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Home My WebLink About149 Pepper Avenue - Staff Report (2)Item No. 10a Design Review Study PROJECT LOCATION 149 Pepper Avenue City of Burlingame Environmental Scoping, Design Review, and Conditional Use Permit Address: 149 Pepper Avenue Item No. 10a Design Review Study Meeting Date: March 9, 2015 Request: Application for Environmental Scoping, Design Review for first and second story additions, and a Conditional Use Permit for an Existing Accessory Structure. Applicant and Architect: Jeff Alan Gard, JAG Architecture Property Owner: Jill and Derek Johnson General Plan: Low Density Residential APN: 028-263-060 Lot Area: 10,230 SF Zoning: R-1 Background: The subject property is located within the Burlingame Park No. 3 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 August 28, 2013. The results of the evaluation concluded that 149 Pepper Avenue does not appear to be individually eligible for listing in the National or California Registers under any criteria. Planning Staff will prepare environmental review documentation to support the findings of the Historic Resource Evaluation prior to the Planning Commission Action Hearing for this project. Project Description: The grade on the site slopes up from the curb to the rear property line by approximately 17-feet. The existing house is set back 63 feet from the front property line and is two stories at the front and single story at the rear. There is an existing detached garage at the rear, left side of the property. The applicant is proposing to add to the first and second stories at the front of the existing house and to re- landscape the front and rear yards. With the proposed additions, the proposed house and accessory structures on site will have a total floor area of 4,396 SF (0.43 FAR) where 4,714 SF (0.46 FAR) is the maximum allowed (including covered porch and basement exemptions). There are four bedrooms in the existing house and the proposed additions will not increase the number of bedrooms. The parking requirement for a four-bedroom house is 2 spaces, 1 of which must be covered. The existing conditions meet the code parking requirements, with one covered space in the existing detached garage and a-s�cond uncovered parking space in the driveway leading to the garage. The property was granted a Side Setback Variance for a first floor addition at the rear of the house in 1999. Plans submitted for that application show evidence of the existing detached single-car garage in its current location and footprint. However, there is no evidence of permits for the windows and skylights that appear to have been installed in this structure after 1999. No new work is proposed to the existing accessory structure, but as part of the current application the applicant is requesting a Conditional Use Permit for the glazed openings that are within 10 feet of a property line and over 10 feet from adjacent grade in the existing detached garage. There is an existing porte cochere at the left side of the house. City records show evidence of this porte cochere from an Appraisal Report in the 1930's. The porte cochere is non-conforming in its side setback. There is no evidence of permits for the corrugated roof that extends from the porte cochere down the driveway toward the detached garage. The applicant is proposing to remove this corrugated roof with the current application. Environmental Scoping, Design Review, and Conditional Use Permit 149 Pepper Avenue With the proposed application, the applicant is proposing to landscape the front and rear yards. A fence and automatic gate, not to exceed 5- feet in height to meet fence requirements, will be installed at the front of the property. Two trellises, both under 100 SF, will be erected in the rear yard. No trees are proposed to be removed with the project. All other Zoning Code requirements have been met. The applicant is requesting the following applications: ■ Environmental Scoping for Negative Declaration, a determination that there are no significant environmental effects as a result of this project; and ■ Design Review for a second story addition (CS 25.57.010 (a) (2)); and ■ Conditional Use line and over 25.60.0.10(i)). 149 Pepper Avenue Permit for an accessory structure with glazed openings within 10 feet of a property 10 feet from adjacent grade (existing structure and giazed openings) (CS Lot Area: 10,230 SF Plans date stamped: February 23, 201� EXISTING PROPOSED ALLOWED/REQ'D SETBACKS i _ ___ _ _....._.. . ...... .... .. . ... _._ _. __ ... __. . _.._ _ _... .... _._ __ _ _ _ _ _....... Front (1st flr): ' 63'-1" 59'-8" 57'-5" (the block average) (2nd flr); ; 65'-7" 63'-5" 57'-5" _ ...._ (_ ) _ _ . _ _. . __ _ __ ..__ . _ __ g _ _ _ _..... __. _ . Side left 0'-0"' No chan e 4'-0" (right): 3'-0" 2 4'-0" 4'-0" Rear (1st flr): : 43'-8" No change 15'-0" (2nd flr): ; --- --- 20'-0" _ ........ . _....... _. _.._..._ _ . ...... _. __ _.... _.... _.._.... _ __ ._. ......... Lot Coverage: ; 3,509 SF 3,565� SF 4,09 2 SF 34 /0 35 /0 40 /o ' 3,917 SF 4,396 SF 4,714SF 3 FAR: 0.38 FAR 0.43 FAR 0.46 FAR # of bedrooms: 4 No change --- _......_. . _ ._ ..........._ .. _.. _. _. _ _ ..;... _....... _ 1 covered 1 covered , , � � Parking: 1 un cove ed No change 1 un cove ed (9' x 20') , (9' x 20') __..... ... ._ .;._ _... _ _... _._ _ : __ CUP request for the glazed openings within 10 feet of Accessory Original detached property line and more than 10 CUP required per C.S. Structure: : garage feet above adjacent grade 25.60.010(i) (previously installed in the existing structure) 4 __ ; _ _ _ _ _ _ . _ _ _ ; _ _ _ _ __ Height; ; 31'-1" 5 No change 30'-0" DH Envelope: ; complies No change C.S. 25.26.035 -2- Environmental Scoping, Design Review, and Conditional Use Permit 149 Pepper Avenue ' Existing, non-conforming left side setback to the porte cochere. 2 Existing, non-conforming original right side setback (3'-0" existing where 4'-0" required). Side Setback Variance granted in 1999 for the setback to the first floor addition at the rear of the house (3'-0" existing where 4'-0" required). 3 (0.32 x 10,230 SF) + 1100 SF + 340 SF = 4,714 SF (0.46 FAR). 4 Conditional Use Permit requested for glazed openings in an accessory structure (existing) that are within 10 feet of a property line and over 10 feet from adjacent grade. 5 Existing house is non-conforming in height (31'-1" existing where a Special Permit is required for a height between 31'-36') Staff Comments: See attached memos from the Chief Building Official, Fire Division, Engineering Division, Parks Division, and Stormwater Division. 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. Findings for a Conditional Use Permit: In order to grant a Conditional Use Permit, the Planning Commission must find that the following conditions exist on the property (Code Section 25.52.020, a-c): (a) The proposed use, at the proposed location, 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; (b) The proposed use will be located and conducted in a manner in accord with the Burlingame general plan and the purposes of this title; (c) The planning commission may impose such reasonable conditions or restrictions as it deems necessary to secure the purposes of this title and to assure operation of the use in a manner compatible with the aesthetics, mass, bulk and character of existing and potential uses on adjoining properties in the general vicinity. Erika Lewit Senior Planner c. Jeff Alan Gard, applicant Attachments: Application to the Planning Commission Conditional Use Permit Form Historic Resource Evaluation, dated August 28, 2013 Staff Comments Letters of Support from Neighbors (4 letters) Notice of Public Hearing — Mailed February 27, 2015 Aerial Photo -3- .�� BURLINGAME � COMMUNfTY DEVELOPMENT DEPARTMENT • 5O1 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org APPLICATION TO THE PLANNING COMMISSION Type of application: C� Design Review ❑ Variance ❑ Conditional Use Permit ❑ Special Permit ❑ Parcel #: C� 2-� "� �3 - O �d ❑ Zoning / Other: PROJECT ADDRESS: I�/ ��-1DI��. VL APPLICANT project contact person ❑ Payor of DSR deposiUhandling fee ❑ OK to send electronic copies of documents ❑ Name: �� L�,� �.�.� Address: I31� ��.NT AV� City/State/Zip: �P..1� ��G.�Go � Ck �� Phone: �i �-J• �.%�� Z�`�" Fax: � `�. E-mai�: .��.� �-...J�c�#��c,t-flT.�u��•rc��M. ARCHITECT/DESIGNER project contact person E� Payor of DSR deposit/handling fee ❑ OK to send electronic copies of documents � PROPERTY OWNER project contact person ❑ Payor of DSR deposit/handling fee ❑ OK to send electronic copies of documents ❑ Name: JI�-L 1�'N� n��. 10�11'�Sc�1 Address: � �f 9 ��'� �,V L= City/State/Zip: �U �L1 NC�� M�. � C�, ,q�-c��o Phone: Gf t5.�° ��, 7�00 Fax: 'T�/,� —� E-mail: I oN t.1S�,1� � I l-�� 6CC l-d�i�l` . N�T Narne: �E.. �L ��-� Address: �(� � ��i� �.,YL City/State/Zip: �� SGo ; � � �� Phone: �� L 5 . `�-�° 5. �z� Fax: hl/.�. E-mail: �� C��►ZC.{-��U�,•�� * Burlingame Business License #: ��8�� PROJECT DESCRIPTION: �jZ�I1-" �•�.c.A�� L-�L��I��NT'. G�.1V�I��c��ti! -C� ---�— �-�t 1° nLI N� �L OOI� �i� IZF< C-� ��i � Ta i-� �� I T� I� �'� � E�- _ ��tT�� i �-. , � ��LL �S � ��_�� N c� �C�T� , AFFADAVITISIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. _______-.- � Applicant's signature: �� Date: b Z � I am aware of the proposed appljc�on ar�d,her�y autf�ofrze the above applicant to submit this application to the Planning Commission. � -)'� ��' f' f�-� / Property owner's signature: � ` , = " ; ��``�� Date: // �;!/ �7� - . - � Date submitted: `�^ �� =-r-�t � Verification that the project architectldesigner has a valid Burlingame business license will be required by the Finance Department at the time application fees are paid. s:�HalloourslPcapPr�arro�.do� �E �G.1` T Qe�: -f 3 l �� 'i � ,t `�'�,...,_,.__;'% 4..� 1 � �1� � V �la� Vf�� C�:4UITT0►�`:!L L7S� �E�I.:��IT r�Y�'LI�.�►fiI01� ;; ;, �I�t�� E']at�nan� C oittca�iss��,n is re�u�rec� by la+�� tt� �t�al�� tind�n�s as define� t�}� che C'.i€��'s t)rtf�nat�c;e �C'od� Se�:.t�on 25_52_tJ�tl)_ Yuur a1L;u�ers t� tl�e �ol��u•�n� �u�st�c�n.s �.an a�sict thc Pl�c�rt:n� C��€�i�s�c.,t� fn �:akin_e, th� d�cision a.� t« w�he�her ch� tindir�s c.aj� be r�tadc. f�r r�our r��quest F'lea�c ty�e or u�ritc: �eatly ir� ir�k_ Rcf�r t� the bacl: of` this t,rm tor a.�sa>tar��e ��ith ih�.�e qucstions_ �, E.xplairt x�hy th� prapns�ci use c�t the propvs�d tacat�an K�ill rtor bct detrrtnc�ntai or ir�}urxnus tn prop�rtj� rrr irrrpro�,�m.er�rs in th,� t�irinit�= vx tn pubfic h�atth, ssf�t}�, ��nerul ►ael,,�ar,� or �r�n►�cr�i�rsee The proposed request is for the approval of existing conditions that pre-date the current praperty owner. Transom windows over the garage door do not face the adjacent property line and therefore do not pose a threat to the safety or privacy of the adjacent properties. Similarly the skyiight is greater than 5' from the property line and is nat a threat to the safety of the adjacent property. The window and skylight on the detached garage structure provide natural light to a space that is generally used for parking and garden refated activities and is not a significant source for privacy or light poflution issues. �. Hvri� will 11�,e Jaraposrd t�s� 15� ta�axt•ti anrl conduc�e�f ir� accnrdan�� n�itir the Burt�n�at»e G�n�ral Plc�n �r�d �QnrnR flydirr�r��Y The detached one story garage is within the rear fihirty percent of the length of the lot and is consistent with the side yard setback exception for R-1 25.26.073 3. Ha�•� �+��11 th� propersed pr�jert b� compatibl�A x�i�h th� a�sthetirs, mass, hulk anai charuct�r of the �xistinR and �t�nrral uscs an QdjoinrnR prapenies in the� Rc�nt�rul ►�icinity�? The detached garage will not be altered under this permit. The current location is consistent with the adjacent property land use pattern, which also includes a back of the lot detached structure and pool houses. The architectural features of skylights and transom windows of the detached garage are set approximately 188' from the street, and help to emphasize the front porch of the hames over the garage door. i-. f•�F;:tit State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code Other Listings Review Code Reviewer Date n_�_ •�y� _ �� .��u�..G ��a��C�� vr �w�nuer �ass�gnea oy recoraer� i4a repper Hvenue P1. Other ldentifier: �P2. Location: ❑Not for Publication DUnrestricted �a. County San Mateo �`b. USGS 7.5' Quad San Mateo, CA Date 2012 "c. Address 149 Pepper Avenue City Burlinqame Zip 94010 �e. Other Locational Data: Assessor's Parcel Number 028-263-060 �P3a. DeSCription: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries.) 149 Pepper Avenue is a one-story over raised basement single-family residence, constructed in 1924. Designed in the English Cottage style with apparent Classical Revival elements, recent renovations have somewhat obscured the original style. The 2470 sq. ft., wood frame building occupies a 10,400 sq. ft. rectangular lot on the southwest side of Pepper Avenue between Ralston Avenue and Barroilhet Avenue. The building is set back approximately 100 feet from the street and slightly north of lot center. The lot slopes down to the street and the house sits at its highest elevation (Figure 1). An asphalt driveway is located at the south perimeter of the lot. Midway down the driveway is a wood frame carport the width of the driveway, which appears as a porte cochere with a stuccoed arched opening and shed roof parapet covered with asphalt shingles. Behind the fa�ade is a simple wood structure covered with corrugated plastic. The carport extends 20 feet along the length of the driveway (Figure 6). A historic garage sits behind the residence, at the southeast corner of the lot, and has been converted to a detached room. The residence is clad in stucco and is capped by a combination roof with a main hip section and cross gables at the front and back. The roof is covered with asphalt shingles, and the side-facing gables at the front of the house are clipped. The primary fa�ade faces northwest towards Pepper Avenue. It contains a full-width, open porch. The entry level is accessed via a ten-step concrete stairway paved in smooth stone. The stairway is located at the center of the primary fa�ade. The bottom steps are wide and framed by two concrete square pillars clad in stucco and capped with red bricks. *P3b. Resource Attributes: (list attributes and codes) HP2: Sinqle Familv Residence "P4. Resources Present: OBuilding ❑Structure ❑Ob�ect ❑Site ❑District ❑Element of District ❑Other PSb. Photo: (view and date) View of primary (north) facade 08/13/2013 "P6. Date Constructed/Age and Sources: �historic 1923, Propertv Assessment "P7. Owner and Address: Jill and Derek Johnson 149 Pepper Avenue Burlinqame CA 94010 �P8. Recorded by: Pa4e & Turnbull Inc 1000 Sansome Street Suite 200 San Francisco CA 94111 *P9. Date Recorded: 08/28/2013 "P10. Survey Type: Intensive "P11. Report Citation: (Cite survey *Attachments: ❑None ❑Location Map ❑Sketch Map OContinuation Sheet OBuilding, Structure, and Object Record ❑Archaeological Record ❑District Record ❑Linear Feature Record ❑Milling Station Record ❑Rock Art Record ❑Artifact Record ❑Photograph Record ❑ Other (list) DPR 523A (1l95) *Required information report and other sources, or enter "none") None State of California —The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI #_. �CONTINUATION SHEET Trinomial Page 2 of 10 Resource Name or #(Assigned by recorder) 149 Pepper Avenue �Recorded by Page & Turnbull, Inc. "Date August 28, 2013 � Continuation ❑ Update "P3a. Description: (continued) The stairway narrows as it ascends to the porch. A contemporary iron railing runs up both sides of the stairway, leading to another pair of stucco pillars capped in red brick. The iron railing and six more pillars continue along the edge of the porch until they meet the corners of the fa�ade, enclosing the porch space. The stone paving is maintained on the floor of the porch and on a short path that connects the driveway to the stairs. The ground floor level features a prominent brick chimney with a wide base to the left of center, framed by arched French doors on either side. The French door to the right of the chimney acts as the primary entrance. There is an expanse of stucco to the right of the entrance where the historic primary entrance once stood. It was removed in the 2000 renovation detailed in the Construction History Section of this report. There is no additional fenestration on the primary fa�ade. The northeast end of the lot, nearest Pepper Avenue, contains a grass lawn. Terraced landscaping, featuring Mediterranean plants and classical design, connect the lawn to the porch. The front yard is lined by hedgerows on three sides, with a break at the street entrance to the driveway. Two mature magnolia trees create an additional barrier between the street and the lot. The southeast fa�ade faces the driveway (Figure 3). The foundation of the fa�ade is sloped, as the driveway continues to rise until it is level with the ground floor level of the house. A trimmed hedgerow runs along the house, beginning where the carport ends and ending at a tall wooden fence that marks the end of the driveway and the beginning of the rear yard (Figure 5). The middle section of the hedgerow blocks three small basement-level, three-lite, fixed, wood-sash windows. The southeast fa�ade contains two entrances. The first is on the southeast wall under the porch, leading to an interior space at raised basement level. This entrance was added during the 1995 exterior remodel detailed in the construction history section of this report. The second entrance is just beyond the carport arch. A wood batten door leads to the basement level. An arched wood-frame window with glazing similar to the French doors on the primary fa�ade sits at the ground floor level above the basement entrance. A rectangular louvered vent is above the window, u�der a hipped roof. A cross-gable dormer is found two thirds of the way toward the back of the house, where the original ell wing of the house begins. Paired rectangular 3-over-1, single-hung, wood-frame windows with ogee lugs sit beneath the second dormer. Five more rectangular 3-over-1, single-hung, wood-frame windows with ogee lugs fill in the fa�ade between the two dormers; two are paired. The back ell contains two small rectangular single-hung, wood-frame windows. An expanse of stucco wall lies in between the two small windovvs where another entrance was once located. It was removed in the 2000 e�erior renovation detailed in the construction history section of this report. The fenestration and roofline of the northwest fa�ade are similar to that of the southeast fa�ade, though it lacks the arched window and the entrances (Figure 4). There are no basement windows, but five smail rectangular louvered vents sit at regular intervals at the basement level. An additional rectangular louvered vent sits in the back cross-gable dormer. The fa�ade has been lengthened by a rear addition. It is flush with the northern lot line and is minimally landscaped. The rear (southwest) fa�ade has been extended and extensively remodeled into a contemporary design (Figure 7). The left side of the rear fa�ade has been extended into the rear yard in two lengths (Figure 8). There are three glazed redwood framed entrances on the rear fa�ade: one has been added to the rear of the historic ell, one rectangular French door was added to the southwest fa�ade of the middle extension, and the last door is on the southeast fa�ade of the longest extended section. All doors lead onto a concrete patio with rectangular pavers. The patio continues to the entrance of the detached garage. The roof of the extension is flat, with extended eaves on the middle section. Redwood and steel visors extend over the door and windows of the longest extension. Floor to ceiling fixed steel frame windows frame the French doors, facing the back yard, and sit to the south of the southeast facing door, extending around the corner. The back yard and the garage have also been extensively remodeled in recent years (Figures 9& 10). The rear lawn is composed of artificial turf. A white-washed concrete planter extends from the northwest corner of the rear addition along the lot line until it meets the garage at the rear border. An outdoor kitchen has been added at the back of the yard that incorporates the same white- washed concrete material. Artificial turf has been used to fill in the southern end of the driveway that once extended to the garage (separated from the existing asphalt driveway by the wooden fence). The front gabled garage has been converted from its historic use into a detached room. The garage door on the northeast facade has been replaced with a large eight-lite fixed metal window, with a four-lite window above it in the gable end. The northwest fa�ade has been recessed and filled in with an exterior colonnade. A single-panel glazed wood sliding door, framed by floor to ceiling fixed windows, has been added to the northwest fa�ade of the garage facing the rear yard. The garage is capped with a standing seam metal roof containing a skylight. Both the house and the garage appear to be in excellent condition. DPR 523L State of California —The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial Page 3 of 10 Resource Name or #(Assigned by recorder) 149 Pepper Avenue *Recorded by Page & Turnbull, inc. 'Date August 28, 2013 O Continuation ❑ Update '�1 -�t• �� .4 - *�j � �� A# �� }� -�� ` �¢ � ��' �,�'� � r�'� ��_ , �r . 6 x �K�,�.�.61.�:�`�s� . . �� ,� E� .- .�c� - ` a`^':., ` � � � �� _ . . .. Figure 4. View of northwest fagade and neighboring driveway/lot. n� .�_ �i � - � � :� �.. ��'��`�,r �;a�' �� Figure 5. Driveway looking toward the rear of the house. View includes hedgerow along the southeast fa�ade of the house and the southeast lot line. DPR 523L F� � � � .: �'� � � � �_ - - z , �� $' - �k�� y _ � Figure 6. A carport extends frcm the primary fa�ade of the house over the driveway. View also includes the entry under the porch to the basement level. F hedgerow separating the yard from neighboring lot. Figure 1. View from the street of primary (northeast) fa�ade with sloping lawn, and mature magnolia trees at the front of the lot. 5tate of California—The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial Page 4 ot 1 U Resource Name or #(Assfgned by recorder) 149 Pepper Avenue 'Recorded by Page & Turnbull, Inc. *Date August 28, 2013 � Continuation ❑ Update �� t� Figure 9. Northeast fa�ade of the garage, showing the fixed windows that replaced the garage door. DPR 523L 1� �-�,, �__ . !� . —'--- r �>F ,- � � ,__ � r �1 ' �� .. - , �, �_— --� � �� -. �_ .- „ , ; . _� � �_�i` Figure 10. Northwest view of garage, with new entrance, windows, skylight, and colonnade. Figure 7. The rear (southwest) fa�ade and renovated rear fa�ade in contemporary style. ia�` _� � � ,�.r_�� :.:.. State of California —The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# BUILDING, STRUCTURE, AND OBJECT RECORD Page 5 of 10 "NRHP Status Code 6Z "Resource Name or # 149 Pepper Avenue B1. Historic name: 149 Pepqer Avenue B2. Common name: 149 Pepper Avenue B3. Original Use: Single-Family Residence B4. Present use: Sinqle-Family Residence *B5. Architectural Style: Eclectic *B6. ConStruCtiOn History: (Construction date, alterations, and date of alterations) No original building plans or construction permits for 149 Pepper Avenue have been found, and the architect is unknown. The San Mateo County Assessor reports a construction date of 1924; water tap hook-up records are dated to 1923. The building has been extensively renovated, though most of the changes appear to have been made by recent owners. 1924: Building constructed; 1995: Front and rear porches remodeled, one interior bathroom remodeled, demolition and rebuilding of chimney; 1998: Completed remodel of interior spaces, all ceilings raised, eliminated one bathroom; 2000: First floor addition to back of house- included new bathroom, laundry room, study, and an expanded of the family room space; Unknown: Renovation of garage into un-aitached additional room. *67. Moved? �No ❑Yes ❑Unknown Date: Original Location: *68. Related Features: Garage, construction date unknown. B9a. Architect: Unknown b. Builder: Unknown *B10. Significance: Theme Residential Architecture Area Burlinqame Park Period of Significance N/A Property Type 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: Citv of Burlinqame The lands that would become the City of Burfingame were initially part of Rancho San Mateo, a Mexican-era land grant given by Governor Pio Pico to Cayetano Arena in 1845. Over the next four decades, the lands passed through the hands of several prominent San Francisco businessmen, including William Howard (1848) and William C. Ralston (1856). In 1866, Ralston sold over 1,000 acres to Anson Burlingame, the US Minister to China. Following Burlingame's death in 1870, however, 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. (see Continuation sheet) B11. Additional Resource Attributes: (List attributes and codes) "B12. References: (See Page 8) B13. Remarks: �B14. Evaluator: Eleanor Cox, Paqe & Turnbull, Inc. "Date of Evaluation: Auaust 28 2013 (This space reserved for official comments.) DPR 523B (1/95) *Required information State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial Page 6 of 10 Resource Name or #: 149 Pepper Avenue *Recorded by Page & Turnbull, Inc. *Date August 28, 2013 O Continuation ❑ Update B10. Significance (conYd): 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. The 1906 Earthquake had a dramatic impact on the area. Hundreds of San Franciscans who had lost their homes began relocating to Burlingame, which flourished after the disaster 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 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. Burlinqame Park Neiqhborhood The house at 149 Pepper Avenue was constructed in the Burlingame Park neighborhood, one of three subdivisions (including Burlingame Heights and Glenwood Park) created from lands that were formerly part of the San Mateo Rancho. The Rancho was inherited by Joseph Henry Poett and later sold to Anson Burlingame in 1866 and to William C. Ralston in 1872. Ralston 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" (Brechin 1999, 94). The land was subdivided and the streets were laid out in May 1905 by Davenport Bromfield and Antoine Borel. The neighborhood is located in close proximity to the Burlingame Country Club and the neighborhood was officially annexed to the City of Burlingame in 1911. Burlingame Park, Burlingame Heights, and Glenwood Park were the earliest residential developments in Burlingame and were subsequently followed by Burlingame Terrace, Burlingame Grove, Burlingame Villa Park, and Easton. Burli�game Park is bounded by EI Camino Real to the northeast; Howard, Crescent, and Barroilhet avenues to the southeast; Pepper Avenue to the southwest; and Bellevue Avenue to the northwest. Sanborn Fire Insurance Company maps indicate that Burlingame Park developed over a period of about fifty years. The town of Burlingame experienced a residential building boom in the early 1920s and the majority of the residences in the neighborhood were constructed in the 1920s and 1930s. By 1949, nearly all of the approximately 250 lots in Burlingame Park were developed. 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. 149 Pepper Avenue The house at 149 Pepper Avenue was constructed in 1924, nineteen years after the Burlingame Park neighborhood was first platted, during a time of rapid development within the subdivision. No original building permit is available and, consequently, the architect and builder are not known. The first known occupants of the house were Robert Lee and Lucille McWilliams. They were first listed at 149 Pepper Avenue in the 1924 Burlirysme City Directory. The previous Directory from 1922 states that McWilliams was an attorney in San Francisco and living at 1 � i Central Avenue in Burlingame. McWilliams was born on March 27, 1881 in Neola, lowa. His first marriage was to Madge Nagle, February 20, 1920. The McWilliamses had a daughter, Helen. His second marriage was to Lucy Sullivan. The February 24, 1922, issue of the Burlingame Advance reported that prominent attorney R.L. McWilliams of San Francisco and Burlingame wedded a woman from Detroit and they would reside in his home on Central Avenue. The article also noted that Mr. McWilliams was a member of the Bohemian Club and other organizations. The McWilliamses lived at 149 Pepper Avenue from 1924 until they sold the house on November 14, 1928 to Nathan and Alice Bowers. The Bowerses had previously lived at 809 Faifield Road in Burlingame. Nathan Bowers was a civil servant, and the Pacific Coast editor of Engineering News. They remained at the house until Oct. 1, 1938. Arthur W. Plummer is listed as owner of 149 Pepper Avenue in the 1939 through 1957 Burlingame City Directories. His wife, Anna Marie, became part owner in 1946. They had one daughter together, Virginia. Arthur Plummer worked as a manager at Pauson Clothiers at 200 Kearny Street in San Francisco. Mr. Plummer passed away on January 25`h, 1956, at which point full ownership of 149 Pepper Avenue passed to his widow. Mrs. Plummer is listed as owner in the Burlingame City Directories from 1958 until 1980. It appears that 149 Pepper Avenue was managed by a rental agency for a period during the 1980s and 1990s. An advertisement in DPR 523L State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial Page 7 of 10 Resource Name or #: 149 Pepper Avenue *Recorded by Page & Turnbull, Inc. �Date August 28, 2013 � Continuation ❑ Update a local newspaper was published on November 21, 1987 for a"charming vintage home" available for $2,200 per month. Details about the rental property mentioned that the house maintained its original layout, including a room and bath for a live-in housekeeper behind the kitchen, and had been recently painted. By 1995, 149 Pepper Avenue was acquired by Dr. Leslie S. Kardos. She lived there for a short period and oversaw extensive exterior renovations to the porches before selling the home to Katrina and Andrew Pascal between 1997 and 1998. Mr. Pascal was an inventor. The Pascals updated the interiors of the house and lived there until August 2004, when they sold the property to Glenn H. Peterson and Cheryl L. Price. In 2012, Derek and Jill Johnson purchased 149 Pepper Avenue from the Petersons. Mr. Johnson was an attorney. The Johnsons had previousiy lived at 612 Lexington Way, Burlingame and in Palo Alto. They maintain ownership of the property in 2013. Evaluation (Siqnificance): The residence at 149 Pepper 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), 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, and therefore the property is not listed locally. Constructed in 1924, the house at 149 Pepper Avenue does not appear to be individually eligible for listing in the National or California Registers under Criterion A/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 does convey contextual significance as a single-family residence associated with the development of Burlingame Park, but it does not stand out as a first, only, or unique example of such development. Therefore, the property does rise to the level of significance necessary to be individually eligible for register inclusion under Criterion A/1. The house at 149 Pepper Avenue does not appear to be individually eligible for listing in the National or California Register under Criterion 2(Persons) for its association with the lives of persons important to local, California, or national history. The house has changed ownership several times since it was constructed. None of the owners appear to have made important contributions to national, state, or local history that meet the significance threshold for historic register inclusion. The house at 149 Pepper Avenue does not appear to be individually eligible for listing in the National or California Registers under Criterion C/3 (Architecture) as a building that embodies the distinctive characteristics of a type, period, or method of construction, or represents the work of a master. The building is commensurate with the size of residences constructed along Pepper Avenue in the Burlingame Park neighborhood. However, the English Cottage style house has been remodeled since it was constructed, and it no longer fits into any distinctive style; therefore it is not a prominent example of a style that stands out among other neighborhood examples. The architect and builder are unknown and therefore cannot be considered masters. Consequently, the property is not individually significant for its architectural merit and does not appear eligible for register inclusion under Criterion C/3. This property was not assessed for its potential to yield information important in prehistory or history, per National Register and California Register Criterion D!4 (information Potential). This Criterion is typically reserved for archeological resources. The analysis of the house at 149 Pepper Avenue for eligibility Criterion D/4 is beyond the scope of this report. Evaluation (Inteqrity): The house at 149 Pepper Avenue retains integrity of location, sefting, feeling, and association. The building remains in its original location, and retains its use as a single family residence. The surrounding Burlingame Park neighborhood remains a residential area characterized by single-family houses. It represents an early period of residential development in Burlingame. Lot sizes and building scales have changed little since the neighborhood's original conception, helping to maintain the area's sense of setting and feeling. The property has undergone several major alterations in recent years. At the front of the house, the historic primary entrance has been removed. The entry stairs have been widened, moved and paved in contemporary stone, and the chimney has been rebuilt. The back of the house has been extended with a contemporary design, and the garage has been remodeled into a detached room. The landscaping in the back has also been altered, as the lawn has been replaced with artificial turf and an outdoor kitchen has been added. Therefore, integrity of design, materials, and workmanship have been compromised. 149 Pepper Avenue contributes to the historic significance of the neighborhood, but fails on an individual level to convey its historic significance as an early 20th century residence. Overall, the property does not retain sufficient integrity to convey its historic significance for the purposes of this evaluation. Conclusion DPR 523L State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # C4NTINUATION SHEET Trinomial Page 8 of 10 Resource Name or #: 149 Pepper Avenue 'Recorded by Page & Turnbull, Inc. �`Date August 28, 2013 � Continuation ❑ Update 149 Pepper Avenue does not appear to be individually eligible for listing in the California or National Register under any criteria. The property is a well-maintained residence constructed during an era of rapid development is the Burlingame Park subdivision, but is not individually significant for this association. It has no association with notable persons, and is not the work of a master architect or builder. Finally, alterations have compromised the architectural integrity of the building. The California Historical Resource Status Code (CHRSC) of "6Z" has been assigned to the property, meaning that it was "found ineligible for the National Register, California Register, or local designation through survey evaluation." 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 as a whole would need to be done to verify the neighborhood's eligibility as a historic district. B12. References: Public Burlingame City Directories Burlingame Historical Society profile: 149 Pepper Avenue. Burlingame Planning Department Buiiding Permits. Carey & Company. "Draft Inventory of Historic Resources: United States Federal Census records: 1900, 1910, 1920, San Mateo County Assessor Records Burlingame Downtown Specific Plan," February 19, 2008. 1930, 1940, 1950. Published Condon-Wirgler, Diane. "Burlingame Park, Burlingame Heights, Glenwood Park," Burlingame, CA: Burlingame Historical Society, ca. 2004. Garrison, Joanne. Burlingame: Centennial 1908-2008. Burlingame, CA: Buriingame Historical Society, 2007. McAlester, Virginia & Lee. A Field Guide to American Houses. New York: Alfred A. Knopf, 2003. Sanborn Fire Insurance Company maps: 1921, 1949. Internet Soures Ancestry.com (site visit: 8/21/13) DPR 523L State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomiai rage y or iu rtesource Name or tF: �4y Nepper Avenue '�Recorded by Page & Turnbull, Inc. *Date August 28, 2013 O Continuation ❑ Update Historic Maps: DPR 523L 1921 Sanborn Fire Insurance Company map of the subject block with 149 Pepper Avenue lot highlighted in red. (Image edited by author) �ya9 Sanborn Fire Insurance Company map of the subject block with 149 Pepper Avenue highlighted in red. (Edited by author) �tate of California —The Resources Agency Primary # )EPARTMENT OF PARKS AND RECREATION HRI # :ONTINUATION SHEET Trinomial rage �u or �u *Recorded by Page & Turnbull, Inc. Plans: Resource Name or #: 149 Pepper Avenue *Date August 28, 2013 O Continuation ❑ Update — �� _- �. �`�l��l� � �� '� � !_ --� � _�._ ��- �� _ - ;'� - _ __ � ��".:�'� �m��.>wa?. . � �� .. .. � �,...a' ,.. � =:�� _ ..'_h�� -�� _ _ • �`,-'� .'�-^�.,-sq' � �-�w -_'_�. ��~ =.. a+a �s. ��s� �' �-�� ^�. � - s.�,. "- � �-�" . .�..� '�n�.-ti - � _ - . � _ . �_,.. .•.a_. . -. : �..:- �., :.. . > v ..�. � =-Zan.T - ' ..✓ ✓r:�,.'��. � . ,z=. � - .. v ^ . 'P!'.nF A� .'�'�t ,.ine..a+s� _ -_- The house after renovation in 1995, with new stairway. (Burlingame Department of Planning, Building permit #9502255). DPR 523L The house in 1995. (Burlingame Department of Planning, Building Permit #9502255) Project Comments Date: To: From: October 24, 2014 � Engineering Division (650) 558-7230 0 Building Division (650) 558-7260 o Parks Division (650) 558-7334 X Fire Division (650) 558-7600 � Stormwater Division (650) 342-3727 o City Attorney (650) 558-7204 Planning Staff Subject: Request for Design Review for an addition to the main level and lower level of an existing single family dwelling at 149 Pepper Avenue, zoned R-1, APN: 028-263-060 Staff Review: October 27, 2014 1 2 Provide a residential fire sprinkler system throughout the residence, required per Burlingame Municipal Code 17.04.108: a. Provide a minimum 1-inch water meter. b. Provide a backflow prevention device/double check valve assembly — A schematic of water lateral fine after meter shall be shown on Building Plans prior to approval indicating location of the device after the split between domestic and fire protection lines. c. Drawings submitted to Building Department for review and approval shall clearly indicate fire sprinklers shall be installed under a separate deferred fire permit, approved by the Fire Department prior to installation. Electronic gate shall be equipped with a Knox key switch for emergency access by the Fire Dept. %i� l� � � i�. Reviewed by: Christine Reed Date: 10-27-14 . _ � ,�r , _.. ,. - - --__ z -� . - _ ,.� _ � � Project Comments Date: To: From: October 24, 2014 � Engineering Division (650) 558-7230 � Building Division (650) 558-7260 � Parks Division (650) 558-7334 Planning Staff � Fire Division (650) 558-7600 0 Stormwater Division (650) 342-3727 � City Attorney (650) 558-7204 Subject: Request for Design Review for an addition to the main level and lower level of an existing single family dwelling at 149 Pepper Avenue, zoned R-1, APN: 028-263-060 Staff Review: October 27, 2014 1. On the site plan, please show where all the existing downspouts are located and where the runoff is directed. 2. Sewer backwater protection certification is required for the installation of any new sewer fixture per Ordinance No. 1710 3. On the site plan, please show where all the existing utilities are located (PG&E, telecom, water, sewer, etc). Show if there are any overhead wires as well. Reviewed by: M. Quan Date: 10/28/14 Project Comments Date: � C•� From: January 13, 2015 � Engineering Division (650) 558-7230 � Building Division (650) 558-7260 � Parks Division (650) 558-7334 � Fire Division (650) 558-7600 X Stormwater Division (650) 342-3727 � City Attorney (650) 558-7204 Planning Staff Subject: Request for Design Review for an addition to the main level and lower level of an existing single family dwelling at 149 Pepper Avenue, zoned R-1, APN: 028-263-060 Staff Review: Revised plans dated January 12, 2015 1. Construction Best Management Practices (BMPs) noted on plan sheet BMP. 2. Pervious paving identification noted on plan sheet A0.0. Please contact Kiley Kinnon, Stormwater Coordinator, for assistance at: (650) 342-3727 Reviewed by: KJK Date: 01/14/15 Project Comments Date: October 24, 2014 To: 0 Engineering Division � Fire Division (650) 558-7230 (650) 558-7600 � Buiiding Division X Stormwater Division (650) 558-7260 (650) 342-3727 � Parks Division � City Attorney (650) 558-7334 (650) 558-7204 From: Planning Staff Subject: Request for Design Review for an addition to the main level and lower level of an existing single family dwelling at 149 Pepper Avenue, zoned R-1, APN: 028-263-060 Staff Review: October 27, 2014 � Any construction project in the City, regardless of size, shall comply with the city's stormwater NPDES permit to prevent construction activity stormwater pollution. Project proponents shall ensure that all contractors impiement appropriate and effective Best Management Practices (BMPs) during all phases of construction, including demolition. When submitting plans for a building permit, please include a list of construction BMPs as project notes, preferably, on a separate full size (2'x 3' or larger), plan sheet. A downloadable electronic file is available at: http://www.flowstobay.org/Construction 2. All exterior surface paving materials, including, but not limited to those used on driveways, sidewalks, walkways and patios, must be identified as pervious or impervious. Reviewed by: KJK Date: 10/29/14 � �1� s,::r� �.�µ.rrc ce�;u;v�d,e.� Water Pollution Prevention Program Ciean Wate�. ��i2', thi� Ccmrtiuni:u. Construction Best Management Practices (BMPs) Construction projects are required to implement tlle stormwater best management p1•actices (BMP) on this page, as they apply to your project, ail year long. Nlaterials & �1'aste bianagement Non-Flnz�irduu. �I�ncrials ❑ Denn and cuver ctocApiles of sand, Air1 or oilier cons[rnciion m�[eriol �c�nli iaq>s �c6c i r:tn i� forccusi or il n� i fircir bcing usod �oi�h� � IJ day's. ❑ I;SC �bllt d0t1 1 t1�i�iSC) �L�IBiin�`(I �vAfCf ID[ (Iu51 GO�III01_ H:¢iinlnus Mafcrials ❑ Lub.i all hv'iardous m:�tcriais ond I�uiardous �rasics lsi�<h as pcsti<ide<, painu. thinncrs. sol��ems. fucL oiL nnd anlilreeze) in accordancc �vilh cln�, cowm�. xta�e �nd f�dcrol reeulntiou3. ❑ Sim�e hazardaa nmlerial� nnd �casies iu �csear lieht containen. s�orc � app�upn�tc seconda� coni:�inniei�l, and co��r Ih��n ;u Ihe cnd uf �� A A i�� or Aui nE � t � II or �� lien roi � s ion;wst. ❑ F Ilp �� iaiiuf�utiirer's:ppl-� t'U � t l� lo I" d 5 e inis a�d be coreful i� u tl -- D ot appk chcmicniz owdoo s 1� i � n is lorcwsi �ciih-n� J hours. 0.lrrmi;e for npproprinte disposslrof all haz, rdous ��asies. \V� 11 bi.tn.�gemcnt ❑ C �c �castc dsposal co i� c sc rcic ��i�h tarps at thc cnd nf �n�od Aa} nnA during �cc� ticzather. ❑ Check �ca<ce disp.isol conini iers freqi enih for ksk� aod lo nmAe surc [he�' a e not o��erl Iled. N�icr lio�e do�.n a di mps�er on Ilie co �sttuciiori sita " ❑ Clcnn ur replTce ponablc toilets. nnd Inspea them frequcntic for kaAs und spills. ❑ Disposz ofall �casms nnd debris properie. Recccle materisls and anes ih,n can bc recccicd (such ris asphalt. cancrme. og,mem. 6asc mate�inlc. ��ood. g} P boarA, pipe, cic.) ❑ Disposc of IiquiA �es due� Irom pafnts thlme�s. aolvcnts. glues. mid clen iing Ilui<ts as Imlardons �vas�e. Consirui�tiun Entninc y iin<I Pcrimctcr ❑ Esmblish mid main�ain cI7'ceiirc perimGcr eommis and niabiliec flli cnnstniction entrm��c:s and ^.�i« m cu(1lcicntiv conirol crosion and sedimcm dischar�es 1'roin siic and imcAiue olisi�e. ❑ S�vecp or . wm anc sireci ira:kin, immediatcl� and sccure scdimem sou ce io preron� furdicr �meking. Necer hose dmrn strecis to dcan up ir�ckinE. IiquipmenC Management & Spill Control i"i° � ' J 1 ( i�'^" � j �j� ;� � �,_� �-` -" i g• �laintrnance anA Pai�king ❑ Dcsi�nate m� xre�; fued �cith appropriatz 6\-IPs. for cehicle nnd equipnicnt pad:In; and storapa- ❑ Vedomi major maintznnnce rep.it lobs, a�d cehiole nnd cyuipmen[ ��'asl�inc olisilc. ❑ 11'ccluzling or cch¢Ic ina ntznauoe nnin bc don. ousilc. a�ork in a IkrnmA:im, m�ay fram siomi dr;nns end nrcr a drip p;�n orAmp cloihs biy cnmiB>> �o culleci iluids. Rzc��clz or disposz ol Nui�> as hazardous ��'a�ie. ❑ If cehicle or equipinenl de.�ning mus� be done onsiic, clean �cidi �c�iar onlv in n btnued area thm �rill uol oiloi�� dn<z �cnier ie run Snm gnncrs. simeis. storm drains_ or surCoce ,��Tiers. ❑ Donol:lenn�ch'cicorcqi��pno�uons��cusui�,onps. >ol�'cnts, Aegrensen ur stenni alzoniny z�uipmen�_ S��ill Prc��cn[ion nnA Cnn[rol ❑ l:ce� p II I. p r��I �( . n4s �bso t ts e id cai I Ilc ) n� I bl i il i �'o i � II limcs ❑ Ins�xci � I' I�aand � p nii�� o il-10 <f rerairl�al,sproniptl�. Usedrippuns�ocaicliltnAs unlil rzpuirs ara mode. ❑ Clcon np spiiis or IevGs mmudintch mid disposc a( cicanup mamrials p ot I. C] Do uoi hosz Ao�cn s if c�c �h_rc Fluids �m�c spillcd. Usc An� dconup mci6ods (absorb;:n� maicrials. cn� lilicc and;or mgs). U St��ee� u� spilled Ary niole�iols imiii„Aiul.i��. Do nol in� io onsh �hem a�cav �ci�h �raier. ur borc il�em. O Cirnn up spills mi din arc.�v by Ai�ging up and propzrl�' Aisposing of conc�min�tz I s �I. ❑ Repoilsignfi�a�rspillsi�nme.di�il-Yo aeiequired bp Ima m repoi� all sipmficant cl�as•s ofhazardous mamrials, fnclu4inE oll.l'o m�a a spiii�. t) Uial91l Go�eir Ia:at emergen<c response number. 2) Call ihe mor's OfGca of @�nerecncc Sen�ices Waming Cemar. (8U01 Ni'-7i>o (2+ Imursl- �arthmoving (�,/riT ...---_---._:T= �tt` C :�i� _ �----�---',2.,%� � ��' �I �" 1 � L�� "�---�( � � �� .:^+� J ��,i� y2`�:� �u`� t �� ❑ Schcdule �radine :�nd c,�ca��ation ��orA durinp dry �4-eathcr_ ❑ si,n r.�,�n a��,��e�•d.,«:�s. ��:�,,u,�a maimuin tem�wran� emslon cont�nh (such as zrosion co rtrol fabric or bondzd f ber motrL�) wul vegemtlon Is csin6lisheA- ❑ Rcm .�is�ing cegeiniion onl�� olien absolulck ncc�ssan�. unA sced or plunt cege�neion 1'or erosion conirol on =lopes or eherc cm�svuaion is nol immcdia�cic pinnncd ❑ Prc�r.nt scAin�e�ir fmm miyraiiiiy ofTsitc 'Il�(1 �>NICCI il(1� t� � I t. �l�l1Gl5 Al 1 A i �Ea co -ses b� si Il�ng a d . t.. � al V oP �� t B�tl -n�l� as fibu rolln. slt ��ces. >cAin t t i. graccl b;iys, bcrms. z�c. ❑ ti�, ��a i s c v a i�.��si« �� ro d� mp in �ks o� sii�. not in ihe strezts. Cont.iminvled Soile ❑ If � Ctii� follo��i ig cn�id-iiuns ore obs � I. � si lor coniain noiio�i nnA -i nna tlw Ra�Io �al N'aiu Qualih Convol 6onrd-. - lhmsual soil co�Wiiions. discolomfion, cr odor. - .�bandoueA uiidcr;round tai�As. - .Abaudonedi��lls - 6i ried Larrel debrls. onmsh. Paving/Asphalt VVoi•1: ❑ Acoid pa �i E I I omin� -n �cet -ea0ieron c�i , nisforecast to prc zm mainials �ha1 ha��c im� cwed from comactin� siomm�a�cr rmioll'. � Co��cr slarni drnin inl�is and �nanl�alcs' ��hcn uppl: -�g s'cal cou �acA coai. �lum� senL Cog seni. e�c. ❑ Collec� anA rec��cic or ap�ropriaecl� disposz o(c�ccss abraeicc grav<I or sand. Do Nll"f s��cep or ��nsh it i�ito Eullcrs. U Do nol use ��azer lo �.ash Ao��n frosh asphah roucrcic paccmmn. SaHcuuing & Asp1uJ�!Concrc�c Removal U Prmca nco�br sinrm drain iulecs n�hcn sa�� cuw g. U f li Ribr�c caich b� �n 'ileifilie �Ibestol.eepsl�m� Otlf OFIIIC t l � I S}>I��II_ ❑ SI o I. t �n � s� sl � o<I d p- f� II asr es o � rf hd'oci.� i II � 11 La�l� 1�'orA AA (\ IIIChCv�"IS soon�r-). ❑ 17 sa��cro slum anees e catcli basin clzan ii iip - u��ieJinteh-_ Concrcte, Grout & Vtm•tar Application �._.,__...._._ . ... .,__..___...._... .. � 1 k I � ` a '.I, A v+ �� r� � � '- , o_,w$„' � ( ❑ Storc�oncru„ gro t 1 m a�ray Irom>ionndraiu �at� �s-andon pallels uiider co��er �o proieci iheni Iion� zin, mnoCC aud �cind. ❑ Wash oui wnccaia cquipmcn�ihvcAs o(Ts i o dcsignai.d ��asho� i uma. ��icre aie �ceicr,ciu no�v uno 0 ¢mpor, m�caste pI� a id l� a mauner ihat�cill precem Ieaching into die Ilndcri�'ing Soil Ur oiltu surfoilnd�illg afcl5. Le� coi�crete I�arden n�id dispose ol as ga�bagr ❑ N'heu oashing e�posed aggregate. prcccnl ��ash�cmcr Crom cntering siorm Ara'in>. Blo�l: snv inlets on� vec�iu�u ;utters, 6ose a�as6�cater onm din arcas. or dral� onto.i benned iace io be pumpcd and AisGroscd ofprop I-. Landticapuig __ . `,�;., . ��1. < � � ��.. �Yi Y . �'.... �. i� _ 1 ��'T....� _ . t ��' '� � ❑ Pro�ac.i s�rkpiled IanAscapine maicrial> from �r�inA ;�nd rain b�� sior�in4 i�� u�Wcr [a�p5 flII 1�Cnf f011nd. ❑ St.l�k bAE�CII n.lc '�I p IIi.IS .uiJ untlzrco�er ❑ Discmninuenppli�nio ofa y emAiblc IunAsc�pc maierial �� i�l�in 2 dar; bcfuic a lomcasi rain c��cn� or durine wc� ��cnthcr. Painting � Paint Removal � ^�� ,-"`;�- � i � � � �, , � ,�.;�� .'�, � , u 1 Painting Cte:mup and Rcmocal � Neccr dcan brnshcs or nnsz puim m- s� i a strce�. guner stomi d aii -st'� t. _]F ��t d�a�is.pa roilnl I 1 .�i tp>s��bl d ' t� u Aa� il ig i ih �i �.c c. N� rp urp��n lo � asto <I�� . ❑F o�Ib�cAp�t.�'[o1b'Isl il .�t i�s'bl � d i a �il tl- o-:ol-c t- a� p� t-�.rlu.raid r,,uu ihmn� s und sohci ts. U-sposc ol c��cas Ilquids as Imzardous �vnsce. ❑ P�int �liips and dus[ (rom non-haz.arAnus dn� sir�iPPing eiid iand blusiing n�a� Ue �cepi up orcolle,.�ed in ptnstic dmp clo�6s and disposcd ofas tmsh. U Ci��niical pai ii sir�pPi ig residii� u��d cliips and dusi froin iiiarii�e pain�s or pnints .amainin; Icod_ mcrcun�. or vibm� trin �ust b,: dis�wsed o(as liaiardoiis .�a;ic. Lcad 6ascA pnini remocol �equfres n si,nc- cenificd coniraaor. Dewaterin� J i 1 ; !± - . ,, µ�:` / ��1 ! I "v� � ,� , ,C� �. � .. � ❑ Disclivrgea uf E ound��.iter or cuplured no0'irom dc��a2i�n5 opcniiuns nu�sl bcp�aperh y d Id � 1 NI n possiblc sz� d dc��'nf�ring discliaryc lo Im�Asca�wd arer� or sanilon� sei�•er. If diul�a� iny ro nc� saniwr�' s � call �rour loc.l ��sic��nterirzalincnt pluni- ❑ Diccn run-on �vmar from ut131m mcoc Go�n all d�siurhed arcas U WI d=m � g- oil-a d b� � pp alfi hcl I "plt� b��orc discl irb� i� �cnrer ro strcm u ncr r s�om� drain. Fihrruimi or dioersion �hroogh a basin, mnk. or sadiment trap muv bc requimd. � h�:ireasofknownorsuspecmd uiiiain'�iinlion. call yo��r locai ngciic�' lo deiznnine n�heiher �he ground �vaier must be msied. Pumped gmundu�aiu nmy need io bc coll�cicd and I�aulcd o17�-sitc for ¢caunent and pmper disposnl. 0 Project Comments Date: January 13, 2015 To: � Engineering Division (650) 558-7230 X Building Division (650) 558-7260 � Parks Division (650) 558-7334 From: Planning Staff � Fire Division (650) 558-7600 � Stormwater Division (650) 342-3727 � City Attorney (650) 558-7204 Subject: Request for Design Review for an addition to the main level and lower level of an existing single family dwelling at 149 Pepper Avenue, zoned R-1, APN: 028-263-060 Staff Review: Revised plans dated January 12, 2015 No further comments. All conditions of approval as stated in the review dated 10-24-2014 will apply to this project. �_.._ _. ..,�.._�` � _�---_.._. _.__._ �.r.�,�.. - -.... Reviewed bv: �'__ i _�-�-�``�� Date: 1-13-2015 Project Comments Date: r� From: October 24, 2014 0 Engineering Division (650) 558-7230 X Building Division (650) 558-7260 � Parks Division (650) 558-7334 � Fire Division (650) 558-7600 � Stormwater Division (650) 342-3727 � City Attorney (650) 558-7204 Planning Staff Subject: Request for Design Review for an addition to the main level and lower level of an existing single family dwelling at 149 Pepper Avenue, zoned R-1, APN: 028-263-060 Staff Review: October 27, 2014 1) On the plans specify that this project will comply with the 2013 California Building Code, 2013 California Residential Code (where applicable), 2013 California Mechanical Code, 2013 California Electrical Code, and 2013 California Plumbing Code, including all amendments as adopted in Ordinance 1889. Note: If the Planning Commission has not approved the project prior to 5:00 p.m. on December 31, 2013 then this project must omply with the 2013 California Building Codes. ��As of January 1, 2014, SB 407 (2009) requires non-compliant plumbing fixtures to be replaced by water-conserving plumbing fixtures when a property is undergoing alterations or improvements. This iaw applies ta al] residential and cctmmercial ��roperty btiilt prior t� jailuary 1, 199�. Details can be fotznd at htt�//www.ieginfo.ca.govjpub/09- 10�bill/sen/si� 0401-0450Jsb 407 bill 20U91011 chaptered.html. Revise the plans to s w cotnplianee with this re+quiretnent. f�) pecify on the plans that this project will comply with the 2013 Califomia Energy � Efficiency Standards. Go to http�//www enerqy ca clov/title24/2013standards/ for publications and details. 4) Provide two completed copies of the attached Mandatory Measures with the submittal of your plans for Building Code compliance plan check. In addition, replicate this completed document on the plans. Note: On the Checklist you must provide a reference that indicates the page of the plans on which each Measure � �a}� be found. 5 P ce the following information on the first page of the plans: "Construction Hours" Weekdays: 7:00 a.m. — 7:00 p.m. Saturdays: 9:00 a.m. — 6:00 p.m. Sundays and Holidays: 10:00 a.m. — 6:00 p.m. (See City of Burlingame Municipal Code, Section 13.04.100 for details.) %� On the first page of the plans specify the following: "Any hidden conditions that require a work to be performed beyond the scope of the building permit issued for these plans may require further City approvals including review by the Planning Commission." The building owner, project designer, and/or contractor must submit a Revision to the City for any work not graphicaliy illustrated on the Job Copy of the plans prior to performing the work. 7) Anyone who is doing business in the City must have a current City of Burlingame business license. 8) Provide a fully dimensioned site plan which shows the true property boundaries, the location of all structures on the property, existing driveways, and on-site parking. 9) Provide existing and proposed elevations. 10)-Provide a complete demolition plan that includes a leqend and indicates existing walls and features to remain, existing walls and features to be demolished, and new walls and features. NOTE: A condition of this project approval is that the Demolition Permit will not be issued and, and no work can begin (including the removal of any building components), until a Building Permit has been issued for the project. The property owner is responsible for assuring that no work is �--authorized or performed. �.�'�ooms that could be used for sleeping purposes must have at least one window or door that complies with the egress requirements. Specify the /ocafion and the net clear opening heighf and width of all required egress windows on the elevation drawin_qs. 2013 California Residential Code (CRC) §R310. Note: The area labeled "Game Room/Media Room" is a room that can be used for sleeping purposes and, as such, must comply with this requirement. �ndicate on the plans that, at the time of Building Permit application, plans and engineering will be submitted for shoring as required by 2013 CBC, Chapter 31 regarding the protection of adjacent property and as required by OSHA. On the plans, indicate that the following will be addressed: a. The walls of the proposed basement shall be properly shored, prior to construction activity. This excavation may need temporary shoring. A competent contractor shall be consulted for recommendations and design of shoring scheme for the excavation. The recommended design type of shoring shall be approved by the engineer of record or soils engineer prior to usage. b. All appropriate guidelines of OSHA shall be incorporated into the shoring design by the contractor. Where space pemuts, temporary consh-uction slopes may be utilized in lieu of shoring. Maximum allowable vertical cut for the subject project will be five (5) feet. Beyond that horizontal benches of 5 feet wide will be required. Temporary shores shall not exceed 1 to 1 (horizontal to vertical). In some areas due to high moisture content / water table, flatter slopes will be required which will be recommended by the soils engineer in the field. c. If shoring is required, specify on the plans the licensed design professional that has sole responsibility to design and provide adequate shoring, bracing, formworlc, etc. as required for the protection of life and property during construction of the building. d. Shoring and bracing shall remain in place until floors, roof, and wall sheathing have been entirely constructed. e. Shoring plans shall be wet-stamped and signed by the engineer-of-record and submitted to the city for review prior to construction. If applicable, include surcharge loads from adjacent structures that are witlun the zone of influence (45 degee wedge up the slope from the base of the retaining wall) and / or driveway surcharge loads. �� dicate on the plans that an OSHA permit will be obtained for the shoring* at the excavation in the basement per CAL / OSHA requirements. See the Cal / OSHA handbook at: http://www.ea-osha.com/pdfpubs/osha usercLuide.pdf * Construction Safety Orders : Chapter 4, Subchapter 4, Article 6, Section 1541.1. 14� dicate on the plans that a Grading Permit, if required, will be obtained from the partment of Public Works. � rovide section details that show the finished headroom height for each room in the basement. Per the 2013 CRC the minimum ceiling height in a basement is 7'0". Portions of the basement that do not include habitable space, hallways, bathrooms, toilet rooms and laundry rooms shall have a ceiling height of not less than 6"8". NOTE: Areas with a headroom height greater than 5'11" are considered to be floor area by the Planning Division. 16) Provide guardrails at all landings. NOTE: All landings more than 30" in height at any point are considered in calculating the allowable lot coverage. Consult the Planning Department for details if your project entails landings more than 30" in height. 17) Provide handrails at all stairs where there are four or more risers. 2013 CBC §1009. 18) Provide lighting at all exterior landings. NOTE: A written response to the items noted here and plans that specifically address items 2, 3, 5, 6, 11, 12, 13, 14, and 15 must be re-submitted before this project can move forward for Planning Commission action. Reviewed by: Date: 10-24-2014 Joe Cyr, CBO 650-558-7270 Project Camments Date: To: From: January 13� 2015 d Engineering Division (fi50) 55�723IJ � Building Division (650) 558-726Q X Parks Qivision �ssa) �ss-�3� � Fire Division (650) 558-76Q0 � Stormwater Division (650) 342-3727 � City Attorney (650) 558-7244 Pianning Staff Subject: Request for Design Review for an addition to the main level and lower level of an e�cistin� single family dwelling at 149 Pe��r Avenue, zoned R-1, APN: 428-263-060 Staff Review: Revised plans dated January 12, 2015 1. No further comments Landscape to remain Twa additional trees added to tandscape Reviewed by: BQ Date: 1115/15 0 Project Comments Date: To: From: October 24, 2014 � Engineering Division (650) 558-7230 � Building Division (650) 558-7260 X Parks Division (650) 558-7334 � Fire Division (650) 558-7600 � Stormwater Division (650) 342-3727 � City Attorney (650) 558-7204 Planning Staff Subject: Request for Design Review for an addition to the main level and lower level of an existing single family dwelling at 149 Pepper Avenue, zoned R-1, APN: 028-263-060 Staff Review: October 27, 2014 1. No existing tree over 48 inches in circumference at 54 inches form base of tree may be removed without a Protected Tree Permit from the Parks Division. (558-7330) �;�2.�� Note on plans if landscape will remain or be rehabilitated. � 3. Two new landscape trees added to site plan as per requirement. Please Indicate tree species for review. Reviewed by: B Disco Date: 11/5/14 2/13/2015 �g� Erika Lewitt Senior Planner City of Burlingame 501 Primrose Road Burlingame, CA 94010 Dear Ms. Lewitt: We are writing this letter in support of our neighbors, Derek and Jill Johnson. The Johnson's are submitting architectural drawings to the City of Burlingame design review committee for improvements to their property at 149 Pepper Avenue in Burlingame. Along with other neighbors, we met the Johnson's architect and reviewed a set of drawings and 3-D model of the proposed improvements, and we are in favor of their remodel plans. Please let us know if you have any questions. Sincerely, ,°� (�� J ' 1,� Tom and Maureen Byrne 148 Pepper Avenue Burlingame, CA 94010 2/11/2015 Erika Lewitt Senior Planner City of Burlingame 501 Primrose Road Burlingame, CA 94010 Dear Ms. Lewitt: We are writing this letter in support of our neighbors, Derek and Jill Johnson. The Johnson's are sub�nitting architecturul drawir.g� to the City of Burlingame design :eviPw commi±±ee for improvements to their property at 149 Pepper Avenue in Burlingame. Along with other neighbors, we met the Johnson's architect and reviewed a set of drawings and 3-D model of the proposed improvements, and we are in favor of their remodel plans. Please let us know if you have any questions. Sincerely, � /�� --`"' . �� evin & Mandy Marconi 151 Pepper Ave. Burlingame, CA 94010 2/11/2015 �� Erika Lewitt Senior Planner City of Burlingame 501 Primrose Road Burlingame, CA 94010 Dear Ms. Lewitt: We are writing this letter in support of our neighbors, Derek and Jill Johnson. The Johnson's are submitting architectural drawings to the City of Burlingame design review committee for improvements to their property at 149 Pepper Avenue in Burlingame. Along with other neighbors, we met the Johnson's architect and reviewed a set of drawings and 3-D model of the proposed improvements, and we are in favor of their remodel plans. Please let us know if you have any questions. R- Sincerel�, i ; \ ��, [Your Name] 10E 1't i-t �1- ► q� c� [Addressl Iif-1 PE�� hl�lJLtE �.►�EX?.� /�t El�h,c�-, Burlingame, CA 94010 February 1 l, 2015 MS. Erika Lewitt Senior Planner City of Burlingame 501 Primrose Road Burlingame, CA 94010 Dear Ms. Lewitt: This is a letter supporting the proposed addition to our neighbor's home at 149 Pepper Avenue. Our properiy is on the corner of Pepper Avenue and Chapin Lane and our garage entrance faces the front of the Johnson's home. I understand that Derek and Jill Johnson will be submitting their architectural drawings, reflecting impravements to their home, to the City of Burlingame design review committee for evaluation. We have had an opportunity to review these plans, and a 3-D model of the proposed improvements with them and their designer. We feel that this proposal will enhance the existing structure by adding curb appeal and practical space. We support the Johnson's project and appreciate this opportunity to comment to the city's review committee. Sincerely, �� P. Perez � 211 Chap:.r Lane (corner of Pepper Ave.) Burlingame, CA 94010 CITY OF BURLINGAME { COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD BURLINGAME, CA 94010 PH: (650) 558-7250 • FAX: (650) 696-3790 www.burlingame.org Site: 149 PEPPER AVENUE The City of Burlingame Plunning Commission announces the following pu6lic hearing on MONDAY, MARCH 9, 2015 at 7:00 P.M. in the (iiy Nall Council Cham6ers, 501 Primrose Road, Burlingome, CA: Qpplication for Environmental Scoping and Design Review for first and second story additions to an existing single- family dwelling ond a Conditianal Use Permit for an existing accessory structure a1 149 PEPPER AVENUE zoned R-1. APN 028-263-060 Mailed: February 27, 2015 (Please refer to other side) r;t�� of Burlinaame PUBLIC HEAE2ING NOTICE A copy of the application and ptans for this project may be reviewed prior to the meeting at the Community Development Department at 501 Primrose Road, Burlingame, California. If you chailenge the subject app lication(s) in court, you may be limited to raising oniy those issues you or someo e eondence delive ed ol'theec ty at or described in the notice or in wntten co p prior to the public hearing. Property owners who receive this notice are responsibie for informing their tenants about this notice. For additional information, please cali (650) 558-7250. Thank you. William Meeker Community Development Director p�1gL{C HEARtNG �lOTICE (Please refer io other side) S? � � v � � � u�z �, . �n-p x ..r F � i . +g "5.� ` �:r .� ` ,��a �_��„��-,.�! � � . r � �r •�u 4�+ =�j�a '1 .- 1=` a�'�a} � �� aJ �"T z:- �4, ��' �'� . ;. �,': � '�, �y� : �"� r� `��,u�r�,� � ,�,�z".•„x "; �-��`�'� # �'� � � d a ,� 5 � � ti`.si��3 � n � � x ='. L�4.�..'.`r � �r� �. :� s � �aSy .v`�v� � ��.,5 �q "�S' 1 ._ 4 i ,1'�2� �' � �� ` � i '` k �' s .. � �.�. 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