Planning Commission Agenda and Packet 2008 07 10

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school zone. They also liked that the building had a home -style layout which works better for the environment that they are trying to promote for their learning techniques. The Patchwork School provides child care and pre-school education for children that range in ages from 2.5 to 8 years of age (preschool through third grade). The hours of operation will be from 8:00 a.m. to 4:00 p.m., Monday through Friday. They do provide a half -day program that operates from 9:00 a.m. to 1 p.m. and full -day programs that operate from 9:00 a.m. to 3:00 p.m. Parents do have the option of one hour before -school care (8:00 a.m. to 9:00 a.m.) and/or one hour of after -school care from 3:00 p.m. to 4:00 p.m. They chose these times so as not to interfere with the existing hours of operation for the Louisville Middle School. The maximum occupancy for this request is 28 students and 4 staff members, for a student to staff ratio of 7:1 (which is a ratio regulated by the Colorado Department of Human Services). The existing building will not be remodeled, rather the school believes that each existing space (bedrooms, kitchen, etc) provides a proper learning environment for their children. They will utilize the outdoor spaces for further educational purposes as well as play areas. The outdoor spaces will be fenced in compliance with the Louisville Municipal Code (LMC) and there will be an adult outdoor monitor present while the children are outside. According to Section 17.16.200(B), "outdoor play areas serving child care centers shall be enclosed by a solid fence six feet in height." Although it is not clearly delineated on the site plan whether or not the applicant intends on placing play equipment in the backyard, it is assumed that this area will be used for outdoor activities and must comply with the above regulation. The applicant has requested a waiver to permit the 4' fence returns (which attach to the house) remain instead of requiring a 6' fence as stated in the code. Staff supports this request because there will be an adult outdoor monitor, and there is an additional 4' chain link fence on the front property line. The applicant states that the employees will park in an area behind the existing building on an unimproved surface. It appears from aerials that this parking area is located outside of physical property boundaries on Railroad right-of-way but must utilize Railroad right-of-way to access rear yard. Although the area is currently unimproved, the future development of FasTracks in this area will require that this area be fenced and closed to any public access. Therefore, the applicant will need to plan for an alternative parking provision for this use. Staff recommends the applicant consider plans to provide for an all-weather on -site parking area or a parking agreement for off -site parking for the staff. The parking issue will need to be addressed prior to review before City Council. The applicant has also stated that pick-up and drop-off areas will be located on Main Street. They have researched the current needs of their parents for drop off times and believe that they have adequate space for a total of 7 vehicles to be able to drop off in front of the business. To ensure this area remains open for drop off, Staff recommends this area should be signed for "pick up and drop off only" to allow for the eastern side of Main Street to remain free and clear for queuing. The Fire Marshal and the Chief Building Official have both reviewed the occupancy regulations of this request and have approved the number of students being requested (based on the regulations established in the International Building Code and International Fire Code). The applicant also must comply with the rules and regulations set forth by the Colorado Department 2