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Home My WebLink About2220 Summit Drive 2 of 4 - Staff Report (2)?' . MEMO T0: PLANNING COMISSION FROM: SUBJECT CITY PLANNER CHINESE BIBLE EVANGEL, INC. AND HOOVER CHILDREN'S CENTER, HOOVER SCHOOL, 2220 SUMMIT DRIVE P.C. 10/15/80 Items No. 1 and 2 The application by Sen Wong, Director of the Chinese Bible Evangel, Inc. to use the second floor of the main building at Hoover School is described by his Project Assessment and July 28, 1980 letter to the Planning Commission. The application by Marjorie McCarthy of Hoover Children's Center to use the separate "media center" at Hoover for a preschool program for up to 60 children is described by her Project Assessment and September 15, 1980 letter. During discussion at the Commission's September 22 study meeting several concerns were expressed that these applications should only be reviewed at the October 15 public hearing if an overall picture were developed of existing Hoover School facilities, agreed neighborhood criteria for �his property and possible additional tenants in the main building who would also impact on-site parking and local traffic. To respond to these concerns, staff requested additional information from the School District. The attached October 7, 1980 letter from Dr. James Black, District Superintendent (with Exhibit A, a parking plan for the paved play- ground; Exhibit B, a drawing of the Hudnick easement at the north end of the school; and Exhibit C, a comparison of the above lessees and Dance Movement, Inc.*) provides the necessary information to establish permit conditions for the present lessees (if they are found to be a reasonable use of the property) and guidelines for future applications. Proposed Adults/children lessee on site WEEKDAY MORNINGS 7:00 AM 7:30-9:00 AM 8:00 AM WEEKDAY AFTERNOONS 12:30 PM 12:30 PM+ 4:30 PM 4:30-6:00 PM 6:00 PM WEEKDAY EVENINGS 6:00-10:00 PM (Wednesdays) 7:30-10:00 PM (Fridays) SUNDAYS 11:00 AM-12:30 PM HCC** 5 full time staff arrive HCC 4 part time staff " 60 children arrive CBE** 4 staff arrive 10 students arrive CBE 10 students depart " 4 staff depart HCC 4 part time staff depart " 60 children depart " 5 full time staff depart CBE 2-4 staff 30 students CBE 2-4 staff 25 youths CBE 70-100 church members - 2-4 - 20-25 - 2-4 - 20-25 - 30-50 13 9 5 5 0 2-4 22-29 2-4 22-29 30-50 *Dance Movement, Inc. has filed a bid for a portion of the first floor of the main building at Hoover; this bid will be reviewed by the School Board at their October 14 meeting. If accepted, it is anticipated that a special permit application will be filed within the next week for Commission review in November. Vehicles dropping off or picking up children 40-50 Parking Cumulative required parking 5 5 4 9 - 9 4 13 6-10 19-23 40-50 - **HCC - Hoover Children's Center; CBE - Chinese Bible Evangel. -2- From this pattern, the peak on-site parking demand appears to be 19-23 vehicles 9:00 AM to 12:30 PM; off-peak demand varies between 9-13 spaces. Evening peaks of approximately 30 vehicles and a Sunday morning peak of 30-50 vehicles will also occur. Exhibit A of Dr. Black's letter is a plan of the Hoover playground with 64 potential parking spaces. It is suggested that long term parking be limited to the edges of the playground (spaces no. 1-8 and 42-64), and that the center of the area be kept free for recreation use. If this is agreed, 30 on-site parking spaces will be available for staff (of both the ChTnese Bible Evangel and the Hoover Children's Center) and students*. Peak evening and weekend events can use the full 64 spaces (and still maintain a 20' wide fire lane to the school from the Summit Drive entrance). Exhibit B of the above letter shows seven parking spaces in the Hudnick easement at the north end of the school. It is recommended that these spaces not be used by staff or students at Hoover on a regular basis; rather, that these spaces be kept available for short term visitor or parent parking. This may reduce nonessential vehicle trips into the playground/parking area (over a rather narrow driveway). Copies of the applications by the Chinese Bible Evangel and the Hoover Children's Center were circulated for staff comment. The September 26, 1980 letter from the Chief Fire Inspector to Glenn Stewart of the Elementary School District lists a number of items which should be corrected on this property. The October 6, 1980 memo from the Chief Building Inspector adds several additional items that require attention. After revi.ewing the above materials, it appears that findings could be made at the conclusion of the public hearing**that each of the two current applications is consistent with the "Guidelines for Leasing Hoover School", and that the cumulative traffic and parking impacts will not exceed the capacities of the adjacent streets and on-site parking. Staff has no objection to an approval of these applications, with review at the end of perhaps six months; if problems are observed, the permit(s) could then be subject to some limitation of hours of operation, enrollment, or additional suitable conditions. If a special permit is approved to the Chinese Bible Evangel, the following conditions are suggested for Commission consideration: 1. that the permit be approved to the Chinese Bible Evangel, Inc., and be nontransferable; 2. that the operation of the church and bible college be consistent with the July 28, 1980 letter from Sen Wong, Director and Pastor; 3. that all staff and student parking be on-site in parking spaces 1-8/42-64, such spaces to be marked by either pavement striping or signs, the plans for which shall be subject to the approval of the Department of Public Works; 4. that the center of the playground be kept free of vehicles (except for evening parking, Sunday church services or special events); *The November application by Dance Movement, Inc. will be reviewed within these parking criteria. Commission should note the statement in Dr. Black's letter (p.2) that "it will be my recorranendation that the (School) Board not consider further leasing at Hoover School unless it is found that there would be adequate parking and access". **The City Attorney advises that a combined hearing on both applications can be held. Finding5 of fact on each project should then be made, with separate motions to approve (or deny) with appropriate conditions. -3- 5. that a system of markers or paving striping be prepared for peak event parking, the plans for which shall be subject to the approval of the Department of Public Works; 6. that a 20' fire lane across the playground be kept clear at all times, such fire lane to be identified on-site to the satisfaction of the Fire Department; 7. that the approach road from Summit Drive to the playground be posted with "no parking" signs, and that a sign be posted on the schoolyard gate: "Fire Lane - No parking at any time"; 8. that the conditions of the September 26, 1980 letter from the Chi�f Fire Inspector and October 6, 1980 memo from the Chief Building Inspector be met satisfactorily; an d 9. that this permit be reviewed in six months, and be subject to amendment at that time if problems have been observed. If a special permit is approved to the Hoover Children's Center, the following conditions are suggested for Commission consideration: 1. that the permit be approved to Mar.jorie A. McCarthy dba Hoover Children's Center, and be nontransferable; 2. that the operation of the preschool program be consistent with the September 15, 1980 letter from Mrs. McCarthy filed with this application; 3. that all staff parking be on-site in parking spaces 1-8/42-64, such spaces to be marked by either pavement striping or signs, the plans for which shall be subject to the approval of the Department of Public Works; 4. that the center of the playground be kept free of vehicles; 5. that a 20' fire lane across the playground be kept clear at all times, such fire lane to be identified on-site to the satisfaction of the Fire Department; 6. that the approach road from Summit Drive to the playground be posted with "no parking" signs> and that a sign be posted on the schoolyard gate: "Fire Lane - No parking at any time"; 7. that the conditions of the September 26, 1980 letter from the Chief Fire Inspector and October 6, 1980 memo from the Chief Building Inspector be met satisfactorily; and 8. that this permit be reviewed in six months, and be subject to amendment at that time if problems have been observed. JRY/s 10/10/80 J� ��fi JOHN R. T CITY PLANNER cc: Sen Wong Marjorie A. McCarthy James E. Black 10/10/80 MEMO T0: FROM: Planning Department Engineering Division COAIAIUNICATlON R�CE'IVEO AFTER PREPARATION QF SiAff REPORT Re: Hoover School - Proposed Child Care Center & Chinese Bible Evangel - 2220 Summit Drive In addition to our signing and parking discussion, I have attempted to analyze the effects of these two applications on the peak morning and peak evening traf- fic flows compared with the maximum peak flows from Hoover School during its period of maximum enrollment. The two applications will generate approximately 150 or so vehicle trips between 7:30 and 9:30 a. m., based on the inforriation received from the District. This compares with a range of from 50 to 110 vehicle trip ends from Hoover School at its maximum. Since the proposed Day Care Center and possibly the Bible Evangel will have the daily student schedule ending in the peak p. m. period of from 4:30 to 6:00 p. m., there will be from 120 to 150 vehicle trips due to these proposed usages. This corresponds to a negligible peak p. m. generation from the Hoover School since its student population would have departed prior to this time. In my opinion, the net effects of this analysis is that this intersection area will have a significant increase in both a. m. and p. m. peak hour traffic over that experienced in the maximum enrollment period of the Hoover School. The greatest effect should be in the evening peak period since there were negligible trips caused by the Hoover School during that time. The effects of these proposals on the workings of this intersection are not clear. Other staff inembers have indicated that some difficulties were ex- perienced in the past with conflicting pedestrian and vehicular movement due to students crossing the street. I would expect that these conflicts, together with additional vehicular conflicts in unloading and "U" turns, will be ex- perienced by this intersection. Whether these conflicts will be significant depends greatly on the cooperation received from the two applicants. If car pooling is used and most of the students arrive and depart from the upper parking areas, then I would suspect that these problems will be minimized. I recommend that only the upper parking area and the marked stallson the lower private driveway be used for passenger loading and unloading. Also I recommend that these applications be reviewed in six months or a year so that if further restrictions necessary for student and vehicular safety may be made if needed. �� Frank Erbacher City Engr. FCE:mg 10/7/80 MEMO T0: Planning Dept. FROM: Engineering Div. Re: `s1i=:�:L�V � :�:, OCT 7- 198Q CITY OF. BURLINGAME PLANNING DEP7. Hoover School - Children Center and Chinese Bible Evangel, 2220 Summit Drive A field review of access to the site and the site itself, confirms that in my opinion, these applications should not be considered until the following is prepared and submitted either by the School District or the applicants: 1. Establishment of a master plan for parking,site access and usage of space in the building. 2. Establishment of demands expected allowable limits Jimits. maximum expected peak traffic and peak parking based on the master plan or the establishment of so that all applications may be compared to these Until Engineering has received the above master plan, the review of parking both on-site and off-site cannot be effective nor can comments be made on the total expected peak usage and its effects on the local road network. Specific consideration should be given to the establishment of loading zones, preferably on-site and the effects of the sight distance problems of ingress and egress from the driveway. My recommendation at this point is to continue this item until a specific master plan or master plan limits are established and that all applications be compared with any limits thus established. Also, I suggest that any use be subject to yearly or every second year review of compliance with Permit condition and the effects of the Permit use on the area. �.��L�� Frank C. Erbacher City Engr. FCE:mg -; _ '. , ' PROJECT APPLICATION �C�nn nc+�rc+�nnrnn- Lt1H /-�UULUtJ1VILIY 1 t CITY .r''i,_°* 2220 SUMMIT DRIVE BUN R7r�qMH project address �``' CHINESE BIBLE EVANGEL, INC. � �,,;o! ,' project name - if any 347-.C::•�� 1. APPLICANT Chinese Bible Evanqel, Inc. (415) 221-2226 name telephone no. Post Office Box 22038, San Francisco, CA. 94122 applicant s address: street, city, zip code Sen k!ong, Director & Pastor (415) 665-3093 tontact person, if different telephone no. Application received ( 7/28/80 ) Staff review/acceptance ( 9/12/80 ) 2. TYPE OF APPLICATION Special Pe m�it ( X) Variance* O Condominium Permit O Other "Attach letter which addresses each of the 4 findings required by Co e C apter 5.54. 3. PROJECT DESCRIPTION SPECIAL PERPIIT to operate a church and bible colle9e at Hoover School. Church attendance on Sundays (from 11 AP1 - 12:30 PM) is expected to avera e 70-100 people; "youths' meetinqs" (for about 25 people) will be held Fridav evenin4s from 7:3.0 - 10 PP9. The bible college "seeks to equip students for the Gospel ministry and related fields". Weekday classes Monday through Friday from 8 AM - 12:30 PM will average 10 students with 4 staff inembers• evenina classes from 6-10 PP� will be held one ni ht each week for perhaps 30 students. Church services, bible classes and social programs will be limited to the second floor of the Hoover School main building (approx. 8,000 SF) toqether with a portion of the (attach letter of explanation if additional space is needed) a,7aCent p aygroun , which can accommodate Ref. code section(s): ( 25.28.030 )( 25.56.030 ) more than 50 cars for peak events. 4. PROPERTY IDENTIFICATION (027-271-090 ) ( - ) ( - ) ( Acreage, City of Burlingame ) APN lot no. block no. subdivision name ( R-1 ) ( 272,860 Sf zoning district tand area, square feet � Burlinqame Elementary School District� 1560 Newlands Avenue land owner's name address Burlingame, CA. 94010 Required Date received city zip code (yes) (no) ( - Proof of ownershio . (yes) #nap (9/12/80 3 Owner's consent to application 5. EXISTING SITE CONDITIONS Vacant school buildinq and plaYing fields on approximatelv 6.3 acres Required Date received (yes) (� ( 7/31/80 ) Site plan showing: property lines; public sidewalks and curbs; all structures and improvements; paved on-site parking; landscaping. (yes) (� ( 9/lp�gp ) Floor plans of all buildings showing: gross floor area by type of usc�`on each floor plan. (�es (no - ) Building elevations, cross sections (if relevant). (�s� (no; � _ ) Site cross section(s) (if relevant). (other) ( 7�pg�g0 ) r f la tion s 1 m d b letter and School District's "Guidelines for Leasing Hoover Sc ool" 'Land use classifications are: residential (show ;Y dwelling units); office use; retail sales; restaurant/cafe; manufacturing/repair shop; warehousing; other (to be described). 6. PROJEC7 PROPOSAL No new canstruction is proposed* * Proposed construction, Below grade ( SF) Second floor ( SF) gross floor area First floor ( SF) Third floor ( SF) Front setback Sidr iPY.hrIf.IC Side yard Rear yard Project Code Proposal Requirement Pro osed lass will be h in exist' acilities Project Code Proposal Require� Lot coverage � BuilAina heinht Landscaped area On-site pkg.spaces 70-75 t- . � 6. PROJECT PROPOSAL (continued) 7. . M air photo will be provided for the public hearing. Full time emoloyees on site Part time employees on site Visitors/customers (weekday) Visitors/customers (Sat.Sun.) Residents on property Tri p ends to/from si te' Peak hour trip ends" Trucks/service vehicles IN 2 YEARS after 8-5 5 PM 4 3-5 3-5 10 25-3( 70-95 75* 3-5 3-5 40-50 6-60 50 25 *Show calculations on reverse side or attach separate sheet. "oniy [-:i t1me5 each year A0.IACENT BUSINESSES/LAND USES Single family homes are adjacent to the school site. Required Date received (Yes) �ne� ( 7/28/80 ) (Yes) d�+ak ( 9/12/80 ) Location plan of adjacent properties. Other tenants/firms on property: no. firms ( 1) no. employees ( ) floor area occupied ( SF office space) ( SF other) no. employee vehicles regularly on site ( ) no. company vehicles at this location ( ) 8. FEES Specia7 Permit, all districts $100 (J( ) Other application type, fee $ () � Variance/R-1,R-2 districts $ 40 () Project Assessment $ 25 ( X) Variance/other districts $ 75 () Neoative Declaration $ 25 ( X) Condominium Permit $ 50 () EIR/City & consultant fees $ () TOTAL fEES $ 150.00 RECEIPT N0. 1516 Received by H. ToWbet' i I hereby certify und,ef-penalty of perjury that the information given herein is true and correct tq' e best o my knowledge and belief. Si9nature "�`�� Date v � �� A ' ant STAFF USE OPILY NEGATIVE DECLARATION F;,e No. ND-257P ' The City of Burlin9ame by John R. Yost on September 15 , 1g 80 , canpleted a review of the proposed project and determined that: ( X) It will not have a significant effect on the environment. ( ) No Environmental Impact Report is required. Executed at Burlingame, Cali�ia an_�ib�,� •�� , 19 �� Appealed: ( )Yes ( No Reasons for a Conclusion: The Chinese Bible Evangel, Inc.'s proposed program of classes will be within the existing school building; no exterior changes will be made to the site. Traffic to the school will be modest, except for Sunday church services, whcih will be generally limited to 11 AP1 - 12:30 PP1 with attendance of 70-100. The aaved plavqround adjacent to the school buildine has v hiGle acc ss from Summit Drive; more than 50 cars can be parked in this area �during p events. CITY PLANNER 9/15/80 Signatur f Processi g fficia Title Date Signed Unless appealed within 1 ays hereof the date posted, the determi/nation shall be final. DECLARATION OF POSTING Date Posted: ,,,� .,,,,A �„�% /j�0 > > I declare under penalty of perjury that I am City Clerl of the City of Burlingame and that I posted a true copy of the above Negative Declaration at the City Hall of said City near the doors to the Councii Chambers. EXISTING after 8-5 5 NM IN 5 YEARS after 8-5 5 PM STAFF REVIEW 1. CIRCULATION OF APPLICATION Project proposal/plans have been circulated for review by: City Engineer Building Inspector Fire Inspector Park Department City Attomey date circulated ( 9/15/80 ) � 9/15/80 � ( 9/15/80 ) � -- ) ( 9/15/80 ) ' reply received �3res� (no) (yes ) _!� (Yes) �_ (yes) (no) ( Y� ) (� 2. SUMMARY OF STAFP CONCERNS/POSSIBLE MITIGATION MEASURES memo attached (,yes) (no) (yes) (�} (yes) (� (yes) (no) �,��) (no) Concerns Mitiaation Measures � .; Is the proposed use of Hoover School Review the neighbors' standards and by the Chinese Bible Evangel, Inc. the Evangel's proposed program. consistent with the guidelines a reed b the neiohborhood? Local roads in the vicinity of the Request review of the application school are very narrow with by the City's Traffic Engineer. difficult sight distances. lJill . peak event traffic cause unacceptabl conqestion? On-street parking next to the Discuss the alternatives with Sen school is very limited. lJong. Consider limits to or a prohibition of long term on-street parking by the Evangel's staff and students. Will the use of the paved playground Review application details and make as a parking lot conflict with findings. nei hborhood needs? Are there any Fire or Building Code Request review of the application problems with the proposed use of by the Chief Fire Inspector and the property? Chief Building Inspector. 3. CEQA REQUIREMEPlTS If a Negative Declaration has not been posted for this project: Is the project subject to CEQA review? See Negative Declaration ND-257P IF AN EIR IS REQUIRED: Initial Study completed Decision to prepare EIR Notices of preparation mailed RFP to consultants Contract awarded Admin. draft EIR received Draft EIR accepted by staff Circulation to other agencies � i � c � � � � Study by P.C. Review period ends Public hearing by P.C. Final EIR received by P.C. Certification by Council Decision on project Notice of Determination � � � i � � � 4. APPLICATION STA7US Date first received ( 7/28/80 ) Accepted as cwnplete: no( X) letter to applicant advising info. required ( 7/29/80 ) Yes( X) date 9/12/80 P.C. study ( g/22/gp ) Is application ready for a public hearing? (yes) �sak Recomnended�date ( 10/15/80 ) Date staff report mailed to aoplicant ( 10/10/80 ) Date Cortmission hearing ( 10/15/80 ) Application approved ( X) Denied ( ) Appeal to Council (yes -{�e} Date Council hearing ( I� • 3• 80 ) Application pproved ( Denied ( ) J�.�. � �o,9,go si ed date �DOV t � J�I�cD � �r��N�l --- F.1o_c��__ � �x•z � . 2a,�a.ah� �� i + � �,�+ i 0 _� � (---- - --- ,�-re,�l�ea_ �ic�� loxyp i � # L.9 d . �; , � �� i� �� .� �r �— � : � �Gt _= _ .2c r,3 q- - � . __}�� J ,,, r K � K �'1 Ns � 20o t�t - -.�? 3�C �. i�_ -- is) C�� /�L� -�f MIVIfI v � _3 0 � 6' .�� ►o , T '� _� lw-ss �z �a ►�► ,S / 1 K , _��i',3.1� -L.-_ �� SR� r�- : �� 'I �- � -7z 8 k i� Hu�/ I�� l, r+v � ��, 8 � T '` C��4c�itooln� n - R _...7.2'x� i-�.-.-- � r�� iYF S S 2oaN1 �lx�i" (8) a�x./,.i � i r� U >J V i � � � � r� 2 :iJ •n W f i�J K� � mZ LLZ 05 Fa U . . ,� i� � �. �� ._. ;� II i � � — —I�- � I4 I # I .2 I � �I,J� I � i� I ` � � .� i� II N " W � I4 � � .? 1 X - ,� � � � P G� � I , w K i� I .� � �O Q ,�i / I I aiYu,r % / � � � n n � /� I� N I .� l x a � Iw � o y �N, � �� I � r� � ._I�� . _ n I� � ` � � ; a � O , ►,1 ,, � -: �, � K � � s 5 � in c�, n C' o ` � ay ae� � ^ ti H R� � r ' G � 5 ��y�i ��i'�'r 1/ ..�- � I / I �' � � � � � � f �.�� I� I lOv ' � � � f \ I � _ I I�I��' � II� Ij �' r a �' � �, S -�W�;�- x w- r � x � � MI V \ -� � � � Q � 'S � � , ' 1 I,�( ' �� rctC:�i'vtU r � !� SEP 12 1980 IK S � N ' I � CITV OF. BURLINGAME � �LANNING DEPT, �ft� �tt�1 II� �1�1'li1t��T1ItL' SAN MATEO GOUNTY - � � CITY HALL- 501 PRIMROSE ROAD � � BURLINGAME�CALIFORNIA94010 � TEL:(415)342-8931 NOTICE OF HEARING SPECIAL PERP1IT NOTICE IS HEREBY GIVEN that 4lednesday> the 15th day of October, 1980 , at the hour of 7:30 P.M., in the City Hall Council Chambers , 501 Primrose Road, Burlingame, California the Planning Commission of the.City of Burlingame wi71 conduct a public hearing on the application to allow the Chinese Bible Evangel, Inc. to operate a church and bible college at Hoover School, 2220 Summit Drive in the R-1 District. At the time of the hearing all persons interested will be heard.: For further particulars reference is made to the Planning Department. .: . EVELYN H. HILL ' . CITY CLERK • October 3, 1980 ' '� �\ i.: \� _�, � • � f ' . < 4 \�i` � , i � ?0 FT I q / � S � O •1,` N , i` ��'r.-.. -W � Rryqr � ". , ' _�. 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V r,-� / �� I J�� I� I`2 I 13 �� I 15 I 16 I 17 I!8 I 19 � 20 G I G� O I 24 I O � 26 I? 1 I 28 � 2g I� I 3! � 3Q o �:, �i •;� � M �^� . . _��._ t °O� o0 0 0 o� �a 2� 30 40 SCALE IN FEET TJ � � 33 � � 36 � � 32 � O ENTRANCE FROM SUMMII DRIVE �CAYGROUND '�1 i` tio� � �ti 1_. _ � -----_� : ; r UTILITY NOTE� THE UTILITIES EXISTING ON THE SURFACE AND SHOWN ON THIS DRAWING HAVE BEEN LOCATED BY FIELD SURVEY. ALL UNDERGROUND UTILITIES SHOWN ON THIS DRAWING ARE FROM RECORDS OF THE VARIOUS UTILITY COMPANIES AND THE SURVEYOR DOES NOT ASSUME RESPONSIBILITY FOR THEIR COMPLETENESS, INDICATED LOCATION, OR SIZE. RECORD UTILITY LOCATION SHOULD BE CONFIRMED BY EXPOSING THE UTILITY. ��R� 4 � 1p R ss• TA� 0 � � rso o ;3p�, �.'2 94� LANDS OF DONALD DOC. N0. 2000-036769 O.R. PTN. OF PARCEL 23—C `�� 4 PARCEL MAPS 7 .�1 � �O �� EXISTING AREA = 115,524 S.F. g�� \ � \ �pa ,. �` �o. l ` �So �� .o �A� \ \ s6 0 ss \ A S� p -9,pc SS ��FNTF �0�, c �l , �� SF�R,y� FkiST� s�9p, �6�. ��4 SS F\�c ENT \S��Ss, SS 26 4� ,� \ 83\ �� PROPOSED LOT 1 �SS ` AREA: 109,854 S.F. pR� S\ �q � � �Ri�� %��_ _ _ - - � } LEGEND� A/C ew CB CIP CMP CONC CO DI EM FD FF FL FH GA GM GRD HCR INV. IP LAT. LG O/H RCP RET. WALL R/W ssco SSMH SDMH TBC T/W U/G VCP WV WM - CTV- -E- -G- -SS- -SD- - T- -w- ASPHALTIC CONCRETE BACK OF WALK CATCH BASIN CAST IRON PIPE CORRUGAtED METAL PIPE CONCRETE CLEAN-OUT DROP INLET ELECTRIC METER FOUND FINISHED FLOOR FLOW LINE FIRE HYDRANT GUY ANCHOR GAS METER GROUND HANDICAP RAMP INVERT IRON PIPE LATERAL LIP OF GUTTER OVERHEAD REINFORCED CONCRETE PIPE RETAINING WALL RIGHT OF WAY SANITARY SEWER CLEAN-OUT SANITARY SEWER MANHOLE STORM DRAIN MANHOLE TOP BACK OF CURB TOP OF WALL UNDERGROUND VITRIFIED CLAY PIPE WATER VALVE WATER METER BOX CABLE TELEVISION LINE ELECTRICAL LINE GAS LINE SANITARY SEWER LINE STORM DRAIN LINE TELEPHONE LINE WATER LINE J J � W Z 0 � � U � � I � I I W U I _J �� ,�S _ �X vI W I� � � \ \ � �\ � ss 6�\ �� SSMH RIM 153.41 INV. 148.46 (THROUGH) INV. 148.81 (4"IN) L��` ��a i� _ I, �ZL � i , r-�c � �, LEGEND� • FOUND IRON PIPE MONUMENT BELVEDERE HEIGHTS 53 MAPS 43 ce TG 150.18 wv. i48.ss(s") INV. 147.07(BOX) � � I' G p'L�120, �\ \� \D ' 2�� R� $ � i � � I \ � � � a �� \ � o �� L � � �\ � � � � � �_ ��`� �� D - � O�� \ CURVE TOTAL � 0 = 20'S4'22" \ R = 236.20' �� L = 86.18' � �� \ � � O \ a O� � p�0' Q \\ � �� 5 2p \� - �6- o p � 26 �o � � � � � � � \ , � ' � � Z � � � � 0 � rn m � � � �� \ Bp N c0 �� `�i. •sr,. � � FO• / O�• �lTs SSMH RIM 145.88 INV. 141.45(NW) IN V. 141.35(SE) /R\ � . g'�i . � ?A. A�' �B�qB 7&., � R = 50.00' � = 3538'57' L = 31.11' _ , ^..... ..� �. ) � tr k ,v� L � �' � � �;-. �,� , �.�: � �C,� -c -� �., �� R = 195.00' � = 67'59'00" L = 231.37' OVERALL MAP SCALE: 1 " = 100' TENTATIVE MAP OF PARCEL MAP AND LOT LINE ADJUSTMENT LANDS OF DONALD DOCUMENT # 2000-036769 O.R. PORTION OF PARCEL 23—C VOLUME 4 OF PARCEL MAPS PAGE 7 ASSESSOR'S PARCEL NUMBER: 027-271-340 (2202 SUMMIT DRIVE) AND LANDS OF BURLINGAME SCHOOL DISTRICT DOCUMENT # 2010-118343 O.R. ASSESSOR'S PARCEL NUMBER: 027-271-090 � (2220 SUMMIT DRIVE) \ BURLINGAME SAN MATEO COUNTY CALIFORNIA \\ SCALE: 1" = 10' DECEMBER, 2012 �� B s H SURVEYING, INC. \ PROFESSIONAL LAND SURVEYING � 901 WALTERMIRE ST. � BELMONT, CA 94002 I Q2 REVISION 5-20-13: CHANGEp PROPOSED I BETWEEN LOTS 1& 2 OF�I�CX (650) 637-1590 . (650) 637-1059 / 1\ REVISION 5-14-13: CHANGED PROPOSED LINE BETWEEN LOTS 1& 2 JOB: 4895-04 D WG: 489 5- TEN T- LLA- 5- 20-13 \ � � � � � � � � � � � � �. � 3W� � v v � � � M n N � M M d' �' (V (V N 'd' � ^t dN- d� � > > > > � z z z z �ss� 6 �, � � � � � cr� �� \ \ � � �� ti � � d