Geneva commission recommends approval of 501 Lark Street daycare despite parking and traffic concerns

The Geneva Planning and Zoning Commission voted Dec. 11 to recommend City Council approval of a special use permit and two variances for a proposed daycare at 501 Lark Street.

The commission’s action covers three approvals: a reduction of the north yard building setback to 9.8 feet and a parking setback to about 25.3 feet, a parking-quantity variance lowering the required off-street spaces from 50 to 45, and the special-use permit to allow a daycare facility in the B-4 business district. Commissioners voted unanimously on each motion and directed staff to forward the recommendation to the City Council for final action on Jan. 5.

Staff and applicant details Assistant Planner Jesse Molkoski told the commission that staff concluded the setback and parking standards were met because the site is constrained by multiple overlay setbacks and a south-side utility easement. "We found that all the standards were met," Molkoski said, adding that final engineering approval and stormwater compliance would be required prior to building-permit issuance and that permeable pavers must remain permeable to meet King County stormwater rules.

Applicant Megan O'Connor, representing the developer and the prospective tenant, described the project as a roughly 13,500-square-foot building designed to present attractive facades to both Lark Street and Kesselinger Road. She said the tenant anticipates operating hours from 6:00 a.m. to 6:30 p.m., a licensed maximum capacity of 173 students and staffing of about 28 teachers plus a director ("about 29" at full capacity). The applicant proposed 45 parking spaces; the tenant believes 40 would be sufficient.

Commission questions and community concern Commissioners pressed the applicant and staff on operational circulation, stacking, and whether the proximity of the Lark/Kesselinger intersection would create safety or queuing problems during peak drop-off and pickup windows (6–9 a.m., 3:30–6:30 p.m.). Commissioner Rebecca Holman asked for a circulation walkthrough; Commissioner Mim Evans cited observed backups at the nearby signal and asked whether parents would be delayed exiting left onto Kesselinger during peak hours. Staff and the applicant said there is no turn restriction at that access point and that the lot is designed with 24-foot aisles to allow two-way movement and on-site stacking, but Commissioners noted uncertainty about real-world operations.

Commissioners also highlighted an internal inconsistency in the zoning code: the parking table treats "day care center" at a higher ratio (4 per 1,000 sq. ft.) than a related "nursery school" (2 per 1,000 sq. ft.). Staff acknowledged the discrepancy and said it is a code item to address in future updates.

Public comment Local resident and Pepper Valley Plaza business owner Amanda Driscoll urged commissioners to consider traffic safety at the intersection, describing it as a "high-crash intersection" and saying congestion frequently blocks access. She encouraged the commission to weigh whether the site is the best use for a child-focused facility given neighboring traffic patterns. Staff invited written comments for the record and noted the City Council will consider the commission’s recommendation.

Next steps The commission’s recommendation is advisory; the City Council will consider the application at its next available meeting (staff indicated a Jan. 5 council date). If Council grants final approval, standard conditions — final engineering, building permits, stormwater compliance, and licensing and fire-department review — will apply before the daycare may open.