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HomeMy WebLinkAboutWONDERLAND PRESCHOOL AND CHILD CARE CENTER PUD PRELIMINARY AND FINAL - 26 90 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 3 MEETING DATE 7/23/90 City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Wonderland Preschool and Child Care Center PUD - Preliminary & Final, #26-90 APPLICANT: Coralie Jacobs 3018 Cavalry Court Fort Collins, CO. 80526 OWNER: same PROJECT DESCRIPTION: This is a request for a preliminary and final PUD to change an existing small daycare home, licensed for 6 children, to a preschool and child care center that will be licensed for 12 children. The home is located at 3018 Cavalry Court, being at the northeast corner of West Swallow Road and Cavalry Court, and is zoned R-L, Low Density Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The applicant proposes a preschool and child care center for 12 children in an existing residence. Minor changes have been made to the property to accommodate the proposed preschool/child care center. In addition to the applicant, one employee will work at the center. The proposed use is compatible with the surrounding area. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT r ea+SriTE �I - -- -, -- - I _i I � I f`uom Fi ec�roalns ;, j I I uarrlot -- �- i �v t;l � 3 WONDERLAND 3018 Cavalry PRESCHOOL Court. , -CHILD Fort Collir . windo 6 ) - -- - t>W10/ -- l- - II } r _ ILO Ar T CARE HOME s. CO 80526 WONDERLAND PRESCHOOL AND CHILD CARE HOME Statement of Planning Objectives 1. To expand Wonderland Preschool and Child Care Home from the current enrollment of six children to a maximum enrollment of twelve children ages two to five. The license issued by the Department of Social Services labels this a "Large Day Care Home." 2. To hire an assistant to be on site whenever.the number of preschool children present exceeds six. To require staff to maint,an.the highest standards of training and excellence, 3. To continue developing the quality of Wonderland care by providing opportunities for continuing education in the education of young children for myself.and staff. To complete coursework necessarylto become a "Child Care Specialist" (as defined by -the Colorado Association of Family Child Care) by July 1990.. 4. To maintain the residential character of the neighborhood by maintaining the pleasing appearance of the property and not allowing toys or pre- school children outside the fenced play yard (with the exception of drop-offs, pick-ups, and field trips). 5. To provide top quality childcare with a full preschool program to meet community needs. To continue to provide unique, developmental care which guides children in their play throughout the day. 6. To minimize visual impact of the preschool on neighbors1by constructing a six foot solid wood premium -quality cedar fence. To further reduce visual impact by constructing a preschool entrance on the side of the House least observeable to neighboring residences. This entrance will be enclosed by the privacy fence and accessed through an attractive, decorative gate. 7. To minimize auditory impact of the, preschool on neighbors by closely supervising outdoor play while providing a variety of constructive play activities and materials. While a great deal of noise does not currently occur, nor is anticipated, the noise level will also be reduced by the solid privacy fence, the extensive plantings surrounding the play yard and the "buffer zones" on two sides of the site: Swallow Road and a wooded 50 foot canal area. i 8. To schedule a sound level measurement with the Larimer.County Department of Environmental Health and..to.make the results available to the Planning and Zoning Board. This measurement will outline the soundieffects of twelve children playing on surrounding neighbors. ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRffERIA APPUCABLE (CRITERIA ONLY _ -. --------- CRITERION - Is Me Criterion applicable? Will the criterion be sat13l8C? If no, please explain �F��.�� ves No NEIGHBORHOOD COMPATABILITY 1. Social Compatability - 2.-Neighborhood Character 3_ Land Use Conflicts 4: Adverse Traffic Impact - PLANS AND POLICIES 5. Comprehensive Plan- PUBLIC FACILITIES & SAFETY 6. Street Capacity. ---- - - - -- -- - - - -- -I -- 7. Utility Capacity 8. Design Standards 9._Energency Access 10. Security Lighting 11. Water Hazards RESOURCE PROTECTION 12. Soils & Slope Hazard 13. Significant Vegetation 14. Wildlife Habitat- 15._Historical Landmark 16.. N1ineral-Deposif 17. Eco-Sensitive Areas 18. Agricultural Lands ENVIRONMENTAL STANDARDS 49. Air Quality 20., Water_ Quality- -2-1.-Noise 22. Glare & Heat 23. Vibrations 24. Exterior Lighting..- 25_Sewages &_Wastes - SITE DESIGN 26. Communify Organization 27. Site Organization 28. Natural Features, 29.,Energy CoInser"vati-o-n 30"Shadows 31. Solar Access 32. Privacy 33. Open SpaceWr-rangemenf 34. Buildin`g-Height 35. Vehicular Movement 36. Vehicular Design 37. Parking 38. Active Recreational Areas 39._ Priyate0utd6or Areas 40. Pedestrian Convenience - 41. Pedestrian Conflicts - 42. Landscaping/Open Areas 43. LandscapmgBuildings- 44. LandscapinglScreening 45. Public Access' _] 46. Signs 4 F71 0 0 7.107.42 THE CHARACTER, SUITABILITY AND QUALIFICATIONS OF!THE PRIMARY CAREGIVER IN A LARGE,DAY CARE HOME (Continued) 3. Certification as a Child Development Associate (COA); or 4. Completion prior to licensing of 40 clock hours of training in child development, child care practices, care of toddlers, discipline, nutrition, health care practices, first aid certification and a. Two years of experience as a licensed day care provider holding a full license immediately before becoming a licensee of a large daycare home; or b. Two years of experience in the group care of children who are under the age of six years ol.d. C. The licensee of a large day care home or an individual who is equally qualified shall be at the home anytime that child care is being provided. 7.707.43 ADMINISTRATION IN A LARGE DAY CARE HOME A. A written statement of large day care home policy shall be available to staff and to parents and shall include the following.: 1. The purpose of the large day care home. 2. The ages of children accepted, inclusion or exclusion of handicapped children, and special services offered if handicapped children are accepted for, care. 3. The hours the large day care home is'open and specific hours during which special programs are offered.. 4. The procedure concerning admission and registration of children. 5. Fees. 6. The procedure for the handling of illnesses and emergencies of children. 7. The procedure for transportation of children, where provided, including transportation arrangements and parental permission for excursions and related activities outside the family group home. THIS REVISION: VII-88-2 LAST REVISION: REVISION NUMBER Adopted: 2/5/88 Adopted: New Material)IS Effective Date.: 4/l/88 Effective Date: COLORADO DEPARTMENT OF SOCIAL SERVICES STAFF MANUAL VOLUME 7 POUDRE FIRE AUTHORITY FIRE PREVENTION BUREAU ADMINISTRATIVE POLICY #89-23 SCOPE: This policy shall apply to all day care facilities which meetthe definition of a Large Day Care Home, as defined by the Colorado Department of Social Services and the 1988 edition of the NFPA 101 "Life -Safety Code". �A large day care home is defined as "a. day care home which provides care and=t�;a,in,gorTie4h — REQUIREMENTS: ACCESS - must meet the requirements for an R-3 residential occupancy or if existing, as originally required i;n the subdivision, the PUD, MRD, or other original land division. WATER SUPPLY - same as access. CERTIFICATE OF OCCUPANCY - must have a current certificate of occupancy (CO) from the appropriate building department including documentation of occupancy class and any special conditions, variances, etc. MIXED � OCCUPANCIES - large day care homes operated in buildings of mixed occupancy shall be separated from those occupancies as required in the Building Code adopted by the -City or County. OTHER REQUIREMENTS - must meet th,e Safety Code", Sic .9�►c.iy': k�5ip41 CUr?« GCou�o /VAY cY9�2 //f=wP ZiSr¢�PiC�if.r&'AJ ell provisions of the 1988 NFPA Standard 101 "Life Section'°IL-8_'for "Group'Day Care Homes"' .� . Warren ones, ire Marsha Date *First Issued 2-28-89 Table 10-1. Continued the Provisions cover the entire age spectrum. Of course, in certain in lances, provisions apply only to children; in those cases, the text has retained the term "child." Formal Interpretation 76-108 Reference: 10-7 (11.7), 10-8 (11-8), 10-9 (11-9) Qmesdopt I., Do the requirements of Sections 10-7 (11-7), 10-8 (11 -8), or I ()_9 (1179) apply to church programs that provide day-care services to church members only, on a nonprofit basis? Answer:. Yes. (Imestion 2: Are churches also required (11-7), 10;8 (11-8), or 10.9 (11 -9) in or church services are beinL, held) 0 wer: Yes. Question 3: Does Section 1-5 permit th cases? Answer: The authority having jurisdic exceptions where it is clearly evident than Issue Edition: 1976 Reference: 9�5.3, 9-5.4, 9-5.5 [)are: March 1919 10-7.1 General Requirements. C. E-0 11 A, n "(0 t j_0_,ue_44LXjt O—LQ-- O_Q �A Table 10-i summarizes the Code's requiii rierts for the three types day-care centers. Table 104. Minimum Requirements For Daycare Care centers _ Can 'Rome Family Howe 3 2 Alvir IwO Ratio Recommended 1,;rjfl to <2 1:3 MW2_52� Client It cio 3 1:5 3.3 1:10 5.? IA2 >7 1:15 Building C.):1,m;ai(,n See 16-7.1.4,1 W—Ll-t'i-.-k'-saft�t..,'applicable �jtcc. I pernii,,il,le fit julir vs. W huil age of dentsi ding o,do, 'Jor ISIA" I Ictor I *Comet,ion: I ft = ;Ms m. requirement. NR Center Group Home Family Home n of Reltirc lfcolur Aho'c lifth NR NR ember of Exits 2 rctm-tv (,(e 10-7.2. U 2 rename (see I(fil.2.41 2 rcm,,ti, (sec 1919.2 .11 avel Dist;mcc to kitt In) lfrwn n,om h-or) I W (from any point) 151) If'.111 am P.;110 p«linc in 3 I t Dischirge At least one directly to Ai k.is: !,real) to Outside riot sine immation of 10c;im Per Iiction s-st per Section 5-8 Per Sm,w 5-s T n ter . . . gency Lighting Per 10 21) NR (See 31.3.5) NH (See it ; 51 Sour Latches (closet) ( hildccijvii, from inside Chililoopirns from.insidc CI Id op,,,, limn inside i6or Locks (IsArlir,K),10 still unlock Staff,unlocks Still 46recticin,of Verricil Sec scclion 6 2 see to-R.3.1 NR Openings lizata Protrcti-m 1-tir "I'losure "t im" NR NR fn.aic sprinkler, ]is$ of I11tcf;w I mi'li A Il (exits) Ii fall -.other spices) ,I,) 12ss of Interim If. ior I w 11 kmiidw, and NR Nil Finish krin System M.inuil idir,cf w,.rw, NR NR to (if, &I'vi n"t, it > lixi Chem,) moke Detectors 5" ili--A 15 Sec 10-93A itinguishirrs st.indpijc, it 6 stwi,, kirridor Piotcktion Per Io.i&l NR NR iedric Equipin,tit See N IYA 70 (rccepo See NITA 70 (rccepta! See NI' A 7(1 1 r,,vptj 0, oncr, i,rlmr,J. de co,vrs,rrquircd. cl,, Cris," Chapter 7) Chiptcr ' I IVAC S,, Umi,Tr r Separated from.spaces See 10.9.51 by screens/partitions Conversion I It = kiliS iii. N 1, = N,, r,quirvnivrit, iso it increase if sprint.IrFcd -7.1.1 Application. -7.1.1.1* The requirements detailed in Section 10-7, Day -Care Centers (more than clients), are based on the minimum staff -to -client ratios that follow: Staff •Ratio Age 1:3 0 to 2 1:5 2 to 3 1:10 3 to 5 1:12 5 to 7 1:15 7 and over r ' era The authority having. jurisdiction :is given the power to grant Lions where it is clearly evident that reasonable safety is thereby secured. ssue Edition: 1976 Reference: 9.5.3, 9.5.4. 9-5.5 Date: March 1979 1'11.8 F eneral'Requlrer ients. 1'1-8.1.1 Application. 11-8.1.1.14 This section establishes life safety requirements for group day-care homes in which at least 7 but not more than 12 clients receive care, maintenance, and supervision by other than their relative(s) or legal guardian(s)-for less than 24 hours per day ,(general]' within a. dwelling unit). The provisions of Sections 11.2 through 1.1.6 shall not -apply to this section unless a specific requirement is referenced by this section. A-11.8.1.1.1 Group daycare homes do not provide for the full-time maintenance of a client. Occupancies that provide a primary place of residence are dealt with in other occupancies. See Chapters 16 through 22, "Residential Occupancies." These provisions are written keeping in mind that the typical group day-care home is usually in a residential setting. 11.8.1.1.2 The requirements detailed in Section 11-8 are based on a minimum staff -to -client ratio of two staff for up to 12 clients; with no .more than three clients under age two. This staff -to -client ratio may he modified by the authority hawing jurisdiction sshe-re safeguards, in addition to those specified 'by this section, are pro%ided. If these staff ratios are not maintained,it -.vould'be the responsibility of the authority haling jurisdiction to determine what additional safeguards above and hevond the requirements of this section would' be necessary. Typical additional provisions may include restricting the group day-care home to the level of exit discharge, requiring additional smokedetection, requiring automatic sprinkler protection, requiring better or additional means of egress, and similar types of items depending upon the situation. 11.8.1.2 Mixed Occupancies. (a) Where a group home is located in a building containing anixed occupancies, the occupancies shall be separated by 1-hour foe barriers. E.veeption to (a): In attemhly occupancies ured primarily for worship. (h) Homes in Apartment Buildings. I. If the two exit accesses from the home enter the same corridor as the apartment occupants', the exit accesses shall be separated in the corridor by a smoke barrier having not less than a 1-hour fire resistance rating. The smoke barrier shall he so located that there is an exit on each side of it. 2. The door in the smoke barrier shall be not less than 36 in. (91 cm) wide. Exception to (h)2: Existing doors not lent that 32 in. (81 cm) u-ide ma.) he accepted. 3. The door assembly in the smoke barrier shall have a fire protection rating of at least 20 minutes and shall be self -closing or automatic -closing in accordance with 3.2.1.8. Group clay -care homes are often found in buildings housing occupancies such as apartments, stores, or assembly occupancies. In such buildings, exit accesses usually open into a corridor. Paragraph 11.8.1.2(1)) describes the requirements for safeguarding the integrity of at least one egress path from such a facility. 11.8.1.3 Special Definitions: (None• i" k, 11-8.1.4 Classification of Occupancy. No Requirements. Ki 11-8.1.5 Classification of Hazard.of Contents. 1'hc contents shall be classified as 'ur ordinary hazard in accordance with Section •1.2. w: 11.8.1.6 Minimum Construction Requirements. (None.) a itft }- 11-8.1:7 Occupant Load. No Special Requirements. �4'.. 11-8.2 Means of Egress Requirements. 11-8.2.1 General. (None.) 11-8.2.2 Types of Exits. (See x , 11.8.2.3 Capacity of Means of Egress, (See t 1-2.3-) 11-8.2.4 Number of Exits. y t 11-8.2.4.1 Each floor occupied'b) clients shall have not less than two remote means m of escape. This is similar to the requirements of Chapter 22 for one an r t;. two-family dwellings; however, 11.8:2.4.2 and 11-8.2.4.3 provide for to --increase-ocer_w,hatwould_normally _lie required for a private dwelling. t r^ 11-8.2.4.2 Where spaces on the floor above the floor of exit discharge are used by clients, at least one means of egressshall be all exit discharging directly to the outside. The second means of escape may be a window in accordance with ll•2:11.1. No room or ;' space shall he occupied for living or sleeping purposes that is accessible only by ladder, folding stairs, or through a trap door. " The second floor of atypical single family dwelling is served by an open stair. This would require that the second floor be served by an enclosed exit if clients are upstairs. (Sinailar K'here clients are located on a story (basement) below thelevel of exit least one. means of egress shall be an exit discharging. directly to the outside cal travel to ground level shall not exceed 8 ft (244 cm).'The second means y be a window in accordance with. 1�1-2;11.1. No facility shall' bei Heated e-story below the ground. Any stairway to thestory above shall be cut off er containing a doorof at least a 20-minute fire protection rating, equipped osing device. ar to the .requirement of 11-&2A.2 for a second floor, this mandates. that when clients are below the level of exit discharge that at least one true exit be provided. In addition, any stairway to the first floor could require ;it least 20-minute protection. As illustrated in Figure 1.1-19, there must he an exit directly from a group day-care center located in a basement to the outside, w:irh %erticaf travel to ground level not exceeding. 8 ft (2.14 cm),. If a stairway to the story:thove %wereprovided, it would have to be cut off from the basement by a fire harrier containing a floor with a fire protection rating of at least 20 miiunes. Stair To Story Above 20 Minute Ex hwlcture =1i Basement Figure I I-19. licit Hoquirentrnrs for group Day -Care Center it, 11ascmurnt. 8.2:5Arrangement of Means of Egress. (Where a story above or below the exit xharge is ufed, fee 11-8.2.4.1 84.5.1 Means of egress shall be arranged in accordance with Section 5-5. Dead ds shall not exceed 20 ft (6.1 m). Chapter 5 does not allow for dead ends unless provided for by the occupancy chapters. The Committee felt that 20 ft (6.1 m) continues: to he ,a reasonable distance for these types of occupancies. _ Travel Distance -to Exits. (See II-2.6.) 2.7 Discharge from Exits. (Where the story above or below the exit. discharge is see 11-8.2.4.), 8.2.9 Emergency Lighting. No Requirements. Marking of Means of Egress. No Requirements. .21 Spec lal Requirements. -8.2:11.1* Every closet door latch shall be suchthat children can open the door in the inside of the closet. i1-8.2.11.1 The purpose of this requirement is to prevent :arrangements where a Id can. be trapped in a closet. It is intended that this provision be broadly interpreted the:authority having jurisdiction to include equipment like refrigerators or freerers. 11.2 Every bathroom door lock shall be designed to permit opening of the door from outside in an emergency. The opening device shall he readily le to the spaff. 11-8.3 'Protection: 12, -8.3.1 Protection of Vertical Openings, The doorta) between the level ul exit discharge and an) floor below shall be equipped with a door assembly having a 20-minute foe protection rating. Where the floorahove the, floor of exit discharge is used fpr sleeping purposes; there shall' be a. door assembly having a 20-minute fire protection rating at the top or bottom of each stainvny. Exception., Exhliug fdf-closing 1'+-in. 14.4-an) solid horded rcon<l fore (loon uitk,;ut rated frams iaa); be aczepted by the aufbority bacing juriselirtion. Also sce 11-8.2.4.2 and 11-fi.2.4.3. Protection from Hazards. No Requirements. 11-8.3.3 Interior Finish. 1-1-8.3.3.1 The 'interior finish in exits shrill the Class A or 11 in accordance with Section 6-5. 11-8.3.3'.2 Interior finish. in occupied spsces: in the home shall he Class A, B,, or C in accordance with Section 6-5. 11-8.3.4 Detection, Alarm,:and Communications Systems. SL•8.3.4.1 Within the group -day-care 'home, smoke detectors shall be installed in accordance with 7.6.2.9. Exception: Houses housing clients 6 years of age or older if no sleeping farilifies are 11.8.3.4.2 Where the ;group day-care. home is located within a building' of another occupancy, such as in apartment or office buildings, any :corridors serving the group day-care home shall be provided with a smoke detection system in accordance with Section 7.6, with ,placement of detectors at no greater than 30 ft (9.1 m) spacing. .Z8 Illumination of Means of Egress. Illumination of. the means of egress 11 8.3.4.3 Single station smoke detectors shall be provided in all rooms used for be provided in accordance with Section 5-8. sleeping, ,The provisions of 11.8.3.4 are two -fold: first, to provide single station smoke detectors within the group day-care home in accordance with 4I NFPA 74, Standard for the Installation, Maintenance; and Use of Household Fire Warning Equipment; and second, to provide a smoke detection system II; in the corridor serving the group day-care home where in a building of �!j:'t mixed occupancy. In addition, 11-8.3.4.3 requires single station smoke { detectors in each sleeping room, which is not required by NFPA 74. Io - �; 11.8.4 Special Provisions. (None.) %;11;i: 11.8.5 Building Services. 11-8:5.1 .Electrical Services. i + 11-8:5.1.1 Electrical wiring shall be installed in accordance with Section 7.1. 11-8:5.1.2 Special protective covers for electrical receptacles shall be installed in all areas occupied by children under 6 years of age. 11.8.5.2 'Heating, Ventilating, and Air Conditioning Equipment. 11.8.5.2.1 Heating, ventilating, and air conditioning egitipment shall be installed in accordance %with Section 7-2. 11-8.5.2.2 Unvented fuel -fired room heaters shall not be permitted: The Committee does not feel that reasonable life safety should allow the use of un ented fuel -fired equipment dith children. (Aho see commentary on 10-5.2.2.) 11.8'5.2.3 Any beating equipment in spaces occupied by children shall be provided with partitions, screens, or other means to protect the children from hot surfaces and open flames. If solid partitions are used to provide such protection, provisions shall The made to assure adequate air for combustion and ventilation for the heating equipment. The -Committee feels it important that safeguards be provided to,protect children from -the hot surfaces of heating equipment. Young children do not always know the dangers of hot surfaces. The burn injury record clearly indicates that protection he provided. The Committee also wanted to make certain that adequate air is provided for combustion of the hearing equipment. Incomplete or inadequate combustion could cause serious injury or death to the occupants. Screens that separate heating equipment from, spaces occupied by children -must be -of _closely -spaced ,a,ire.or expanded -metal, -of -heavy -gage,- -- and must be securely attached to elements of the building. The purpose is to prevent children from bending the screens or inserting their fingers through the mesh. SECTION 11.9 FAMILY DAY-CARE HOMES Formal Interpretation 76-1,08 Reference: 10-7 (11-7), 10.8 (1.1•R), 10.9 (11-9) Question 1 Do the requirements of Sections 10-7 (11-7), 10.8 (11-8), or 10-9 (11.9) apply to church programs that provide day-care services to church. members only, on a nonprofit basis? Ausu er: Yes. Question 2: Are churches also required to meet the provisk (I1-7), 10-8 (11.8), or 10-9 (11-9) in order to operate a ch church services are tieing held? Ausuer: Yes. Question 3: Does Section 1-5 permit the city to grant an cases? Answer: The authority having jurisdiction is given th exceptions %%here it is clearly evident that reasonable safety Issue Edition: 1976 Reference: 9-5.3, 9-5.4, 9-5.5 Date: March.1i979 11-9.1 General Requirements. 11-9.1.1 Application. 11,9.1.1.1 t 'Phis section establishes life safety requirements homes in %%hick fewer than 7 clients receive care, maintenance, and than their rclati%v(s) or legal guardi:trt(s) for less than 24,hours per d dwelling unit). The provisions of Sections 11.2 through U-6 sh section unless a specific requirement is referenced by this section. Ar11-9.1.1.1 Family day-care h,mies do not provide for thefull a client. Occupancies that provide it primary place of residence ai occupancies. See Chapters 16 through 22, 'Residential Oceupaneit Prior to the 1988 Code, this section dealt with "license The Committee recognizcs that licensing practice jurisdictions. It %%as also a concern that the term "licensee home" %%ould mean that, according to the Code, if a. licensed, it did not have to meet the requirements of it intent of the Committee to include all family day-�cen 10-9.1 1-1, regardless of licensing _—_Eanuly_dayzc;rre,humes arc usually situated in I'ngle fat in apartment houses. If they occur in, apartment house! comply %%ith the applicable requirements of 11=9.1.2. 11-9.1.1.2 "lice requirements detailed in Section 11-9 are b staff-to=client ratio of one staff for up to six clients; including children under age six, with no more than two children under ag- Nlany family day-care homes are located in single f The Committee recognizes that in these types.of situation children should also be a consideration in determin'. ratios. This paragraph clarifies that distinction: The limi 9 490 LIFE SAFETY CODE HANDBOOK discharge and any floor below shall he equipped with a door assembly having a 10-8.5.2:2 Unvented fuel -fire• 20-minute fire protection rating. Where the floor above the floor of exit discharge is used for sleeping purposes, [here shall be a door assembly having a 20-minute fire protection The Committee does no rating at the top or bottom of each stairway. use of unvented fuel -fired e IO-5.2.2.) Also see 10-8.2.4.2 and 10-8.2.4.3. + - : 10$.5.2.3 Any heating equit 10-8.3.2 Protection from Hazards. No Requirements. x: with partitions, screens or other open flames. If solid partitions 10.8.3.3 Interior Finish. t}; made to assure adequate air for 10-8.3.3.1 The interior finish in exits shall be Class A or B in accordance with The Committee feels it Section 6.5. children from the hot su. 10.8 3.3:2 Interior finish in occupied spaces in the home shall be. Class A, B or C, in not always know the do accordance with Section 6-5. clearly indicates that pro to make certain that ac. 10=8.3.4 Detection, Alarm, and Communications Systems. heating equipment. Incc 10-8.3.4.1 Within the group day-care home, smoke detectors shall be installed in '` ` serious injury or death to accordance with 7•6.2.9.'r .. Screens that separate Exception: Houses hooting dieats 6 year! of age or older if no ileeping facilities are children must be of close provided. and must be securely arts to prevent children Eton 10.8.3A.2 Where the group day-care home is located within a building of another through the mesh. occupancy, such as in apartment or office buildings, any corridors serving the group day-care home shall be provided with a smoke detection system in accordance with SECTION 10-1. Section 7.6, with placement of detectors at no greater than 30 ft (9.1 m) spacing, -: 10-8.3.4.3 Single station smoke detectors powered by the house electrical service Formal Incerpretation 76•.1 Reference: 10-7 (11.7), 1 shall be provided in all rooms used for sleeping. ,::: The provisions of 10-8.3.4 are twofold: first, to provide single station } ' ' Question I: Do the requii smoke detectors within the group day-care home in accordance with n ` (11-9) apply to church p NFPA 74, Standard for the Installation, Maintenance, and Use of Hoaselmld members only, on a nonpn Fire Marning Equipment'; and second, to provide a smoke detection system in the corridor serving the group day-care home where in a building of Answer: Yes. mixed occupancy. In addition, 10-8.3.4.3 requires single station smoke r' Question 2: Are churches detectors in each sleeping room. which is not required by NFPA 74. _ (11-7), 10-8 (1I-8), or 10- 10-8.4 Special Provisions. (None.) church services are being i 10-8.5 Building Services. - A»swer: yes. 10-8.5.1 Electrical Services: Question 3: Does Sectiof 10-8.5.1.1 Electrical wiring shall be installed in accordance with Section 7.1. cases? 10-8.5.1.2 Special protective covers for electrical receptacles shall be installed in all r Araruerr The authority areas occupied by children under 6 years of age. exceptions where it is der 10-8.5.2 Heating, Ventilating, and Air Conditioning Equipment. 1976 Issue Edition: 10.8.5.2.1 Heating, ventilating, and air conditioning equipment shall be installed in Reference 9 5.3, 9.5.4, 5 accordance with Section 7.2. Date March 1979 Wonderland PreschoOI PUD - July 23, 1990 P & Z Meeting Page 2 COMMENTS: 1. Background: Preliminary & Final, #26-90 The surrounding zoning and land uses are as follows: N: RL; established single family residential S: RL; established single family residential E: RL; established single family residential, Beattie Elementary School, Meadowlark Church of Christ W: RL; established single family residential The property is zoned RL and is in the Sixth Filing of Woodwest Subdivision. 2. Land Use: The proposed use consists of a child care center for 12 children. The applicant also lives at the site and currently operates a day care home. A child or day care center, as defined in the City's Zoning Code, is a facility "maintained for the whole or part of a day for the care of 7 or more children under the age of 16 years and not related to the owner, operator, or manager". The City's definition of a day care home limits the maximum number of day-care children (including the caretaker's own children) to 6. Two additional school -age children may be cared for on a before -and -after school basis. Thus, a PUD is necessary to expand the existing day care home to more than 6 children. The State of Colorado Department of Social Services has two classifications of day care; the day care home (for up to 6 children) and the small child care center (for up to and including 12 children). Licensing requirements for centers of more than 12 children are very extensive and require a different occupancy rating. As a result, the typical child care centers have a much larger capacity than 12 children. Child or day care centers are defined as a residential use under the Residential Uses land use category of the LDGS; however, since the Residential Density Chart is applicable only to calculating residential density (DU/acre), the point chart was not used to evaluate this proposal. The proposal for a small child care center in an existing residence at this location does meet City land use policies of being located within and adjacent to residential areas, in the proximity of a neighborhood park (Beattie Park), and a school (Beattie Elementary School). 3. Design: The existing home is a 4-level structure with the proposed child care use occurring on the two lower levels These spaces will provide access/exit directly to the outside, and at grade, in several locations. No child care will take place on the third and fourth levels. A minimum of 40 square feet per child (or a total of 480 square feet) is required for indoor open play space. The applicant's 658 square feet exceeds that requirement. y0K cared so as to ensure warning even ice program. ,icy in the types of automatic fire .ercially available, and selection of calls for the exercise of judgment approved for the particular application am ig purposes. Combination fire alarm and )e provided in the natural path of escape .odified by another section of this Code, loxes are required by Chapters 8 ed to be located near an exit, in the iition of maximum visibility. The niiiation of an alarm in a time of he person involved being caught by arm station and an exit. While the n some special design effect at the iper placement, from the life safety Figure 7.2, BUILDING SERVICE AND FIRE PROTECTION EQUIPMENT 271 7.6.2.4 Additional manual fire alarm stations shall! be so located that, from any pan Of the building, not more than 200 ft (60 m) horizontal distance on the same floor shall be traversed in order to reach a manual fire alarm station. 7-6.2.5 Each manual fire alarm station on a-systern shall be accessible, unobstructed, visible, and of the same general type. 7.6.2,6 Where a sprinkler system provides automatic detection and alarm system initiation, it shall be provided with an approved alarm initiation device that will operate when the flow of water is equal to or greater than that from a single automatic sprinkler. l 7-61.7 Where a "complete smoke detection system" is required by another section of this Code, automatic detection of smoke in accordance with NFPA 72E, Standard on Automatic Fire Detectors, shall be provided in all occupiable areas, common areas, and work spaces in those environments suitable for proper smoke detector operation. 7.6.2.8 Where a "partial smoke detection system" is required by another section of this Code, automatic detection of smoke in accordance with NFPA 72E, Standard on Automatic Fire DJectors, shall be provided in all common areas and work spaces, such as corridors, lobbies, equipment rooms, and other tenantless spaces in those environments suitable for proper smoke detector operation: Selective smoke detection unique to other sections of this Code shall be provided as required by those sections. Paragraphs 7-6.2.7 and 7-6.2.8 define the terms "complete smoke t y detection system" and "partial smoke detection system" so that some other Code paragraph can require either system with a reference to 7-6.2.7 or 7-6.2.s but without further explanation. Selective smoke detection fits neither definition and relies on some other provision of the Code to detail what is intended. For example, new nursing homes are required to provide a corridor smoke detection system. The extent of such a system, which meets neither the definition of "complete" ;nor "partial" as.addressed by 7-6.2.7 or 7-6.2.8 and is unique to new nursing homes, is explained in Chapter 12. 74,Y,84.: Whererec}uued- by: another section of this Code, singip station smoke 4deteeton shall be installed in accordance With NFPA 74, Standard for the Installation, l`iKaintenann, and Utr of Household Fire Warning Equipment. In new construction, where iwo or more. smoke detectors are required within a;living unit, they shall be arranged so :w that the activation of any detector causes the operation of an alarm that shall be clearly audible throughout the living unit over background noise levels with all incervening doors closed. The detectors, shall sound an alarm only within an individual living unit or r t�rttilar area and shall not actuate the building protective signaling and control system. Remote annunciation shall be permitted. s Exap4tion:. Afultiple station or tynem smoke detectors arranged to function in the tame , otanxer thall be Permitted. I"A-7.6:2.9 A living unit is chat structure, area room, or combination of rooms, cation of a Ntanual Alarm Station. „ _:.eluding hotel rooms/suites, in which a famih or ii dividual lives.'fhis is meant to cover Wonderland Preschoo PUD - July 23, 1990 P & Z Meeting Page 3 Preliminary & Final, #26-90 The home fronts on a short cul-de-sac that serves a total of 7 houses. To the rear is the New Mercer Canal that gives a 75' to 100' wide buffer, back fence to back fence, between houses. This property has a 6' high solid wood fence completely enclosing the play yard, thereby creating a safe, protected outside environment for the children. A minimum of 2,500 square feet of outdoor play area is required for 15 or fewer children. The applicant's fenced outdoor area of 5,838 square feet exceeds that requirement. Extensive mature landscaping is present on the property, in both the front and rear yards. There is one existing small wood sign indicating the child care use at the southwest corner of the property, at West Swallow Road and Cavalry Court. The sign is included in a bed of shrubs and will remain at the site. One employee will assist the applicant in the child care operation whenever there are more than 6 children in attendance, as required by the State licensing requirements. Parking for the applicant is in the existing garage. One parking space in the driveway would be used by the employee, leaving the remainder of the driveway space for parents to use in dropping off and picking up children. Based on the applicant's current day care schedule (see Site Plan), there are five trips made to the site in the morning and three trips made late in the afternoon. With the proposed additional capacity, a maximum of 6 additional trips could be expected each way. The nature of the home child care is that attendance times are varied and as is the current situation in this day care home, the peak time is not at the traditional 8AM and 5PM hours. This small child care center operates on a 6:30AM to 5:30PM schedule. The amount of parking and driveway space appear adequate to support the proposed preschool and child care center without impacting the surrounding neighborhood and street. 4. Neighborhood Comoatibility: A neighborhood meeting was held at Beattie Elementary School on May 23, 1990. Five people attended this meeting and the primary concerns seem to be additional traffic generated, increased noise levels, the approval of the use attached to the property rather than the operator, and affected property values for adjacent property owners. Anticipated traffic generation relative to the hours of operation is included on the Site Plan for this project. A noise level survey for the site was requested by the applicant and was performed on May 31, 1990 by the Larimer County Health Department. A copy of the survey is attached with this staff report. The nature of this request appears to be compatible with the surrounding area. There is the on -going day care use in this home and the increased number of children will not adversely impact the neighborhood. Included in this staff report are numerous letters of support for the request, primarily from neighbors and adjacent property owners. 5. Transportation. Wonderland Preschool PUD - July 23, 1990 P & Z Meeting Page 4 Preliminary & Final, #26-9IR Parents of the children attending this child care home will have to drop off and pick up their children on Cavalry Court or from the driveway of the home. West Swallow Road is a collector street with a bicycle lane in this area; therefore no one will be permitted to use West Swallow for the purpose of f drop off/pick up. A note stating no drops offs and pick ups can be made on West Swallow Road is on the Site Plan. RECOMMENDATION Staff finds that the Wonderland Preschool and Child Care Center PUD, Preliminary and Final, meets the criteria of the All Development Chart of the Land Development Guidance System and is compatible with the surrounding area. Therefore, staff is recommending approval of Wonderland Preschool and Child Care Center PUD, Preliminary and Final - #26-90. Al.$ 1 m so IS iE ry --d qo 51-IS PLAN I" le' I-�1_JJ Cans. cY. 4 CV Ir:vNV lass C4P660 }ladlb. 9 Qa>,dsnre j :t-.. I SIN rc_-A dr.nw 0.av 6•'�•i P.IIa I dNk 4'( lyre• ♦e xx. kal •I as ' F D..r. NoozE I ' SFY Sfsp,tflit fl rOer JAeO eta � ten• �x..r—`�s .l' E -. .Draw sa �'R 1 ,dax ...1N 9a I I . sl•mne b Dee kleef( W. 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