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Home My WebLink AboutULTIMATE LOVING CARE ASSISTED LIVING FACILITY - PDP - 27-02 - REPORTS - RECOMMENDATION/REPORTUltimate Loving Care Assisted Living Facility P.D.P. July 18, 2002 P & Z Hearing Page 5 FINDINGS OF FACT/CONCLUSIONS After reviewing the Ultimate Loving Care Assisted Living Facility P.D.P., staff makes the following findings of fact and conclusions: 1. The proposed land use is permitted in the Low Density Residential (RL) zone district. 2. The P.D.P. complies with all applicable district standards of Section 4.3 of the Land Use Code, Low Density Residential (RL) zone district. 3. The P.D.P. complies with all applicable General Development Standards contained in Article 3 of the Land Use Code except where a modification is requested to 3.8.6(A). 4. Staff finds that the granting of the modification to section 3.8.6(A) would not be detrimental to the public good because the exterior of the building and the site are not being changed, and parking requirements are being satisfied. 5. Staff finds that the proposed plan reflecting the modification to section 3.8.6(A) satisfies the purpose of the standard equally well as a plan that meets the standard because the elderly group home residents will not have the ability to use the additional yard space required by the standard. 6. The type of group home requested (care of the elderly) is appropriate and supported by the LUC. RECOMMENDATION: 1. Staff recommends approval of the Ultimate Loving Care Assisted Living Facility P.D.P. 2. Staff recommends approval of the modification request to 3.8.6(A). Ultimate Loving Care Assisted Living Facility P.D.P. July 18, 2002 P & Z Hearing Page 4 Zone Maximum Additional Maximum Minimum number of lot area for permissible separation residents each residents, requiremen excluding additional excluding is between supervisors, resident supervisors any other for minimum (square group lot size feet) home feet R-L 3 1,500 8 1,500 The minimum lot size for this lot in the RL zone district is 6,000 square feet. In order to have 6 residents (as shown in the table above) the Land Use Code would require a group home to have a lot at least 10,500 square feet in size. There is no specific purpose listed in the Land Use Code for this standard, however the most likely purpose (according to staff) is "to provide adequate on -site yard area for outdoor activities of the group home residents so that such outdoor activities do not detract from the residential character of the neighborhood." This code provision doesn't differentiate between types of group homes. It seems to make sense that a group home for the elderly has different on -site outdoor space needs than a group home for the care of youth, for example. Due to the fact that a group home for the care of the elderly has limited outdoor activities (sitting out on the deck), staff supports the modification request. The applicant has indicated that the elderly residents will be limited to wheelchairs or walkers. Staff finds that the granting of the modification would not be detrimental to the public good because the exterior of the building and the site are not being changed, and parking requirements are being satisfied. Staff finds that the proposed plan satisfies the purpose of the standard equally well as a plan that meets the standard because the elderly group home residents will not have the ability to use the additional yard space required by the standard. 2. In the RL zoning district, the minimum separation requirements between any other group home is 1500 feet. There are no other group homes within 1500 feet if this site. 3. If the group home use is approved, the decision maker (in this case the Planning and Zoning Board) shall establish the type of group home permitted and the maximum number of residents allowed in such group home. The proposed type of group home is for the care of the elderly. Ultimate Loving Care Assisted Living Facility P.D.P. July 18, 2002 P & Z Hearing Page 3 • Street Trees [3.2.1(D)(2)] — As required, a street tree is located three to seven feet behind the attached sidewalk. The spacing interval required is one tree per lot. The proposed plan satisfies this standard • Foundation Plantings [3.2.1(E)(2)(d)] — All exposed sections of building walls have planting beds in excess of 5 feet in width. The landscape plan therefore satisfies the foundation plantings requirement. • Screening [3.2.1(E)(6)] — Landscape and building elements are placed to adequately screen areas of low visual interest and visually intrusive site elements including the trash enclosure. • Utilities [3.2.1(K)] —The applicant proposed no changes to the existing utilities. 2. Access, Circulation and Parking [3.2.2] • Required Number of Spaces for Type of Use [3.2.2(K)] — Group homes are required to provide at least 2 parking spaces for every 3 employees, and 1 parking space for every resident that is allowed to operate personal automobiles. The applicant has indicated that there will be no more than 2 employees in the building during any one shift, and the residents are prohibited from driving. Based on the above formula, 2 parking spaces are required. The applicant is providing 3 spaces, thereby satisfying the parking requirement. • Handicap Parking - [3.2.2(K)(4)] — The applicant has provided 1 handicap space, therefore the application satisfies this requirement. D. Group Home Regulations [3.8.6] 1. The maximum number of permissible residents for a 6,752 square foot lot in the RL zone is 3. The applicant is proposing 6 elderly residents to reside in the group home, and is therefore requesting a modification to section 3.6.3(A). The standard is as follows: Ultimate Loving Care Assisted Living Facility P.D.P. July 18, 2002 P & Z Hearing Page 2 N: RL; Existing Dakota Ridge Neighborhood, S: RL; Existing Dakota Ridge Neighborhood, E: RL; Existing Dakota Ridge Neighborhood, W: MMN; Stuart Case Park, Fort Collins High School. The property was annexed in October 1987 as part of Blue Spruce Farm Annexation to the City of Fort Collins. A neighborhood meeting is scheduled for the project on Monday July 15, 2002, and notes from the meeting will be handed out at the P&Z Hearing. 2. Division 4.3 of the Land Use Code, Low Density Residential District (RL) The proposed use of "group home" is permitted in the (RL) Low Density Residential District subject to Planning and Zoning Board review. The PDP meets the applicable Land Use Standards [4.3(D)] as follows: • The existing site and building satisfy the minimum lot area requirements that the lot be equivalent to at least 3 times the total floor area of the building, but not less than 6,000 square feet. The total floor area (which by definition doesn't include the square footage of the basement) of the building is 1,740 square feet and the lot is 6,752 square feet. • The required lot width, the minimum front, rear and side yard setbacks are all satisfied. • The building does not exceed the maximum height allowed of 2 stories. 3. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: A. Site Planning and Design Standards [3.2] 1. Landscaping and Tree Protection [3.2.1 ] • Full Tree Stocking [3.2.1(D)(1)(c)] — Full tree stocking is required in all landscaped areas within 50 feet of any building along high use or high visibility sides. Full tree stocking is formal or informal groupings of trees planted at 30' to 40' spacing intervals for canopy shade trees, or at 20' to 30' spacing intervals for coniferous evergreens or ornamental trees. The proposed site plan satisfies this standard. ITEM NO. 2 ✓- MEETING DATE 7/18/02 STAFF Troy ,lanes City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Ultimate Loving Care Assisted Living Facility P.D.P. APPLICANT: Dianne Heider Re/Max First Associates, Inc. 4703 Boardwalk Drive, #A Fort Collins, CO 80525 OWNER Olivia Larry, Operator (Upon Closing): Ultimate Loving Care A Nonprofit Corporation 1512 Yount Fort Collins PROJECT DESCRIPTION: The applicant proposes to change the use of the existing house at 3107 San Luis Street from "single family residence" to "group home." The applicant is proposing to have a maximum number of 6 residents. A group home on a lot this size in the RL zone district is limited to 3 residents. The applicant is requesting a modification to the Land Use Code to allow a maximum of 6 residents rather than 3. The type of group home proposed is for the care of elderly residents. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The proposed land use is permitted in the Low Density Residential (RL) zone district. The P.D.P. complies with all applicable district standards of Section 4.3 of the Land Use Code, Low Density Residential (RL) zone district. The minor amendment complies with all applicable General Development Standards contained in Article 3 of the Land Use Code except where a modification is requested to 3.8.6(A). The type of group home requested (care of the elderly) is appropriate and supported by the LUC. COMMENTS: 1. Background The subject property is zoned RL — Low Density Residential District. The surrounding zoning and land uses are as follows: COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 For[ Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT