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Plan commission approves Advocap incubator daycare and thrift‑store plan on Jackson Street
Summary
The Plan Commission approved a general development plan for a 3‑acre site on Jackson Street for Advocap’s childcare incubator and a future thrift store; the plan includes an initial 6,051‑sq‑ft daycare building, 75 parking spaces (staff supported a BSM for extra stalls), solar shade structures and an 8‑foot fence along the east property line.
The Plan Commission on July 15 approved a general development plan (GDP) for Advocap Inc. to build a childcare incubator and future thrift store on the east side of Jackson Street north of West Snell Road.
Staff described the 3‑acre site as suburban mixed use with commercial uses along Jackson Street and residences to the east. The initial phase would be a 6,051‑square‑foot daycare building operated as part of Advocap’s childcare incubator program; Advocap expects each building to serve up to 32 children with 4–6 employees per shift. Future phases could include a second similar daycare building and a thrift store to the north.
The plan shows 75 parking spaces to accommodate anticipated peak pick‑up and drop‑off demand; staff supported a BSM to allow the increased parking because the overall impervious surface ratio remains under the maximum and the additional stalls address concentrated drop‑off periods. The plan proposes four solar shade structures, a future playground and an enclosed masonry refuse enclosure. As requested at a neighborhood meeting, the applicant proposes an 8‑foot solid vinyl fence along the east property line (staff supported a BSM to allow fence and buffer landscaping to be placed inside the fence to preserve existing mature street trees on the frontage). Staff recommended approval with conditions; commissioners asked technical questions about bicycle parking thresholds and access; the transportation review raised no objections.
Neighborhood speakers raised concerns during the GDP hearing about stormwater, odors from dumpsters, wind‑tunnel effects between buildings, and drainage to nearby yards. Advocap’s executive director, Tanya Marco, said the incubator will provide on‑site technical support and curriculum assistance to small childcare operators and that each childcare business inside the incubator will be limited in size per state family‑home rules (eight children per small business unit). The applicant and engineer said stormwater infrastructure is sized to meet local code and that the proposed pond will discharge to nearby underground infrastructure.
The commission voted 8–0 with one member recorded present to approve the GDP.
