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87-1358 WHITE - CITV CLERK CO�IIICll �J /� B�e - M�oR E GITY OF SAINT �AUL File NO. CANAR�-�DEPARTMENT ��`/f � ✓ Council Resolution Presented By Referred To Committee: Date Out of Committee By Date FURTHER RESOLVED, that the appeal of P.S.R. , Inc. be and is hereby denied; and, be it FURTHER RESOLVED, that the City Council does hereby permit and allow the applicant, P.S .R. , Inc. , the period ending October l , 1987 to discontinue the use of this facility as a community residential facility and to relocate it residents on or before October l , 1987; and, be it FURTHER RESOLVED, that the City Clerk shall mail a copy of this resolution to P.S.R. , Inc. , the Zoning Administrator and the Planning Commission. 6 . COUNCILMEN Requested by Department o�: Yeas Drew Nays Nicosia � (n Favor Rettman Scheibel '� ��n Against BY Weida W1180ri SEP 1 � 1987 Form Approv y City Attorney Adopted by Council: Date Certified Yass ncil S r tar BY gy, A►pprov Mavor: Dat � �EP I l �87 pppro e by Mayor for Submission to Council By BY P�;S�p S E P `? G 1987 .,�., fi�� ,�s '�".„�7�� t w rz� � �.� � . .,�� - y r; �-a , ,� t � _"� e in � � ,� �.., � .� � �y ': _ iY) +t n� � .� .� .4 ;� k� :. r�" `�n5 4 ''�V J ��,„ ' � ' � c . f� t !� �,,,� 't x fl � 4 �T R r, �- i � � � � j� - � 1..•' c �j t � .� �, -t-$ � � ^t � q-n �� .�,.; � i ` .r:�� j t:y � A i f $" - "�� .�� t�� k t.r � '� � , ,� � f ��" J �` � r Fz �„' � �� a � . r , y k � ' Y , 4 � K� � �5 3 � �� ' � F+ . 1 {�, f }1��,l ,r . � : x E +e `f' 'n° 4' s ;� t �''�' ��a ".�� 1 � � �rt a � �'� � �� 'f� ` �.n '� � k ?\ ° � •".r n �w- :1 { l Y � , � 2 � ., 1 !. �^ � +¢Y+s i � ��j+t �+�.;> At" '� y' �t _a ±'„ � � ,� � � L�j. � � ,l �t ;� � aF:= '`'�r �s�� r,. .� ti . 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' � � � ti V !� } kss .�� ieF� �h � , r,�H �� z � 7 1 i "! ..a ,?' �� ;� ��.0 ap �' �� e £` � �� x � _ 1 f ��?i '` �, ' �- '�" s � .� ` ° �� ,G�: � ,r d � i r :, ' t �' � - ,� s � �' � '� c � �. , � � '� �(, r � � — ., � C _ 7 f � . �' � ;✓ a "A e ��t. 'r 7n . 1� '�. � ` �.; ��.7 t J i � } Y` 1 :1,, a\ . ) ��'6+ � r , �� + I �Y� �� ` z*� ` :�F�� ' � � � � _ �' ;� ;< 1, .'' a � � r.;� �+ �-. 'p �` ,� r �� . � r .. ? �"� ... --�; ,.,. .- . . .;�. � ... . . ., , . nE „>.�_r. . . �r+. �r:f . .. , . . .. . . . -v. . . . ., .., . ._ . . . � TT O � • �/ �� °` � r s. CITY OF SAINT PAUL � _ 1 DEPARTMENT O.E-PLANNING AND ECONOMIC DEVELOPMENT � �i=1�i 1� o ,>,-' DIVISION OF PLANNING + A �� 25 Weat Fourth SdeN,Saint Paul,Minnesota 55102 612-22&3270 GEORGE UTIMER MAYOR � Juiy 2s, i9s� ', � , : Albert Olson, City Clerk `'`-._.`___...— Room 386, City Hall Saint Paul, MN 55102 RE: Zoning File #10169 - Protection, Service and Referral, Inc. (P.S.R. ) City Council Hearing: August 6, 1987 PURPOSE: To consider an appeal of a Planning Commission decision which determined that the appellant's business was similar to a community residential facility but then denied the Special Condition Use permit needed to operate a facility of that type. PLANNING COMMISSION DECISION: Deny ZONING COMMITTEE RECOMMENDATION: Deny STAFF RECOMMENDATION: Deny SUPPORT: Two persons spoke in support. OPPOSITION: District 4 Dayton's Bluff Council and three other persons spoke; four letters and a petition with 19 names submitted in opposition. Dear Sir: On June 18, 1987, the Zoning Committee of the Planning Commission held a public hearing on an application for a Determination of Similar Use filed by the appellant. This type of zoning review is necessary when a proposed use is not clearly specified as a permitted use in the particular zoning district. The petitioner testified. At the close of the public hearing, the Committee voted 6 to 0 that the proposed use was similar to a community residential facility but that a Special Condition Use permit needed to operate that type of facility was denied based on staff findings. On June 26, 1987, the Planning Commission upheld the Zoning Committee's recommendation on a unanimous voice vote. This appeal is scheduled to be heard by the City Council on August 6, 1987. Please notify me by August 4, if any member of the City Council wishes to have slides of the site presented at the public hearing. Sincerely, ��.��(�-- �_ �_- Donna Datsko ` c;^—� c--a Planner II - .. `--� ., ;' ,.� � DD:rm ., _� r Attachments ---�%� � rn _ t,J � _�J �,a ..t.y � �..... i> C:� • P�1 --..1 „�..�r. ,. ,s�, .�. . � /�� : , � �� „ . � , , APPLICATION FOR APPEAL ZONING OFFICE USE ONLY CITY DF SAINT PAUL R,ECEIVED File # I� � �v9 JUL .1� 1987 y Application Fee S �BS� Z�NIN Tentative Hearing Date 8'��” � Application is hereby made for an Appeal to the Ci ' under the provisions of Chapter 64, Section 0 , aragraph �_ o t e on ng ode to appeal a decision made by the Board o oning Appeals � Planning Comnission on ,7une 26� , 19�. _ Zoning Administrator (date of decision) Planning Administrator Other A. APPELLANT Name p s R � Tn� _Daytime phone ��s�4�� Address 840 Beech Street, St. Paul, NN. _ Zip Code 55106 B. DECISION BEING APPEALED Zoning fi le name p�Fprminati n ef aimi ar i��+P_S_R__' „�_ Zoning Fi le � 10�25 Property Address/Location 840 Beec11 Street (south side h��+ 7+'h anc3 T�nc7ntal _ East 3 feet of Lot 11 and all of Lot 10, Block 105, Otto's Subdivisiori Legal description of Biock 105 of Lvmzn navtaz' �t�on — C. GROUNDS FOR APPEAL (Use additional sheets if necessary. ) (Explain why you feel there has been an error in any requirement, permit, decision � �;_ or refusal made by an administrative official, or an error in fact, procedure or .finding made by the Board of Zoning Appeals or the Planning Commission.) The pl�g Car[YUSSion errecl in i�,a P S R J Inc a n�,�,aG rr�rn,;r � 1� upon the fav�orable cleternunation of similar use. (64.300 Subd. 5, Legislative Code of St. Paul.) — If you have any questions, please contact: � p icant s sign u St. Paul Zoning Office S. Warr�n Gale 1100 City Hall Annex Attorney for P.S.R. . 25 West Fourth Street Saint Paul , Minnesota 55102 Da e��— Ci nt (298-4154) 9/82 '� � �..� i. ..�.� l�,- t� . F � � � y {� i �:' �. { . l �i 1 _. . ' � _ � { �,. i.. ... . .-.�� . �.' i �: � � . _ , : .; , - , ,+ � _ a — ; •.�.; � :.) � � � � � .t ry ' �. � � � � ' ' �, � � �. � . � �M `� � ' . ' �� / city of saint paul planning commission res�o�tion � file nur�er 87-�1 . �tE; June 26 . 1987 WHEREAS� P.�.R. , Inc. � file #10125, has applied for a Determination of Similar Use under the provisions of Section 62.113 of the Saint Paul Legislative Code, for the purpose of establishing legal zoning status for a transitional living facility for homeless persons on property located at 840 Beech Street� legally described as E. 3' of Lot 11 and all of Lot 10� Block 105� Otto's subd. of Block 105 of Lyman Dayton's Addn. ; and WHEREAS, the Zoning Committee of the Planning Commission on June 18� 1987, held a public hearing at which all persons present were given an opportunity to be heard pursuant to said application in accordance with the requirements of Section 64.300 of the Saint Paul Legislative Code; and WHEREAS� Saint Paul Planning Commission, based on the evidence presented to its Zoning Committee at the public hearing as substantially reflected in the minutes, made the following findings of fact: 1. The applicant moved the shelter, P.S.R. � Protection, Ser�ice and Referral, Inc. from its location on West Seventh Street to the present location on Beech on April 1. The facility provides a transitional living situation� for between three to six days� for families, single women with children and other single persons. Residents are those who are referred to P.S.R. by the Emergency Social ' Service Division of the Red Cross or, less frequently, brought in by a police call; on average, 15 to 25 people a night are served. According to the applicant� a maximum of 31 clients can be accepted. 2. P.S.R. offers lodging, permanent housing assistance and job referral, to its residents; instruction in personal money management and in independent living skills may also be available. 3. The building at 840 Beech Street has legal nonconforming atatus for five dwelling units--four two-bedroom and one one-bedroom unita. The applicant stated that all five apartments are being used a� dwelling units and that an office is located in the basement. The building has a Certificate of Occupancy for this configuration. (continued) mOVPd � MORTON �7G�+a'�JVd � RF.pKF. in fav�or �n-us � ___ against- . �� . � , � , ,- , � , . � r � . � ; , ,� . ; , � � . � � � � - � . l .` , • . �� , , � �� ,�.sl� � �� File #10125 Page 1�0 4. In December, 1985, P.S.R. � Inc. � received a Determination of Similar Use from the Planning Commission that their facility located on West Seventh Street, essentially the same operation as found at 840 Beech today� was permitted in a B-2 zoning district. This determination was made because P.S.R. , Inc, resided �_. in a building with existing offices on the first floor and residences on the �� second and third floors. That use is a permitted� special condition use in the B-2 zone. 5. At the time of that original determination� the Planning Commission recognized that the existing definition found in the zoning ordinance which covered emergency living situations--missions and community residential facilities--were inadequate when fitted to transitional facilities. The early attempt to derive new and more explicit definitions for 'nontraditional housing' has now emerged as the Community Residential Facilities Task Force, a body of Planning Commission members and interested citizens. The task force's work is expected to be concluded late this summer. 6. Since the task foree's inception, two other emergency and transitional living facilities have sought placement in the City with Determination of Similar Use applications. The first was Booth Brown House Services� an emergency facility for families and women with children, and second, the Theresa Living Center, a transitional facility for women with children. In both instances, Planning Division staff recommended that rather than determining the facility was one or another permitted use by definition (since the definitions may be expanded by the task force) , the Planning Commission should impose the standards applied to community residential facilities (the most restrictive class) without categorically declaring that such a use was a community residential facility. The rationale behind that recommendation was that until the Planning Commission's task force completes its work, the City should view these ps�ls conservatively� yet without establishing a restrictive precedent. Permitted uses in the RT-1 zoning district include one and two family residences, schools, colleges, municipal buildings, churches and similar places of worship, foster homes serving six or fewer residents� community residential facilities and cluster developments. (continued) , �,, ,�.. ., ;� � . � 1 � . _. ' i . � M ! ! ,' , i , i . .i' �. �� . j � `_. , . , `ti 1 • ' Ip �I , , • • //J�/ci<� ��/ File #10125 Page Three 7. When a specific use is not listed in a district, in this case a transitional living facility� the Planning Commission must determine if the proposed use is similar to other uses permitted in the district. 8. In determining that one use is similar to another� the Planning Commission must make four findings of fact; these requirements and the applicant's ability to meet them are as follows: (a) That the use is similar in character to one or more of the principal uses permitted. The residential use is most similar to the residential use found in a community residential facility� including supervision� some education and training and screening of residents. It is dissimilar to a community residential facility in that (1) it does not serve persons who are mentally retarded, physically handicapped, mentally ill or chemically dependent, (2) residents are not placed there by a court or other correctional agency, (3) no rehabilitation or treatment occurs on site and (4) no state licensing is required. (b) That the traffic generated on such use is similar to one or more of the principal uses permitted. A transitional living residence for 15 to 25 persons, some of whom do not own a vehicle and some of whom are children� will probably generate traffic similar to a community residential facility where clients leave in the day for treatment and return in the evening for lodging. (c) That the use is not first permitted in a less restrictive zoning district. �� A community residential facility serving seven or more residents is first permitted in the RT-1 zone� the same zoning district as 840 Beech Street. (continued) :, , �sf� ...., • T , � � � .. t, . . .. ._ . .. ,. �.�._�.... � �Li�::�.:.-.. ; . ( , r .. �. I �..I �/��: ' f ,:� � � r � . .. .. . �.�if . .. . .'. . .. ... : ..,1...�':. '..�� :'.. :.��. , .�. . . . . .� ..,..'...:: '�.;�1..'.':': $ ' • �:: "_ � � y � � ' �... V � 1 � �� .�._�_ '� ..� . . 1 '. .�',..,.�: i_ — �._.__... �. _...._...__Y.._.___.. ,� ' ' �� 1� , � ' ��i�� File #10125 Page Four (d) That the use is consistent with the Comprehensive Plan. A stated goal found in the housing and neighborhoods aection of the Comprehensive Plan is (to provide) "reasonable access to suitable� decent and safe housing for every resident in Saint Paul." Families� women with children and single adults who find themselves in unusual and temporary situations which deprive them of access to decent, safe and economical housing would be well served by the applicants' proposal and therefore that proposal is consistent with the City's Comprehensive Plan. 9. The proposed facility is located in planning district 4� Dayton's Bluff. This area of the city is overconcentrated with community residential facilities. Eighty community residential facility residents are permitted in the district based on parameters established by state rules and the county's deconcentration plan. When the district was last assessed for its residential facility population (11/5/86) � there were 134 residents. Because of this level of overconcentration, the city cannot issue a permit for a new community residential facility in Dayton's Bluff. 10. If the district was not overconcentrated with community residential facilities, the applicants' proposal at this location still could not meet the standards established in Section 60.423(3) for these programs. The standards which cannot be met include: (1) A resident population of over 16 persons; the proposal is for housing up �to 31 persons. (2) A minimum lot size requirement for a facility with 25 residents is 10�700 square feet; the 840 Beech Street property has 5�209 square feet. (3) A minimum distance requirement of 1,320 feet between community residential facilities; 840 Beech Street is approximately 900 feet from �Ticklough� a licensed program for mentally retarded adults. (continued) �, -, .,. �. _ � j ! � 1 . . _ . , ,. ..._. . ,. i.. : i. .. t. , i . j � ? � k ' 1 i. i e �i � . u : . �' !f ! . 1'.�._.. ..��.�.�� ' ....�: .........� .. f �' d . �� . ...��'�t�_ . I, � . � �� -��' �" �. . .. . .� , • � '1 � . . . • . : '_/3� , � � File #10125 Page Five (4) Off•street parking is required at the rate. of one space for every two residents, with 25 residents� 12 spaces would be required; the property has a parking lot for six vehicles. NOW� THEREFORE� BE IT RESOLVED� by the Saint Paul Planning Commission� that under the authority of the City's Legislative Code� the applicant is found similar to a community residential facility which is permitted subject to special conditions in a RT-1 district and that the required Special Condition Use Permit to operate such a � facility is hereby denied. t i � r �, ra �,:� :d•i+�,�,? �.'. I � . • ' ' } � 1 � T Q� � �. �� . � � p.. _ � . .. ...:. : .'.��.��: -� ;�.� �{ 1_ ' 1 ' ��..' �.�, � � _` �' ��...' .,. . . . . . . . . . . � � . � ��3� r . � �IINUTES OF THE ZONING COMMITTEE CITY COUNCIL CHAMBERS� SAINT PAUL� MINNESOTA ON JUNE 18, 1987 PRESENT Mmes. Morton, Tracy and Zieman; ltessrs. Christenson, Levy and Repke of the Zoning Committee; Mr. Garvey. Assistant City Attorney; Ms. Lane, Building Inspection and Design Division; Ms. Datsko� Ms. Murray and Mr. Ryen of the Planning Division staff. ABSENT: . Messrs. Ferderer and Neid. The meeting was chaired by Gladys Morton, Chairman. P.S.R. . Inc. [#10125) : A Determination of Similar Use for property located at 840 Beech Street to establish legal zoning status for a transitional housing facility. The applicant was present. There was opposition present at the hearing. Ms. Datsko showed slides of the site and reviewed the staff report with a recommendation to determine that P.S.R. was similar to a community residential facility and that the required special condition use permit to operate the facility be denied. She amended the staff report to show that there are S1 residents presently housed at the Wicklough facility. Three letters were received in opposition. Warren Gale, 10800 Lyndale Avenue South, Minneapolis, representing the applicant stated that P.S.R. staff inembers were available to answer questions from the committee. Mr. Repke asked why the facility was moved from 457 West Seventh Street to 840 Beech Street. Mr. Gale responded that the move was required because of a change of building ownership and the inability to work out an agreement with the new owner. Mr. Repke asked how the facility was funded. Mr. Gale stated that funds are derived through referrals of clients from the Ramsey County Human Services Department. Discussion followed with regard to zoning of the site, definitions of a mission� a community residential facility and so on. Mr. Christenson referred to overconcentration of facilities in the area and asked if attaching a 60 day time limit would be sufficient for residents to be placed in other facilities. Mr. Gale stated that P.S.R. planned to use 840 Beech until housing could be located closer to the downtown area and pro,jected that this could take up to two years. Steve Leikem. 840 Beech Street� stated that living at P.S.R. has enabled him to get his life together� find housing and a �ob. . Larry Chadwick, Merrill Lynch Realty, owner of 840 Beech Street� eaid that P.S.R. has kept the residence in good repair and paid the rent on time. �• , t.�. .�°"' z,°..mv="�°"" . . ,.. .. , f. f I 1 � �+ � 1 R.." x a ! j. i,� � 1 _ �� . � 1 .� �.� ' . . �. s!:�. .�.�. , �M i . ; ' � ��s� ' � File �t10125 � 0 �� Page 1�0 � Ron Wagner� 951 East Fifth Street� District 4 C.O. � presented two letters from residents on Beech and Margaret Streets addressing their concerns about activities at P.S.R. Mr. Wagner stated that District 4 agrees with the staff report; he also described neighborhood concerns regarding distance from other similar facilities� parking, and the number of residents housed at P.S.R. Toni Baker� 316 Court House� from Warren Schaber's office, stated that emergency housing is needed� that Ramsey County E.S.S. purchases services from P.S.R. � and stated her concerns that P.S.R. was set up without citizen participation and without prior approval. She stated that this case was primarily a land use issue; and that other housing space could be found immediately for residents of this facility. Victor Tedesco� Council Member and representing area neighbors, described neighborhood problems caused by P.S.R. residents. Josephine Johnson, 848 Beech, described many instances of problems caused by her P.S.R. neighbors. Warren Gale, representing the applicant� addressed neighborhood concerns and stated that they initially assumed the zoning was correct. Hearing no further testimony, Ms. Morton closed the public portion of the hearing. Some discussion occurred regarding 60 or 30 days to deconvert the building. Ms. Lane asked that the resolution state the committee's intention that the facility be relocated immediately and that P.S.R. would have 30 days to comply. Mr. Levy asked that a letter be sent to the county stating that no more referrals be made to P.S.R. because the county has space available at other facilities. The committee determined this would be an appropriate action after the Planning Commission's vote. Ms. Zieman made a motion to recommend to the Planning Commission that the applicant is similar to a community residential facility. Mr. Levy seconded the motion which passed on a roll call vote of 6 to 0. Mr. Repke made a motion to deny the Special Condition Use Permit to operate the facility because the district is overconcentrated with facility residents and stated that the facility be vacated by July 18. Mr. Levy aeconded the motion which passed on a roll call vote of 6 to 0. Submitted b : Ap roved by: , na. �� I �� Donna Datsko Gladys Morton� Chairman � {:��: _ _ _ , ,. _ i � 1 , i �; � �� . , . ,, { � � . � : ' . � ',.: : . � � , . � � , . ,a ,. � ' . . �, : . � ; �,��-/3�-� � 'ZONING COMMITTEE STAFF REPORT > � � . � � - . . . � . t. . • ., . . r • , ' , ' ' . '� . . ' , � � Ft� #iai2s 1. APPLICANT: P.S.�. , Tnc;=` � � , � DATE OF HEARING:� 6/1$/87 , � � 2. CLASSIFFCATION: Determination of Similar Use ' ' 3. LOCATION: 840 Beech Street (south side between Seventh and Mendota) � . , � . , 4. PLANNING DISTRICT: 4 , . ,•, . � \ , , � 5. LEGAL DESCRIPTION: E. 3' of Lot 11 and all of Lot 10� Block 105� Otto's subd. of Block 105 of Lyman Dayton'§ Addn.° � , 6. PRESENT ZONING: RT-1 ZONING CODE REFERENCE: 62.113 7. STAFF INVESTIGATION AND REPORT: DATE: 6/1/87 BY: Donna Datsko � A. PURPOSE: To establish legal zoning s,tatus .for a transitional housing fa�y, � B. PARCEL SIZE: The parcel has 42' of frontage on Beech and a total lot area of 5,209 square feet: � ' , ; . , C. EXISTING LAND USE: The 'p�rcel is developed as a five unit, two story stucco apartment building. The rear of the lot is paved and has room for eix veh�cles. D. SURROUNDING LAND USE: � North: commercial East: one and two family residential South: one and two family residential West: commercial � E. ZONING HISTORY: Prior to 1975, this parcel was zoned 'B' residential. In 1981, a petition was submitted to rezone the property to B-3; this petition was later withdrawn. F. ZONING CODE CITATION: 62.113 Similar Uses. When a specific use is not listed in a district, the Planning Commission shall determine if a use is similar to other uses permitted in the district. The Planning Commission shall make (four findings of fact -- see #8 below) in determining one use is similar to another. G. FINDINGS: 1. The applicant moved the shelter, P.S.R. , Protection, Service and Referral, Inc. from ita location on Weat Seventh Street to the preeant locatio� on 8each on April 1. The facllity providea a traneitional living oituation, for batween three to aix days, for families, aingle women with children and other aingle persons. Residents are those who are referred to P,S.R. by the Emergency Social Service Division of the Red Cross or, less frequently, brought in by a police call; on average, 15 to 25 people a night are served.According to the applicant, a maximum of 31 clients can be accepted. 2. P.S.R. offers lodging, permanent housing assistance and �ob referral, to its residents; instruction in personal money management and in independent living skills may also be available. 3. The building at 840 Beech Street has legal nonconforming status for five dwelling units--four two-bedroom and one one-bedroom units. The applicant stated that all five apartments are being used as dwelling units and that an office is located in the basement. The building has a Certificate of Occupancy for this configuration. . . . . . ` , . . , . t , � a . , , . � . � . - � . . � . . � , . . , _ . . . , � , , . � , , . � . . � .. , . , . � . . . , , . ., �� .. , . - . . . . �-��;�/.35�' � . � , ' File #10125 Page 1�0 4. In December, 1985, P.S.R. , Inc. , received a Determination of Similar Use from the Planning Commission that tfieir facility located on West Seventh Street, essentially the same operation as found at 840 Beech today, was permitted in a B-2 zoning district. This determination was made because P.S.R. , Inc. resided in a building with existing offices on the first floor and residences on the second and third floors. That use is a permitted� special condition use in the B-2 zone. 5. At the time of that original determination, the Planning Commission recognized that the existing definitionsfound in the zoning ordinance which covered ` ,. emergency living situations--missions and community residential facilities--were inadequate when fitted to transitional facilities. The early attenpt to derive new and more explicit definitions for 'nontraditional housing' has now emerged as the Community Residential Facilities Task Force, a body of Planning Commission members and interested citizens. The task force's work is expected to be concluded late this summer. 6. Since the task force's inception, two other emergency and transitional living facilities have sought placement in the City with Determination of Similar Use applications. The first was Booth Brown House Services, an emergency facility for families and women with children, and second, the Theresa Living Center, a transitional facility for women with children. In both instances, Planning Division staff recommended that rather than determining the facility was one or another permitted use by definition (since the definitions may be expanded by the task force) , the Planning Commission should impose the standards applied to community residential facilities (the most restrictive Class) without categorically declaring that such a use was a community residential facility. The rationale behind that recommendation was that until the Planning Commission's task force completes its work, the City should view these proposals conservatively, yet without establishing a restrictive precedent. Permitted uses in the RT-1 zoning district include one and two family residences, schools, colleges� municipal buildings, churches and similar places of worship, foster homes serving six or fewer residents, community reside�t�l facilities and cluster developments. - 7. When a specific use is not listed in a district, in this case a transitional living facility, the Planning Commission must determine if the proposed use is similar to other uses permitted in the district. 8. In determining that one use is similar to another, the Planning Commission must make four findings of fact; these requirements and the applicant's ability to meet them are as follows: (a) That the use is similar in character to one or more of the principal uses permitted. The residential use is most similar to the residential use found in a community residential facility, including auperviaion, aome education and training and screening of residents. It ie diasimilar to a community residential facility in that (1) it does not serve peraona who are mentally retarded, physically handicapped, mentally ill or chemically dependent� (2) residents are not placed there by a court or other correctional agency, (3) no rehabilitation or treatment occurs on site and (4) no state licensing is required. ' (b) That the traffic generated on such use is similar to one or more of the principal uses permitted. A transitional living residence for 15 to 25 persons, some of whom do not own a vehicle and some of whom are children, will probably generate traffic similar to a community residential facility where clients leave in the day for treatment and return in the evening for lodging. (c) That the use is not first permitted in a less restrictive zoning district. A community residential facility serving seven or more residents is first permitted in the RT-1 zone, the same zoning district as 840 Beech Street. " i � /�v(J ' . (:��7; ' File #10125 Page Three (d) That the use is consistent with the Comprehensive Plan. A stated goal found in the housing and neighborhoods section of the Comprehensive Plan is (to provide) "reasonable access to suitable� decent and safe housing for every resident in Saint Paul." Families, women with children and single adults who find themselves in unusual and temporary situations which deprive them of access to decent, safe and economical housing would be well served by the applicants' proposal and therefore that proposal is consistent with the City's Comprehensive Plan. 9. The proposed facility is located in planning district 4, Dayton's Bluff. This area of the city is overconcentrated with community residential facilities. Eighty community residential facility residents are permitted in the district based on parameters established by state rules and the county's deconcentration plan. When the district was last assessed for its residential facility population (11/5/86) , there were 134 residents. Because of this level of overconcentration, the city cannot issue a permit for a new community residential facility in Dayton's Bluff. 10. If the district was not overconcentrated with community residential facilities, the applicants' proposal at this location still could not meet the standards established in Section 60.423(3) for these programs. The standards which cannot be met include: --. (1) A resident population of over 16 persons; the proposal is for housing up to 31 persons. (2) A minimum lot size requirement for a facility with 25 residents is 10,700 square feet; the 840 Beech Street property has 5,209 square feet. (3) A minimum distance requirement of 1�320 feet between community residential facilities; 840 Beech Street is approximately 900 feet from Wicklough� a licensed program for mentally retarded adults. (4) Off-street parking is required at the rate of one space for every two residents, with 25 residents, 12 spaces would be required; the property has a parking lot for six vehicles. H. STAFF ANALYSIS: In the two previous zoning cases for Determination of Similar Use for emergency and transitional housing facilities, the Planning Commission considered the option of delaying a determination until the task force recommendations were completed. In both cases, that option was not pursued; staff would again, recommend against a delay in this case because the location at 840 Beech does not meet standards set forth for residential facilities. However, because the service offered by the applicant is an important one to the community� staff would recommend a 60 day period for deconveraion. During this time the- �� applicant can work with PED's real estate division to locate a aite which would meet all criteria. I. STAFF RECOMMENDATION: Based on findings 8, 9 and 10, staff recommends that the Planning Commission find that the applicant is similar to a community residential facility but deny the Special Condition Use Permit to operate the facility because the district is overconcentrated with facility residents. w - ..- � . . . � . , 1 ' DETERMINATION OF SIMILAR USE �0 '�� - APPLICATION FOR BBB� CITY OF SAINT PAUL ZONING OFFICE USE ONLY File # ��,S � Application Fee $ �� 'S � Tentative Hearing Date � � L�� I g �.�1 Number of Lots or Size of Parcel: � DeternLination for Similar Use pursuant to Section 62.113 Application is hereby made for/A�@p��X101�1d Chapter , Section � , Paragraph , of the Zoning Code to o�ate a. A. APPLICANT Name p,g,R,i�, Phone (Daytime) 778-9612 Address 840 Beech Street, St. Paul, Minnesota Zip 55106 Property interest of Applicant (Owner, contract purchaser, etc.) Name of owner (if different) Larry Chadwick B. PROPERTY DESCRIPTION Address/Location 840 Beech Street, St. Paul, N'innesota, 55106 Legal Description: Lot 10-11 Block 105 Add. Otto's Subdivision Present Zoning_p�Zt� mn- Lot Size aonfinning B-2 use in a current RT-1 Zone. �- C. DESCRIPTION OF USE Explain how you will meet each of the Special Conditions. Attach supporting materials (diagrams, site plan, letters of support, etc.) (See Attach�ed) If you have any questions, please contact: Saint Paul Zoning Office R EC E I V E D 1100 City Hall Annex 25 West Fourth Street MAY 5 1987 Saint Paul, Minnesota 55102 4102 (298-4154) ZQNING 1/1/s2 � .�:"';� �.r`.ti:ul±asr � • : _ ; ', ; �:.. i. ; � � ��. t . �. , � -. �. � 1 , � _ , .. ... a � 1 .. � � � � � ,:. � . . . � �`j'•rt�" ,c•'�': . . , . , . �c��/3� . ' � � � � APPLICATION FOR DETERMINATION OF SIMII�AR USE OF P.S.R. , INC. APPENDIX l. P.S.R. , Inc. is a for profit Minnesota corporation operating an �eme�qency shelter which provides shelter and referral services tqitemporarily displaced persons. Clients of P.S.R. include families, eingle women with children, and other persons who are e�eriencing an emerqency �that leav�s them without a safe and clean place to live temporarily: anly persons referred to P.S.R. , Inc. by the Emergency Social Service Division (E.S.S. ) of the American Red Cross are allowed to etay at P.S.R. Some persons referred to P.S.R. by E.S.S. are capable of payinq their bill, but generally, Ramsey County Human Community �ervices pays for the persons referred to P.S.R. by E.S.S. P.S.R. has been in business since 1981, and has served over 4,800 re€errals. A typical stay at P.S.R. ie between three and six day�:� During the time persons stay at P.S.R. , they are referred to public and social service agencies for aeaistance, and are,=-assisted in attempting to iocate their own permanent housing. P.S.R. also assists individuals in finding employment and provides inetruction in perso�al money management and independent livinq ekille: The building at 840 Beech Street is a five unit� apartment building with a emall off3ce in ths basement. Each apartment can provide lodqinq with shared kitchen and bathroom facilities for six persons. Laundry fac�Iities are aleo available. P.S.R. is located on a. bus line which allows easy access to downtow� St. Paul. When persons are referred by P.S.R. to agencies;• located downtown; P.S.R. providee individuals with bus tokens to facilitate their qettinq to tha agencies that can provide the help they need. P.S.R. is in the proceas of fi.nding a location closer to downtown St. Paul. Since -P.S.R. requirea a' large facility, it is anticipated that the search for a downtown location for P.S.R. will be lengthy. P.S.R. anticipates beinq in its pre�ent location for approximately three years. If further information is necessary, P.S.R. is ready to provide whatever information they might have regard�ng this facility. �C�6��i�G FIL� 0 z�- . . f � ��:,;: �.; ,^ . � ; . , ; _ ° , ' � ,I �� .. ,� �_ : � . � 1� � � . ; � `� -� ,�' i r 1 1 �p.�� ' . ., ,1�. _ ..��:�� 1� . � .��. �� . , ._ . , �� . � .� - �� . . . � . /a,/9 �� , ! , �� ..p.a��" �s.c.c.zZ�-�- , � ��02 � ,�, ��..�.�, �� .�i -, ��-� . , � �� ,��- � ��° . � � a � „��. � G�`� _ � �, � °��u:�� .� .�:�:� � , ; . ;- _ _ , . � � . i : .. . �!// � .� � �,�� `�� ' : ; � �� %��, ��o� , i , � ■ - ----- - "" ' �i --- \ � ' � ZON I NG . 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' .�- 'wf" 4 . ��. : � r� 1 � '"_ _.' ,: '' w 1 M- +:m r y-, i ;= I I ��yL ^ r { � k z�t. . :-+T W, ' ia ,� ',r:, 'r�` �. . i �•�i '-� ��rr:�. .'� .«� :�„�.,�r�" a: -'�.�#'S'a�'�"'"� �" �� I : �,e�, �!+s,t - ,y�.� ,a,� ��''„. ,*"'-�;�`s'�e+�,'..� �,�-� � � s..x. �rt.. :`:.x - -� �� nk: , ,_ � ,;.. _ ____ __._ __ _- - -°------------ --- . ,.a.�..R_'`�,..K;F.'�'�-�,�;,.�i„s �r �,, � ; � : : . � -Z�NIN� =-��1LE o : - - :� - - �� -_----� _ _ _ = - , _ � ��.� _ . . � ,` ,� - r . r � -- I ....1 - , - �- - r .. __ -_ - '' �°--": � : f�� c`�` : � s 'i '�+- T�i..�, T�„�y.. +.�.� •� .! �y r�� -t �1 s + t' � .1;_ y;�.�. i.� i+r�� 'AL.,+n ..' _ �� sm'' .. �� +t .. - ...� . � � 4 - . +I Y _ e�_' `_ * } _ . _ . __- �_ �`µ-- �y.i J �'i*,..' � � - ).� - fi Iv�'�,� �`�"t�. '� .> ✓ � . '�:r r .... �.f^ ,. j� . � : . 1� � ` �e< jy. r. . .�r .l h. . � '� �'.�-� ,�'� ..�"� .. �. . ' r �' :' �• . '' .. . .. r . 1 Y .i�Mc -t ...a,•� ''�' �- ,�� '�t "'d' u� : � ��, ,,. s ;„r .}... �'+;� J -.:s ,� � f ro .�F ' '��'.�..� - � ..ti.3•�...--.-.� ..,,,.?n. �-�..._ x _ r: .._ .� r..: r4 �-.�— -�..• � 'r ��: . ... . +..._ . ._ .?�_.. . _.._.��.. . ..r'�. ..... ... .-"' '.... ... ..r ... .... _ .. ..... . . _ ._:'� .. .__ . .. ..r. t... . .. ,..-... - .�.. , � � • ' ��>�� P'ROTECTION S•HELTER R�EFERRAL, INC. 840 Beech Street ' St. Paui, MN 55106 Fa;�r�r�.u, sT�s (612) 778-9612 '�IAI� P.S.R.�:��.� ��'a�ATE OFFICERS AND STAFF fif�VE P�1�D 1?Ol'�Y OUT OI' POCKET ?� HQUT RE,1,�'1$UR,S�2E1�P i. L`tctra time gatven ��;x �,,,�,� ��D�� ,x,� 7/1/81-8 1 g / / ?� Paid by P.S.R.--, ;� ga$sp�pp 2. Clcas3.n� of Crr�xzd �-'at4],� P.S.F�, �,�,d d�,� �eposits far fam3,13�es wotnen s � and, women with ch3ldren to 3�asz�t�e c13�rzts had a place to ]3t�. To�ta1 ..�1�ppp�pp ?. Aftc�r E.S.�. re�.�, and e�ersiox� t3m� ax� D.D.C. time etc. f5ro � m 8/7-8/20/86, pa�.d b3' P.S.R. - ��(p,� � lt. New c]3erzts cc�n�.n�;' 3n, re.f.er�od by St. Paul Po1.3.ce,etc. �am 8 - _ s /7 a/2o/86, pa�.d. �YY �.�.It.�T]nc. - :�1.101.C�0 � 5. TZi�c, money �ivnn (nat loar3ed) t.� carpc�ra.te aff�cers - �3�200.pp E. S�:.a.ff tak3�ag P�Y cuts az� cc�rpox�ate o�`f3cer� ta,k,Lng 2� p� cuts s 3.nce 1981- �3,spp (,�omot�,�nes ro salaa,r�.ea� 7. St3f� aar�ct Carpara�t.e O.ff3.cers P�"'3�� far (nat gett3,z� re3mbursed ) sPec3.a1 c]3er�t need items - taEal-�-.��,1�,00 � i q- �° T�a�m,o,..n�s,,,� �ivon -�o he�,p �he haa�:e]�ess� sita�e Ju�y 1982 �r�.th no re3mbt�rsemerzt .�'C&il �,�'19 CO't72T��' QC '�.�"1@ �r`�'��fi � .u�Q.�$ �00 � ---�--� � Th�.s i.s �he time our xe��ernzes Trere shtzt af� by t,he crnuxty. k';•:; � �� `r F.�, yr � i�a; � es�'�'�: . � . � . ��,.��' P•ROTECTION S�HELTER R•EFERRAL, INC. 840 Beech Street St. Paul, MN 55106 (612) 778-9612 FINAI�TAL STATS '�IA� P.S.R.�Ir�.� CCfftPU[�ATE OFFICERS ATID STAFF F�V� PA� 1�O1'lEY OtIT OF POCI(ET ?^ HOUT REIT'IEURSII�IEI�f 1. I��tra t3me g3.ven ��r E.S.�., D.D.C.� �tc.� f5ram 7/1/81-8/1/87� paid by P.S.R..--� � �,s5o.00 2. Closing of Crraxad Yotel� P.S.R. pa.3d d�ama�e deposi.ts far famil.3ss� wo�en� and warnea with children ta 3�asttre c13.exzts had a place to ]3ve. Tatal --$1�000.00 3. After E.S.S. regular and extersion t3me � D.D.C. t3.me� etc. f�oan 8/7-8/20/86� Pa3.d bY P.S•Ft• - �,36�•OJ �' �. Ne��r c33.eats coni.ng �i,n� re�erz�od by St. Faul Police�etc.� flrom 8/`j-8/20/86� paid by P.S.R.�7�nc. - :�1 .101.00 � 5. IZi�c, mon�ey giv+en (nat loaz�d) by ccrrpc�^a,te off�i.cers - �3�200.00 6. S�,a.ff tak3x�; pay cuts axid carporate off3cers talr3� 20� pa�r cuts s3.nce 1981- �3�5� (somet�anss no salar3.ea) 7. Staff ax�d Corpar�a�te Off3.cexs pay�.ng far (nat gettix� re3mbursed) apec3al cl�iarrt r�eed 3.tems - to�al--:�1,17�00� �o Tat mo • s g3v�n to help the har:el�ess� s3s�ce Ju],y 19$2 t�r�.th ao reimbt�sement , flrc�an the ca�azrty ar the systom � � 0.18f�.00 # Th3.s is �be t�.me aur z�t�+ernzes t-rexe shut o.f`f by the ca�urty. ; ��,��.s� . P•ROTECTION � S•HELTER R�EFERRAL, INC. 840 Beech Street . St. Paul, MN 55106 (612) 778-9612 The ruunber of cl.3�er.ts that P.S.R.�I�yc. has served s3s�e Ju1y 19�1 to the parese�xt 3.9 5,150. ...�. �._,_.....�,..,_......_._..�......___...._.... .� _ The Tgt„�I��t, i�lu,�x� a7.1, expen�es fa� the currerzt f�.scal year � $105�150.00. ........�.,��..�..,....._........_.._...._�..�..........�_�_......M._.. 1� �� : � t�e are the O1�,Y shelter of a� type in the UrxLted Statea. �` � ��'r<, � ;;,;� � � � �;:�� rjs� C ,:3 ; �tf{. y .. 3�'.:i . . � . _... .�"�fi��,� . . � , . . ��-�� P•ROTECTION ` S�HELTER � R�EFERRAL, INC. 840 Beech Street St. Paul, MN 55106 (612) 778-9612 �ff�,�N Qr CC�T CCEIPAR�iON . (based on 3 dm�p' Periods) t""'s"'.�2'1�..� P ea�.��]C• SB.I.VB,'ti�.021 .�I'1'i� �� 1 � �7.� $ tt1.91 $ t�.09 2 102.00 83.$2 18.18 _ 3 117.00 125.73 8.73 1� 132.00 167.61� 3S.61t 5 1 t�7.00 209.5"5 62.y'� 6 162.00 251.t�6 89.t�6 7 177.� 293.37 116.�? 8 192000 3�.28 143.28 � 207.Oa 377.19 17�.'�9 10 222.00 f�19.10 197.10 ...,�.. ...�..,_...,.�.....................,.�_.._.._...........�...._.._.._.»..........._...... OTHF�Z SE�ZVI�� DOES A� IrCLiJI7E ____,.__._.... 1. �l�er to uran�rr3ed crnzples � ;��} 2. ahel�er ta mecti,cal m�1�es `'` << 3� F�ctra time aar options after 6 days ' ' ��: ��.:: l�. C amp]ste referral service '�'�`_ c9 4 5: 5. aob serv3�ce t,� ,��*� . � bt� � � . �� .:.Y��.. . . � �: �.� .>St� � � � �f� � � � � � � � ��a�� _. �'� � � � � � � - � �r x,,,, � . � . ��T��' ��tor e e • CO n a d Assoc�at �� PUBLIC RELATIONS-GOVERNMENTAL AFFAIRS g � � s ' ��'� D� � �� ;�= �i� �U�/�i� � � �`�� i � �� o� �� T�� 2f � . � � �� d � , �� 1� G�� 1Z��-�i� � , S o�/� � . ��J�S U � ,�—r�� _ �� 1�� 5�� T,�� „��v�o � u� o �� ' _ �o��S �N.� � o�� c ,��/ � � .� I, �� '�� — � — r� 1�6 • — �.t�� 1nv l�� gc� � � � eno � �1�� 1 � �-- o ,�ry�� - �L,7 Us � �l�t/ � .� �a� � �� S� -- D� -7f�-- ��'��- _ �� C f� � �� A� 77�� N � � �{�� 750 East Seventh Street, Saint Paul, Minnesota 55106 • 612-772-1�14 ' �...j;�,,.,� .�� '772.�I 7�'� � , , �'��/� �- /i-�, ��,T, ,, ' � CITY OF SAINT PAU L a a�� DEPARTMENT OF COMMUNITY SERVICES � �� i� e BUILDING INSPECTION AND DEStGN DIVISION 'h� � Ciry Hall,Saint Paul,Minnesota 55102 ,... 612-298-4212 GEORGE LATIMER MNYOR April 3, 1987 David Carlson P.S.R. Inc. 840 Beech St. St. Paul, MN 55106 RE: 840 BPech St. Dear Mr. Carlson: It has recently come to our attention that P.S.R. Inc. has moved its operation to the referenced address. 840 Beech Street is located in an RT-1, one and two family residential, zoning district. However, this is a legal non-conforming five unit apartment building and currently has a certificate of occupancy for that use. As you are aware, P.S.R. Inc. does not meet any of the uses specifically defined in the City Zoning Code. Therefore, unless the Planning Commis- sion determines that your operation is similar to other uses permitted ' in an RT-1 zoning district, this use is not permitted. Enclosed is an application for a determiniation of similar use by the Planning Commission. This application must be submitted to the Planning Department within 30 days or P.S.R. Inc. must discontinue operation at the referenced address. If you have any questions concerning this matter, you may contact me at 298-4215. SinFe �ely, _ / ! ` .:� C-, �"t� �-z. 7 Jo n Hardw ck Z ning Inspector �"JH:krz cc: Jan Gasterland Sue Vannelli Bob Speltz Donna Datsko Larry Chadwick � Pat Fish Joseph Carchedi �— _ - ,� �. . . � . �'�� 3� ��1 ' FILE � 10090 � � t . Ak'i'LICr1lvT: ltita Jirik end Marilyn Orchard DATE OF HEARING: April 16, 1987 'l. C1.ASSIFICATION: Determination of Similar Use � 3. LOCATION: 917 E. Jessamine St. 1 (north side between Mendota and Forest) 4. YLANNING DISTRICT: 5 � ' i 5. LEGAL DESCRIPTION: Alley as vac. E of extended E L of W 25 ft. of Lot 8 and fol. Lots 1 thru 7 and sub,j , to alley Lot 8, also Lots 18 thru Lot 30, Blk. 10. 6. PRESENT ZONING: RT-1 ZONING CODE REFERENCE: 62.113 7. STAFF INVESTIGATION AND REPORT: DATE: 3/30/87 BY: Donna Datsko A. PURPOSE: To establish legal zoning status for a transitional living residence serving 15 women and children. B. EXISTING LAND USE AND PARCEL SIZE: The facility would be located in the existing St. Casirair Church convent; the total parcel size of the parish grounds is 98,454 square feet. C. SURROUNDING LAND USE: The parcel is located in an area exclusivly one and two family residential neighborhood. D. ZONING CODE CITATION: Section 62.113. Similar Uses. When a specific use is not listed in a district, the Planning Comcnission shall determine if a use is similar to other uses permitted in each district. E. FINDINGS: 1. The applicants propose establishing a transitional living residence for 15 low income women and their children. Food, shelter and 24-hour supervision would be provided although the applicants expect that residents would pay rent equal to about one-fourth of their income. Women residents would prepare meals and share housekeeping responsibilities. No other services would be provided on site; ancillary services would be provided through existing agencies. Residency is expected to range between six months and two years. 2. The prograrn is to be located in the existing convent building; at this time there are 17 bedrooms, 15 of which would be used by the transitional residence and two would become offices. The parish would continue to use some office space on the first floor; the basement area would be shared by the parish and the transitional facility. 3, Permitted uses in the RT-1 zone include one and two family residences, schools, col]�eg�s,, • m�micipal buildings, churches and similar places of . wotship, foster homes serving six or fewer residents, cownunity residential facilities and cluster developments. There is no specific reference to a transitional living residence in the zoning ordinance. 4. In determining that one use is similar to another, the zoning ordinance requires that the Planning Commission make four specific findings of fact; these findings and the applicants' ability to meet them are as follows: (a) That the use is similar in character to one or more of the principal uses permitted. !-�i` � f�G?�D J,'�; k �Orc�.. _ r ' , . . . � � ��/3.s� Th� r��i�tuntial use is mosC similar to [ha rnsid�nciel usu fo�nd in a ' corwaunity rdsidential facility, including congreGate dining erea, " supervision, targeted population and screening of residc:ncs. lc is dissi�uil��r to a coaununi[y residen[ial fecility in thet (1) it cious not ' serve parsons who are mentally r�tarded, physically hendicopped, m�ntally ill or cheaically dependent, (2) residents are not placed ttiere by a court or other correctional agency, (3) no training, educntion, rehebilitation or Creatment occura on aite and (4) no stete I licensing is required. (b) That tt�e truffic generated on such use is similar to one or more of the principel uses permitted. A transitional living residence for 15 low-income persons, some of whoiu do not own a vehicle and some of whom are children, will probably generate traffic similar to a community residential facility. During the school year, traffic associated with the facility will be absorbed into the traffic patterns associated with St. Casmimir's elementary school which, on average, generates a daily trip rate of 13 trips/employee (St. Casimir's school has 10 to 12 employees) . Therefore, traffic generated at the facility is similar to traffic generated by principal uses in the zoning district. (c) That the use is not first permitted in a less restrictive zoning district. A community residential facility serving seven or more residents is first permitted in the RT-1 zone, the same zoning district as St. Casimir's school and convent. (d) That the use is consistent with the Comprehensive Plan. A stated goal found in the housing and neighborhoods section of the Comprehensive Plan is (to provide) "reasonable access to suitable, decent and safe housing for every resident in Saint Paul." Single women and women with young children who find themselves in unusual and temporary situations which deprive them of access to decent, safe and economical housing would be well served by the applicants' proposal and therefore that proposal is consistent with the City's Comprehensive Plan. 5. Standards set forth in Section 60.423(3) for community residential facilities can be met by this proposal, ineluding the distance requirement, size, parking and so on. STaFF ANALYSIS: � ,y ,M,, . .. . ' � A�Planning Commission task force has started its review of nontraditional housing alternatives, including the type of facility proposed here. One option that the Co�amission may consider is to lay this case over until later this summer when the task force's recommendations are submitted for review. A delay of several months is not in the interest of the applicants or of their residents however, and could result in a lost opportunity to reuse the convent house for these purposes. Staff proposes that because a community residential facility is a permitted use in the RT-1 zone and because the proposal meets the requirements for facilities serving seven or more residents, that the Planning Commission make a determination that this transitional living residence is similar to a community residential facility and that a Special Condition Use Permit be -'� granted to establish the residence. This determination would provide the , opportunity to establish the facility within the strict standards of community I residential facilities. In all likelihood, the task force recommendations for � transitional living residences will not be more strict than the standards � established for community residential facilities. . . . � . �-��-�3.s�" � ,; . ;t,�•lE'F Ec'4KMENU�TION: � b�bud on findinbs 1 through 5 and the staff analysis, eteff recomvends chat ti►� _ ��roposal be found similar to a community residential facility and that a SpeciE�l S Condition Use Permit be granted subject to the applicants: 1. Limiting residency to 15 people (women and children) and staff; and � 2, pusignating seven parking spaces in the adjoining lot for exclusive use of � facility residents. . � I I � . � .,.�� ^ . ( : � � � . � � ,��e'� f ~�- /J �( . � � snj /.1/� F�-/.�s(� � `��I /�L� d (/- CITY OF SAINT PAUL INTERDEP/1RTMENTAL MEMORANDUM MEAfORANDUM TO: Zoning Committee • FROh4: Nancy Homans Q�tl�' DATE: Fcbruary 27, l9 0 SUBJECT: Salvation Army Booth Brown House Services (#10062) INTRODUCTION The Salvation Army proposes to use one wing of a building at 1471 Como as a six room transitional housing facility for women and families who, for a variety of reasons, are homeless. The building presently houses two licensed community residential treatment programs ad- ministered by the Salvation Army. One is a shelter care program for 15 youth which usually involves a residency of 4-6 weeks. 'The second is a residential treatment program for 12 youth which requires a commitment of a minimum of six months. Before July 31, 1986, the third wing was leased by the Hope Transition Center, a residential treatment facility for mentally ill adults. It is in the third wing, left vacant when the Hope Transi- tion Center ceased operation, that the Salvation Army proposes to operate the transitional housing program. 'The Zoning Committee recommended on February S, 1987 that a Determination of Similar Use be made that the new wing is most like a rooming house, a permitted use in the RM-2 zone. The Commission, concerned about the precedent which would be established, on February l3, 1987 asked the committee to reconsider that determination. Among their reservations was one relating to the absence of any controls available to the city or its neighborhoods if transitional housing facilities become permitted uses in RM-2 zones. Recognizing the transitional housing facilities are not adequately addressed in thc codc, a task force of the Commission has been convened to make recommendations as to ap- propriate regulation of such uses. The work of the task force is scheduled to get underway in mid-March. OPTIONS The Commission has several options before it: 1) Determine that the facility is most similar to a mission which is a permitted use only in industrial zones. This would, in effect, deny the use at this location and severely restrict the location of any future facility to relatively few locations in the city. 2) Determine that transitional housing is most similar to a community residentiai facility. 'This would require that a Special Condition Use Permit be granted by the Commission. The proposed facility would have no difficulty meeting the requirements presently out- lined in the code, but there is considerable concern about the restrictive precedcnt such a determination would estabiish. . . , , _ - �-�7��' 3) Maintain the position already taken that this transitional housing facility is most similar to a rooming and boarding house. As already indicatcd, thc prccedent this determinacion establishes creates concerns similar to those created by a comparison with community residential facilities. 4) Consider the transitional housing program as one portion of the overall program ad- ministered at the Booth Brown House and issue a special condition use permit for the ent;re facility. The definition of community residential facility begins, "One main buiiding on one zoning lot where. . ." There is no question that the uil in is used principally as a community residential facility. Section 60.423 (3) (f) of the zoning code requires that ne.�� permits be issued when there are changes in "licensing, purpose, size or location" of the use. A change in size and program on the site in this case provides the opportunit�� for thc Commission to review the entire facility against the conditions outlined in the code and issue a permit. 5) Lay consideration of the case over until the task force convened by the Commission determines how transitional housing facilities should be included in the Zoning Code. STAFF RECOMMENDA7'ION ON OPTIONS Staff recommends the fourth option as one which meets the concerns of the Commission by not establishing precedent before its task force has had the opportunity to study the issues involved more systematically and make its recommendations. At the same time, it does not unnecessarily delay implementation of a program which enjoys broad community support and for which there is a documented need. Similarly, if it is later determined that neigh- boring residents should participate in the establishment of such uses, that possibility is protected by including the wing in the overall Special Condition Use Permit. Were thc transitional housing program to be operated independently on another zoning lot, the Commission's conclusion might be different, but there seems to be little reason, from a land use perspective, to isolate the program from the others in issuing a permit. SPECIAL CONDITION USE PERMIT - Findings (As required under Section 60.423 (3)) A community residential facility serving seven or more facility residents is a permitted use in the RM-2 zone subject to six conditions. The conditions and the applicant's abilit�- to � meet them are as follows: `:;t;. (a) It shall not be located in a two-}'amily dwelling unless the community residen- tial facility occupies the entire structure. The facility is not located in a two family dwelling. (b) It does not serve more than 16 facility residents except that structures designed or newly built specifically for greater capacity may allow a greater number provided that all other conditions of special condition use are met. While the facility would serve a total of 47-52 persons, as a former hospital, it was designed specifically for a capacity greater than l6. (c) T'he minimum lot size for community residential facilities is that prescribed for a one family dwelling plus 300 square feet for each facility resident over and above six residcnts. In addition, community residential facilities serving more than 16 residents shail mcet the requirements for height, yard setback, and maximum per- cent of lot cocupied by main building set forth in Chapter 6l. -, �,-� ��.�' �� . 'The 47 - 52 residents require a lot size of 17.300 - 18,800 square feet. 7"he site in- cludes 88,613 square fcet and the existing building meets all requirements for height, yard setback, and maximum percent of lot occupied by main building. (d) A minimum distancc of 1,320 feet will be required between zoning lots used for community residcntial facilities. No other community residential facility is located within 1,320 feet of the facility. (e) There shall be one off-street parking space for every two facility residents. All parking standards can be met. (f) Permission for special condition use applies to the eommunity residential facility only as long as licensing, purpose, size or location do not change. The applicant understands this restriction. RECO1�fN1ENDATION FOR ZONING On the basis of the facility's conformance to the above stated conditions, staff recommends that a Speciai Condition Use permit be issued for the Booth Brown House located at 1471 Como Avenue, West. , � . �,,��.�s�' . ��tor e e • C4 and Assoc�at�s PUBLIC RELATIONS-GOVERNMENTAL AFFAIRS � / � S ' /��"��'� �� ?�- �/ � G�(//�/G/� � / � � �� , � �� -� �� _ ��o� � - � � �� -� �� T�f� �i21 Vih G�� .� � — d� 7� - ��"�Z'�� -- , �� 1� , Z��-�i� � , S i o�� . �/��S U � �� S�� T�� ,��o � u� o �� _ �o�,,�s �N.� `( o�� D� � s�� ✓ � �� `�� — � — �� ir�� . - �.�� v � g� � � � sno � Il�� b � � � � -- o �� - 1�� rs � �� .� �aN � �� S� -- D� � f�— ��'f��— _ �� , � , C �o � ��cl ��r� �� 750 East Seventh Street, Saint Paul, Minnesota 55106 • 612-772-1�14 a.,.��•.,.,� �. 7�-171`� , � . � � � . ��.�� ST. PA►UL CITY COUNCi� PUBI.iC HEARING NOTICE ZONING , � To: Property owners within 350' ; FIL E N 0 Representatives of District 4 � 10169 PAGE P U R P O S E To Appeal a Planning Commission decision which determined that P.S.R. , Inc. , providing emergency housing for homeless � persons, was similar to a community residential facility q but then denied the Special Condition Use Permit needed to operate that facility. Present Zoning: RT-1 LOCATION E40 Beech Street (Southside between E.7th St. & �1agnolia} PETITIONER P.S.R. , INC. H E A R i N G �ursday, August 6, �9s� �o:oo A.M. • Cit Council Chambers, 3rd Floor City Hall - Court House Q U E S TIO N S zoning 29s-4154 (Donna Datsko) Contact the Zoning Secti�n of the Planning and Economic Development Department, Room 1101, City Hall Annex, 25 W. 4th Street, St. Paul, MinnesoLa 55102 Legal Description: On file. .J r ` l' ,\ �� ^ � \' ��'a ^ V _,� . ..' '`��' ('1 . �*�., ,� C. .,l `�\,,� , �� ^\� Notice stnt 7_24-87 ''>' ` .' O . �.�� ,,