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HomeMy WebLinkAbout2012-12-05 Planning Report TPC 3601 Thurston Avenue N. Suite 100 Anoka, MN 55303 ENCLOSURE Phone: 763.231 .5840 Facsimile: 763.427.0520 TPC@PlanningCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: December 5, 2012 RE: Oak Park Heights — Stillwater Area High School — Conditional Use Permit — Onsite Health Clinic — Amended Conditional Use Permit TPC FILE: 236.02 — 12.11 BACKGROUND Raymond Queener has made application for an Amended Conditional Use Permit (CUP) to allow an onsite health clinic for employees and dependents at the Stillwater Area High School located at 5701 Stillwater Blvd North. The clinic will occupy a portion of the existing structure. There will be no addition or outside changes to the building as a result of this request. The project does not require Site Plan and Design Guideline review. The site is zoned 0, Open Space Conservation District in which the High School has been permitted as a conditional use. Any changes to the site or the uses require a CUP. The original CUP for the High School was approved December of 1991. EXHIBITS The review is based upon the following submittals: Exhibit 1: Letter from Raymond Queener, November 12, 2012 — Project Description Exhibit 2: One Site Clinic Phasing Plan Exhibit 3: Existing Conditions and Demolition Plan (C1) Exhibit 4: Grading, Paving and Dimension Plan (C2) Exhibit 5: Traffic Flow Plan and Aerial Photo (C -3) Exhibit 6: Details (D -1) Exhibit 7: Location Maps within Building (Two sheets) Exhibit 8: Floor Plan (A210) • PROJECT DESCRIPTION The letter from Raymond Queener found as Exhibit 1 describes the project. The clinic will be open to the 2600 employees and their dependents from the entire district. It will not be open to the general public. The clinic will have an exterior access with four new parking spaces dedicated for this use. The clinic will be managed by Health Partners and will be staffed by a Physicians Assistant. ISSUES ANALYSIS Comprehensive Plan. The property is designated as School Facilities on the Proposed Land Use Map of the Comprehensive Plan. The proposed use of the clinic for employees and dependents within the High School will be consistent with this land use designation. Zoning. The site is zoned 0, Open Space Conservation District in which the High School has been permitted as a conditional use. Any changes to the site or the uses require a CUP. The criteria found in Section 401.03.A.7 of the Zoning Ordinance must be considered when reviewing a request for this type. Conditional Use Permit. The Planning Commission should consider the following issues and impacts of the proposed project in making its recommendation. The conditional use permit criteria, found in Section 401.03.A.7 of the Zoning Ordinance, are found as follows: 1. Relationship to the specific policies and provisions of the municipal comprehensive plan. 2. The conformity with present and future land uses in the area. 3. The environmental issues and geographic area involved. 4. Whether the use will tend to or actually depreciate the area in which it is proposed. 5. The impact on character of the surrounding area. 6. The demonstrated need for such use. 7. Traffic generation by the use in relation to capabilities of streets serving the property. 8. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. 9. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). Comment: The use is consistent with the Comprehensive Plan and in conformity with present and future land uses. There should be no environmental issues or impact to surrounding tenants or property owners. Traffic generation will be minor with the number of trips per day generated from this use. There is no impact upon public 2 services and facilities. City Staff sees no issues with the addition of the clinic as currently proposed. Parking. Section 401.15.F.9 of the Zoning Ordinance requires clinics to have one space for each 100 square feet of floor area. The parking calculation for the clinic is as follows: 750 square feet x .9 = 675 / 100 = 7 parking spaces. With four dedicated stalls and additional parking available in the parking lot, there should be adequate parking. There will be one employee and three other parking spaces available. It is unlikely that the clinic will need more than the four parking spaces at one time. If more are needed, the School District could dedicate more clinic only parking spaces. Grading /Drainage /Utilities. The changes to the site to accommodate the four additional parking spaces shall be subject to review of the City Engineer. Lighting Plans. There are no changes to exterior lighting. Of any lighting is added it will need to comply with the provisions of the Zoning Ordinance. Landscaping. There are no changes proposed to the existing landscape. Mechanical Screening. Any additional exterior mechanical equipment required for this use will require screening in compliance with the Zoning Ordinance. Signage. No wall signage plans were provided for review. Any signage proposed for the development shall require a sign permit and shall be compliant with the Zoning Ordinance. CONCLUSION / RECOMMENDATION Upon review of the request for an Amended Conditional Use Permit to allow an onsite health clinic for employees and dependents at the Stillwater High School located at 5701 Stillwater Blvd North, City Staff would recommend the project with the conditions as follows: 1. The clinic shall be utilized by the employees and eligible dependents of ISD 834, Stillwater Area Public Schools. The clinic shall not be open to the general public. 2. Any mechanical equipment installed outside of the building shall be screened in accordance with Section 401.15.E.10.e of the Zoning Ordinance. 3. Any signage proposed for the site shall be in compliance with Section 401.15.G of the Zoning Ordinance and will require a sign permit. 3 4. Any additional lighting proposed for the clinic entrance or parking area shall be in compliance with Section 401.15.B.7 of the Zoning Ordinance. 1 5. The grading and drainage plans shall be subject to review of the City Engineer. 4 1875 South Greeley Street � Stillwater, Minnesota 55o8z ► STILLWATER LLWATER AREA PUBLIC SCHOOLS Tel: 651-351-834o fax: 651 -351 -8380 INDEPENDENT SCHOOL DISTRICT 834 tdd:65 www.stillwater.k12.mn.us EXHIBIT 1 November 12, 2012 Eric Johnson City Administrator City of Oak Park Heights 14168 Oak Park Blvd. N. Oak Park Heights, MN 55082 Dear Mr. Johnson: The Stillwater Area Public School District is seeking an amendment to our Conditional Use Permit at Stillwater Area High School, for the purpose of constructing an onsite health clinic for our employees and their dependents, in order to provide better services at a cost savings to the district and our employees. As a result of research, which began in March of 2011 with visits to other Minnesota school districts and private businesses, we believe that we can significantly reduce plan costs and renewal increases by providing direct service to our employees through the clinic. Reductions in claims costs would be experienced primarily through the reduction of prescription costs and specialty care use, and by providing care through the clinic versus other providers. Any reduction in costs directly impact the district, and in turn, the tax payers. In this new clinic, services and covered prescriptions are provided at no cost to employees, and the dependents of employees covered on our insurance plan. Further benefits expected include reduced absenteeism, improved access to care, shortened wait time for appointments, early identification and coordination of care for chronic conditions, employee (patient) relationship with the clinic practitioner, reduced claims paid through our workers compensation plan, increased employee retention and attraction and the ability to do pre -work screenings in- house. The current plan is to construct the clinic in a converted classroom at Stillwater Area High School. Key information related to the clinic includes: • Exterior access to the clinic • Designated clinic parking spaces close to the clinic entrance • Clinic floor plan includes a waiting area, bathroom, lab and storage areas (with controlled /secured access) and two exam rooms • Independent, district -owned clinic managed by HealthPartners with all medical /patient information maintained by HealthPartners • Staffed with a Physician's Assistant RECEIVED NOV 13 1017 • Open year- round, with staggered Monday through Friday hours to accommodate employee work schedules. (For example, hours may be 7:00 a.m. to 3:00 p.m. some days and 10:00 a.m. to 6:00 p.m. other days.) • This clinic is open for employees and eligible dependents only; not the general public • Approximately 5000 appointment spaces available annually for the 2600 employees and dependents eligible to utilize the clinic, with appointments available every 20 minutes • Appointments can be scheduled on -line or at the clinic, with the potential for walk -in appointments • Construction costs are estimated at $110,000 • Primary construction is estimated to begin March 11 -15, 2013, during spring break • Construction to be completed by the end of April 2013 • Clinic opening in early May 2013 It is estimated that within three years of operation, the cost of construction and clinic operation will be more than offset by the expected savings. The district believes that this project will provide better services at a cost savings to the district and our employees, while also controlling costs into the future. If you have additional questions, please feel free to contact me at any time. Sincerely, 4 , Dr. Raymond C. Queener Assistant Superintendent EXHIBIT 2 On S Cl Phasing Plan Updated November 9, 2012 Date Phasing Acticity Wednesday, October 17, 2012 Provider Interviews Tuesday, October 23, 2012 Provider Interviews Monday, November 05, 2012 Finalize site details Wednesday, November 07, 2012 Initial Meeting - OP Hgts 10:30 a.m. Monday, November 12, 2012 Cabinet Meeting Monday, November 12, 2012 Plan due to City of Oak Park Thursday, December 13, 2012 OP - Planning Commission Thursday, December 27, 2012 OP - City Council Monday, December 17, 2012 Cabinet Meeting Week of December 17, 2012 Personnel Working Group Thursday, December 20, 2012 Advertise for Bid Thursday, December 27, 2012 Advertise for Bid Tuesday, January 08, 2013 Open Bids Monday, January 07, 2013 BOE Learning Session Wednesday, January 09, 2013 Email to Personnel Working Group Thursday, January 24, 2013 BOE Business Meeting Friday, March 08, 2013 Obtain Building Permits Monday, March 11, 2013 Begin Marketing Campaign Monday, March 11, 2013 Start Construction Friday, April 26, 2013 Construction Completed Monday, May 06, 2013 Clinic Opening Week of May 11, 2012 Grand Opening 1 0 STILLWATER HIGH SCHOOL PARKING LOT EXPANSION 5701 STILLWATER BLVD. 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PROVIDE METAL PLATE BACKING AND/OR TREATED WOOD • . 111111 _ r � 1 BLOCKING IN WALL3 WHERE WALL- MOUNTED EQUIPMENT IS 1 � SHOWN ONPLANS OR ELEVATIONS. VERIFY HEIGHT AND '' I § , I LENGTH WITH ACTUAL EQUIPMENT. SEE DETAIL 1/A882. • I r I I E. VERIFY EXISTING DIMENSIONS, CONDITIONS AND FINISHES I 1 BEFORE PRICING AND/OR PROCEEDING WITH WORK B r Ilk" 1 I i DISCREPANCIES SHALL BE BROUGHT TO THE ARCHITECTS dik m ® r{. 2\ ATTENTION IMMEDIATELY. ® L; \ - I F. A DIMENSIONS ARE CLEAR FROM THE FACE OF FINISHED 6 1 1 I . 1 II j LL WALUPARTIT1ON TO FACE OF FINISHED WALUPARTTTION OR G. MA - I L 128E _ _ J - ` i FACE OF O ISWED WAIL OC STING WALLS. SEE R PARTITION TYPES FOR A NEW ACTUAL S THICKNESS OF PARTITIONS. MASONRY WAILS ARE "1 � PIM !. ? DIMENSIONED TO NOMINAL FACE. - ai; 't / _ P THICKN 1' 1'8' 1 128C-�A I 1 WALLS S OR REXI PARTITIONS OCCUU IN UNE IN LINE WITH EXISTING NG WALLS. 1 - - _ - - I I 128E-5B 3 _t H. PATCH ALL HOLES IN EXISTING SURFACES WHERE EQUIPMENT HAS BEEN REMOVED OR DEMOLITION HAS OCCURRED. A C�) PREPARE SURFACES AS REQUIRED FOR NEW FINISHES. PATCH � j 8E-{ 1 � P 2 ` 48980' AFF I© - TO MATCH ADJACENT SURFACE IF NOT SCHEDULED. AGE § § © ES L ALL EXISTING FLOOR OPENINGS AND DEPRESSIONS IN THE WORK SHALL BE FILLED OR CLOSED, UNO, WITH MATERIALS TO OM M MATCH ADJACENT SURFACES, FINISHES AND FIRE RATINGS. • I 128E -7A 128E-6A I / 4'-8' 1*-8' 1.-8 i F== F == I \ �� ,1y2 I 1 Ll.54f'L. 1 I \ 2 8 I I EDUCATION I LL44�u r__ ' / I I _ ` C•_ _ •. V L _ _ ttttrMt� ' " _ r -r i FLAIR PUW Ia YNOTES .c, I I ., l I ' I v 1. INSTALL 3/4• THICK WOOD PLYWOOD FULL WIDTH OF WALL FOR 1 • 8 3 I I . I - 1 I ' I I KD OWNER -PRO ID AND INSTALLED INN STORAGE SYSTEM. I3? \ 1 I \ I I (� YP STARTING AT 4• ABOVE FINISH FLOOR TO 8'-0•. PAIN TO MATCH 8 L _ L 4 © I I ` vr WALL FINISH. 1 L _ 2. INSTALL SSF WINDOW STOOL, FULL WIDTH OF OPENING .� 1� '°`" WITH lir OVERHANG ON FRONT. 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