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Home My WebLink About137 Costa Rica Avenue - Staff ReportItem No. 7a Consent Calendar �� .- T " r'� � _ _ _ • -l'y. - - -u��-- ., .,��, . _.. I _ �a �i I�.. � _ � ��e iiP i ; � �T' cti �-, �, � � ;;: • _� �; � �� i �#j.�.��, �i -,.�i � _ 1 f� r�- �� <aea1�9 I`^��111111��1 Ilp!lI�SE ii�[�� 9`!� �{F�� tE�� ,3� �:� + ��. �.>' _etu � . i!. - e v � � � � � � • r. � 3 :,�i`sv', ,: .t r .. . • � w . . . , � , . .u. PROJECT LOCATION 137 Costa Rica Avenue City of Burlingame Design Review Address: 137 Costa Rica Avenue Item No. 7a Consent Calendar Meeting Date: August 24, 2020 Request: Application for Design Review for a remodel and two-story addition to the rear of an existing two- story single family dwelling. Applicant and Architect: Adam Bittle, Architecture Allure Property Owner: Tejal and Subodh Gupta General Plan: Low Density Residential APN: 028-316-040 Lot Area: 6,891 SF Zoning: R-1 Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(1) of the CEQA Guidelines, which states that additions 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. 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 December 30, 2019. The results of the evaluation concluded that 137 Costa Rica Avenue does not appear to be individually eligible for listing in the National or California Registers under any criteria. Project Description: The existing two-story house with a detached garage is located on an interior lot, contains 2,636 SF (0.38 FAR) of floor area, and has four bedrooms. The applicant is proposing a remodel and addition at the rear of both the first and second floors of the house. The proposed addition, including the existing detached �arage, will total 3,613 SF (0.52 FAR) of floor area where 3,705 SF (0.53 FAR) is the maximum allowed. The entire front building wall (first and second floors), and a significant portion of both the right and left side walls would remain with the proposed two-story addition that would extend towards the rear of the house. The existing front and right side walls are nonconforming with respect to setbacks; with a 22'-4" existing front setback where 24'-10" is the block average and a 3'-6" existing right side setback where 4'-0" is the minimum required. The new construction along the right side (at the rear) would be set in from the existing side walls in order to comply with ahe required 4'-0" side set back. The applicant is proposing to retain the majority of the existing house, with approximately 54% of the exterior walls to remain in place. Therefore, the proposed project is not considered new (substantial) construction. Substantial construction means construction of a wholly new building, or removal or reconstruction of fifty (50) percent or more of the exterior walls of a building. The applicant has provided the finear foot calculation of existing exterior walls to be removed (including windows and doors), demonstrating that not more than 50% of the exterior walls are being removed. The applicant has also provided a letter from a structural engineer noting that retention of the existing wall is structurally acceptable and will work with the proposed project without requiring the wall to be removed and reconstructed by more than 50%. The applicant also provided a pest control report that indicates that the nonconforming walls are not infested with dry rot and/or pests that would require the walls to be reconstructed. The applicant has been informed that if the walls located within the setbacks are removed during construction, either an application for Setback Variances will be required t� replace the walls at the same �ocation or an application for Design Review Amendment will be required showing compliance with current setback requirements (these have been added as conditions of approval). Design Review 137 Costa Rica Avenue The existing detached garage is approximately 523 SF in area (19'-2" x 25'-4" clear interior). With the proposed project, the number of bedrooms would remain at four. A total of two on-site parking spaces are required, one of which must be covered. The existing detached garage is currently considered a two-car garage at 19'-7" wide x 23'-7" deep clear interior dimensions where 18'-0" x 18'-0" is the minimum required for an existing two-car garage), and therefore the project complies with off-street parking requirements. Currently, there is at least 24'-0" of back up space for both covered parking spaces, as required by code. The proposed addition, with the new covered trellis for the outdoor living space, would be 5'-5" from the interior parking space and therefore wouldn't allow for the required 24'-0" of back up for the second (interior) covered space. As a result, it then cannot be counted as a two-car garage with the proposed project. It has been noted that if in the future the owners propose a fifth bedroom or propose converting existing space into a fifth bedroom, then the house would not meet the parking requirements (two covered off-street parking spaces). All other Zoning Code requirements have been met. The applicant is requesting the following application: ■ Design Review for a remodel and two-story rear addition to an existing two-story single family dwelling (C.S. 25.57.010 (a) (2)). 137 Costa Rica Avenue Lot Area: 6,891 SF Plans date stamped: Julv 7. 2020 EXISTING Front Setback (1st flr): (2nd flr): _ _ Side Setback (left): (righ t): _ __ Rear Setback (1sf flr): (2nd flr): __ _ __ _ Lot Coverage: _ __ _ FAR: _ .. # of bedrooms: Off-Street Parking: _.... _ Building Height: DH Envelope: 22'-4"*" 30' 9'-1 ° 3'-6"*� [:ic�iyl PROPOSED No change** No change 9'-0" to addition 5'-0" to addition 55'-0" ALLOWED/REQUIRED 15'-0" or block average/24'-10" 20'-0" or block average 4'-0' (9 -6" min driveway width) 4'-0" 15'-0" 20'-0" __ . 2,756 SF 40% ___ 3,705 SF' 0.53 FAR _ __ 80'-0" 80'-0° ' _ _ _ _ _ __ _ 1,916 SF 2,493 SF _ 27.8% '. 36.1 % 2,636 SF 0.38 FAR n � __ _ .. 2 covered (19'-2" x 25'-4" clear interior dimensions) 1 uncovered (9' x 20') 22'-11" Complies 3,613 SF 0.52 FAR 0 1 covered ' (10'-0° x 25'-4" clear ' interior dimensions) '; 1 uncovered (9' x 20') 22'-11 " Complies 1 covered (18' x 18' for existing) 1 uncovered (9' x 20') _ . 30'-0" __ CS 25.26.075 ** Existing non-conforming front and right side setbacks to be retained as-is; new construction along right side will be set-in to comply with current setback requirements. ' (0.32 x 6,891 SF) + 1,100 SF + 400 = 3,705 SF (0.53 FAR) There have been no changes to the plans since the Design Review Study meeting on August 10, 2020. � Design Review Summary of Proposed Exterior Materials: • Windows: Aluminum clad wood windows • Doors: Wood doors • Siding: Horizontal wood lap siding • Roof.• Composition shingles • Chimney:8rick • Other: Wood vents, wood trellis, and wood railings 137 Costa Rica Avenue Design Review Study Meeting: At the Planning Commission Design Review Study meeting on August 10, 2020, the Commission had a few questions, which were answered by the project architect during the meeting. On balance, the Planning Commission respected that the original fa�ade and most of the existing front and side walls were being retained, along with the existing architectural style. The Planning Commission unanimously voted to place this item on the Consent Calendar. 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: 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: The architectural style of the proposed first and second story addition compliments the existing dwelling with the retention of the existing fa�ade and the addition placed at the rear. The addition proposes materials that would match the existing house including painted horizontal lap siding and composition shingle roofing, so that the addition flows out at the rear as an integral element of the structure. The articulation provides visual interest on all elevations, with new dormers that complement the architectural elements of the existing structure; with the exception of the two front dormers that will be enlarged as part of this �roject but will complement the side elevations. For these reasons, the project may be found to be compatible with the requirements of the City's five design review 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 fiollowing conditions should be considered: 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped July 7, 2020, sheets A1- A11; 2. that the existing nonconforming wall and foundation, located within the right side setback at 3'-6" where 4'-0" is required per code and measuring 48'-1" in length, shall not be removed during construction; if any wall studs or foundation, or both, along the existing nonconforming length are removed during construction, either an application for a Side Setback Variance will be required to replace the wall at the same location or an application for a Design Review Amendment will be required showing compliance with current setback requirements; K3 Desigrr Review 137 Costa Rica Avenue 3. that the existing nonconforming wall and foundation, located within the front setback at 22'-4" where 24'- 10" is the block average and required per code and measuring 35'-11" in length, shall not be removed during construction; if any wall studs or foundation, or both, along the existing nonconforming length are removed during construction, either an application for a Front Setback Variance will be required to replace the wall at the same location or an application for a Design Review Amendment will be required showing compliance with current setback requirements; 4. that the floor plans and structural plans will include the following note for the existing nonconforming walls and foundation along the right side and the front: "Existing nonconforming wall and foundation to remain. No modifications to studs or foundation shall occur"; 5. 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 staf�; 6. 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; 7. 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; 8. 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; 9. 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; 10. 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; 11. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, 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: 12. prior to scheduling the framing inspection the project architect or residential designer, or another architect ar 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; 0 Design Review 137 Costa Rica Avenue 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. Catherine Keylon Semior Planner c. Adam Bittle, applicant and architect Tejal and Subodh Gupta, property owners Att�chments: August 10, 2020 Planning Commission Minutes Application to the Planning Commission Planning Commission Resolution (proposed) Notice of Public Hearing — Mailed August 14, 2020 Area Map Separate Attachments: Historical Resource Evaluation conducted by Page & Turnbull, Inc., dated December 30, 2019 5 �� c�ry Q � �_ ��j � � � � ti� ' � o �qPaA.,E City of Burlingame Meeting Minutes Planning Commission BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Monday, August 10, 2020 7:00 PM Online c. 137 Costa Rica Avenue, zoned R-1 - Application for Design Review for a remodel and two-story addition to the rear of an existing two-story single family dwelling with a detached garage (to remain) (Adam Bittle, Architecture Allure, applicant and architect; Tehan and Subodh Gupta, property owners) (126 noticed) Staff Contact: Catherine Keylon Al/ Commissioners have visited the project site. There were no ex-parte communications to report. Planning Manager Hurin provided an overview of the staff report. There were no questions of staff. Chair Tse opened the public hearing. Adam Blttle, represented the applicant. Commission Questions/Comments: > Looking at the roof plan, you have the area past the peak toward the rear as 1-1/2:12 roof pitch, is that correct? (Bittle: Around 1-1/2:12 to 2.12.) In looking at your rendering in the lower right-hand comer, as a practica/ matter, you might want to explore that pitch some more. Don't think it's going to be visib/e based on the rendenng, except it wou/d be visible at the windows up above. Don't know if there's a better material. Like the design overall. (Bittle: Good point. 1 wou/d point out that the existing rear roof that spans across the whole length of the back of the house is a built out roof. You are correct, we may have to consider a change in that material, but we're /ooking to hide that with the adjacent cross gables. Like you said, 1'm not sure iYs going to be too visible, but something we'll definitely explore.) > Do you know, in terms of the history of the house, if the second f/oor was an addition at some point previously? (Bittle: In walking through the home, it appears that the second floor and first floor at the rear of the house were additions. The historic resource evaluation may also provide this information.) This project is taking an awkward addition and making it a little bit more graceful now with what you're doing with the new second floor. > The new windows are noted as aluminum clad. Are the old windows to be retained going to match? (Bittle: We're not /ooking to match directly. The existing ones on the ground floor and around the front of the house are wood windows and we're looking to keep those. We're trying to increase the grids on the windows around the side of the house and upstairs, so rt's not a perfect match. There is a slight increase in scale and update in material.) Be careful of performance. Based on experience, some different generations of windows can perform poorly. (Bittle: Just know on the rear side of the existing house, it looks like rep/acement vinyl windows with the false grids within the pane. The front of fhe house we thought still had the charm with the older windows, 6ut you're correct in terms of upgrading energy performance.) > It looks like you did a rea/ly nice job with the second floor addition. 1 know that house pretty well and it was pretty funky upstairs. It was probab/y an old attic that maybe was permitted at some time. Love that you've kept the front of the house pretty consistent to the way it is now. Like what you've done and appreciate everything that you've done to maintain the original home. Cify of Builingame page 1 Printed on 8/14/2020 Planning Commission Meeting Minutes August 10, 2020 > 1 wanted to thank you for going to the extent of ineeting with all the neighbors and presenting the plans. Did you speak with the neighbors to the left and right in terms of view alignment of the windows proposed on the second story overlooking the neighbors? (Bittle: Yes, just to clarify, we didn't meet in person during this time, but there were mailers and an e-mail chain back and forth. The neighbor to the right, when you're looking from the street at the front of the house, did not respond although / believe my clients have somewhat of a relationship with the neighbor. Regarding the neighbors on the left, we did correspond with them and provided details in terms of the alignment of our upstairs bedroom window relative to their stainveil window. We confirmed with them that we're about 15 feet apart. We showed that our second f/oor on that side of the house, on the driveway side, does not extend past the existing ground floor of the existing house; that satisfied her questions. On the opposite side of the house, where we have the master bathroom proposed, we're showing those windows with a sill height substantially off the floor for our own pnvacy.) Pub/ic Comments: > There were no public comments. Chair Tse closed the pub/ic heanng. Commission Drscussion/Direction: > The only thing that's being asked of us is design review. They are taking what looks like at one point was somewhat an awkward attic build-out on the second story and making it more graceful. The massing is sculpted and centered, and steps down towards the rear, then maintains itself with just some revisions to the dormers on the front. It will give better scale fo the front facade versus the more tiny dormers it has now. This is a good project and should move forward. > The project is done very we/l. It has the same good street appea/ and it holds together well. Commissioner Terrones made a motion, seconded by Commissioner Gaul, to place the item on the Consent Calendar. The motion carried by the following vote: Aye: 6- Sargent, Comaroto, Terrones, Tse, Gaul, and Schmid Absent: 1 - Loftis Cify of Burlingame page 2 Printed on 8/14/2020 08.10.20 PC MEETING ITEM 9C 137 COSTA RICA AVE. _, ��- �� _ I �I� I� �� 1� - c�� ,,,,,, �_ — , :r�?� -�� ; �, �� , � � �� -: ; :�� '� ._---�=- -_,. �� `r _ - � : ��f� __� ��_— __ ��_____ ��_-__�_ ---__—y--_ � —- ��. _ _�..=-= — , � �� ,�,��i � _ � i -•; � '� �- �{�i �� ; � --�� , � �� 1 � _- I I Y� ��' -_ :.--=-=--- __-.---.: ___.�._. ___I.T_,�=�..`__� --.w.__.._, '��_�� -;-___ ________-__ RECEIVED AUG 07 2020 CITY OF BURLINGAME CDD-PLANNING DIV. COMMUNICATION RECF,IVF.D AFTER PREPARATION OF STAFF REPORT �� -; �� % �� _ ,;, : � _ ` ,�� /� . � � -- -_ Ifl�j - _ - - � �� _ � _-- —_ __--_- -�_=-__ _____� �-_ � : - ____---- ---__ — -_-�:�_ _ _______ z O � a � � 0 � z � U w � O � a z O H Q � � O LL z � Z Q U J a a Q �� PLANNING APPLICATION BURLINGAME COMMUNITY DEVELOPMENT DEPARTMENT—RLANNING DIVISION �501 PRIMROSE ROAD, 2ND FLOOR, BURLINGAME, CA 94010-3997 TEL: 650.558.7250 � FAX: 650.696.3790 � E-MAIL: PLANNINGDEPT(�BURLINGAME.ORG 137 COSTA RICA AVENUE 028-316-040 PROJECT ADDRESS PROJECT DESCRIPTION ASSESSOR'S PARCEL # (APN) R-1 ZONING REMODEL AND ADDITION TO TWO STORY SINGLE FAMILY DWELLING WITH DETACHED GARAGE TEHAN & SUBODH GUPTA 137 COSTA RICA AVENUE, BURLINGAME, CA 94010 PROPERTY OWNER NAME APPLICANT? ADDRESS PHONE E-MAIL ADAM BITTLE, ARCHITECTURE ALLURE 51 SOMERSET STREET, SAN FRANCISCO, CA 94134 ARCHITECTIDESIGNER x APPLICANT? ADDRESS (650) 208-1204 adam@archallure.com PHONE E•MAIL 29891 BURLINGAME BUSINESS LICENSE # _ _ _ *FOR PROJECT REFUNDS* - Please provide an address to which to all refund checks will be mailed to: TEHAN & SUBODH GUPTA 137 COSTA RICA AVENUE, BURLINGAME, CA 94010 NAME ADDRESS a 2 � � w z 3 O � O � > Q 0 � � Q I HEREBY CERTIFY UNDER PENALTY OF PERJURY THAT THE INFORMATION GIVEN HEREIN IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDG ND BELIEF. 5/ 11 /2020 PLIC T'S SIGNATURE (IF DIFFERENT FROM PROPERTY OWNERI DATE I AM AWARE OF THE PROPOSED APPLICATION AND HEREBY AUTHORIZE THE ABOVE APPLICANT TO SUBMIT THIS APPLICATION TO THE PLANNING COMMISSIONIDIVISION. �GC�d� �Ll��.(',c� 5/11/2020 PROPERTY OWNER'S SIGNATURE DATE II AUTHORIZATION TO FtEPRODUCE PLANS I HEREBY GRANT THE CITY OF BURLINGAME THE AUTHORITY TO REPRODUCE UPON REQUEST ANDIOR POST PLANS SUBMITTED WITH THIS APPLICATION ON THE CITY'S WEBSITE AS PART OF THE PLANNING APPROVAL PROCESS AND WAIVE ANY CLAIMS AGAINST THE CITY ARISING OUT OF OR RELATED TO SUCH ACTION �3 (INITIALS OF ARCHITECTIDESIGNERI � J z 0 W � � � � a H N APPLICATION TYPE ❑ ACCESSORY DWELLING UNIT (ADU) ❑ VARIANCE (VAR) ❑ CONDITIONAL USE PERMIT (CUP) ❑ WIRELESS � DESIGN REVIEW (DSR) ❑ FENCE EXCEPTION ❑ HILLSIDE AREA CONSTRUCTION PERMIT ❑ OTHER: ❑ MINOR MODIFICATION ❑ SPECIAL PERMIT (SP) � ��1�/��,; +�P�AY 12 202�� ,�l-Y OF BURLING�:�� DATE RECEIVED: l'��-P�NNING DI�/ � D � � � � m O z r � 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 Desiqn Review for a remodel and two-story addition to the rear of an existing two- story sinqle family dwellinq at 137 Costa Rica Avenue, Zoned R-1, Sudbodh N. and Teial P. Gupta, propertv owners, APN: 028- 316-040; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on Auqust 24, 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: 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 15301 (e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50°/o of the floor area of the structures before the addition, 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. Chairperson 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 24th dav of Auqust, 2020 by the following vote: Secretary EXHIBIT "A" Conditions of Approval for Categorical Exemption and Design Review 137 Costa Rica Avenue Effective September 3, 2020 Page 1 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped July 7, 2020, sheets A1- A11; 2. that the existing nonconforming wall and foundation, located within the right side setback at 3'-6" where 4'-0" is required per code and measuring 48'-1" in length, shall not be removed during construction; if any wall studs or foundation, or both, along the existing nonconforming length are removed during construction, either an application for a Side Setback Variance will be required to replace the wall at the same location or an application for a Design Review Amendment will be required showing compliance with current setback requirements; 3. that the existing nonconforming wall and foundation, located within the front setback at 22'-4" where 24'-10" is the block average and required per code and measuring 35'-11" in length, shall not be removed during construction; if any wall studs or foundation, or both, along the existing nonconforming length are removed during construction, either an application for a Front Setback Variance will be required to replace the wall at the same location or an application for a Design Review Amendment will be required showing compliance with current setback requirements; 4. that the floor plans and structural plans wil nonconforming walls and foundation alonc nonconforming wall and foundation to remain. occur"; include the following note for the existing the right side and the front: "Existing No modifications to studs or foundation shall 5. 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 staf�; 6. 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; 7. 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; 8. that prior to issuance of a buiiding 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; EXHIBIT "A" Conditions of Approval for Categorical Exemption and Design Review '!37 Costa Rica Avenue Effective September 3, 2020 Page 2 9. 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; 10. 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; 11. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, 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: �2. 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; i3. 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. �CIT`! OF BURIlNGAME COMMUNITY DEVELOPMENT DEPFRTNIENT ( BURLINGAME 501 PRIMROSE ROAD t�?.� �`�,.'. �� BURLiNGAME,CA9401D �' ?H:(E50)558-7250 www.buriingame.org Project Site: 137 Costa Rica Avenue, zoned R-1 The City of Burlingame Planning Commission announces the following virtual public hearing via Zoom on Monday, August 24, 2020 at 7:00 P.M. Yau may access the meeting online at www.zoom.us/join or by phone at(669)900-6833: Meeting ID: 849 6162 9867 Passcode:141032 Description: Application for Design Review for a remodel and two- story nddition to the rear of an existing two-story single family dwelling with a detached garnge (to remainj. This project is Categorically Exempt from the California Environmental Quality Act ((EQA) pursuant to CEQA Guidelines Section 15303 (a)). Members of the public may provide written comments 6y email to: publiccommentCaiburlingame.org. Muiled: August 14, 2020 (PJease refer to other sideJ PUBLiC HEARING NOTICE Citv of Burlinc�ame - Fublic Hearinp IVotrce If you have any questions about this application or woukd like to schedule an appointment to view a hard copy of the application and p{ans, please send an email to planninedept a(�burlin�ame.arg or call (650j 558-7250. Individuals who require special assistance or a disability-related modification or accommodation to participate in .his meeting, or who have a disabii€ty and wish to request an alternative format for the agenda, meeting notice, agenda packet or other writings that may be distributed, should contact the Planring Division at plannin�dept(c�burlin�ame.or� or (650) 558-7Z50 by 10 am on the day a,` the meeting. If you challenge the subject application(sj in court, you may be limited to raising anly those issues you or someone eise raised at the public hearing, descriped in the notice or in written carrespondence delivered to the city at or prior to the public hearing. Property owners who receive this notice are responsible for informing their tenants about this notice. Kevin Gardiner, AICP Community Development Director (P�ease refer to other side) 137 Costa Rica Avenue 300' noticing APN #: 028.316.040 ��>) r (,;r, `>c`l', ' _ -'/, J - "�V . s'J �� u � /Jn !�'r�. �fl �� • � , � � �v A D��.CJ f., �� 77�i� � �,�Q�- • �ry�� d �=j �`' � JV ' 4�j' ��4� ca 4'J c7 , � ; ' � q � �� . Cn L5 qQi�� {�t% O i �'(� �� , � Q ��r �, W ��t „� , � � �a� J� � � � �� c7 ;,��' �' aaQ� � % O � o Q �� '� fldc� � � � 4� fl � � � � � �� '��G �� '��%�' � � .� r� � ��, �.� L�'�.'._, � �a�=' r��)� �QQ � :• 0 '�9� ' c� �'7 y,C-�` '�� , c�-i:� ' 7� Q�a qG� ,,C',� f' � G� a�yk3 �, t?,�� 9�`� �Qt� t�� ,��} �,4,'� •,�,i•1 �� . � �. )' y3 uil ��o �p� arti:, w (\4� �4�� 4�i � G �a �q a� q�,� �� n�'� ��_: �� , q d � S1�'�'' G� �iQ� "� `�� qG� p q�tit; p't, : � �� 4��' �4�C, `��a ' �3 � `' �� v �, r� � �,��1 � � � d tl�.� � `� •��♦ �- �,n�,� , �'� � � � � ��♦ � � ��,� a;� � r.� � �.�• , � -�� - �;� a � �� '� e �q w o ; . �. �� ; q�e, a�� , � . ,;;,• �. � r� `:�' " �, ��..a �� q�� —�` � � � � ,�,.�.i �, ,� � ` i++ P �� ' a� 5)'�� p �� G ,r,��✓ _ * � 4 �; .4..a �,�. a9 Q`�� 9`�� p � '��.�'�, �,, � 1� _ 4pu 9U� �.i• � : � ', , '�� . ., _ .. �' . � + �' - � ' - �s� - State of California—The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomia� NRHP Status Code 6Z Other Listings Review Code Reviewer Date rage i or i s rcesource name(s) or numper (assfgned by recorder) 137 Gosta Rica Avenue P1. Other ldentifier: "P2. Location: ❑Not for Publication OUnrestricted *a. County San Mateo "b. USGS 7.5' Quad San Mateo. Calif. Date 1999 *c. Address 137 Costa Rica Avenue City Burlinqame Zip 94010 *e. Other Locational Data: Assessor's Parcel Number 028-316-040 "P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries.) 137 Costa Rica Avenue is a two-story, single-family residence that was built in 1923 in a Cape Cod style for Edmund and Millicent Wilkins and was built by a local builder; no architect is listed. It is located in the Burlingame Park neighborhood on an approximately 6,762 square-foot rectangular parcel (APN 028-316-040) on the west side of Costa Rica Avenue between Howard and Barroilhet avenues (Figure 1). The residence is generally U-shaped in plan and is set back from the street to match the other houses along Costa Rica Avenue. A picket fence and round-arched arbor with a wood gate follow the eastern property line along the sidewalk. A brick path and low brick steps provide access to the building's primary entrance. A paved driveway along the south property line leads to a freestanding garage building and a paved and landscaped rear garden. 137 Costa Rica Avenue is a wood-frame building clad in wood siding that sits on a concrete foundation. Along the primary fa�ade, the building features a steeply pitched roof with two dormers. The primary (east) fa�ade of 137 Costa Rica Avenue is nearly symmetrical with a central entrance within a projecting gabled vestibule (Figure 2). This vestibule features a round-arched opening that leads to a square-head wood paneled door with decorative iron hinges and fixtures (Figure 3). An iron pendant lamp hangs within the vestibule and two narrow openings are cut into the side walls of the vestibule. Paired windows are placed on either side of this primary entrance. An additional, smaller window is directly to the left (south) of the entrance. All fenestration on the primary fa�ade, including dormer windows, consists of six-over-six double-hung wood-sash windows (Figure 4). (See Continuation Sheet, page 2) 'P3b. Resource Attributes: (list attributes and codes) HP2: Sinqle-Familv Residence *P4. Resources Present: �Building ❑Structure ❑Object ❑Site ❑District ❑Element of District ❑Other -r�u. aurvey iype: Intensive PSb. Photo: (view and date) View of the qrimary facade December 9. 2019 'P6. Date ConstructedlAge and Sources: Ohistoric December 1923 (oriqinal qermit) "P7. Owner and Address: Subodh and Teial Gupta 137 Costa Rica Avenue Burlinqame CA 94010 'P8. Recorded by: Pape & Turnbull Inc. 170 Maiden Lane 5"' FI San Francisco. CA 94108 'P9. Date Recorded: 12/30/2019 �P11. Report Citation: (Cite survey report and other sources, or enter "none") None *Attachments: ONone ❑Location Map ❑Sketch Map OContinuation Sheet OBuilding, Structure, and Object Record �Archaeological Record ❑District Record ❑Linear Feature Record ❑Milling Station Record ❑Rock AR Record ❑Artifact Record ❑Photograph Record ❑ Other (list) DPR 523A (9/2013) *Required information State of California—The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomia� Page 2 of 13 `Recorded by Paqe & Turnbull, Inc. *P3a. Description: (continued) � sri�''�:� �'E �� :;- _ ;;: ��,-. �=;,,, _ �. ,. � ,r. 4` ' � . �� _ y, �_ � - - Resource Name or #(Assigned by recorder) 137 Costa Rica Avenue 'Date December 30. 2019 � Continuation ❑ Update _" �' �,��' '• i _ : ,-� , �^ � -- _ - _ a - - - 3 � �_ ° — �� I':� � - — - JfM I'�'n _ __ _ �, t _ �� °i�� - — — —, � ; � ,`. ,--,t,..� _ __; -_ �� _-.� _;7 +'C-`��L � :rS..r �� l'. _ � � ,r. jt,�„ ,�<��',�,�, .i�„-,��,3 �,.r ;s-��` - . �,=igure 2: rrimary r�yace �vitn enirance vesiioe�ae. Looking northwest. — � � — —' � � — — ^ ..--��— . I — �- � e= — —, � _..� �— _� . r— _-�-� - - - ; �. Figure 3: Primary entrance to residence. Looking west. Th�e south fa�ade faces the driveway along the southern property line and features an end gable containing paired vinyl replacement windows with false muntins (Figure 5). Decorative wood louvers at the peak of the gable provide ventilation. Four wir�dows are evenly spaced along the first floor ard consist of three vinyl replacement windows with false muntins and a fourth small three-ever-three double-hung wood sash window that is second from the left (west). Two vents near the ground provide ventilation to the building's foundation. Figure 4: Dormer window at south of primary fayade. Looking southwest. _ \ �\ . -�i=j_�_. - ��_� _�_,_ _ _ �� _ � ! ; - �� _ � ,- _ , _�- � .�- _ ;; ; .. _ ;- �x _ : : _ , _ ...� �: ��th fa�ade. __. � ;�c:� � :.s�, The right (south) portion of the rear fa�ade is visible from the driveway and features a gabled roof with a semi-circular wood frame window within the gable peak and two vinyl replacEment windows in original wood surrounds along the first floor (Figure 5). An unpainted wood picket fence and gate separate the garage and driveway from the rear of the building and the rear garden. (See Continuation Sheet, page 3) DPR 523L State of California—The Resources Agency Primary # DEP/4RTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET T�i�omia� rage .s or �;s htesource Name or �(Assignetl by recorder) 137 Costa Rica Avenue 'Recoraied by Page & Tumbull, Inc. *Date December 30. 2019 O Continuation ❑ Update 'P3a. Description (continued): The remaining portions of the rear fa�ade include a two-story central section and a kitchen wing that extends west along the north edge �f the building under a gabled roof (Figure 6). The central portion features brick steps to a recessed entrance with paired multi-lite glass-paneled wood doors and a single one-over-one double-hung window to the right (south) (Figure 7). A second-story deck wdh a wood railing covers this ground-floor porch. The second story features two vinyl windows with false muntins to the left (north) of a glass-paneled door that provides access to the deck; an additional vinyl window sits to the right of the doorway. � :�. :� ;�. � �.,, ", . �. ,�� ,�i�� - � � 1,�0 �,� i;�..�-� -- -, ia� �� -- - -- - -_, :, o��-==� -- - -_-_ --- -_ -� .� - --- - -. Figure 7: Rear entrance. Facing east. The kitchen wing's south fa�ade (facing the brick patio) features paired six-over-six double-hung wood-sash windows and a nine- lite glass-paneled wood door accessed by wood steps (Figure 8). The west fa�ade of the kitchen wing contains a single rectangular 24-lite fixed wood-frame window arranged in a four by six pattern (Figure 9). The north fa�ade of the kitchen wing has no openings (Figure 10). ��+ � �� :, �� `� � � �-- � :�: - -- - _ ,� - (See Continuation Sheet, page 4) �+� , a� ;� � r� x ;;�' � � �, , s��.; � �( �., � .,' �a ,� �� g �- a � +': � �i�� v �' � �iw"�li _ .�h�i1� �,�� .��ry`` � �� _. �= � ,� �— �� i �;:�`�_.�-_ '- f.� �/��: Figure 9: West fa�ade of kitchen wing. Facing east. � U;:r� 17: !ticrF;� Figure 11: Brick patio 2n,� eear fa�ade of kitchen garden. Garage at left. Looking wing. Looking east. southwest. DPR 523L - _ - '� : ��a: €a; ��e with kitchen v�-�rc aicng t�e !et°. Facing east. Figure 8: Entrance to kitchen wing. Looking northwest. State of California—The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial rage 4 ot �;s Resource Name or #(Assigned by recorder) 137 Costa Rica Avenue `Recorded by Paqe & Turnbull, Inc. *Date December 30. 2019 O Continuation ❑ Update *P3a. Description (continued): The north fa�ade is accessed via a narrow path between the building and the property line fence. Centered within the end gable, this fa�ade features a brick chimney with a decorative metal reinforcement anchor. Two quarter-oval ventilation openings flank the chimney under the gable peak (Figure 13). On either side of the chimney are paired six-over-six double-hung wood-sash windows (Figure 12 and Figure 14). At the western edge of the north fa�ade are wood dog-leg steps that lead to a small landing and a side entrance with a screen door and a glass- and wood-paneled door (Figure 14). This fa�ade also features a number of utilities with conduit, ventilation pipes, and utility boxes. � � .� _ -'- �"_",,,,.. j � -�_ ��r � � -ar L _ �— ��— � Z - `� � _ _ _ `_oe--�w' _' __.�._ � -: � �_ --. ��'�_'�a..;.'i ��,� ,e _ _ � [_'�"'_'^�"'_'� � ' - . . � � \ \� \ � � �. ,,�� \ � 1 �� m; �� . - `� �— - _ - � ._.�.�. t � �~,_,,,,�y � �--� '`_-� . . ' . I �ir-< _�-- ::ew� � s::;.= -- 7,�-c ;3 h3er:�ey and ventofatior� at north Figure 14: Right (west) side of north faqade. Looking fa�ade. Looking south. north fa�ade. Looking southeast. southwest. 137 Costa Rica Avenue's rear garden is defined by a brick patio between the building and the garage, and a wilder garden area along the rear (western portion) of the lot (Figure 11). A raised wooden platform in the northwest corner is obscured by vegetation. The free-standing two-car garage is a wood frame building with wood siding and a gable roof. A large wood-paneled garage door fills the east fa�ade, while the north fa�ade features a glass- and wood-paneled door and an eight-lite fixed wood-frame window (Figure 15 and Figure 16). The rear (west) fa�ade of the garage features a single six-lite fixed wood-frame window and a vent panel (Figure 17). There are no openings along the south fa�ade. -"�`�; �.;= �Y�: � �R&e Figure 15: Garage. East fa�ai west. (See Continuation Sheet, page 5) ;',�� _,` �,��I !, _ ---ti` ',� , _�_ DPR 523L Figur2li: �a�ay-e.'r'Jesi�rzarj fa�ade, looking southeast. y:�,.. �, -� .. ..�� i2C�8ttc, looking�southeast. State of California—The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomia� rage � or ia rtesource rvame or �(Hssigned by recortler) 137 Costa Rica Avenue 'Recorded by Paqe & Turnbull, Inc. *Date December 30. 2019 ❑x Continuation ❑ Update "P3a. Description (continued): The surrounding neighborhood is exclusively residential, with one- and two-story single-family homes. The properties immediately north and south of the subject property on the west side of Costa Rica Avenue, and across from the subject property along the east side of Costa Rica Avenue, consist of single-family homes in stucco and wood siding with detached garages (see Figure 18 to Figure 22). �' .__. : - . u�- �f<'"��,. Figure 18: 729 Costa Rica Avenue, west side of street, south of subject property. - ::�;:. E �._ - •Yf:- :�-r- - - -�__. - �.r _ -- Figure 19: 133 Costa Rica Avenue, west side of street, south of subject property. -! `a -._, Figure 20: 141 and 145 Costa Rica Avenue, west side of street, north of the subject property. - -- -- _ -. .,_��— ,---�� - � --- __ ._ _, :�.-. Figure 21: 140 Qeft) and 136 Costa Rica Avenue, west side of street, across from the subject property. DPR �23L Figure 22: 132 Costa Rica Avenue, west side of street, across from the subject property. State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# BUILDING, STRUCTURE, AND OBJECT RECORD Page 6 of 13 *NRHP Status Code 6Z �Resource Name or # 137 Costa Rica Avenue B1. Historic name: 137 Costa Rica Avenue 62. Common name: 137 Costa Rica Avenue 63. Original Use: Sinqle-Familv Residence 64. Present use: Sinqle-Familv Residence "65. Architectural Style: Cape Cod "B6. Construction History: (Construction date, alterations, and date of alterations) As recorded in the original building permit on file at the Burlingame Building Department, 137 Costa Rica Avenue was originally constructed in 1923 for Edmund E. and Millicent Wilkins, and was built by J.P. Daley, a local builder.' 137 Costa Rica Avenue was substantially expanded with a second-story rear addition in 1935. This alteration was completed by the second owners of the building, Richard and Isabelle Gatley (permit no. 513). The addition of the small double-hung window to the left (south) of the entry vestibule may have been added under this 1935 alteration, providing light to an interior staircase to the newly completed second floor. (See Continuation Sheet, page 7) *B7. Moved? �No ❑Yes ❑Unknown Date: Original Location: �B8. Related Features: Yes B9a. Architect: Architect unknown b. Builder: J.P. Dalev "B10. Significance: Theme N/A Area Burlinaame Park Period of Significance N/A Property Type Sinqle-Familv Residential Applicable Criteria N/A (Discuss importance in terms of historical or architectural context as defned by theme, period, and geographic scope. Also address integrity) Historic Context— Citv of Burlinqame: 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 ne� four decades, the lands passed through the hands of several prominent San Francisco businessmen, including William Howard (purchased 1848) and Wlliam 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, Wlliam 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. During this time, EI 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 people. In 1908, Burlingame incorporated as a city, and in 1910, annexed the adjacent town of Easton to the north. The following year, the Burlingame Country Club area was also annexed to the City. By 1920, Burlingame's population had increased to 4,107. (See Continuation Sheet, page 9) 611. Additional Resource Attributes: (List attributes and codes) (HP4) — one ancillary building — garage "B12. References: See Paqe 13 B13. Remarks: None *B14. Evaluator: Barrett Reiter, Paqe & Turnbull Inc. *Date of Evaluation: December 30, 2019 (This space reserved for official comments.) Source: San Mateo County Assessor's Office, 2019. Property shaded in orange. North to top left. Modified by Page & Turnbull. Q 1�".�.,..,..___- .< 28'31 O�315 C�< C�� "�I� �IIO �I�' � �J , o;n o_� � � j �„ ��` � g 'g' �3� `U' s, .tl �I � � � �� =„o ��"" ��°�� a�r.,�e N�� •�� W - �� e o� �y � h i , ' Permit no. 370. Building Permit Records, 137 Costa Rica Avenue, Burlingame, CA. DPR 5236 (9/2013) *Required information State of California -The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial rage / OT l.5 'Recorded by Paqe & Turnbull Inc. *66. Construction History (continued): Kesource Name or # 137 Costa Rica Avenue 'Date December 30. 2019 � Continuation ❑ Update -he followin buildin ermits are on file at the Burlin ame Buildin De artment: Permit # Date Owner Builder/Contractor Description 370 12/13/1923 C.E. Wilkin J.P. Dale (builder) New buildin ,$5000 316 9/22/1933 R.H. Gatle R.H. Gatle Alterations $300 5�3 7/2/1935 Mrs. R.H. Gatle A.F. P attock Co Add one sto to buildin M422 1/30/1962 H. Hansen S.K. Reden Remodel - Cabinets onl P587 3/1/1966 Anthony Spare Kenneth L. Rives Kitchen remodel - Plumbing, gas, and electrical U 2008 7/9/1974 Charles McDonald Charles McDonald Garage expansion - from 14'x20' to 20'x26' N1657 11/11/1974 Charles McDonald Not listed Kitchen electrical 4989 12/10/1982 S. McDonald Rodriguez Roofing Co. Inc Re-roofing - includes built-up roof repairs after removal of existin roof 1367 2/21/1986 Mrs. Suzy Scott Bay Area Reroofing Inc. Remove existing roof; reapply cedar shin les 9300712 4/26l1993 Susan M. Scott Izmirian Roofing Remove tar & gravel roof and apply built up s stem over'/z' insulation 2024506 3/29/2004 Susan M. Scott Ridout Roofng Co. EXPIRED --Take off wood shingles ap I com osition roof 2024637 4/19/2004 Susan M. Scott ABC Window Contractors EXPIRED -- Install 2 windows in existin frames EXPIRED without final inspection - BO6-0040 2/1/2006 Susan M. Scott ABC Window Contractors Install 5 windows (vinyl), size for size in existin frames R11-0120 8/30/2011 Susan M. Scott Bay Area Re-Roofing Inc. Remove right side of garage roof (shingled); Install fberglass shingles. , g � . , :L-- �_,,- - --- � ' � ` _ - • . _ _ • J '� O . �' � ` �- � f �', s , -r� �� t �i �:'----- -__ _ _� - �;-4-� �-��,-�'a s�r~�j„� _ � I � .,. � � � �-= -- ---� - � ' ?L-- � . �: .; � :k-."� ' �- �• �_'' -- -I-� - - I _, i„ n ., I � x ��' -: ' �I - 1 -?�- � -- - - � � � `f �I �I I� �---- -- --`�-r- - i y- �' ;'�-� �, � �'i �: � , �_ �-- � �.:-:. -� �', - - -- - --� — �-, - - ' Figure 23: Sanborn Map Co., page 25, revised to 1946. Property outlined in orange. Edited by Page 8� Turnbull. (See Continuation Sheet, page 8) •-� �� _� ,-i t � �� _ �' � � Figure 24: 1941 aerial photograph, subject building outlined in orange. Source: UC Santa Barbara Framefinder. Edited by Page & Turnbull. DPR 523L State of California—The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomia� � Nage ts ot �s `Recorded by Paqe & Turnbull. Inc. Resource Name or # 137 Costa Rica Avenue *Date December 30. 2019 O Continuation ❑ Update "B6. Construction History (continued): The original footprint of the building is likely that of the symmetrical U-shape seen in the 1946 Sanborn Map Company map, updated from a 1921 map (Figure 23). Although this is likely the original footprint, the building had already been altered as is visible in a 1941 aerial photograph (Figure 24).z It is possible that during the alterations in 1935 the building was additionally altered with the extension of the kitchen wing and the addition of the second-floor rear balcony that covers the rear entrance. None of these alterations were completed under available permits at the Burlingame Building Department and can only be dated by the 1941 aerial. A later Multiple Listing Service (MLS) entry — on file at the Burlingame Historical Society — from when the building was listed for sale in 1961, lists the kitchen as 21-feet by 9-feet, and supports the understanding that the kitchen had been e�ended previously.3 No photographs or drawings were found that date to the building's original construction; however, the building appears to have remained largely unaltered. Photographs from 1961, 1966, and 1973 show the building in largely the same state as it appears today. Only the decorative shutters around the building's first-floor paired windows are no longer extant and were removed at an unknown date. These photographs also show that the picket fence and round-arched arbor along the front of the property have been present since at least 1961. _ , -� l - i Y'Y� � -�� ; { ., � - --. _ � : � er� _ ' � A �5 ��I�i��il��li !ii�l�!_�.,- ` „i�/!� Figure 25: 137 Costa Rica Avenue in 1961. Source: MLS (Multiple Listing Service) entry, Burlingame Historical Society .ti' � � 4 �� k�1 � r f _ - ..i ,`Yj,'(,�,�� +y * t z,s :� � i� �s � �'� ��yi�,� � - - s � � �y §�"�S3�t �+. Rt ` , ,��- Y � '�'� £ _:a �� - �' � � , .. � � , � - �� ` ,� :�� 'y ; � � x� . ,I� � f � ,.,f , T � . .� r�; ' �� i� � `� �' �� i '^i � , I� I � ....� kf �� at a�x� : _�� t �.� �� I I� '�, IIII �� I,� � � � IIi��+hr1� �_ i' ��;�� ;��.�� ;� �� i �r i �' II,I .��^'' � �3�!_ _. _ . - — �s.taE� _. .�.y��"' i'$ilr ..'.�a► -.w�!'L_ Figure 26: 137 Costa Rica Avenue in 1966. Figure 27: 137 Costa Rica Avenue in 1973 Source: MLS entry, Burlingame Historical Society Source: MLS entry, Burlingame Historical Society (See Continuation Sheet, page 9) z 1941 aerial photograph of Burlingame. Flight C-6600, Frame 355, University of California, Santa Barbara FrameFinder. "'137 Costa Rica Avenue," MLS entry, 1961, Source: Burlingame Historical Society. _,�: ^c-{.— �i:.l;' "- --.------- DPR �23L State of California—The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomia� rage y or ia rtesource Name or # 13/ Gosta Rica Avenue 'Recorded by Paqe & Turnbull, Inc. *Date December 30. 2019 O Continuation ❑ Update "B6. Construction History (continued): Additional alterations that can be conflrmed by the building's permit history have been limited to kitchen renovations (1962, 1966, 1974) and re-roofing (1982, 1986, and 1993). Permits filed in 2004 and 2006 are listed as "expired, prior to final inspection" but the 2006 alterations appear to have been completed with the installation of fve vinyl windows to replace previously extant windows. These fve windows appear to have been replaced on both the first and second stories along the south fa�ade (facing the driveway). Windows along the first and second floor of the west (rear) fa�ade have also been replaced with vinyl windows at an unknown date. The original footprint of the garage in the 1946 and 1959 Sanborn Map Company maps is smaller than the existing garage building. The current garage building was expanded from the original in 1974 (permit no. U2008) by Charles McDonald, increasing the building's footprint to both the north and west; enlarging the building from 14 feet by 20 feet to 20 feet by 26 feet (Figure 23 and Figure 28). Prior to this, the rear of the property had contained a badminton court, which had been advertised in real estate listings for the property in the 1960s and 1970s.' .� � � � d., �' �� r�` �,� ,� �,,, � :r��-�� :: •`s� ; -� ,�' �� ,� , � -� ,'� � . �,. .�s.- �� ". Figure 28: Current aerial photograph of 137 Costa Rica Avenue (outlined Source: Googie Maps, 2019. Modified by Page & Turnbull. in orange). 'B10. Significance (continued): Burlinqame Park Neiqhborhood 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 Rancho San Mateo. William C. Ralston, having reacquired the property following Burlingame's death in 1870, began to develop plans for a residential park in this area as early as 1873. Initially, Ralston hired Wlliam 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."5 The land was subdivided, and the streets were laid out in May 1905 by Davenport Bromfield and Antoine Borel. Burlingame Park is located in close proximity to the Burlingame Country Club and the neighborhood was officially annexed to the City of Burlingame 1911.6 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 the County Road (EI Camino Real) to the north; Barroilhet Avenue 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 of the hventieth century. The town of Burlingame experienced a residential building boom in the early 1920s and most the residences within the neighborhood were constructed in the 1920s and 1930s. (See Continuation Sheet, page 10) °"137 Costa Rica Avenue," MLS entry, 1961, 1966, and 1973, Source: Burlingame Historical Society. 5 Gray Brechin, Imperia/ San Francisco (Berkeley, CA: University of California Press, 1999), 94. 6 Diane Condon-Wirgler, "Burlingame Park, Burlingame Heights, Glenwood Park" (Burlingame. CA: Burlingame Historical Society, ca. 2004). DPR 523L State of California—The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomia� rage iu or �:s Kesource Name or # 137 Costa Rica Avenue *Recorded by Paqe & Turnbull, Inc. *Date December 30, 2019 O Continuation ❑ Update *B10. Significance (continued): Burlinaame Park Neighborhood (continued) 137 Costa Rica Avenue was constructed during the primary period of development in Burlingame Park, and by the time the 1946 Sanborn Map Company map was produced, nearly all of the approximately 250 lots in Burlingame Park were developed (see Figure 23). Today, the neighborhood represents the progressive development of the subdivision from the time it was frst 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 the Craftsman style or various revival styles. 137 Costa Rica Avenue — Owner History The following table outlines the ownership and occupancy history of 137 Costa Rica Avenue, compiled from Burlingame city directories, San Mateo County Assessor records, obituaries, Ancestry.com, and other available resources.' Year(s) of Ownership Name(s) of Owners (known owners Occupation in bold Edmund E. Wilkins Bethlehem Steel Company 1923-1929 Millicent Wilkins Housewife Earl D. Wilkins son 1930-1940 Richard H. Gatley Jr. Real Estate Agent at Bothin Realty Co. "Minnie" Isabei Hammerson Gatley Housewife Richard Gatley III (son) Isabel Gatley (daughter) Isabel Hammerson mother-in-law) Charies A. Foster Salesman at Pacific Mutual Life Insurance 1940-ca. 1956 Gertrude Foster Housewife MaRha Ann Foster dau hter Journalist 1940 ; Secreta at Pan-Am Airwa s 1956 1958-1961 Gerald B. Owens Salesman at McKinney Manufacturing (SF) Nanc L.Owens Harry A. Hanson Jr. Attorney at Hession Robert Creedon Hamlin & Kelly 1961-1966 E.Terry Hanson Har A. Hanson Sr. 1961 onl 1966-1973 Anthony E. Sparee Security Analyst at Bank of California Eieanor Spare ; 1974-ca. 1980 Charles A. Mc Donald Dentist ca.1986-2019 Susan M. Scott Not listed I 2019 Subodh Gupta Te'al Gu ta 137 Costa Rica Avenue was built for the first owners, Edmund E. and Millicent �Ikins. Edmund Earl Wilkins was a long-time employee of Bethlehem Steel and started his career with the company in 1920. Edmund Wlkins stayed at Bethlehem Steel for the next 40 years and became the superintendent of the transmission tower department of their South San Francisco plant. In this position Wlkins had an important role in "the growth and development of electrical transmission tower fabrication and testing."9 He retired in 1961. Early in his career, from 1923 to 1929, Edmund Wilkins lived at 137 Costa Rica Avenue with his frst wife Millicent and their son Earl D. Wlkins. Edmund and Millicent had been married in 1917, and in 1928 they were discussing a divorce.10 By 1930, Edmund was remarried and soon after, he and his second wife were living in Burlingame at 835 Acacia Drive where they would remain through at least his retirement in 1961. Vn 1930, Richard H. Gatley, Jr. and his wife Isabel "Minnie" (Hammerson) Gatley purchased 137 Costa Rica Avenue. Richard was involved in the real estate business and served as secretary and director of the Bothin Real Estate Company. It was under the Gatleys' ownership that the building had its second floor completed and expanded. In the 1940 Federal Census the Gatleys are listed as residing at this address with their two children, Richard III and Isabel, and with Isabel "Minnie" Gatley's mother, also named Isabel." (See Continuation Sheet, page 11) ` Known owners are those who were specified either in city directories, permits or assessor records as homeowners. City directories did not consistently specify who was a homeowner versus a resident or renter, so it is possible that not all names listed above were homeowners. e[no title] The Times (San Mateo), December 22, 1966, 14. "'Wilkins Ends Long Career," The Times (San Mateo), February 2�, 1961, 11. 10 "Mrs. E. E. Wilkins Sues for Divorce," The San Francisco Examiner, May 12, 1928. " United States Federal Census, 1940, Accessed via Ancestry.com DPR 5231, State of California—The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomia� rage ri or i,s rtesource Name or # 137 Gosta Rica Avenue "Recorded by Paqe & Turnbull. Inc. "Date December 30, 2019 O Continuation ❑ Update *610. Significance (continued): 137 Costa Rica Avenue - Owner History (continued) By late 1940, the building was owned by Charles Addison Foster and Gertrude Foster, who lived in the house with their adult daughter Martha Ann Foster. Charles worked as a salesman for Pacifc Mutual Life Insurance and their daughter Martha was variably a secretary and a journalist. They are listed in Burlingame city directories through 1956. Charles passed away in January of 1957.t2 For a short period of time, from 1958 until 1961, 137 Costa Rica Avenue was owned by Gerald B. Owens, a salesman for McKinney Manufacturing in San Francisco, and his wife Nancy L. Owens.13 The subject property was listed for sale in late 1960, and was sold in 1961.14 From 1961 to 1966, Harry A. Hanson, Jr. and his wife E. Terry lived at 137 Costa Rica Avenue. In 1961, Harry A. Hanson, Sr. was also at this address. Harry Jr. was a lawyer with a San Mateo law firm, Hession, Robert, Creedon, Hamlin & Kelly, and was involved in a number of professional organizations including the San Mateo County Bar Association, of which he was president in 1972.'s Anthony Spare and his wife Eleanor lived at 137 Costa Rica Avenue from 1966 until 1973. Anthony, a graduate of Tufts University in 1961, was a security analyst at the Bank of California. Archival research did not uncover additional information. Beginning in 1974,137 Costa Rica Avenue was owned by Charles A. McDonald, a dentist. Archival research found little information about Charles McDonald, and his relationship with the following owner of the property, Susan Scott, remains unclear. Based on names provided on building permits and internet research, McDonald and Scott may have been married. Charles McDonald is listed at this address until 1980, at which time the property remained unlisted until 1994. By 1986, Susan Scott was listed as owner on Burlingame building permits, and by 1994 she was listed in the San Mateo Haines Directories. In 2019, Susan M. Scott sold the building to the current owners, Subodh and Tejal Gupta. Design of 137 Costa Rica Avenue 137 Costa Rica Avenue was originally built in 1923, and the building underwent a number of changes in 1935 and prior to a 1941 aerial photograph. While it appears that these changes were limited to the rear fa�ades, without an earlier photograph, this cannot be confrmed. As it appears today, the building is designed in a Cape Cod style, which is sometimes considered a sub-group ofthe Minimal Traditional style.16 Houses in the Cape Cod style generally feature side-gabled roofs and symmetrical openings. Some had an extra half-story within the unf nished attic space, although Cape Cods are traditionally one-story." 137 Costa Rica Avenue illustrates these Cape Cod style features with its side gable massing and general fa�ade symmetry, as well as its multi-lite double- hung windows, symmetrical dormer windows, and wood siding. Evaluation: The property at 137 Costa Rica 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 a previous survey or evaluation is on file, affiliated with the State of California Offce of Historic Preservation (OHP). The City of Burlingame does not currently have a register of historic properties beyond the Downtown Specific Plan area, and, therefore, the property is not listed locally. 137 Costa Rica Avenue does not appear to be individually eligible for listing in the National Register under Criterion A or 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 house was constructed in 1923 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 area's development. The property does not rise to the level of signifcance necessary to be individually eligible for the National Register or California Register. Therefore, it does not appear to be eligible for listing under Criterion A/1. (See Continuation Sheet, page 12) 'Z "Deaths: Charies Addison Foster," The Times (San Mateo), January 14, 1957, 16. " Burlingame City Directories, 1958. 14 "By Owner: Cape Cod - Colonial," The Post, October 5, 1960, 33. This real estate advertisement lists the property as having "4 bedrooms - 3 baths; separate dining room; Badminton court - Brick Patio." 15 "Hanson Will Nead Bar Association," The Times (San Mateo), January 17, 1972, 28. 16 Virginia & Lee McAlester, A Field Guide to American Houses, (New York: Alfred A. Knopf, 2003), 587. "Ibid.. 587. 592. DPR 523L State of California—The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomia� rage i� or i.s Ftesource Name or # 137 Costa Rica Avenue *Recorded by Paqe & Turnbull Inc. *Date December 30, 2019 ❑x Continuation ❑ Update '610. Significance (continued): Evaluation (continuedl: 137 Costa Rica 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 property's frst owners were Edmund and Millicent Wilkins, and while Edmund Wilkins may have had significant professional accomplishments in his career with Bethlehem Steel, his professional achievements are more closely tied to a later period in his life when he had remarried and was living on Acacia Drive in Burlingame. Archival research has not been able to find much additional information about the owners that followed the Wilkinses, and while all appear to have been successful in their chosen careers, none appear to have made a signifcant impact on local, state, or national history such that 137 Costa Rica Avenue could be found to be individually eligible under Criteria B/2. Therefore, 137 Costa Rica Avenue does not appear to be individually eligible for listing under Criteria B/2. 137 Costa Rica Avenue does not appear to be individually eligible for listing in the National Register Criterion C or the California Register Criterion 3(Architecture) as a building that embodies the distinctive characteristics of a type, period, or method of construction. Designed in the Cape Cod style, 137 Costa Rica Avenue demonstrates a number of the popular elements of the style with its symmetry, size, and detailing; however, the building underwent a number of changes in the 1930s that may have included more substantial alterations to the building than are currently clear. In the absence of earlier documentation, 137 Costa Rica Avenue remains a recognizable example of the Cape Cod style — which went on to become one of the most popular building styles of the 1930s and 1940s — but is not a particularly notable example. Additionally, the building is not known to have been designed or constructed by a master architect or builder. Therefore, 137 Costa Rica Avenue does not appear to rise to a level of individual significance under Criterion C/3. 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 repoR. This property was not assessed for its potential to yield information important in prehistory or history, per National Register Criterion D or California Register Criterion 4(Information Potential). This Criterion is typically reserved for archeological resources. The analysis of the residence at 137 Costa Rica Avenue for eligibility under Criterion D/4 is also beyond the scope of this repoR. Conclusion The residence at 137 Costa Rica Avenue was constructed in 1923 during the major wave of development in the subdivision of Burlingame Park. The building remains representative of the Cape Cod style of residential architecture, with its symmetry, dormers, and side-gabled form, that became highly popular in the 1930s and 1940s. Several alterations to the rear fa�ade have changed the massing of the building as seen from the rear, while the front fa�ade appears to remain substantially intact. The building does not embody the work of a master or possess high artistic style to such a degree that it would be individually eligible. No significant events have been found to be associated with the property. The Wilkins family were the frst owner-occupants of the property, but do not appear to have made a significant contribution to history in association with the property. Subsequent owners have lived in the building for nearly a decade at a time, and while all appear to have had successful professional lives, they do not appear to have been found significant in association with 137 Costa Rica Avenue. The resident to have lived at the subject building the longest is also the most recent owner, Susan Scott, about whom little is known from archival research, and too little time to establish historical distance has passed to be able to judge her significance to the property. As such, the California Historical Resource Status Code (CHRSC) of "6Z" has been assigned to the building, meaning that it was "Found ineligible for NR, CR or Local designation through survey evaluation."'e 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 surrounding neighborhoods as a whole would need to be done to verify the neighborhood's eligibility as a historic district. 1e California State Office of Historic Preservation Department of Parks and Recreation, Technical Assistance Bulletin #8: Users Guide to the California Histonca/ Resource Status Codes & Historical Resource /nventory Directory, Sacramento, November 2004. DPR 523L State of California—The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomia� rage � 3 ot � 3 Resource Name or # 137 Costa Rica Avenue *Recorded by Paqe & Turnbull Inc. "Date December 30, 2019 ❑O Continuation ❑ Update "612. References: Ancestry.com. Brechin, Gray. Imperia/ San Francisco. Berkeley, CA: University of California Press, 1999. Building Permit Records, 137 Costa Rica Avenue, Burlingame, CA. Burlingame City Directories, 1923-present. Burlingame Historical Society, Multiple Listing Service, property records, 1961, 1966, 1973. "By Ownec Cape Cod — Colonial," The Post October 5, 1960, 33. California State Office of Historic Preservation Department of Parks and Recreation, Technical Assistance Bu/letin #8: User's Guide to the California Historica/ Resource Status Codes & Historica/ Resource /nventory Directory, Sacramento, November 2004. Carey & Company. "Draft Inventory of Historic Resources: Burlingame Downtown Specific Plan." February 19, 2008. Condon-Wirgler, Diane. "Burlingame Park, Burlingame Heights, Glenwood Park." Burlingame, CA: Burlingame Historical Society, ca. 2004. "Deaths: Charles Addison Foster," The Times (San Mateo), January 14, 1957, 16. Garrison, Joanne. Burlingame: Centennial 1908-2008. Burlingame, CA: Burlingame Historical Society, 2007. '"Hanson WII Head BarAssociation," The Times (San Mateo), January 17, 1972, 28. "Mrs. E. E. Wilkins Sues for Divorce," The San Francisco Examiner, May 12, 1928. McAlester, Virginia & Lee. A Field Guide to American Houses. New York: Alfred A. Knopf, 2003. [INo title], The Times (San Mateo), December 22, 1966, 14. "Preliminary Historic Resources Inventory: City of Burlingame." July 26, 1982. Sanborn Map Company, maps. Burlingame. 1921, 1946, 1949, 1959. United States Federal Census, 1940, Accessed via Ancestry.com "1Nilkins Ends Long Career," The Times (San Mateo), February 21, 1961, 11. DPR 523L