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HomeMy WebLinkAbout2220 Summit Drive 2 of 4 - Staff Report�_.. � . . , October 29, 1980 MEMO T0: CITY COUNCIL FROM: CITY PLANNER SUBJECT: CHINESE BIBLE EVANGEL, INC. AND HOOVER CHILDREN'S CENTER, HOOVER SCHOOL. 2220 SUMMIT DRIVE On September 9, 1980 the Board of Trustees of the Burlingame School District accepted bid proposals for Hoover School from the Chinese Bible Evangel, Inc. and the Hoover Children's Center "subject to (their) securing a special use permit from the City of Burlingame". Applications were subsequently filed with the Planning Department by Sen Wong, Director of the Chinese Bible Evangel, Inc. to operate a church and bible college on the second floor of the main building at Hoover School, and by Marjorie A. McCarthy of the Hoover Children's Center to use the separate "media center" at Hoover for a preschool program with up to 60 children (from 22 to 6 years of age). 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 this 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 playground; Exhibit B, a drawing of the Hutnick easement at the north end of the school; and Exhibit C, a comparison of the above lessees and Dance Movement, Inc.*) provides the necessary informa- tion 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. The following table describes the combined schedules of the Chinese Bible Evangel and Hoover Children's Center: 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 Vehicles dropping off Parking Cumulative or picking up required parking 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 40-50 5 4 5 9 9 13 19-23 - 4 - 6-10 40-50 - - 2-4 - 20-25 - 2-4 - 20-25 - 30-5(J 13 9 5 5 0 2-4 22-29 2-4 22-29 30-50 *Ddnce Movement, Inc. recently filed a bid for a portion of the first floor of the main building at Hoover (which was accepted by the School Board at their October 14 meeting). A public hearing on this new application may be scheduled by the Planning Commission for Nov. 10, 1980. **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 was suggested to the Comnission that long term parking be limited to the edge of the playground (spaces no. 1-8 and 42-64), and that the center of the area be kept free for recreation use; 30 on-site parking spaces would therefore be available for staff (of both the Chinese Bible Evangel and the Hoover Children's Center) and students*. Peak evening and weekend events could 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 Hutnick easement at the north end of the school. It was recomnended to the Commission that these spaces not be used by staff or students at Hoover on a regular basis. 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. A public hearing on these applications was held October 15, 1980 by the Planning Commission. At the conclusion of the hearing a special permit for the Chinese Bible Evangel was approved 5-2 (Commissioners Cistulli and Graham dissenting) with 10 conditions, and a second permit for the Hoover Children's Center was approved 6-1 (Commissioner Cistulli voting no) with 10 conditions. A copy of the Cortunission minutes is attached for information. It should be noted that the tenth condition of each permit was "that this permit be reviewed in six months, and be subject to amendment at that time if problems have been observed". At the October 20 City Council meeting Mrs. Nan Fleming, 2816 Easton Drive, asked that Council "consider an appeal regarding the approval by the Planning Commission of the lease of Hoover School. I base my appeal on the absence of full public disclosure by the Burlingame Elementary School District of . . facts concerning the housing of inembers of the Chinese Bible Evangel in the school" (ref. Mrs. Fleming's October 22, 1980 letter and October 23, 1980 letter from Nat and Shirley Repetto, 2109 Summit Drive). A new public hearing was there- fore scheduled for November 3, 1980. After receipt of the above appeal, staff contacted the School District for further information on Sen Wong's application to the Board of Trustees. The attached October 29 letter from Dr. Black.advises that no formal request for residential use was made to the Board, although informal discussion with individual Board members indicates that a majority would have no objection to a limited number of bible college students living on-site for security and care- taking purposes. The Chinese Bible Evangel's desire for a"grounds crew" to live on site is briefly mentioned by Sen Wong in his July 28, 1980 letter to the City of Burlingame (p.3). During the Corrnnission's October 15 public hearing Mrs. Valija Hutnick, 2202 Summit Drive noted this point and asked "I wonder what they mean by grounds crew?"; Mr. Wong replied ". .. in regard to those who will be staying there, we understand the property is zoned R-1 and therefore we are allowed to have five people staying on the premises. So, we will be having some of our students staying there and they will act as a kind of guardian or caretaker - just someone to be on the premises and therefore keep down vandalism". *The November application by Dance Movement, Inc. will be reviewed within these parking criterid. Council should note the statement in Dr. Black's letter (p.2) that "it will be my recommendation that the (School) Board not consider further leasing at Hoover School unless it is found that there would be adequate parking and access". . � • . -3- The proposed residential use of Hoover School seems to be the principal issue raised by the recent appeal to Council. Several alternatives are possible: - the proposed residential use of Hoover School can be prohibited, as a condition of the special permit; or - a limited number of students, enrolled in the bible school, could be allowed (but not to exceed a specific number: 2,3, 4 or perhaps 5). If, after discussion of the appeal and the background information submitted by the Chinese Bible Evangel and Hoover Children's Center, Council determines that special permits should be approved to each of the two applicants, it is recommended that an eleventh condition be added (to the ten attached by the Planning Comnission to the Chinese Bible Evangel's permit) which either clearly prohibits a residential use of the property or establishes a limited number of "grounds crew", all of whom shall be presently enrolled as students in the bible college. JRY/s cc: Sen Wong Marjorie A. McCarthy James E. Black J�, R.�-� John R. o City Planner Mrs. Nan Fleming Mr. and Mrs. Nat Repetto L f '� STATE OF CALIFORNIA LOUNTY OF SAN MATEO a Evelyn H. Nill, being duly sworn, deposes and says: that she is City Clerk of the City of Burlingame; that on the 3rd day of October, 1980 she deposited in the United States Post Office at Burlingame, California, with postage thereon prepaid, Notices of Hearing of Petition for Special Permit pertaining to the property designated as 2220 Summit Drive (Hoover School) ' . (Hoover Children's Center) a copy of which notice is attached hereto and made a part hereof; that the said notices were thus mailed to al} of the property owners above mentioned; and to each and every perso� named in the petition of fiie harein, reference - is hereby made and herein incorporated as if tha same were set forth in full. E�" ��:,�. � y./ ��/� n H.�/�ill, Gity Clerk Dated: October 3, 1980 Witnessed: (SEE NAME LIST FOR CHINESE BIBLE EVANGEL, INC. APPLICATIOP� - OCTOBER 3, 1980) e . �, Q �hP Lif� af �Ltrii�t��tm� SAN MATEO COUNTY C�"�Y HALL- 501 PRIMROSE ROA� BURLINGAME. GALIPORNIA 94010 TEL:(415) 342-H931 NOTICE OF HEARING � SPECIAL P NOTICE IS HEREBY GIVEN that Wednesday, 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 will conduct a public hearing on the application to allow the Hoover Children's Center to ooerate a pre-school program at Hoover School, 2220 Summit Drive in the R-1 District. by Marjorie A. McCarthy. At the time of the hearing all persons interested will be hear�.� For further particulars reference is made to the Planning Department. . EVELYN H. HILL CITY CLERK October.3, 19II0