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HomeMy WebLinkAbout1999-12-07 NAC Planning ReportN PLANNING REPORT TO: Tom Melena FROM: Daniel Licht / Scott Richards DATE: 7 December 1999 RE: Oak Park Heights - HSI; Circle of Friends CUP FILE NO.: 798.02 - 99.21 BACKGROUND NORTHWEST ASSOCIATED CONSULTANTS COMMUNITY PLANNING - DESIGN - MARKET RESEARCH Human Services, Inc (HSI) is proposing to operate a senior day care program entitled Circle of Friends within 2,600 square feet of leased space at 5620 Memorial Avenue, in the Kern Center. This program is currently operated from Ascension Episcopal Church in Stillwater and will be relocating to the Boutwell's Landing campus when space is available. As such, this is an interim location for this program at the site in Kern Center. The Comprehensive Plan guides the subject property for Highway Business/Warehouse use and the subject site is zoned B-3, Highway Business and Warehouse District. Group day care programs are allowed in this District as a conditional use. HSI presently operates two specific programs at the subject site that serve up to 25 youth between the age of 8 and 17 within the same building. A CUP was approved in April 1999 for the existing Therapeutic Learning Center day Treatment Program and PLACE (People Learning A Cooperative Existence) Program. The present CUP allows only these two specific programs, limited to daytime hours and a maximum enrollment of 25 persons. The applicant is requesting an amendment to the existing CUP to allow "human service programs" generally, that operational limits only prohibit "overnight programing" and occupancy be based upon required licensure related to staff and participants. The City will require that the application be processed as a separate conditional use permit. Attached for Reference: Exhibit A: Exhibit B: Exhibit C: Exhibit D: Site Location Site Plan Floor Plan Project Narrative 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6 PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAG@ WINTERNET.COM CUP. The applicant's request to amend the existing CUP would allow for a general expansion of their programs at the subject site within the leased space. Such an arrangement compromises the City's oversight authority to ensure that the programs undertaken at the site are compatible with the area and surrounding uses. This issue is of particular concern as it applies to the proposed addition of 2,600 square feet of additional leased space to house the Circle of Friends program. The applicant has indicated that this program's location at the subject site is a temporary arrangement until permanent space is available at Boutwell's Landing. Amending the CUP as requested would allow the applicant to expand the other two existing programs at the site into this additional space or initiate new programs when Circle of Friends relocates. Based on this concern, the City Attorney is recommending that the application to allow 2,600 square feet of office space at the subject site be used for the Circle of Friends program be processed as a new and distinct CUP. Further the CUP should include a sunset date terminating the CUP at such time as the Circle of Friends program relocates. Such an arrangement will allow the City the opportunity to review any expansion or location of new programs at the subject site. CUP Criteria. The judgement if the Planning Commission and City Council regarding the CUP application is to be based upon, but not limited to, the following factors outlined in Section 401.03.A.7 of the Zoning Ordinance: a. Relationship to the specific polices and provisions of the municipal comprehensive plan. b. The conformity with present and future land uses in the area. c. The environmental issues and geographic area involved. d. Whether the use will tend to or actually depreciate the area in which it is proposed. e. The impact on the character of the surrounding area. f. The demonstrated need for such use. g. Traffic generation by the use in relation to capabilities of streets serving the property. h The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. 1 The proposed use conformance with all performance standards contained herein (i.e., parking, loading, noise, etc.). Building Plan. The proposed location of an additional group day care program to the subject site does not involve any exterior modifications of the building. Minor modifications to the interior leased space may be required to accommodate the program. These modifications include providing additional restroom facilities and group meeting space. The building was to be retrofitted with a fire suppression session by June 1, 1999. As part of the CUP, no occupancy of the space will be permitted until the fire suppression system has been installed and is operational. Occupancy of the building will also be contingent on satisfying other applicable Building and Fire Codes. Traffic Generation. The applicant has estimated that this program will have a maximum enrollment of up to 30 persons and six staff members based upon State licensing requirements. Program participants are to be transported to and from the site by HSI services or by their care giver. There is adequate on-site circulation area and the capacity of Memorial Street is such to accommodate traffic generated by this program. Parking. There are 76 existing parking stalls on the subject site, including three disability accessible stalls. In that the proposed group day care will be occupying leasable office space, their is a net reduction in the amount of required parking of 12 stalls based upon Ordinance standards. Only 38 stalls are required based upon the known information concerning building occupancy. As a condition of approval, the existing parking tot must be stripped to identify all of the parking stalls illustrated on the site plan. Loading. Given the elderly characteristics of the program participants, it is important to have adequate loading facilities near an entrance. There are exterior entrances near the Circle of Friends space at the northeast and northwest corners of the building with concrete sidewalks to the parking area. The one parking stall directly adjacent to the sidewalk on the northeast side of the building should be designated for short term parking, such as 20 minutes, for loading and unloading passengers. There is adequate space directly adjacent to the west wall of the building for additional loading. Consideration should be given to adding an additional disability accessible stall at the northwest entrance as well. Signage. No plans for additional site signage have been provided. If any additional signage is to be erected, it must conform to the provisions of Section 401.15.G of the Zoning Ordinance. Licensing. Group day care facilities are subject to licensing requirements of the Minnesota Department of Human Services. As a condition of the CUP, the applicant must provide documentation to the City of compliance with applicable State regulations. 3 Hours of Operation. The existing group day care programs at the subject site are limited to "daytime" hours of operation. The applicant has requested that limitations for the hours of operation only address overnight programing. To ensure clarity, the applicant should provide a description of the Circle of Friends typical hours of operation. Based upon that information specific allowable hours of operation may be established. On an initial basis, the hours of operation should be limited to 6:00 AM to 11:00 PM. Utilities. Sanitary sewer and water service was to have been extended to the subject property this past summer. As a condition of occupancy, the building will have been connected to these systems. CONCLUSION AND RECOMMENDATION The proposed location of a group day care program serving approximately 30 participants is generally consistent with the performance standards for such uses and compatible with the area and surrounding uses. Because of the concerns over the future use of the 2,600 square foot space in question, staff does not recommend approval of an amendment to the existing CUP allowing the two existing programs at the subject site. Rather, staff recommends that this application be approved as a new CUP, with a termination date based upon vacation of the premises by the Circle of Friends program. Any expansion of the two youth programs or location of a new program into this space would then require processing of another CUP application, protecting the City's oversight authority. The specific recommendation of staff outlined in the following motion: A motion to approve a CUP to allow a the Circle of Friends group day care program within a multiple occupancy building subject to the following conditions: 1. Utilization of the subject space is limited to the Circle of Friends program. 2. The CUP shall terminate upon expiration of the initial lease of the subject space or relocation of the Circle of Friends program from the premises. 3. Occupancy of the building shall be permitted only when a fire suppression system has been installed and is operational, subject to review and approval of the Building Official. 4. Occupancy of the building shalt be permitted only if connected to City water and sanitary sewer service. Maximum enrollment for the Circle of Friends program shall be limited to licensure requirements of the Minnesota Department of Human Services based upon 2,600 square feet of space. 4 Parking stalls shalt be clearly stripped to provide a total of 76 parking stalls as illustrated on the submitted site plan. 7. The parking stall adjacent to the northeast building entrance is designated for 20 minute short term parking and one additional disability accessible stall is provided at the northwest corner of the building. Hours of operation shall be limited to 6:00 AM to 11:00 PM. The applicant provide documentation to the City of compliance with applicable State regulations. 10. Occupancy shall be permitted contingent upon compliance with applicable building and fire codes, subject to review and approval of the Building Official. pc. Kris Danielson Jim Butler Will Zintl Robert Butler i LEGEND p /V City Limits aT Et 55TH STREET I 1 Wetland /Ponding Areas N: ■ of fice N >N.. /„°?'" Building to be Occupied by HSJ n Lf 300 0 300 600 Feet KERNCENTER-BASEMAP N;G City of Oak Park Heights Exhibit A DA/ ily 7v /zIoW91A1 ,o6r 0 0 �v� 0 t J 0 y EXHIBIT B a private non- profit corporation Dear Kris: [ Iuman Services, Inc., Ill Washington (011.vly, .1l.V Oakdale. I(067E6 Stillwater Blvd. N. Oakdale, '1IN .551718 651-777-5222 November 29, 1999 Kris Danielson Community Development Director City of oak Park Heights 14168 North 57 Street P.O. Box 2007 Oak Park Heights, MIN 55082 RE: Conditional Use Permit Amendment Helping People...Chan in Liv es I'm writing to request an amendment to the Conditional Use Permit issued to 5620 Memorial Avenue, Oak Park Heights, MN 55082, on April 28, 1999 (File Number 1501- 6549). HSI would like to operate a senior day care program (Circle of Friends) at this location. This senior day care program is currently being operated by HSI at Ascension Episcopal Church in Stillwater. The move to 5620 Memorial Avenue will allow for improved program space. I have attached a descriptive brochure about our Circle of Friends program. As you can see, this program serves frail seniors — providing supports for continued independence, as well as respite for family caregivers. We are currently licensed by the Department of Human Services for 20 participants at the Ascension Church site. Our new location will need to be reviewed by the Department of Human Services and a new license issued based on available square feet and our staffing pattern. It is my expectation that this site will be licensed for 30 participants. Seniors will be brought to the program by their caregiver or the HSI Transporter. They will receive a variety of care services including personal care, hygiene, and other health and social development activities. There will be approximately six HSI staff assigned to this program site which will include the program supervisor, nurses, volunteers and other care staff Ourstaffing levels are regulated by licensure. HSI intends to lease approximately 2600 square feet to operate our Circle of Friends program. Some of this space will require modification to meet program and licensing standards. We have not yet worked out the specific design, but it will include additional bathroom facilities and creating at least one more group meeting space. This program will also be connected to our existing leased space by a doorway to allow some sharing of staff and program spaces. Stillwater Forest Lake 375 kart Orleans Sc. 121 �' 11 t h •\vt:. Stillwater, \I \' 55082 Forest Lake, N1N 550)5 651 -430 -2720 651-251-5220 \V\Vw.l1Sicares,Qrg an equal npporcunicy employer Cottage Grove 870(7 1 1 ic_11ey Avc. S. Cottage Grove, \17 55016 651 - 455 -4116 TLC 11/ Place (EXHIBIT D HSI intends to move this program onto the Boutwell's Landing campus with Presbyterian Homes when space is available. Accordingly, we intend to enter into a two (2) year lease agreement with Will Zintl for the space to be occupied by our Circle of Friends program. However, even though our intent is to relocate this program in two years, it is possible that we will have other program need for this space possibly for seniors, adults, or children. We would like the conditions regulating our use of this space to be specific enough to cover the City's interests, but broad enough so that we do not have to come back to the City and go through a new Conditional Use Permit process when we made modifications to a program or to operate other similar human service programs. Accordingly, I request that the current Conditional Use Permit "general description" be amended as follows: I. In Item 1, the term "human service programs" be substituted for "a therapeutic learning center /day treatment program and the PLACE (People Learning and Cooperative Existence) program." 2. Items A and B to be amended to read, "The human service programs operated by HSI shall not include any overnight programming. Programs operated shall comply with all required licensure related to level and quality of staff and number of participants. I am attaching a copy of the entire site plan along with a copy of the floor plan for the lower level of the building at 5 620 Memorial Avenue. I have also attached a check in the amount of $600. Please let me know if I can provide anything further. Sincerely, Robert T. Butler, Ph.D. Chief Executive Officer RTB:sj0 Attachments -2 ® • 0 0 0 • a) a Q3 ' '"" t cC ES I) 4. i'''' 4. OS 0 CI r 0 t CU Ct ,. CA r" r.p ....,C) 0..4 r../ .4 e c 6 ci) g `) •-•-it • ,•-• 1.-:-i Ct Ct 7.4 1 , ;..(') )7 ( 4 0 • 0 • 0 0 0 r i • - et '° j - o > = cf) ‘. :\ = 0 o z cu ,..... ,z ,t CL, c i ) $: — a) ' °� • CA ; ma y • ,,, 0 ri. 0 d) Q 7:1 cA N 2 to ml ci) LT.) ,.... t... , c.) ;—, . 0 0 (1..) cA (t V. — '73 s fri 1-1 0 t.e i•-•-•4 r." C4 Z C3 t) ,.44 > ;-4 RI 0 t .... ct = cr) ,, — 0 a — ) N t •F. 0 0 0 Ct 0 CA • U � cry ' - 4- 0 Ct Ct ct Cit q g cm. • — o • ,. ; ❑ 0 �`' t] at 43 d ti� a.) g 0 > ,,,,, • — — !.-•• fa4 0 Ct ,.. r, ti) ---' 4:: — tit ti = r t3 t 4..., 0 ' 0 U tit r. Q] > 4 ct . N tics (3 - ; 0 4] ., 0 :.= tit �-( . 0 • 0 0 C Ce 4-. 0 t P 0 0 i i7a]�y»r 7;tlJff um'rn• +S:f�t t ��y, •, p�auc {s, '�3L 3i a alr,C.xac Yom# ♦ — I faiv natF"� oar qb)K/ -� � rrerSt►,g� • Li 6.0 `�.17' n f+ nut9 tPax*7iS rY Per NlS -+d It +/ • tc+e � 1'qr �� 0,, ,v.a►y p����ItM.�t� }� +I.lr •FFP MI V W . +1a iq,I.K s 61,141 �?�4s n i —.a,.a _ t•1 .• z O Bonestroo Rosene Anderlik & Associates Engineers & Architects December 8, 1999 Ms. Kris Danielson City of Oak Park Heights 14168 - 57th Street N. P.O. Box 2007 Oak Park Heights, MN 55082 -2007 Re: HSI Conditional Use Permit Our File No. 55-99-000 Dear Kris: We have reviewed the information submitted to amend the Conditional Use Permit at 5 620 Memorial Drive for HSI to operate a senior day care program. We understand that the seniors will be dropped off by their caregiver or HSI van so there should be no parking issues. The facility would be licensed for no more than 30 seniors and 6 staff members so traffic should also not be an issue. There will be some building modifications required which may include bathroom facilities and sprinkler facilities, but these would be addressed by the Building Official and Fire Marshal. Utility service is available with adequate capacity for this use. Therefore, we do not believe that there are any engineering issues associated with this amendment. Very truly yours, BONESTROO, ROSENE, ANDERLIK & ASSOC., INC. Joseph C. Anderlik JCA:dh Bonestroo, Rosene, Anderlik and Associates, In . r Affirmative Action /Equal Opportunity Employer Principals: Otto Bonestroo, P.E. • Joseph C. Anderlik, P.E.. Marvin L. Sorvala, P.E. • Richard E. Turner, P.E. • Glenn R. Cook, P.E.. Robert G. Schunicht, P.E. • Jerry A. Bourdon, P.E. • Robert W, Rosene, P.E. and Susan M. Eberlin, C.P.A., Senior Consultants Associate Principals: Howard A. Sanford, P.E. • Keith A. Gordon, P.E. . Robert R. Pfefferle, P.E. • Richard W. Foster, P.E. • David O. Loskota, P.E. • Robert C. Russek, A.I.A. • Mark A. Hanson, P.E. • Michael T. Rautmann, P.E. • Ted K. Field, P.E. • Kenneth P. Anderson, P.E. • Mark R. Rolfs, P.E. • Sidney P. Williamson, P.E., L.S. • Robert F. Kotsmith • Agnes M. Ring Offices: St. Paul, Rochester, Willmar and St. Cloud, MN • Milwaukee, WI 2335 West Highway 36 • St. Paul, MN 55113 ® 651 - 636 -4600 ® Fax: 651- 636 -1311 jer From: on behalf of Jim Butler To: Kris Danielson Subject: Site Plan Review: HSI Conditional Use Permit- Reply Subject: Site Plan Review: HSI Conditional Use Permit Location: Large Conference Room Start: Wed 12/8/99 10:00 AM End: Wed 12/8/99 11:00 AM Show Time As: Tentative Recurrence: (none) Meeting Status: Declined Required Attendees: Kris Danielson; Kathy Widin; Scott Richards; Tom Melena; Jay Johnson; Jim Butler; Joe Anderlik Optional Attendees: Mark Vierling; Lindy Swanson; Kim Kamper; Judy Hoist; Brad Carmichael HSI has submitted an application to allow for adult day care for seniors in the building they currently occupy in the Kern Center (5620 Memorial Avenue). While they applied for an amendment to their existing Conditional Use Permit, we will treat this as a new /separate Conditional Use Permit. Please contact me with any questions. Julie will be mailing plans to you in advance. Thank You! KRIS, IS THIS ADDITION OF A ADULT DAY CARE FOR SENIORS REPLACING THE OTHER HSI PROGRAM OFFERED. IF SO EVERYTHING IS 0 K. IF IT IS IN ADDITION WE HAVE PROBLEMS. IN REVIEWING MY FILE FOR MR. ZINTL I HAVE THE FOLLOWING CONCERNS: 1) THE BUILDING BEING SPRINKLED. THIS WAS TO BE COMPLETED BY JUNE 1, 2000. I HAVE RECEIVED A PLAN FROM OLSON FIRE PROTECTION, BUT DID NOT RECEIVE ALL THE INFO NEEDED FOR BRAD AND I TO PROCEED WITH A PLAN REVEIW. 2) MR. ZINTL'S SEPTIC SYSTEM WAS DESIGNED FOR 50 OCCUPANTS. WITH THE ADDITION OF 30 THE BUILDING OCCUPANCY WOULD TOTAL 70. WITH THIS I BELIEVE HE SHOULD BE REQUIRED TO HOOK UP TO THE CITY'S SEWER AND WATER. WITH THIS WE SHOULD BE LOOKING AT COLLECTING ALL ASSESSMENTS AND OTHER CHARGES FOR THIS PROPERTY. Kris Danielson From: Sent: To: Subject: Lindy Swanson [Imswans a@cityofoakparkheights.com] Wednesday, December 08, 1999 11:01 AM Kris Danielson HSI CUP The only concern 1 had with HSI's Adult Daycare Program was with the "at risk" program participants.. HSI rep. Rob McDonough informed us that all staff are certified in C.P.R. and there is an R.N. also on site has satisfied my concerns in this area, thus 1 have no objections to the approval of this CUP.