Planning board approves conditional permit for bakery at 295 West Center with parking review in 12 months

Beaver City — The Beaver City Planning and Zoning Board on June 3 approved a conditional use permit allowing Jamie White to operate a bakery at 295 West Center Street, with a condition that off-street parking be assessed and addressed within 12 months.

The board voted to allow White’s home-based bakery to operate under a conditional use in the existing residential zoning rather than recommending an immediate rezoning to a commercial district. The permit limits signage and allows staff to revisit compliance and parking after one year.

The decision follows a detailed discussion about how the bakery would fit into Center Street’s mix of residential and commercial uses, how the limited lot size constrains parking and how the conditional-use route limits exterior signage. Jason, the Beaver City zoning administrator, explained that “in a conditional use permit without rezoning, there are no signs allowed for advertisement compared to if it was rezoned,” and that the board must weigh property rights, public safety and neighborhood impacts against the applicant’s proposal.

Jamie White, the applicant, described the bakery as a small, locally focused operation that would also offer a consignment arrangement for other local bakers. “I want it to be something that benefits the community,” White said, adding that she plans to operate on a limited schedule — Tuesday through Thursday, 10 a.m. to 2 p.m. — and that much of the work would be done in prep hours outside public hours.

Neighbors voiced both concerns and support during the public-comment portion. Nick Dodson, who said he lives directly across the street, asked how many hours and customers the bakery would draw and warned that parking could spill onto residential lots: “I think parking could be a big problem. We live right across the street. We don't want people parking over on our property,” Dodson said. Two other residents, Will Larson and Annie Pray, urged the board to consider the bakery’s community value and noted the small lot size would limit future expansion.

Board members and city staff discussed specific code and infrastructure points the applicant will need to meet. The board noted the application shows three off-street parking spaces plus a designated accessible space, and discussed options including repaving or otherwise providing a dustless surface for parking, adding curb/gutter/sidewalk if rezoning were later pursued, and phasing for additional parking if demand grows. Jason said health-department requirements (for example, appropriate sinks and commercial-kitchen standards) will also apply and must be met before operation.

The board recorded specific clarifications that will be part of the conditional-use file: the permit must be signed and recorded at the county recorder’s office; all fees and health-department approvals must be obtained; and the city may monitor compliance and revisit the permit annually. Jason also reminded the board that state law and local code require the city to consider property rights when reviewing permitted uses.

A motion to approve the conditional use permit for a bakery at 295 West Center Street, with the condition that parking be addressed within 12 months, was made and seconded by board members. The board members present voted in favor (recorded as aye); the chair announced the motion carried and instructed staff to prepare the written conditions for signature and recording.

Next steps for the applicant include securing health-department approvals, complying with the city’s construction and parking standards as required by the permit, and working with city staff on the parking plan. The board said it will review compliance after 12 months and may require further mitigation if neighborhood impacts are reported.

Action: conditional use permit approved for Jamie White to operate a bakery at 295 West Center Street; parking to be assessed and addressed within 12 months; permit to be recorded with the county after signatures and payment of fees.