HomeMy WebLinkAbout1987 06-11 PCP Planning Commission Information Sheet
Application No. 87009
Applicant: Independent School District No. 279
Location: 5929 Brooklyn Boulevard
Request: Special Use Permit
The applicant requests special use permit approval to operate a child care program
for ages K through 4th grade during early morning and late afternoon hours at the
Cross of Glory Church, 5929 Brooklyn Boulevard. The property in question is zoned
R1 and is bounded by Admiral Lane on the north, by Brooklyn Boulevard on the east, by
a three-storey office building, a residence, and 58 1/2th Avenue North on the south,
and by Ewing Avenue North and two residences on the west. Child care uses have
traditionally been allowed in churches by special use permit. Special use permits
are subject to the standards contained in Section 35-220 subsection 2 (attached).
There is presently an approved nursery school in operation at the church.
The applicant has submitted a narrative describing the proposed activity at the
Cross of Glory Church. The narrative calls the operation Kidstop and explains that
it would be for school age children attending Garden City and Orchard Lane
elementary schools. The narrative explains that the child care center would
operate before and after school hours. Kindergartners attending morning
kindergarten would be brought back to the Church at about noon where they would stay
for the rest of the day. During the summer, the program would be held at one or both
of the elementary schools. The narrative points out that the program would operate
Monday through Friday during the regular school year, plus non-school days. The
narrative concludes by stating that the church site is oriented toward indoor
activities, including reading, arts and crafts, tapes, computer education and
indoor games, etc. The program is educational in content, not simply a babysitting
service. Estimated enrollment is approximately 40 children.
Regarding the Standards for Special Use Permits, staff would point out that the site
is well suited to educational activities, being an institutional R1 use. The
proposed use should enhance the general public welfare by providing child care
services to working families. No detriment to neighboring properties should
result from the proposed child care use. Traffic to and from the church is expected
to enter and exit the site primarily from an arterial street, Brooklyn Boulevard,
rather than from the abutting residential streets since all children should be
coming from the north. The special use standards, therefore, appear to be met in
this case.
The City's chief concern is with the location in the building of the proposed child
care operation. The applicant originally proposed to use a 6,000 sq. ft. room
within the basement of the church. However, the change in occupancy of this space
to an educational use opens the space up to a requirement to retrofit the room to meet
building code requirements. These requirements include providing fire sprinklers
and at least one exit immediately to the exterior. This would involve significant
expenditure for the church. An alternate location on the main floor has also been
inspected and is suitable with only minor modifications. Staff recommend that the
operation locate only on the main floor.
In addition to building code concerns, the proposed operation will be required to
obtain a food establishment license from the City in order to serve meals to the
children at the church. The church's existing kitchen should meet the requirements
for the license.
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Application No. 87009 continued
In light of the above, staff recommend approval of the proposed special use permit,
subject to at least the following conditions:
1. The standards for a special use permit are deemed to be met on the
basis of the following:
a) the proposed child care operation will enhance the general
public welfare by providing needed child care services in a
safe location.
b) the proposed child care center should have no detrimental
effect on adjacent properties.
c) Traffic entering and exiting the site are expected to travel
predominantly via Brooklyn Boulevard rather than local
neighborhood streets.
2. The permit is issued to the applicant as operator of the facility
and is nontransferable.
3. The permit is subject to all applicable codes, ordinances and
regulations and any violation thereof shall be grounds for
revocation.
4. The operation is limited to the main floor of the church building
for reasons of exiting and fire safety.
5. The church shall obtain a food establishment license prior to
issuance of the special use permit.
6. The applicant shall comply with all code requirements pertaining
to exiting, etc. in the Building Inspector's memo of June 9, 1987
prior to issuance of the special use permit.
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