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HomeMy WebLinkAbout250 California Drive - Technical Study1'r��i; v i U1�l�lil�L� imagining change in historic environments through design, research, ond technology Historic Memorandum Date August 7, 2017 To Ryan Guibara, Director of Real Estate Project No. Project 16058 Severn Lodge Dairy Wallscape (Burlingame Square) Of Dewey Land Company, Inc. From Christina Dikas, Dan Herrick, & 999 Baker Way, Suite 300 Todd Smith San Mateo, CA 94404 Cc Via Email �garding: Historic Memorandum for 250 California Drive 'I'his Historic Memorandum was prepared by� Page &'1'urnbull at the request of the Dewe�� Land Companv, Inc. for the proposed project at 250 California Drive in Burlingame, Califoxnia. The subject pro}�ern� (�1PN: 029-213-010) is a corner lot located in the heart of downtown Burlingame. The properri• is currentl�� being utilized as additional surface parking for a nearb�• automobile dealership; the pre-e�isting building on the lot was demolished in 2000 (Figure 1). �1lthough the subject pxopern� is devoid of an�- historic/cultural resources on site, the propert�� is unmediatel�� adjacent to a ca. 191? building at ?20 California Drive (1�PN: 029-213-020), which features a prominent painted advertisement mural across its west fa�ade, facing the subject properry. 'I'his mural, idenufied as the Severn Lodge llairy ��'allscape, is a ca.191? advextisement far the Severn Lodge Dairy and the llairy Delivery� Cc�m�any. The Severn T,odge Dain� ��'allscape is a designatcd California Point of Historical Interest and is listed on the California Register of Historical Resources. .1s such, the Severn Lodge Dairy ��'allscape qualifies as a cultural resource subject to review under the California l?n��ironmental Quality� <1ct (CEQr1). It should also be noted that the subject properri� is located directl`� across South Lane from the Burlingam� Railroad Station; the 1894 I�lission Re�-ival st��le train depot is listed on the National Register of f 3istoric Places and is a designated California l listoric I,andmark. This memorandum includes a brief historic background of the subject propern� and the adjacent Se��ern Lodge llairy ��'allscape. 'I'he historic status of the Severn Lodge Dairy ��'allscape and xegulatory framework are outlined, with particular attention given to the desi�,mation of the wallscape as a California l'oint of I Iistorical Interest. Lastly�, tlus memorandum includes details the developer has undertaken to respect and incorporate the Severn l,odge Dair�� ��'allscape into the design of the proposed project. PLANNWG 8� RESEARCH PRESERVATION TECHNOLOGY 417 Montgomery Street 8" Floor San Francisca CA 94104 T 415.362.5154 F 415.362.5560 www.poge-turnbull.com Severn Lodge Dairy Wallscape � Historic Memorandum [ 16058] Page 2 of 9 � � s� r x ConE ,we�- _ � � zs-zi ./, \ \\\-- � , �— NOATN (`� „ LIHE — — � .. dvaNMG�IIE � I e irro,v I — — - - - �- -- � euwc�Mc�✓C • �vF .216/'_ i ' ,� � x .. . 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Source: San Mateo County Assessor-Clerk-Recorder- Elecrions Office; edited by author, 2016. 'I'he follo��ing secuon summarizes the established lustoric status for the Severn Lodge Dair�• �t'allscape. National Re�ister of I Iistoric Places The National Register of Historic Places (National Register) is the nation's most comprehensive inventor`� of historical resources. '1'he Narional Register is administered b� the National Park Service and includes buildings, structures, sites, objects, and districts that possess historic, architectural, engineering, archaeological, or cultural significance at the national, state, or local le�el. The Severn Lodge Dair�- ��'allscape at 220 California Drive is not listed on dze National Register. California Re�ister of Historical Resources The California Register of Historical Resources (California Register) is an inventor�� of si�,mificant arclutectural, archaeological, and historical resources in the State of California. Resources can be listed in the (;alifornia Register through a number of inethods. State Historical Landmarks and National Register-listed properties are automaticall�- listed in the California Register, whereas California Points of Historical Interest designated after 199�,' are listed onl�� after receiving recommendarion b�� staff with the California Office of Historic Preservation and the State Fiistoric Resources Commission. Properties can also l�e nominated to the Califoxnia Register by local governments, private organizations, or citizens. 'I'he evaluauve criteria used b�� the California Register far detexmining eligibilin� are closel�� based on those deaeloped b�� the National Park Service far the Narional Kegister of Historic Places. 1' A Cs 1; ��� 1 U IZ N li U i. L 417 Monfgomery Sireet, 8' Floor, San Francisco. CA 94104 T 415.362.5154 F 415.362.5560 www.poge-turnbull.com Severn Lodge Dairy Wallscape � Historic Memorandum [16058] Page 3 of 9 'The Severn Lod�e Dairy- ��'allscape at 220 California Drive is listed on the Califoxnia Register. California Historical Resource Status Code Properties listed ar under review bg the State of California Office of Historic Presenration are assigned a California Historical Resource Status Code (CHRSC) of "1" to "�" to establish their historical significance in relation to the Narional Register ox California Reg,ister. The Severn Lodge llair�• `t'allscape has t�vo attributed CHRSCs: ■ 1CL, meatung it was "automaricall�� listed in the California Register — includes State I Iistorical Landmarks 770 and above and Points of Historical Interest nominated after DecemUer 1997 and recorrunended for listing b�� the State Historic Resource Commission." ■ 3CS, meaning it "appears eligible for the California Register as an individual propern- through survev evaluation." California Historical Landmarks & California Points of I listorical Intexest Properties that are designated California F �istorical I,andmarks (CF IL) California Points of Historical Interest (CPHI) are sites, buildings, features, or e�•ents that are significant at the local le�-el ��ith demonstrable �-alue to the immediatc communit�� (municipal or counn�). 'I'he criteria for designation for both CLH and CPI �I is compaxable to the California Register, albeit with either a state or local/regional focus. 'I'he CHI, designation does, ho�ve�er, docs xequire approeal b�- the propexn� owners, and an official designation bp the Director of the Califorrua State Parks, and a recommendation b5� the State I Iistorical Resources Comrrussion. .1s described pre��iousl��, CHI,s are automaticallt� listed in the California Register, whereas onl�� CPHI that were designated after December 199? and recommended b�� thc° State Historical Resources Commission are listed on the California Register. The CHL designarion is the highest level in the State of California cultural resources registration program, whereas CPHI is a secondar�� desi�unation; a propern� cannot be both a CF IL and a CPI II. "I'he Sevem Lodge Dair�� ��C'allscape is not a California f �istorical Landmark. "1'he Severn Lodge llair�� ��'allscape is a designated California Point of Historical Interest. It received the CPF II designation in 2003 and was recommended to be listed in the Califoxnia Re�ister. llowntown Burlingame I-Iistoric Resources Re�ister In 2014, the Cin� of Burlingame enacted a historic preservarion ordinance, which regulates historic properties onl�• in the do«�ntown district of I3urlingame, and formall�� established a Downtown I Iistoric Resources Register. 'I'his register is based upon a historic resources survey and the resulting Inventon� of I Iistoric I2esources, �vluch was conducted in 2008 as part of the due diligence procedure for the I3urlingame Downtown Specitic Plan. .lpproximatel`� S00 properries in the downtown area of Burlingame wexe surveyed, of which 23 were found to be cligible for the National Re�,nster and/or California Register; two of these ?3 properties were alread�• listed on the California Register. "I"hese properties are considered culttiral resources and are subject to environmental re��iew under the California H nvironmental Qualitc- Act (CEQl�). The surve�� also identified an addirional 51 properties that did conve�� aspects of local significance, but were not determined eligible for listing on the National Register or California Register. 1' A(.J L c_; 1 U IZ IV li U L L 417 Montgomery Street. 8" Floor. San Francisco CA 94104 T 415.362.5154 F 415.362.5560 www.page-tumbull.com Severn Lodge Dairy Wallscape � Historic Memorandum [16058] Page 4 of 9 The Severn I,odge Dair�� `�'allscape is listed on the Burlin�ame I Iistoric Resources Register; it was one of the two properries that was found to be previousl�� listed on the California Register. In December 2016, Page 8c 1'urnUull inquired with staff at thc Califorrua Office of f Iistoric Preservauon (OHP) about the regulator�� framework surrounding California Points of F Iistorical Interest and potcntial environmental reviews. "1'hese discussions revealed that projects wluch have the potential to impact designated Califarnia Points of I �istoric Interest axe not subject to ant� adciitiocial en�ironmental revie�v at dle state level. ��s such, OI �P will not conduct anj� design xeview or analy�sis of the pxoposed projcct at ?:i0 California Dri��e and its potential impacts to the Se�-ern llair�� Lodge ��'allscape. However, �he 5evern Dairy Lodge ��'allscape at 22U Califoxnia Drive does qualify� as a cultural resource for the purposes of the CEQ.1, w-ith re��iew at the local levcl. 'I'he follo�ving are summar�� descriptions of potentiall�� relevant review processes. CE(Z.-1 is state legislation (Pub. Res. Code �21000 et seq.) that provides for the development and maintenance oE a lugh qualit�• envuonment for the present-da}• and future through the identificarion of significant environmental effects.� CE(�A applies to "projects" proposed to be undertaken or xequiring appro�-al frc�m state or local government agencies. "Projects" are defuied as "...acti�•ities �vhich have the potential to have a ph��sical unpact on the environment and ma�• include the enactment of zoning ordinances, the issuance of conditional use permits, and the approval of tentative subdi�-ision maps."' Historic and cultural resources are considered to be part of the eneironment. In general, the lead agenc�� must complete the en��ironmental review process as xequired by� CE�:1. In [he case of the proposed project at 250 California Driee, the Citt� of Burlingame would act as the lead agenc�� and make a deterrnination regarding impact pursuant to CEQ.1. .�ccording to CEQ �, a"project with an efiect that may� cause a substantial adeerse change in the significance of an historic resource is a project that ma�• have a signi6cant effect on the envirnnment."� Substantial adverse change is defined as: "ph��sical demoliuon, destruction, relocation, or alterauon of the resource or its unmediate surroundings such that the significance of an lustoric resource would be materiall�� unpaired."� "I'he significance of a lustorical resource is materially� impaired when a project "demolishes or materiall�� alters in an adrerse manner those pht�sical chaxacteristics of an historical resource that convey its historical significance" and that justif�� or account for its inclusion in, or eligibilin• for inclusion in, the CaliEornia Register.' "1'hus, a project ma�� cause a substantial change in a lustoric resource, but still not have a signiticant adverse effect on the en��ironment as defined bt• CF.Q.� as long as the unpact of the change on the lustoric resource is determined to be less-than-sigruficant, ne�ligible, neutral, or even beneficial b�- the lead agenc5-. � Statc of California, California l?nvironmcntal Ouality ,1ct, wcb sitc acccsscd :lugust 31, 2007 from: http:/ /ccres.ca.gov/ topic/cn��_law/ceqa/ summar}�.html. '- Ibid. 3 Cl?O:A Guidclines subscctioii 15064.5(1�). a CI?<),A Guidclincs subsccrion 150G4.5(b)(1). ' CI?( ):1 Guidclincs subscction 15064.5(b)(2). I�ACGir; � 1 URN1�liLL 417 Montgomery Sfreet. 8" Floor, San Francisco, CA 94104 T 415.362.5154 F 415.362.5560 www.poge-tumbuil.com Severn Lodge Dairy Wallscape � Historic Memorandum [ 16058] Page 5 of 9 'The Burlingame Downtown Specitic Plan outlines a series of strategies and regulator�� policies that are aimed at guiding the future development and overall environment of the downtown district The plan specificalla addresses the collecrion of historic resources that are located �vitlun downtown in Chapter 6.0, outlining a series of strateu��ies, processes, and programs to promote and incenrivize the rehabilitation and retention of these properties. Element G.1 of �lie Downtown Specific Plan outlines a design re��iew frame�vork; ke�� features include: Design re�-ie��� is reyuired for all new builciirigs, not just historic buildings. Design guidelines are outlined in Chapter 5.0 of the Downtown Specific Plan. �1llo��-ing lustoric character and features to be considered in die conte�t of the project as a whole, which �vill enable the decision makers to weight benefits and costs of different approaches. (:onsideration of historic character and Eeatures of each building individually, and encouraging propern� owners to preser�•e buiidings and features as appropriate. �lccording to the City� of Burlingame's municipal code ('�C21.04.100- Ea:terior .�1lteration of designated lustoric resources), alterations to a historic property will be rcviewed b�- the City once the appropriate entidement application has been submitted. The Cit�� will e��aluate the proposed project for consistenc�• with the Secretary oJ'the Interior � Standurd�• for Rebabilitation, with paxticular focus on the exterior appearance of the building site. .-�dditionallv, the proposed project should not adversel�� affect the historic character- defining features, or the aesthetic value of the building and its site. Proposed projects are also subject to the Cin�'s standard design review process. The building at 220 California Drive was constructed ca. 1917 as a creamer�� and distribuuon plant for the Severn Lodge Dair�� Company� (Figure 2).� 1'he accompanying Severn Lodge Dairy ��'allscape at the west facade of the building was painted soon thereafter b�� f�oster and Klesier Outdoor .�d�-ertising, a company� that specialized in early mural advexrisements. % Prior to 1917, much of the subject block was undeveloped and served as a lumbcr ��ard and mill. In 1913, the Escelsior Redwood Compan�� was operating the site, and no builciings had been constructed at either the subject block or 220 Califoxnia Driee. "The �vallscape is a lar�e painted advertisement for both the Severn Lodge Dair�� Compan�� and the Dairy Delivery� Company. This ty�pe of large-scale painted mural was a typical form of advertisement for tlus period of c�cnmercial development during the late nineteenth and earl�� twenaeth centuries. � Prior to 1925, California Drive was named San I�4ateo Drive. "Where did our street names come fromr" Burlingame E�istorical Societt-, accessed December 21, 2016, https://burlingamehistorj-.org/2013/O6/31/where- did-our-street-names-come- from/. ''I'he follo�ving information is largely� derived from "Exhibitions — tie�•ern Dairy," Burlingame Historical tiociet}�, accessed DecemUer 14, 201G, https://burlingamehistory.org/ea:hibitions/severn-dairy-/. _�ny� additional sources are cited accordingly�. 1'AGL �. 1 UIZN�iULL 417 Montgomery Street. 8" Floor. San Francisco CA 94104 T 415.362.5154 F 415.362.5560 www.poge-turnbulLcom Severn Lodge Dairy Wallscape � Historic Memorandum [ 16058] Page 6 of 9 �t the turn of the twenrieth centur�•, Burlingame and other communities in San Mateo Counn� were predominandy rural and sustained by agricultural production that seroiced the growing population of nearbt� San Francisco. Dairies were particularly� common in the Burlingame area. The Severn Lodge Dairy� got its beginnings ca. 1890 on the estate of Agnes and Henr�� Pike Bowie, which was located in f �illsborough and bordered Severn Lane. The dairy was established along the namesake street and cows were a common fixture on the estate grounds. As the compan�� grew, offices and distribution centers were founded in the neighboring commuruties, including an office on Buxlingame 1lvenue established ca. 1914. Three ��ears later, the creamery� and distribution plant was constructed at 220 California llrive. The llairy Delivery� Company� — the other company featured on the mural - was headquartered in Burlingame, a short distance from the subject propern�. As the name suggests, the Dair�� Deliver�� Company was a distribution company that delivered rrulk throughout the San I�rancisco Peninsula. It began operating in the unmediate aftermath of the 1906 Earthquake and Fire as a philanthropic effort, distributing free milk to survivors on the Peninsula. It became an established compan�� soon after and continued to operate until 1970. In 1925-1926, a building was constructed on the adjacent property- to the west at 270 California Drive (�1PN: 029-213-010), which was previousl�� an open lot, effecrivel5� blocking the wallscape from public view (Figure 3). In June 2000, this building at 250 California Drive was demolished, making the mural eisible for the first rime in almost 75 years (Figure 4). The condition of the mural, now exposed after years of being sheltered from the adjacent building, began to deteriorate at a nouceable rate. In 2002, the Burlingame Historical Societ�� began a campaign to restore and repaint the mural, which was realized the following year (Figure 5). In 2004, the Severn Lodge Dain' ��'allscape was designated a California Point oi F Iistorical Interest, and subsequend3� individually listed on the California Registex of F Iistorical Resources. r, v � / , r � • ' ' '� Y�� `� p / i 63 � � �/ �,. ' � N ' � S� I :� 7, � , . :..H�� �� ' IW � � ( // �-� :i'/ .�.� .� � v� y .. . , i � �,� �E rr�; � `� � Y`s �' .n�.ri's I� � � � r� � ..y = �' i r N � p j . . J ty • � � �� ' � w ,1 , tl t ��,���� � p �� �� f__� ti.:,`' � n f� r 1 �� 50' � �� �,fc'�i, � � 'i I ' �.' � Figure 2: 1921 Sanborn Fire Insurance Map of Figure 3: 1949 Sanborn Fire Insurance Map of the subject block. Arrow illustrates 220 the subject block. Arrow illustrates 220 California Drive with the unimproved subject California Dtive with the subject property property highlighted. highlighted. PAUL � �l'UIZIV�iULL 417 Monfgomery Street, 8" Floor, San Francisco. CA 94104 T 415.362.5154 F 415.362.5560 www.page-turnb�ll.com _l" �1�1� � � .Sry. ... _._ „`��.�.��. •�n�•� ..............� _� ^ r.—.... ... .... .�... .. n�N• � Severn Lodge Dairy Wallscape � Historic Memorandum [16058] Page 7 of 9 � v� .�. ea�'� — — �"�� _ ` — , I !�" �'-s�:.s_ — �I . - �d�""..�ne— . _ Figurc 5: The Sevcrn Lodge Daity Wallscape in its existing condition after repainting, looking southeast across the subject property. Source: Page & Turnbull, December 2016. rR�PGSE� +�i�.'�jLC1 �.��i!`'ll�lV�'S "I'he Severn Lodge Dairj� ��'allscape, a ca1917 muxal t��e wall adverusement, is along the south side of the subject property and painted on the adjacent building at 220 Califorrua Drive. "I'he mural faces I'AGL �;- I,uIxN�ULL. 417 Montgomery Street. 8" Floor, San Francisco. CA 94104 T a15.362.5154 F 415.362.5560 www.poge-turnbuli.com N�igure 4: "1'he 5evern Lodge Dairy Wallscape, prior to the restoration and repainting, ca. 2003. Source: The Burlingame Historical Society. Severn Lodge Dairy Wallscape � Historic Memorandum [16058] Page 8 of 9 north and is currend`� �-isible across the subject propern�'s surface parking lot to the public right of way on the surxounciing streets of California Drive, South Lane, and ��'est Lane. The 53' wide and 14' high mural is slightl�� closer to California Drive along the 128' propert�� line. In January, Page &"I'urnbull provided the developer with a series of design recommendarions and way�s to miniinize the impact of the pxoposed project on the Severn Lodge Dairy Wallscape. Since that time, the developer has �vorked �vith the President of the Burlingame Historical Society on �vaj�s to preserve the mural and allow the public to experience it. In addition to designing the building around the Severn Lodge Dairy ��'allscape, the developer has included it as a ket� design feature of the builcling itsel£ 'I'he Severn Lodge llaixy ��'allscape can be seen from every floor of the office building, and a courn�ard on the first floar has been created to provide a 1�'-7" by 62'-1" publicly accessible outdoor space in fxont of the Severn Lodge llairy Wallscape. The cc�ux�t'ard lias beeii desi�ied wi�h iiew harclscape atid landscape to compliment the mural. In an effort to ensure that the Severn Lodge DairS� `�G'allscape can be seen from the street and as soon as one enters the building, glass has been added throu�hout the building's first floor to look directl�� at the mural. I,astly, it is our understanding that the developer has agxeed to enter into a lease with the Burlingame F �istorical Society to occupy a ground floor unit adjacent to the Severn Lodge Dairy� ��'allscape, and to allow them access to programming in the courtpard. "I'he intention is to provide additional opportunities for the public to experience the California Point of Historical Interest. "The proposed project at 250 California Drive is also southeast of the Burlingame Railroad Stauon, which is listed on die Nauonal Register and is a designated California Historical Landmark (Figure 6). .� � �� 37r. �'- �'��1 = � \, �;�,::. � � �. "'� Figute 6: The Burlingame Railtoad Station, looking southeast towards 250 and 220 Califo nia Drive. The Severn Lodge Dairy Wallscape and the subject property are visible to the right. Source: Google Street View, 2016. rllthough the subject property is separated from the train station by South Lane and the likelihood of potential impacts to die cultuxal resource are inherend�- reduced, Page &'I'urnbull suggested some stxategies to increase comparibility and decrease the unpact on the setting �f the train starion. Taking these into account, the de�-eloper has proposed an arclutectural sty�le that does not tr�- to minuc die I3urlingame Railroad Station, but uses a selection of testured materials, complimentary colors, depth, Pt�GL � "lyuxN�uLL 417 Monigomery Sireet, 8" Floor. San Franc:sco CA 94104 T 415.362.5154 F 415.362.5560 www.page-turnbufl.com Severn Lodge Dairy Wallscape � Historic Memorandum [16058] Page 9 of 9 and arriculation in an effort to create a compatible design. "I'he scale and height of the building have been reduced on all four sides of the proposed project — including the light-well for the Severn Lodge Dair�> ��'allscape, balconies at both the California Drive and ��'est I,ane frontages, and a step back on the fourth floor of the frontage facing the train starion. ��F�.��."_�._'�GG���, The developer originally� reached out to Page &'I'urnbull at thc end of 2016 so that we could offer some design recommendations fox the proposed project. Since that tune, the developer has undertaken many of the mcommendarions. In addiuon, the developer has worked with the president of the Burlingame I �istorical Sociery in an effort to further minunize any impact on the Severn Lodge llairy� Wallscape. P 1� c� L � 1 U R I�i �i U L L qi- r,. ,t�-,�.n _r. :+r.- .. ��. .� ., �... , . . � . �.t,r , .. . • . � . � . - , . � . . . � , � . ..