Planning Commission Minutes 2003 08 12

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Approved – September 18, 2003 case manager stated that the Public Notice was published in the Boulder Daily Camera on July 27, 2003 and mailed to the surrounding property owners and posted in City Hall on July 25, 2003. Staff Report of Facts and Issues: Johnstone stated that the request before the Commission is a special review use for a 6,500 SF children’s gymnastics instructional facility on an Industrial (I) zoned property. The existing building at 2011 Cherry Street was approved as a final PUD in late 2000 and was referenced as the Ingalls Engineering Building at the time of review. Ingalls is one of the current two tenants occupying only a portion of the building. Both tenants are located in the southeastern wing of the “L” shaped building. Staff reported that the applicant, Mountain Gymnastics and Training Center, currently operates a multi-faceted facility in Fort Collins. The owners are proposing a 6,500 SF satellite facility in Louisville with a specific purpose of focusing on gymnastic instruction for children from walking age through 12. Staff stated that the letter of intent from the applicant provided the specifics of the operation. The hours of operation would be from 9:00 a.m. to 7:00 p.m., Monday through Friday and 9:00 a.m. until noon on Saturday. The projected class size is 16 to 18 students. The application also included a summary of their parking analysis as well as a description of their policies in relation to parking and student drop off. Two items of note are: 1) the policy to stagger class times to reduce the peak traffic and parking demand caused by overlapping classes, and 2) the requirement that parents who do not stay with their children must physically enter the premises to pick them up. The parking calculation of 23.4 spaces for the 6,500 SF space is correct. Staff calculates a typical student based parking demand of 15 to 16 parking spaces. If staffing does not exceed 4, then the typical parking demand of 19 to 20 spaces is well under the 23.4 spaces. Staff is recommending a condition that allows student occupant loads above 24 at any given time to be subject to further City review and approval so the parking demands can be addressed. Staff referenced the SRU site plan to discuss the drop off zone. The proposal is to have the drop off zone between the two pairs of handicapped (HC) parking stalls just south of the main entry to the facility. The zone would be striped as such and would allow for cars to “double-park” in the drive aisle while children unload. Since most adults will be parking and going inside either to pick students up or attend the class with the student, Staff does not anticipate the stacking in this loading area will be more than one or two vehicles. While that stacking could temporarily impede the use of a HC parking stall, we feel the potential for that is very small. Also, given that there are 4 HC parking stalls in the vicinity, Staff does not find that to be a significant concern. Staff reviewed the five special review use criteria. Staff finds that the proposal meets the special use criteria. Staff is recommending approval of the application with two conditions: 1) It shall be noted on the SRU plan that the maximum student loads exceeding 24 students at any one time shall be subject to City review and approval. Such occupancies shall be reviewed and approved by the City Planning Director, who shall reserve the right to require review through an amended special review use public hearing process, if deemed necessary. 2) That the SRU plan be revised to reflect the changes to the student drop off area, as follows: a.) The HC parking stalls shall be 8