HomeMy WebLinkAbout2303 Trousdale Drive - Staff ReportItem No.
Action Calendar
City of Burlingame
Conditional Use Permit Amendment and
Request for Extension of Use for a Private School Use
Address: 2303 Trousdale Drive Meeting Date: 5/24/04
Request: Conditional use permit amendment 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: 025-130-060
Property Owner: Burlingame Elementary School District Zoning: R-1
General Plan: Low Density Residential Lot Area: 371,617 SF
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: Olympian Day Camp (after school and full day summer program)
Existing Use: Private, non-profit school for pre-school and kindergarten- aged children with and
without special education needs.
Proposed Use: Private, non-profit school for pre-school and kindergarten- aged children with and
without special education needs.
Allowable Use: Private school requires a conditional use permit.
History: On January 18, 2001 the Planning Commission approved a conditional use permit for the
operation of a private, non-profit school at an existing school site (Franklin Elementary School). On
May 13, 2002 the Planning Commission approved an amendment to the conditional use permit to alter
the approved class schedule and to increase the number of persons on site at any one time. On January
13, 2003 the Planning Commission approved another amendment to this approval to add a 960 SF
portable classroom space to the area to be used by the school, there was no change however to the
approved classes, bell schedule or pick-up/or drop-off times with that amendment, just additional square
footage for the proposed use. Minutes from each of these meetings is attached for your reference.
Summary: The applicant, Hope Technology Group, is requesting a conditional use permit amendment
to add a 5th grade classroom, increasing the number of people on -site, and to request an extension to
their approval 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 a private, non-profit school that provides computer -based learning for
elementary school aged children with and without special education needs. The curriculum focuses on
technology and includes various therapeutic classes with treatment on site. Class sizes is small with a
high student to teacher ratio. The school provides an integrated approach to special education and also
has a full inclusion program for those children with special needs who can best be served by this setting.
The Hope Technology Group currently has a year to year lease agreement with the school district. Hope
Technology classes have staggered start and end times in order to avoid conflict with arrival and
departure of Franklin School classes (see chart below). The applicant is asking for flexibility in
changing this schedule as necessary to work with any changes that may be requested by Franklin
Elementary School. For example if Franklin Elementary School asks Hope Technology Group to push
Conditional Use Permit Amendment
2303 Trousdale Drive
back there start time to avoid drop off for an added kindergarten class, Hope Technology Group would
like to have the flexibility to respond to this request without having to apply for a conditional use permit
amendment. All changes would be negotiated with the Franklin Elementary School principal; and Hope
Technology Group would submit the change, in writing, to the Planning Department.
Currently at this site the school has kindergarten through 4th grade classes, with a maximum of 62
people on -site. The applicant is requesting to add a 5th grade class which would increase the maximum
people on -site to 77. The added class will occupy an existing space that was previously being used by
Hope Technology as a computer lab. The fifth grade class will have up to 12 students with three staff
member, one teacher, one para-educator and one volunteer. The existing kindergarten class has a
maximum of 8 students and the first through fourth grade classes have a maximum of 12 students. The
kindergarten class through the third grade class have four professionals in each class: one teacher, one
para-educator, one therapist and one volunteer. The fourth grade class has three professionals. Please
see the chart below for a summary of the approved classes and the proposed changes. There is no
additional square footage or exterior alterations to the existing building proposed with this application.
USE
Proposed Existing Allowed/Req'd.
Use: No change Private school Conditional Use Permit for Private
School Use
Area: No change 5,212 SF used by Hope Tech N/A
CLASS SCHEDULES
CLASS NAME
CLASS START
CLASS END
PROFESSIONALS
STUDENTS
TIME
TIME
Class 1
9:15 a.m.
2:15 p.m.
1 teacher
6 to 8 students
1 para-educator
1 therapist
1 volunteer
Class II
9:15 a.m.
2:15 p.m.
1 teacher
10 to 12 students
1 para-educator
1 therapist
1 volunteer
Class III
9:15 a.m.
2:15 p.m.
1 teacher
10 to 12 students
1 para-educator
1 therapist
1 volunteer
Class IV
9:15 a.m.
2:15 p.m.
1 teacher
10 to 12 students
1 para-educator
1 volunteer
*Class V
9:15 a.m.
2:15 p.m.
1 teacher
10 to 12 students
1 para-educator
1 volunteer
* Conditional use permit amendment to add a 5th grade class to the existing school use
Maximum of 13 teaching and therapy staff, 5 volunteers, 3 administrative staff and 46 to 56 students
= 77 persons on site (maximum)
2
Conditional Use Permit Amendment
2303 Trousdale Drive
The maximum number of people that would be on -site for Hope Technology Group is 77, as shown
above; they expect the actual number on -site at one time to be between 68 and 72. This is based on the
anticipation that all of the current students will gradate and move on to the next grade and that they will
add some additional 5ch grade students as well as 8 new kindergarten students.
With this request there is no change to the agreement between Hope Technology and Franklin
Elementary School regarding drop off and pick up. The parents of Hope Technology students will still
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 member to the classes.
There will also be no changes to the existing parking area, which was previously approved with this use.
There are five regular spaces and the one disabled accessible space provided for use by Hope
Technology Group on the Franklin Elementary School site. Any parents or volunteers visiting the
school site will be encouraged to park off -site, along Trousdale Drive and Quesada Way.
The previous Planning Commission approvals for this project have had conditions that included an
expiration date for the approval, as well as requiring review of the conditional use permit upon
complaint. Condition number 4 on the last Planning Commission approval for this conditional use
permit states that the conditional use permit shall expire in July 2004. The applicant is also requesting
with this application that the conditional use permit be approved without an expiration date. Planning
staff has not received any complaints on this use, nor has the Police Department.
Staff Comments: There were no comments from any of the other City Departments.
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.
3
Conditional Use Permit Amendment
2303 Trousdale Drive
Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative
action should be taken by resolution and should include findings for the conditional use permit
amendment. The reasons for any action should be clearly stated. At the public hearing the following
conditions should be considered:
Conditions:
that the Hope Technology School shall be limited to the 5,212 SF shown on the plans submitted
to the Planning Department and date stamped April 8, 2004, sheets A-2, A-3, A-6 and A-7;
including 4,252 SF of permanent building space and 960 SF of portable classroom space;
2. that the drop off and pick up schedule for Hope Technology Group shall be negotiated by the
Hope Technology Group principal in conjunction with Franklin Elementary School principal, so
that there is no overlap between the drop off and pick up for both of the schools; and that a
minimum of a 15 minute window exists between the drop-off and pick-up times for each of the
school;
3. that the total number of persons on site at any time, including school staff, students, and
volunteers, will be limited to 77 persons;
4. that this conditional use permit shall be reviewed upon complaint or should the space used,
number of students, number of teachers or any other operating feature except arrival and
departure times and class duration change; and
5. that any improvements for the use shall meet all California Building and Fire Codes, 2001
Edition as amended by the City of Burlingame.
Catherine Barber
Planner
c: Michael Mount, president, Hope Technology Group
4
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin a�g
`Y KF-
TAPPLICATION TO THE PLANNING COMMISSION
Type of application: Design Review Conditional Use Permit ✓ Variance
Special Permit Other Parcel Number:
Project address:_ 2303 T'rouz� 6A 54oio
APPLICANT
Name: Frv-AL- r- Tedutiol!44 !!�vo!Ae
Address: ►- 2 gikbtr h QcaA
City/State/Zip: Q4U%o
Phone (w): bSo- 2st —oSLI.
(h):
(f): Vso - 29:3 - ob- -1
ARCHITECT/DESIGNER
PROPERTY OWNER
Name: 1urluw�e. f ler�ea.�-ark jcHcol}.,
Address:_ 182$ Ty u-4AaL&_ s v-.ve
City/State/Zip:1$ywlµwwn, CA q4c c.
Phone (w): lob - 2-SA - 3Bkz;,
(h):
(f): 66b - 2.5t- 3824
Name: L"eoS2! " _Tr1G, Rrd%�Le-�a
Address: 1yo4 R Su:gix. a
City/State/Zip: i?ywvq- bl,316 . to Q4cb3 Please indicate with an asterisk
Phone (w): IQSa - 2aq- 03o3
(h):
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the contact person for this project.
RECEIVED
APR 8 2004
CITY OF BURLINGAME
PLANNING DEPT.
PROJECT DESCRIPTION: Se.,-, x- AA Wcdl boo l ¢fir
AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information
given herein is true and correct to the best of my knowledge and belief.
Applicant's signature: V- ic�ta� $. +Ma,.>tit Date: A#N;�( z =04-
I know about the proposed application and hereby authorize the above applicant to submit this
application to the Planning Commission.
r
Property owner's signature: - Date: A-&�I. ? . 04
Ste' -50o-" �aDate'submitted:
PCAPP.FRM
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City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org
CITY OF BURLINGAME
CONDITIONAL USEERMiT APPLICATION
The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code
Section 25.52.020). Your answers to the following questions can assist the Planning Commission in
making the decision as to whether the findings can be made for your request. Please type or write neatly
in ink. Refer to the back of this form for assistance with these questions.
1. Explain why the proposed use at the proposed location will not be detrimental or injurious to
property or improvements in the vicinity or to public health, safety, general welfare or
convenience
Sze- Pa.c�c-s 4-5 cg+-t� a..4 c, -6-4 emvcr lob xv-
2. How will the proposed use be located and conducted in accordance with the Burlingame
General Plan and Zoning Ordinance?
See pates 4-5- 0�+ac. u-+r� ecv w W fev
3. How will the proposed project be compatible with the aesthetics, mass, bulk and character of
the existing and potential uses on adjoining properties in the general vicinity?
Sex p a. ec. a 5 v � aA AJv.,Se- &y;ee
CUPIRM
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org
1. Explain why the proposed use at the proposed location will not be detrimental or injurious
to property or improvements in the vicinity or to public health, safety, general welfare or
convenience.
How will the proposed structure or use within the structure affect neighboring properties or structures on those properties? If neighboring
properties will not be affected, state why. Think about traffic, noise, lighting, paving, landscaping sunlight/shade, views from neighboring
properties, ease of maintenance.
Why will the structure or use within the structure not affect the public's health, safety or general welfare?
Public health includes such things as sanitation (garbage), air quality, discharges into sewer and stormwater systems, water supply safety,
and thing which have the potential to affect public health (i.e., underground storage tanks, storage of chemicals, situations which encourage
the spread of rodents, insects or communicable diseases).
Public safety. How will the structure or use within the structure affect police or fire protection? Will alarm systems or sprinklers be
installed? Could the structure or use within the structure create a nuisance or need for police services (i.e., noise, unruly gatherings,
loitering, traffic) or fire services (i.e., storage or use of flammable or hazardous materials, or potentially dangerous activities like welding,
woodwork, engine removal).
General wel are is a catch-all phrase meaning community good. Is the proposal consistent with the city's policy and goals for conservation
and development? Is there a social benefit?
Convenience. How would the proposed structure or use affect public convenience (such as access to or parking for this site or adjacent
sites)? Is the proposal accessible to particular segments of the public such as the elderly or handicapped?
2. How will theproposed use be located and conducted in accordance with the Burlingame
General Plan and Zoning Ordinance?
Ask the Planning Department for the general plan designation and zoning district for the proposed project site. Also, ask for an explanation
of each. Once you have this information, you can compare your proposal with the stated designated use and zoning, then explain why this
proposal would fit accordingly.
3. How will the proposed project be compatible with the aesthetics, mass, bulk and character
of the existing and potential uses on adjoining properties in the general vicinity?
How does the proposed structure or use compare aesthetically with existing neighborhood? If it does not affect aesthetics, state why. If
changes to the structure are proposed, was the addition designed to match existing architecture, pattern of development on adjacent
properties in the neighborhood? If a use will affect the way a neighborhood or area looks, such as a long term airport parking lot, compare
your proposal to other uses in the area and explain why it fits.
How does the proposed structure compare to neighboring structures in terms of mass or bulk? If there is no change to the structure, say so.
If a new structure is proposed, compare its size, appearance, orientation, etc. with other structures in the neighborhood or area.
How will the structure or use within the structure change the character of the neighborhood? Think of character as the image or tone
established by size, density of development and general pattern of land use. Will there be more traffic or less parking available resulting
from this use? If you don't feel the character of the neighborhood will change, state why.
How will the proposed project be compatible with existing and potential uses in the general vicinity? Compare your project with existing
uses. State why you feel your project is consistent with other uses in the vicinity, and/or state why your project would be consistent with
potential uses in the vicinity.
CUPYRM
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org
TY COMMERCIAL APPLICATIONS
PLANNING COMMISSION APPLICATION SUPPLEMENTAL FORM
1. Proposed use of the site See- aAV,-� o-vcr kzAkcv-
2. Days and hours of operation
3. Number of trucks/service vehicles to be parked at site (by type)
4. Current and nroiected maximum number of emplovees (including owner) at this location:
Existing
In 2 Years
In 5 Years
Hours of
Operation
AM to After 5:00
PM PM
AM to After 5:00
PM PM
AM to 'After 5:00
PM PM
Weekdays
Full-time
Part-time
Weekends
Full-time
Part time
5. Current and Droiected maximum number of visitors/customers who may come to the site:
Existing
In 2 Years
In 5 Years
Hours of
Operation
AM to After 5:00
PM PM
AM to After 5:00
PM PM
AM to After 5:00
PM PM
Weekdays
Weekends
6. What is the maximum number of people expected on site at any one time (include owner,
employees and visitors/customers):
7. Where do/will the owner and employees park?
8. Where do/will the customers/visitors park?
9. Present or most recent use of si
10. List of other tenants on property, their number of employees, hours of operation (attach list if
necessary)
COMWRCIAL.FRM
Hope
Technology Grou7plrltok,
April 7, 2004
Ms. Catherine Barber
Planner
City of Burlingame
Planning Commission
City Hall
501 Primrose Road
Burlingame, CA 94010
Re: Amended/Extended Conditional Use Permit
Dear Ms. Barber:
I am writing on behalf of Erudite Technology Group, Inc. [dba Hope Technology Group]
for the purpose of applying for an amendment and extension to our existing Conditional
Use Permit for Hope Technology School located at 2302 Trousdale Drive, Burlingame,
California; APN: 025-130-007.
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 ("Franklin",
"Franklin School"), which is owned by the Burlingame Elementary School District. The
existing permit was granted by the Burlingame Planning Commission on January 13,
2003 and became effective January 21, 2003.
Background
On November 14, 2000 the Burlingame Elementary School District Board of Trustees
approved leasing the premises to Erudite Technology Group for the purpose of operating
a private, non-public school. We have operated Hope Technology School on the Franklin
campus since April 1, 2001 and we have contacted the School Board seeking renewal of
our lease for an additional year, effective July 1, 2004.
Reason for Amended Application
Under the terms of the Conditional Use Permit, a copy of which is attached, if any of the
conditions change we are required to return to the Planning Commission. Due to our
plans to add an additional 5th grade classroom during 2004-2005, we believe that item 3
requires modification and item 4 requires extension. The total number of students, staff
and volunteers at the school will increase from a maximum of 62 to a maximum of 77,
with the addition of up to 10 to 12 students, 1 teacher, Ipara-educator and 1 volunteer.
PMB 172 1534 Plaza Lane, Burlingame, CA 94010-3204 www.hopetech.org 650-259-0566 Tel 650-259-0543 Facsimile
The new classroom will occupy the space formerly used for the computer lab (i.e., the
classroom on the floor plan closest to the storage area and bathrooms).
Description of Current School Operations
Hope Technology School has been in operation since April 1, 2001. It is an exemplary
school for elementary -aged children with and without special needs, which capitalizes on
best practices and the use of technology. The school provides 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.
Classroom Structure
Our classes have intense programs involving a variety of therapies for children with
special needs. The program incorporates 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.
With an eclectic and holistic approach to education the curriculum includes TEACCH,
PECS, Applied Behavior Analysis, and Handwriting Without Tears. The class size is
small, with a high teacher to student ratio. All children have access to onsite physical and
occupational therapy services and benefit from consultations with speech therapy
professionals as needed. Our classes follow typical curriculum for children, with added
technology strands for education. The regular education kindergarten through the new 5th
grade program emphasizes a multi -age approach to education and provides access to
tutorials in the latest technologies. All children have opportunities to learn together
through the school's full inclusion program. This includes children with special needs
who are an integral part of the program. 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 has
on the community and Franklin School, we developed and implemented a staggered start
and end schedule ("bell schedule") with Franklin School. At the time, we understood it
might be necessary for us to adjust the schedule to accommodate each other's needs and
to avoid congestion as we actually used the space. Having that flexibility built into the
current Conditional Use Permit has worked well for both school programs. The staggered
schedule reduced the traffic flow around the start and close of the regular school day and
spread out the traffic impact, by collecting students around the Franklin schedule. Since
the addition of a new class (5th grade) only adds students and staff, but does not change
the start and end times for the classes, the current schedule should continue to meet the
needs of both schools. Whatever the circumstances, we will continue to work
cooperatively with Franklin staff to put together a staggered schedule, which meets their
needs as well as ours. Again we request that the Planning Commission give us the
flexibility to make changes to the schedule as needed. Should changes become necessary,
we will provide the Planning Department with advance notice.
Our current and proposed bell schedules are included in the school staffing and student
population charts below. Franklin starts school at 8:30 am for the Early Birds and 9:30
am for the school day. Their first dismissal is at 1:50 pm and their final dismissal is at
3:00 pm.
School Staffing, Student Population and Bell schedule
The school staffing plan, number of students and start and end times are set out below.
Our staff typically arrives for work around 8:30 am and leave work around 5:00 pm.
When school is in session it operates 5 days a week. From time to time special events
such as school open houses, staff workshops, conferences, etc. are scheduled after normal
work hours and on weekends. If additional space is needed, we coordinate these events
with Franklin staff to ensure that our events do not overlap one another.
Current Authorized Plan
July 2003 through June 2004
Class Name
Class Start Time
Class End Time
Professionals
Students
Class I
9:15 am
2:15 PM
1 Teacher
6 to 8 students
1 Para -educator
1 Therapist
1 Volunteer
Class II
9:15 am
2:15 PM
1 Teacher
10 to 12 students
1 Para -educator
1 Therapist
1 Volunteer
Class III
9:15 am
2:15 PM
1 Teacher
10 to 12 students
1 Para -educator
1 Therapist
1 Volunteer
Class IV
9:15 am
2:15 PM
1 Teacher
10 to 12 students
1 Para -educator
1 Volunteer
July 2003 though June 2004: 11teaching and therapy staff, 4 volunteers and 3
administrative staff and 36 to 44 students, for a maximum of 54 to 62 persons onsite at
any one time'.
Proposed New Authorized Plan
July 2004 through June 2005 and Beyond
Class Name
Class Start Time
Class End Time
Professionals
Students
Class I
9:15 am
2:15 PM
1 Teacher
6 to 8 students
1 Para -educator
1 Therapist
1 Volunteer
' Although we are authorized to have from 54 to 62 persons onsite at any one time, our current actual total
is 58 (we have 40 students, with 14 staff and 4 volunteers).
Class II
9:15 am
2:15 PM
1 Teacher
10 to 12 students
1 Para -educator
1 Therapist
1 Volunteer
Class III
9:15 am
2:15 PM
1 Teacher
10 to 12 students
1 Para -educator
1 Therapist
1 Volunteer
Class IV
9:15 am
2:15 PM
1 Teacher
10 to 12 students
1 Para -educator
1 Volunteer
Class V
9:15 am
2:15 pm
1 Teacher
10 to 12 students
1 Para -educator
1 Volunteer
July 2004 through June 2005 and beyond: 13 teaching and therapy staff, 5 volunteers and
3 administrative staff and 46 to 56 students, for a maximum of 67 to 77 persons onsite at
any one time2.
This will maximize the useable space we have available to us under our current leases. As
a result, we do not anticipate further expansion at this site unless additional space
becomes available. For that reason, we request that the amendment not expire in July
2005, but continue in effect as long as we use the site and conditions do not change.
Justification for Conditional Use Permit 3
Since the proposed amendment for use of the leased premises involves continued
operation of 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. Staff
members, parents and volunteers, as necessary, currently use street parking on Trousdale
Drive in front of the school athletic field and along Quesada Way. Franklin School has its
own staff parking lot and drop off and pick up area off-street. Our site has a small staff
parking lot (5 spaces) as well.
We do not propose to make any exterior structural changes to the school building. Nor do
we anticipate making any internal modifications at this time to add the additional
classroom (i.e., the new class will occupy existing space). However, if modifications
become necessary we will submit them to the appropriate City department for approval.
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. The leased premises have previously been used as a
z Although we are seeking to have an authorized maximum of up to 77 total persons (students, staff and
volunteers) onsite at any one time under our new proposal, we expect the actual number to be between 68
to 72 (i.e., we are anticipating that all of the current students will graduate and move on to the next grade
and that we will add some additional 5`s grade students, as well as 8 or so kindergarten students). Even with
these additions, including staff and volunteers, we do not expect to hit the maximum number in 2004-2005.
3 We have included the supplemental information required for a Conditional Use Permit in the discussion
that follows, rather than on an attached form.
4
school, or have been occupied by either District administrative staff (for District offices)
or private entities under lease to the District. Hope Technology School has been operating
on the site since April 1, 2001. In addition, with ADA compliance, the premises are
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
continue to operate at this location.
Issues to be Addressed in the Amendment
Parking
The parking area which is part of the leased premises, and which was previously
approved by the Planning Commission, currently contains 5 parking spaces and 1
handicapped parking space. The lot was designated as a staff parking lot and has been
used as such. At the time the parking plan was approved, we were required to reduce the
number of spaces from 9 to 5 to address the non -conforming use problem and improve
traffic flow. This has resulted in some of our staff having to park on the South side of
Trousdale Drive, in front of the athletic field. Parents and volunteers who come to the
school also park in the same area on Trousdale Drive or on Quesada Way.
Although we expected 13 of our current staff and volunteers to need on -street parking, in
actual practice we have needed much less. Many of our staff commute together, take
public transportation, walk or are dropped off at the school. As a result we have not used
more than five to six on -street parking spaces, on average, to accommodate our current
group configuration (18 staff and volunteers). During the Summer program we will have
one less staff person on campus. Also, because staff time at the school varies each day,
depending on the schedule and the needs of the children for particular therapies, the
number of staff and volunteers onsite decreases during the day. For example, at least six
of our staff and volunteers leave the school each day with the children, and some
volunteers are there for only two or three hours at a time and not every day. This further
helps to reduce the number of on -street parking spaces needed. There is adequate vacant
parking in the area to handle these parking needs, as well as our proposed two additional
staff persons and volunteer in the Fall of 2004, even when Franklin School is in session.
Increased Staff, Students and Volunteers
In submitting this amendment, we have attempted to estimate as accurately as possible
the number of employed staff, volunteers and students we expect onsite. Again we want
to make it clear that these are our best projections based on the information we have at
this time. As we develop our programs, and especially if we are certified by the State
Department of Education as a nonpublic school/agency, we may need to reconfigure staff
in a way where we add a teacher to a class, move volunteers from one class to another,
have more staff in one class than another, etc. We may also be asked by the School
District or the Department of Education to take an additional child or two. So long as we
meet the Education Code requirements for our programs, but do not exceed the maximum
number of persons on site (77 in year 2004-2005 and beyond), we again request that the
Planning Commission give us the flexibility to make these internal changes (i.e., vary the
staff, volunteers and students). Should it become necessary for us to make these changes,
we will provide the Planning Department with advance notice.
It should be noted that the Physical Therapist and the Occupational Therapist will split
their time between classes and the Speech Therapist splits her time between students, as
part of the full inclusion services for students requiring their services. There are three
members of the Administrative Team, including the Principal, who work with the
program daily but are not assigned regular classroom duties.
Drop Off and Pick Up
For student drop off and pick up we will continue to use the existing drop off and pick up
area on the premises of Franklin School. The current plan is working, with our staggered
class schedules set so that they will not conflict with the start and end times for classes at
Franklin School, and Ms. Lisa Booth, the Principal, has agreed to continue the plan for
next year.
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 twelve to
twenty-six students arriving or being picked up at any given time. We will continue to
have staff meet and escort children to the classroom, for those children who need
assistance and whose parents make advance arrangements. The pedestrian walkway is
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 covered stairs to our school
site. By parking toward the East end it provides more than adequate space along the
curb, from East to West, for drop off and pick up. It also shortens the walk to the
classroom for students, staff and parents.
Since our current and proposed student population does not include children with
physical handicaps, the students will continue to 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 need other special arrangements, such as drop off and
pick up closer to the classroom, 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.
School District Considerations
As part of the approval process, we are required to address the following 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 continue to operate as a private school and may also seek
certification from the State Department of Education as a nonpublic, nonsectarian school.
6
Therefore, our business is compatible with Franklin Elementary School and the
neighborhood location. Our program is available for students from the Burlingame
Elementary School District; however, our plan does not currently include students from
the District. If we pursue 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 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 do
not interrupt, interfere with, compete with or create unsafe conditions for Franklin School
or its students.
Second, as explained above, our operation will not create undue traffic in and around the
school areas. We will continue to 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. Currently there is an hour
between the two start times at Franklin School and our students arrive between those two
times. There is also an hour and 10 minutes between the two dismissal times. Again, our
end time is between those two times.
Third, our parking 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. Although we will add another classroom, we will only add two additional staff
persons and one volunteer. That should not create additional unreasonable or excessive
on -street parking concerns. As noted above in Footnote 2, we will be adding 8 or so new
kindergarten students and perhaps a few new 5th graders. Most of the students are already
participating in the program, but are graduating and moving on to the next class.
Fourth, we have small class sizes and, except for our portable classroom, our children are
in self-contained classrooms, in the bottom level of the building we occupy. The noise
from their school activities is minimal and not disruptive to the regular instructional
program on the Franklin campus. This is also true with regard to our student's lunch and
play activities, including the children in the portable classroom (i.e., their classes, lunch
and play activities will follow our schedule). The children are in a fenced area and share
the field and black top space with Franklin School. We conform our recess and lunch to
their schedule and we schedule our activities so as to not overlap or interfere with
Franklin School and its students.
Fifth, except for the portable classroom, all the classrooms included in our permit are
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 in the main building to the
outside lunch and play area. The bathrooms for the portable are in a separate building
adjacent to the portable, approximately 27 feet away.
This application also includes copies of previously submitted floor and site plans and our
parking plan, which originally were prepared by our architectural firm, Kastrop Group,
Inc. We have also enclosed our check in the amount of $570.00 for processing the
amended application and request for extension.
If you have any question or if we have failed to provide you with all the necessary
information, please contact the school at 650-259-0566, or by fax at 650-259-0557. You
may also contact me directly at 650-552-4909.
We believe that our proposed amendment and request for extension of the Conditional
Use Permit for an additional classroom and an increase in the total number of staff,
students and volunteers on campus at Franklin School is not only compatible with
existing uses, but will continue to bring credit to the City and the local community as our
school program develops.
If at all possible, we request that our application be placed on the earliest Study Meeting
calendar, since the current permit expires July 2004.
Thanks you for your anticipated cooperation and we look forward to hearing from you.
Sincerely,
M ic�"i -)�. ma-,--,1t-
Michael B. Mount
President
Attach.
CITY c�
CITY OF BURLINGAME
PLANNING DEPARTMENT
nr�wME
501 PRIMROSE ROAD
BURLINGAME, CA 94010
TEL: 558-7250
(650)
Site: 2303 TROUSDALE DRIVE
Application for conditional use permit
amendment for a private school use at an
existing school site at: 2303 TROUSDALE
DRIVE, zoned R-1. (APN: 025-130-070).
The City of Burlingame Planning Commission
announces the following public hearing on
Monday, May 24, 2004 at 7:00 P.M. in the City
Hall Council Chambers located at 501 Primrose
Road, Burlingame, California.
Mailed: May 14, 2004
(Please refer to other side)
A copy of the a
to the meeting
Burlingame, Cal
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Property ov
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558-7250. 1
Margaret A
City Planner
(Please refer to other side)
PUBLIC HEARING
NOTICE
CITY OF BURLINGAME
s Nay be reviewed prior
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RESOLUTION APPROVING CATEGORICAL EXEMPTION AND CONDITIONAL
USE PERMIT AMENDMENT FOR A PRIVATE, NON-PROFIT SCHOOL
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 amendment for a private, non-profit school at 2303 Trousdale Drive, zoned R-
1, Burlingame Elementary School District, property owner, APN: 025-130-070;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame
on May 24, 2004, 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 CEQA Article 19. Categorically Exempt per Section: 15301 -
Existing Facilities, Class l(a), Interior or exterior alterations involving such things as interior
partitions, plumbing, and electrical conveyances.
2. Said conditional use permit amendment is approved, subject to the conditions set
forth in Exhibit "A" attached hereto. Findings for the amendment are as 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, , 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 24`h day of May, 2004 by the following vote:
Secretary
EXHIBIT "A"
Conditions of approval for categorical exemption and conditional use permit amendment
2303 TROUSDALE DRIVE
effective June 3, 2004
1. that the Hope Technology School shall be limited to the 5,212 SF shown on the plans
submitted to the Planning Department and date stamped April 8, 2004, sheets A-2, A-3, A-6
and A-7; including 4,252 SF of permanent building space and 960 SF of portable classroom
space;
2. that the drop off and pick up schedule for Hope Technology Group shall be negotiated by the
Hope Technology Group principal in conjunction with Franklin Elementary School principal,
so that there is no overlap between the drop off and pick up for both of the schools; and that a
minimum of a 15 minute window exists between the drop-off and pick-up times for each of
the school;
3. that the total number of persons on site at any time, including school staff, students, and
volunteers, will be limited to 77 persons;
4. that this conditional use permit shall be reviewed upon complaint or should the space used,
number of students, number of teachers or any other operating feature except arrival and
departure times and class duration change; and
5. that any improvements for the use shall meet all California Building and Fire Codes, 2001
Edition as amended by the City of Burlingame.
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