Arapahoe County planning commission recommends approval for Little Sunshine's Playhouse FDP

The Arapahoe County Planning Commission on Jan. 21 voted 7-0 to recommend approval of Final Development Plan (FDP 23-001) for Little Sunshine's Playhouse and Preschool, a proposed 10,967-square-foot childcare building at 4401 South Copperleaf Boulevard. The recommendation will be forwarded to the Board of County Commissioners for review of the special-use elements that are not part of the Planning Commission's action.

Senior planner Ernie Rose told the commission that staff reviewed the FDP using Land Development Code criteria and concluded "staff is recommending approval of this case" subject to conditions including final coordination with Public Works staff and the Arapahoe County Public Health Department; Rose also said East Cherry Creek Valley comments were resolved as of a letter staff received the prior Friday. The commission heard a presentation from applicant Brett Roball, CEO of Little Sunshine's Playhouse, who described the site and operations and said, "this building will serve about a 135 children." Roball also described hours (6:30 a.m. to 6 p.m., Monday–Friday), the company's local footprint, and on-site drop-off circulation.

The proposed site is in Copperleaf (Area M) and zoned MU PUD under the Copperleaf preliminary development plan; the Planning Commission's review was limited to the FDP (the site plan). The project includes two outdoor play areas totaling about 6,550 square feet, 10 classrooms, associated landscaping and sidewalks, and on-site parking. Under the Land Development Code the applicant requested a 5% reduction from the code-required parking (44 required, 42 proposed); staff supported the 5% reduction and recommended the 42 spaces as sufficient for the use. The applicant showed morning drop-off stacking for about 13 cars and described opaque composite fencing around the playgrounds.

Commissioners asked about grading, stormwater, access, and emergency response. Alpha Barry of K2 Civil Consultant explained the site's drainage ties into the Piccadilly regional detention pond. Commissioners pressed the applicant on vehicle circulation and emergency access given a single paved ingress/egress point; the applicant and staff said South Metro Fire reviewed and approved the plan and that new fire hydrants will be installed to meet fire-marshal conditions. The record shows no members of the public testified either in person or by phone during the hearing.

Commissioner Morehouse moved to recommend approval "based on the findings in the staff report subject to the following conditions 1 through 3"; Commissioner Howe seconded. The roll-call vote was 7–0 in favor (see vote record). The Planning Commission's action is a recommendation: the Board of County Commissioners will hear the use-by-special-review and any outstanding permitting matters as part of the next steps. The staff report and the FDP will guide final site-permit reviews and any remaining referral comments will be resolved during building-permit processing.

The Planning Commission meeting packet showed the applicant purchased the parcel from an adjacent apartment complex and will share access with the neighboring site; staff said some resurfacing of the shared drive is expected as part of site work. Conditions noted by staff include final coordination with Public Works, continued review with the Arapahoe County Public Health Department during building permitting, and resolution of any outstanding referral comments (East Cherry Creek Valley issues were reported resolved by a Friday letter).