Planning commission recommends approval of 12‑child family day care at 1660 Nicely Court with conditions

The Culpeper Planning Commission voted to recommend approval to town council of a conditional use permit that would allow a family day care to operate at 1660 Nicely Court serving up to 12 children.

Town planner Louis Pancati told the commission the application, filed by Caitlin Altizer on behalf of Parbaty LLC, meets most standards for a family day home but fails two UDO thresholds: the lot is about 8,534 square feet — below the UDO’s 10,000‑square‑foot minimum — and the applicant’s staffing plan could result in three employees rather than the two normally allowed. Pancati said state licensing and the town’s UDO both apply; state rules determine allowable child counts by staff ratios while the CUP addresses the nonconforming lot and employee count.

Altizer, the operator, told the commission she is currently voluntarily registered and has had state licensing staff inspect the property. She described planned safety measures for a steep backyard — including a locked gate at the bottom of the yard, an interior lattice barrier at the edge of the concrete play surface, and a handrail on steps — and said she is trying to serve local medical staff who work night shifts. “I am currently accepting subsidy clients… I am unlicensed and voluntarily registered at this point,” Altizer said, adding she will pursue full licensing before operating at the higher child counts she seeks.

Staff recommended conditions including (1) compliance with applicable UDO requirements, (2) no more than three employees in conjunction with the daycare, and (3) no pickup or drop‑off between 8 p.m. and 6 a.m. During deliberations commissioners discussed parking layout, the 75‑square‑foot play‑area standard, how a CUP attaches to a property, and the role of state licensing in setting child‑count limits.

A commissioner moved to forward the CUP to town council with a recommendation of approval subject to staff‑outlined restrictions. The motion was amended to add a requirement that the path from the designated drop‑off area to the daycare entrance have adequate lighting; commissioners approved the amended motion by voice vote.

Because the CUP relates to a nonconforming lot, the commission noted that its recommendation reflects property‑specific findings and does not guarantee the same result for other properties. The commission’s recommendation and the staff report will accompany the application to town council for a final decision.

Next steps: the commission will forward its recommendation and conditions to the town council, which will hold the final public hearing and make the ultimate determination on the permit.