Loading...
HomeMy WebLinkAbout6A - Public hearing and consideration of a motion to approve a new lease with Boulder Day Nursery toDO NOT REMOVE - PRAB File Matenal CITY OF BOULDER ~ PARKS AND RECREATION ADVISORY BOARD AGENDA ITEM MEETING DATE: October 23. 2000 (Agenda Item Preparation Date: September 27, 2000) ~ AGENDA TITLE: Public Hearing and consideration of a motion to approve a new lease with Boulder Day Nursery to contmue their use and operation of a day care facility located at 1518 Spruce Street, within Barker Park. REQUESTED BY: Chns Dropmski, Duector, Parks and Recreation Ken Ramsey, Superintendent, Parks Planning & Construction Russ Driskill, Project Manager FISCAL IMPACT: None PURPOSE: To obtam the Parks and Recreation Advisory Board's approval of a new 20 year lease with Boulder Day Nursery to continue their use and operahon of a day care facility located at 1518 Spruce Street, within Barker Park. BACKGROUND• The Boulder Day Nursery's lease with the Crty dates back to 1929. The lease now needs to be renewed. See ATTACHNIEN'I' A, letter and memo from Steve Callander, Executive Director of Boulder Day Nursery Association. The Parks and Recreation Advisory Board considered this action item at the March 27, 2000 meetmg. At that time a request for a minor expansion of the Boulder Day Nursery building was approved. The 20 year lease approval was put on hold and a request was made by the Board that modificarions be made to the lease to assure a continued service benefit to the City This condition has been met in paragraph number six of the lease. See ATTACfIMENT B, the AGENDA I1'EM /1 Paee 1 renewal lease. The new lease has been reviewed and updated by the City Attorney's Office and brings the insurance requirement current with changes in the immumty statute and adds the ~, requirement that the Boulder Day Nursery continue to provide a benefit service to the Ciry. ~ The lease is now ready to be returned to the Board for final approval. PUBLIC PROCESS: The Boulder Day Nursery has gone before the Landmarks Review Board m December 1998, and February 1999 regarding this proposed project. In addition, they held a neighborhood meeting in March 1999. Pending the Parks and Recreahon Advisory Board's approval the lease will be forwarded to the Planning Board for recommendahon and to City Council for final approval. STAFF RECOMNIENDATION: Staff recommends that the Parks and Recreation Advisory Board approve the new lease wrth Boulder Day Nursery to continue their use and operation of a day care faciliry located at 1518 Spruce Street, within Barker Park . ATTACfIlVIENTS: A. Letter and Memo From Steve Callander, Execurive Director of Boulder Day Nursery Association .~*s. ... B. Proposed New Lease ~ AGENDA ITEM k PaQe 2 A 1 1'ACt11~lENT A r- `.. Febcuary 7, 2000 City of Bouldez Parks & Recreanon Chris Dcopinsla, Duector 3198 Broadway Boulder, Colorado 80304 Ms. Dropinsla: BOULDER DAY NURSERY ASSOCIATION 1518 Spruce Street • Boulder, Colorado 80302-4216 Phone (303) 442-76o5 • Fax (303) 442-7943 On behalf of the Boulder Day ~fursery Associanon, I would like to request consideranon by the Parks and Recreauon Advisory Boazd for our plans to renovate and espand our bmlding at 1~ 1 S SQruce Street. According to the terms of our lease with the city, any remodelmg, enlu3ement, or addiuoas shall only be made in accordance unth plans and speaficauons as approved by [he ~„ Parks and Recreanon Advisory Board. ~ There are three components to the pro~ect that the advisory boazd should consider. Pnmaniy, there is the renovation and expansion the exisung structure. Second is the renewal of the Association's lease with the city Finally, there are two componeau of the reaovatton that will slighdy extead over the boundary of the existing lease, and we would like to modify the new lease to take these new suucturai componenu in to account I have eaclosed a memo to the members of the adnsory board detazling the essenual elements of our proposed project Also eaciosed aze copies of floor and site ptans. It is my hope to have tlus issue placed as an acuon item on the advisory board's Februazy agenda. If you have any questions or need addirional information about tlus pm~ect, I tr~st you will be in touch. I will look forwazd co hearing from you. Sincereiy, G~iL~ ~~c~G..-~~- Steve Callander Erecutive Direcior ~ ~ E-mail. bdnaCQ?exccte com • Weo• bcn boulder co us/bdna A Un~ted `Nay ~Sency ~ BOULDER DAY NURSERY ASSOCIATION 1518 Spruce Street • Boulder, Colorado 80302-4216 Phone(303)442-7605 • Fax(303)442-7943 ,~w memo TO: Pazks and RecreaUon Adv~sory Boazd, Parks and Recreation Staff FROM: Steve Callander, Execuhve Duector, BDNA DATE: February 1, 2000 RE: Summary of Proposed :~iodifications to the Boulder Day Nursery Bmlding in Bazker Pazk History The Boulder Day Nursery Associahon was founded m L917 ro provtde tugh quahty, developmentally appropnaze child caze and early learmng programs, pnmanly to Low-income families, in diverse ethnic, cultural, and social eav~ronments. The Association operated out of volunteer's homes and two rented houses in the Wtutrier neighborhood for twelve years. By 1929 the demand for our servues ezceeded our available space, so in May 1929 the Boulder Crty Council voted to lease the eastem third of Barkez Park to the Associauon m order to build a permanent home for rts opeiahons. The building was completed m the ~ Spnng of 1930 and we contmue to operate out of tlus location at 1518 Spruce Street to ttus day. The plaas for the onginal building were drawn up, and the construchon supernsed by Glen Hunuagton, a locally si~ficant arcfutect who desigaed other buiidings oa the umversity campus and around the Umversity Hill area. With the exception of an addiuoa of a pre-school classroom m 1969, the building is m essenually the same state as rt was sevenry yeacs ago Proposed Mod~cations The aeed for ttus pro~ect is two-fold Renovauon of the classrooms, physical plant, and structure is needed to halt and reverse seventy yeazs of progressrve wear and tear. A minor expansion of the south end of the building wnll allow us to make better use of our existmg space and help us meet the increasmp demand for affordable, lugh quality cluld care for Iow-mcome families. Hunhngton designed the building so that it could be expanded as the needs of the nursery changed over the years. The 1969 pre-school addmon was done along those lines, but because of cost considerauons, u was not done m a style consistent wuh the ongmal construcuon. Tfus pro~ect would revtsrt the 1969 addiuon and bnng it more m line v~nth HunUagton's ongmal concept. Essenual elemeats of the pro~ect will mclude. addmg a thud gabled sechon consistent wrth the ongmal two to replace the 1969 addrtion for more classroom and second story space; relocaung the kitchen &om the ground levei to ihe second floor and converting the old lutchen azea to classroom space; renovahon of the physical plant and mechamcal systems, complete renovat~on uf the mtenor and extenor, mcludmg hazardous substance abatement; and implemeanng disabled access to make the building more accessible to the community ~ E-mad bdna~excite com • Web bcn boulder co us/bdna A Un~ted way Agency ~ BOULDER DAY NURSERY ASSOCIATION 1518 Spruce Street • Boulder, Colorado 80302-4216 Phone (303) 442-76o5 • Fax (303) 442-7943 In connectron wrth the modificahons made to the buildmg, there aze some mmor modificatrons we would lilce to make to the area ~mmediately outside of the building in the park. One modificahon concerns the windows at the northwest comer of the buildwg. The current eqmpment ts metal casement windows that swtng outwazd towazds the park. Below those w~ndows u a planung bed. Because of the lvstonc nature of the build~ng, we don't really have an option to replace the existing wwdows. Unfortunately though, they aze a very real danger to children pla}nag m the pazk. Therefore, we would hlce to r~se the height of the planter under thase wmdows from the exist3ng one fcwt to two feet Another set of modificahon we would like to make is to the toddler play azea. The nursery is requued by the state to have a toddler play azea that is sepazate from the pre-school play azea. Cumntly the door the toddlecs use to ,get to theu play area opens mto the pre-schooi play area. The existmg fence will be reconfigured to fully separate the toddler and pre-school azeas We aze also requued to have separate outdoor play spaces for infants and toddlers. We have been usmg a small woodea paho area attached to the northwest side of the buiidmg. We would hke to reconfigure t}us pat~o for addihonal space. Once the infant play area is reconfigured, the exishng sandbox would be moved south and small toddler s~ze play equipment would be added. The last modificauon we would like to make is to move the exist~ng storage shed at the southwest comer of the bu~lding to the west. 11us change would put the shed even with the west hne of the building for more ~ ptachcal access and eas~er supervision of clvldren. ~ Impact on the Park and Surrounding Area We beheve that the impact on the park itself will be mmimal. The proposed expanston will remazn m the area already leased to the nursery The infant play azea and shed modificahons as descnbed above would extend slightly over the existmg lease line. The coastrucuon is scheduled to begm after the summer, when public use of the park u geaerally lower. We are anticipatmg no louger than four months to complete the pro~ect Work on the extenor should take less than four months Dwwg the construction, there would be safety fencing around the building sufficient to allow movement of the workecs and keep the public safe, but the ma~onty of the pazk would remam accessible to the public. None of the play structures in the pazk will be modified Dunng the course of the pro~ect, we anncipate that there will be tluee trees removed from the park because theu health is poor. An additional four trees will be removed neaz rhe southwest comer of the buildmg to clear the way for the expansion. We have consulted wrth forestry staff at the crty§ Pazks 8t Recreation Department, and theu opwion of the ~ees to be removed due to construchon is that they aze not particulazly valuable or tugh quahty trees and that they could be replaced with different species m other areas of the pazk. Other landscapmg will be mmimally impacted. Im~ahon systems w~ll be rerouted where necessary The center is currendy Iicensed by the state of Colorado to provide caze for 44 children, ages six weeks to six years old. The center is open weekdays from 7 30 a.m. to 5 30 p.m., year round On a typical day, cluldren amve over a span of four hoius m the moming, and leave over three hours m the aftemooa It is estunated that tlus pro~ect will mcrease our licensed capacity to 64 cluldren, although we have lustoncally not enrolled ,~^^- .., E•mail bdnaC?exc~te com • Web bcn boufder co.us/bdna A U~~ted Way Agency ~ BOULDER DAY NURSERY ASSOCIATION 1518 Spruce Street • Boulder, Colorado 80302-4216 Phone (303) 442-7605 • Fax (303) 442-7943 ~-+. to capacity, and are even (ess lilcely to wuh tlus new space. Therefore, we believe the pro~ect will not have a negauve impaM the neighborhood. The center is located w~th~n the CAGID boundary, and there are two parkmg smictures within a block of the center. However, most of the aaf3'ic created by our center is transitory Those parenu that dnve use the drop-off pazk~ng azeas m the front and back of the center, and leave once their ctuld is dropped off (or puked up m the aftemoon) Many parents use pubt~c transportahon as ihe center is located ~ust a block and a half &nm the main RTD termmal on Walnut. Employees are encouraged to use their eco-passes and aot pazlc m the surroundmg neighborhood. The locahon, s~ze, destgn, and operaUng charactensucs of this pro~ect are compatible wrth the curreat uses of neazby propemes. The surroundmg infrastrucrure wiil not be adversely impacted. Dunng our last expansion pro~ect, the Association covered the cost of upgrading the service hne from the mam Ime to the faciLty &nm %.'to 1'/."and that should be more than sufficient to cover anhcipated use. Other wfiastructure such as wastewater, scorm drawage, streets, and electnc as they currently e~ust aze more than adequate to meet ihe demands ttus pro~ect will place oa them. Summary Barker Pazk was donated to the cuy m 1911, and the nursery has been m the pazk swce I929 It is now an mtegtal part of the Wluttier neighborhood, and ttus pro~ect will enhance the predommant character of the swrounding area by malung the appearance of the structure more appeahng, as well as making the wside ~ more accessible to the commumty for meehngs and gathenngs by addmg ADA compliant access, bathrooms, and an elevator to the second tloor `""` Pnor to commrtring these plans to paper, we met with several crtizen and government or~amzauons, including ihe city§ Landmark Review Board, Planning Department, Commumty Development Block Grant, and Parks and Recreation staff; as well as neighborhood ~oups representmg Wluttser and the surrounding neighborhoods. Thev feedback aad comments were all taken in to account dunng the development of this proposal, and we beheve that we have ult~mately developed a proposal for the renovahon of the Boulder Day Nursery that will benefit the commwuty at targe E-maii bdna(~?excite com • Web bcn boulder co us/bdna A Un~ted way Agency ~ ATTACHMENT B ''"" LEASE i THIS LEASE is by and between THE BOULDER DAY NURSERY ASSOCIATION, a Colorado non-profit corporauon as tenant (the "Association") and the CITI' OF BOULDER, a Colorado home rule mucucipality (the "City") as landlord. RECITAI.S WHEREAS, the City is the owner of Lots 4, 5, and 6 in Block 93, Onginal Town of Boulder, according to the recorded plat thereof, hoiding said property by reason of a deed from Hannah C. Bazker to said City, and dedicanng its use as a playground for ctuldren and for the use of the public generally; WHEREAS, the Associanon is cazrymg on and operanng a day nursery for ctuldren left ~nnth said Associahon for caze and is using a pomon of said property, upon which it has erected a buildmg for the fulfillment of its objects and work; WHEREAS, the building heretofore placed on the property has been previously approved by the City, and the plan of the grounds to be used by the Associatiog has also been previously approved by the City; and r~~- ~, WHEREAS, sud building was constructed pursuant to a contract between the Ctty and the Associarion, entered into on November I5, 1929, as remodeled from time to time subsequent to that time, and the Ctty of Boulder is willmg to ailow the Associarion to conhnue to use said ~ounds as it has heretofore used the same pursuant tot he former contract. COVENANTS NOW, THEREFORE, in considerarion of the recitals, promises, and covenants herem set forth, and other good and valuable considerarion herem receipted for, the parties agree as follows: I. The City grants unto the Associauon the nght to use the east fifty feet of the above- descnbed property, upon which the existing building is located ("Existmg Lease Area"), together wtth the following two addihonal areas• Parcel 1: That area includmg the fenced mfant play area and ramp, totaling approximately 85 sq. ft. and specifically begimm~g at the north west comer of the Exishng Lease Area, south along the west line approx~mately 31 feet to the intersecuon of the north line of the fenced enclosure wluch is the true pomt of begmnmg, thence westerly appro~cimately 4 feet to the west line of the fenced enclosure and ramp, thence followmg the west line of the fenced ramp as it curves to ,++~~**, the south and east appmximately 36 feet to the south edge of the ramp, thence east ~ approximately 1 foot to the west hne of the exisnng lease area, thence north along the west hne of the exishng lease area approximately 19 feet to the true point of beg~nnmg; and ~ Parcel2: That azea accommodahng the foot pruit of the storage shed, wluch extends over the line of the Existing Lease Area, located at the southwest comer of the lease area, totalmg approxunately 13 square feet and u represented by a rectangle appro~umately 1 foot to the west of the e:cishng west lease line and 13 feet to the north of the south existmg lease line; wtuch three connguous pieces of land (the Existmg Lease Area, Pazcel 1 and Parcei 2) consntute the leased premises (the "Premises") under ttus lease, and to use and hoid the Premises for a day nursery for a period of twenty (20) years from the date of this Lease, sub~ect to the conditions and sripularions hereinafter set forth. 2. Any remodeling, enlazgement, or addinons made to the building or other structures on the Premises shall only be made m accordance with plans and specificarions as approved by the City of Boulder Parks and Recreanon Advtsory Board. 3. Title to the buildmgs and all other unprovements uistalled or constructed upon the Premises and any repairs, alterarions, additions or improvements to sazd buildmgs or improvements in accordance with the Lease shall be vested m and remain m the Association's name at all tunes during the tenn of this Lease Upon the expirauon of ttus Lease, (as it may be extended or renewed) or its termmarion m any way, the buildings may be removed from the Premises and the Premises restored by the Association if it so desires; othenvise, upon the expuarion of ttus Lease, (as it may be ~' extended or renewed) or its terminanon m any way, said buildings shali become the property of the City, to be thereafter removed by the City or used for whatever purpose it may detemune. 4. The care and maintenance of the Premises, shall be the duty of the Associahon, and the Premises shali be kept in good order and repair. The Associanon agrees to keep a custodian in char;e of the Premises at all times to see that u ts properly mamtamed and kept m good order and condition. 5 The Premises shall be used as a day nursery, and the same shall not be used for any purpose conuary to the ordinances of the City of Boulder, or the laws of the State of Colorado, or of the United States The Associahon shall offer discounted rates to children from low mcome households. 6. The granhng of the lease by the Ciry, and the agreement on the part of the .4ssociauon to maintam and operate a day nursery m the City, to offer discounted rates to ctuldren from low income households, to mdemnify the Ciry, and to provide insurance, shall be deemed a consideranon for the grannng of the Lease, and no other rental shall be requued by the City ~ 7. (a) The Associahon shall be liable for and agrees, at the Associanon's sole expense, to maintam or cause to be maintained, with insurers reasonably approved by the City, ''~ comprehensive general liability insurance with limits of liability of not less than $150,000 per person `" $600,000 er occurrence, and ~600,000 annual a ate, for in' to ersons or m g p S~g J~Y P P P~Y> ~cludin death resulhng therefrom. The above-stated policy limits shall be razsed by the Association to meet any addinonal coverage required by amendments to the Colorado Goveramental Immunity Act The City, rts officers, agents, employees, and authorized volunteers shall be endorsed as additional insured on such policy. (b) The Associahon shall defend, indemmfy, and hold the City and its officers, agents, employees, and authorized volunteers harmless against any and all clauns, damages, and law suits arising after the date of this Lease, and any orders, decrees, or jud,,aments wluch may be entered therein, brought for damages or alleged damages resulting from any m~ury to person or property or from loss of life sustained in or about the Premises, and the Associahon also agrees to save the City and rts officers, agents, employees, and authonzed volunteers against any and all injury, loss, damage, or claim for injury, loss, damage, or resulting from, any act, omission, or negligence of the Association or any employee or agent thereof on the Premises. Tlus indemmficarion requuement also appiies to any claun arising out of any event pnor to the effective date of this lease, during the hme when the Association was occupying any pomon of the Premises as a holdover tenant from the preceding wntten lease. 8. The Associanon further recognues that the fenced playground west of the Premises is ~,,,, a public park and as such has, without limitarion, the followmg attributes: ~.., (a) Public access must be allowed at all times; (b) All equtpment witlun the play~round ts the property of the City, and (c) Any equipment or materials to be added to the piayground by the Associanon must be approved by the Ciry Manager or the Manager's designee, and any eqmpment or materials not having such approval must be removed from the azea by the Associarion. Tlus Lease is effecrive on the signature date last below menrioned. ~ ~ IT WITNESS WHEREOF, the City has executed this Agreement by its City Manager, attested by the City Clerk on behalf of the Director of Finance and Record, and the seal of the City affixed hereto, and the Association has executed the same by its President, attested by rts Secretary, ^"* and the seal of the Associarion affixed hereto. CITY OF BOULDER, COLORADO BOULDER DAY NURSERY ASSOCIATION By: Ronald A. Secrist, City Manager Attest: City Clerk on behalf of the Duector of Finance and Record Approved as to form: By: ~C,2 resident Attest: ~j.~ .,~ /l~~r ~- Secretary ~ City Attorney ~