HomeMy WebLinkAbout1516 REMINGTON, REMINGTON HOUSE GROUP HOME - PDP - 11-00 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS100
NFTGHBORHOOD INFOF- IATION MEETING
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Q: So they are required to do chores?
A: Yes
Comment: Chores are good therapy.
Q: How do you handle rebellious kids?
A: They are selectively assigned to even be here. When we get one, staff is trained to
handle it. Kids are held accountable for their actions. We have zero tolerance for
unacceptable behavior. They will get moody, but staff is trained to deal with it.
Q: Do you have knowledge where all the kids are at all times, are they with staff or at a
specific location at all times?
A: Yes.
Q: Where do the kids go when they are done?
A: Some go to College, some into athletics, some the military, some back to their family
of origin, some become emancipated, and we do have some failures too.
Q: What percentage go back to family?
A: About 80%, but it's hard to measure success.
Q: Where will the kids currently in Youth SAFE be relocated?
A: They've already started placing them elsewhere and have begun the closing transition.
They've stopped accepting new placements quite a while back in anticipation of closing.
4 are left, they all have a place arranged.
Comment: Conducting foster care is less expensive than conducting a residential care
facility. The state pays more for residential care facility.
Comment: Some of the kids tell us that the time they spend with us has been the best
weeks of their lives. At Youth SAFE, the kids volunteered to help at the Good Samaritan
retirement home, and they loved it. Both the kids and the seniors enjoyed the time
together. Also we had some of them reading to toddlers, and they ate it up. We have
some events like going to the zoo and/or skiing. Given the right opportunities, these kids
will rise to the occasion.
Q: Is there really a demand for this type of facility?
A: Yes, 60% of local kids that are placed in residential treatment facilities are placed out
of Larimer County.
Comment: Is seems sensible that when the county population grows, the need for this
type of facility will also grow.
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Q: How many bathrooms?
A: 5, there will be separate boys and girls bathrooms.
Q: Will this lower our property values?
A (applicant): Usually the property values go up near our facilities because we typically
provide a higher level of cosmetic care of the property than previous owners. We have
investment in the property so we take good care of it. Youth SAFE did not affect adjacent
property values. The kids will trim hedges and pick up trash etc.
Q: How is a new foster child generally placed in this facility.
A: When we already have several 15 — 16 year olds we tend to choose similar age kids
for placement. There is quite a bit of pre -planning work that goes into placing a kid. We
will be good property owners and the kids will be good tenants.
Comment: 17 and 18 year olds are really adults in my mind. 20 kids is a lot bigger task
that 8. A mixed -family household without brothers, sisters, or parents could be risky.
Supervise them well.
Response (by applicant): Group homes are not subject to the limitation on unrelated
residents. It is difficult to find facilities that will physically work. 75% of the Youth
SAFE staff will be employed at this facility, so the supervisors already have quite a bit of
experience.
Comment (by applicant): This location is prime for these kids. The old FCHS building
has the Youth Activity Center in it, the CSU running track is 2 block away. The former
location of Youth SAFE was rater isolated so kids had to be trucked to and from
recreation activities.
Q: Do these kids have jobs?
A: Some do (up to 20 hours a week).
Q: What is the average stay of the kids?
A: 6 months to a year and a half, but the state actually would like a shorter average.
Comment: As a neighbor, we commend you guys!
Comment: Students in public schools may do better in this type of facility.
Response: We can manage kids effectively with enough staff.
Comment: Walk us through a typical with 16 residents.
Response: Wake up, clean room, showers, breakfast, half of the kids then go to other
places. Staff remaining would consist of a teacher, a therapist, a councilor, and a cook. A
lot of therapy goes on in the evening when the family is off anyway. With direct care we
have 4 to 5 staff with a therapist. Evening is chore time, cleaning, homework, free -time,
off to bed. Staff change over has an overlap from 1 Opm to 11:30 because bedtime is the
most hectic.
3
A: More during the day for treatment, but at least 1 adult staff per 4 kids.
Q: Will the kids go to public school?
A: Some will go to public school, some will be schooled on site.
Q: Adult supervisors?
A: For 20 kids, the state would require at least 1 staff, we would have 3 to 4.
Q: Will this require a major remodel of the building?
A: It really won't require much work, remodeling will be rather limited?
Q: 12 to 18 is quite a spread in age, how are the children supervised (i.e. age 12 vs. age
18, male vs. female)?
A: Rooms are not coed. Girls are down one hall, boys down the other. The hall will have
sensors and cameras. There will be awake staff at all times. When placing children in the
facility, the age of the current residents will be a factor in whether or not a child is placed
in this facility.
Q: Will meals be provided?
A: Yes, the kids also must help participate in cooking.
Comment: Your willingness to take on this many children with this facility, I find
commendable.
Comment: We didn't realize that there are so many local children in need.
Comment (applicant): Unfortunately about 60% of the local kids placed in foster care
must be placed outside of Larimer County because there simply are not enough local
places to put them.
Comment: There is currently a tremendous problem in the alley between College Avenue
and Remington (a block from here). John Clark, the former County Commissioner, says
don't walk in that alley, it's not safe. We've owned property in the 1500 block of
Remington for over 30 years. We currently don't have the parking problem we use to
have when the old High School was in use. There used to be somewhat of a trash
accumulation problem but it has cleaned up considerable in recent years.
Comment: When the group home was appr6ved for 8 kids, we didn't have a problem with
it. When the building was a fraternity, we didn't have too many problems with that
particular fraternity.
Q: I wonder if the facility can be managed effectively with 20 kids?
A: We are hiring 70% of the staff that ran the Youth SAFE who have a great deal of
experience in running this scale of a residential treatment group home. We have a large
enough building for over 30 residents, but we only want a maximum of 20 (will average
16). We are not going to be using the basement.
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City of Fort Collins
Comm ty Planning and Environmenta: -rvices
Current Planning
NEIGHBORHOOD MEETING
for 1516 Remington
conducted March 20, 2000 by Troy Jones
Q: Tell us about Jacob Family Services.
A: It's a non-profit organization; we currently have foster child placements in Fort
Collins, Longmont and Greeley; we serve kids in crisis between the ages of 12 and 18;
have been in operation for 12 years.
Q: Will these be problem kids?
A: The kids will have a variety of problems. Some are kids that have had behavioral
problems with their parents at home, others have problem parents. The kids will be
treated with a step-down system: they start here, then are placed in a foster home with
foster parents, then eventually will go back to their homes. 60% of the foster kids
originating in Larimer County are placed outside of the county.
Q: Is this Group Home because the kids can't go to foster homes?
A: This facility will provide residential treatment for kids to stabilize them to be able to
foster homes at some point in the future.
Q: Is Jacob Family Services affiliated with Mountain Crest Hospital?
A: No.
Q: How are you funded?
A: State contracts per child.
Q: Are there children placed at the Jacob Family Service's 633 Remington office?
A: No, but we have 4 foster children placed at 722-724 Smith Street (located there 7-8
years) and we have 4 placed at 703 Peterson.
Q: Will there always be 20 foster kids placed in the facility?
A: This facility will be effectively replacing the Youth SAFE facility which had an
average of 16.5 kids at any one time. This facility should see a similar average.
Q: What is your motivation to do this (not the profit)?
A: The kids! I've been working with troubled kids for 13 years, and helping them gives a
great sense of satisfaction.
Q: How many staff will there be per kid?
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
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Troy Jones
3. This project meets the Comprehensive Plan of Housing, Policy HSG-1.5, "special
Needs Housing" for young adults that would most likely be running the streets if they
were not placed in a Group Home Setting.
4. Appendix A of the City of Fort Collins Consolidated Plan states that one of the
Key issues is "expansion of homeless services in the community, in particular,
prevention services, rehabilitation services and services for the homeless families". In
the section on "Needs of homeless and persons threatened with hopelessness" it is
stated that there is a need for additional assistance. Young adults that run away from
home or are kicked our of their homes become threatened with hopelessness if their
are not services to address these needs. It is also stated that based on discussions with
agencies directly involved with providing services to the homeless and an assessment
of homeless data provided by these groups there is a need in Fort Collins for
"coordination of treatment, counseling, training and eduction programs and services
to address the prevention of hopelessness". Our proposal will be able to coordinate
these services.
5. Appendix A of the City of Fort Collins Consolidated Plan also states that facilities
that are currently working with young adults that are threatened with hopelessness are
not able to keep up with the demand. Turning Point continues to expand their
programs to meet the needs and are on a waiting list to get young adults into
programs. Youth S.A.F.E. is always on a waiting list and is closing its 20 bed facility
because of financial problems. The need for these services is growing as our city is
growing and at this time we are unable to meet the growing need.
If you have any questions regarding this project please feel free to contact me at 484-8427.
Thank you for your attention to this matter.
Jo ?.Painte
.
Clinical and P
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Troy Jones
in the property before.
4. Article 1.2.2 (1) of the Land Use Code states that another one of the purposes of
the Land Use Code is "minimizing the adverse environmental impacts of
development". Our proposal does not negatively impact this purpose because we will
not be changing any of the existing structure of the building. Also, using an existing
building which is very well laid out to be a Group Home prevents us from having to
build a new building. It is a recycling plan for housing.
5. Article 1.2.2 (M) of the Land Use Code states that another one of the purposes of
the Land Use Code is "ensuring that development proposals are sensitive to the
character of existing neighborhoods". Our proposal does not negatively impact this
because we will not be changing anything structurally to the building. We do have
plans to bring parking up to code specified by the city, improve and pave the alley
way and clean up the trash that has accumulated in the neighborhood.
6. The Jacob Center believes that the proposed modification meets the criteria outlined
in section 2.8.2 (H) of the Land Use Code. Failure to grant this modification will
cause this project practically infeasible. The Jacob Center is unable to operate this
facility at 8 beds and this would not meed the community's need of finding homes for
the 20 young adults that are currently at Youth SAFE which is closing.
7. Article 1.2.2 (L) of the Land Use Code states the encouragement of development
of vacant properties within established areas. This property was vacant when we
secured a lease. They were unable to find another fraternity to move into this property
and it might have remained vacant with out our lease.
C. Modification will substantially address important community needs specified and
expressly defined and described in the City's comprehensive plan, adopted policy,
ordinance or resolution.
1. The granting of this modification would substantially address the important
community need of young adults needing placement because of the closure of Youth
S.A.F.E. effective March 31, 2000. At the date of this writing, Youth S.A.F.E. has all
of its 20 beds filled and there is not a clear plan of where these young adults are
going on the closing date. The Jacob Center's foster care program has been inundated
with referrals of these young adults but is currently on a waiting list of 16 young
adults and is not able to help Youth S.A.F.E. residents. A community resource is
being lost and needs to be replaced because the need for care for young adults is still
present.
2. The granting of this modification would substantially address the important
community need of serving young adults that are having problems. It is a city wide
concern having young adults in our community that are struggling with growing up.
For some young adults, if their developmental needs are not addressed they usually
go out and creates problems in the community until their behavior has to be
addressed. Social Service does not have enough resources to meet the community's
need to serve young adults that are struggling.
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Troy Jones
2. This Group Home will protect public interest because it will give young adults an
alternative to being on the streets. If young adults to not have options to turn to they
continue to cause problems for the community until their needs are addressed. It is a
detriment to the public good to have young adults in the community without
supervision and a place to live.
3. About 60% of young adults that are placed in Group Homes are placed out of
county. This makes it difficult for families to complete needed family therapy in order
to bring their children back home. Having a place in Fort Collins for the young adults
to receive services decreases length of stay because their parents are more easily
accessed. Currently the need for these services considerably outweighs our ability to
provide services.
4. This property is being leased from Osprey Investments, LLC which is based here
in Fort Collins. The prior owner was out of state and was not on site to address issues
that arose. Local ownership will increase investment and responsibility for this
property and the behavior of its residents.
5. The use of the property is no different in function then what was being used before.
The fraternity had residents living there, meetings conducted and social functions. We
plan on doing the same thing with the exception of the social functions and that the
residents will be closely monitored by adults 24 hours a day.
B. The modification does not impair the intent and purpose of the Land Use Code.
1. In the Staff report regarding group home zoning dated June 5, 1980 it states that
group homes must meet the legitimate concerns of the city. I believe we meet the
concerns by properly running the group home. About 70% of the staff that were
running Youth SAFE will be running our facility and we have been managing these
facilities for over 11 years. The size, scale, and overall appearance of the group home
is consistent with the general character of the neighborhood in which it is located.
This group home is physically compatible with the neighborhood because the only
thing changing about the residents in the property is the age and purpose of being
there. We are decreasing the dwelling units rather then increasing them. We believe
that the group home is a solution for the existing problems that fraternity's cause.
2. Article 1.2.2 (C) of the Land Use Code states that one of the purposes of the Land
Use Code is "fostering the safe, efficient and economic use of the land, the city's
transportation infrastructure, and other public facilities and services". Our proposal
does not negatively impact this purpose because young adults residing at 1516
Remington will be efficiently and economically utilizing the transportation
infrastructure and other public facilitate and service because they will be centrally
located to access bus routes, bike routes and sidewalks close to down town.
3. Article 1.2.2 (F) of the Land Use Code states that another one of the purposes of
the code is to "encourage patterns of land use which decrease trip length of
automobile travel and encourage trip consolidation". Our proposal does not negatively
impact this purpose because are residents are not allowed to drive, trips that are
planned from this property will be in groups transported by a van decreasing single
vehicle use, and residents will have access to the bike and bus lanes. We believe there
will be a considerable decrease in travel compared to the fraternity that was residing
Jacob Family Services
Licensed Child Placement Agency
March 15, 2000
Mr. Troy W. Jones
City Planner
Jacob Center North 281 North College Avenue
633 Remington Street P.O. BOX 580
Fort Collins, CO 80524 Fort (970) 484-8427 Collins, Colorado 80522-0580
Fax: 482-8713
RE: Request to modify Section 3.8.6 (A) of the Land Use Code to allow a maximum of 20
residents (instead of 8) in the group home located at 1516 Remington St.
Jacob Center East
Dear 'Troy:
1116 9th Street
Greeley, CO 80631
(970) 352-2852
The Jacob Center is a non-profit organization that provides Foster Care and Group Home
Fax: 3524428
services to young adults in the Fort Collins area that are in need of out -of -home placement.
We have been in business for about 11 years and have managed Foster Homes and Group
Homes along the front range region, from Colorado Springs to Wellington. We have a good
Jacob Center Longmont
track record of serving young adults for Social Service in Colorado. There is a growing need
380 Main Street #221
for services that address homeless issues for young adults. We have developed a Group Home
Longmont, aosol
(303) 774-9837
at 1516 Remington to help address this growing need. The property Yat 1516 Remington
Fax: 774-9837
currently only allows 8 residents to be in a Group Home at this address. We are requesting
that 20 be allowed to reside at this address. We believe that all 20 beds will not be filled and
that there will be an average of 10 to 16 residents at the group home. This number is
comparable to Turning Points, formally Larico, Group homes that manage 44 residents at 614
Mathews and their new project of 36 residents at 801 S. Shields street that was approved
December 16, 1999 by the City Planning and Zoning Board. Youth Safe is closing on March
31, 2000 and there will be 20 young adults that will need to find a place to live. We are
trying to meet their housing needs by having this project approved by the Planning and
Zoning Board.
We believe that this is an acceptable modification and should be granted because it is not
detrimental to the public good, doesn't impair the intent and purpose of the Land Use Code,
and would address an important community need specifically and expressly defined and
described in the City's Comprehensive Plan, adopted policy, ordinance or resolution. Support
for the modification is as follows:
A. Modification is not detrimental to the public good.
1. This property was being used as a fraternity house that held about 30 residents.
Many of the neighbors can speak the ongoing problems that are associated with having
a fraternity located in your neighborhood. These problems would be, but not limited
to, large unsupervised alcohol parties on a consistent basis, loud music, trash, beer
cups in your front yard, people urinating in your front yard, fights and a high volume
of people coming in and out of the property. Our proposed group home would not
allow any of the above mentioned problems because the residents will have 24 hour
adult supervision and will be held accountable for their behavior. They will complete
community service projects that increase the cosmetic value of the neighborhood.
0
1516 Remington, Group Home Project Development Plan, File# 11-00
April 20, 2000 P & Z Hearing
Page 13
4. The request for a modification to Land Use Code Section 3.8.6 Group
Home Regulations subsection (A) of the LUC is subject to review by
the Planning and Zoning Board.
5. Granting the requested modification would neither be detrimental to the
public good nor impair the intent and purposes of this Land Use Code.
6. Granting the requested modification would result in a substantial
benefit to the city by reason of the fact that the proposed project would
substantially address the important community need of "residential and
treatment facilities for individuals threatened with homelessness"
specifically and expressly defined and described in the Consolidated
Plan. Granting this modification will also allow the applicant to
increase the overall supply of residential and treatment facilities for
individuals threatened with homelessness in Fort Collins.
7. The type of group home requested, a residential treatment facility for
foster children between the ages of 12 and 18, is appropriate and
supported by the LUC.
RECOMMENDATION:
1. Staff recommends approval of the Project Development Plan.
2. Staff recommends an approval of the modification request to 3.8.6(A)
of the Land Use Code.
1516 Remington, Group Home Project Development Plan, File# 11-00
April 20, 2000 P & Z Hearing
Page 12
• The Consolidated Plan's section titled "Needs of Homeless
and Persons Threatened with Homelessness" has a
subsection on page 16 titled "Substance Abuse," which
states "There is a glaring need in Fort Collins for a long term
treatment facility for these persons [people afflicted with
substance abuse]." The Consolidated Plan's section titled
"Facilities & Services for Homeless and Persons Threatened
with Homeless" (page 17) lists Youth S.A. F.E. as a facility
that is constantly operating at capacity. The closure of
Youth SAFE increases reduces the overall capacity of this
service in Fort Collins. Granting this modification will
allow Jacob Family Services to increase the supply of
these services being provided in Fort Collins, thereby
substantially addressing the important community need
of a treatment facility for youth afflicted with substance
abuse.
2. As specified in 3.8.6(B)(1), the decision maker shall establish the
type of group home permitted. The applicant proposes to change the
type of group home from "care of male and female foster children
between the ages of 12 and 18" to "residential treatment facility for
male and female foster children between the ages of 12 and 18." Both
types are allowed for group homes in the Land Use Code.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the 1516 Remington, Group Home P.D.P., staff makes the
following findings of fact and conclusions:
1. The proposed land use is permitted in the Neighborhood Conservation,
Low Density (NCL) zoning district.
2. The P.D.P. complies with all applicable district standards of Section 4.6
of the Land Use Code, Neighborhood Conservation, Low Density
(NCL) zoning district.
3. The P.D.P. complies with all applicable General Development
Standards contained in Article 3 of the Land Use Code, except Section
3.8.6(A) where a modification is being requested.
1516 Remington, Group Home Project Development Plan, File# 11-00
April 20, 2000 P & Z Hearing
Page 11
need that is specifically and expressly defined and expressly
described in the city's Comprehensive Plan, and the
Consolidated Plan.
The Comprehensive Plan (City Plan) states in Policy HSG-1.5
Special Needs Housing, "The housing needs of all special
populations within the community should be met. Residential -care
facilities, shelters, group homes, elderly housing, and low-income
housing should be dispersed throughout the Fort Collins urban area
and the region." The granting of the modification request would
help to meet the housing needs of the special population of youth
that are undergoing special care and/or rehabilitation due to social,
behavioral, or disciplinary problems.
The City of Fort Collins Consolidated Plan specifically states that
the types of services being proposed by Jacob Family Services
would address an important community need:
• The section titled "Needs of Homeless and Persons
Threatened with Homelessness" (pg 14 of the Consolidated
Plan) states, "There are many agencies and service
providers assisting homeless individuals and families in Fort
Collins. While the community has several agencies working
to prevent homelessness and provide shelter for the
homeless, there is a need for additional assistance. " The
Jacob Family Services facility provides a residential
service to troubled youth who might otherwise be run-
aways or homeless.
• The Consolidated Plan's section titled "Needs of Homeless
and Persons Threatened with Homelessness" has a
subsection on page 15 titled "Facilities and Services
Needed," which states "Based on discussions with agencies
directly involved with providing services to the homeless and
an assessment of homeless data provided by these groups,
there is a need in Fort Collins for coordination of treatment,
counseling, training and education programs and services to
address the prevention of homelessness. The Jacob
Family Services facility provides treatment, counseling,
training and education programs for troubled youth who
are threatened with homelessness.
1516 Remington, Group Home Project Development Plan, File# 11-00
April 20, 2000 P & Z Hearing
Page 10
(F) encouraging patterns of land use which decrease trip length of
automobile travel and encourage trip consolidation,
(G) increasing public access to mass transit, sidewalks, trails,
bicycle routes and other alternative modes of transportation, and
(L) encouraging the development of vacant properties within
established areas.
Staff feels that because Jacob Family Services are adaptively
reusing an existing underutilized structure with a user group that
will use alternative modes of transportation, and because Jacob
Family Services chose to locate.the facility in an existing
established neighborhood which is near many activity destinations,
the proposed modification request satisfies the intent and purposes
of the Land Use Code.
Staff also feels that the June 5, 1980 staff report leading up the
original adoption of the group home ordinance contains applicable
intent and purpose statements with regard to the appropriate
number of group home residents in a building. On page eleven of
the 1980 staff report, as part of the overall conclusion of the staff
report, it states that one of the concerns of the city with regard to
group home regulations is "that the size, scale, and overall
appearance of group homes be consistent with the general
character of the neighborhood in which it is located. Two of the
buildings adjacent to this property (north and across the street to
the west) are existing fraternities much larger than this building.
The lots along the east side of Remington Street to the south of this
property are all very large scale single family and home occupation
uses. The lots across Remington Street to the south are smaller
scale single family uses. Across Lake Street to the north is the
former Fort Collins High School building, and a city park on the
northwest corner of Remington and Lake. Staff feels that the
proposed modification would allow the group home to continue to
be consistent with the size, scale, and overall appearance of the
buildings in the neighborhood.
The granting of the modification would result in a substantial
benefit to the city by reason of the fact that the proposed
project would substantially address an important community
1516 Remington, Group Home Project Development Plan, File# 11-00
April 20, 2000 P & Z Hearing
Page 9
the important community need of young adults needing
foster placement is currently an under supplied need for
Fort Collins, and with the closure of Youth SAFE, this
modification is necessary to bring the supply of this type
of residential service back up to what it was prior to the
closing of Youth SAFE.
(b) The applicant explains that in the Consolidated Plan,
under the heading titled "Facilities and Services for
Homeless and Persons Threatened with Homelessness,"
on page 19, the document specifically mentions Youth
S.A.F.E. as an organization that addresses this important
community need, but continually has a waiting list. With
the closing of Youth SAFE, the need for these services
increases above and beyond an already growing need for
this type of service.
EVALUATION OF MODIFICATION REQUEST
The granting of the modification request would not be
detrimental to the public good. Staff feels that a group home for
the residential treatment of up to 20 foster children will be less of an
impact to the neighboring properties than the former use of a
fraternity had been. Staff also feels that the size and character of
the building remains unchanged. Staff also feels that the public
good of the entire City of Fort Collins is being enhanced by
increasing the possible number of local placements of troubled
youth needing transitional residential and treatment services within
our city.
The granting of the modification request would not impair the
intent or purposes of the LUC. Section 3.8.6 of the LUC does not
specify a purpose, however the general purpose of the LUC is
stated in Article 1.2.2. A few of these purposes are addressed by
this section of the code where it states, "the purpose of this Land
Use Code is to improve and protect the public health, safety and
welfare by:
(B) encouraging innovations in land development and renewal;
(C) fostering safe, efficient and economic use of the land, the city's
transportation infrastructure, and other public facilities and services,
1516 Remington, Group Home Project Development Plan, File# 11-00
April 20, 2000 P & Z Hearing
Page 8
(b) the site is located. where transportation infrastructure and
other public facilities are already in place, and therefore
will foster safe, efficient, and economic use of the land,
the city's transportation infrastructure, and other public
facilities and services as required in section 1.2.2(C),
(c) the residents are not allowed to drive, trips that are
planned from the facility will be in groups transported by
van, and residents will have access bike lanes and bus
routes, therefore the project will encourage patterns of
land use which decrease trip length of automobile travel
and encourage trip consolidation as required in Section
1.2.2(F),
(d) the project utilizes a an existing building the project
minimizes the adverse environmental impacts of
development (as required in Section 1.2.2(I)) by
effectively "recycling" the building,
(e) the project does not physically change the structure or
the exterior look of the building, the development is
sensitive to the character of the existing neighborhood as
required in Section 1.2.2(M),
The applicant also suggests that granting the modification would
result in a substantial benefit to the city by substantially
addressing an important community need specifically and
expressly described in the Comprehensive Plan and also
described in the adopted policy of the City of Fort Collins
Consolidated Plan. (The Consolidated Plan is a document
prepared in 1995 by the Advance Planning Department which
outlines the development needs of low & moderate income
households, as well as the special needs populations of the city).
(a) The applicant points out that this proposed facility would
directly address the Comprehensive Plan (City Plan)
Policy HSG-1.5 Special Needs Housing, which states,
"The housing needs of all special populations within the
community should be met. Residential -care facilities,
shelters, group homes, elderly housing, and low-income
housing should be dispersed throughout the Fort Collins
urban area and the region. The applicant suggests that
1516 Remington, Group Home Project Development Plan, File# 11-00
April 20, 2000 P & Z Hearing
Page 7
(c) This group home will increase the capacity of youth
group home services currently available in Fort Collins
which is particularly beneficial.to the public good because
there is currently far fewer youth group home beds
available in town than are needed, resulting in about 60%
of the young adults being placed out of Larimer County,
(d) This facility will have a local property owner who can
more easily address property issues that arise than the
former fraternity's property owner who was out of state,
(e) The property has historically had a group residential
facility housed within, the number of residents proposed
is far less than the building has historically had reside
within it. Because the building will continue to be used as
a group residential facility the practical use of the building
is unchanged.
The applicant suggests that the modification is consistent with (and
therefore does not impair) the intent and purpose of the LUC
because:
(a) Among the background work leading up to the adoption
of the original group home ordinance in 1981, there was
a staff report (dated June 5, 1980) that identified the
reasoning behind the content of the group home
ordinance. The applicant points out that in the June 5,
1980 staff report, it states that group homes must meet
the legitimate concerns of the city, and the applicant feels
the facility will meet the concerns by:
• Properly running the group home and using
about 70% of the staff that had previously
run the Youth SAFE facility,
• Keeping the size, scale, and overall
appearance of the group home consistent
with the general character of the
neighborhood, .
1516 Remington, Group Home Project Development Plan, File# 11-00
April. 20, 2000 P & Z Hearing .
Page 6
APPLICANT'S REQUEST
The applicant specifically requests the Planning and Zoning Board
to allow the maximum number of group home residents at the
property at 1516 Remington Street (zoned NCL) to be 20, rather
than the maximum of 8 that is specified in the LUC. (See the
attached letter from the applicant requesting the modification and
justifying the request)
Originally, when Jacob Family Services changed the use of this
existing building to a group home, their intention was to utilize the
building as a 8 bed residential facility for the care of foster children
between the ages of 12 and up to 18. Since then, for financial
management reasons, the Larimer County department of Social
Services has announced its plans to close the county -run Youth
S.A.F.E. facility, which is a 20 bed residential treatment facility for
roughly the same profile of foster child that the Jacob Family
Services facility handles. Because of the closure of Youth S.A.F.E.,
there is now a 20 bed reduction in this type of youth residential
treatment service. The Larimer County Department of Social
Services has expressed a strong interest in having Jacob Family
Services expand their 1516 Remington facility to provide a
privately -run youth residential treatment facility to replace Youth
S.A.F.E. Because of this, the applicant would like to utilize the
building a bit differently than was originally envisioned. Jacob
Family Services have a large enough building at 1516 Remington
to be able to accommodate the proposed 20 bed youth residential
treatment facility, and have arranged to hire 75% of the employees
from the former Youth S.A.F.E. to operate this facility.
The applicant suggests that the granting of this modification would
not be detrimental to the public good because:
(a) The proposed 20 bed residential treatment facility for
foster children between the ages of 12 and 18 (with 24
hour adult supervision) will greatly enhance the
relationship that this site has with its surrounding
neighbors over the former fraternity that was previously
using the building,
(b) This group home will give young adults an alternative to
being on the streets,
1516 Remington, Group Home Project Development Plan, File# 11-00
April 20, 2000 P & Z Hearing
Page 5
C. Transportation and Circulation [3.6]
1. Transportation Level of Service Requirements [3.6.4] — The group
home with 20 residents has far less traffic impact than the
"fraternity" use. Based on a reduction in trips to the site, there is no
TIS required.
2. Transit Facilities Standards [3.6.5] — There is an existing Transfort
route on Remington Street. Employees and residents can utilize
this existing system including the existing bus stop locations along
Remington Street.
D. Group Home Regulations [3.8.6]
1. As specified in 3.8.6(A), the maximum number of permissible
residents for a lot in the NCL zone is 8. The applicant is proposing
20 residents, therefore requests a modification to 3.8.6(A) of the
Land Use Code.
MODIFICATION PROCEDURE
As specified in the LUC Section 2.8.2 Modification Review
Procedures (H) (Standards), the Planning and Zoning Board shall
review, consider, and approve, approve with conditions or deny an
application for a modification based upon:
"... granting of the modification would neither be detrimental
to the public good nor impair the intent and purposes of this
Land Use Code; and that:
the granting of a modification from the strict application of any
standard would result in a substantial benefit to the city by
reason of the fact that the proposed project would
substantially address an important community need
specifically and expressly defined and described in the
city's Comprehensive Plan, adopted policy, ordinance or
resolution (such as, by way of example only, affordable housing
or historic preservation) or would substantially alleviate an and
existing, defined and described problem of city-wide concem,
and the strict application of such a standard would render the
project practically infeasible."
1516 Remington, Group Home Project Development Plan, File# 11-00
April 20, 2000 P & Z Hearing
Page 4
• The site design complies with the building design standards
which require that:
(a) exterior walls be parallel or at right angles to the side lot
lines,
(b) the primary entrance be located along the front wall of the
building including a porch, landing or portico,
(c) front porches shall be limited to one story.
• The requirement that no more than 40% of the front yard of a lot
may be covered with inorganic material is satisfied. The front
yard includes a hard-scape patio and a concrete driveway, but
the majority of the front yard is grass turf.
• As required, the off-street parking area is not located closer to
the public street right-of-way than the distance by which the
principal building is set back from the street.
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] - When the property's
use was changed to a group home, the minor amendment process
required the entire site to be brought into compliance with the LUC. This
P.D.P. application does not change the site from what was approved at
the minor amendment. The proposed site plan for this P.D.P. is identical
to the site plan of the minor amendment (approved by the P&Z Board on
March 2, 2000), therefore the site plan is in full compliance with Articles 3
and 4 of the Land Use Code.
B. Engineering Standards [3.3]
1. Water Hazards [3.3.3] — The proposed P.D.P. does not change the
site plan of the approved minor amendment, therefore is not
required to mitigate any stormwater runoff.
2. Engineering Design Standards [3.3.5] — The increase of residents
from 8 to 20 triggers the requirement that the alley be improved to
the nearest public street. The applicant has submitted utility plans
specifying improvements to the alley adjacent to the site all the way
north to Lake Street.
1516 Remington, Group Home Project Development Plan, File# 11-00
April 20, 2000 P & Z Hearing
Page 3
The applicant's situation has changed somewhat since the minor
amendment approval. The Larimer County youth residential treatment
facility called Youth SAFE recently closed down on March 31, 2000
because of financial management problems. It has been determined that
this type of facility can be more efficiently managed privately than by a
government agency. County officials have encouraged the Jacob Family
Services to increase the number of residents and slightly change the type
of group home in order to take over the capacity of service that was lost
with the closure of Youth SAFE.
The applicant is proposing to increase the maximum number of residents
from 8 to 20, and would like to make the specific type of group home be a
"residential treatment center for male and female foster youth between the
ages of 12 and 18."
2. Division 4.6 of the Land Use Code, Neighborhood Conservation, Low
Density District (NCL)
The proposed use of "group home" is permitted in the (NCL)
Neighborhood Conservation, Low Density Zoning District subject to
Planning and Zoning Board review.
The PDP meets the applicable Land Use Standards of the NCL zoning
district [4.6(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 of the building is 4,375 square feet and
the lot is 17,000 square feet.
The PDP meets the applicable Dimensional Standards [4.6(E)] as follows:
• The required lot width, the minimum front, rear and side yard
setbacks are all satisfied.
• The building does not exceed the maximum allowed height of 2
stories.
The PDP meets the applicable Development Standards of the NCL zoning
district [4.6(F)] as follows:
1516 Remington, Group Home Project Development Plan, File# 11-00
April 20, 2000 P & Z Hearing
Page 2
community need of "residential and treatment facilities for individuals threatened
with homelessness" specifically and expressly defined and described in the
Consolidated Plan. Granting this modification will also allow the applicant to
increase the overall supply of residential and treatment facilities for individuals
threatened with homelessness in Fort Collins. The type of group home
requested, a residential treatment facility for foster children between the ages of
12 and 18, is appropriate and supported by the LUC.
COMMENTS:
Background
As specified in Article 2.8.1, in order to request a modification in this case,
the request can only be part of an actual Project Development Plan,
because the initial group home was approved under current law (Land
Use Code).
The subject property is zoned NCL — Neighborhood Conservation, Low
Density District. The surrounding zoning and land uses are as follows:
N: NCM; Existing fraternity, Lake Street, Old Fort Collins High,
S: NCM; Existing single-family residential (ma sio , East
Prospect Road,
E: NCM; Existing single-family residential,
W: NCM; Remington Street, existing fraternities, single-family
housing,
The property was annexed on September 15, 1923 as part of L.C. Moore's
Second Addition to the City of Fort Collins.
The property was previously the site of the Sigma Chi fraternity. The
building was vacated by the fraternity on August 16, 1999. The applicant
successfully changed the use of the vacant building from "fraternity" to
"group home" through a referred minor amendment that was approved by
the Planning and Zoning Board on March 2, 2000.
The group home approved by the minor amendment was for up to 8 foster
children between the ages of 12 and 18 with emotional and/or behavioral
problems who are placed in foster care because of legal problems or
conflicts with their parents.
ITEM NO. 9
Au MEETING DATE 4/20/00
STAFF Troy Jones
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: 1516 Remington,. Group Home, File #11-00
APPLICANT: Joel Painter, Clinical Program Director
Jacob Family Services
633 Remington Street
Fort Collins, CO 80524
OWNER: Joel Painter, LLC Operator
Osprey Investments
412 Briarwood Road
Fort Collins, CO 80521
PROJECT DESCRIPTION:
The applicant proposes to increase the maximum number of permitted group
home residents at 1516 Remington Street from 8 to 20. This application has two
parts: (1) the applicant is proposing a modification to the standards in the Land
Use Code to because the maximum number of residents allowed in group homes
in the NCL zoning district is 8; and (2) the applicant also proposes to change the
type of group home from "care of male and female foster children between the
ages of 12 and 18" to "residential treatment facility for male and female foster
children between the ages of 12 and 18."
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The proposed land use is permitted in the Neighborhood Conservation, Low
Density (NCL) zoning district. The P.D.P. complies with all applicable district
standards of Section 4.6 of the Land Use Code, Neighborhood Conservation,
Low Density (NCL) zoning district. The P.D.P. complies with all applicable
General Development Standards contained in Article 3 of the Land Use Code,
except Section 3.8.6(A) where a modification is being requested. The request for
a modification to Land Use Code Section 3.8.6 Group Home Regulations
subsection (A) of the LUC is subject to review by the Planning and Zoning Board.
Granting the requested modification would neither be detrimental to the public
good nor impair the intent and purposes of this Land Use Code. Granting the
requested modification would result in a substantial benefit to the city by reason
of the fact that the proposed project would substantially address the important
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT