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4.1 PCSR 05-08-2012REQUEST FOR ACTION TO ITEM NUMBER Plannin Commission 4.1 AGENDA SECTION MEETING DATE PREPARED BY Plannin Ma 8, 2012 erem Barnhart, Plannin Mana er ITEM DESCRIPTION REVIEWED By Request by Riverplace Counseling Center for Conditional use erem Barnhart, Plannin Mana er Permit for hotel use (clients in program) and an Institutional use REVIEWED BY (overnight counseling), 9824 Highway 10, Case No. CU 12-07 - Public Hearin ACTION REQUESTED Staff recommends approval of the Conditional Use Permit, as described in this memo, with the following conditions: 1. A certificate of compliance shall be provided to ensure the septic system is appropriately working for the. proposed use. 2. As a Conditional Use Permit is not a Building Permit,. the applicant shall apply for all require permits. 3. The development shall meet all applicable fire codes and buildingcodes. Applicant Pete Medved, Riverplace Counseling Location/ Address 9824 Hwy 10 60 Day Rule The City must take action by May 28, 2012 OVERVIEW Riverplace Counseling Center has been operating at 9824 Hwy 10 since 1993. It does not appear that a conditional use was ever issued for the use, which most closely represents an institutional use. Staff is processing a Conditional Use permit to correct this issue. There may have been some discussions with previous staff about allowing it as an unpermitted use, although no documentation to that effect has been identified. Additionally, Riverplace has requested a license from the state that would allow them to charge for the rooms; to obtain a license from the state, the state requires zoning verification. The Conditional use would allow this zoning verification. BACKGROUND/PRECEDENT Riverplace Counseling Center is a 4-bedroom structure that offers counseling services to people in a variety of packages. The attached information describes the business in more detail. Riverplace does not plan an expansion at this time; an expansion in the future would require an amendment to the Conditional Use Permit. Case File: CU 12-07 Page 2 GENERAL INFORMATION Riverplace Counseling Location Existing Use Comprehensive Plan Current Zoning Designation Subject Riverplace Highway Business C-3, Highway Property Counseling center Business North Furniture and Highway Business C-3, Highway 't'hings Business South Granite sales .Highway Business C-3, Highway Business East Vacant Highway Business C-3, Highway Business West Greenhouse retail Highway Business I-3, General industrial APPLICABLE REGULATIONS Conditional Use Permit The issuance of a Conditional Use Permit can be oxdered only if the use at the proposed location: 1. Will not endanger, injure or detrimentally affect the .use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. 2. Will be consistent with the comprehensive plan. 3. Will not impede the .normal and orderly development and improvement of surrounding vacant property. 4. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular, create traffic congestion or interference with tra~c on adjacent and neighboring public thoroughfares. S. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. 7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the city. N:\Departments\Community Development\Planning\Case Files\CUP\CU 12-07 Riverplace Counseling Ctr\CU 12-07 12iverplace counseling SR to PC 5-8-12.docs Case File: CU 12-07 Riverplace Counseling Page 3 If denial of such a permit should occur, it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in Section 30-654. In the review of the standards for CUP as outlined, it appears that the request is consistent with all of these standards. ANALYSIS Riverplace has been operating in this location for a number of years, based on apparent approval from staff at the time. Institutional and hotel uses are an appropriate highway business use. The applicant should understand that the intensity of the uses in the area are likely to increase, bringing noise, traffic, and other impacts, as frontage on Highway 10 becomes more a premium. CONDITIONS Staff recommends two conditions. One, being that the building meets all applicable building and fire codes. A standard condition, the Fire Department has conducted a number of inspections to the site over the years, .and staff anticipates no issues.. Secondly, with the Conditional Use Permit, staff feels it is appropriate to ensure that the septic system continues to function to service the use of the property. ATTACHMENTS ^ Location Map ^ Applicant's Narrative ^ Applicants supporting documents ACtIOR Motion by Second by Vote FOllow Up N:\Departments\Community Development\Planning\Case Files\CUP\CU 12-07 Riverplace Counseling Ctr\CU 12-07 Riverplace counseling SR to PC 5-8-12.docs ( w ,„ ~ S ,. ~O Ob W ~. ~ o ~, Z J W ~v ~ ~ ~~. ~ ~S ~ - ~ Q S/~ u g ~ cyb ~ ~, ~ - a .. ~ 1S D N`d~~n~~~ ~ o ~. ~ ~ s '~ V PLACE RE'r ~ Cj;]~~.`.i'El~ ice. TO: Mr. Jeremy Barnhart, City of Elk River Planning. Manager RE: Recall of Request to City of Elk River for Permitted Use of 9824 NW Highway 10 The purpose of this letter to you is for me to recall my meetings with the City of Elk River regarding our request for the above property to be classified for "permitted use". First, I admit to misplacing all of my notes, approval from the city and other correspondence regarding this transaction, therefore, any validity of what my recollections are can only be assessed by you and hopefully interested others. In about 1994, after we had been in operation for about two years as a state licensed chemical dependency care facility in Elk River, we made. inquiry to purchase the adjacent property located at 9824 NW Hwy 10. This inquiry was consistent with and at least partially influenced by the Riverplace Centers now nearly three decade track record of providing chemical dependency care in the "least costly, least restrictive manner possible". The result being Riverplace of Anoka and Elk River has now documented savings to the state and others of between forty and sixty million dollars due to lodging and many other services provided at no cost to any source of funding. This highly successful model of care was expanded to Elk River using this property only because we made a decision to purchase this .property based on the contingency understanding we could use into provide lodging at no cost for our clients. This involved my visits to the city in order to determine if we could obtain a "permitted use". Here are my recollections: 1 researched the city code definitions that could be most appropriate for our intended use and settled on the definition that referenced "motels". I visited with someone at the city (sony, forgot name, but 1 assume in a similar capacity as yours, Mr. Barnhart) and submitted a written request for "permitted use" based on the city definition 1 thought was most descriptive. 1 later received a call (don't remember how long after) and when 1 went back to city hall and remember I was assured that we could go ahead and operate as planned. I clearly recall the individual 1 discussed this with stated that the city definitions were "weak and needed to be re-written, but that was not my fault". 1 think, but am not sure, that he indicated this determination was passed by either the zoning & planning board or committee and or perhaps the city council -1 don't exactly remember this part of the discussion. At any rate, Mr. Barnhart, based. on this assurance from the city as well as other considerations, we purchased the property and in a few months began operating it as intended. Our son, Pete, now owns the property as well as the Riverplace organizations, operated by Pete, his daughter, Heather and son Pete Jr. (into the 3rd generation). We all request you favorably consider the current Riverplace request for the now suggested "Conditional Use Request" based on our 20 year history of Riverplace successfully offering a vital service for our Sherburne County residents, Riverplace has been compliant with all requirements relating to fire .and safety as well as sanitation and in the spirit of my recollection of what happened nearly twenty years ago. Dennis Medved Founder, Riverplace Counseling Centers & Lakeplace Retreat Center 3/29/12 25704 County Road 338 Bovey, Minnesota 55709 218 245-1395 ~E~CRIPTION OP CHEMICAL CEP ENOENGY CARE Riverplace Counseling Centers History At Riverplace the twenty-seven year long standing mission has been "to provide highly structured chemical dependency care in the least costly, least restrictive, non-institutional manner possible, consistent with the individualized needs of persons we have an opportunity to serve". These family owned businesses are now proudly operated by three generations and a dedicated staff, all sharing their strength, hope and experiences. Innovative decisions regarding the development of Riverplace have been guided by observing how individuals and their families, influenced by a strong sense of fellowship, have responded when presented the freedom, trust and dignity to make responsible choices in these beautiful Men's and Women's Riverplace Counseling Centers non-institutional "real -world" settings. In 1989, Lakeplace Retreat Center was dedicated to provide a place for the now over eighteen thousand Riverplace clients to visit and complete their fourth and fifth step retreat. In 1993 Riverplace expanded to add the Elk .River facilities to provide regular outpatient chemical depend- ency care and to offer the women's comprehensive outpatient program. More specifically innova- tion, change and now renewed optimism in response to the perceived intent of DHS/ADAD provides Riverplace with the momentum to continue these many years of innovation and the necessity of be- coming extremely cost efficient. Comprehensive Outpatient Chemical Dependency Care Consistent with the above Riverplace mission, Riverplace is perhaps most noted for innovating and developing the highly cost efficient, "Comprehensive Outpatient" model. Having evolved over the past twenty five years this method is now widely accepted as a viable choice for those able to func- tion responsibly in a "usual community environment". The most common treatment regimen is over 30 hours each week of assignments, group and individ- ual counseling totaling over 130 hours in a 28-day period. Riverplace is especially privileged to have participation from several excellent speakers who, along with Riverplace staff all share their own strength, hope and experiences adding an additional dimension to the already high quality of pri- mary CD care. An extensive video library dealing with chemical dependency and related topics is also available. Recommendations to help assure the likelihood of continued recovering, based on six significant dimensions, are carefully communicated in a timely manner to Rule 25 assessors, other concerned agencies, the courts, managed care organizations, case managers and interested others. Continuum of Chemical Dependency Care In the interest of appropriate needs based client care and cost effectiveness, with assistance from. other CD Care providers and professionals, Riverplace is constantly working toward a continuum of care. Basically, Riverplace, in conjunction with Lakeplace is now offering a flexible continuum "Step Down" .primary chemical dependency care from Lakeplace "Residential". However, showing great promise and most notable is the developing Riverplace "Extended Care" and "Extended Care Plus" offerings for both men and women with a wide variety of practical housing options. Riverplace Additional Components & Related Services These additional services are vital. for the success of any variety or combination of Riverplace flexi- '; ' ble chemical dependency care offerings. Included are: separate lodging campuses for men and '-' women, however, equally important are all of the Riverplace services provided at no additional cost. These are: transportation, recreation & activities, living needs and the Lakeplace Retreats. Please see pages - "Additional Services & Related Components" and "Lakeplace Retreat Center" i~ST~ DOWN" COl-1TIlKWM OF CCAL CCDC DEPF.NDF+HC]C CAREe~ Of C1~%- FlNsrplaoe Coimprehenalve CD Cero Alverplace Gxtended CD Caro Flhreiplaoe Cero Plus and/or Cornirnunltiy Dosed Att~eraaro or Sober Housing Men's Extended Care Residence EXTENDED CARE With apre-requisite problem identification of unmanigibilities re- lated to use of alcohol and or other drugs, individuals .are prepared - - - ~~ to focus on specific key topics related to longer term emotional so- ', briety. Clients complete specific assignments related to living needs which .include: developing 100 goals for sobriety, expressing - - - - positive emotions, and dealing with anger. E~CTEN~E~ CARE PLUS Motivated clients are required to actually put into practice their specific goals for continued sobriety and .growth. Involvement at Riverplace becomes less as all men or women are continually "stepped down" in hours of counseling. This involvement usually includes some hours of Riverplace regular outpatient where men or women already have familiarity with the counselors and the settings. Independent housing is made available nearby in Anoka or Elk River Minnesota. As individuals become in- creasingly self-sufficient, they are expected to be more responsible for their own living expenses. ,~ Extended Care Plus includes several developing Riverplace additional service innovations such as peer re- view systems, the new Riverplace Mentorship Program and specific assisted actions toward education and job seeking with transportation provided by Riverplace. - Jeea~se ttequeyt addit+.vrccr~ "£~tended C.cvice" and "£~-.teiuled C'.cx~ce J&as" de.~~~ mate~uac~s - Comprehensive Outpatient chemical dependency care at Riverplace includes room and board (lodging & meals). Additional treatment Components such as transportation, recreational activities, attention to special needs and retreats are all imperative for suc- cess of the total CD Care experience. All additional services are available for men and women admitted to Riv- erplace "Extended Care" and "Extended Care Plus". Lodging Provided for primary or extended CD care for men in home or apartment style residences and for women in the beautiful Riverhouse residence or "step down" extended care women's residences. CompaePcenoiue (9ukpatieat (Piaacee curd Qpaxtment 7) `1Uomerco flleeuierrce Meals At any living facilities, individuals have the freedom to plan a variety of menus of their own preference and with others, prepare their own meals. Consistent with Riverplace non- institutional philosophy, we believe that responsibility and recovering do go hand-in-hand. Therefore, being responsible for living needs, including meal planning and preparation is con- sistentwith this philosophy. Transportation Easy access to Riverplace is provided through same or next day ground transportation from any Minnesota location. Transportation is provided for personal purposes such as visits to schools, county offices, for psych. appointments, for all recreational, other activities and to Lakeplace Retreat Center as well Recreation & Activities -sober fun (any season) Having sober fun is a healthy offset to the intensity of chemical dependency care and is an- otherfactor at Riverplace in developing a sense of fellowship and balance. These opportunities take place on-site at Riverplace facilities, in the immediate area or individuals may prefer more organized recreation or activities such as various off site activities. Clients mostly enjoy the fellowship that comes from more informal visiting and sharing thoughts or feelings. Weekly AA, NA or CMA meetings are mandatory. Living Needs At least one Riverplace staff person is available 2417 to provide assistance. Riverplace staff treat all persons with a great deal of dignity, respect and support. A computer lab is available at both the Men's and Women's facilities for job search. Every effort is made to minimize the effects of preoccupation with the comfort and convenience of day-to-day living. Lakeplace Retreats Retreats at Lakeplace Retreat Center are designed to enhance various chemical dependency care offerings. Additional Services and Related Components (above) are also available for Individuals, including family members participating in the Lakeplace Retreats. For an explana- tion of these retreats, please review: "Description of Lakep/ace Chemical Dependency Care" or re- quest additional information. Fi~tended eaxe CCpcvctnunt WOIVI~TPS PACILI'1'IES ~ Chemical Dependency Care In Elk River MN ', Women admitted to this program share they almost immediately feel welcome, comfortable, secure and a definite sense of belonging. This truly non-institutional atmosphere is ideal for meaningful, in-depth discussion of the specific effects of their use of alcohol or other drugs. Women's issues related to the use of chemicals and plans for recovering are carefully ad- dressed by womens counselors. There is abundant space for intimate group discussion, the privacy of counselors offices, educational presentations and for visiting with families and con- ... cerned persons. IRiverhouse Renewal Center Women's Residence This beautiful building is a home like recovering community for women who have the opportu- nity to live here. Even though a "house mother" is on duty, women share in all duties of cooking and housekeeping. Just living in this setting is conducive to feelings of dignity, fellowship and a sense of belonging transferring to what happens in group and individual counseling. Note: Not pictured here are the women's extended care residences. Please request information Admission & Cost We want you to know that you are always welcome to give us a call for more information. A5SL'SSmC'n1S (Please call 800-591-1.811 to schedule a chemical dependency assessment. Riverplace can answer your questions, such as if this chemical dependency treatment program may be appropriate for your needs, admission criteria, third party orself-payment options and any other questions. Admission ~ A Riverplace intake counselor can meet with you or someone whom you may refer at a time that is convenient for you. The admission process includes an in depth review of "Guidelines, Rules and Expectations", discussion of individual personal needs, and an opportunity to meet others in the program. Transportation ~ .Same day or next day ground transportation is provided from any Minnesota location, and many surrounding locations. Transportation will be provided to and from related Riverplace activities, at no additional cost .Payment' ~ You may be referred by someone who has already pre-arranged payment for you. Otherwise, we are a State of Minnesota Licensed Rule 25 facility and funding can be arranged through most insurance companies. Payment is for chemical dependency therapy only: The cost of our Chemical Dependency programs includes ALL of our additional services. Related Program Options The following options are offered in addition to the primary program: • Family /concerned persons groups (Thursday Evenings) • Vocational /career counseling • Financial assistance • 12 Step orientated facility •Alternative living selection , ,~, • Special needs , ,~~ ; , Y: A Place To Belong... If you decide to enter the Riverplace Women's Program, you will have the opportunity to consider how your use of alcohol or drugs has affected your life, and the lives of others. Our goal is to con- sider your dignity as a woman of utmost importance. Even though the Women's Program is highly structured, you will be provided with the maximum amount of freedom to make responsible choices about your own living and recovery. Group Counseling Individual counseling is scheduled and available to you whenever you like. However, your greatest benefit from the Women's Program will likely come from insights you are able to gain by your participation in group sessions. Your feelings of belonging and dignity may be closely related to your increasing ability to share your experiences, thoughts and feelings with others in this open, non-restrictive and caring atmosphere. You may have additional awareness of -how the group process really can work when you realize how much help that you can be for others in your group. meals Individuals have the freedom to plan with others and prepare their own meals. Food budgets are more than adequate for individual needs. Recreation & Activities (sober fun) Participating in a wide variety of avail- able sober activities is a healthy offset to the intensity of the chemical dependen- cy care program and is another factor in developing a sense of fellowship and balance. Riverplace-Counseling Centers Men's and Women's chemical dependency treatment programs are recognized in Minnesota and elsewhere as a much needed innovation in providing highly structured, non-institutional, cost effective care. As a result, Riverplace is a leading provider of adult CD treatment: Savings to counties, HMO's, managed, care providers, companies, insurance and many,other organiza- tions has mounted to millions of dollars. Individuals who may be required to pay for their own CD treatment, deductibles, or co-pays may also benefit significantly. Cost effectiveness has been only one consideration. The real outcome, however, is how individuals respohd when presented the freedom and dignity to make responsible choices and recovery in the more "real world" Riverplace settings. The Men's and Women's Riverplace programs are offered complete with many related components such as transportation, provisions for aftercare back in any community, goals, relapse prevention plans, and several other key components for each person who has an opportunity to join us at Riverplace. Thank You for considering Riverplace as a viable option. Warmest Regards, Pete Medved, President