Everbrook Academy Child Care Concept

The applicant requests review and recommendation of the Everbrook Academy Child Care Concept plan to be located at approximately 1800 North 2300 West. This report will discuss the use, concept layout, proposed exceptions, and DRC comments.

Use

The applicant is proposing to purchase the City owned vacant property for development of a childcare facility. The applicant has concurrently submitted a General Plan amendment to change the land use designation to Neighborhood Commercial. That designation would allow for the proposed childcare use. In addition to that General Plan amendment, the Planning Commission will need to determine if they feel the size and scale of the building are consistent with the vision of the Neighborhood Commercial zone. The standard footprint restriction in size is 5,000 square feet unless otherwise approved by the Planning Commission.

Concept Layout

The proposed building is approximately 11,100 square feet in size and is surrounded by the associated play area enclosures, parking, and landscaping. A six-foot screening fence is shown around the perimeter of the property to provide privacy.

Access to the site comes from 2300 West near the northernmost property line of the site. Site improvements, such as the extension of the sidewalk along 2300 W would be a part of this project.

The concept plan shows 39 parking stalls which exceeds the 37 parking stalls that are required for the day care use and a building of the proposed size.

While elevations for the building were provided with this concept, further review would occur at the time of site plan to ensure that all architectural requirements are met. The applicant’s narrative states that their intent is to use materials, colors, and styles that are reminiscent of residential structures.

Proposed Exceptions

The Development Code requires that parking be placed to the rear of the building with the building oriented to the street. An exception will be needed to allow for the module of parking between the building and the street.

An additional exception will be needed to not comply with the connectivity standards. The Development Code requires that 2280 West connect through the site instead of turning into a dead end. The applicant does propose to provide pedestrian connectivity with a sidewalk connection, but they feel a road connection would be detrimental to safety for the students.

DRC Comments

The DRC had 27 comments, including the following:

1. Sidewalk and Road connection are desired by the city.
2. The site will require 10% of the overall area to be landscaped. A minimum of 50% of the landscaping shall be water-wise as defined in the development code. Street trees are required at a rate of one tree per 30' of frontage.
3. Traffic Impact Study will be required if this moved beyond concept. Please have traffic engineer you select contact me so we can determine the extents of the study before they begin work.
4. According to Code, parking area needs to be placed at the rear of the building. Section 37 nonresidential design standards. An exception would be required for the current configuration of the parking lot.
5. A fence and landscape screening are required between the road and the parking lot. Recommend a 3' wrought iron fence.
6. Recommend meeting with ASD to address their parcel and how it can be incorporated either into this project or the X Development subdivision so that it's not left as an undevelopable remnant.
7. The building will need to meet the architectural requirements of Chapter 37 of the Development Code. This includes the limitation of EFIS/stucco to 49% or less of the wall area on any side of the building.
8. Sidewalk connection is required from 2280 West and an exception to the connectivity standards would be required to have the road dead-end as shown. Exceptions are based on criteria in Section 37.040 of the Development Code.
9. Planning Commission will need to determine if the size of the building (over 5,000 sq ft) conforms with the goals and vision of the Neighborhood Commercial zone.