properties to the north and west located several feet above the subject property, and therefore will not be impacted by the proposed new construction; that the two-story portion of house is located along the lowest portion of the site therefore would minimize any impacts on long distant views; and that roof ridge on the proposed addition matches the roof ridge height of the existing house. For these reasons the project does not obstruct distant views from habitable areas with nearby dwelling units and therefore the project may be found to be compatible with hillside area construction permit criteria. Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: 1. that the project shall be built as shown on the revised plans submitted to the Planning Division date stamped January 7, 2019, sheets A1.0 through A4.0; 2. that the wood bench, built-in planter, landscape screening and irrigation on the deck off the dining room shall be installed and maintained as shown on the Landscape Plan and Proposed Second Floor Plan; 3. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staff); 4. that any changes to the size or envelope of the first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 5. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 6. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 7. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; Design Review and Hillside Area Construction Permit 2721 Martinez Drive 5 8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 9. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 10. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2016 Edition, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 11. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 12. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 14. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. Ruben Hurin Planning Manager c. Xie Guan, Xie Associates, applicant and architect Lin Yun Ping, property owner Attachments: August 27, 2018 Planning Commission Minutes Applicant’s Response Letter, date stamped January 17, 2019 Design Review Analysis, dated December 27, 2018 Story Pole Certification, dated January 11, 2019 Story Pole Plan, date stamped December 17, 2018 Application to the Planning Commission Letter of Explanation submitted by the applicant, date stamped January 12, 2018 Planning Commission Resolution (Proposed) Notice of Public Hearing – Mailed January 18, 2019 Area Map !" #! "$ !% && ''()$ *$ !+, !#!- % ((+%! ! $ +.)$ !/ *$ *+ % +!)$ % +$0 %%$ $ !1+ , + ,(! */(0 %-!(( , 23! . 3! ++$)!+ )4 ''() % )5!)6 . , '$'!0 $- !728 $)!%7**$ )9.:! . ! 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Applicant and Architect:Adam Bittle, Architecture Allure APN:028-316-280 Property Owners:Peter and Judith Cittadini TR Lot Area: 5,011 SF General Plan:Low Density Residential Zoning:R-1 Background: The subject property is located within the Burlingame Park No. 2 subdivision. Based upon documents that were submitted to the Planning Division by a Burlingame property owner in 2009, it was indicated that the entire Burlingame Park No. 2, Burlingame Park No. 3, Burlingame Heights, and Glenwood Park subdivisions may have historical characteristics that would indicate that properties within this area could be potentially eligible for listing on the National or California Register of Historical Places. Therefore, for any property located within these subdivisions, a Historic Resource Evaluation must be prepared prior to any significant development project being proposed to assess whether the existing structure(s) could be potentially eligible for listing on the National or California Register of Historical Places. A Historic Resource Evaluation was prepared for this property by Page & Turnbull, Inc., dated April 9, 2018. The results of the evaluation concluded that it is not eligible for individual listing on the California Register of Historical Resources under any criteria. Therefore, the proposed project may be categorically exempt from the California Environmental Quality Act per Section 15303 (a) of the CEQA Guidelines, which states that construction of a limited numbers of new, small facilities or structures, including one-single family residence, or a second dwelling unit in a residential zone is exempt from environmental review. In urbanized areas, this exemption may be applied to the construction or conversion of up to three (3) single-family residences as part of the project. Project Description:The applicant is proposing to demolish an existing one-story single family dwelling and detached garage to build a new, two-story single family dwelling and detached one-car garage. The proposed house and detached garage will have a total floor area of 2,944 SF (0.58FAR) where 2,944SF (0.58FAR) is the maximum allowed. A total of two off-street parking spaces, one of which must covered, are required for the proposed four-bedroom house. The new detached garage will provideonecode-compliant covered parking space(10’ x 20’ clear interior dimensions); one uncovered parking space (9' x 20') is provided in the driveway. All other Zoning Code requirements have been met. The applicant is requesting the following application: Design Review for a new, two-story single family dwelling and detached garage (C.S. 25.57.010(a)(1)). This space intentionally left blank. Item No. 9b Design Review Study Design Review 1629 Howard Avenue 2 1629 Howard Avenue Lot Area:5,011 SF Plans date stamped:January 18, 2019 PROPOSED ALLOWED/REQUIRED SETBACKS Front (1st flr): (2nd flr): 16'-8½” 20’-7” 15'-0” 20'-0” Side (left): (right): 13'-7¾" 4’-7¼” 4'-0" 4’-0” Rear (1st flr): (2nd flr): 29’-0” 29’-0” 15'-0" 20'-0" Lot Coverage:1846 SF 36.8% 2004 SF 40% FAR:2944 SF 0.58 FAR 2944 SF 1 0.58 FAR # of bedrooms:4 --- Off-Street Parking:1 covered (10' x 20') 1 uncovered (9' x 20') 1 covered (10' x 20') 1 uncovered (9' x 20') Building Height:29’-0” 30'-0" DH Envelope:complies CS 25.26.075 1 (0.32 x 5,011 SF) + 1,100 SF + 240 SF = 2,944 SF (0.58 FAR) Staff Comments:None. Design Review Criteria:The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. Ruben Hurin Planning Manager c. Adam Bittle, Architecture Allure, applicant and architect Peter and Judith Cittadini TR, property owners Design Review 1629 Howard Avenue 3 Attachments: Application to the Planning Commission Notice of Public Hearing – Mailed January 18, 2019 Aerial Map Separate Attachments: Historical Resource Evaluation conducted by Page & Turnbull, Inc., dated April 9, 2018 1629 Howard Avenue300’ RadiusAPN #028.316.280 DPR 523A *Required information State of California The Resources Agency Primary #______________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI #__________________________________________________ PRIMARY RECORD Trinomial______________________________________________ NRHP Status Code 6Z Other Listings_____________________________________________________________________ Review Code________ Reviewer________________________ Date_______________ Page 1of 15 Resource name(s) or number (assigned by recorder)1629 Howard Avenue P1. Other Identifier: *P2. Location: Not for Publication _Unrestricted *a. County San Mateo *b. USGS 7.5’ Quad San Mateo, Calif. Date 1999 *c. Address 1629 Howard Avenue City Burlingame Zip 94010 d. UTM:(Give more than one for large and/or linear resources) Zone , mE/ mN *e. Other Locational Data: Assessor’s Parcel Number 028-316-280 *P3a. Description:(Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries.) 1629 Howard Avenue is located on a 50-by-100-foot lot on the south side of Howard Avenue between Occidental and Costa Rica avenues in the Burlingame Park neighborhood. Built in 1919-1920, 1629 Howard Avenue is a 1,600-square-foot one-story-over- basement wood-frame residence in the Craftsman style. The rectilinear-plan building, clad in stucco siding, sits on a concrete foundation and features a side gabled roof. A covered entry porch at the northwest corner of the residence features a cross-gabled roof supported by battered columns. The asphalt shingle-clad roof forms include overhanging eaves with wood soffits, decorative knee braces, and exposed purlin tails with elaborated ends. Exposed rafter tails are visible on the north and south facades. The gable ends of the roof forms have a simple wood fascia. The residence contains an interior chimney clad in stucco located at the northeast end of the building. All windows on the main residence are non-original vinyl-sash windows set in narrow vinyl frames. The property includes a detached garage at the rear southwest corner of the lot, accessed by an asphalt and concrete driveway. The original detached wood-frame garage, built at the same time as the residence, was rebuilt in 1960. The current garage has an L-shaped plan with a front-gabled roof, set on a concrete foundation, and clad in horizontal wood channel siding. All doors and windows on the garage are wood with wood framing. (See Continuation Sheet, page 2.) *P3b. Resource Attributes: (list attributes and codes)HP2: Single Family Residence *P4. Resources Present: _Building Structure Object Site District Element of District Other P5b. Photo: (view and date) View of the primary (north) façade, April 9, 2018. *P6. Date Constructed/Age and Sources: _Historic Prehistoric Both 1919-1920 (new construction permit, water tap records) *P7. Owner and Address: Peter & Judith Cittadini 1629 Howard Avenue Burlingame, CA 94010 *P8. Recorded by: Page & Turnbull, Inc. 417 Montgomery Street, 8 th Floor San Francisco, CA 94104 *P9. Date Recorded: 4/9/2018 *P10. Survey Type: Intensive *P11. Report Citation:(Cite survey report and other sources, or enter “none”)None *Attachments: None Location Map Sketch Map _Continuation Sheet _Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (list) P5a. Photo State of California The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 2 of 15 Resource Name or # (Assigned by recorder) 1629 Howard Avenue *Recorded by Page & Turnbull, Inc. *Date April 9, 2018 _Continuation Update DPR 523L *P3a. Description (continued): The primary façade of 1629 Howard Avenue faces north (Figure 1).1 The primary façade includes typical cladding and overhanging eaves with exposed rafter tails. At the east end of the primary façade is a fixed, vinyl-sash picture window with a simulated divided-lite transom (Figure 2). Located at the northwest corner of the residence is an entry porch that projects from the primary (north) and west facades. The cross-gabled roof of the entry porch is supported by four battered columns that extend down to the ground level. Wood beams that span the length above the columns have elaborated ends. The area below the gables of porch roof are infilled with stucco cladding and feature decorative wood knee braces. The porch is accessed by a concrete walkway that leads to a set of brick stairs flanked by low, stucco-clad walls with brick caps (Figure 3). A non-original metal railing runs up the middle of the staircase. Two short stucco-clad piers flank the staircase at the porch level. Around the perimeter of the porch, between the piers and battered columns, are simple wood railings. The floor of the porch is clad in tile with a brick edge, and the ceiling is clad in stucco. The primary entrance to the building is located on the primary façade, slightly east of the staircase. The primary entry door is a glazed wood door with true divided lites set in a wood frame with a molded surround (Figure 4). The entry porch wraps around to the west façade (Figure 5). Figure 1. Aerial photograph of 1629 Howard Avenue. Subject property outlined in orange. Source: Google Maps, 2018. Edited by Page & Turnbull. 1 The primary façade of 1629 Howard Avenue faces slightly northwest of true north, but for the purposes of this report the facades will be referred to as primary (north), east, rear (south), and west. State of California The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 3 of 15 Resource Name or # (Assigned by recorder) 1629 Howard Avenue *Recorded by Page & Turnbull, Inc. *Date April 9, 2018 _Continuation Update DPR 523L Figure 2. Primary (north) façade, looking south. The window at the east end of the façade is largely obscured by trees. Figure 3. Detail of stairway leading to the entry porch on the primary façade, looking southwest. Figure 4. Primary entry door, located on the primary (north) façade, looking south. Figure 5. Entry porch, which wraps around to the west façade, looking south. The west façade of the residence faces a driveway that leads to the detached rear garage (Figure 6). The west façade contains typical siding and typical overhanging eaves and wood fascia. The entry porch, which is located at the northwest corner of the residence, projects from the west façade (Figure 7). The porch includes typical features found on the primary (north) façade such as stucco-clad battered columns, wood railings spanning columns, infilled sections under the gable ends, and overhanging eaves with decorative knee braces. Leading out from the living room onto the porch on the west façade is a set of original double-doors (Figure 8).The wood doors are glazed with true divided lites and are set in a wood frame with molded surround. Exposed purlin tails with elaborated ends and decorative wood knee braces are located beneath the gable end of the primary roof form on the west façade (Figure 9). The main gable peak also includes decorative detailing with vertical wood boards. South of the porch, the west façade features an angled bay that extends down to the ground level, capped by an asphalt shingle-clad roof with exposed wood rafter tails. The angled bay contains a fixed picture window with a simulated divided-lite transom flanked by double- hung windows. Above the south end of the angled bay is a small wood vent. South (right) of the angled bay is a pair of two double- hung windows and one larger double-hung window. All double-hung windows on the west façade vinyl-sash and include screens. State of California The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 4 of 15 Resource Name or # (Assigned by recorder) 1629 Howard Avenue *Recorded by Page & Turnbull, Inc. *Date April 9, 2018 _Continuation Update DPR 523L Figure 6. Partial view of the west façade, looking northeast. Figure 7. Partial view of the porch on the west façade and the driveway leading to the detached rear garage, looking south. Figure 8. Glazed double-doors located on the west façade, leading to the entry porch. Figure 9. Decorative detailing, wood knee braces, and exposed purlin tails with elaborated ends under the gable of the west façade. The rear (south) façade faces a small yard and contains typical cladding and typical overhanging eaves with exposed rafter tails (Figure 10). At the west end of the rear façade is a set of glazed, vinyl double-doors set in a wood frame that lead to an elevated wood deck (Figure 11). The wood deck is accessed by wood steps and includes a wood railing with wood balusters and clear plastic panels. The area below the elevated deck is enclosed by wood lattice panels. East of the wood deck is a projecting, partial- height volume capped with an asphalt shingle-clad shed roof with a synthetic slab door leading down to the basement of the residence. Above the basement door is a fixed-over-awning window. At the east end of the rear façade is a projecting bay enclosed by an extension of the primary roof form. The projecting bay contains a set of four casement windows with simulated divided lites. State of California The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 5 of 15 Resource Name or # (Assigned by recorder) 1629 Howard Avenue *Recorded by Page & Turnbull, Inc. *Date April 9, 2018 _Continuation Update DPR 523L Figure 10. Rear (south) façade, looking north. Figure 11. Wood deck at the west end of the rear façade, looking northwest. The east façade faces a very narrow side setback and the adjacent home at 1625 Howard Avenue (Figure 12). The east façade has typical siding, as well as the typical elaborated purlin tails, knee braces, and decorative gable details found on the west façade. From south to north (left to right), the east façade features three double-hung windows and two fixed windows with simulated divided lites. All of the double-hung windows on the east façade include screens. Above the north end of the east façade is an interior chimney clad in stucco (Figure 13). Figure 12. Partial view of east façade, looking south. Subject residence is on the right, and the neighboring home at 1625 Howard Avenue is on the left. Figure 13. Partial view of the north end of the east façade, looking southwest. The detached garage is L-shaped in plan with horizontal wood channel siding and features a front-gabled roof with asphalt shingle cladding (Figure 14). The north façade of the garage contains a retractable garage door with horizontal wood channel siding and a wood Dutch door on the recessed wing. The east façade of the garage includes a fixed divided-lite wood-sash window set in a wood frame and sill (Figure 15). On the north, recessed portion of the east façade of the garage is a fully-glazed wood door with true divided lites (Figure 16). The subject lot contains a grass front lawn with several trees that partially obscure the east side of the primary (north) façade. One Italian cypress tree is located west of the staircase leading to the front porch. The rear yard is enclosed by a wood fence and includes a small grass lawn at the southeast corner (Figure 17). Exposed-aggregate concrete surrounds the rear wood deck at the ground level. The side yard on the east side of the residence, enclosed by a wood gate, is narrow, over-grown, and not readily accessible. At the west side yard, a driveway leads to the detached rear garage located at the southwest corner of the lot. A tall State of California The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 6 of 15 Resource Name or # (Assigned by recorder) 1629 Howard Avenue *Recorded by Page & Turnbull, Inc. *Date April 9, 2018 _Continuation Update DPR 523L wood fence extends from the southwest corner of the main residence to the northeast corner of the garage and includes a swinging gate that leads to the rear yard. Figure 14. North façade of the detached garage, looking south. Dutch door partially visible to the left. Figure 15. East façade of the detached garage, looking west. Figure 16. Fully-glazed door on the north end of the east façade of the garage, looking west. Figure 17. View of the rear yard, enclosed by a wood fence, from the elevated wood deck, looking southeast. The surrounding neighborhood of Burlingame Park contains many homes built in Craftsman and revival styles. The neighboring adjacent property to the west is 160 Occidental Avenue, built in 1926, and to the east is 1625 Howard Avenue, built in 1924 (Figure 18). Across the street, at the intersection of Occidental and Howard avenues, is 200 Occidental Avenue, built in 1922 (Figure 19). Figure 18. 1625 Howard Avenue, built in 1926, is located adjacent the subject property to the east, looking south. Figure 19. 200 Occidental Avenue, built in 1922, is located across the street from the subject property, looking north. DPR 523B *Required information State of California The Resources Agency Primary #__________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI#______________________________________________ BUILDING, STRUCTURE, AND OBJECT RECORD Page 7 of 15 *NRHP Status Code 6Z *Resource Name or #(assigned by recorder)1629 Howard Avenue B1. Historic name: 1629 Howard Avenue B2. Common name: 1629 Howard Avenue B3. Original Use: Single-Family Residence B4. Present use: Single-Family Residence *B5. Architectural Style:Craftsman *B6. Construction History: (Construction date, alterations, and date of alterations) Based on a new construction permit application on file at the Burlingame Community Development Department, construction on 1629 Howard Avenue was initiated in late 1919. The building is known to have been connected to the municipal water system in December 1919. Construction on the building was likely completed in 1920, which was the first year that the home was occupied. Based on the footprint of the main residence as illustrated in the 1921 Sanborn map, which dates to just over a year after completion of the subject property, the building retains its original mass and plan. The 1921 and 1946 Sanborn maps illustrate a small, rectangular plan detached garage. A 1960 permit specifies the “rebuilding” of the garage, which based on visual evidence appears to have included an extension on the north façade of the garage to create an L-plan. Permitted work in the 1970s and 1980s included reroofing and minor plumbing repairs. In 1994, the kitchen and two bathrooms were remodeled, and an interior load-bearing wall was removed between an existing bedroom and sunroom to create a larger master bedroom. During the 1994 remodel, all original wood-sash windows on the residence were replaced with vinyl-sash windows. In 1994, new redwood deck was also constructed at the southwest corner of the residence, accessed by a new door on the south façade. A photograph dating to 1962 indicates a screen door on the primary entry door, which may have been original but has since been removed. The projecting entryway and door to the basement on the rear (south) façade also appear to be a later alteration. (For table of building permit applications, see Continuation Sheet, page 8.) *B7. Moved?_No Yes Unknown Date: Original Location: *B8. Related Features: None B9a. Architect:Architect unknown b. Builder: L. A. Kern *B10. Significance: Theme:N/A Area Burlingame Park Period of Significance N/A Property Type Single-Family Residential Applicable Criteria N/A (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity) Historic Context: City of Burlingame The lands that would become the City of Burlingame were initially part of Rancho San Mateo, a Mexican-era land grant given to Cayetano Arena by Governor Pio Pico in 1845. Over the next four decades, the lands passed through the hands of several prominent San Francisco businessmen, including William Howard (purchased 1848) and William C. Ralston (purchased 1856). In 1866, Ralston sold over 1,000 acres to Anson Burlingame, the US Minister to China. Following Burlingame’s death in 1870, the land reverted to Ralston and eventually to Ralston’s business partner, William Sharon. Very little formal development occurred during this period, with most of the land used for dairy and stock farm operations. In 1893, William Sharon’s trustee, Francis G. Newlands, proposed the development of the Burlingame Country Club as an exclusive semi-rustic destination for wealthy San Franciscans. A railroad depot was constructed in 1894, concurrent with small-scale subdivisions in the vicinity of Burlingame Avenue. (See Continuation Sheet, page 8.) B11. Additional Resource Attributes:(List attributes and codes) None *B12. References:See Continuation Sheet, page 12. B13. Remarks: None *B14. Evaluator:Hannah Simonson, Page & Turnbull, Inc. *Date of Evaluation: April 9, 2017 Source: San Mateo County Assessor’s Office, 2018. Property highlighted in orange. Modified by Page & Turnbull. (This space reserved for official comments.) State of California The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 8 of 15 Resource Name or # 1629 Howard Avenue *Recorded by Page & Turnbull, Inc.*Date April 9,2018 _Continuation Update DPR 523L State of California The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 9 of 15 Resource Name or # 1629 Howard Avenue *Recorded by Page & Turnbull, Inc.*Date April 9,2018 _Continuation Update DPR 523L *B6. Construction History (continued): Building permit applications on file at the Burlingame Community Development Department reveal the following alterations and updates: Date Permit #Owner Description 10/18/1919 25 New construction permit: 1629 Howard Avenue, south side 50 east of Occidental, Block 8. L. A. Kern. 9/1/1960 933 Fisher Rebuilding garage. 5/16/1979 2722 Zina G. Baskett Remove old roofing asphalt shingles and reroof. 8/27/1980 1987 Zina G. Baskett Plumbing permit. 9/14/1989 8818 Zina G. Baskett Replace hot water heater. 10/18/1994 9404779 Zina G. Baskett Remodel kitchen and two bathrooms with electrical service upgrade and replacement of all windows; remove load-bearing wall between bedroom 2 and sunroom to create master bedroom; new redwood deck; add French doors at breakfast nook to exit on to new deck. 12/8/1994 9405058 Zina G. Baskett Reroof. 12/21/1994 9405128 Zina G. Baskett Revision to approved plans prior to final inspection – new header at bedroom 2/sunroom window. 12/22/1994 9405141 Zina G. Baskett New wood deck, 120 sq. ft. and new doors to deck. *B10. Significance (continued): During this time, El Camino Real acted as a de facto dividing line between large country estates to the west and the small village of Burlingame to the east. The latter developed almost exclusively to serve the needs of the wealthy estate owners. Burlingame began to develop in earnest with the arrival of an electric streetcar line between San Mateo and San Francisco in 1903. However, the 1906 earthquake and fires had a far more dramatic impact on the area. Hundreds of San Franciscans who had lost their homes began relocating to Burlingame, which boomed with the construction of new residences and businesses. Over the next two years, the village’s population grew from 200 to 1,000. In 1908, Burlingame incorporated as a city, and in 1910, annexed the north adjacent town of Easton. The following year, the Burlingame Country Club area was also annexed to the City. By 1920, Burlingame’s population had increased to 4,107. Burlingame Park Neighborhood The subject property was constructed in the Burlingame Park neighborhood, one of three subdivisions (including Burlingame Heights and Glenwood Park) created from lands that were part of the San Mateo Rancho. William C. Ralston, having reacquired the property following Burlingame’s death, began to develop plans for a residential park in this area as early as 1873. Initially, Ralston hired William Hammond Hall to draw up a plan for an exclusive residential development to be called Burlingame Park. Hall’s early plan was never realized, but work began on the residential development in the 1890s under Francis Newlands. Newlands commissioned Hall’s cousin, Richard Pindell Hammond, Jr., to draw up a new plan for the subdivision. The plan “centered on a communal country club and featured winding tree-lined roads, ample lots, and polo fields for the residents.”2 The land was subdivided, and the streets were laid out in May 1905 by Davenport Bromfield and Antoine Borel. The residential neighborhood is located in close proximity to the Burlingame Country Club and the neighborhood was officially annexed to the City of Burlingame in 1911.3 Burlingame Park, Burlingame Heights, and Glenwood Park were the earliest planned residential developments in Burlingame and were subsequently followed by Burlingame Terrace, Burlingame Grove, Burlingame Villa Park, and Easton. Burlingame Park is bounded by County Road to the north; Burlingame Park, Crescent, and Barroilhet avenues to the east; Pepper Avenue to the south; and Bellevue Avenue to the west. Sanborn Fire Insurance Company maps indicate that Burlingame Park developed over a period of about 50 years. Modest residences were constructed within the subdivision in the early years. The town of Burlingame experienced a residential building boom in the early 1920s and most of the residences within the neighborhood were constructed in the 1920s and 1930s. Thus, 1629 Howard Avenue, completed in 1920, was among the earlier properties to be constructed in the neighborhood. Today, the neighborhood represents the progressive development of the subdivision from the time it was first laid out in 1905, through the early twentieth century building boom, to the present day. In terms of architecture, most of the homes in the neighborhood are some variation of Craftsman or various revival styles (often altered). 2 Gray Brechin, Imperial San Francisco (Berkeley, CA: University of California Press, 1999), 94. 3 Diane Condon-Wirgler, “Burlingame Park, Burlingame Heights, Glenwood Park,” (Burlingame, CA: Burlingame Historical Society, ca. 2004). State of California The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 10 of 15 Resource Name or # 1629 Howard Avenue *Recorded by Page & Turnbull, Inc.*Date April 9,2018 _Continuation Update DPR 523L State of California The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 11 of 15 Resource Name or # 1629 Howard Avenue *Recorded by Page & Turnbull, Inc.*Date April 9,2018 _Continuation Update DPR 523L 1629 Howard Avenue An original building permit application on file at the City of Burlingame’s Community Development Department for 1629 Howard Street is dated October 18, 1919 and specifies a cost of $5,000 and the name L. A. Kern. Although the permit does not specify whether L. A. Kern is the owner and/or builder of the property, a residential builder by the name of L. A. Kern was active in San Francisco and Marin counties in the early twentieth century, and was likely the builder of 1629 Howard Avenue. 4 1629 Howard Avenue was connected to the municipal water system in December 1919 (Figure 20). Originally Block 8 of Burlingame Park Subdivision No. 2 featured approximately 50-foot-wide lots fronting Costa Rica and Occidental avenues (Figure 21). In the late 1910s, the two northwestern-most lots were reconfigured to front Howard Avenue; by the early 1920s, the two northeastern-most lots were also reconfigured to front Howard Avenue. Construction on 1629 Howard Avenue appears to have been completed in 1920. The first occupants listed are in the 1920 Burlingame City Directory as Hermon J. Prickett, an insurance salesman, and his wife Elizabeth. The earliest Sanborn map of the property dates to March 1921 and shows the one-story residence with a covered porch at the northwest corner and a detached one-story automobile garage at the rear southwest corner of the property (Figure 22).Based on the footprints of the main residence in the 1921 Sanborn map, which depicts the property just over a year after original construction, the mass and footprint of the house have remained relatively unchanged over time, except for a small projecting bay enclosing a door to the basement on the rear facade. The subject property is also depicted on the 1949 Sanborn map, which shows the same building footprint at 1629 Howard Avenue, and the surrounding neighborhood fully developed (Figure 23).Permits indicate that the garage was “rebuilt” in 1960 in roughly the same location as the original garage structure. The earliest historic photograph of the Craftsman-style residence found during research dates to March 1962 (Figure 24).The photograph shows that the primary entry door once included a screen door and that the original wood-sash windows on the primary façade had a similar configuration to the replacement vinyl-sash windows that are extant today. A photograph dated June 1974 illustrates the rebuilt detached rear garage (Figure 25). In the historic photographs, the front yard contains a grass lawn with bushes along the north façade of the residence. Two Italian cypress trees flanking the stairway to the entry porch, which appear to have been recently planted in the 1962 photograph, are much taller in the later 1974 photograph. Owner and Occupant History Research has identified Hermon J. and Elizabeth T. Prickett as the original occupants of 1629 Howard Avenue. Alfred W. Stickney, a mining engineer, and his wife Harriet, subsequently purchased the subject property in 1925 and resided in the home until 1930, and rented the home out to tenants until 1942. Later owners and occupants typically lived at the subject property for a relatively short period of time – at times as brief as one year. By 1979, the subject property was purchased by Zina G. Baskett. Little information was uncovered about Baskett who appears to have rented out the home to various tenants, including to Karen Baba who applied for a permit to run her floral and gardening business, Plant Decor, out of 1629 Howard Avenue in 1990.5 The current owners of 1629 Howard Avenue purchased the property from Baskett in 2012. The following table outlines the ownership and occupancy history of 1629 Howard Avenue, compiled from Burlingame city directories, Ancestry.com, and City of Burlingame Ownership Cards on file at the Burlingame Historical Society: Years of Ownership/Occupation 6 Name(s) of Owners (known owners in bold) and Tenants Occupation (if listed) 1920 – 1924 Hermon J. and Elizabeth Prickett Insurance 1925 – 1942 Alfred W. and Harriet A. Stickney Mining Engineer 1931 Carl W. & Milliard Schmidt El Servitor 1932 Daniel & Edith Harington Salesman 1933 Vacant 1934 J. T. and Katherine Ryan Salesman 1935 Vacant 1936 – 1940 Jacob and Frances Treager Chemical Manufacturing 1941 – 1946 Joseph M. & Nelle Crotty District Credit Manager at Graybar Electric Co. 1947 – 1949 Hamilton H. & Geraldine (Jerry) V. Hatfield Real Estate 4 Building contracts given to L. A. Kern appear in various Bay Area newspapers during the early twentieth century; examples include, “Building Contracts,” San Francisco Call, May 17, 1902; “Building Contracts,” San Francisco Call, May 24, 1913; and “Documents Filed in the Recorder’s Office,” Marin County Toscin, May 6, 1916. 5 Application for Home Occupation dated May 10, 1990, City of Burlingame, Community Development Department, permit files for 1629 Howard Avenue. 6 Years of ownership and occupation are approximate based on Burlingame city directories, public records available through Ancestry.com, and City of Burlingame Ownership Cards on file at the Burlingame Historical Society. These records do not always specify the exact date of purchase or occupation. For the purpose of this table, only the known years of ownership or occupation are included. State of California The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 12 of 15 Resource Name or # 1629 Howard Avenue *Recorded by Page & Turnbull, Inc.*Date April 9,2018 _Continuation Update DPR 523L Years of Ownership/Occupation 6 Name(s) of Owners (known owners in bold) and Tenants Occupation (if listed) 1950 – 1952 Richard E. & Norma Ruberg Cab Driver 1953 – 1960 Robert V. & Jean Ohlson Farmers Insurance Group 1960 – 1962 Harland R. & Winnie E. Fisher District Manager, Farmers Insurance Group 1962 – 1973 Gerald A. & Yvonne Leever Inspector at United Air Lines, later a Manager at Ultek 1973 – 1974 Lillian R. Ware 1974 – 2012 Zina G. Baskett & Douglas S. Baskett Unknown; World Affairs Council 7 1975 Michael Gibson 1976 – 1980 Meleane Tuitarake Retired 1990 Karen Baba Florist/Gardening 2012 – present Peter & Judith Cittadini Evaluation: The property at 1629 Howard Avenue is not currently listed in the National Register of Historic Places (National Register) or the California Register of Historical Resources (California Register). The building does not appear in the California Historical Resources Information System (CHRIS) as of 2012, indicating that no record of previous survey or evaluation is on file with the California Office of Historic Preservation (OHP). The City of Burlingame does not currently have a register of historic properties beyond the Downtown Specific Plan Draft Inventory of Historic Resources, on which the subject property is not listed, and therefore the property is not listed locally. 8 Criterion A/1 (Events) 1629 Howard Avenue does not appear to be individually eligible for listing in the National Register under Criterion A or in the California Register under Criterion 1 (Events) for its association with any events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States. The residence was constructed in 1919-1920, during a major wave of development of the Burlingame Park subdivision. However, the property does not retain a particularly representative association with this context as an integral property in the neighborhood’s development; it was one of many built during the 1920s in the subdivision. The property may be eligible as a contributor to an historic district, but the evaluation of a potential district is outside the scope of this report. The property does not appear to rise to a level of significance necessary to be individually eligible for the National Register or California Register under Criterion A/1. Criterion B/2 (Persons) 1629 Howard Avenue does not appear to be individually eligible for listing in the National Register under Criterion B or the California Register under Criterion 2 (Persons). The longest owner, Zina G. Baskett, does not appear to have ever resided at the subject property, but is known to have lived at 1124 Bernal Avenue in Burlingame. Zina Baskett’s profession is unknown and her husband, Douglas Sebree Baskett, appears to have worked for the World Affairs Council, a non-profit, non-partisan organization engaged in international affairs. No additional information was found about Zina or Douglass that would indicate significant contributions to the local community or their professions, especially in association with this property. The second longest owner was Alfred W. Stickney, who worked as a mining engineer, and his wife Harriet. The Stickneys owned the subject property at 1629 Howard Avenue from 1925 to 1942, but only occupied the residence for approximately six years. Although Stickney worked in mining engineering for several decades, little additional information was discovered that indicated significant contributions to the local community or broader history of the trade. The property was owned and occupied by a variety of working-class and middle- class residents, many of whom only resided in the home for only a few years. Research does not indicate that any former owners and occupants rose to a level of significance at the local, state, or national level such that the property would be individually eligible for listing under Criterion B/2. Criterion C/3 (Architecture) 1629 Howard Avenue does not appear to be individually eligible for listing in the National Register under Criterion C or the California Register under Criterion 3 (Architecture) as a building that embodies the distinctive characteristics of a type, period, or method of construction. The residence retains its original footprint and massing but has been re-clad with asphalt shingle roofing and all original wood-sash windows have been replaced with vinyl-sash replacements. The detached garage has been entirely rebuilt and expanded. The residence features typical Craftsman style elements, including its gable roof with overhanging eaves, front entry porch with battered columns, exposed rafter tails and elaborated purlin tails, and decorative knee braces; however, the 7 “Douglass Baskett,” Radaris, accessed April 30, 2018. https://radaris.com/p/Douglas/Baskett/. 8 Carey & Company, “Inventory of Historic Resources: Burlingame Downtown Specific Plan,” October 6, 2008. State of California The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 13 of 15 Resource Name or # 1629 Howard Avenue *Recorded by Page & Turnbull, Inc.*Date April 9,2018 _Continuation Update DPR 523L residence does not appear to be a particularly strong representation of the Craftsman style, especially in the Burlingame Park neighborhood, such that it would rise to a level of individual significance. The original building permit application includes the name L. A. Kern, who was likely the builder of the 1629 Howard Avenue. Active in modest residential construction around San Francisco and Marin, Kern cannot be said to be a master builder. The property may be eligible as a contributor to an historic district, but the evaluation of a potential district is outside the scope of this report. Therefore, the property does not appear eligible for listing under Criterion C/3. Criterion D/4 (Information Potential) The “potential to yield information important to the prehistory or history of California” typically relates to archeological resources, rather than built resources. When National Register Criterion D/California Register Criterion 4 (Information Potential) does relate to built resources, it is for cases when the building itself is the principal source of important construction-related information. The analysis of the property at 1629 Howard Avenue for eligibility under Criterion D/4 is beyond the scope of this report. As the subject property does not appear to be significant under Criteria A/1, B/2, or C/3, a detailed analysis of its historic integrity is not included. Conclusion The residence at 1629 Howard Avenue was constructed in 1919-1920 within the Burlingame Park neighborhood, which was annexed by the City of Burlingame in 1911. The residence retains its original form, massing, and its modest Craftsman-style decorative details such as elaborated purlin tails and wood knee braces. However, all of the original wood-sash windows have been replaced with vinyl-sash windows and the original detached rear garage has been rebuilt. The building is not a strong representation of the Craftsman architectural style in Burlingame such that it would considered individually significant. No significant events are associated with the property, nor do any owners or occupants appear to be have contributed to history in a significant way. As such, the California Historical Resource Status Code (CHRSC) of “6Z” has been assigned to the property, meaning that it was “Found ineligible for NR, CR or Local designation through survey evaluation.”9 As mentioned, this conclusion does not address whether the building would qualify as a contributor to a potential historic district. A cursory inspection of the surrounding area reveals a high concentration of early-twentieth-century residences that warrant further study. Additional research and evaluation of Burlingame Park and surroundings neighborhoods as a whole would need to be conducted to verify the neighborhood’s eligibility as a historic district. 9 California State Office of Historic Preservation, Department of Parks and Recreation, “Technical Assistance Bulletin #8: User’s Guide to the California Historical Resource Status Codes & Historical Resource Inventory Directory” (Sacramento, November 2004), 5. State of California The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 14 of 15 Resource Name or # 1629 Howard Avenue *Recorded by Page & Turnbull, Inc.*Date April 9,2018 _Continuation Update DPR 523L *B12. References: Ancestry.com. Brechin, Gray. Imperial San Francisco. Berkeley, CA: University of California Press, 1999. Burlingame Community Development Department, Building Permit Records, 1629 Howard Avenue, Burlingame, CA. Burlingame City Directories, 1920-1980. Available at the Burlingame Public Library. Burlingame Historical Society, City of Burlingame Ownership Cards. California State Office of Historic Preservation Department of Parks and Recreation. “Technical Assistance Bulletin #8: User’s Guide to the California Historical Resource Status Codes & Historical Resource Inventory Directory.” Sacramento, November 2004. Carey & Company. “Inventory of Historic Resources: Burlingame Downtown Specific Plan.” October 6, 2008. Condon-Wirgler, Diane. “Burlingame Park, Burlingame Heights, Glenwood Park.” Burlingame, CA: Burlingame Historical Society, ca. 2004. “Douglass Baskett.” Radaris. Accessed April 30, 2018. https://radaris.com/p/Douglas/Baskett/. Garrison, Joanne. Burlingame: Centennial 1908-2008. Burlingame, CA: Burlingame Historical Society, 2007. Marin County Toscin. McAlester, Virginia & Lee. A Field Guide to American Houses. New York: Alfred A. Knopf, 2003. “Preliminary Historic Resources Inventory: City of Burlingame.” Reviewed by the Planning Commission. July 26, 1982. San Francisco Call. San Mateo County Assessor Grantor-Grantee Index. San Mateo County Property Maps Portal. Sanborn Fire Insurance Company maps: Dated March 1921 and March 1921 - November 1949. Available at the San Francisco Public Library. Water Tap Record. 1629 Howard Avenue, Burlingame, CA. December 1919. State of California The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 15 of 15 Resource Name or # 1629 Howard Avenue *Recorded by Page & Turnbull, Inc.*Date April 9,2018 _Continuation Update DPR 523L Historic Maps and Drawings: Figure 20. Water tap record for 1629 Howard Avenue. Source: Burlingame Historical Society. Figure 21. 1905 Map of Subdivision No. 2 of Burlingame Park. Subdivided by D. Bromfield in September 1905. Original Lots 29 and 30 of Block 8 were later reconfigured to create two lots fronting Howard Avenue. Subject property outlined in orange. Source: San Mateo County Property Maps Portal. Edited by Page & Turnbull. State of California The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 16 of 15 Resource Name or # 1629 Howard Avenue *Recorded by Page & Turnbull, Inc.*Date April 9,2018 _Continuation Update DPR 523L Figure 22. 1921 Sanborn Fire Insurance Company Map. Subject property outlined in orange. Source: San Francisco Public Library. Edited by Page & Turnbull. Figure 23. 1949 Sanborn Fire Insurance Company Map. Subject property outlined in orange. Source: San Francisco Public Library. Edited by Page & Turnbull. State of California The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 17 of 15 Resource Name or # 1629 Howard Avenue *Recorded by Page & Turnbull, Inc.*Date April 9,2018 _Continuation Update DPR 523L Figure 24. 1629 Howard Avenue, primary façade (March 1962). Source: Burlingame Historical Society. Figure 25. 1629 Howard Avenue, primary façade with detached rear garage visible (June 1974). Source: Burlingame Historical Society. PROPERTY LINEPROPERTY LINE(E) ADJACENT HOUSE(1625 HOWARD AVE)PROPOSED HOUSE(1629 HOWARD AVE)PROPERTY LINE(E) ADJACENT HOUSE(160 OCCIDENTAL AVE)+82'-6"T.O. RIDGE+82'-11"T.O. RIDGE+27'-1" (84'-5")T.O. RIDGESCALE: 3/16" = 1'-0"ELEVATIONSSTREETSCAPEA70'1'2'4'8'IssueDateProject No.Checked ByDrawn ByDate DESIGN REVIEW01-15-1918-10 30'-0" MAX. HEIGHT0'-0"T.O. FIN. FLR.126PAINTED ALUMINUMCLAD WINDOWSPAINTED WOODTRIMCOMPOSITE SHINGLE ROOFSTONE CLADDINGSTONE CLADDINGCOMPOSITE SHINGLE ROOFPAINTED WOODPOSTEXISTING GRADE-1'-11" (55'-5")AVG. CURB HEIGHT10'-0"T.O. PLATE 11'-2"T.O. FIN. FLR.20'-2"T.O. PLATE +27'-1" (84'-5")T.O. RIDGEPAINTED WOODTRIM & BRACKETS(E) GRADEELEV = 57.38'(E) GRADE ELEV = 55.38'DOWNSPOUTSPROPERTY LINEPROPERTY LINEPAINTED WOODSHINGLESPAINTED STEEL CHIMNEY CAPPAINTED WOODSHINGLES11'-11 1/4"T.O. RIDGE 9'-0"T.O. PLATE 0'-0"T.O. SLAB14'-1 3/4" TO SECOND FLOOR1'-11"29'-0" TO TOP OF RIDGE9'-0"SHINGLE SIDINGMITERED AT CORNERSAVG. CURB HEIGHTELEV = 55.41'PAINTED WOODPORCH AND STAIRS30' MAXIMUM HEIGHTPROPERTY LINESETBACK LINESETBACK LINEPROPERTY LINEDECLINING HEIGHT ENVELOPE0'-0"T.O. FIN. FLR.10'-0"T.O. PLATE 11'-2"T.O. FIN. FLR.+20'-2"T.O. PLATE +27'-1" (84'-5")T.O. RIDGE12'-0"PAINTED WOODDOORPAINTED WOODSECTIONAL GARAGEDOORSTONE CLADDING126PAINTED ALUMINUMCLAD WINDOWSPAINTED WOODTRIMPAINTED WOODPOSTAVERAGE (E) GRADEAT FRONT AND REARPROPERTY LINES FORDECLINING HEIGHTENVELOPE = 56.40'-1'-11"AVG. CURB HEIGHT30'-0" MAXIMUM BUILDING HEIGHT7'-6"+11'-11 1/4"T.O. RIDGE 9'-0" T.O. PLATE 0'-0"T.O. SLABAVERAGE GRADE AT PROPERTYLINES FOR DECLINING HEIGHTENVELOPE = 56.38'12'-0"7'-6"DOWNSPOUT(E) GRADEELEV = 56.06'(E) GRADE AT PROPERTYLINE = 55.38'PAINTED WOODTRIM AND BRACKETSGUTTER ANDDOWNSPOUTPAINTED WOODSHINGLESPAINTEDWOODTRIM29'-0" PROPOSED BUILDING HEIGHTEGRESSWINDOW7.5 SF3'-0 1/2"2'-6 1/2"EGRESSWINDOW5.8 SF2'-4 1/2"2'-5 1/4"EGRESSWINDOW5.8 SF2'-5 1/4"2'-4 1/2"SHINGLE SIDINGMITERED ATCORNERSAVERAGE CURB HEIGHT = 55.41'7'-6"EXTERIOR SHIELDED LIGHTFIXTURE, LIGHT MUST BEFOCUSED DOWNWARD, TYP.STONECLADDINGPAINTED WOODPORCH AND STAIRSPAINTED WOODSHINGLES30' MAXIMUM BUILDING HEIGHTPROPERTY LINESETBACK LINESETBACK LINEPROPERTY LINEDECLINING HEIGHT ENVELOPE0'-0"T.O. FIN. FLR.PAINTED ALUMINUMCLAD WINDOWSPAINTED WOODTRIM126STONE CLADDINGSTONE CLADDINGPAINTED WOODSHINGLESPAINTED ALUMINUMCLAD PATIO DOORSAVERAGE EXISTINGGRADE AT PROPERTYLINES10'-0"T.O. PLATE 11'-2"T.O. FIN. FLR.20'-2"T.O. PLATE +27'-1" (84'-5")T.O. RIDGE-1'-11"AVG. CURB HT.(E) GRADEELEV = 57.38'(E) GRADEELEV = 56.75'AVERAGE (E) GRADE AT FRONT ANDREAR PROPERTY LINES FOR DECLININGHEIGHT ENVELOPE = 56.38'AVERAGE (E) GRADE ATFRONT AND REAR PROPERTYLINES FOR DECLININGHEIGHT ENVELOPE = 56.40'12'-0"7'-6"12'-0"7'-6"MAXIMUM BUILDING HEIGHT = 30'-0"PAINTED STEELCHIMNEY CAPGUTTER ANDDOWNSPOUTPAINTED WOODTRIM29'-0" PROPOSED BUILDING HEIGHTEGRESSWINDOW6.1 SF2'-6 3/8"2'-5"EXTERIOR SHIELDED LIGHTFIXTURE, LIGHT MUST BEFOCUSED DOWNWARD, TYP.SHINGLE SIDINGMITERED AT CORNERSAVERAGE CURB HEIGHT = 55.41'8'-6" LIGHT FIXTUREABV. LANDINGSCALE: 1/4" = 1'-0"ELEVATIONSEXTERIOR PROPOSEDA50'1'2'4'8'IssueDateProject No.Checked ByDrawn ByDate DESIGN REVIEW01-15-1918-10 PROPOSED FRONT ELEVATION2A5PROPOSED REAR ELEVATION3A5PROPOSED SIDE ELEVATION1A5 30'-0" MAXIMUM HEIGHTPROPERTY LINE0'-0"T.O. FIN. FLR.PROPERTY LINE10'-0"T.O. PLATE 11'-2"T.O. FIN. FLR.STONE CLADDINGPAINTED ALUMINUMCLAD WINDOWSPAINTED WOODTRIMCOMPOSITE SHINGLE ROOFPAINTED ALUMINUMCLAD PATIO DOORSPAINTED WOOD TRIMCOMPOSITE SHINGLE ROOF-1'-11"AVG. CURB HEIGHT(E) GRADE+27'-1" (84'-5")T.O. RIDGE11'-11 1/4"T.O. RIDGE 9'-0"T.O. PLATE 0'-0"T.O. SLAB(E) GRADE ELEV = 56.06'(E) GRADEELEV = 56.75'PAINTED WOODSHINGLESDOWNSPOUTPAINTED WOOD BRACKETSGUTTER ANDDOWNSPOUTPAINTED WOODSHINGLES1'-11"14'-1 3/4" TO SECOND FLOOR29'-0" TO TOP OF RIDGE9'-0"SHINGLE SIDINGMITERED AT CORNERSAVERAGE CURB HEIGHT = 55.41'EXTERIOR SHIELDEDLIGHT FIXTURE, LIGHTSHALL BE FOCUSEDDOWNWARD, TYP.7'-6"BEDROOM STAIRENTRYCOVEREDPORCHPOWDER KITCHENMASTERBEDROOMMASTERDRESSING0'-0" (57'-4")T.O. FIN. FLR.+10'-0" (67'-4")T.O. PLATE 11'-2" (68'-6")T.O. FIN. FLR.+27'-1" (84'-5")T.O. RIDGEDININGLAUNDRYSTAIRWAYBATH0'-0" (57'-4")T.O. FIN. FLR.+10'-0" (67'-4")T.O. PLATE 11'-2" (68'-6")T.O. FIN. FLR.+27'-1" (84'-5")T.O. RIDGE9'-0"SCALE: 1/4" = 1'-0"& SECTIONSELEVATIONSPROPOSEDA60'1'2'4'8'IssueDateProject No.Checked ByDrawn ByDate DESIGN REVIEW01-15-1918-10 PROPOSED SECTION1A6PROPOSED SIDE ELEVATION3A6PROPOSED SECTION2A6 6:126:126:126:126:12 6:126:126:126:126:126:126:126:126:126:126:126:12TYPICAL EAVE AT SLOPED ROOF3"=1'-0" 2A4WD. TRIMRAFTER TAILGUTTERMTL. FLASHINGDOWNSPOUTSHINGLE SIDINGGUTTER DEBRISSCREEN,PER CRC 327.5.4V-GROOVE T&G, FIRE RETARDANTTREATED PER CBC CHAPTER 7A ANDASTM SECTION 202COMPOSITE SHINGLE ROOFING,ATTACH PER APPROVEDMANUFACTURER'S SPECIFICATIONS.12" EXPOSURE LP FLAMEBLOCKFIRE-RATED OSB SHEATHINGMOISTURE BARRIER:(1) FULL LAYER CERTAINTEEDMETALAYMENT HIGH TEMPSELF-ADHESIVE UNDERLAYMENT O/(1) FULL LAYER FR-10 FIRE RATEDBASE SHEETR-21 BATTINSULATION58" TYPE X GYPSUMWALL BOARDR-30 SPRAY FOAMINSULATIONCONTINUOUSBLOCKING0'1'2'4'8'SCALE: 1/4" = 1'-0"ROOF PLANPROPOSEDA4IssueDateProject No.Checked ByDrawn ByDate DESIGN REVIEW01-15-1918-10 PROPOSED ROOF PLAN1A4SCALE: 1/4" = 1'-0"NORTHTRUENORTHBLDG EXISTING MAIN HOUSETO BE REMOVEDEXISTING DETACHEDGARAGE TO BE REMOVED4'-0"SETBACK4'-0"SETBACKPROPERTY LINE 100.09'PROPERTY LINE 101.22'PROPERTY LINE 49.97'PROPERTY LINE 50.00'(E) CONCRETEDRIVEWAY(E) BRICKPATIO(E) CONCRETEWALKWAY(E) COVEREDBRICK PORCH(E) ASPHALTDRIVEWAYTO BE REMOVED(E) 6" MAYTEN TREETO BE REMOVED(E) 6' TALL WOODENFENCE TO BEREMOVED(E) 6' TALL WOODENFENCE TO BEREMOVED WITHINFRONT SETBACKPROPERTY LINEELEV. 56.06'ELEV. 56.06'ELEV. 56.17'(E) CURB CUT(E) CONCRETE SIDEWALK(E) CONCRETEWALKWAY(E) CONCRETE CURBAND GUTTERHOWARD AVENUE(E) JOINT POLEPROPERTY LINEELEV. 55.38'(E) GAS METERTO BE MOVEDELEV. 55.13'TOP OF CURBELEV. 55.66'(E) WATER METERTOP OF CURBELEV. 55.16'(E) STAIRSDOWN(E) ELECTRICALMETER TO BEMOVED(E) STAIRSDOWNPROPERTY LINEELEV. 57.38'PROPERTY LINEELEV. 56.75'ELEV. 56.83'ELEV. 56.67'DISTANCE BETWEEN(E) SIDEWALK ANDPROPERTY LINE2'-4" REAR SETBACK AT FIRST FLOOR REAR SETBACK AT SECOND FLOOR 15'-0" 20'-0" FRONT SETBACK AT FIRST FLOOR FRONT SETBACK AT SECOND FLOOR 15'-0" 20'-0"CENTERLINE OFSTREET3'-5 1/2"TO ADJ.STRUCTURE1'-6 1/2"10'-0 1/2"17'-1"TO ADJACENT STRUCTURE(E) SEWERCLEANOUTTO BE MOVED(E) SEWERCLEANOUTPROPOSED RESIDENCEPROPOSEDDETACHEDGARAGEFRONT SETBACK AT FIRST FLOOR FRONT SETBACK AT SECOND FLOO R REAR SETBACK AT FIRST FLOOR REAR SETBACK AT SECOND FLOOR4'-0"SETBACK4'-0"SETBACKPROPERTY LINE 100.09'PROPERTY LINE 101.22'PROPERTY LINE 49.97'PROPERTY LINE 50.00'15'-0" 20'-0" 15'-0" 20'-0"NEW TREESPROPOSEDCOVERED PORCHPROPOSED SECONDSTORY SHOWN WITHA SMALL DASHFF = 57'-4"NEW TREE(E) WATER METERTO BE MOVEDNEW 6' TALLWOODEN FENCENEW WOODEN FENCE, 5'TALL MAXIMUM WITHINFRONT SETBACKPROPERTY LINEELEV. 56.06'ELEV. 56.06'ELEV. 56.17'(E) CONCRETE SIDEWALK(E) CONCRETECURB AND GUTTER(E) JOINT POLEPROPERTY LINEELEV. 55.38'ELEV. 55.13'TOP OF CURBELEV. 55.66'TOP OF CURBELEV. 55.16'PROPERTY LINEELEV. 57.38'PROPERTY LINEELEV. 56.75'ELEV. 56.83'ELEV. 56.67'GAS METER9'-6"PROPOSED DRIVEWAY(E) CURB CUT TO BE REMOVED,REPLACED WITH SIDEWALK TOMATCH EXISTINGROOF OVERHANGSHOWN DASHEDGARAGE ROOFOVERHANG SHOWNDASHED10'-2 3/4" TO OPENING2'-4"DISTANCE BETWEEN(E) SIDEWALK ANDPROPERTY LINENEW GATE TO TIEINTO FENCEDN.13'-7 3/4"TO FIRST FLOOR14'-7 3/4"TO SECOND FLOOR7'-7"TO SECOND FLOOR4'-7 1/4"TO FIRSTFLOOR29'-0" TO FIRS T A N D S E C O N D F L O O R 20'-7" TO S E C O N D F L O O R 16'-8 1/2" T O F I R S T F L O O R 13'-8 1/4"TO ADJACENT STRUCTURE4'-8 1/2"7'-6"TO ADJ. STRUCTUREHOWARD AVENUECENTERLINE OFSTREETFOAM INSULATIONSHALL BE INSTALLEDTO AVOID EAVEVENTING AND GABLEEND VENTING.25'-4 1/4" PROPERTY LINE T O C E N T E R L I N E O F S T R E E T 25'-7 3/4"(E) SEWER CLEANOUTTO BE MOVEDELECTRICAL METERNEW CLEANOUT3'-7"2'-1"3'-2 1/8"2'-0 1/8"NEW 6' TALLWOODEN FENCEENDS AT ADJACENTRESIDENCE12'-6"PROPOSED CURB CUTNEW 6' TALLWOODEN FENCESCALE: AS NOTEDSITE PLANSPROPOSEDEXISTING ANDA2IssueDateProject No.Checked ByDrawn ByDate DESIGN REVIEW01-15-1918-10 EXISTING SITE PLAN2A1NORTHTRUENORTHBLDGPROPOSED SITE PLAN1A1SCALE: 1/8" = 1'-0"0'2'4'8'16'NORTHTRUENORTHBLDGSITE PLANSSCALE: 1/8" = 1'-0"0'2'4'8'16'NOTES:1. ALL CURB, GUTTER, DRIVEWAY AND SIDEWALKFRONTING THE SITE SHALL BE REMOVED ANDREPLACED.2. ALL EXISTING SANITARY SEWER LATERALCONNECTIONS SHALL BE PLUGGED AND A NEW 4"LATERAL SHALL BE INSTALLED.3. ALL WATER CONNECTIONS TO CITY WATER MAINSFOR SERVICES OR FIRE LINES ARE TO BE INSTALLEDPER CITY STANDARD PROCEDURES ANDSPECIFICATIONS.4. AN ENCROACHMENT PERMIT WILL BE REQUIRED FORANY UNDERGROUND UTILITY WORK WITHIN THE CITY'SRIGHT-OF-WAY. NEW 2"-3" CHINESEPISTACHENEW WOODEN FENCE, 5'TALL MAX. WITHINFRONT SETBACK(E) CONCRETE SIDEWALKNEW 6' TALLWOODEN FENCEPROPOSEDCOVEREDPORCHNEW GATE TOMATCH NEWFENCE(2) EXISTINGOVERGROWN SHRUBSTO BE REMOVEDSHOWN DASHEDNEW 2"-3" CHINESETALLOW TREEPAVERS FROM SIDEWALKTO ENTRY PORCHPROPOSED RESIDENCEPROPOSEDDETACHEDGARAGEEXISTINGRESIDENCE TO BEDEMOLISHED,SHOWN DASHEDNEW 2"-3" RAYWOOD ASHTREEPAVED AREAAT DOORLANDINGSLAWN AREAPAVERS AT PATHTO UTILITIESGROUNDCOVER, TBDEXISTING EVERGREENSHRUB TO BE REMOVEDSHOWN DASHEDPROPOSEDPAVEDDRIVEWAYGROUND COVER (TBD)AROUND EDGESPERENNIALS ATHOUSE EDGE PERENNIALS (TBD) ATHOUSE EDGELARGER PERENNIALSFOR FOCAL POINT.PERENNIALS AT HOUSEEDGE(E) 6" MAYTEN TREETO BE REMOVEDSCALE: 3/16" = 1'-0"PLANLANDSCAPEL10'1'2'4'8'IssueDateProject No.Checked ByDrawn ByDate DESIGN REVIEW01-15-1918-10 PROPOSED LANDSCAPE PLAN1L1NORTHTRUENORTHBLDGSCALE: 1/8" = 1'-0"0'2'4'8'16' PROJECT LOCATION 1350 Columbus Avenue Item No. 9c Design Review Study City of Burlingame Design Review and Variance Address: 1350 Columbus Avenue Meeting Date: January 28, 2019 Request: Application for Design Review and Lot Coverage Variance for a first and second story addition to an existing single family dwelling. Applicant and Architect: Gary Diebel, AIA | Diebel and Company Architects APN: 027-152-310 Property Owners: Rich Schoustra and Holly Rogers Lot Area: 6,000 SF General Plan: Low Density Residential Zoning: R-1 Project Description: Located on an interior lot, the subject property contains an existing two-story house and a detached garage with 2,761 SF (0.46 FAR) of floor area and has four bedrooms. The applicant is proposing a 329 SF first floor addition at the rear of the house and to demolish and rebuild the second floor (832 SF). Because there is no permanent direct access to the attic, this area is exempt from floor area. The existing lot coverage is nonconforming at 2,455 SF where 2,400 SF is the maximum allowed. Improvements may be proposed to a single-family structure so long as there is no increase to the existing nonconforming lot coverage. An increase to nonconforming lot coverage requires approval of a Variance. With the proposed project, the existing nonconforming lot coverage (2,455 SF, 40.9%) will increase by 323 SF (2,778 SF, 46.3%). Overall, the total floor area will increase to 3,325 SF (0.55 FAR) where 3,356 SF (0.56 FAR) is the maximum allowed. The proposed project is 31 SF under the maximum allowed floor area. With this application, there is no increase to the number of existing bedrooms; four bedrooms are proposed. Two parking spaces, one of which must be covered, are required on site. The existing detached garage provides one covered parking space (11’-1” x 17’-1” clear interior dimensions) and one uncovered space (9’ x 20’) is provided in the driveway. The interior depth of the garage is nonconforming and no changes are proposed to the garage. Therefore, the project is in compliance with off-street parking requirements. All other Zoning Code requirements have been met. The applicant is requesting the following applications: Design Review for a first and second story addition to an existing single-family dwelling (C.S. 25.57.010 (a) (2)); and Lot Coverage Variance (2,455 SF (40.9%) existing; 2,778 SF (46.3%) proposed; where 2,400(40%) SF is the maximum allowed) (C.S. 25.26.065 and C.S. 25.50.080 (d)(3)). This space intentionally left blank. Item No. 9c Design Review Study Design Review and Variance 1350 Columbus Avenue 2 1350 Columbus Avenue Lot Size: 6,000 SF Plans date stamped: January 18, 2019 EXISTING PROPOSED ALLOWED/REQ’D SETBACKS Front (1st flr): 17’-5” no change 21’-0” (block average) (2nd flr): 30’-2” 27’-3” 21’-0” (block average) Side (left): (right): 3’-0” 8’-5” 4’-0” (to addition) no change 4'-0" 4'-0" Rear (1st flr): (2nd flr): 26’-2” (to deck) 45’-7” 35’-6” (to addition) 43’-7” (to addition) 15'-0" 20'-0" Lot Coverage: 2,455 SF 40.9% 2,778 SF 46.3% 2,400 SF 40% FAR: 2,761 SF 0.46 FAR 3,325 SF 0.55 FAR 3,356 SF 1 0.56 FAR # of bedrooms: 4 4 --- Off-Street Parking: 1 covered (11’-1” x 17’-1” clear interior dimensions) + 1 uncovered (9’ x 20’) no change 1 covered (9’ x 18’ for existing garages) + 1 uncovered (9' x 20') Building Height: 25’-0½” 25’-0½” 30'-0" above average top of curb DH Envelope: encroachment on left side; non-conforming complies C.S. 25.26.075 1 (0.32 x 6,000 SF) + 1100 SF + 336 SF = 3,356 SF (0.56 FAR) Staff Comments: None. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. Required Findings for Variance: In order to grant a Variance the Planning Commission must find that the following conditions exist on the property (Code Section 25.54.020 a-d): (a) there are exceptional or extraordinary circumstances or conditions applicable to the property involved that do not apply generally to property in the same district; (b) the granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant, and to prevent unreasonable property loss or unnecessary hardship; Design Review and Variance 1350 Columbus Avenue 3 (c) the granting of the application will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or convenience; and (d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of existing and potential uses of properties in the general vicinity. ‘Amelia Kolokihakaufisi Associate Planner c. Gary Diebel, AIA, applicant and architect Rich Schoustra and Holly Rogers, property owners Attachments: Application to the Planning Commission Letter of Explanation submitted by the property owner, date stamped December 10, 2018 Letter of Explanation submitted by the project architect, date stamped December 10, 2018 Variance Application Notice of Public Hearing – Mailed January 18, 2019 Area Map $52//,1652$'52//,1652$'%85/,1*$0(3/$11,1*5(68%0,77$/'(&(0%(5WK $52//,1652$'5(1'(5,1*6 $52//,1652$'5(1'(5,1*6 )/225 )/225 )/225 )/225 )/225 )/225 6722381,76 522)0(0%5$1($9*72&85% 72/2:3$5$3(7 72+,*+3$5$3(7 723(17+286( )/225 )/225 )/225 )/225 )/225 6722381,76 522)0(0%5$1($9*72&85% 72/2:3$5$3(7 72+,*+3$5$3(7 723(17+286( 758(1257+352-(&71257+6&$/( $52//,1652$'($67(/(9$7,216WXFFR)LEHU&HPHQW3DQHO0DQXIDFWXUHG:RRG6LGLQJ6WRQH9HQHHU9LQ\O:LQGRZ0HWDO5DLOLQJ*ODVV5DLOLQJ0HWDO$ZQLQJ6WRUHIURQW)LEHU&HPHQW6LGLQJ:(67(/(9$7,21 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