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HomeMy WebLinkAbout2303 Trousdale Drive - Staff Report� `� i' � , Ci of Burlin ame Item No. - '�J g Consent Calendar Conditional Use Permit for a Private School Use Address: 2303 Trousdale Drive Meeting Date: 1/8/O1 Request: Conditional use permit for a private school use at an existing school site at 2303 Trousdale Drive, zoned R-1. (C.S. 25.56.020) Applicant: Erudite (Hope) Technology Group APN: 025-130-070 Property Owner: Burlingame Elementary School District Architect: The Kastrop Group, Inc., Architects Lot Area: 371,617 SF General Plan: Low Density Residential Zoning: R-1 Adjacent Development: Single Family Residential CEQA Status: Article 19. Categorically Exempt per Section: 15301 - Existing Facilities, Class 1(a), Interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances. Previous Use: School district administrative offices Proposed Use: Private, non-profit school for elementary-aged children with and without special education needs. Allowable Use: Private school requires a conditional use permit. History: The building for the proposed school, located on the Franklin Elementary School site was previously used as administrative offices for the elementary school district. The offices employed approximately 14 people. The existing, non-conforming parking for the office use consisted of nine spaces located in the smaller parking lot at the northwest corner of the site. Cars using this lot were required to back out onto Trousdale Drive in order to exit the parking lot. No conditional use permit was required for the office use. On August 21, 1984, the Planning Commission granted a special permit for the operation of a Montessori School for a maximum of 24 students in the same building, upstairs from the currently proposed use, at 2303 Trousdale Drive. The Montessori School no longer operates. (See attached August 22, 1984, approval letter with conditions and staff report). Summary: The applicant, Hope Technology Group, is requesting a conditional use permit and parking variance to allow a private school use at an existing school site, Franklin Elementary School, at 2303 Trousdale Drive, zoned R-1. A conditional use permit is required for all uses of public school property, other than public school use. The Hope Technology Group is proposing a school to provide computer-based learning for elementary school aged children with and without special education needs. The Hope Technology Group currently has a two year lease agreement with the school district (see attached letter dated November 29, 2000). In its first year, the Group will operate a pilot program for a maximum of eight children. After the first year, this number will be increased to a maximum of 24 students. During the school's first year it will target children with special education needs related to autism. In the future, with certification by the State Board of Education, the school would have a student body with a broader range of special �� - , r ' Cortditional Use Permit 2303 Trousdale Drive education needs, such as children with Down's Syndrome or physical disabilities. Some of these children may be funded by their home school districts, others will pay tuition. Hope Technology classes will have staggered start and end times in order to avoid conflict with arrival and departure of Franklin School classes (see chart below). The curriculum will focus on technology and include various therapeutic classes with treatment on site. Class sizes will be small, with a high student to teacher ratio. No additional square footage or exterior alterations to the existing building are proposed with this application. A fence will be installed around a 1,000 SF area on the east side of the building to create a play area for the Hope Technology students. CHANGE IN USE Proposed Use: classes Area: 4,252 SF Existing Vacant, Prior office use 4,252 SF vacant CLASS SCHEDULES Class Start Time N/A Year One (Pilot Group)- January 2001 to August 2001 Class End Time Staff on Site Students on Site 3 instructors 1 administrator 4 volunteers 9:00 a.m. Class Start Time 8:50 a.m. 12:30 p.m. Maximum of 8 staff and 8 students =16 persons on site Year Two- September 2001 to July 2002 Class End Time Staff on Site 12:30 p.m. 3 instructors 2 administrators 4 volunteers Allowed/Req'd. Conditional Use Permit for Private School Use 8 maximum Students on Site 8 maximum Cor�ditional Use Permit Class Start Time 9:05 a.m. 9:20 a.m. Class End Time 2:30 p.m. 3:30 p.m. Staff on Site 3 instructors 3 volunteers 2 instructors 2303 Trousdale Drive Students on Site 8 maximum 8 maximum Maximum of 17 staff and 24 students = 41 persons on site from 9:20 a.m. to 12:30 p.m. By agreement between Hope Technology and Franklin Elementary School, the parents of Hope Technology students will drop off their children in the Franklin School parking lot drop-off area. Students will proceed to the Hope Technology school building via an existing covered walkway. Students may also, by prior arrangement, be met at the drop-off area and escorted by a staff inember to the classes. The parking area included in the School District's lease to the Hope Technology Group includes the existing, non-conforming nine-space parking lot located at the northwest corner of the site. This parking lot also includes a no-parking zone at the end of the right aisle. Hope Technology staff will use the small parking lot. Due to the proposed change in use, the Public Works and Building Departments require that this parking area be made to conform to current code requirements, which include adding one disabled parking space and creating a means for cars to exit onto Trousdale Drive in a forward direction. In order to comply with these requirements, the applicant proposes to remove four existing regular parking spaces to create 90 degree parking for the remaining five regular spaces and the proposed disabled space to be located in the former no-parking zone at the end of the right aisle. With the proposed parking configuration, with 24'-0" back up area, cars will be able to exit onto Trousdale Drive in a forward direction and pass within the parking lot. The applicant will direct the parents of any physically disabled students that may be a part of the student body in the future to use the disabled parking space to drop off their children. Any parents or volunteers visiting the school site will be encouraged to park off-site, along Trousdale Drive and Quesada Way. It is the City Planner's determination that no additional parking will be required for the proposed change in use. This determination is based on the fact that parking demand for the proposed elementary classroom use is less than the former office use, the parking area will be reconfigured to allow users (principally school staf fl to exit onto the public street in the forward direction, thus increasing safety, the small number of students added can be accommodated in the school's drop-off and pickup area, and past policy regarding public and parochial classroom uses proposed on existing school sites has been to allow whatever on-site parking existed for the public school use to cover the private school use since the trip generation of each is basically the same. r ' Coriditional Use Permit REVISED PARHING PLAN Hope Technology Parking Area Franklin School Parking Area gy students witt use 2303 Trousdale Drive Proposed 5 regular spaces 1 disabled space no change m c o0 on-o area. This project meets all other zoning code requirements. Existing 9 regular spaces 0 disabled space 28 regular spaces 1 disabled space Drop-off area* Attached to this staff report is a handout provided by the school district titled Guidelines for Leasing Franklin School developed by the school community in 1984. This handout lists conditions for leasing the school property which were developed in 1984, pursuant to the vacancies created in many public schools. The City of Burlingame was not involved in creating these guidelines. Staff Comments: See attached. The Fire Marshal's memo dated November 27, 2000, requires the building to have a complete fire alarm and evacuation system. The applicant has indicated that a system is already in place and will be inspected and any necessary repairs or alterations will be made before the school occupies the building. The Building Official's memo dated November 27, 2000, requires the restrooms to be usable by children. The applicant has provided a table of existing restroom facilities and noted that any changes required to the existing facilities will be made before the school occupies the building. The City Engineer's memo, dated November 27, 2000, has been addressed by the applicants revised parking plan, dated December 15, 2000. Study Meeting: At the December 11, 2000, Planning Commission study meeting, the Commission noted that the parking configuration for the small lot was a major problem because of the potential for cars to back out onto Trousdale Drive. The Commission instructed the applicant to explore the possibility of installing 90-degree parking or connecting the small lot with the main Franklin school lot via a loop driveway. They questioned whether one disabled parking space would be sufficient to accommodate the physically disabled children that the school will serve in the future. Commission also requested that the applicant provide additional information about the number of volunteers on site and whether or not children would be bussed to or from the Hope Technology School. The item was set for the consent calendar on January 8, 2001. In response to the Commission's concerns, the applicant has submitted a revised parking plan dated December 15, 2000, and responses to the questions raised. Changes to the original application (reflected in the tables above) include: all parking is configured at a 90 degree angle there are a total of 5 regular parking spaces and 1 disabled parking space the number of possible volunteers on-site would be increased from four to seven over the next two years Conditional Use Permit 2303 Trousdale Drive In order to respond to the Commission's other concerns and clarify the operating procedures for the Hope Technology School, the applicant has submitted two letters, dated stamped by the Planning Department December 15, 2000. They state: connecting the two parking lots is not a feasible option due to prohibitive costs and potential grading issues; currently, no children will be bussed to or from the Hope Technology School. If the School receives certiiication by the State Board of Education and the district chooses to use the School's services, transportation will have to be provided for the students; but their numbers will be small and the transportation services will not be the responsibility of the Hope Technology School; and that the School cannot predict the number of disabled students it will provide services to in the future. The school does not specifically serve disabled children. Staff would note that disabled parking is regulated by the State of California and the proposed parking, which includes one disabled space, meets all parking requirements. 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. Findings: Based on the fact that parking available on site for school staff has been reconfigured to create safer conditions, that the children being dropped off for the proposed private school use will use traffic circulation areas established by the public school use, that the proposed use is similar to other educational uses permitted on site, and that the number of staff and students will be limited by the conditions of approval, the proposed use is found compatible with the required findings for a conditional use permit. Planning Commission Action: The Planning Commission should hold a public hearing. Affirtna- tive action should be taken by resolution and should include findings. The reasons for any action should be clearly stated. At the public hearing the following conditions should be considered: Conditional Use Permit Conditions: 2303 Trousdale Drive that the Hope Technology School shall be limited to the 4,252 SF shown on the plans submitted to the Planning Department and date stamped Dec 1, 2000, sheets SD-1 to SD-3; 2. that the parking lot at the northwest corner of the site shall be configured according to the plans submitted to the Planning Department and date stamped December 15, 2000; 3. that the operation of the school classes shall follow the staggered schedule indicated by the charts in the staff report for the meeting date of January 8, 2001, and that any changes to this schedule shall require an amendment to the conditional use permit; 4. that the total number of persons on site at any time will be limited to 16 persons in year one, from January 2001 to August 2001 and 41 persons in year two and following years, from September 2001 to July 2002; 5. that the conditions of the Fire Marshal's, Building Official's, and City Engineer's memos of November 27, 2000, shall be met; and 6. that any improvements for the use shall meet all California Building and Fire Codes, 1998 Edition as amended by the City of Burlingame. Erika Lewit Zoning Technician c: Erudite Technology Group, applicant i � , � ROUTING FORM DATE: November 27, 2000 TO: CITY ENGINEER CHIEF BUILDING OFFICIAL �FIRE MARSHAL SR. LANDSCAPE INSPECTOR CITY ATTORNEY FROM: CITY PLANNER/PLANNER SUB.TECT: Request for conditional use permit for a school use at 2303 Trousdale Drive, zoned R-1, APN: 025-130-070. SCHEDULED PLANI�TING COMMISSION ACTION MEETING: STAFF REVIEW BY MEETING ON: Monday, November 27, 2000 THANKS, Maureen/Erika/Ruben 2� Date of Comments � � C� �°li� � Y�Q, C't, Wl.t C�Ci.0 (�� 6� �/CjT�� � � — I �< <� �����e� . f �� s�. � ��. �-. ���- �\ �- S � .� �,�. �s�, s �I� o-� a L � � �,��- � � s ��� c I � �� ��� a�, � � ���..�-� �' �� re� � L� �►� � . � � � � � , ' � ROUTING FORM DATE: November 27, 2000 TO: CITY ENGINEER �CHIEF BUILDING OFFICIAL FIRE MARSHAL SR. LANDSCAPE INSPECTOR CITY ATTORNEY FROM: CITY PLANNER/PLANNER SUB.TECT: Request for conditional use permit for a school use at 2303 Trousdale Drive, zoned R-1, APN: 025-130-070. SCHEDULED PLAI�INING COMMISSION ACTION MEETING: STAFF REVIEW BY MEETING ON: Monday, November 27, 2000 THANKS, Maureen/Erika/Ruben � � 2 � Date of Comments �.�t� y 7�a-,� r'���r oa»,� z�� usab l� �� e �5��°...�'s' �(o�c � k� �, � le �l-i, �s rs no f� G�ia a�.e c� c cc�pz•, �y b�-�- � S � G� 2�r� e c� v� e• Ob � � t � � � i ROUTING FORM DATE: November 27, 2000 TO: �C CITY ENGINEER CHIEF BUILDING OFFICIAL FIRE MARSHAL SR. LANDSCAPE INSPECTOR CITY ATTORNEY FROM: CITY PLANNER/PLANNER SUBJECT: Request for conditional use permit for a school use at 2303 Trousdale Drive, zoned R-1, APN: 025-130-070. SCHEDULED PLANI�TING COMMISSION ACTION MEETING: STAFF REVIEW BY MEETING ON: Monday, November 27, 2000 THANKS, Maureen/Erika/Ruben / � �'l� 2 p�-Q�� � ��°�=�`-� � � �� 2 • � t,,- � �s� � U �� �-� 2�° Date of Comments . , �Q �'cx,� �' � � � � � �� �� � � �--�% �—a o�Ce__G�" . .� �C-L �o �� � � � � �� r � �� . ��� � _ � , Q� . c �, �� , .��- / � �-�. �- `� � � / �- j St c c.t_ ��«�t . � �,v r G�-�- .S' G � ��- � � %- ,�.,,,,.�s �. Q � �� � , �S � � � � � �� � v �% l/ ����' ' � � Unapproved Minutes CITY OF BURLINGAME PLANNING COMMISSION 501 Primrose Road, Burlingame, CA December 11, 2000 7:00 P.M. Council Chambers I. CALL TO ORDER Chairman Luzuriaga called the December 11, 2000, regula eeting of the Planning Commission to order at 7:05 p.m. II. ROLL CALL Present: Commissioners Bojue , Deal, Dreiling, Keighran, Osterling, Vistica and Luzuriaga Absent: Staff Present III. MINUTES The minutes of the approved as mailed. IV. APPROVAL OF A There were no V. FROM THE,�LOOR None City Plann�,{, Margaret Monroe; Planner, Ruben Hurin; City Attorney, Larry Andersor�Senior Engineer, Don Chang. er 27, 2000 meeting regular meeting of the Planning Commission were to the agenda. There wer�no public comments. VI. STUDY ITEMS �,/ 1. 2303 TROUSDALE DRIVE - ZONED R 1- APPLICATION FOR CONDITIONAL USE PERMIT FOR l� A SCHOOL USE IN AN EXISTING ELEMENTARY SCHOOL (ERUDITE TECHNOLOGY GROUP, APPLICANTS; BURLINGAME ELEMENTARY SCHOOL DISTRICT, PROPERTY OWNER; THE K A 4TR C1P ( TR (1T TP� TN(` � A R(''HTTF r''Tl CP Monroe presented the staff report. Commissioners asked: would the applicant provide information on the number of volunteers who would come to the site, and their timing; will any of the children be bussed to or from the site; since later there will be more physically disabled children, will one disabled accessible parking space be enough; the layout of the parking lot with the possibility of backing onto Trousdale is a major problem, would the applicant look at two other alternatives (1) connecting the small lot with the loop driveway and (2) is there some way to have 90 degree parking with proper back up area to reduce the conflict between cars entering and exiting at the same time. If information is provided to staff in time, this item should be placed on the consent calendar for the January 8, 2001 meeting. This item concluded at 7:12 p.m. Unapproved Minutes pagC -1- � r ,�r� 'T o.. eureuNq,u.�i �\�......_ j�J � CITY OF BURI�INGAME APPLICATION TO TI� PLANNING CONIlVIISSION Type of Application: X Special Permit X Variance Other Project Address: 2303 Trousdale Drive Assessor's Pazcel Number(s): 02 S- I 3 0- 0-1 C7 APPLICANT PROPERTY OWNER N�irie' Erudite Technology Group N�e: Burlingame Elementary School District Address: 1722 Gilbreth Road Cltjr/St1te/Zip: Burlingame, CA 94010 Phone (w): 650-259-0566 �) � f�; 650-259-0557 ARCHITECT/DESIGNER Name: The Kastrop Group, Inc. Architects Address: 1204 Middlefield Rd. , Ste. C City/St1te/Zip: Redwood City, CA 94063 Phone (w): 650-299-0303 Address: 1825 Trousdale Drive Cltj�/State/ZlP: Burlingame, CA 94010 Phone (w): 650-259-3800 (h): f�; 650-259-3820 Please indicate with an asterisk * the contact person for this application. �' 1�1�Y,� M.ou,Y1�� (h): f�: 650-299-1140 PROJECT DESCRIP'rION: See attached cover letter. AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my lrnowledge and belief. �, �J. �C3�sR.�- 1 2 � Applicant's Signature Date � Date Filed: !�• 2 2- o o Fee: � 4 �'� • o c� N�b�-� �o��oo I know about the proposed application and hereby authorize the above applicant to submit this application to the Planning Commission. �- � �%~�" / /- 2 2.- o v Property Owner Signature Date ----------------------------------------------FOR OFFICE USE ONLY -----------������---- Planning Commission: Study Date: Action Date: P L{4LN/�W N RV F�ET�M E NOV 29 '00 01�4aPM HURLINGAME SCH. DIST 1 , Novembcr 29, 2000 Dear Jim Attached please find the "Permit for Use of Premises" the Board of Trustees approved in our Nov. 14, 2000 meeting. Hope Technology shall be occupying our previous administrative office located at Franklin Campus. The permit is from Dec. 1, 2000 through June 30, 2002. Hope Technology a non-for profit company is establishing a Private/Non Public School or Agency and is pursing obtaining appropriate licensing from various California agencies. They shall provide specialized services to children with special needs such as autistic, down syndrome, etc. P.2i5 In education, there are many special n��ds childr�n that public schools can not provide their very own specialized sorvices. Public schools usually contract with these types of Private/Non-Public School agencies in order for them to provide these services on a fee basis. Law requires these services under Individualized �ducational PIan that is normally signed by parents, school o�ficials and attorneys. At times we have to pay for very expensive edticational needs of a child in other parts of tho United States such as Utah, Arizona, etc. Burlingame school district currently has 7 studEnts with various Privato/Non-Public schools or agencies throughout Rmerica, There is couple of handful of these sorts of agencies in San Mateo County and various parts of California. Various school districts use the services of thes� agencies. At this moment, we do not have any students with Hope Technology. However, they are just starting. We might need their services in the future. T respectfully ask you to review this Permit for your requirement. San Mateo County Council has already reviewed this contract. I do hope that this permit from our district shall be suffici�nt rather than asking them to obtain Conditional Use Pernut from Planning Commission. I appreciate your immediate response. Thank you. Please feel free to call me any time at 259-3812. Thank you, Jim! Sepi Richardson , �OV 29 '00 01�41PM BURLINGAME SCH. DIST BURLINGAME ELEMENTARY SCHOOL DISTRICT P�RMIT FOR USE OF PY2EMYSES P.3i5 1. The Burlingame Elementary School District ("Permittor") hereby agrees to permit Erudite Technology Crroup, dba Hope Technology, a California public benefit non-profit corporation, establishing a mainstreamed/full inclusion Private and/or Non-Public School or Agency (NPS/NPA), ("P�nnmittee"), to occupy the premises located at: 23 Trou� e Dri�e Buxli��me�CA_9_40L0 described as follows: 5,571 sq. ft. real propezty consistin$ of business offices. The prEmises shall be occupied by Pernnittee for a monthly rent of Eight Thousand, Thr�� Hundred Fifly-Six Dollars and 50/100 ($8,356.50), an3 shall be adjusted annually thereafter based upon the percentage increase, if �ny, in the CPT published on the neazest date prior to July 1 st, as compared with the CPI for same date of the preceding yeaz. The permit shall commence December 1, 2000 and shall temunate on June 30, 2002 unless an extension is otherwise agreed to by Pernuttor and P�nittec. Upon expiration of the term Permittor is under no obligadon to provide space on a continuing basis. Either party may terminate this agreement anytime upon thirty (30) days written notice to the other party at tho address below the party's signature. The Permittee shall pay for all the utilities including gas, electricity, water, trash pick-up and other utiliti�s based on 5,571 sq. R The Permittee shall provide and pay for all their janitorial services. 2. Special Terms and Conditions: The above-described facilities are to be used during regular business hours, without restrictions. 3. Other Costs to be Paid: Deposit: The Pe.�mittee shall pr�scnt first and last month lease payment in the aznount of Sixteen Thousand, Seven Hundred Thirtee,n Dollars and No/100 ($16,713.00) on December 1, 2000 befoxe occupying the facility. Any unearned fee shall b� r�fundable when this agreement is terminated. 4. Space to be used for: Creation of an educational program for elementary aged children by establishin,g a mainstteamed/full inclusion Private and/or Non-Publie School or Agency (NFS/NPA). 5. Public Liability and Property Damage Insurance: Pernuttee shAll carry insurance of at least one million dollazs ($1,000,000) per occurrence for personal injury and property damage liabilities. Parrnittee shall fiunish Permittor wifn a certificate of insurance that shall name Permittor as an additional insured on the policy. Said certificate of insurance shall also provide that Pennittor would receive ten (10) days prior written notice of caneellation, ehange in scope or modification in coverage of said insutance. NOV 29 '00 a1�41PM BURLINGAME SCH. DIST P.4i5 J •? . Permit foz Usc of Pcemisos 6. Hold Harmless: It is agreed that Permittee shall defend, save, hold harmless and indemnify Permittor, its officers and employees from any and all cla.ims for injuries or damage to persons and/or property which arise out of the terms and conditions of this Agr�ement and which result from the negligent acts or omissions of the Permittee, its officers and/or employees. It is further agreed that Permittor sha11 defend, save harmless and indeirmify Pernv.ttee, its off'icers and employees from any and all claims for injuries or damage to persons andlor properiy which arise out of the terms and conditions of this Agreement an,d which result from the negligent acts or omissions of the Permittor, its officers and/or employees. In the cvent of concurrent negligence of Permittee and Pcrmittor, the liability for any and all claims, suits or actions of every name, kind and description azising out of this Agreement shall be apportioned betwe�n the partics under the established Califomia rules of comparative negligence with each party bearing its own attorney's fees and costs. The duty of Permittee and Permittor to indemnify and save hannless, as set forth herein, shall include the duty to defend as s�t forth in Section 2778 of the California Civil Code. 7. Independent Contractor: It is understood and agreed that Permittor in furnishing the premises shall act as and be an independent contractor, and not an agent or employee of the Permittee. 8. State License: The Permittee agrees to procure an,d maintain at its own cost and at all times during the term of this Agreement, including any renewal thereof, all necessary state , local license{s) on file with the Permittor before any programs are conducted on the premises described in Section 4 of this Agreement. The Permittee shall notify within three (3) working days in the event a license is eancelled, r�voked or becomes invalid for any reason. If a license is not required, it is the responsibility of the P�rmittee to notify such lack of requirement with the Permittor. 9. Entire Agreements: This agreement conta3ns all of the agreements of the parties h�reto with respect to any matter covered or mentioned hesein, and no prior agreements or understanding pErtainin� to any such matters shall be effective for any purpose. No provision of this agreement may be amended or added to except by an agreement in writing signed by the parties hereto or their respective successors in interest. Except that the fe� refened to in Section 3 herein may be adjusted by Permittor az�nually to reflect actual changes in the cost of utilities and services over the previous year, commencing at�er December 2, 22 OQL provided that at least thirty (30) days written nodce shall be given to Permittee prior to the effective date of such an adjustment. This agreement shall not be effective or biding on any party until fu11y executed by both parties hereto. 2 ,NOV 29 '00 81�42PM BURLINGAME SCH. DIST . �� �, . � , , , 9emttc ior Use of Premises � P.5i5 IN VJITNESS VVHEREOF, the parties hereto have executed this perrnit on the 22 day of Novetnber, 2000. Permittor; � I�I"�G� Date 11/22/00 Dr. So H. Da o, Superintendent BURL GAME ELEMENTARY SCHOOL DISTRICT Address: 1825 Trousdale Drive, Burlingame, CA 94010 Permittee; ��6��j • ���t9-YL� Date �22�� Mr. Mike Mount, Board President ERUDITE TEGHNOLGY GROUP, dba HOPE TECHNOLOGY Address: 1722 Gilbreth Road, Burlingame, CA 94010 3 �,�o p � a n��to�'� �'I RECEIVE[� DEC 1 5 i�+�►0 CITY OF BURLINGAME PLANNING DEPT. December 15, 2000 Ms. Erika Lewit, Zoning Technician City of Burlingame Planning Commission City Hall 501 Primrose Road Burlingame, CA 94010 Dear Ms Lewit: This is in response to questions raised by members of the Planning Commission at the December 11, 2000 meeting, regarding Erudite Technology Group's application for a Conditional Use Permit at 2302 Trousdale Drive, Burlingame, California. The subject property is part of Franklin Elementary School, which is owned by the Burlingame Elementary School District. As we understand it, two of the questions concern parking. The first asks us to submit a new parking plan, which would include 90-degree parking and one disabled (handicapped) parking space. Under this plan it is recognized that spaces will be lost in order to meet this configuration. That will necessitate allowing those staff members, who no longer have a space, to pazk on the street. The second request, asks us to consider a parking plan which would link the two parking lots together (the one in front of Franklin Elementary School and the smaller lot which is included in out permit with the School District. Our architects, The Kastrop Group, Inc., will be submitting the responses to the requests. In summary, it appears we can retain five parking spaces and one handicapped space by reconfiguring the lot to permit 90-degree parking. Four spaces will be lost. With respect to joining the two lots, the cost would be prohibitive, over $100,000.00. Substantial grading would have to be done, retaining walls taken out, new retaining walls added, etc. This alternative would be a hardship and would leave us with not option except to pursue termination of the permit with the School District. 1722 Gilbreth Road • Bur�ngame, California 94010 Phone 650.259.0566 Fax 650.259.0557 With respect to the remaining questions raised by Commission members, it is currently not our plan to bus or transport children to the school site. We expect that the parents of the students with drop off and pick up their children. If we obtain certification with the State Department of Education, as we expect, and the local district chooses to use our services, transportation could be one of the services provided to the student. We would not expect, however, to be the provider of that service. If this were to occur, the numbers would be very small, given the size of our projected school population over the next eighteen months. Finally, a question was raised as to the number of volunteers we might have on our site during the day. The volunteers we are planning to have at this time, will be focused on the children in the Mainstreamed Therapeutic Classes. Since those classes will be phased in over the eighteen month period, the same will be true for the volunteers. The maximum number of volunteers when we first open the school will be four, from 8:50 am until 12:30 pm. In the Fall of 2001, when the second class starts, an additional three will be added, from 9:OSam until 2:30pm, for a total of seven. We would expect these individuals to use street parking along Trousdale Drive in front of the athletic field and around the corner on Quesada. I trust this answers all your questions. If we can be of further assistance or if you need additional information from us, do not hesitate to call. During the Week of December 18 through 22 I will be on vacation. In my absence please contact Monica Williamson at our general number 650- 259-0566. Sincerely, ���� . ���- Michael B . Mount President . THE KASTROP GROUP, INC. A R C H I T E C T S Ms. Erika Lewit, Zoning Technician City of Burlingame Planning Commission City Hall 501 Primrose Road Burlingame, CA 94010 Date: ❖ Re: Hope Technology Group at Franklin Elementary School Dear Erika: December 15, 2000 �ECEIVE� DEC 1 5 2��j� CITY OF BURu������r.it PLANNING DEPT I am writing in response to your request to evaluate the possibility of connecting the upper and lower parking areas with a new driveway. The following is a brief summery of why we believe the driveway would not be a viable option: 2. 3. 4. 5. The grade change from the upper parking and lower parking areas is approximately nine feet in elevation for a distance of 58 feet. This ratio would require a driveway slope of approximately 16%, which is considered relatively steep and not an appropriate location for a drop-off area. The close proximity of the existing building structure to the driveway would require the use of retaining walls in order not to undermine the structural integrity of that existing building. The proposed driveway would require additional improvements to the existing driveway leading from the lower parking lot to Trousdale Drive in order to accommodate additional traffic. Drainage would be an additional issue needing to be addressed. A catch basin and drain to the street, would be required as well as additional grading. All of the above mentioned requirements would make such a proposal a very expensive endeavor. We estimate the construction cost to be approximately between $80,000.00 to $120,000.00. In addition we have some concem that the driveway would lead to some unintended traffic problems. We suspect the driveway will present a tempting means of circumventing established traffic pattems. Currently, the upper and lower parking lots are physically separated into clear, defined uses. The addition of the driveway, we feel, would only serve to undermine this clarity. It is for these reasons we would not recommend the driveway option as being feasible. 1204 Mi���lleficld Rc�;ul, Suitc C♦ Rcdw�x��l Cicy, Calii�,rnia 9�}OC� i♦ 1�1��,nc: C50 299 0303 ♦ fas: (5Q 299 1 140 ♦ ��-l��u.k�istn,pgrc�u��.com Please feel free to call me or Rick if you have any questions or need additional information. Sincerely, ._. � D. Michael Kastrop, AIA Principal Architect ��O P�\ �yO�.o' ��toG �'/ RECEd�IE� ..,,,.�i/�4- ;i,;; � - November 22, 2000 Ms. Erika Lewit, Zoning Technician City of Burlingame Planning Commission City Hall 501 Primrose Road Burlingame, CA 94010 Dear Ms Lewit: CITY OF BURLINGAME PLANNING DEPT REC�i��.��� NOU 2 2 2000 CITY OF BURLINGAMf- PLANNING DEPT I am writing on behalf of Erudite Technology Group far the purpose of applying for a Conditional Use Permit and Parking Variance for the property located at 2302 Trousdale Drive, Burlingame, California; APN:025013 Parcel No. 007. This request is made pursuant to Chapters 25.16 and 25.56 of the City of Burlingame Municipal Code. The subject property is part of Franklin Elementary School, which is owned by the Burlingame Elementary School District. On November 14, 2000 the District Board of Trustees approved leasing the premises to Erudite Technology Group, effective December 1, 2000, for the purpose of operating a private, non-public school. It was only after the District meeting that we became aware that lease of the premises was subject to a Conditional Use Permit. Our plan has been to take possession on December 1 St, complete any necessary renovations during that month and open the pilot phase of our school in early January 2001. For financial and other reasons, it is crucial that we move as quickly as possible to satisfy this remaining requirement. Therefore, we are requesting that you expedite review of our application and set it for hearing at the December 11, 2000 Planning Commission meeting. We recognize that this may not be consistent with usual scheduling practices, but we feel the circumstances clearly warrant such an exception. Proposed Application Erudite Technology Group, Inc. operates under the name "Hope Technology Group". As a California public benefit non-profit corporation, our aim is to develop and distribute educational materials, recruit people and organizations with technological, educational and 1722 Gilbreth Road • Burlingame, California 94010 Phone 650.259.0566 Fax 650.259.0557 business talents and resources, and provide consulting services to other non-profit or benevolent organizations in the local community. In the past, Hope Technology Group has been involved in a variety of projects designed to empower children through technology. For example, we have provided educational hardware and software, networking and internet services, and state of the art learning tools to such organizations as the Oakland Unified School District, the Poplar Re-Care Early Childhood Development Program, the Fiesta Gardens International School, and the Mid- Peninsula Boys and Girls Club. This is our first venture involving the actual operation of a school. Program DesiQn Over the next three years we propose to use the school site to create an exemplary lab school for elementary-aged children with and without special needs, which capitalizes on best practices and the use of technology. There will be two programs that work together to provide an integrated approach to Special Education, as well as a full inclusion program for those children with special needs who can best be served by this setting. Our program will build as follows: Mainstreamed Therapeutic Classes Mainstreamed Therapeutic Classes are intense programs involving a variety of therapies for children with special needs. The program will incorporate intensive language instruction, functional skills training, specialized handwriting instruction, an individualized curriculum, one-to-one tutorials, and the use of computer technology tailored to the specific needs of each child. An eclectic and holistic approach to education will include curriculum such as TEACCH, PECS, Applied Behavior Analysis, and Handwriting Without Tears. It will maintain a small class size with a high teacher to student ratio. All children will have access to onsite physical and occupational therapy services and benefit from consultations with medical and speech professionals as needed. The school will progressively develop a level 1 and level2 Mainstreamed Therapeutic Class as part of the Mainstreamed Therapeutic Program. Educational Technology Classes Educational Technology Classes are classes that follow typical curriculum for children, with added technology strands for education. The regular education 1 St through 5'h grade program will emphasize a multi-age approach to education and will provide access to tutorials in the latest technologies. All children will have opportunities to learn together through the school's full inclusion program. This includes children with special needs who will be added to the program where appropriate. This provides a unique environment that promotes social-emotional growth, while receiving high-level instruction with an eclectic educational curriculum. Class Start and End Times In order to maximize the use of the facility and to control the impact that our school will have on the community and Franklin Elementary School, our proposed start and end schedule will be staggered with the schedule of Franklin Elementary. This will reduce the traffic flow around the start and close of the regular school day and will spread out the traffic impact, by collecting students around the Franklin schedule. We will work cooperatively with Franklin staff to develop a staggered schedule, which meets their needs as well as ours. A copy of the Bell Schedule for Franklin Elementary School is attached. School Staffing and Student Population The proposed school staffing plan and number of students for each of the next two years is set out below. Please note that since end times for each class will be different, the maximum number of persons will be onsite for only the first 3 and 1/2 hours (until 12:30). After that the number of persons onsite will decline with the end of each class. Year One January 2001 to August 2001 Class Name Class Start Time Class Ending Professionals Students Time Mainstreamed 9:OOam 12:30pm Physical Therapist 6 to 8 students Therapeutic Class I Occupational Therapist Paraprofessional January 2001 to August 2001: Three staff employees and six to eight students for a maximum of nine to eleven persons onsite. September 2001 to July 2002 Class Name Class Start Time Class Ending Professionals Students Mainstreamed Therapeutic Class I Mainstreamed Therapeutic Class II S:SOam 9:OSam Time 12:30pm 2:30pm Physical Therapist Occupational Therapist Paraprofessional Special Education Teacher 2 Paranrofessionals 6 to 8 students 6 to 8 students Educational 9:20am 3:30pm Teacher 8 students Technologv Class I Paraprofessional _ September 2001 to June 2002: Eight staff employees and twenty to twenty-four students for a maximum of twenty-eight to thirty-two persons onsite. Substantiation for Conditional Use Permit and Parking Variance� Planning Department staff has informed us that we need to request a Parking Variance as part of our Conditional Use Permit application, if parking, drop off and pick up or traffic flow will be impacted by our proposal. The parking area that is part of the leased premises currently contains nine parking spaces and one handicapped parking space. We propose to use those spaces for staff parking. During the period of our proposed use there is sufficient space in the parking lot for all of our staff. Also, with staggered class times, the number of staff onsite will decrease during the day as each class ends. For student drop off and pick up we propose to use the existing drop off and pick up area on the premises of Franklin Elementary School. We have spoken with staff at the Burlingame Elementary School District and, Ms. Lisa Booth, the Principal at Franklin Elementary School. They have agreed to allow us to use their drop off and pick area for our students as well. We will stagger our class schedule and we will make sure that our staggered times do not conflict with the start and end times for classes at Franklin School. We will also make arrangements to have staff ineet and escort children to the classroom, for those children who need assistance and whose parents make advance arrangements. Since our proposed student population will not include children with physical handicaps, the students can use the covered walkway and stairs to walk from the drop off area to their classrooms. Wheel chair access and a ramp will not be required. For children who may t We have included the supplemental information required for a Parking Variance and a Conditional Use Pernrit in the discussion which follows, rather on an attached form. need other special arrangements, such as a drop off and pick up closer to the classroom, the parents may use the handicapped space in the staff parking lot to drop off and pick up their child. Again, advance notice will be required so that staff may be available at the site to assist if requested. Parents or volunteers who come to the school will park on Trousdale Drive in front of the athletic field and across the street from the school. This number should be very small. Currently, there is adequate vacant parking in these areas to handle those parking needs, even when Franklin Elementary School is in session. Without using the drop off and pick area at Franklin Elementary School as we propose, there are only two options available. Under the first option, the current parking lot could be reconfigured by eliminating four parking spaces, widening the driveway to 18 ft. and redesigning the remaining spaces (three permanent spaces for staff employees, two spaces for short term drop off and pick up and one handicapped parking space. The second option would be to continue using the existing parking lot for staff, but create a drop off and pick up area for students along the curb on Trousdale Drive, just East of the parking lot driveway. A walkway could be added, and the children could enter the school premises through the staff lot. Under both scenarios, staff will need to park on Trousdale Drive and drop off and pick up will become more congested. Neither option is desirable Both will have a substantial negative impact on our school. We will not get full benefit of the leased premises and the risk and hardship for students, parents and staff will increase unnecessarily. We have discussed this proposal with John Wilson of Wilson Engineering, a traffic engineering firm, and he concurs that use of the Franklin Elementary School drop off and pick up area is the best alternative. He has also agreed to assist us in responding to any traffic flow and parking questions you may have. Since our proposed use of the leased premises is for a private, nonpublic school site, it is compatible with the existing school use, which is an appropriate conditional use within an R-1 Residential District. Street parking on Trousdale Drive in front of the school is currently used by staff and parents, if necessary. However, Franklin Elementary School has its own staff parking lot and drop off and pick up area off street. We do not propose to make any exterior structural changes to the school building. We may do internal modifications to meet ADA and other necessary requirements, but these will be submitted to the appropriate City department for approval. The only other modification will be to fence in and add two gates to the play area leased to us (approximately 1000 sq. ft. [ 10 ft. x 100 ft.] along the East side of the building). These modifications and our use of the property will not change the character of the neighborhood, nor will they increase police or fire protection responsibilities, add additional public health concerns, or prevent access to the property, including the athletic field, by neighbors or members of the public who currently use it. The leased premises have previously been used as a school, or have been occupied by either District administrative staff (for District offices) or private entities under lease to the District. In addition, with ADA compliance the premises will be accessible for elderly and handicapped persons, should they visit the facility. There is also a social benefit to the community by having our school for exceptional children at this location. This application also includes floor and site plans, which have been prepared and independently submitted by our architectural firm, Kastrop Group, Inc. We have also enclosed our check in the amount of $410.00 for processing the application. If you have any question or if we have failed to provide you with all the necessary information, please contact us immediately at 650-259-0566, or by fax at 650-259-0557. We believe that our proposed use of the premises at Franklin Elementary School is not only compatible with existing uses, but will bring credit to the City and the local community as our school program develops. We look forward to hearing from you. Sincerely, r����. �-c�.f Michael B. Mount President Attach. � , Kindergarten 8:15 - 11:35 Early Group 9:55 - 2:00 Late Group 12:00 - 12:45 Lunch RECEIVED NOU 2 2 2000 REC�:iV�.�� ITY OF BURLINGAME FRANKLIN S�HOO� PLANNING DEPT. �i BELL SCHEDULE ��'� CITY OF BURLINGAME PLANNING DEFT ' y /_ �l� = t • 1- 3 Grades" Regular DaX 8:30 Early Group 9:30 Late Group 9:30 - 9:40 Recess 10:40 - 10:50 Recess 12:00 - 12:45 Lunch 12:45 - 1:50 Early Leaves 1:50 - 2:00 Recess 2:00 - 3:00 Late Leaves 4th - 5th Grades Reaular Dax 8:30 Class Begins 10:10 -10:25 Recess 12:00 - 12:45 Lunch 1:50 - 2:00 Recess 3:00 Dismissal Tuesday Schedule 8:30 Class begins 9:30 - 9:40 Recess 10:40 - 10:50 Recess 12:00 - 12:45 Lunch 2:00 Dismissal Early Dismissal DaX 8:30 Class begins 9:30 - 9:40 Recess 10:40 - 10:50 Recess 12:00 - 12:45 Lunch 1:35 Dismissal Minimum Dav 8:30 Class begins 9:30 - 9:40 Re�ss 10:40 - 10:50 Recess 12:05 Dismissal Tuesday Schedule 8:30 Class begins 10:10 -10:25 Recess 12:00 - 12:45 Lunch 2:00 Dismissal ���� � 8:30 Class begins 10:10 -10:25 Recess 12:00 - 12:45 Lunch 1:35 Dismissal Minimum Da� 8:30 Class begins 10:10 -10:25 Recess 12:05 Dismissal 'Grade 3 has only one morning recess: 10:10 - 10:25 �,�op� ^y0�° \�coc� �'/ December 1, 2000 Ms. Erika Lewit, Zoning Technician City of Burlingame Planning Commission City Hall 501 Primrose Road Burlingame, CA 94010 Dear Ms Lewit: RECEiVEa DEC - 1 Z000 CITY OF BURLINGAME PLANNING DEPT. This is in response to questions raised by the Planning Department and other City officials, regarding Erudite Technology Crroup's application for a Conditional Use Permit and Parking Variance for the property located at 2302 Trousdale Drive, Burlingame, California; APN: 025130070. The subject property is part of Franklin Elementary School, which is owned by the Burlingame Elementary School District. Pursuant to our discussion on November 29, 2000, you agreed to place our application on the December 11, 2000 hearing calendar, provided we responded to the questions raised by the City Engineer, the Fire Marshal and the Chief Building Official. Our responses are set out below. Circulation through the Franklin School lot, including direction of flow and drop off. We have spoken with the Principal of Franklin Elementary School, Ms. Lisa Booth, and she, along with District staff, have agreed to our staggered time schedule for drop off and pick up. This information was included in our initial application. The actual location of the drop off and pick up area is toward the East end of the lot near the Multi-Purpose Room and the Administration Wing. We have a maximum of eight students arriving at any given time, and staff, if prearranged with the parents, will be available to escort students to the classroom. By parking toward the East end, that provides more than adequate space along the curb, from East to West, for drop off and pick up. It also shortens the walk for students, staff and parents to the classroom. The traf�ic flow and 1722 Gilbreth Road • Bur��game, Ca�ifornia 94010 Phone 650.259.0566 Fax 650.259.0557 drop off areas are marked accordingly on the revised plans submitted by our architects, The Kastrop Group, Inc. Pedestrian walkway from the Franklin School parking lot to the proposed school site. The pedestrian walkway will be from the drop off and pick up area, along the sidewalk, through the covered area between the Multi-Purpose Room and Administration Wing, going East under the covered walkway running along the Multi-Purpose Room, down the stairs, which are also covered, to our school site. This walkway is marked accordingly on the revised plans submitted by our architects. A revised parking layout for our smaller parking lot, indicating the spaces to be removed, and a diagram indicating it is possible to exit the lot in three or fewer maneuvers, using the City's standard for a car and it's turning radius. We have been informed that the current parking lot, which is part of our permit with the Burlingame Elementary School District, has been operated in the past as a non- conforming use. We have further been informed that the City Engineer has indicated that the prior use cannot be transferred to us, and that we will need to make the lot conform to the permitted or conditional use regulations (local City ordinances) in order to use it. To meet this requirement, it is our understanding that the design of the lot must permit staff using it to enter and exit the lot with two way traffic flow (without backing out onto Trousdale Drive) and the cars must do so in three or fewer maneuvers. We have discussed the parking lot design with our architects and we believe that the layout marked on the revised plans will meet those requirements. The lot currently has nine spaces and one no parking space. We had initially thought the no parking space was a handicapped space, but it is not marked that way, nor is there any handicapped sign nearby. It simply indicates no parking. Given that information, and using the City standard for three or fewer turns, we believe that the lot can be used as currently striped. We will not need to remove any spaces or any trees. We will install directional arrows, other markings and signs to inform staff using the lot of the requirements. In looking at the parking plan, it is important to keep in mind that the maximum number of staff under our proposal is eight, with one administrator (for a total of nine). Except for the administrator, staff arrival times will be staggered, as will their departure times. Three staff and six to eight students will be on campus for just under four hours. Three staff and six to eight students will be on campus for just under five and one-half hours. And two staff and eight students will be on campus for just under six and one-half hours. Parents or volunteers who come to the school can park on Trousdale Drive, East of the school site in front of the athletic field, around the corner on Quesada and across the street from the school on Quesada and Trousdale Drive. The number of parents and volunteers should be very small. Currently, there is adequate vacant parking in these areas to handle those parking needs, even when Franklin Elementary School is in session. If you disagree with our proposed design, we would like the opportunity to provide a revised plan and would do so immediately upon notice that it was needed, so that we could remain on calendar for the December 11`" hearing. Should such a situation occur, we believe that no more than one space and a tree would be lost. As a result we would need a parking variance for one space only. Since the loss of any space, or our inability to use the parking lot as currently configured, is the result of us being required to correct a previous non-conforming use, a one space variance for on street parking is a reasonable request and the only option available to us. Every space we are required to eliminate, adds an additional space to our on street parking needs. Use of the parking lot as cunently configured, with the maximum number of parking spaces possible, and approval of a parking variance, are crucial if we are to get the full benefit from the premises. Without such an approval, we will not be able to use the premises, which would effectively nullify our signed ageement with the District. That would prevent us from opening as planned and would create an unnecessary hardship on students, parents and staff. Our proposed use of the premises is for a private, nonpublic school site, which is compatible with the existing school use, and is an appropriate conditional use within an R-1 Residential District. The premises have previously been used as a school, or have been occupied by either District administrative staff (for District offices) or private entities under permit from to the District. As we mentioned in our application, there will be no external modifications to the building and our use of the property will not change the character of the neighborhood, nor will it increase police or fire protection responsibilities, add additional public health concerns, or prevent access to the property, including the athletic field, by neighbors or members of the public who currently use it. We have agreed with the District that any fences we add will include gates, which permit access to the playing fields after school hours and on weekends. There is also a social benefit to the community by having our school for exceptional children at this location. A letter to indicate whether the requirements of the Chief Building Official and Fire Marshall have been met. We believe that the present sprinklers and fire alarm system meet current code requirements, but if not, we will modify them as necessary. We also believe that the bathrooms are useable by students, given the overall design of the building. Again, if not we will modify them as necessary to meet current code requirements. In a separate note appearing on the revised plans, our architects have addressed these issues in more detail. Develop a trip generation/circulation analysis for the proposed school use (may be submitted later). We have contacted, Wilson Engineering, a traffic engineering company and requested that they provide us a trip generation/circulation analysis at their earliest possible convenience, and before the hearing on December 11�'. Mr. Wilson and I will contact you on December 4, 2000 to clarify exactly what is needed. Any further revisions to the szrbmitted application which might clarify the proposal. We have been informed that as part of the approval process, we must address the Guidelines for Leasing Franklin School adopted by the Burlingame Elementary School District Board of Trustees in 1984. First, we are a nonprofit corporation and as such we are an acceptable use under the Guidelines. We will be operating as a private school and will also be seeking certification from the State Department of Education as a nonpublic, nonsectarian school. Therefore, our business is compatible with Franklin Elementary School and the neighborhood location. Our program will be available for students from the Burlingame Elementary School District, however, our plan during the first year does not currently include students from the District. Once we receive our certification from the State Department of Education, we will offer our services to the District for any students requiring special education and related services, which the District requests us to consider. Our students will arrive and leave at staggered times, attend class in their own separate classrooms on campus, have lunch and play activities in their own enclosed areas apart from the Franklin School children and will not interrupt, interfere with, compete with or create unsafe conditions for Franklin School or its students. Second, as explained in our application and this response, our operation will not create undue traffic in and around the school areas. We will stagger our class start and end times, as well as our drop off and pick up times to ameliorate traffic flow problems. Also our small class sizes reduce the number of students involved in the program. Third, our parking lot plan should adequately address staff parking issues. The children are elementary students who do not drive and their parents will drop them off and pick them up. We will have no more than three employees per classroom and, as proposed, all staff should be able to park in the lot. If, however, we are required to eliminate a parking space in order to meet the three-maneuver requirement, that would only require a parking variance for one on street parking space. Fourth, since we have small class sizes (a maximum of eight students and three adults per classroom) and our children will be in self-contained classrooms in the bottom level of the building we will occupy, the noise from their school activities should be minimal and not disruptive to the regular instructional program. This is also true with regard to the lunch and play activities. They will be in a fenced area and we will schedule these activities so as to not overlap or interfere with Franklin School and its students. Fifth, all the classrooms included in our permit axe located in the same building, on the ground floor level, next to one another. This includes the bathrooms. There is direct access from each classroom to the outside lunch and play area. We trust that we have answered your questions and those of the other City of�icials. If not, or you need further information from us please contact me immediately at 650-259- 0566 or my direct line 650-552-4909. Sincerely, ���1� �. ��� Michael B. Mount President . THE KASTROP GROUP, INC. A R C H I T E C T S Calculation of toilet / urinal count: Boys require general 1/100 toilets require general 1/30 urinals Girls require general 1/35 toilets One student = 20SF Upper level class SF : 5,594 SF (1 classroom 33' x 28.25 = 932.25 SF) 6 classes = 5,594 SF (boys =2,797; girls=2,797) One student = 20SF; therefore = 140 boys; 140 girls Boys needed 1.4 toilets needed 4.6 urinals Girls needed 4 toilets Boys provided 3 toilets (+1.6) provided 4 urinals (-.6) Girls provided 5 toilets ( +1) Upper level class plus basement SF : 7,103 SF (1 classroom 33' x 28.25 = 932.25SF) 6 classes = 5,594 SF (boys = 2,797; girls = 2,797) 1 class 33' x 14.5' = 478.5 SF 1 class 20.66 x 16' = 330.5 SF 1 class (932-232) = 700 SF TOTAL = 7,103 SF (boys = 3,552SF; girls = 3,552) One student = 20SF; therefore = 178 boys; 178 girls Boys needed 1.8 toilets needed 5.9 urinals Girls needed 5 toilets Boys provided 4 toilets (+2.2) provided 4 urinals (-1.9) Girls provided 6 toilets (+1) RECEIVED D E C- 1 2000 CITY OF BURLINGAME PLANNING DEPT. 1Z04 Mid�llefiel�l Rc�a�j, Suite C• Red���uu�i City, Calif�,rnia 94063 ♦ phone: 6�0 299 0303 ♦ fax: 6�0 299 I 140 ♦ n���•���.kastrc,E,��r��uE�.cum GUIDELINES FOR LEASING - FRANKLIN SCHaOL It is the intent of the Burlingame School District Board of Trustees to limit khe use of this school premises to the foilowing conditions: 1. The applicant's business is compatible with the facility and �t� ne�ghborhood location. 'Tlze operation of the business shall not inCerrupt� interfere or create unsafe conditions for and co�pete with Fr�nklin Schoal�and its studenta. Such businesses can include: a. Prefarred usea are: county special education, before and after sehool day care, pre-school, private tutorin�, dance or art school. � h. Acceptable uses are: non-profit organizations (i.e., Red Cross, American Cancer Society, etc.), storage space. 2. The operation of the business does not create undue tra£fic in and around the schaol area, Consideration should be given to limited traffic flow during a�ew selected periods in the day. 3. The parking neceasary,for its operation ahould be able to be accomo- dated on site after parking needs of staff and parents are fulfilled. The number of employees should be limited to three adults per.class- raom. 4. The noise 1eve1 from activities should not be distruptive to the regul�r instructional program. S. The majority of leased classrooms shall be grouped in one part of the building. Applicants meeting these conditions wiil.be considexed by the Board for a leas- ing contract which may be subject to acquiring a special use permit from the City of Bur�ingame. 9/4/8G � . , � � , 0 ��.G V',1-.1-� �.1� �.W.l-.L�W ��1�.1:6� �� SAN MATEO COUNTY CITY HALL-501 PRIMROSE ROAD BURLINGAME� CALIFORNIA 94010 TEI:(415) 342-8931 August 22, 1984 Ms. Lynette Muhic and Ms. Leslie Kappeler 1129 Clovelly Lane Burlingame, CA 94010 Dear Ms. Muhic and Ms. Kappeler: Since there was no appeal to or suspension by the City Council, we wish to advise the August 13, 1984 Planning Commission approval of your special permit applica- tion became effective August 21, 1984. This application was to allow operation of a Montessori School on the premises of Franklin Elementary School at 2303 Trousdale Drive. The August 13, 1984 minutes of the Planning Commission state the special permit was approved with the following conditions: 1. that the Montessori School shall be operated as described in � Lynette Muhic and Leslie Kappeler's letter of June 26, 1984; 2. that the special use permit shall be reviewed in June of 1985; and 3. that the Montessori School participate in all fire drills at this facility. Any site improvements or construction work will require separate application to the Building Department. Sincerely, �,�i��- � � Margaret Monroe City Planner MM/s att. cc: Burlingame School District (w/att.) Chief Building Inspector (w/att.) Assessor's Office, Redwood City (Ptn. of Blk. 12 and adjacent acreage, Mills Estate No. 3; APN 025-130-050) � � C��, ��� June 26, 1984 Helen Tober Planning Co.mmission City of Burlingame 501 Primrose Ave. Burlingame, CA 9401J Dear Ms. Tober: Our intent is to open a Montessori Pre-School in room �19 on the Franklin Elementar;� Ca.mpus. The schooi wi11 be called The Nfontessori School of I3urlingame. � I have been a NSvntessori teacher on the Peninsula for 8 years and a Director for 6 of those years. I received my T4ontessori Teachin� Credential and my Masters in Education from the College of Plotre Dame in Belmont. P4y partener Leslie Kappeler has a Montessori Teaching Credential and a Bachelors in Elementary Education and has 3 years teaching experience. Leslie Kappeler and I will be the owners and fu11 time teachers and Lynn riickelson wi11 be the part time assistant in the afternoon session. Our projected en:ollment wi11 be 24 children in the A.M. session, 9;0� A.M. to 12:00 P.I�1., and 24 children in the P.D7. class, 12:30 P.�Dq. �d 3:30 P.P+I. The a�es of the children wi11 be 2 years 6 months to 5 years o1d. They must be toilet trained to be accepted into the program. Our curriculum wi11 follow the philosophy and teachin�s of Dr. Maria Montessori. T�Te feel that children with a Montessori pre-school back�round have e3:ce11ent basic skills and adapt well into nQw environments. It is our belief that a Nlontessori pre-school would be a perfect transition to entering the Kindergarten classes in the Burlingame School District. As you know, the sixth graders in the Burlinga.me Elementary School District cai11 be transfered to Burlin�ame Intermediate School this Fall. This wi11 not only lessen the number of :tudent population and the traffic folow to the school, but is a�i11 decrease the num- ber of staff parlting needed by Franklin School. jde taould like to be able to use 3 parkin� spaces for our staff and 1 for visitor parkin5. Our session wi11 begin at 9:00 A.P,1. and I`ranklin School wi11 b�gin at 8:30 A.i�7. Wo don't expect there to be a traffic problem because of the staogered arrivals of the children. Z�Je anticipate ap�roximately 15 to 20 cars dorppin� off at 9:00 A.P�i. and pickin� up at 12:00 P.P�4. and 10 to 15 cars dropping off at 12:30 P.DI. and picking up at 3:30 P.I•4. J UN 2 7 1984 cm of Bua��,c�� �,�� o�. r ' We will be staggering our use of the play�round facility used by the elementary children. The playground provides ample space and a variety of outdoor equipment. • Dr. Ja.mes E1ack, Superintendent of the Burlin�ame School District, - will be sending you a copy of the Site P1an of Franklin School and the Ietter you requested. I hope this will not hold up the initial processing of our application with you. Thank you for your he1p. Sincerely, C-yg�F'y ['��-� . -�cf�'c�'� , Lynette L. Pduhic ���� i� ' -%.-� /� �- Leslie Kappe er 7 • � � ' � Page 2 Burlingame Planning Commission Minutes August 13� 1984 received 7/11/84; staff review: Chief Building Inspector (7/31/84), City Engineer (7/25/84), Fire Marshal (7/23/84); applicants' letter, July 11, 1984; aerial photograph; notice of hearing mailed 8/3/84; and plans date stamped July 11, 1984. CP discussed details of the request, staff review, applicants' reason for the request and justification for variance. Two conditions were suggested for consideration at the public hearing. Chm. Graham opened the public hearing. The applicants were present and clarified the location of the public utilities easement. There were no audience comments and the public hearing was closed. Commission discussion: from site inspection it appears many of the homes on this street have insufficient space between properties; porch extending over the shop would be used strictly for pleasure, it is located off what would become a family room; feel the porch might encroach on the privacy of the neighbors; neighbors have been notified and staff has received no objections; interior remodeling of the attic would not affect the footprint of the building; parking requirement is met on the site; feel it would be possible to do the desired remodeling within code; architect appears to have designed the project with variances in mind rather than meeting code requirements. C. Schwalm found there were exceptional circumstances in the placement of the house on the lot; that the requested encroachments into the side yard were minor; that the existing easement provides open space; that other homes in the neighborhood do not meet side yard setback requirements; and that the addition is necessary for the preservation and enjoyment of the property rights of the owners. C. Schwalm moved for approval of this variance request with the following conditions: (1) that the conditions of the Chief Building Inspector's memo of July 31, 1984 be met; and (2) that the project as built conform to the plans submitted and date stamped July 11, 1984. Second C. Giomi; motion approved on a 5-2 roll call vote, Cers Garcia and Taylor dissenting. Appeal procedures were advised. 3. SPECIAL PERMIT TO ALLOW OPERATION OF A MONTESSORI SCHOOL ON THE PREMISES OF FRANKLIN ELEMENTARY SCHOOL AT 2303 TROUSDALE DRIVE, BY LYNETTE MUHIC AND LESLIE KAPPELER (APPLICANTS) WITH THE BURLINGAME SCHOOL DISTRICT (PROPERTY OWNER) CP Monroe reviewed this request. Reference staff report, 8/13/84; study meeting minutes, July 23, 1984; Project Application & CEQA Assessment received 6/27/84; letter from the applic3nts, June 26, 1984; staff review: Chief Building Inspector (7/13/84), City Engineer (7/13/84), Fire Marshal (July 2, 1984); letter from the Burlingame School District, July 2, 1984, with attached Franklin School site plan and guidelines for leasing school facilities; aerial photograph; and notice of hearing mailed August 3, 1984. CP discussed details of the request, staff review, applicants' letter, School District's letter in support, Planning staff comment. Two conditions were suggested for consideration at the public hearing. [ , . CITY OF BURLINGAME PLANNING COMMISSION AUGUST 13, 1984 CALL TO ORDER A regular meeting of the Planning Commission, City of Burlingame was called to order by Chairman Graham on Monday, August 13, 1984 at 7:32 P.M. ROLL CALL Present: Commissioners Garcia, Giomi, Graham, Jacobs, Leahy, Schwalm, Taylor Absent: None Staff Present: City Planner Margaret Monroe; City Attorney Jerome F. Coleman; City Engineer Frank C. Erbacher MINUTES - The minutes of the July 23, 1984 meeting were unanimously approve3. AGENDA - Order of the agenda approved. ITEMS FOR ACTION 1. RESOLUTION NO. 2-84 RECOMMENDING EIR-61P FOR A PROPOSED HYATT REGENCY HOTEL AT 1333 BAYSHORE HIGHWAY; ENVIRONMENTAL SCIENCE ASSOCIATES, INC., CONSULTANT FOR HYATT CORP., PROPERTY OWNER Reference staff report, 8/13/84, with attachments: Resolution 2-84; Exhibit A, Significant Effects, Mitigations and Findings; August 6, 1984 letter from John C. Nicolls, Hyatt Hotels Corporation. CP stated the consultant has responded to all public testimony, letters and Commission comments in the Final EIR document; Planning staff's findings are attached to the resolution in Exhibit A. Michael Rice, consultant and Mark Hornberger, architect were present. Commission/staff comment: mitigations regarding traffic will be included as conditions when the project is reviewed; funding of roadway improvements not discussed in EIR document, only how the improvements might affect the project. C. Taylor noted CP found the FEIR adequate from a Planning standpoint and received confirmation from the CA that the document is legally adequat�. C. Taylor then moved for adoption of Resolution 2-84 recommending FEIR-61P to the City Council. Second C. Leahy; motion approved unanimously on roll call vote. 2. VARIANCE TO ALLOW AN ADDITION TO AN EXISTING HOME AT 2339 ADELINE DRIVE WHICH DOES NOT CONFORM TO REQUIRED SIDE YARD SETBACKS, BY TERENCE AND LINDA FIBICH (APPLICANTS AND PROPERTY OWNERS) CP Monroe reviewed this request. Reference staff report, 8/13/84; Chapter 25.54 Variances; Project Application & CEQA Assessment � r ' ' Page 3 `'��'urlingame Planning Commission Minutes August 13, 1984 It was determined all property owners within 300 feet of the site received a notice of hearing; Fire Marshal advised all schools in leaszd school premises participate in fire drills. Chm. Graham opened the public hearing. Applicants were present. There were no audience comments and the public hearing was closed. Commission discussion: provisions for saf�ty and emergency medical care for the children. C. Jacobs moved for approval of this special permit with the following conditions: (1) that the Montessori School shall be operated as described in Lynette Muhic and Leslie Kappeler's letter of June 26, 1984; (2) that the special use permit shall be reviewed in June of 1985; and (3) that the Montessori School participate in all fire drills at this facility. Second C. Schwalm; motion approved on unanimous roll call vote. Appeal procedures were advised. 4. PARKING VARIANCE TO ALLOW RELOCATION OF EXISTING MAINTENANCE FACILITIES AT 1080 CAROLAN AVENUE, BY CNR ASSOCIATES, INC. WITH NORTHPARK PROPERTIES (PROPERTY OWNER) CP Monroe reviewed this request for a six space parking variance in order to relocate an enclosed maintenance/storage area into an underground parking area at the Northpark Apartments. Reference staff report, 8/13/84; Project Application & CEQA Assessment received 6/15/84; staff review: Fire Marshal (6/24/84), Chief Building Inspector (6/25/84), City Engineer (7/2/84); R. W. Coxall, CNR Associates letter, June 13, 1984; study meeting minutes, July 23, 1984; Planner memos, 8/1/84 and 7/27/84; R. W. Coxall letter, August 1, 1984, with attachments; aerial photograph; notice of hearing mailed August 3, 1984; and plans date stamped June 15, 1984. CP discussed details of the request, staff review, applicant's letter and justification for variance, study meeting questions as addressed in the staff report, Planning staff comment. Two conditions were suggested for consideration at the public hearing. Discussion: number of leased parking spaces on the Northpark site; Velvet Turtle parking garage is on property owned by Velvet Turtle, Northpark has exclusive right to the tennis courts on top of that building; parking spaces at the present maintenance facility are considered to be off-site and not counted in meeting the parking requirement for Northpark; impacted on-street parking situation, complaints received about impacted on-site parking in the evening; parking requirements at the time Northpark was constructed and present parking requirements. Chm. Graham opened the public hearing. Richard Coxall, applicant, advised Northpark would be willing to terminate the agreement with Mike Harvey for leased parking spaces if desired. There were no audience comments and the public hearing was closed. Commission discussion: 10 space sublease to Chandler will continue, daytime use only up until S:OQ P.M., after which it becomes guest parking; were the six spaces on the north side of the Chandler building included in the original count; condominic�m application was never completed, hearing notices are sent only to property owners, tenants of Northpark were not noticed; spaces in ��e compiex are . Page 4 a Burlingame Planning Commission Minutes August 13, 1984 assigned as conveniently as possible and are of standard size; possibility of restriping for compacts, applicant could then meet code at the time of construction but would not meet current code requirements; there is large landscaped area, adding a maintenance facility would not greatly affect aesthetics of the complex; city should have required the maintenance building originally owned by Northpark to be permanently tied to Northpark; difficult to make findings in support of this variance; alternatives have not been explored, do not feel this is the only solution for the applicant; city has a problem with impacted parking in apartment zones, how can Commission allow this variance when it has denied many others; would like the six spaces which would be lost to be replaced; why not put the maintenance building somewhere else rather than underground. C. Giomi moved to deny this parking variance without prejudice. Second C. Garcia; motion approved unanimously on roll call vote. Appeal procedures were advised. 5. RENEWAL OF SPECIAL PERMIT FOR TRUCK STORAGE AT 1645 ROLLINS ROAD, ZONED M-1, BY_STAR EXCAVATION WITH HIRAM WALKER & SONS, INC. CP Monroe reviewed this request. Reference staff report, 8/13/84; Project Application & CEQA Assessment received 6/27/84; Diana Miley, Star Excavation letter, June 27, 1984; J. Roberts, Hiram Walker & Sons letter, June 20, 1984; staff review: Fire Marshal (7/2/84), City Engineer (7/2/84), Chief Building Inspector (7/13/84); study meeting minutes, July 23, 1984; Planner memos, 7/26/84 and 8/1/84; staff report, 7/11/83; City Planner letter of action, July 20, 1983; Planning Commission minutes, July 11, 1983; site plan; aerial photograph; notice of hearing mailed August 3, 1984. CP discussed details of the request, the original use permit, staff review, applicant's letter, study meeting questions addressed in staff report. Four conditions were suggested for consideration at the public hearing. Chm. Graham opened the public hearing. Applicant was present. There w�re no audience comments and the hearing was closed. Commission discussion/concerns: site inspection revealed a few apparently unused vehicles and a demolished truck on the site; concern was expressed about this yard becoming a junk yard; applicant advised trucks on the lot are those used every day; Commission questioned who would monitc� compliance with the conditions of the ap�lication. Further comment: am not concerned as long as `here are no more than 10 trucks on the site, construction trucks generally look i:. worse operating condition than they are; would ask that Commission consider this is a substantially different request, applicant would like a long term lease, this business wou13 become another use on this property, should consider long term implications; strongly urge a condition be placed on the application that the yard be oa�e.:. C. Taylor moved for approval of this special permit renewal with the following conditions: (1) that the storage area be enclosed by a well maintained chain link fence with redwood slats inserted and a rolling . 1 MEMO TO: PLAPdNING COMMISSION FROM: CITY PLANNER P.C. 8/13/84 Item # 3 SUBJECT: SPECIAL USE PERI�IIT TO OPERATE A MONTESSORI SCHOOL ON THE PREr�1ISES OF FRANKLIN ELEI�ZENTARY SCHOOL AT 2303 TROUSDALE DRIVE The applicants Lynette Muhic and Leslie Kappeler are requesting to operate a P�Iontessori School for 24 children in a leased, extra class- room at Franklin Elementary School (Code Section 25.28.030). The school would operate from 9 AM to 12 Noon and 12:30 PD4 to 3:30 PM and serve children from 2.5 years to 5 years of age. The school hours will be staggered to avoid conflict with the elementary school use on the site and the traffic generated by the elementary school. The Montessori School will use 4 of the staff parking spaces at the school. City Staff have reviewed this application. The City Engineer (July 2, 1984 memo) and Chief Building Inspector (July 2, 1984 memo) had no com- ments. The Fire Marshal (July 2, 1984 memo) points out that the chil- dren and staff of the Montessori School must participate in all fire drills conducted at Franklin Elementary School. In their letter of June 26, 1984 the applicants review their creden- tials and experience in operating Montessori preschools. They also review hours of operation, class size, and age of the children. They discuss the fact that all sixth graders at Franklin School will be transferred to the intermediate school this fall, so that the traffic and parking requirements of the Franklin site will be less. They fore- see needing 3 parking spaces for staff and 1 for visitors. They re- view the expected traffic generatio.n at the preschool with the maxi- mum identified 20 cars in the AM. Playground use will be staggered with the elementary school children to avoid conflict. Mr. James Black representing the Burlingame School District in his let- ter of July 2, 1984 supports this application. He includes a rough site plan showing the available rooms for lease and a copy of the school districts guidelines for leasing school facilities. He points out these guidelines have been approved by the Franklin School Site Council and mailed to the adjacent homeowners. At Study July 23, 1984 Commission had no comment. Planning Staff would point out that this applicant will have her City use permit resolved before the School Board acts on the lease agreement. Also the guide- lines now adopted by the School Board and reviewed by the various school sites are very helpful and clearly outline the Boards policy in leasing school sites or portions of school sites. The Planning Commission should hold a Public Hearing. At the hearing the following conditions should be considered: -2- l. that the Montessori School shall be operated as des- cribed in Lynette Muhic and Leslie Kappeler's letter of June 26, 1984; and 2. that the special use permit shall be reviewed in June of 19II5. ����� �� Margaret P�Ionroe City Planner , , Burlingame Planning Commission Minutes ITEMS FOR STUDY Page 8 July 23, 1984 �7. SPECIAL PERMIT FOR A MONTESSORI SCHOOL, 2303 TROUSDALE DRIVE �_� - Set for hearing August 13, 1984. 8. PARKING VARIANCE - 1080 CAROLAN AVENUE Requests: information on the amount of parking leased from Northpark by the Velvet Turtle and Mike Harvey Oldsmobile; clarification on use of the shed, materials stored there, etc. Item set for hearing August 13, 1984. 9. RENEWAL OF USE PERMIT - STAR EXCAVATION - 1645 ROLLINS ROAD Requests: what are the applicant's plans to alleviate the problem of dirt and mud on the site and on the street this winter; information on the original permit request. Set for hearing August 13, 1984. 10. SPECIAL PERMIT - ACCUPRESSURE MASSAGE SERVICE - 1290 BAYSHORE HIGHWAY Requests: other businesses located in this office building. hearing August 13, 1984. PLANNER REPORT Set for CP Monroe reviewed Council actions at its July 16, 1984 meeting. ADJOURNMENT The meeting adjourned at 11:00 P.M. Respectfully submitted, Nannette M. Giomi Secretary Page 7 ' Burlingame Planning Commission Minutes July 23, 1984 ' received June 13, 1984; staff review: City Engineer (June 18, 1984), Chiaf Building Inspector (June 18, 1984), Fire Marshal (June 18, 1984); sign drawing date stamped June 13, 1984; letter from the property owner, Hillsboro Properties (June 11, 1984); letter from the applicant (July 13, 1984); study meeting minutes (July 9, 1984); Council appeal hearing minutes and staff report, office building signage, 1979; and notice of hearing mailed June 13, 1984. CP discussed details of the request, code requirements, staff review, Planning staff comment, applicant's justification, letter from the property owner, history of signage for office buildings in the Anza Area. Chm. Graham opened the public hearing. John W. Olsen, applicant stated this is GTE Sprint's national headquarters and he felt it would be to Burlingame's advantage to have the building identified; it will help people find the building which has been upgraded; GTE Sprint is adding much to the city and feel they are deserving of this signage. Skip Green, Hillsboro Properties spoke in favor: we are one of the owners of the 800 Airport Boulevard building and proud to have Sprint locate there; other tenants of the building have no concern with this signa�e nor do the property owners. Therz were no comments in opposition and the public hearing was closed. Commission discussion: employees/visitors generally arrive by taxi from the airport, top management is picked up in corporate cars; responding to a question about the need to illuminate the signs, applicant stated people arriving from the East Coast often arrive late, in winter it gets dark early, Sprint also has double shifts; there ar� not a lot of signage alternatives for this site and do not believe it would be a grant of special privilege to allow this sign for a national headquarters; agree they need a sign but would prefer no illumination; with the sophistication of the present development in that area feel it is time for the city to implement a directional signage program which would enhance the area and satisfy the businesses located there; there is an identification need and not much alternative for placement of the signs, certainly this signage is smaller than the previous La Baie signs, they will have people coming to the site equal to a restaurant or hotel. C. Schwalm found there were special circumstances applicable to this property in the need for identification of this business due to the great number of outside people who will be coming here; that the building only lends itself to signing at the proposed location; that it is a smaller sign than previously on the site with more class. C. Schwalm moved for approval of this sign exception application with the condition that the sign be unlighted. Second C. Taylor. Following discussion on the motion C. Garcia moved to amend the motion to allow only the sign on the Airport Boulevard frontage, moving this sign to the center of the building. Second C. Schwalm; motion amendment failed on a 3-4 roll call vote, Cers Jacobs, Leahy, Taylor and Graham dissenting. C. Schwalm's motion for approval failed on a 3-4 roll call vote, Cers Garcia, Giomi, Leahy and Graham dissenting. There being no other motion the application was denied. Appeal procedures were advised. . � ,� PROJECT APPLICATION £t CEQA ASSESSMENT 2303 TROUSDALE DRIVE ,��6"�" °�. Franklin Elementary School euRUNc�E project address �- �' IThe Montessori School of �����,�� project name - if any UY' i ngame i. APPLICANT Lynette Muhic and Leslie Kappeler 697-0470 name telephone no. 1129 Clovelly Lane, Burlingame, CA 94010 applicant s address: street, city, zip code (Leslie Kappeler - 854-1812) contact person, if different telephone no. Application received ( 6/27/84 ) Staff review/acceptance ( ) 2. TYPE OF APPLICATION Specia.l Perr.iit (X ) Variance* () Condominium Permit () Other *Attach letter which addresses each of the 4 findings required by Code Chapter 25.54. with elementar_y school use of site and traffic (Code Sec. 25.28. 030). (attach letter of explanation if additional space is needed) 3. PROJECT DESCRIPTION SPECIAL PEP.MIT to operate a Montessori School for 24 children 2.5 years to 5 years old, from 9:00 A.M. to 12:00 Noon and 12:_30 P.M. to 3:30 P.M. in an extra classroom (#19) at Franklin Elementary School. They will use 4 staff parking spaces at the school; preschool hours will be staq ered to avoid conflict Ref. code section(s): ( 25.28.030 ) ( 4. PROPERTY IDENTIFICATION Ptn. of B1 k. 12 ( 025-130-050 ) ( ) ( ) APN lot no. block no. ( R-1 ) ( 24.8 Ac zoning district land area, square feet Burlingame School District land owner's name Reouired Date received (�� (no) ( - ) (yes) (��) ( 7/5/84 ) and adjacent acreage, (Mills Estate No. 3 subdivision name 2303 Trousdale Drive addre Bur�ingame, CA 94010 city zip code Proof of ownership Owner's consent to application 5. EXISTING SITE CONDITIONS Existing public elementary school and support facilities. Required Date received (yes) �v) ( MISSING ) (yes) #� ( 7/5/84 ) (yes) (no) ( ) (other) (n�) ( 6/2�l84 ) Site plan showing: property lines; public sidewall:s and curbs; all structures and improvements; paved on-site parking; landscaping. Floor plans of all buildings showing: gross floor area by type of us�`on each floor plan. Building elevations, cross sections (if relevant). s; t�e��ers o�' exp�l ana�i�ona►,t) . *Land use classifications are: residential (show # dwelling units); office use; retail sales; restaurant/cafe; manufacturing/repair shop; warehousing; other (to be described). 6. PROJECT PR�POSAL Proposed construction, Below orade ( /�F) Second floor (//SF) gross floor area First floor (� SF) Third floor ( SF) Project Code Pr000sal Requirement Front setback Side setback I10 cha i Side yard Rear yard Project Code Proposal Requirement Lot coveraqe Puildinn height n0 Chd Landscaped area On-•site pkg.spaces � SEE AERIAL PHOTO 6. PROJECT PROPOSAL (continued) Full tir�e employees on site Part tir�e emoloyees on site Visitors/customers (weekday) Visitors/customers (Sat.Sun.) Residents on property Trin ends to/from site* Peak hour trip ends* Trucks/service vehicles EXISTING g-4 �f PMr �s � � 1 � 1 � 1 � s _ IPl 2 YEARS IP! 5 YEARS � fter after 9-4 � PM 9-4 4 PM 2 - 2 - 1 - 1 20 - 20 - � - � - 0 - 0 - %0 - 2� - 2� - *Show calculations on reverse side or attach se�arate sheet. 7. ADJACENT BUSINESSES/LAND USES Residential and elementary and intermediate schools; th complies with the General Plan. Required (yes) (no) (�es) (no) Date received ( - ) Location plan of adjacent properties. ( - ) Other tenants/firms on property: no. firms ( ) no. employees ( ) floor area occupied ( SF office space) ( SF other) no. employee vehicles regularly on site ( ) no. comoany vehicles at this location ( ) 8. FEES Special Permit, all districts $100 ( X) Other application type, fee $ () Variance/R-1,R-2 districts $ 40 () Project Assessment $ 25 (x ) Variance/other districts $ 75 () Negative Declaration $ 25 (X ) Condominium Permit $ 50 () EIR/City & consultant fees $ () TOTAL FEES $ 15� . �� RECEI PT N0. 5508 Recei ved by H. TowhPr I hereby certify under penalty of perjury that the information given herein is true and�corr �� �t�_ be�.t ��n�l �dge and bel i ef. Signature -� ' �� i '_ ' Date✓/G/i�:1f /�%��_ � ppli ant STAFF USE ONLY NEGATIVE DECLARATION File No. The City of Burlingame by on , 19_, completed a review of the proposed project and determined that: ( ) It will not have a significant effect on the environment. ( ) No Environmental Impact Report is required. Reasons for a Conclusion: Categorically Exempt -- Reference Code Sec. 15322 _ i�i �19� c ` 1 � Sig ature of P ocessing Official itle Dai Sig ed Unless appealed within 10 days hereof the date oosted, the deternination shall be final. DECLARATION OF POSTI^1G Dai;e Posted: I declare under penalty of per.jury that I ar� City Clerk o�f the City of Burlingame and that I oosted a true copy of the above Neoa.ti�re Declaration at the City Hall of said City near the doors to th•a Council Chambers. Executed at Iiurlingame, California on Ap�ealed: ( )Yes ( )P!o 19 JUD Tf H� MALFATTI, CITY CLERK, CITY f!F uURLINGAf4E " c � ' STAFF REUI EW 1. CIRCULATION OF APPLICATION Project proposal/plans have been circulated for review hy: date circulated reoly received City Engineer ( 6/28/84 ) (yes) (no) Building Inspector ( �� ) (yes) (no) Fire Marshal ( " ) (yes) (no) Park Department ( - ) (yes) (no) City Attorney ( - ) (yes) (no) memo attached (yes) (no) (yes) (no) (yes) (no) (yes) (no) (yes) (no) 2. SUMMARY OF STAFF CONCERNS/POSSIBLE MITIGATIOPJ MEASURES Concerns Mitigation Measures Does it meet Fire and Building Fire Marshal has reviewed, has Code requirements? no comments. Is there sufficient parking Appears adequate so long as on site or along street for does not overload/conflict with pickup and dropoff of children? elementary school arrivals and departures. Is this use compatible with Adjacent land uses are other adjacent land uses? principally residential and educational. So long as hours and programs are staggered staff does not anticipate problems. 3. CEQA REQUIREMEPITS If a Negative Declaration has not been posted for this oroject: Is the project subject to CEQA revieta? N0. Categori cal 1 y exempt. IF AN EIR IS REQUIRED: Initial Study comnleted Decision to prepare EIR Notices of preparation mailed RFP to consultants Contract awarded Admin. draft EIR received Draft EIR acce�ted by staff Circulation to other agencies � i � � � c � � ) > ) ) ) � ) ) Study by P.C. Review oeriod ends Public hearing by P.C. Final EIR received by P.C. Certification by Council Decision on project Notice of Determination � � � � � i � ) ) ) ) ) ) ) 4. APPLICATION STATUS Date first received ( 6/27/84 � Accepted as complete: no( ) letter to aoplicant advising info. required ( � 2 3 84 � Yes( ) date P.C. study ( � � ) Is application ready for a�ublic hearing? (yes) (no) Recommended date ( ��'> /� �.) Date staff report mailed� aoplicant ( ) Date Commission hearing (?f// � ) Application approved (r/ ) Denied ( ) Appeal to Council (yes) (no Date Council hearing ( ) AQolication aporoved ( ) Denied ( ) �" Y,U UY.Y�� Nl LYiI UZ. 1' I /'��"i �-� signed date June 26, 1g$4 Helen Tober Planning Co.mmission City of Burlingame 501 Primrose Ave. Burlingame, CA 9�010 Dear Ms. Tober: Our intent is to open a Montessori Pre-School in roo.m �19 on the Franklin Elementary Ca.mpus. The school wi11 be called The Montessori Scnool of I3urlinga.me. E I have been a Montessori teacher on the Peninsula for 8 years and a Director for 6 of those years. I received my Montessori Teaching Credential and my Masters in Education from the College of Notre Dame in Bel.mont. My partener Leslie .I^�appeler has a Montessori Teaching Credential and a Bachelors in Elementary rducation and has 3 years teaching experience. Leslie Kappeler and I wi11 be the owners and full time teachers and L,ynn Mickelson wi11 be the part time assistant in the afternoon session. Our projected enrollment wi11 be 24 children in the A.M. session, 9:00 A.M. to 12:00 P.M., and 2�+ children in the P.M. class, 12:30 P.�M. �d 3:30 P.M. The a�ea of the children wi11 be 2 years 6 months to 5 years o1d. They must be toilet.trained to be accepted into the program. Our curriculum wi11 follow the philosophy and teachings of Dr. Maria Montessori. I�Te feel that children with a Montessori pre-school background have excellent basic skills and adapt we11 into new environments. It is our belief that a Montessori pre-school would be a perfect transition to entering the Kindergarten classes in the Burlingame School District. As you know, the sixth graders in the Burlingame Elementary School District will be transfered to Burlingame Intermediate School this Fa11. This wi11 not only lessen the number of �tudent population ��� and the traffic folow to the schaol, but i� wi11 decrease the num- ber of staff parking needed by Franklin School. We would like to be able to use 3 parking spaces for our stafi and 1 for visitor parking. Our session wi11 begin at 9:00 A.M. and Franklin School wi11 b�gin at 8:30 A.M. We don't expect there to be a traffic problem because of the staggered arrivals of the children. We anticipate approxi.mately 15 to 20 cars dorpping off at 9:00 A.M. and picking up at 12:00 P.M. and 10 to 15 cars dropping off at 12;30 P.M. and picking up at 3:30 P.M. ���IEIV�L� JUN 2 7 1984 �� �� We wi11 be staggering our use of the play�round facility used by the elementary children. The playground provides a.mple space and a variety of outdoor equipment. � Dr. Ja.mes B1ack, Superintendent of the Burlinga.me School District, will be sending you a copy of the Site P1an of Franklin 5chool and the letter you requssted. I hope this wi11 not hold up the initial processing of our application with you. Thank you for your he1p. Sincerely, �—����""L�`����'�' ' �-cc�GK"/ Lynette L. Muhic �-%�.�t,� � i� 1 c 1�,�'-C.-� /1,1 Leslie Kappe e�yr,� t ,� 'I'O: FROM: Helen Towber, Planner Malcolm Towns, Fire Marshal SUBJECT: 2303 Trousdale (Montessori School) DATE: July 2, 1984 REC(�IW�� ��� � � ���� �I �r`�i; ;;...:. � If the proposed school is to be located within existing classrooms, this departm�nt has no objection to its operation. The 1 must participate in all fire drills conducted at this facility, ��..C..v l_ -�,�. Malcolm Towns NPI'/dm , ,�/�, ,� �.�� �-a � � R���►IV�� JUL 13 198� �� _. � �-�3 - ��y � `f/� 2 � � �i� E.-� / � , ,� �� � /�o �'o'� , � � �_ ` � - �`��%� 1��� _ r', / � ��Gs �q �`��d� !I/'o ��/r��� or� /° /'�,� G' . C� � �m��� � ' / � Burlingame School District BUOR INGAMEACA94010E TELEPHONE (4151692-5097 � ` � � � � � � JUL 5 - i984 July 2, 1984 Mrs. Helen Tobar City of Burlingame 501 Primrose Burlingame, CA 94010 Dear Helen, ,r :f -h`fr� y-y``.� .� 80ARD OF TRUSTEES MR. CLIFFORD CRETAN MRS. MARY JANNEY MRS. MARILYNN "MARTI" KNIGHT MR. DONALD LEMBI MR. JOHN ROOT DR. JAMES E. BLACK DISTRICT SUPERINTENDENT This letter is in response to Lynette Muhic's request regarding her intent to lease classroom space for a pre-school program. The Board will be considering call for bids on the lease of surplus classroom space at its meeting on July 10, 1984. It is my hope that final action on leases will take place as early as September 4, 1984. There will not be a meeting in August. Attached is a rough site plan for Franklin School with the classrooms which will be available marked. I've included a copy of the Guidelines for Leasing School Facilities for Franklin School. These have been approved by the School Site Council and sent to adjacent home owners. Thanks for your consideration. Sincerely, /: � , „ �f� � ��:�,�� C �-� � mes E. Black �i Superintendent JEB:br �+� � L- L / .� ��" � � � `� ' ` �- _ L 1�� � I �i; � i , � ��9 '' S L y v v1'���' j �RA Nk�l N S�C Mon� 1SooM� uTit�t��o�/ - /�g•� • �5 RECEIV�D ".�- JUL 5 - 1984 - - ! - - ---T--- ----� - - - prr oF euauNc,� � � P,.n�ur,c o�• i j C, ` L � ; C. �: ! C S, S� i C �,,-J ,� 1, j I K. � I•- --- - - I � I I . , � C S Z �, L I � ` ` � . t ;L , ; y r � _ _---- - � W f IV G� 3 W I N 6� 2 11V 1NG � I � � � � �' �'�n�^��n�� I�c�;yl s � � Il�� .� ��iSIrOOM'i .. ► - —' , Rm , C._7,- �CiiY1CF �,a�� . IHEnIA ---- OFF�eE... � ��S%_ S�ppl..lnslr s�- h� j� i� �,: ,,, C E wT E� , i- a��, � �ti L� �,� Lcp �� , �� � �i � l ��I S 1 C 1\ Ci � 71 _________-.-__._. ......_._._- _ _. .. . . _ <��, �����(`i �C�Cir��Slw��� ) �arrC��i �PAtd�t " CD . S/�� E� 3� 2 5 Vr,�ti4 /. [� � � �� �c� � v � � JUL 5� �98� �IDELINES FOR LEASING S(�i00L FACILITIES - FR.�1`ZIN S�f00L Cii����1€ It is the intent of the Burlingame School District Board of Trustees to limit the use of this school premises to the following conditions: 1. The applicant's business is compatible with the facility and its neigh- borhood location. The operation of the business shall not interrupt, interfere or create t.msafe conditions for and compete with Franklin School and its students. Such businesses can include: a. Preferred uses are: co�mty special education, before and after school day care, pre-school, private tutoring, dance or art school. b. Acceptable uses are: non-profit organizations (i.e. Red Cross, ;,-r.�riCwT: Cancer Society, etc. ), storage space . 2. The operation of the business does not create tmdue traffic in and aroi.md the school area. Consideration should be given to limited traffic flow during a few selected periods in the day. 3. The parkir�g necessary for its operation should be able to be accomnodated on site after parking needs of staff and parents are fulfilled. The n�nber of employees should be limited to three adults per classroom. 4. The noise level from activities should not be disruptive to the regular instructional program. S. The majority of leased classrooms shall be grouped in one part of the building. Applicants meeting these conditions will be considered by the Board for a leasing contract which may be subject to acquiring a special use permit from the City of Burlingame. m 0 � � � � �Ih�E�u�; Frn�r L� � � ,.• _. . �hP C�tt� �f �u�Itrt��tzrtQ SAN MATEO COUNTY CITY HALL- 501 PRIMROSE ROAD BURLINGAME, CALIFORNIA 94010 TEL�(415) 342-893I NOTICE OF HEARING SPECIAL PERMIT NOTICE IS HEREBY GIVEN that Monday, the 13th of August, 1984 , 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 operate a Montessori School in a portion of the Franklin Elementary School facilities at 2303 Trousdale Drive. 0 At the time of the hearing all persons interested will be heard. For further particulars reference is made to the Planning Department. MARGARET MONROE CITY PLAN�IER August 3, 1984 * �, ��� c�Tv o� CITY OF BURLINGAME BURIJN�.AME PLANNING DEPARTMENT 501 PRIMROSE ROAD � �•�- BURLINGAME, CA 94010 TEL: (650) 558-7250 � 2303 TROUSDALE DRIVE Application for conditional use permit for a school use in an existing elementary school at 2303 Trousdale Drive, Zonea R-�. P U B LIC H EA RIN G I� (APN: 025-130-070) N OTIC E The City of Burlingame Planning Commission announces the following public hearing on MondaY, January 8 2001 at 7:00 P.M. in the City Hall Council Chambers located at 501 Primrose Road, Burlingame, California. Mailed December 29, 2000 (Please refer to o�l�er s•ic/c ) `...: � ''�'�� ��`� CITY OF B URLINGAME A copy of the applicati.on and plans for this project may be reviewed prior to the meetinb at tlie` Planning Departrnent at 501 Pri�nrose Road, Burlingame, California.' If you challei�ge the subject applieation(s) in court, you may be limited to raising only tllose issues you or someone else raisec� at the public hearing, described in the notice or in written correspondence delivered to the city at or prior to the�public l��ari��.�,; _ � Property owners who recei�e.this notice are responsible for informing their tenants about this��� notice. ��Far�`adclitional�information; please call (650) 558-7250. Thank you. : �� ���p ���$� � ... , � �� � � t � ��"rv. Margaret Monroe .,'�'���'"`��` � �� City Planner � � ' "' �-�—���� � '�� . -. . .. ,, . PIJBLIC FIEARING�NOTICE (Please refe�- to otlzer side) �f������ ; ; � RESOLUTION APPROVING CATEGORICAL EXEMPTION AND CONDITIONAL USE PERMIT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for a Conditional Use Permit for a private school use at an existin� school site at 2303 Trousdale Drive, zoned R-1, APN: 025-130-070; Burlin�ame Elementary School District,prope owner; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on January 8, 2001, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: 1. On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and Categorical Exemption, per Article 19. Categorically Exempt per Section: 15301 - Existing Facilities, Class 1(a) - Interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances., is hereby approved. 2. Said conditional use permit is approved, subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such conditional use are set forth in the minutes and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. CHAIRMAN I, Ann Kei�hran , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 8th day of Januarv, 2001 , by the following vote: AYES: COMMISSIONERS: NOES: CONiMISSIONERS: ABSENT: COMMISSIONERS: SECRETARY � * w EXHIBIT "A" Conditions of approval for categorical exemption and conditional use permit 23�3 TROUSDALE DRIVE effective January 17 , 2001 1. that the Hope Technology School shall be limited to the 4,252 SF shown on the plans submitted to the Planning Departxnent and date stamped Dec 1, 2000, sheets SD-1 to SD-3; 2. that the parking lot at the northwest corner of the site shall be configured according to the plans submitted to the Plarming Department and date stamped December 15, 2000; 3. that the operation of the school classes shall follow the staggered schedule indicated by the charts in the staff report for the meeting date of January 8, 2001, and that any changes to this schedule shall require an amendment to the conditional use permit; 4. that the total number of persons on site at any time will be limited to 16 persons in year one, from January 2001 to August 2001 and 41 persons in year two and following years, from September 2001 to July 2002; 5. that the conditions of the Fire Marshal's, Building Official's, and City Engineer's memos of November 27, 2000, shall be met; and 6. that any improvements for the use shall meet all California Building and Fire Codes, 1998 Edition as amended by the City of Burlingame. i , i E City of Burlingame Conditional Use Permit for a Private School Use Item No. Consent Calendar Address: 2303 Trousdale Drive Meeting Date: 1/8/O1 Request: Conditional use permit for a private school use at an existing school site at 2303 Trousdale Drive, zoned R-1. (C.S. 25.56.020) Applicant: Erudite (Hope) Technology Group APN: 025-130-070 Property Owner: Burlingame Elementary School District Architect: The Kastrop Group, Inc., Architects Lot Area: 371,617 SF General Plan: Low Density Residential Zoning: R-1 Adjacent Development: Single Family Residential CEQA Status: Article 19. Categorically Exempt per Section: 15301 - Existing Facilities, Class 1(a), Interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances. Previous Use: School district administrative ofiices Proposed Use: Private, non-profit school for elementary-aged children with and without special education needs. Allowable Use: Private school requires a conditional use permit. History: The building for the proposed school, located on the Franklin Elementary School site was previously used as administrative offices for the elementary school district. The offices employed approximately 14 people. The existing, non-conforming parking for the office use consisted of nine spaces located in the smaller parking lot at the northwest corner of the site. Cars using this lot were required to back out onto Trousdale Drive in order to exit the parking lot. No conditional use permit was required for the office use. On August 21, 1984, the Planning Commission granted a special permit for the operation of a Montessori School for a maximum of 24 students in the same building, upstairs from the currently proposed use, at 2303 Trousdale Drive. The Montessori School no longer operates. (See attached August 22, 1984, approval letter with conditions and staff report). Summary: The applicant, Hope Technology Group, is requesting a conditional use permit and parking variance to allow a private school use at an existing school site, Franklin Elementary School, at 2303 Trousdale Drive, zoned R-1. A conditional use permit is required for all uses of public school property, other than public school use. The Hope Technology Group is proposing a school to provide computer-based learning for elementary school aged children with and without special education needs. The Hope Technology Group currently has a two year lease agreement with the school district (see attached letter dated November 29, 2000). In its first year, the Group will operate a pilot program for a maximum of eight children. After the frst year, this number will be increased to a maximum of 24 students. During the school's first year it will target children with special education needs related to autism. In the future, with certification by the State Board of Education, the school would have a student body with a broader range of special Conditional Use Permit Year One (Pilot Class End Time education needs, such as children with Down's Syndrome or physical disabilities. Some of these children may be funded by their home school districts, others will pay tuition. Hope Technology classes will have staggered start and end times in order to avoid conflict with arrival and departure of Franklin School classes (see ehart below). The curriculum will focus on technology and include various therapeutic classes with treatment on site. Class sizes will be small, with a high student to teacher ratio. No additional square footage or exterior alterations to the existing building are proposed with this application. A fence will be installed around a 1,000 SF area on the east side of the building to create a play area for the Hope Technology students. CHANGE IN USE Proposed Use: classes Area: 4,252 SF Existing Vacant, Prior office use 4,252 SF vacant CLASS SCHEDULES Class Start Time 9:00 a.m. Class Start Time 8:50 a.m 12:30 p.m. 2303 Trousdale Drive Allowed/Req' d. Conditional Use Permit for Private School Use - January 2001 to A Staff on Site 3 instructors 1 administrator 4 volunteers Maximum of 8 staff and 8 students =16 persons on site Year Two- S Class End Time 12:30 p.m. ber 2001 to July 2002 Staff on Site 3 instructors 2 administrators 4 volunteers N/A 2001 Students on Site 8 maximum Students on Site 8 maximum Conditional Use Permit Class Start Time 9:05 a.m. 9:20 a.m. Class End Time 2:30 p.m. 3:30 p.m. Staff on Site 3 instructors 3 volunteers 2 instructors 2303 Trousdale Drive Students on Site 8 maximum 8 maximum Maximum of 17 staff and 24 students = 41 persons on site from 9:20 a.m. to 12:30 p.m. By agreement between Hope Technology and Franklin Elementary School, the parents of Hope Technology students will drop off their children in the Franklin School parking lot drop-off area. Students will proceed to the Hope Technology school building via an existing covered walkway. Students may also, by prior arrangement, be met at the drop-off area and escorted by a staff inember to the classes. The parking area included in the School District's lease to the Hope Technology Group includes the existing, non-conforming nine-space parking lot located at the northwest corner of the site. This parking lot also includes a no-parking zone at the end of the right aisle. Hope Technology staff will use the small parking lot. Due to the proposed change in use, the Public Works and Building Departments require that this parking area be made to conform to current code requirements, which include adding one disabled parking space and creating a means for cars to exit onto Trousdale Drive in a forward direction. In order to comply with these requirements, the applicant proposes to remove four existing regular parking spaces to create 90 degree parking for the remaining five regular spaces and the proposed disabled space to be located in the former no-parking zone at the end of the right aisle. With the proposed parking configuration, with 24'-0" back up area, cars will be able to exit onto Trousdale Drive in a forward direction and pass within the parking lot. The applicant will direct the parents of any physically disabled students that may be a part of the student body in the future to use the disabled parking space to drop off their children. Any parents or volunteers visiting the school site will be encouraged to park off-site, along Trousdale Drive and Quesada Way. It is the City Planner's determination that no additional parking will be required for the proposed change in use. This determination is based on the fact that parking demand for the proposed elementary classroom use is less than the former office use, the parking area will be reconfigured to allow users (principally school staf� to exit onto the public street in the forward direction, thus increasing safety, the small number of students added can be accommodated in the school's drop-off and pickup area, and past policy regarding public and parochial classroom uses proposed on existing school sites has been to allow whatever on-site parking existed for the public school use to cover the private school use since the trip generation of each is basically the same. Conditional Use Permit 2303 Trousdale Drive REVISED PARKING PLAN Proposed Hope Technology Parking Area 5 regular spaces 1 disabled space Franklin School Parking Area no change * Hope Technology students will use the Franklin School drop-off area. This project meets all other zoning code requirements. Existing 9 regular spaces 0 disabled space 28 regular spaces 1 disabled space Drop-off area* Attached to this staff report is a handout provided by the school district titled Guidelines for Leasing Franklin School developed by the school community in 1984. This handout lists conditions for leasing the school property which were developed in 1984, pursuant to the vacancies created in many public schools. The City of Burlingame was not involved in creating these guidelines. Staff Comments: See attached. The Fire Marshal's memo dated November 27, 2000, requires the building to have a complete fire alarm and evacuation system. The applicant has indicated that a system is already in place and will be inspected and any necessary repairs or alterations will be made before the school occupies the building. The Building Official's memo dated November 27, 2000, requires the restrooms to be usable by children. The applicant has provided a table of existing restroom facilities and noted that any changes required to the existing facilities will be made before the school occupies the building. The City Engineer's memo, dated November 27, 2000, has been addressed by the applicants revised parking plan, dated December 15, 2000. Study Meeting: At the December 11, 2000, Planning Commission study meeting, the Commission noted that the parking configuration for the small lot was a major problem because of the potential for cars to back out onto Trousdale Drive. The Commission instructed the applicant to explore the possibility of installing 90-degree parking or connecting the small lot with the main Franklin school lot via a loop driveway. They questioned whether one disabled parking space would be sufficient to accommodate the physically disabled children that the school will serve in the future. Commission also requested that the applicant provide additional information about the number of volunteers on site and whether or not children would be bussed to or from the Hope Technology School. The item was set for the consent calendar on January 8, 2001. In response to the Commission's concerns, the applicant has submitted a revised parking plan dated December 15, 2000, and responses to the questions raised. Changes to the original application (reflected in the tables above) include: all parking is configured at a 90 degree angle there are a total of 5 regular parking spaces and 1 disabled parking space the number of possible volunteers on-site would be increased from four to seven over the next two years Conditional Use Permit 2303 Trousdale Drive In order to respond to the Commission's other concerns and clarify the operating procedures for the Hope Technology School, the applicant has submitted two letters, dated stamped by the Planning Department December 15, 2000. They state: connecting the two parking lots is not a feasible option due to prohibitive costs and potential grading issues; currently, no children will be bussed to or from the Hope Technology School. If the School receives certifcation by the State Board of Education and the district chooses to use the School's services, transportation will have to be provided for the students; but their numbers will be small and the transportation services will not be the responsibility of the Hope Technology School; and that the School cannot predict the number of disabled students it will provide services to in the future. The school does not specifically serve disabled children. Staff would note that disabled parking is regulated by the State of California and the proposed parking, which includes one disabled space, meets all parking requirements. 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. Findings: Based on the fact that parking available on site for school staff has been reconfigured to create safer conditions, that the children being dropped off for the proposed private school use will use traffic circulation areas established by the public school use, that the proposed use is similar to other educational uses permitted on site, and that the number of staff and students will be limited by the conditions of approval, the proposed use is found compatible with the required findings for a conditional use permit. Planning Commission Action: The Planning Commission should hold a public hearing. Affirma- tive action should be taken by resolution and should include findings. The reasons for any action should be clearly stated. At the public hearing the following conditions should be considered: Conditional Use Permit Conditions: 2303 Trousdale Drive l. that the Hope Technology School shall be limited to the 4,252 SF shown on the plans submitted to the Planning Department and date stamped Dec 1, 2000, sheets SD-1 to SD-3; 2. that the parking lot at the northwest corner of the site shall be configured according to the plans submitted to the Planning Department and date stamped December 15, 2000; 3. that the operation of the school classes shall follow the staggered schedule indicated by the charts in the staff report for the meeting date of January 8, 2001, and that any changes to this schedule shall require an amendment to the conditional use permit; 4. that the total number of persons on site at any time will be limited to 16 persons in year one, from January 2001 to August 2001 and 41 persons in year two and following years, from September 2001 to July 2002; 5. that the conditions of the Fire Marshal's, Building Offcial's, and City Engineer's memos of November 27, 2000, shall be met; and 6. that any improvements for the use shall meet all California Building and Fire Codes, 1998 Edition as amended by the City of Burlingame. Erika Lewit Zoning Technician Erudite Technology Group, applicant �, � , � C'ity of Burlingame Item # � Conditional Use%Permit for a Pt�ivate School Use Study Calendar Address: 2303 Trousdale Drive Meeting Date: 12/11/00 Request: Conditional use permit for a private school use at an existing school site at 2303 Trousdale Drive, zoned R-1. (C.S. 25.56.020) Applicant: Erudite (Hope) Technology Group APN: 025-130-070 Property Owner: Burlingame Elementary School District Architect: The Kastrop Group, Inc., Architects Lot Area: 371,617 SF General Plan: Low Density Residential Zoning: R-1 Adjacent Development: Single Family Residential CEQA Status: Article 19. Categorically Exempt per Section: 15301 - Existing Facilities, Class 1(a), Interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances. Previous Use: School district administrative offices Proposed Use: Private, non-profit school for elementary-aged children with and without special education needs. Allowable Use: Private school requires a conditional use permit. History: The building for the proposed school, located on the Franklin Elementary School site was previously used as administrative offices for the elementary school district. The offices employed approximately 14 people. The existing, non-conforming parking for the offce use consisted of nine spaces located in the smaller parking lot at the northwest corner of the site. Cars using this lot were required to back out onto Trousdale Drive in order to exit the parking lot. No conditional use permit was required for the office use. On August 21, 1984, the Planning Commission granted a special permit for the operation of a Montessori School for a maximum of 24 students in the same building, upstairs from the currently proposed use, at 2303 Trousdale Drive. The Montessori School no longer operates. (See attached August 22, 1984, approval letter with conditions and staff report). Summary: The applicant, Hope Technology Group, is requesting a conditional use permit and parking variance to allow a private school use at an existing school site, Franklin Elementary School, at 2303 Trousdale Drive, zoned R-1. A conditional use permit is required for all uses of public school property, other than public school use. The Hope Technology Group is proposing a school to provide computer-based learning for elementary school aged children with and without special education needs. The Hope Technology Group currently has a two year lease agreement with the school district. In its first year, the Group will operate a pilot program for a maximum of eight children. After the first year, this number will be increased to a maximum of 24 students. During the school's first year it will target children with special education needs related to autism. In the future, with certification by the State Board of Education, the school would have a student body with a broader range of special education needs, such as children with Down's Syndrome or physical disabilities. Some of these children may be funded by their home school districts, others will pay tuition. Hope Technology classes will have staggered start and end times in order to avoid conflict with arrival and departure of Franklin School classes (see chart below). The curriculum will focus on technology and include various therapeutic classes with treatment on site. Class sizes will be small, with a high student to teacher ratio. Conditional Use Permit and Parking Variance for a Private School 2303 Trousdale Drive No additional square footage or exterior alterations to the existing building are proposed with this application. A fence will be installed around a 1,000 SF area along the East side of the building to create a play area for the Hope Technology students. CHANGE IN USE Proposed Use: classes Area: 4,252 SF Class Start Time 9:00 a.m. Class Start Time 8:50 a.m. 9:05 a.m. 9:20 a.m. Year Two- Class End Time 12:30 p.m. 2:30 p.m. 3:30 p.m. er 2001 to July 2002 Staff on Site 3 instructors 2 administrator 3 instructors 2 instructors Students on Site 8 maximum 8 maximum 8 maximum Maximum of 10 staff and 24 students= 34 persons on site from 9:20 a.m to 12:30 p.m. By agreement between Hope Technology and Franklin Elementary School, the parents of Hope Technology students will drop off their children in the Franklin School parking lot drop-off area. Students will proceed to the Hope Technology school building via an existing covered walkway. Students may also, by prior arrangement, be met at the drop-off area and escorted by a staff inember to the classes. The parking area included in the School District's lease to the Hope Technology Group includes the existing, non-conforming nine space parking lot located at the northwest corner of the site. This parking lot also includes a no-parking zone at the end of the right aisle. Hope Technology staff will use the small parking lot. Due to the proposed change in use, the Public Works and Building Departments require that this parking 2 Existing Vacant, Prior office use 4,252 SF vacant Allowed/Req'd. Conditional Use Permit for Private School Use CLASS SCHEDULES Year One (Pilot Group)- January 2001 to Class End Time Staff on Site 12:30 p.m. 3 instructors 1 administrator �n 2001 Students on Site 8 maximum Maximum of four staff and 8 students=l2 persons on site Conditional Use Permit and Parking Variance for a Private School 2303 Trousdale Drive area be made to conform to current code requirements, which include adding one disabled parking space and creating a means for cars to exit onto Trousdale Drive in a forward direction. In order to comply with these requirements, the applicant proposes to remove one existing regular parking space to create a disabled space and to designate the existing "no-parking" area as a turn-around space. The applicant will direct the parents of any physically disabled students that may be a part of the student body in the future to use the disabled parking space to drop off their children. The area designated for cars to turn around fulfills the city code requirements for cars to exit the parking lot in a forward direction, in three maneuvers or less. The applicant has indicated that they do not anticipate any additional people on the Hope School site. Any parents or volunteers visiting the school site will be encouraged to park off-site, along Trousdale Drive to the east of the school site. It is the City Planner's determination that no additional parking will be required for the proposed change in use. This determination is based on the fact that parking demand for the proposed elementary classroom use is less than the former office use, the parking area will be reconfigured to allow users (principally school staf� to exit in the forward direction thus increasing safety, the number of staff is fewer than in the district offices and the small number of students added can be accommodated in the school's drop-off and pickup area, there will be no change to the total parking spaces on site, and past policy regarding public and parochial classroom uses proposed on existing school sites. PARKING PLAN Proposed Hope Technology Parking Area Franklin School Parking Area 8 regular spaces 1 disabled space no change Existing 9 regular spaces 0 isabled space 28 regular spaces 1 disabled space Drop-off area* * The Franklin School drop-off area will be used by Hope Technology students. This project meets all other zoning code requirements. Attached to this staff report is a handout provided by the school district titled Guidelines for Leasing Franklin School developed by the school community in 1984. This handout lists conditions for leasing the school property which were developed in 1984, pursuant to the vacancies created in many public schools. The City of Burlingame was not involved in, creating these guidelines. Staff Comments: See attached. The Fire Marshal requires the building to have a complete fire alarm and evacuation system. The applicant has indicated that a system is already in place which will be inspected and any necessary repairs or alterations will be made before the building is occupied by the school. The Building Official requires the restrooms to be usable by children. The applicant has provided a table of existing restroom facilities and noted that any changes required to the existing facilities will be made before the building is occupied by the school. Erika Lewit Zoning Technician c: Erudite Technology Group, applicant