HomeMy WebLinkAbout7C - Harmony Pre-School addition, 3990 15th StreetCITY OF BOULDER
PLANNING BOARD AGENDA TTEM
MEETING DATE: Apri15, 2001
(Agenda Item Preparation Date: March 9, 2001)
AGENDA TITLE:
Public hearing and consideration of the Harmony Preschool addition, Use Review #LUR-
2001-00003, to add a second story to the existing structure at 3990-15`h Street with no
increase in the number of students or staff. The request includes a 38% parking reduction for
the 994 square foot addition. The zoning is ER-E, Estate Residential - Established. The
applicant is seeking creation of vested property rights in accordance with Section 9-4-12
"creation of Vested Rights,° B.R.C. 1981.
ApplicanUOwner: Hossein and Jennae Sevyom
REQUESTING DEPARTMENT:
Planning Department
Peter Pollock, Planning Directar
Bob Cole, Director of Project Review
Nan Johnson, Associate Planner, Case Manager
OVETiVIEW:
The Planning Board is being asked to consider a proposed second-story addition that provides
the existing preschool with additional storage and mechanical space and one new bathroom.
A mudroom, sunroom, and a covered patio are also part of the proposed expansion. Also, the
Planning Board is asked to consider a parking reduction to provide five parking spaces where
eight would be required.
Planning Board action is required to consider a change to a previous Use Review to allow the
second-story addition, and a requested parking reduction that is being included as part of the
Use Review per Section 9-3.3-9(d), B.RC. 1981. The Harmony Preschool was first
approved through SR-92-21. An approved LTse Review (UR-94-12) permitted an increase
from 20 to 30 students. This review does not include a request for additional students or
staff. This review does not change tha approved use of the preschool per UR-94-12.
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AGENDA ITEM # 7C PaQe 7
OVERVIEW (continued):
The key issues are neighborhood compatibility and residential character with the second-story
addition, and parking.
Staff recommends approval with conditions based on a finding that the applicable use review
criteria have been met.
STATISTIC5:
Proposal: Expand existing shucture from 1,239 square feet to 2,233 square feet by
adding a second story and adding minimal first floor space. The second-
story addition would provide additional storage space, plus room for a new
furnace. No change is requested in the number of students ar staff.
The existing interior floor plan maintains a 3-bedroom and 2-bath layout
that is used for the preschool uses. The first floor would have an
additiona1242 square feet for the sunroom and a covered patio. The new
second story (752 squaze feet) will provide room for the new furnace
(relocated from the first floor), and room for the staff to house their
educational materials, records, and documents,
A 38% parking reduction is requested. There are five existing on-site
parking spaces (including one handicap space) where eight spaces would
be required with the 994 square foot addition (1:300).
Project Name: Harmony Preschool Addition Use Review
Location: 3990 - 15ih Street (Lot 1, Block 16 Moores Subdivision)
Size of Tract: 13,800 square feet (0.32 acres)
Zoning: ER-E, Estate Residential - Established
Comprehensive Plan: Area I, Low Residential Density
KEY ISSUES:
Is the building design compatible with the existing character of the surrounding
area?
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AGENDA ITEM # 7C Paee 2
2. Would the use of the proposed addition be reasonably compatible with and have
minimai negative impact upon the surrounding residentiat neighborhood?
3. Does the proposed addition maintain the residential character of the existing
structure? Would the expansion prevent the structure from revertiug back to a
single family residential dwelling?
4. Does expansion generate additional parking needs? Will adequate parking be
provided for the users? Are the conditions for parking under the current UR-94-12
being met? Is the requested 3H% parking reduction justified?
BACKGROUND:
Process
A pre-application meeting with the applicants was conducted on February 9, 2001. The applicant
has submitted an application with the city's Planning Department for a Use Review. Staff has
reviewed Yhis application for conformance with the Land Use Code and the Boulder Valley
Comprehensive Plan (BVCP). Planning Board approvai is required for the Use Review and
parking reduction. Any decision by the Planning Board is subjeet to call-up by a majority vote of
the City Council within 30 days.
History of the Harmony Preschool
The Harmony Preschool was granted its use through a Special Review in 1992 (SR-92-21). It
was later amended through a Use Review approval in 1994 (UR-94-12). The original use
permitted up to 20 students. This was expanded to 30 students in the 1994 unanimous approval.
Large preschool uses are permitted in the ER-E zoning district by Use Review approval.
Existing SiYe / Site Context
The site is located one block east of Broadway, on the southeast corner of 15`h Street and Quince
Avenue (Attachment B). A church is located on the northeast corner of 15`h and Quince. The
Nomad Community housing is on the southwesY corner of 1 S`" and Quince. Just west of the
Nomad housing is the Nomad Theater and the North Boulder Market shopping center. The
remaining area surrounding the Harmony Preschool is residential. The surrounding residences
are predominantly two-story structures, including the adjacent properties bordering to the south
and east of the preschool property. The zoning is ER-E east of 15`h Street and LR-D west of 15°i
Street with the exception of the Nomad Community housing which is zoned MR-D. The $VCP
land use designation is LR-D, Low Density Residential.
The proj ect site (refer to the applicant's plans in Attachment D) consists of a single-story, 3-
bedroom, 2-bath ranch style building that was constructed in 1962. A porch deck fronts the
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AGENDA ITEM # 7C Paee 3
building where a sidewalk directly leads to it from Quince Avenue. The building is sunounded
by a landscaped lawn except far the driveway and parking azea on the south side of the building.
The rear yard is enclosed by a six-foot wooden privacy fence. A climber playset is set within the
enclosed fenced area.
The parking area was designed to accommodate four vehicles, plus provide one handicap
accessible space and a space to locate a bike rack for three bicycles. The driveway fronts 15'h
Street. No parking is permitted on I S'h Street due to the narrow design from traffic calming
techniques. Parking is permitted (room for 2-3 vehicles) along the Quince Avenue right-of-way
of the applicanYs property.
The addition would lie almost directly above the original footprint for the southern half of the
existing preschool building plus an extension out to the rear over what is now the patio area. A
minor extension {approximately three feet) would occur outward to the front western half of the
building. Both the existing and the proposed addition comply with the required setbacks. The
use is situated on 13,800 square feet of ]and where 15,000 square feet is the minimum lot size.
The addition would also comply with the building height requirements for the non-standard lot.
The use is conforming with the previous Site and Use Reviews.
North Boulder Subcommunity Plan
The I3orth Boulder Subcommunity Plan (NBSP) applies to this proposal such that the property is
within the Cxestview West area. The NBSP addresses building and site design through the
Neighborhood Development Guidelines.
Project Description
The applicants are requesting city approval that allows the existing structure to be enlarged from
1,239 square feet to 2,233 square feet by adding a second story and adding minimal first floor
space. The addition would give a split ]evel appearance from the front and corner view and a
two-story appearance from the south side view. The second-story addition would provide
additional storage space and room for a new furnace. No change is requested in the number of
students or staf£ (Refer to Attachment C for the applicant's written statements and attached
plans.)
There are three bedrooms and two baths in the existing structure used for the preschool. The first
floor would have an additiona1242 square feet for the sunroom and a covered patio. The new
second story (752 square feet) would provide room for the new furnace (relocated from the first
floor) and room for the staff to house their educational materials, records, and documents. State
licensing will not allow children to use the upstairs ensuring the intent that the second-story
addition will not he used for increasing the school capacity.
A 38% parking reduction is requested. There are five existing on-site parking spaces (including
one handicap space) where eight spaces are would be required with the 1,000 square foot
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AGENDA ITEM # 7C Pase 4
addition (1:300). Staff has investigated parking concerns expressed by two nearby residents.
The concerns are based on whether the parking conditions from the previous approva] are being
violated. If so, how will these be enforced in lieu of the change to the previous approval? The
applicant has provided staff with a traffic and parking management plan to address these
concerns (refer to Attachment E).
ANALYSIS:
(Refer to Attachment F for Use Review Checklist and additional findings).
1. Is the building design compatible with the existing character of the surrounding
area?
Yes. The predominant building design in the surrounding neighborhood is a ranch style and two-
story or split level type.
2. Would the proposed addition use be reasonably compatible with and have minimal
negative impact upon the surrounding residential neighborhood?
Yes. The sunounding neighborhood is mixed with a church use across the street, both medium
density and low density residential, and the Nomad Theater-North Boulder Market area is one
block away. The proposed addition does not increase student or staf£ ,
3. Does the proposed addition maintain the residential character of the existing
structure? Would the expansion prevent the structure from reverting back to a
single family residential dwelling?
Both the interior and exterior design maintains a residential character to the structure and site.
The two rooms in the second-story addition can easily be converted to two bedrooms with a
shared bath.
4. Does expansion generate additional parking needs? Will adequate parking be
provided for the users? Are the conditions for parking under the current UR-94-12
being met? Is the requested 38% parking reduction justi~ed?
The expansion would not generate additional parking needs because there would not be an
increase in the number of students ar staf£ There is adequate parking for the users between the
on-site parking, the parking on Quince Avenue, and overflow parking in the church parking lot
aaross the street. The drop-off and pick-up times are also staggered during peak hours (refer to
Attachment C).
A condition of UR-94-12 states - The applicant shall ensure that use of the preschool is in
conformance with the approved Vehicular Trlp Reduction Plan dated July 2, 1994, on fle in the
Planning Department, including but not limited to:
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AGENDA ITEM # 7C Paee 5
The ]0 additional daycare spaces approved under this approval shall be reserved for full day
enrollment or for children who live in close proximity to the subject property and can walk to
the preschool the majority of the time and the ratio of full-time ancl part-time students be
approximately 13-1 S full time and I 5-17 part time.
• The ratio of full day to half day enrollment shall be modified to increase the number of full
day students and reduce the number of half day students.
Staff has comacted the applicants regazding this condition. Theg have provided information
(Attachment C) indicating that their cunent enrollment figures are on target with the ratio of 13-
15 full time and 15-17 part time spaces. Currently, the Harmony Preschool has 18 ful] time
spaces and 12 part time spaces. Also, the applicants report the transportation mode
characteristics to be:
^ 15 children car-pool regularly
^ 8 children walk or bike to school regulazly
^ 2 children ride the bus frequently
^ 1 teacher rides the bus daily, 4 times a week
^ 8 children have parents who work in the nearby area, while living farther away
A map was provided by the appiicants indicating the trip origination points for the students.
Another condition of UR-94-12 states - Staff will review the approval for compliance with the
conditions of thie approval and to ensure that adequate tra~c mitigation measures are in place.
Staff will report to the Planning Board in May of 1995 to determine if the Board should hold a
Compliance Review hearing or like to review this approval.
The report to the Planning Board on June 1, 1995 states that transportation staff conducted a
traffic monitoring program for six months. Based on the data collected, staff found no significant
traffic or parking impacts associated with the preschool. A compliance hearing was not
requested by the Boazd based on these findings.
Today, staff does find some problems with the existing parking situation that was approved in
UR-94-12. These problems include too many vehicles pulling into the on-site parking area
during peak pick-up and drop-off times, vehicles queuing in along 15~h Street to wait to enter the
on-site parking area, and possible parking/stopping violations on 15~h Street. Also, a"Super
Bus" was reported by a neighbor to eliminate on-site parking during certain days/times in the
week. Staff notes that these observations were made during mid-winter conditions when walking
and bicycling are not as likely to occur as warmer days under safer conditions for the children.
However, staff finds that these problems can be addressed with improvements to the current
parking area (parking design, restriping, and additional signage) and with a traffic and parking
management plan (Attachment E) provided by the applicant as a condition of approval. The plan
that was provided to staff implements the following:
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AGENDA ITEM # 7C Paee 6
/ Parent volunteers to help oversee pazking
/ Parking requirements outlined in the child's registration packet
/ Relocating the required bike rack to the front patio
/ Discontinuation of the Super Bus services as of May 31, 2001.
/ Additional signage
/ Handbook reference to parking requirements
/ Reminders in newsletters, invitations, etc.
The 38% parking reduction is justified since there would be no increase in the number of
students or staff. This reduction also supports the objective ofmaintaining the residential
character of the site. •
PUBLIC COMMENT AND PROCESS:
Required public notice was given in the form of written notification mailed to all property
owners within 600 feet ofihe subject property and a sign posted on the property for at least 10
days. All notice requirements of Section 9-4-2, B.R.C. 1981 have been met. Correspondence
from neighbars and others has been attached as Attachment G. Staff has received six written e-
mails in support of the proposal and one opposed. Seventeen phone calls were received from
mostly parents calling in support of the,proposal. One neighbor (3934-15`~' Street) called to
express concern about parking and reasons for the need to expand. The adjacent neighbor at
3966-15`h Street has made 10 calls to express opposition to the use, the addition, and note
parking violations (i.e., parking on 15~h Street and too many cars in the on-site parking area).
STAFF FINDINGS AND RECOMMENDATION:
Planning staff finds the application to amend UR-94-12 satisfies the Use Review criteria. The
use is conforming under the previous Use Review approvals. The proposed second story to the
existing building provides more room and func6onality for the existing conforming use. Impacts
will be minimal since the request does not propose additional students or staff. The addition will
be compatible with the surrounding predominantly two-story dwellings in the neighborhood.
The parking reduction is justified on the basis that no additional students or staff are proposed.
The applicant has satisfactorily provided a traffic and parking management plan to address the
current conditions imposed under the previous reviews. Both the design of the addition and the
reduction in parking allows the building to be converted back to a residence should the preschool
use cease at some point in the future.
Therefore, staff recommends that Planning Board approve Use Review #2001-00003 Harmonv
Preschool Addition incorporating this staff inemorandum and the attached Use Review Criteria
Checklist as findings of fact, and using the following racommended conditions of approval.
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AGENDA ITEM # 7C Paee 7
RECOMMENDED CONDITIONS OF APPROVAL
Refer to Appendix A for conditions.
Approved By:
I'
eter oll ck, Director
Planning Department
ATTACHMENTS:
Attachment A: Recommended Conditions of Approval
Attachment B: Vicinity Map
Attachment C: ApplicanYs Written Statements
Attachment D: Applicant's Plans
Attachment E: ApplicanYs Traffic and Parking Management Plan
Attachment F: Use Review Criteria Checklist
Attachment G: Conespondence Received
Attachment H: Development Fteview Results and Comments
Attachment I: Planning Board Notice of Disposition (7l28/94)
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AGENDA ITEM # 7C Paee 8
ATTACHMENT A
RECOMMENDED CONDITIONS OF APPROVAL
Case Number: LUR2001-00003
Address: 3990 -15fh Street
Description: USE REVIEW ~ Second Story Addition to Harmony Preschool
I) The Applicant shall be responsible for ensuring that the development shall be in compliance
with all approved plans dated April 5, 2001 and on file in the City of Boulder Planning
Department. Further, the Applicant shali ensure that the preschool use is operated in
comp]iance with the following restrictions:
a) No increase in the number of stud'ents or staff.
2) The Applicant shall not expand or modify the approved use, except pursuant to Subsection 9-
4-9(g), B.R.C. 1981.
3) The Applicant shall comply with all previous conditions contained in the Planning Board
Disposition for Jennae and Hossein Sewom, owners of the Harmony Preschoo] (Use Review
#UR-94-12) dated July 28, 1994. The conditions of UR-94-12 are shown in Attachment I.
4) The applicant shall submit a revised parking layout acceptable to the Planning Department
that may include re-striping of the spaces and relocation of the bicycle rack.
5) Prior to scheduling the final inspection for Yhe addition, the existing building and the addition
must meet all of the requirements of the building code in effect at the time of the building
permit application.
6) The applicant shall be responsible for ensuring that the development shall be in compliance
with the applicant's written statement dated February 2, 2001 and attached plans dated April
5, 2001 (Attachments C and D) on file with the City of Boulder Planning Department.
7) The applicant shall comply with the traffic and parking management plan provided by the
applicants and approved by the Planning Department (Attachment E).
8) The City must be notified if any changes in the parking arrangements with the church on the
north side of Quince Avenue should change for any reason.
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Subject Property
3990 15th Street
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Review Type; Use Review ~
Projec# Name: Harmony Pre-5choal 1:3600 ry~apLink ~~~ao„~d~r~~~
Review Number: LUR20U1-0p403 n.nem~m+~p+n.exbrr.y'v
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Applicant: Hoss~in F Sevvom ~^,:~^~°^~°°~~•'~°~
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ATTACHMENT C
SUBMIITAL OF APPLICATION FOR USE REVIEW AND PARKING REDUCTION
HARMONYPRESCHOOL DATE: FEBRUARY2,01
JENNAE & HOSSEIN SFWOM
3990 15"' STREET
LOT 1, BLOCK 12 MOORES SUBDlVISlC1N
USE REVIEW
Narrative
The purpose of the intended addition is to provide additional storage
space within the building and to provide needed space to install a new furnace.
Due to the physica/ limitations of the eurrent structure both objectives are
unattainable. By building a second story addirion we can meet our objectives in
a way that will complement the residentia! neighborhood, be compatible with
city codes and zoning requiremenis and be beneficial for support the nature of
the business.
The proposed addition will include an enclosed sunroom, additional
upstairs storage space, re-location of furnace, hot water heater, washer/dryer,
an upstairs bathroom and new covered patio. Our objectives in this proposa! are
as follows:
• To keep within ihe character of the neighborhood. The addition has a
nJcer curb appeal, than the current structure and with minimal
interior changes can easily be converted into a comfortable 4-
bedroom/3-bath family home.
• To re-configure the existing lower area, creating a mudroom. ey
moving the water heater and washer/dryer upstairs a comfortable
mudroom is creared. This space is functional and essenrial in a
preschoo! [o keep outdoor mud, dirt, and play gear contained in one
manageable area.
• To replace the existing furnace room and furnace. We spoke to several
heating contractors and have been advised that in the near future the
current furnace will need to be replaced. The current furnace space is
small, leaving insuf ficient space to install a new furnace. As you can
see by the archirectural drawings rhe currenr furnace room can't be
enlarged as Jt is snuggly locaied between rhe bathroom and kitchen.
By moving the furnace upstairs the current duct system can continue
to be used. This is essential because the building sits on a slab
foundation with no crawl space. The slab foundation was poured
around the furnace ductwork sealing it in. ey moving the furnace
upstairs, above the existing furnace, the heating contractor can then
connecr the new furnace to the existing furnace lines and duciwork.
Some of the other attributes of the addition include the opportunity to provide a
better environment for the teachers Qnd students who are there every day. The
/~penda Item ~_.,csc_Nag2 # 1~-~
proposed addition will include a new, more efficient furnace, new energy
efficient windows, covered back patio, storage for the large array of educational
materials which are currenrly stored off site; allowing the teacher's planning
time to be more productive by having all materials easily accessible. All state
and national licensing records and documents will be stored on site as well.
Criteria
Consistency with Zoning and Non-conformity.
Yes, the current application being submitted is permitted within
the existing E.R,E. Zoning and the current special use permit SR #92 -21
issued in 1992, pending board approvai.
The intention of pursuing a use review is to allow us to make
needed modi~cations to the bullding only. It is not intended to change any
operation policies. Operating hours will remain from 7:30a.m. - 5:30
p.m. Current enrollment numbers (30 children) and a staff of 4 part time
[eachers will also remain unchanged. eecause we are not adding
addirional enrollment or staff, fhe traffi~ flow and parking will remain
consistent, causing no additional impact to the neighborhood- keeping
with the curreni site review (# SR 92-21), use review (# UR 94-/2) and
E.R.E. zoning.
2. Rationale.
(A) Yes, Over the past 8 years, Harmony Preschool has proven that it does
provide a direct service and convenience to the surrounding
neighborhood. Approximately 80% of our families are from the immediate
area. Currently the preschool is full, with a 3-year waiting list.
(e) Yes, currendy Harmony Preschool does provide a compatible transition
between higher and lower intensity uses. Harmony's contributions are
made by its accessibility ro nearby shopping, bus routes, public schools
bur most importantly by offering a service uiiliaed by families in the
neighboring area. Please note that the proposed addition will have no
greater or lesser impact on intensity uses either by contributing too
higher or lower intensities.
(C) Does not apply
D) Yes, the application submitted is permitted within the existing E.R.E.
zoning and the current special use permit issued in 1992 (SR-92-21). The
established special review will not be compromised, as we are making
building improvements only.
Agenda item # L Page n~•3
3. Compatibiliry
No, the locaCion and operating characterisrics of Harmony Preschool do
~ not compromise or change our existing special use permit in any way.
However, the size of the building will exppnd from 1239 square feet to
2233 square feet. Wi[h Che additional square foofage, we fee! the building
is more compatible with the neighborhood than the current structure. ey
reviewing the architectural drawings you can see the building will
maintain its home-like characteristics both in and out. The building
height is well below the required maximum height requirements as well
as the required solar/shading requirements.
4. In frastructure
In no way will the proposed addi[ion affect the infrastructure of the
surrounding area, including and without limitations to water,
wastewaier, and storm drainage utilities and streets.
5. Character of the Area. -
The proposed addition will not change the predominant character of the
surrounding area. On the conCrary, the new addition will better
complement the neighborhood than the current outdated struccure
currently does.
Thank you for taking the time to review this proposal.
Jennae Sewom
Agenda Item ~ L Page # ~,
SUBMITT.4L OF APPLICATION FOR USE REVIEW AND PARKING REDUCTION
HARMONY PRESCHOOL DATE FEBRUARY 2,01
JENNAE SEWOM
3990 15TM STREET
LOT 1, BLOCK 12 MOORES SUBDIVISION
RE: PARK/NG REDUCTION VARlANCE
,Justifcation of asking for a parking reducrion variance
Harmony Preschool has been in operation since 1993. At that time,
Harmony was required to provide off street parking large enough to
accommodate 4 standard size-parking places, 1 accessible parking place, space
for a bike rack and a turn around area. In addition to these 5 parking spaces,
the north side of the school has additional parking for 4 cars, used exclusively
for the teachers. Furthermore, in anticipation of an overflow of visitors during
parties and specia! events Harmony Preschool has an agreement wirh the
church to the north of the school allowing us to use their parking lot, alleviating
any parking crunches that might periodically occur.
For the past 8 years Harmony has successfully managed our traffic flow
and parking. While we are asking for a use variance io add additionai storage
space by building a second story, we are not increasing enrollment or adding
additional staff that would justify an additional 3 parking places based on the
addition of square footage.
*Please see attachment D- Harmony Preschool Transportation Monitoring
Program. Monitoring done by John R. Hinkelman, Public Works Transportation
Planner from 11/18/94 - 5/12/95
Agenda Item # 7L Page H~~
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ATTACE~IA4ENT D
HARMONY PRESCHOOL TR~cNSPORTATlON MONTPORIIVG PROGRAM
Monitoring by: John R. Hinkelman, Public Works Transportation Planner
Date/tImeJobserved veWcular actlvity on site and ad,jacent to site:
1224
11-18/12:40/ - four vehicles pazked in preschool lot, two vehicles pazked in church puking lot.
11-18/4:45/.- two vehicles pazked in proschool lot, one vehicle pazked in church lot.
11-17/12:30/ - two vehicles pazked in preschool lot, three velricles parked in church lot.
11-22/12:15/ - two vehicles parked in preschool lot, two vetricles parked in church lot.
11-29/4:35/ - one vehicles puked in preschool lot, one vehicle parked in chtuch lot.
11-30/12:20/ - no vehicles parked in preschool lot, one vehicle pazked in church lot.
12- i/ 12:15/ - two vehicles parked in preschool lot, three vehicles parked in church lot.
12-5/12:45/ - one vehicle parked in preschooi lot, two vehicles parked in church lot.
12-6/12:20/ - three vehicles pazked in preschool lot, three vehicles pazked in church lot.
12-8/4:25/ - three vehicles pazked in preschool lot, two vehicles pazked in church lot.
12-13/ 12:10/ - three vehicles pazked in preschooi lot, four vohicles pazked in church lot.
12-13/4:15/ - two vehicles parked in preschool lot, two vehicles pazked in church lot.
12-14/12:25/ - four vehicles parked in preschool lot, three vehicles pazked in church lot.
1428
1-5/12:35/ - four vehicles pazked ia proschool lot, five velricles parked in church lot.
1-6/12:30/ - no vetucles parked in preschool lot, three velricles parked in church lot.
1-6/4:35/ - one vehicle parked in preschool lot, no vehicles pazked in church lot.
Agenda Item N_LS~Page ri ~LL-
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1-9/4:45/ - one vehicle parked in preschool lot, one velucle parked on Quince Aveaue.
1-11/12:25/ - three vehicles parked in preschool lot, thnee vehicles parked in church lot.
1-1?J4:30L - onc velucle pazked in preschool lob one vehicle parked in church lot,
1-17/12:40 - one velucle parked in preschoollot, one vehiclo.pazked on Quince Avenue, two
vehicles parked in church pazking lot.
1-19/1,2:25/ - three vehicles pazked in church pazking lot.
1-20/3:50/ - one vehicle pazked in preschool lot, one vehicle parked in church lot.
1-24/12:10 - three vehicles pazked in preschool lot, one vehicle pazked in church lot.
1-26/8:10 - two vehicles parked in preschool lot, one vehicle parked in church parking lot.
1-26/4:30 - one vehicle in preschool lot, one vehicle parked in church pazking lot.
1-30/12:00 - one vehicle pazked in preschool lot, two vehicles parked in church pazking lot.
2-2/12:10 - two vehicles pazked in preschool lot, three ve}ucles puked in church pazking lot, one
vehicle parked on Quince Avenue.
2-314:15 - one vehicle puked in pteschool lot, one vehicle pazked in church parking lot.
2-7/7: I Spm - Special monitoring due to preschool function: pazking lot full, church lot full; no
parking on ISth street.
2-9/4:40 - two vehicles pazked in preschool pazking lot, one vehicle parked in church lot.
2-14/ 12:15 - Cwo vehicles pazked in preschool pazking lot, one vehicle pazked on street, two vehicles
pazked in church pazking lot.
2-17/12:40 - five vehicles pazked in preschool pazking lot, one waiting on street to pull in preschool
parking lot, one vehicle parked on Quince Avenue, ttvee vehicles parked in church pazking lot.
2-17/4:15 - one vehicle parked in preschool parking lot, two vehicles parked in church pazking lot.
2-22112:25 - three vehiclcs parked in preschool pazking lot, one vehicle parked on Quince Avenue,
three vehicles pazked in church parking lot.
2-23/12:40 - two vehicles parked in preschool parkiag lot, one vehicle pazked on Quu-ce Avenue,
two yehicles puked in church pazking lot.
2-23/4:25 - no vehicles pazked in preschool parking lot, one vehiele packed ia ehurch parking lot.
Agenda Item N~Page # ~'/
' ..1~.`+
` r
1 ~
.A i:.1Y4. :~Mi~' . . ,~.
2-28/12:05 - two ve}ricles parked in pnschool parking lot, one vehicle parked oa Quince Avenue,
two velricles parked in church pazking loG
3-1/12:15 - one vehicle parked in preschool parking lot, two vehicles parked in church pazking lot.
3-2/4:35 - one vehicle parked in preschool parking lot, one vetncle parked in cburch parking lot.
3-6/4:55 - one vehicle parked in preschool parking lot, one vehicle pazked in church parking lot.
3-7/12:35 - two vehicies parked in preschool parking lot, one vehicle pazked oa Quince, two
vehicles parked in church pazking lot.
3-9/12:10 - one vehicle pazked in preschool puking lot, two vehicles parked in church puking lot.
3-14/12:45 - three vehicies pazked in preschool lot, one vehicle pazked on Quince Avenue, three
vehicles parked in church lot.
3-16/12:50 - two vehicles parked in preschool parking lot, one vehicle pazked on street, two in
vehicles parked in church pazking lot.
3-20 Citiun calleli: five vehicles pazked in preschool pazkittg lot, three vehicles pazked on Quince,
7 vehicles pazked in church parking lot, ,
3-? I/1?:30 - three vehicles parked in preschool pazking lot, one vehicle pazked on Quince Avenue,
[wo vehicles parked in church parking lot.
3-?3/12:40 - three vehicles parked in preschool puking lot, one vehicle pazked on Quince Avenue,
two vehicles parked in church pazking lot.
3-33/4:05 - one vehicle parked in preschool pazking lot, one vehicle pazked church pazking lot.
No monitoring, spring break.
4-4/1235 - three vehicles parked in preschool parking lot, one vehicle pazked on Quince Avenue,
one vehicle pazked in church pazking lot.
45 Citiun called: Seven vehicles parked in pmschool pazking lot, three vehicles parked on Quince
Avenue, three vehicles parked in church parking lot.
4-6/12:40 - four vehicles parked in preschool parking lot, one velricle parked on Quince Avenue,
and two vehicles parked in church parking lot.
No monitoring during the week of April 10 - 14. Out all week.
417/3:35 - two vehicles parked in preschool parking lot, one vehicle parked in church pazking lot.
Agenda 11em u~C Page ~ /~~
~~ . Y _"n{. .^..
~ I:;c. i:Y.,.~..i ,
9
419/12:40 - three velucles parked ia preschool parking lot, one vehicle parked oa Quince Avenue
and three vebicles parked in church parking lot.
4-21/12:30 - two vehicles parked in preschooi pazking lot, one vehicle parked on Quince Avenue
and tkuee vehicles pazked in church parking lot.
426/12:40 - duee vehicles parked in preschool parking lot, one vehicle parked on Quince Avenue
and two velilcles parked in church parking lot.
4-27/12:35 - two vehicles pazked in pceschool parking lot, two vehicles parked in church parking
lot.
4-27/3:50 - one vehicle pazking in church pazking lot.
5-?J12:25 - one vehicle pazked in preschool parking lot, two vehicles pazked in church parking lot.
5-3/3:45 - one vehicle pazked in preschool parking lot, one vehicle pazked in church parking lot.
5-5/12:20 - two vehicles pazked in preschool parking lot, one vehicle pazked on Quince Avenue, two
vehicles pazked in church parking lot.
5-8/] 2:35 - two vehicles pazked in preschool pazking lot, three vehicles parked in church pazking
lot.
5-9/8:05 - one vehicle pazked in preschool pazking lot, one vehicle pazked on Quince Avenue, two
vehicles parked in church parking lot.
5- t 2/ 12:20 - one vehicle parked in preschool pazking lot, one vehicle parked in church parking lot.
End of Monitoring Program.
Agentla Item N/ C Page # 12
February 27, 2001
Jennae Sewom
Site Review
Harmony Preschool
3990 15~" Street
Bike rack-
On three separate occasions a bike rack has been installed in the no
parking area and three times it has been pulled up from [he asphalt and
stolen. The third time the bike rack was not only fixed in the asphalt but
also chained to the south fence. Portions of the fence had been removed
in order to stealthe bike rack.
Concerns from a neighbor about a white van parked on ) 5"~ street.
Yes, Mr. Edmonds and Mr. Harris is correct, a white van is frequently
parked on 15~h street between Mr. Edmonds home and the preschool. The
van has large blue and pink lettering stating it is a diaper service van. It
services someone in the Nomad Co-housing complex. The children at
HArmony are potty trained.
Eviderrce of agreement from the church stating ihat we may coniinue to use
their parking.
See attached.
Information concerning the use of super6us and how it may impact our parking.
Super bus is at Harmony on Wednesdays and Thursdays from about
10:00 a.m. -12:00 p.m. See attached stheduling sheet from the Super
bus. While ar Harmony the super bus uses 2 parking spaces and can use
up to 4 parking spaces in warm weather when the trampoline attached to
the side of the super bus is down for the children to be on. We intenti
onally planned to have the bus at the school when no parents are picking
up or dropping off children. Occasionally we may have a person who
drops off late or may need to pick up an ill child. While 1 agree the bus
takes up a fair amount of pArking space it does not do so at any crucial
. pick up times during the day. Please see attached sheet concerning the
continuation of Super bus.
Agenda Item ~~Page a ~G
SiCe Review
Harmony Preschool
3990 15~" Street
page 2
Information concerning the specific ratlo of part time/ full time enrollment and
what mode of transportation the families use.
Currently Harmony has 12 part time spaces, and 18 full time spaces.
15 children car-pool regularly.
8 children walk or bike to school regularly.
2 children ride the bus frequently.
1 teacher rides the bus daily, 4 times a week.
8 children have parents who work in the nearby area , while living
further away. Harmony is on their way, siting between home and work.
How will Harmony Preschool continue to discourage parents from over flowing
the parking area and prevent them from parking on 15"~ street?
• Since opening in 1992, every parent handbook clearly states "We are a
neighborhood preschool, as a courtesy to our neighbors, please avoid
parking in front of their homes. Note that 15~" street is not designed to
accommodate any on street parking. 1 f no parking is available in
Harmony's parking lot you may park to the north o f the school and in
the church parking lot north of Quince." We will continue to do this.
See the attached parent handbook.
• Prior to every event that may cause an over flow it is posted in the
invitation, newsletter and such, reminding parents that additional
parking is available in the church parking lot and near Harmony on
Quince to the north of the school. See attached samples.
• In the child's registration form parents sign a statement stating that
they have read and will abide by the requirements in the parent
handbook.
• A sign will be posted on the flower box in the front of the school
stating the parking lot compacity and reminding parents that 15'^
street is designed as a no parking street.
• As of Thursday, February 27, 01 a note was sent out insisting that
parents adhere to the parking space requirements in the on site
parking lot and reminding them of the additional on site parking to
the north on Quince and in the church's parking lot. See attached
note. A similar note can be posted through the year if needed.
Agenda Item #~ Page # ~~ /
February 27, O 1
Dear Parents,
It is imperative that the parking lot does not overfill with cars
improperly parked. The approval of the addition will be determined
by your ability to use the parking lot properly. Our parking lot is
designed to accommodate 5 cars. When you see the parking lot is
filled you must park to the north of the building on Quince or in the
church parking lot to Che north of Quince. Please do not over fill
our parking lot. Parking on I 5`~ street is strictly prohibited as well.
Thank you for promptly helping me with this matter.
,Jennae
Agenda ftem ~ ~~C Page ~ ~a,a~
.42 Communicatiore. Emereency, and Securit~Procedures
W. The policy on pazent and staff conferences to inform the pazenu or guazdians of
the chiId's behavior, progress, and social and physical needs.
X. The procedure for filing a complaint about chiid caze (see 7.701.5, General Rules
for Child Care Facilities).
Y. The policy regazding the reporting of child abuse {seE 7.701.5, General Rules for
Child Caze Facilities).
Z. The policy reguding notification when chfld care service is withdrawn and when
pazents or guazdians withdraw iheir children from the center.
.42 COMMUNICATION. EMERGENCY. AND SECURITY PROCEDURES
See also 7.702.41. A and 7.702.62. B.
A. The center must notify the pazenu or guazdians in writing of significant changes y=-=
in its services, policies, or procedures so that they can decide whether the center ?"
continues to meet the needs of the child. ~:-
~'
B. For security purposes, a sign-in/sign-out sheet or other mechanism for pazents ~
and guazdians must be maintained daily by the center. It must include, for each
child in caze, the date, the child's name, ihe time when the child arrived at and j
left the center, and the pazent or guazdian's signamre or other identifier. -
C. The center must have a working telephone with the number available to the
public. Emergency telephone numbers of the following must be posted near the
telephone: a 911 notice, where 911 is available, or rescue unit if 911 isn't
available; a hospital or emergency medical clinic; the local fire, police, and
health departments; and Rocky Mountain Poison Control.
D. The center must be able to provide emergency uansportation to a health care -
facility at all times.
E. The director of the center or the director's delegated substitute must have a
means for deternuning at all times who is present at the center.
F. A written policy regazding visitors to the center must be posted and a record
maintaine8 daily by the center that includes at a minimum the visitor's name and
address and the purpose of the visit. At least one piece of identification must be
inspected for individuals who aze strangers to personnel at the center.
G. The center must release the child only to the adult(s) for whom written
authorization bas been given and is maintained in the child's record (seE
7.702.101). In an emergency, the child may also be reteased to an adult for
whom the child's pazent or guazdian has given verbal authorization. If the staff
member who releases the child does not know the adult, identification must be
required to assure that the adult is authorized to pick up the child.
Agenda Item N~C Page #~~ 3,
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Number of $
Students 6
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^ I I ~III^ I ~III
ATTACHMENT E
March 15, 2001
Jennae Sewom
Site Review
Harmony Preschool
3990 19" Street
In an effort to alleviate traffic concerns that could arise Harmony will implement
the following plan.
• At parent orientation the Director will explain the need to abide by our
parking requirements, explaining that ~iling co abide Fiy these
requirements is not ontional._ At this time parents will be asked to
volunteer as needed to periodically oversee the parking lot directing cars
to additional parking outside of the parking lot. l believe this service will
be needed at the beginning of the school year when new families srarr
attending and during special events. We will also utilize parent volunteers
to supervise our parking lot at any time parents should appear to begin
to become /ax concerning the use of our parking lot.
• A separate form wi!! be included in the each cNild's registration packet
stating that the parents have read and will abide by the outlined parking
requirements.
. We would like to install the bike rack in the new concrete patio to be
poured in the front of the school. The patio is large and can easily
accommodate our bike rack without interfering with the ingress/egress of
families attending the school.
• Harmony Preschool has also lnformed Super Bus that their services will
be terminated as of May 31, 2001. While we feel the services offered by
Super Bus are valuable to our children and especially our special needs
children we also want to alleviate any concerns about the availability of
parking while the Super eus is at the school. Currently Super bus 7s aE
Narmony on Wednesdays and Thursdays from about 10:00 a.m. -T2:00
p.m. While at Harmony, the Super Bus uses 2 parking spaces and can use
up to 4 parking spaces in warm weather when the trampoline attached to
the side of the super bus is down for the children to be on. We
intentionally planned to have the bus at the school when no parents are
picking up or dropping off children. Occasionally we may have a person
who drops off late or may need to pick up an ill child. While 1 agree Super
8us takes up a fair amount of parking space it does not do so at any
crucial pick up times during the day.
Agenda ilem N ~ ~% Page # ~
• Harmony will post a sign on our flower box located very near the parking
area stating the allowed parking lot compacity including directions to
park io rhe north af ihe school of the !o[ is filled.
Our parent handbook will continue to state that "We are a neighborhood
preschool, as a courtesy to our neighbors, please avoid parking in front
of tNeir homes. Note that 15"~ street is not designed to accommodate any
on street parking. If no parking is available in HArmony's parking lot you
may park to the north of the schoo! rn the 3 parking places on Quince in
rhe gravel and in the church parking lot north of Quince."
Priar to specia! events, the staff at Harmony will coniinue to remind our
families in their invitation, ~newsletter, and so forth encouraging
neighboring families to walk and/ or carpool. 1 f parents do drive, and
they find the parking !o~ full parents wiN need to park to the norCh of Che
school in the 3 parking places on Quince in the gravel and in the church
parking lot north of Quince.
Thank You-
Jennae Sevvom
Agenda Item ~ ~~G Page q ~
Dear Parents,
Please read, sign and return the following form to Harmony
Preschoo! with the resi of your regisrration packet.
Thank You-
,/ennae Sevvom
Director
Agenda Item # ~ Page # ~
It is imperative that the parking lot does not over~ll with cars
improperly parked. Our parking lot is designed ro accommodate 5
cars, When you see the parking loi is fiNed you must park to the
norrh of the building on Quince in the graveled area or in the
church parking !or ro rhe north of Quince. Please do nor over ~II
our parking lot, Parking on 15"' street is strictly prohibited as well.
I have read the parking requirement and agree to abide by the
parking agreement as stated above.
Signature
Date
Signature _ Date
Agenda Item # < G Page # ~~
ATTACHMENT F
USE REVIEW
Criteria
Y 1. The use is consistent with the purpose of the zoning district as set forth in
Section 9-2-1, "Zoning Districts Established," BRC, 1981, except in the case of a non-
conforming use; Zoning District: ER-E
Large day care centers are allowed by use review in the ER-E zoning district. The Harmony
Preschool was granted its use through a Special Review in 1992 (SR-92-21). It was later
amended through a Use Review in 1994 (UR-94-12). The original use permitfed up to 20
students. This was expanded to 30 students in the 1994 approval.
This application as presented does not request an expansion of the use for additional students
or staff. The proposed addition rather serves to provide an expansion of the existing building to
allow a more functional use of space. The expansion retains the residential character of the
structure (i.e., can easily revert back to a residential use), and presents no impacts greater than
would a second story addition on a dwelling unit. The applicant states that there are no plans for
increasing the number of students in the future. State licensing will not allow children to use the
upstairs, ensuring the intent of the second story addition will not be used for increasing the
school's capacity.
Y 2. The use either:
Y (A) Provides a direct service or convenience to or reduces
adverse impacts to the surrounding uses or neighborhood;
Documentation was provided in the previous use review approval that showed a significant
portion of the enrollment was from the neighborhood.
n/a (B) Provides a compatible transition between higher
intensity and lower intensity uses;
Area is largely two story structures.
Y (C) Is necessary to foster a specific city policy, as
expressed in the BVCP, including without limitation, historic
preservation, moderate income housing, residential and non-
residentiai mixed uses in appropriate locations, and group living
arrangements for special populations; or
Policy 8.04 encourages the "effective provision ... of maintenance, remedial and developmental
programs and services to citizens; such as special education, child care, ..."
nla (D) Is an existing legal non-conforming use or a change
thereto that is permitted under subsection (e) of this section.
Y 3. The location, size, design, and operating characteristics of the proposed
development or change to an existing development are such that the use will be
Agenda Item NJ~-Page ~ ~
reasonably compatible with and have minimal negative impact on the use of the nearby
properties;
The proposed addition will not increase impacts to the area since the increase in the building
square footage does not add students or staff. The surrounding residential neighborhood is
predominantly characterized by two story residences, The primary impact from the existing use
relates to traffic and parking, and is discussed in the staff comment section.
Y 4. As compared to development permitted under Section 9-3.1-1, "Permitted
Uses of Land," BRC 1981, in the zone, or as compared to the existing level of impact of a
non-conforming use, the proposed development will not significantly adversely affect the
infrastructure of the surrounding area, including without limitation, water, wastewater,
and storm drainage utilities and streets.
The existing infrastructure can accommodate the proposed use.
Agenda Item k,/ ~-- Page q y~
Comments on Harmony Preschool Addition Page 1 of 1
ATTACHMENT G
Nan Johnson - Comments on Harmony Preschool Addition
From: Kevin Moore <klmoore@digitalglobe.com>
To: "'bsccomment@ci.boulder.co.us"' <bsccomment@ci.boulder.co.us>
Date: 3/12/2001 9:34 AM
Subject: Comments on Harmony Preschool Addition
Dear Ms. Peterson, .
I am writing to lend my support to the Harmony Preschool addition plans. I have dropped off and picked
up my daughter in the morning, mid-afternoon, and in the afternoon and have never noticed any parking
problems. And if by chance there were ever to be any parking problems, I'm sure the owners of Harmony, and
the parents of the children at Harmony would do whatever it would take to remedy the situation. I have heard
there is a person in the neighborhood that calls Harmony "just a daycare". Well iYs not. My 4 year old daughter
is currently learning about Asia and the other day she came home counting to 10 - in Japanese! I don't think
this would happen at "just a daycare". Ail Harmony is trying to do is expand so that they can continue to provide
and improve upon the education they are giving Boulder children. Thank you for your time and
consideration.....Kevin L. Moore
Agenda Item N~4.~Page # .~L~
file://C:\WINDOWS\TEMP\GW } 00001.HTM 3/13/2001
Page 1 of 1
Nan Johnson - Note to Nan Peterson
From: "Kathryn B. Moore" <kbmoore@ix.netcom.com>
To: <bsccomment@ci.boulder.co.us>
Date: 3/11/2001 12:56 PM
Subjech Note to Nan Peterson
Ms. Peterson,
1 am writing ro comment about an application that is under review by the
city of Bouldec The application is regarding an addition at Harmony
Preschool, located at I Sth and Quince. 1 am aware Ihat [here is a neighbor
who is enthusiastically figfiting the addilion, althougfi the expansion wou{d
not affect his property in any way. As the paren[ of a child who attends
Harmony, I am admit[edly biased in my opinion of this neighbor, ne~ertheless
I beiieve that his complaints ebout parking are grossly over-exaggerated.
My child has been anending Harmony for a year and I have never seEn anyone
park on 15th. IC you could come out and look at the site, it would be
obvious Ihat is nearly impossible [o park on ISth, as Ihere simply isn't
room.
I am asking i. ihat you simply consider the idea that Mr. neighbor's
position and complaints are not quite awurace. The school is a wonderful
and rich environment that fills an important niche in our north Boulder
neighborhood. The beauty of ihe addition and the plan for useage is that
Ihe number of sWdents will not increase, making more room for teachers arid
studenis. I would love to see the addition be approved by the City so that
l~larmony can continue m be the great place it has alwuys been - plus a
Iittle bit more. Thank you so much for your time and atten[ion to Ihis
matter.
Sincerely,
Kate Moore
(303)245-1023
Agenda Item H~Page k .~
file://C:\WINDOWS\TEMP\GW}00OO1.HTM 3/13/2001
Page 1 of 1
Nan Johnson - Harmony preschool addition...Attn: Nan Johnson
From: "Werner, Kristin (Kristin)" <kswemer@avaya.com>
To: "'bsccomment@ci.boulder.co.us'" <bsccomment@ci.boulder.co.us>
Date: 2/16/200] ll:40 AM
Subject: Harmony preschool addition...Attn: Nan Johnson
> SubjecC Harmony Preschool Addition
>
> Nan Johnson,
> This is in reference to Ihe phone conversa[ion Ihat was had on 2/1 G on the
> above
> subjecl. My wife and I have no ohjeclions to [he ezpansion requested by
> Harmony
> Preschool.
>
> We would like to poin[ ou~ Ihe following [hings.
> 1) The number of children and teachers will not be increasing so despice
> Ihe increase in
> the size of the building additional parking spaces will not be necessary. `
> 1 drive by almost
> everyAay and it is very very rare [ha[ Ihe parking lot is full.
> 2) The addi[ion of [he small room on ground level and the 2nd 8oor will
> make the
> Preschool facility ~t in better with Ihe neighborhood as all buildings
> surrounding it are
> largcr and most arc 2 s[ories.
> 3) We helieve Ihe approval for Ihis addilion is a good [ime no~ only for
> thc ncighbarhood
> but for the community as weli.
>
>'1'hank you
> David and Kristin Wemer
> 12440ak1eafCr.
> Boulder, Co 80304-1 l51
> 303.4423957
Agentla Ilem #~Page ri _.~i.L_
file://C:\WINDOWS\TEMP\GW } 00OO1.HTM 3/13/2001
Page 1 of 1
Nan Johnson - comment to Nan Johnson
From: "G Michael Moore" <Michael@PartnerSkills.com>
To: <BSCComment@ci.boulder.co.us>
Date: 2/16/2001 11:22 AM
Subject: comment to Nan Johnson
Re: HARMONY PRE-SCHOOL Addition
Review #LUR2001-00003
We are strongly IN SUPPORT of all elements of this exemption request. This
is the kind of mized-use project that suppor[s our neighborhood being MORE
of a community than it would be if we were stricNy residential. Nothing is
more important, in our minds, Ihan providing good facilities and support for
the nurture and educa[ion of our children.
G. Michael Moore
Robin R. Temple
4144 I Sth Street
Boulder 80304
(303) 78G8662 WK
(303) 442-2750 HM
(303) 786-8277 FX
Agenda I(sm # L Page N~
file://C:\WINDOWS\TEMP\GW}00OO1.HTM 3/13/2001
Page 1 of 1
Nan Johnson - review number Iur2001-00003
From: "Theresa Szczurek" <~1~worldnet.att.neV
To: <bsccomment@ci.bouldecco.us>
Date: 3/5/2001 10;38 AM
Subject: review number 1ur2001-00003
Project Name: Harmony Preschool Addition
I hope I am not too late in getting my comments to you
AGAINST
Ihe addition to this preschool.
This is a quiet residen[ial neigh6orhood and I would like ~o leave i[
at that. 1 do not agree with the parking reduction either.
As a homeowner a[ t336 Redwood Avenuq I received
the notice of the use review.
This is not appropriate use for this neighborhood.
Thank you for your consideration.
t
Theresa M. Szczurek, Ph.D., Preside~t and CEO
Technology and Management Solutions
3870 Newport I.ane
Baulder, CO 80304-1049
[cl: 303-443-8674
fax: 303-727-4494
email: [msl@worldneLa[[.net
Agenda item N~Page # ~S
file://C:\WINDOWS\TEMP\GW } 00OO1.HTM 3/6/2001
Page 1 of 1
Nan Johnson - Attn: Nan Johnson : Harmony Pre-school Buiiding Permit Application
From: "John B. Carlucci" <lucc@qwest.net>
To: <bsccomment@ci.boulder.co.us>
Date: 3/1/2001 9:48 PM
Subject: Attn: Nan Johnson : Harmony Pre-school Building Permit Application
Hello Nan,
I am writing with regards to Harmony Pre-school's application for a building permit. Between my two children,
we have been members of the Harmony community for almost four years. Harmony has been very supportive
in many aspects of raising children but most importantly, my children have been very well prepared for the
transition into elementary school.
Week days we typically drive our daughter to Harmony. When we arrive at a busy time and many parents are
dropping off children, we make use of the Church parking lot on the North side of Quince. This parking lot
always has ample spots available. When the situation permits we take advantage of the Skip service on
Broadway and leave the car at home. On these days, we disembark at the convenient bus stop at Broadway
and Quince. Parking has never been a problem, we will continue to choose one of the parking lots when we
drive or take the bus.
Please call me at 303-417-9727 if you have further questions.
Best Regards,
John B. Carlucci
Agentla Item k~Page # ~
file://C:\WINDOWS\TEMP\GW } 00OO1.HTM 3/5/2001
Nan Johnson - TEXT htm
~ . __ ___ __
_ Page 1 'I
1 support Ihe proposal as long as it does not permit an expansion for additional s[udents. Susan S. Levin 1320
Periwinkle Drive ~
Agenda Item q_(. S,~_Page ~ ~.
JAN-22-99 FRI 11:58 NUCLEAR PNYSlCS FAX N0, 303 A92 7486 P,02
O~
CITY 4`.'~ V ~~ '
BOULpER
P,O Saac91 ~ Bo~ Colorado 803~O6n ( 03 )441327p ent
Ootobez 14, 3A94
Jennae 5awom
4869 Valkyrie Drive
Bouldex, CO 80301
T~ear Jennae:
T receivei! tha s~gned developmeut agraemeut for Fiarmo~ PreschooS~ Thanks for
retur.n.tz~g it I am wrttiag to follow up oa the parking 1ot striping issue. As we discussed
the current stnping of the lot in mot coasistent wlt~h the a~roved sita p aa or wu ty~
In ordes to come iuto eompHance, you bave two options. First, you can restxii~e the
lot as showu on tbe appsoved plans. The excess paved area along the western portiou o£
the lot would ha~e to be oithcx removed or you could make it cleac that pazking Is not
allowed in that area by striping or'by putting physical obstructians in the atea, e.g., plan~ets
oi peFhaps bike racks. The alternative for you is to apply for an amendnnent w yaur
approval. 'I'bis would raqulra tho saaae public process as yau went through twice befoze.
Ploaso let me lmow your lntentioas. ~£ you have aay qusstions, g~Ive me a call.
~~- ~~
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ATTACHMENT H
~ CITY OF BOULDER
w~/~`~.:;~,iSf guilding Services Center
~s. 1739 Broadv~sy, Third Floor • P. 0. Box791 • Boulder, Cobrado 80306-0791
r'' Phone30&441-1880 • Fax 303-441-3241 • ~w/~v.ci.boulder.oo.uslbuildingservices
Greetings:
February 9, 2001
We are writing to notify you that the City of Boulder Building Services Cenfer has received the folfowing
development review application:
LOCATION: 3990 15TH ST
PROJECT NAME; HARMONY PRE-SCHOOL Addition
DESCRIPTION: To enlarge the Harmony Pre-school approximately 1000 square feet in order to provide
additional space to support the approved existing use. A request of a 38% parking
reduction to provide five (5) parking spaces where eight (S) parking spaces are
required is included with this review.
REVIEW TYPE: Use Review
REVIEW NUMBER: LUR2001-00003
APPLICANT: HOSSEIN SEWOM
ZONING: ER-E (Estate Residential-Established)
What is allowed on this property7
The project site is zoned ER-E, Estate Residential-Established. The ER-E zoning allows for detached residential
development at a density lower than that customarily found in urban areas. This zoning allows new residential lots of at
least 15,000 square feet in size.
The applicanYs non-residential use in a residential district is permitted from a previous approval. The Harmony Preschool
was granted its use through a Special Review in 1992 (SR-92-21). It was later amended through a Use Review in 1994
(UR-94-12). The original use permitted up to 20 students. 7his was expanded to 30 students in the 1994 approval.
The current proposal does not permit an expansion of the use for additional students or staff. The proposed second story
addition serves to provide a mudroom, sunroom, covered patio, one new bathroom, and additional mechanical and storage
space.
For more information about this zoning, refer to the city's land use regulations at www.ci.boulder.co.us/cao/brc/title9.html
or contact the Building Services Center at 303-441-1880.
Why is this review required?
A use review is required because the applicant is requesting approval of a change to the previous Use Review to allow the
second story addition. The parking reduction request is being included as part of the Use Review per Section 9-3.3-9(d).
Agenda Item k / L Page #~
What are the criteria for review?
The Planning Department will review the application for compliance with the Use Review criteria per Sections 9-4.9(d) and
9-3.3-9, B.R.C. 1981 of the City's Land Use Regulations.
:.:;;;Approval of the addition would be on the basis that the addition serves to allow a more functionai use of space, retains
the residential character of the structure (i.e., can easily revert back to a residential use), minimizes the impacts to the
residential character of the area, and that it meets the city's land use code requirements. A parking reduction may be
sought if the applicant can provide assurance that these wouid not be needed.
You can review these criteria in the city's land use regulations at www.ci.boulder.co.us/cao/brc/title9.htm1 or contact the
Building Services Center at 303-441-1880.
When will a decision be made?
The timing of the development review process depends on several factors, including the complexity of the project and the
number of the times the proposal is revised. Staff welcomes inquiries and comments from the public throughout the
review process. Comments received from you before Februarv 19, 2001 will be considered in the city's initial response to
the applicant. A decision on this application will not be made before this date.
A decision on this application (an approval, denial, or approval with conditions) will be made by the Planning Board at a
public hearing. If you wish to receive notice of the Planning Board hearing, contact the Planning DepartmenYs case
manager (see below). Any decision by the Planning Board is subject to call-up by a majority vote of the City Council within
30 days.
How can I find out more?
For more information or to comment on the application, contact the projecYs staff case manager Nan Johnson
By Phone: 303-441-1880 By Mail: P.O. Box 791, Boulder, CO 80306
By FAX: 303-441-3241 By e-mail: BSCComment@ci.boulder.co.us
Or review the project file at the City's Building Services Center, 1739 Broadway, 3rd floor during regular office hours
(8:00 a.m. to 5:00 p.m. weekdays, except Tuesdays 10:00 a.m. to 5:00 p.m.).
Agenda Item ~~Page # s~
ATTACHMENT H
CITY OF BOULDER
LAND USE REVIEW RESULTS AND COMMENTS
DATE OF COMMENTS: February 26, 2001
CASE MANAGER: Nan Johnson
PROJECT NAME: HARMONY PRE-SCHOOL
LOCATION: 3990 15TH ST
COORDINATES: N07W06
REVIEW TYPE: Use Revlew
REVIEW NUMBER: LUR2001-00003
DESCRIPTION: USE REVIEW: Use Review to enlarge the Harmony Pre-schooi approximately 1000
square feet in order to provide additional mechanical and storage space. And a
parking reduction oi 38°/, to provide five (5j parking spaces where eight (8) parking
spaces are required.
REQUESTED VARIAT IONS FROM THE LAND USE REGULATIONS: Parking reduction of 38%.
REVIEW FINDINGS
Application meets all criteria; minor documentation is requested and must be submitted prior to scheduling with
the Planning Board.
Staff finds that the application meets all Use Review criteria. Planning Board approval is required for the Use Review which
includes the request for the reduction in parking. Before this application is scheduled with the Planning Board, minor
documentation as requested from the comments (Section II City Requirements - Parking) must be submitted and
reviewed by staff. Please submit the requested documentation in writing (3 copies) to the Case Manager by March 2,
2001. FoAowing receipt of complete and accurate documentation, the Planning Department will to schedule this item for a
Planning Board hearing at the April 5th meeting date.
The city review team for this application are available to meet with you to discuss the findings. Please contact your case
manager to set an appointment, if necessary.
11. CITY REQUIREMENTS
Access/Circulation
Although the written proposal states that an area has been reserved for bicycle parking, no bicycle parking exists. City
staff has documentation on file stating that bicycle racks would be located on-site in such a manner as to physically
prohibit vehicles from parking in the no-parking area at the southeast corner of the parking lot. The total number of bicycle
parking spaces required must be at least 20% of the total required vehicular parking for the site due to the parking
challenges in the vicinity of this site. The required parking is 8 spaces, therefore a minimum of two bicycle parking spaces
are required. Approved bicycle racks are illustrated in the City of Boulder Design and Consfruction Standards, standard
drawings 2.52 and 2.53.
Fire Protection
Prior to final inspection, applicant shall install automatic fire sprinkler protection in addition, up to a one-hour separation
wall per Fire Code (proposed addition is greater than 50-percent of existing and total structure becomes greater than 2,000
aq. Ft.) To avoid installation of automatic sprinklers, addition would have to be limited to less than 620 sq. ft. Adrian Hise,
303-441-3350.
Landscaping
No requirements at this time. Bev Johnson, 303-441-3272. ~ry/ ~ ~-/
Agenda item #~ Page ri ~;.2L~
Address: 3990 15TH ST .
Miscellaneous
No requirements at this time. Melissa Rickson - City Attorney's Office
Parking
City staff observed the parking lot on several occasions during the week of February 12 -16, 2001 to determine
whether the site complied with the parking approved in previous reviews. The following issues were of particular
concern based upon the available parking within the vicinity of the site:
• The function of the parking lot internal to the site.
. The frequency of parking overflowing onto 15~h Street.
. The way the church parking lot on the north side of Quince functions to relieve parking congestion for
the Harmony Pre-School site.
The following are observations made by staff at the Harmony Pre-School site:
• 15`h SVeet has occasional use by vehicles stopping temporarily to pick up children when the Parking
lot is full. This use restricts the narrow street enough to cause some difficulty for users of 15 h Street
and creates a safety concern with regard to children accessing vehicles.
. Some staff and a few parents used the church parking lot on the north side of Quince. Ample parking
was available within the church parking lot during all periods observed.
• Parking within the on-site parking lot did not function according to the previous approval. Parking was
observed to occur within the parking isle that lead to the approved parking spaces.
• The peak period of demand for parking at this site occurred during a 15 minute in the morning and a
15 minute period in the afternoon. These peak demand periods occurred toward the end of the
morning peak period and before the evening period of the street network.
Staff finds that this application should not increase the parking demand since there is no proposed increase in
students or staff. The parking problems noted above are a result of non-compliance issues with the previous
conditions of UR-94-12 regarding parking and traffic. Staff requires the applicant resolve the on-site issues in the
following manner.
1. "No-Parking" signage be located along the north side of the parking lot next to the building to
discourage parking within the isle leading to the on-site parking spaces.
2. The parking lot striping, which is currently ambiguous due to visible old angled parking striping, needs
to be cleared of all marking except for the approved, straight-in parking configuration that has been
approved.
The applicant must provide the following information prior to'scheduling this application for the Planning Board hearing as
explained in Section I of this report.
1. Evidence of an agreement for parking arrangements between the adjacent church property and the Harmony Pre-
School
2. Information on the use of the trampoline bus observed by neighbors and how this impacts the on-site parking.
3. Information on the specific ratio of part-time to full-time students per the condition of the UR-94-12 approval.
4. Information on where the students are coming in from and the mode of transportation.
5. A plan describing the applicanYs strategies to prevent parking along the street, and to prevent overflow stopping
and parking within the on-site parking area.
Refer to the following section "Information Commenis" for additional actions that may be taken by the city.
III. INFORMATIONAL COMMENTS
Parking
1. The City will consider posting further restrictions on 15~" Street to prohibit standing or stopping in front of the school
should parking continue to overtlow into the street.
Agenda Item # ~ C% Page ~ ~~~
Address: 3990 15TH ST
2. School staff shouid inform parents of students of the approved use of the parking lot as well as the "No-Parking"
condition that exists on 15~h Street. E~forcement of parking on 15`h Street and the appropriate use of the school's
parking lot will be conducted on a case by case basis based on complaints received by the City.
3. The City must be notified if any changes in the parking arrangements with the church on the north side of Quince
should change for any reason,
Building and Housing Codes
All work must be in compliance with the building code in effect at the Yime of building permit application. Steve Brown
Housing & Human Services
As a pre-school facility, the proposed expansion of the Harmony Preschool provides an important community service at a
neighborhood site near to families. As such, the proposed use addresses Use Review Criteria #2, "Rationale" in that it
provides a direct service or convenience:' In addition, the use is consistent with a number of Boulder Valley
Comprehensive Plan Policies, including policies: 8.01 "meeting the broad spectrum of human needs," 8.05 "access to
human service programs," and 2.18 "encouraging the development of support services for subcommunities:'
Linda Hill-Blakley, Housing & Human Services, 441-3157
Neighborhood Comments
Re: HARMONY PRE-SCHOOL Addition
Review #LUR2001-00003
We are strongly IN SUPPORT of all elements of this exemption request. This
is the kind of mixed-use project that supports our neighborhood being MORE
of a community than it would be if we were strictly residential. NoYhing is
more important, in our minds, than providing good facilities and support for
the nurture and education of our children.
G. Michael Moore
Robin R. Temple
4144 15th Street
Boulder 80304
(303) 786-8662 WK, (303) 442-2750 HM, (303) 786-8277 FX
Dave Werner, 303-442-3957
My comments are positive towards this application. This proposal will fit in with the neighborhood better given all the
homes now with pop-tops. Will send comments by e-mail.
Subject: Harmony Preschool Addition
Nan Johnson,
This is in reference to the phone conversation that was had on 2/16 on the
above subject. My wife and I have no objections to the expansion requested by
Harmony Preschool.
We would like to point out the following things.
1) The number of children and teachers wili not be increasing so despite the increase in the size of the building additional
parking spaces wiil not be necessary. I drive by almost everyday and it is very very rare that the parking lot is full.
2) The addition of the small room on ground level and the 2nd floor wiil make the preschool facility fit in better with the
neighborhood as all buildings surrounding it are larger and most are 2 stories.
3) We believe the approvai for this addition is a good time not only for the neighborhood but for the community as well.
Thank you • , ,,
David and Kristin Werner Agenda Item k~Page #~-~
Address: 3990 15TH ST
1244 Oakleaf Cr.
Boulder, Co 80304-1151
303.442.3957
Paul Harris, 3924 15~h Street (3rtl house down on east side) ph# (303) 257-2869 (phone conversation):
No major issues with this proposal. Parking should be•looked at very carefully at peak times (8:30am-9am, 230-3:15pm).
There is spill over into the street (15'"], vans and SUVs, usually 1 or 2 cars have to park on 15'" St. Gave a recent example
of problem - a FedEx truck had to go around a parked car that children were getting out of and creating a safety problem.
On Quince Street, the cars can stick out too far and can block view to the east when pulling out from 15'h St. Should go
back to original approval (ER-E zone) - use was to be serving local area. Now drawing from other areas. Used to walk
and now coming in from other areas. W hy change if this was working before? Question the reasoning of the furnace
relocation (they build small units to fit in existing closet area). Supporting a business, must take into consideration of being
in a neighborhood and what was approved. It is currently an affordable house with it nice and small - why change that? It
is not in the spirit of compromise of the approval. Noise, have children but it is loud. Light pollution with the spotlight on
the pole. Character of the neighborhood - they knew this as they went into this. Why not a 6x6 addition instead of an
entire 2"d story? Early morning, a white van unloads children.
Don Edmonds, 3966-15~h Street (303-443-7170)
2/9/01 - Noise is very loud. Hard for our living conditions. Nothing in the ordinance to address noise. Kids are outdoors
all day (especially in summer). People and cars on 15'" Street and not supposed to. Going to have to address parking
with church, Nomad Theater, restaurant. Overusing Quince street parking. Keep house small so it stays affordable,
Should review the Mike Randall project (South Poplar re-dedication/Nomad project) for parking which is a major issue.
There is a superbus with a trampoline on its side that pulls up onto the site's parking lot from 10am-2pm and eliminates
parking spaces. IPs a Chinese fire drill. IPs not school, iYs babysitting. IPs not serving the neighborhood needs.
2/15/01 - Parking problems. No bike rack when there is supposed to be one. 8:45-9am Monday, Wednesday, and Friday
parking lot is packed. 11:30am-12:30pm or 1 pm Mondays, Thursdays, and Friday also problem times (more in the
summer). Are supposed to stagger their pick-up hours. Other problem times are 12;30pm-12:45pm/1 pm and 3:15pm-
3:30pm. Shuts down at 4:30pm (in the summer 5pm). Is the approval for neighborhood or regional children/students?
There is supposed to be 4 parking spots and 1 handicap space; usually cram 7-8 cars in there.
2/15/01 (3:39pm) - no film in camera - show started about 330 - cailed to report 7 cars in parking lot with another trying
to squeeze in - one illegally parked on 15`h facing the wrong way - if can get parking cleaned up would really appreciate it
Received in mail - Letters from October 14, 1994 and November 29, 1994 from Rob Fauver, City of Boulder, to Jennae
Sevvom and Don Edmonds, respectively. These address parking requirements. Also enclosed was a photo of the
superbus taken by Don Edmonds on 7/6/96.
2/20/01 (afternoon) - called to report current parking situation - there were 6 cars in the lot, 1 on the street, and 3 in the
church lot - have some photos
2/21I01 (938am) - would like to bring up that would like a no parking sign posted on 15~h Street between the school and
his residence so cars won't park there - for fire trucks and safety reasons
2121/01 (10:28am) -'superbus' is at the school - recommend stopping by to see what it does to the parking Iot and the
flow of traffic - no parking for clients
2/22/01 (3:26pm) - called to report continuous violations - six cars in parking lot now - two waiting on Quince to get in -
this goes on and on - whaPs going to be done about it?
iV. NEXT STEPS
Planning Board approval is required for the Use Review and parking reduction variance. Documentation as noted in the
beginning of this report is requested prior to scheduling this application with the Planning Board.
Agenda Item N~Page # , ~ `~
Address: 3990 15TH ST
ATTACHMENTI
You are hereby advised that on July 28, 1994 the following action was taken by the Planning
Board:
crnr
OF
BOULDER
Department of Community Planning and Development
P.O. Box 791 Boulder, Colorado 80306 (303) 441-3270
$LAN1vING BOARD
NOTICE OF DISPOSITION
.; 4
IN ORDBR FOR A BUILDING PERMIT APPLICATION TO BE PROCESSED FOR
THIS PROJECT, A SIGNED DEVEIAPMENT AGREEMENT AND SIGNED MYLAR
PLANS MUST BE SUBMITTED TO TFIE PLANNING DEPARTMENT WITH
DISPOSITION CONDITIONS AS APPROVED SHOWN ON THE MYLAR PLANS. IF
THE DEVELAPMENT AGREEMENT IS NOT SIGNED WIT'~iIN SIXTY (60) DAYS
OF THE FINAL DECISION DATE, THE PLANNING BOARD APPROVAL
AUTOMATTCALLY EXPIRES.
NAME OF PROJECI':
DESCRIP'TION:
LOCATTON:
LEGAL DESCRIP'I'ION:
APPLICANT/OWNER:
Harmony Preschool
Expansion of the number of children
from 20 students to 30 students.
3990 i5th Street. COOR:
Lot 1, Block 16, Moores Subdivision
Jennae Sewom
at an existing preschool
N7W6
APPLICATION: Use Review, #UR-94-12
ZONING: ER-E (Estate Residential-Established)
CASE MANAGER: Rob Fauver
DECISION: Approval, with conditions.
VESTED PROPERTY RIGHT: NO; this approval does not constitute a site specific
development plan.
This decision was arrived at based on the purposes and intent of the Land Use Regulations
as set forth in Section(s) 9-4-9 Use Review. of the Boulder Revised Code. 1981 as applied
to the proposed development.
This decision may be called up before the City Council on or before August 26,1994. If no
call-up occurs, the decision is deemed final thirty days after the Planning Board's decision.
Pursuant to Section 9-4-8 of the Land Use Regulation (Boulder Revised Code, 1981), this
approval shall expire three yeazs after the final approval date unless development has
proceeded as specified in Section 9-4-8.
FOR CONDITIONS OF APPROVAL, SEE PAGES 2 AND 3 OF DISPOSITION.
Agenda item N~Page k 7`~
Planning Board Disposition - 7/28/94
Re: Harmony Preschool
At its public hearing on July 28, 1994 We Planning Board approved tbe request with the
following motion:
located at 3990 15th street with the followinE conditions: include in the conditions for
~nnroval the sAecific ratio of Aart tim~j,tll. time students as listed on.paee 3 and that the
traffic situation be monitored to ensure adequate traffic mitieation measures are in Alace
durinP th~yeaz: and a staff re~ort will be given to the Plannin~Board in May 1995 and at
that time the Planning Board can decide whether or not it wishes to review the matter
further. A~licant: Harmonv Preschool (Jennae Sewoml. Ms. Pommer seconded the motion.
The motion was anproved y a unanimous vote (6-0. Michl absentl.
CONDITIONS
1. All conditions of previously approved Special Review #SR-92- 21 remain applicable.
This current approval allows for the increase in enrollment to 30 children and an
increase in on-site staff to four. No exterior cbanges to the building or site aze
included in the approval. The approved use of the propeny is for a preschool for no
more than 30 children between the ages of 2~/z and 6 with a maximum of four staff and
hours of operation from 7:30 a.m. to 5:30 p.m., Monday through Friday as described
in the applicant's written statement dated Apri118, 1994 and DRC response dated May
3,1994 and letter dated July 2,1994, on ~ile in the Planning Department. Any change
of use or expansion of the preschool use will be subject to Special Review approval
pursuant to Section 9-4-9, B.R.C. 1981.
2. The Applicant shall ensure that use of the preschool is in conformance with the
approved Vehicular Trip Reduction Plan dated July 2, 1994, on file in the Planning
Department, including but not limited to:
a. The 10 additional daycare spaces approved under this approval shall be reserved for
full day enrollment or for children who live in close proximity to the subject property
and can walk to the preschool the majority of the time and the ratio of full-time and
part-time students be approximately 13-15 full time and 15-17 part time.
Agenda Item tl1,~Page # ~~o
Planning Board Disposition - 7/28/94
Re: Harmony Preschool
b. The ratio of full day to half day enrollment shall be modified to increase the
number of full day students and reduce the number of half day students.
3. Prior to increasing enrollment over 20 children, the Applicant shall regrade tbe existing
drainage swale on the north side of the subject property as it abuts Quince Avenue and
construct shoulder improvements, including regrading and improving a pullout azea for
pazking, along Quince Avenue as it abuts We subject property in accordance with the
City of Boulder Design Criteria and Standard Specif'ications.
4. Staff will review the approval for compliance with the conditions of this approval and
to ensure that adequate traffic mitigatiott measures are in place. Staff will report to
the Planning Board in May of 1995 to determine if the Board should hold a
Compliance Review hearing or like to review this approval.
h:\data\cur\diafinal\rthaim.Pb
Agenda Ilem # ~- Page # .~._