Hillside Learning Center seeks expansion approval with updated plans

Gunbarrel Estates residents received notice from Boulder County Community Planning & Permitting Department (formerly Land Use) that the Hillside Learning Center is requesting modification to an existing special review and site specific development plan for a new school building and the modification of the existing structure.

HIllside, located at 7415 Lookout Rd. in Gunbarrel, has been in this location since 2017. The school provides half-day, small classes and individualized instruction for students with dyslexia, and other learning difficulties.

The initial application, submitted in 2020, called for a 10,500 square-foot building which would accommodate an additional 36 children. The current student population is 64 students, with half attending a morning session and half attending an afternoon session. If approved, the new enrollment of up to 136 students would be allowed, with the student population split between morning and afternoon sessions.

The initial plan wasn't well received by some neighbors in Gunbarrel Estates. In a letter dated Oct. 12, 2020 to what was then Boulder County Land Use, Chris Carter wrote,"The folks that have invested in this neighborhood (Gunbarrel Estates) did so for a reason, and that is to be away from density and enjoy a quaint little neighborhood. A building of that site and function would be a major shift for the wonders in this community."

Additionally, Boulder County Staff Planner Sam Walker said, "The plan didn't meet staff expectations. The application was tabled to 'date uncertain.'"

With that feedback, Hillside's head of school Jill Michaud said the school "decided to reinvest in a complete redesign of our building. It is really important to us to be a good community partner with our neighbors, so we took their feedback back to our architectural team and started from scratch."

The revised plan calls for a new building and reconstruction of the existing building for a total area of 14,284 square feet, containing 13 classrooms, which is allowed by the Land Use Code.

The new design also includes the following revisions:

• Lowered the highest point of the building from approximately 25 feet to 23 feet, with the majority of the building height lowered from 25 feet to at most, 15 feet.
• Reduced the density of the building and centered it on campus property, rather than on the eastern side.
• Conceptual redesign to better match the feel of the neighborhood
• Eco-friendly design to promote a healthy environment and encourage sustainability.

Michaud said, "This new design shifts our building from the east side of our lot to be centrally located on our property, has a lower roof line so it's no longer a complete obstruction of views and is aesthetically better matched with the surrounding homes and overall feel of the neighborhood. We think this new design serves the needs of our school, while addressing the main points of feedback we received from our neighbors."

Hillside borders the Niwot United Methodist Church on the western property line, and currently rents classroom space from the church, and shares the church parking lot on weekdays. Bruce Warren is a co-chair of the church's administrative council, which acts as the governing body.

Warren submitted the following comment to Boulder County: "The Niwot United Methodist Church has reviewed the re-design of the proposed Hillside School project and supports the school's effort to address the concerns expressed by county staff and neighbors concerning building location, height, visual impacts and noise. Hillside School has always been a good neighbor and the church has worked with the school to make classroom space available and to share parking with the school. We urge you to approve the re-design submitted as part of the Hillside School application, and allow them to continue to serve this important need in the community.

Michaud hopes to have resolved the neighborhood's concerns by this summer, which would allow Hillside to submit for building permits in the fall. "We hope to start building late spring/early summer 2023 and the estimated time for construction is around nine months."