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4.3. PCSR 11-27-2018The Elk River Vision A welcoming community with revolutionary and spirited resourcefulness, exceptional service, and community engagement that encourages and inspires prosperity Request for Action To Planning Commission Item Number 4.3 Agenda Section Public Hearings Meeting Date November 27, 2018 Prepared by Zack Carlton, Planning Manager Item Description ResCare Minnesota – 633 Upland Avenue NW, Case No. Cu 18-19 Conditional Use Permit to operate an Institutional Use Reviewed by Chris Leeseberg, Senior Planner Reviewed by Action Requested Recommend, by motion, approval of the Conditional Use Permit (CUP) to operate an Institutional Use at 633 Upland Avenue, with the following condition: 1.A copy of the Intensive Residential Treatment Services (IRTS) License from the State of MN must be submitted to the city. 2.The SAC/WAC Units will be reassessed in order to decide if an additional WAC Fee will need to be paid based on the change in use. 3.Smoking shall not be allowed in the building, and a designated smoking area outside of the building must be identified on the site plans. Background/Discussion The applicant, ResCare Minnesota, is proposing to convert the former masonic lodge building at 633 Upland Ave NW to an intensive residential treatment services (IRTS) facility. The MN Department of Human Services defines IRTS facilities as: “time- limited mental health services provided in a residential setting. Recipients of IRTS are in need of more restrictive settings (versus community settings) and at risk of significant functional deterioration if they do not receive these services. IRTS are designed to develop and enhance: psychiatric stability, personal and emotional adjustment, self-sufficiency, and skills to live in a more independent setting.” The use complies with the ordinance definition of an Institutional Use as it is a health care facility offering principally inpatient care. The applicant’s narrative states the average stay at the facility will range from sixty to ninety days. The property is located in the R-1c zoning district which allows Institutional Uses as a Conditional Use. Proposed Facility/Operation The proposal shows a complete interior remodel of the existing building. The facility will allow for 16 residents (patients) at a time – N:\Departments\Community Development\Planning\Case Files\CUP\CU 18-19 ResCareMN\4-Planning Commission\4.3 sr Res Care 11-27- 2018.docx plans show additional beds, but these will be used for transitions between patients. No exterior changes are proposed at this time. The facility will operate 24/7 year round. The facility is expected to employ 20 full-time employees and coverage typically includes 3-7 employees per shift. Comprehensive Plan The site is guided for urban residential uses and the proposed use is consistent with the residential uses identified in the zoning code. The project is consistent with the Comprehensive Plan. Site Plan Plans show one entrance/exit on the east side of the parking lot with access to Upland Ave NW. There are 26 parking stalls identified, and 15 are required per city ordinance – one per two beds (8) and one for each employee on the major shift (7). The parking plan should be modified to account for the tight angle in the southeast corner of the parking lot. Additional impervious surfaces are not proposed. Landscaping The property includes mature trees on the three sides abutting residential properties. Credit given for existing trees satisfies the landscape ordinance. Applicable Regulation In approving a Conditional Use Permit, the council may impose such specific conditions with regard to the development or operation of the proposed use as it considers necessary to satisfy the seven standards set forth in Section 30-654 and the requirements contained in this article and to promote compatibility with and minimize any potentially adverse effects upon adjacent properties, the neighborhood or the city. The issuance of a Conditional Use Permit can be ordered 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. The proposed use is self-contained, regulated by the State of MN, does not generate significant traffic, and does not appear to pose a security threat to nearby residents. The site is adjacent to Highway 10 with access to a signalized intersection and any traffic generated by the use will likely utilize this intersection. For these reasons, along with the extensive screening, the use is not expected to detrimentally affect the use and enjoyment of the other properties in the area. Staff does not see a need to impose specific conditions to satisfy this standard. 2. Will be consistent with the comprehensive plan. The parcel and surrounding area are guided for residential uses. The use is consistent with our residential zoning ordinance and is consistent with the Comprehensive Plan. Staff does not see a need to impose specific conditions to satisfy this standard. N:\Departments\Community Development\Planning\Case Files\CUP\CU 18-19 ResCareMN\4-Planning Commission\4.3 sr Res Care 11-27- 2018.docx 3. Will not impede the normal and orderly development and improvement of surrounding vacant property. Surrounding properties are fully developed and use will not impede the normal and orderly development and improvement of surrounding properties. Staff does not see a need to impose specific conditions to satisfy this standard. 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 traffic on adjacent and neighboring public thoroughfares. The use may increase the sewer and water use of the property and the SAC/WAC units will be re- evaluated at the time of building permit review. Any increase in the number of units will need to be paid prior to issuance of the building permit. The police department also expressed concerns regarding police and emergency medical services, specifically overnight responses in a residential area where lights and sirens could wake the neighbors. Staff added a condition addressing the SAC/WAC calculations and the Commission should discuss the concerns regarding emergency response. 5. 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. Due to the proximity to residential areas, smoking by staff and patients could become an issue. Beyond smoking, the use does not involve any activities that would detrimentally impact any persons or property due to traffic, noise, smoke, fumes, glare, odors, dust, or vibrations. Staff added a condition noting the facility must be non-smoking to ensure compliance with this condition. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The proposed changes to the interior of the building will not result in the destruction, loss or damage of natural, scenic or historic features of major importance. Staff does not see a need to impose specific conditions to satisfy this standard. 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. The use 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. Staff does not see a need to impose specific conditions to satisfy this standard. N:\Departments\Community Development\Planning\Case Files\CUP\CU 18-19 ResCareMN\4-Planning Commission\4.3 sr Res Care 11-27- 2018.docx 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. Statutory Review Period The 60-day statutory review period for this application is set to expire on December 28, 2018. Council Meeting With a recommendation from the Planning Commission the item will be reviewed on December 17, 2018 Attachments  Location Map  Applicant’s Narrative  Building Plans  Site Plan PROJECT NARRATIVE ResCare Minnesota, Inc. is proposing to use the property located at 633 Upland Avenue Northwest, Elk River, Minnesota for operation of an intensive residential treatment services facility (IRTS). The name of the facility will be “ResCare Recovery Residence”. The treatment facility will accommodate up to sixteen (16) residents at a time, but will most likely have an 81% capacity for the year. The duration of stay for the resident will typically range from a period of sixty to ninety (60-90) days as they prepare to transition into a longer-term, community-based setting. The IRTS program uses an inter-disciplinary team to provide recovery-focused, evidence-based services and support to individuals with a primary diagnosis of mental illness. These services are designed to achieve psychiatric stability, personal and emotional adjustment, self-sufficiency, and skills to live in more independent settings. While the individuals reside in the IRTS facility, they receive services such as assessment and planning; illness management and recovery; independent living skills and vocational support; mental health treatment services; family education; nurse monitoring and supervision; and peer support groups. ResCare Minnesota, Inc. has been a leading provider of IRTS residential programs in Minnesota since 1982 through the operation of four other IRTS programs: Northwest Residence (Brooklyn Center); Community Options (St. Paul); Livingston Residence (St. Paul); Community Options (Fridley); Transitions on Broadway (Robbinsdale); and Transfer Home (St. Paul). • The Applicant’s proposed use meets all of the general standards as listed in the City of Elk River’s Comprehensive Plan and Zoning: (a) The extent, location and intensity of the use will be in substantial compliance with the Elk River Comprehensive Plan and Zoning for a conditional use and any applicable subarea plans which were approved by the city council. (b) The use will provide adequate ingress and egress to minimize traffic congestion in the public streets. (c) The use will not be detrimental to the existing character of the development in the immediate neighborhood or endanger the public health, safety and general welfare. (d) The use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district. (e) The use shall, in all other respects, conform to the applicable regulations of the district in which it is located. • Hours of Operation. The facility will operate 24/7 with three (3) awake, overnight staff coverage. During the day, coverage may vary from three to seven (3-7) employees depending on the time of day. This includes weekends. • Employees. There will be a total of about twenty (20) full-time staff. • Parking. There will be 26 stalls, as indicated on the Site Plan included with the application. Note: ResCare will stripe the parking lot. • Proposed screening. There is no proposed screening. Trees and bushes are in place. • Proposed building materials. The building materials will be maintained internally, pursuant to Elk River building code. No exterior work will be performed, as indicated on the Floor Plans included with the application. • Signage. None. • Outdoor Storage. None. UP UP DN DN DN KITCHEN DINING MIRROR ROOM CONF furn OFFICE OPEN exit FURNACE/ WH CLOSET CLOSET TOILET VAV ABOVE ENTRY OFFICE OFFICE TOILET TOILETTOILET JANITOR CLOSET ENTRY OPEN OFFICE OPEN CLOSET ENTRY CLOSET ENTRY MEETING HALL OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE CLOSET Issues and Revisions: Commission No: Drawn by: Checked by: SHEET 1295 BANDANA BLVD N, SUITE 200 ST. PAUL, MN 55108-2735 (651) 642-9200 | FAX (651) 642-1101 www.popearch.com POPE ARCHITECTS, INC.NOT FOR CONSTRUCTION0"1/2"1" TRUE SHEET SCALE 10/23/2018 11:21:31 AM C:\Revit Projects\62711-17190_Rescare Elk River (R18)_jmiersch.rvt A2.0 DEMOLITION FLOOR PLANS ELL CRT 62711-17190 RESCARE ELK RIVER INPATIENT FACILITY REMODEL ELK RIVER, MN 1/4" = 1'-0"A2.0 1 FIRST LEVEL DEMOLITION PLAN 1/4" = 1'-0"A2.0 2 SECOND LEVEL DEMOLITION PLAN UP UP UP DN DN W W D D 179.8 SF WAIT 102 122.8 SF BEDROOM 122 122.8 SF BEDROOM 121 53.0 SF PHONE RM 123 57.3 SF ELEV. 110 34.3 SF JANITOR 109 98.8 SF RESTROOM 118 40.5 SF IT ROOM 120 99.0 SF CLINICAL STAFF 104 CLR 5'-0" 301.0 SF GROUP THERAPY 108 CLR5'-0"65.9 SF VESTIBULE 101 170.0 SF PATIENT STORAGE 103 117.0 SF DIRECTOR OFFICE 105 258.8 SF KITCHEN 113 403.4 SF DINING 115 115.6 SF RESTROOM 116 102.6 SF RESTROOM 112 260.2 SF SHARED OFFICE 119 59.6 SF COPY 111 99.0 SF ADMIN. OFFICE 106 117.0 SF SMALL GROUP 107 CLR 5'-0" CORR 100A CORR 100C CORR 100B CORR 100D CORR 100E 6'-3 9/16"MECH/ ELEC 224 CLR5'-0"STAIR STAIR 1'-0"5'-0" 121.3 SF BEDROOM 223 136.2 SF BARIATRIC BEDROOM 225 117.7 SF BEDROOM 215 117.7 SF BEDROOM 213 120.0 SF BEDROOM 212 119.8 SF BEDROOM 211 117.9 SF BEDROOM 209 119.8 SF BEDROOM 207 120.0 SF BEDROOM 217 136.1 SF BARIATRIC BEDROOM 206 114.6 SF BEDROOM 203 116.3 SF BEDROOM 205CLR5'-0"116.3 SF BEDROOM 202 91.4 SF RESTROOM 210 91.1 SF RESTROOM 208 61.8 SF STORAGE 220 132.5 SF BARIATRIC RESTROOM 222 138.1 SF NURSE OFFICE 219 314.3 SF OPEN LOUNGE 204 60.0 SF MEDS 221 102.0 SF RESTROOM 226 56.0 SF LAUNDRY 201 CLR 5'-0" 117.7 SF BEDROOM 21657.3 SF ELEV. 218 EXISTING DECK CLR5'-0"CORR 200A CORR 200B CORR 200C CORR 200D CORR 200E CORR 200F Issues and Revisions: Commission No: Drawn by: Checked by: SHEET 1295 BANDANA BLVD N, SUITE 200 ST. PAUL, MN 55108-2735 (651) 642-9200 | FAX (651) 642-1101 www.popearch.com POPE ARCHITECTS, INC.NOT FOR CONSTRUCTION0"1/2"1" TRUE SHEET SCALE 10/23/2018 11:21:32 AM C:\Revit Projects\62711-17190_Rescare Elk River (R18)_jmiersch.rvt A2.1 PROPOSED FLOOR PLANS ELL CRT/JEM 62711-17190 RESCARE ELK RIVER INPATIENT FACILITY REMODEL ELK RIVER, MN 1/4" = 1'-0"A2.1 1 FIRST LEVEL FLOOR PLAN 1/4" = 1'-0"A2.1 2 SECOND LEVEL FLOOR PLAN 15'-0"24'-0"15'-0"10 11 5 DELIVERY ENTRY MAIN ENTRY BEDROOMS = 16 @ 1 CAR / BED = 16 OFFICE USE = 2,360 @ 1 CAR / 300 GSF = 8 TOTAL REQ'D = 24 CARS PROPOSED =26 CARS (2 ADA) Issues and Revisions: Commission No: Drawn by: Checked by: SHEET 1295 BANDANA BLVD N, SUITE 200 ST. PAUL, MN 55108-2735 (651) 642-9200 | FAX (651) 642-1101 www.popearch.com NOT FOR CONSTRUCTION0"1/2"1" TRUE SHEET SCALE POPE ASSOCIATES, INC. 10/15/2018 10:40:00 AM C:\Revit Projects\62711-17190_Rescare Elk River (R18)_jmiersch.rvt A1.1 SITE PLAN Checker JEM 62711-17190 RESCARE BUILDING REMODEL ELK RIVER, MN 1 ISSUE #1 DATE 1" = 20'-0"A1.1 1 PROPOSED STRIPING PLAN NORTH