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REQUEST FOR A USE PERMIT TO ESTABLISH A CHILD CARE CENTER IN AN EXISTING BUILDING AT 2428 BELLEVIEW STREET (P16-0278)
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RECOMMENDATION
Staff recommends that the Planning Commission adopt a resolution approving the request for a Use Permit to establish a child care center in an existing building at 2428 Belleview Street.
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Summary
The applicant, Liz Rogers of the Child Abuse Prevention Council (CAPC), has submitted the Use Permit application to establish a child care center in an existing structure on the grounds of the Sierra Vista housing complex, which is operated by the Housing Authority of San Joaquin County. The facility will provide services to families living in the housing complex, as well as to families from the neighborhoods surrounding the proposed child care center. The subject use complies with applicable development standards for child care centers, including off-street parking. Therefore, staff has determined that the General Use Permit Findings contained in SMC Section 16.168.050 can be made and recommends that the Planning Commission approve the Use Permit, in accordance with the recommended Findings for Approval and Conditions of Approval.
DISCUSSION
Background
The approximately 46-acre subject site, located east of Airport Way and south of Tenth Street in south Stockton, contains 391 single-story and two-story duplexes, triplexes, and fourplexes with one to five bedrooms per residential unit. The site also contains an approximately 9,800-square foot community center that houses a gymnasium, offices, and community-use facilities for residents of the housing complex. The subject child care center would occupy an approximately 1,700-square foot portion of the community center (Exhibit 1 to the Proposed Resolution - Floor Plan). The overall project site, including the existing community center, is zoned RM (Residential, Medium Density) and is bounded to the:
• north by single-family residences zoned RL (Residential, Low Density);
• east by an elementary school (Van Buren; Stockton Unified School District) and across Bieghle Street by single-family residences and vacant land zoned RL;
• south by single-family residences zoned RL; and
• west by single-family residences zoned RL (Attachment A - Location Map and Aerial Photograph).
Project Description
The applicant has indicated that the CAPC will not only provide child care services to low-income families, but also pre-school activities and various family support services, such as parenting classes, parental support groups, and referrals to other service providers. Child care and pre-school activities would be provided to as many as 20 children in morning and afternoon sessions in the community center. Other services would be provided at clients’ homes or at other CAPC facilities. The program will generally operate on weekdays during the school year; however, services will also be provided at other times of the year. The facility will be staffed by five employees: two teachers, two behavioral modification staff, and one family advocate. The applicant indicated that approximately 60 percent of the program’s clients would be from the Sierra Vista housing complex, with the remainder coming from surrounding neighborhoods.
Parking/Development Standards
With respect to parking, the subject child care center is required by the Development Code to provide one off-street space per employee and one drop-off space, resulting in the requirement for five spaces. The community center has a total of approximately 25 parking spaces, which is more than adequate to meet the noted parking requirement and to accommodate other uses on the site.
Stockton Municipal Code (SMC) Section 16.80.100.C contains eight specific development standards for child care centers. Those standards address minimum parcel size, fencing, indoor and outdoor play areas, hours of operation, signs, parking, minimum separation from adjacent residential property, and location criteria. Based upon a review of the applicant’s site plan, staff has determined that the subject child care center meets or exceeds all of the standards.
ENVIRONMENTAL REVIEW
Should the Planning Commission approve the subject Use Permit, the project would be categorically exempt, per California Environmental Quality Act (CEQA) Guidelines Section 15301, Class 1, for the use of an existing structure.
VOTES REQUIRED
A vote of a majority, four (4), of the total authorized membership of the Planning Commission is required for the Commission to take an action on this matter.
Attachment A - Location Map and Aerial Photograph
The staff report was prepared by Planning Manager Richard Larrouy,
(209) 937-8627; richard.larrouy@stocktonca.gov