HomeMy WebLinkAboutJACOB CENTER (703 PETERSON) - MODIFICATION OF STANDARD - 36-99 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSQuestion: Why does Jacob Center consider this a good site for a group home for foster kids?
Answer: This is a higher density part of town with services (shopping, library, jobs, entertainment) nearby,
and within walking distance of the house. The close proximity to downtown is also a plus.
Question: Could it be that lower property values are the reason why group homes are attracted to this
area?
Answer (by other neighbors and applicant): Old Town, including this neighborhood, does not have
typically lower property values than other parts of town.
Question: If this property becomes a group home, will it always be a group home even if the property is
sold?
Answer (by staff): If the property is not used as a group home for a period of 12 consecutive months, it can
no longer be considered a group home. If it is sold, any new owner would have to be licensed as a group
home for foster kids in order to operate the facility as a group home.
Answer: The Jacob Center has currently houses foster kids in Greeley, Fort Collins, and Longmont. There
are typically anywhere from 10 to 20 foster parents in Fort Collins that have foster kids placed through our
agency. Typically each foster home houses 1 to 4 kids. We do not own the homes, we place the kids in
foster homes belonging typically to the foster parents. We have been in this business for 11, almost 12
years. In the past we also had placements in Denver and Colorado Springs. Jacob Center is a non-profit
organization. The headquarters for the Jacob Center are in Fort Collins, there are offices also in Greeley
and Longmont.
Comment: Centennial High School students are already trashing the neighborhood. We don't need
another source.
Response (by applicant): We typically do not get aggressive kids to place in foster care facilities. The state
does not refer the kids to us who are not deemed safe.
Comment: Our neighborhood is super saturated with this type of use. We don't feel that there is a reason
to add any more of this type of use. It seems that it would be more appropriate to place this type of facility
in a "model" neighborhood, where these kids will be exposed to clean, crime -free, stable environments, not
a neighborhood that is already having problems with troubled kids and many college students who throw
parties. The Centennial High students are probably not the best role models for these kids.
Question: What are the Government agencies that license foster homes and group homes for foster kids?
Answer: Larimer Counry Social Services licenses foster homes for 4 or fewer kids, and the Colorado
Department of Social Services licenses group homes for foster kids.
Question: What is the ratio of parents!staff to foster kids?
Answer: We must maintain 1 parent/staff per 4 kids. We actually provide more than this. Kelly is the
house parent, and we have staff that come in and spend one on one time with the kids.
Comment: We feel this is likely to decrease our property values.
Response (by applicant): The Jacob Center owns this property, so we also have an interest in ensuring that
this doesn't decrease property values. We feel that by keeping the group home small (6 kids) we can
maintain the proper control to keep the site from detracting from the neighborhood.
Question: Where are other foster homes in the city?
Answer: The city planning and zoning departments do not have record of that information. The County
department of Human Services would have that information. It may or may not be confidential
information. The city zoning department does have knowledge of where other group homes are in the city.
There has been talk of creating a map showing them, but no specific plans to generate such map are in the
works.
Question: Will the city gather information from the state outlining group home locations?
Answer: Yes, to the extend that the information is available.
facility (not just an employee), the likelihood is greatly reduced. This house currently has been housing 4
foster kids for approximately 2 years, and we have not had any police visits to the site during that time.
Comment/question: There is already a lot of vandalism occurring in the neighborhood. Between
Centennial High School and the Turning Point group home, it seems as though these children in this
proposed facility potentially contribute to the problem. The neighborhood is already paying the price for
out of control youth in the neighborhood. What are the statistics of vandalism in our neighborhood as
compared to other neighborhoods?
Answer (by city staff): The police department should have records that would indicate these statistics.
Comment (by neighbors): We can only speculate on this statistic here tonight, but one way the applicant
might approach this request is to show this statistic and to show that this neighborhood is not much
different than other neighborhoods as far as vandalism goes, if in fact that is the case.
Response (by applicant): One tricky side to the argument is that it would be hard to determine the
cause/effect relationship between the presence of foster kids and the amount of vandalism in a
neighborhood. It may be difficult for anyone to show that they are in fact the problem. We have typically
found that if there is a trouble maker, they will typically leave the neighborhood to cause their trouble.
This would be hard to incorporate in the statistical crime rate analysis of a neighborhood.
Question (by Neighbor): How many kids are allowed in a foster home before it must be changed to a
group home?
Answer: A single family residence can have up to 4 foster kids as part of the family without any
involvement from the city's planning and zoning departments. To house any more than 4 foster kids in a
house, the state department of social services (who regulate foster care "group homes") requires that the
building be considered a "group home" by the local planning and zoning departments.
Comment (by Neighbor): We feel that adding more foster kids to this house would cause more pressure on
the neighborhood.
Question (by Neighbor): Will this facility house any of the management offices for the Jacob Center?
Answer: No, all the Jacob Center offices are, and will continue to be, at our Remmington Street office,
which does not house any foster kids.
Question (by Neighbor): Will the Jacob Center or the house parent receive any more money if they take
in more kids in this house?
Answer: There is a flat rate paid for the facility regardless of the number of kids housed at the facility. The
motivation is to provide more service to more kids.
Comment (by Neighbor): The nuisense ordinance that is currently being considered by council may give
the neighbors added ability to prevent problems with trouble makers in the neighborhood.
Question: How many facilities does Jacob Center currently have? Explain the Jacob Center.
Answer (followed -up by city staff): Residential development shall conform to the definition of a "family."
Family, for the purpose of zoning regulation, is defined as either of the following groups living together as
a single housekeeping unit and sharing common living, sleeping, cooking and eating facilities: (1) any
number or persons related by blood, marriage, adoption, guardianship or other duly authorized custodial
relationship, or (2) any unrelated group of persons consisting of not more than 3 persons, or not more than
two unrelated adults and their related children, if any.
Answer (by applicant): The state guidelines consider parents with foster kids to be a family. The state
guidelines will not allow licensure of a home for foster care for more than 4 foster kids unless the local
zoning considers the building a "group home."
Question: What is Larico (the other group home in the neighborhood)?
Answer: The group home at 614 Matthews was once called Larico, but is now called Turning Point. It
houses around 20 boys aged 16 or younger. They are licensed through the state department of Social
Services.
Question: How much on -site and off -site supervision will be provided for this proposed group home?
Answer: The process through which the state refers kids to this facility requires that the child is found to
be safe to the community. They will be supervised by a house parent while on -site. They will be free to go
unsupervised to work and%or school. The supervision is structured much like a family.
Comment ( by Neighbor): There may be behavioral problems added to the neighborhood by the kids
from this facility when they are off -site. The Centennial High School students are already causing
behavioral problems. The close proximity of this facility to Centennial High may be a bad influence to the
kids from this facility.
Question: How are kids selected for placement in your facility?
Answer (by applicant): Some are referred by the state, some by social services.
Question: Could placement in this facility be viewed as punishment for some of the kids placed here?
Answer: Most view it as an opportunity, if a kid has a real bad attitude, he/she may view it as punishment.
It is not officially punishment. The facility is to provide a structured home for kids who otherwise would
have no place to call home.
Comment (Folks from the Cottonwood Home Owners Association): We at the Cottonwood Condos are
right next to Larico. We have experienced behavioral problems with the kids at that facility due to a lack of
control of those in charge and/or a lack of adequate supervision. We have experienced structural damage to
our property. and numerous incidences where the kids have left messes on our property for us to clean up.
We are frustrated and want to ensure that your proposed facility will not allow this type of behavior, and
we would like an indication from you how we can ensure that your facility will not cause this same
problem on its neighbors.
Response (from applicant): Larico is a much larger facility. We would be housing 6 foster kids rather than
the approximately 20 kids at Larico. We have found, from our 12 years of experience running foster care
facilities that 6 is a very manageable number. There is no guarantee that we won't have occasional trouble
makers, but with a smaller number in the facility, and the fact that a foster parent would be running the
NEIGHBORHOOD MEETING MINUTES
for 703 Peterson Street
held October 18, 1999
for a change of use from "single family residence" to "group home"
Question: What are the reasons for the current regulations limiting group homes to be no closer than 1000
feet from one another?
Suggested Answers:
1) to disperse group homes throughout the community,
2) to prevent a high concentration of them in one location.
Comment: Because the nature of this group home is to house foster kids, some of whom may have
behavioral problems, it seems that it would be adding to the stress that the neighborhood already has with
regard to the presence of troubled teens in the neighborhood. It seems that adding another element of
troubled teens to the neighborhood would be unfairly concentrating this type of use in one geographical
part of town. The following factors already exist in the neighborhood, and contribute to a presence of
troubled teens:
1) the Turning Point group home for troubled teen boys (with approx. 20 residents),
2) . Centennial High School,
3) 2 or 3 foster homes already in operation in the neighborhood (single family homes can house
up to 4 foster kids, but to house any more than 4 the property must be a group home)
Comment: A neighbor asked to read a letter aloud from a neighbor who could not attend. The letter was
from Jean O. Chamey.
Question: It seems that by allowing 4 foster kids in a single family residence, we have a situation where
there are de -facto group homes occurring in may locations where the zoning department has no knowledge
of them. Isn't this in violation of the more than 4 unrelated persons in a single family house zoning rule?
Answer (by applicant): Because the kids are foster kids, they are officially part of the family that resides in
the single family home. The fact that they are not related is not an issue if they are foster children and
considered pan of the family.
Comment (by Neighbor): The Planning and Zoning Board and/or departments should review the 4
unrelated persons rule and how it affects foster homes.
Response to comment (by applicant): All foster child placement is regulated by state licensing.
Question: How many group homes are there in Fort Collins, and where are they?
Answer: The zoning department has this information, contact Peter Barnes. The city is considering
generating a map showing locations and types of all group homes in Fort Collins. No such map exists at
this time.
Question: I always thought the zoning rule limited single family residences to 3 unrelated people, which is
it 3 or 4?
CWS-52 (PAGE 3 OF 3 PAGESI
SANITATION SURVEY. I. A DULY AUTHORIZED HEALTH OFFICER OF THE AREA IN WHICH THIS ESTABLISHMENT IS LOCATED,
HEREBY CERTIFY THAT THE ABOVE PREMISES HAVE BEEN INSPECTED AND HAVE BEEN FOUND TO MEET THE
REQUIREMENTS OF THE COLORADO STATE DEPARTMENT OF PUBLIC HEALTH AND LOCAL REQUIREMENTS APPLICABLE
TO THE OPERATION OF A SPECIALIZED GROUP HOME -
SIGNED n.Tc
TITLE DEPARTMENT
ADDRESS
COMMENTS
TOTAL NUMBER OF CHILDREN TO BE CARED FOR: AGE RANGE TYPE OF CHILDREN
NUMBER OF BOYS:
NUMBER OF GIRLS
NAME OF MSW SUPERVISOR _ WEEKLY SCHEDULE OF WORK WITH FACILITY
FOR ORIGINAL APPLICATIONS, SUBMIT THE FOLLOWING:
1. STATEMENT OF PURPOSE AND FUNCTION_
2. WRITTEN POLICIES PURSUANT TO 7.70921.
3. A DRAWING OF THE BUILDING WITH MEASUREMENTS OF ROOMS (NEED NOT BE A BLUEPRINT). IDENTIFY TOILET
FACILITIES AND OUTDOOR PLAY SPACE
4. DESCRIBE THE SPECIALIZED SERVICES TO BE PROVIDED FOR CHILDREN AT THIS HOME AND WHO OR WHAT AGENCY
WILL PROVIDE EACH SERVICE
5. DESCRIBE THE PLAN FOR PROVIDING THE FOLLOWING SERVICES FOR CHILDREN, SCHOOLING, RECREATION, MEDI-
CAL, DENTAL, AND OPTICAL CARE
8& STATEMENT FROM LOCAL ZONING DEPARTMENT WHICH INDICATES PROPER ZONING.
FOR RENEWAL AND ORIGINAL APPUCATIONS SUBMIT: (DO NOT INCLUDE ITEMS FOR NUMBERS 7, 8, OR 9 IF
PREVIOUSLY SUBMITTED.)
7. DOCUMENTATION OF EDUCATION AND EXPERIENCE OF MSW SUPERVISOR.
B. COPY OF MEDICAL STATEMENT, REFERENCE STATEMENTS, DOCUMENTATION OF EDUCATION AND EXPERIENCE FOR
PRIMARY CAREGIVER AND EACH STAFF MEMBER OF HOME OR CENTER
9. COPY OF STATEMENT FROM A CERTIFIED PSYCHOLOGIST. PSYCHIATRIST, OR LICENSED SOCIAL WORKER 11 REGARD-
ING THE PRIMARY CAREGIVER IF NOT PREVIOUSLY SUBMITTED.
10. WRITTEN AND DATED DOCUMENTATION THAT AN ONSITE HOME INSPECTION HAS BEEN MADEAND THE FACILITY IS IN
COMPLIANCE WITH THE MINIMUM RULES AND REGULATIONS FOR SPECIALIZED GROUP FACILITIES.
FOR RENEWAL APPLICATIONS, DESCRIBE CHANGES IN ANY OF THE FIRST SIX ITEMS
EFFECTIVE OCTOBER 1, 1990. THE FEES FOR BOTH ORIGINAL AND RENEWAL APPLICATIONS
IINCLUDINGTHE RENEWAL OFPROVLSIONAL LICENSES) ARE AS FOLLOWS:
Child CareCenters inciudin Residential and Other Gnxm Facilities: .
Licensed capacity of 5 to 12 child ___—.-33OD0
Licensed capacity of 13 to 30 children -- --------- 540D0
_.. -. Licensedcapacityof3l to50chiIdren---_..—..._.350A0
Licensed capacity of 51 to 70
Licensed opacity of 71 to 90
Licensed opacity over 90
If you have questions, please call our Child Care Information Specialist at 003) 866-5958.
MAIL TO: COLORADO DEPARTMENT OF SOCIAL SERVICES
1575 SHERMAN STREET
DENVER. COLORADO 80203
ATTENTION: LICENSING
CWS-52 IPAGE 2 OF 3 PACES)
LIST BELOW ALL PERSONS LIVING IN THE SPECIALIZED GROUP FACILITY. INCLUDING PRIMARY CAREGIVER. SPOUSE,
CAREGIVER'S CHILDREN, RELATIVES. ROOMMATES, BOARDERS. (DO NOT INCLUDE NAMES OF FOSTER CHILDREN.)
_
FULL NAME
SOCIAL
SECURITY NO.
'
I BIRTH
DATE
OCCUPATION
OR SCHOOL
GRADE
COMPLETED
RELATION-
SHIP
DATE OF
LAST
MEDICAL
ADULTS OTHER THAN APPLICANT LIVING IN THE HOME MUST SIGN AND HAVE NOTARIZED THE STATEMENT BELOW.
I HEREBY AUTHORIZE THE COLORADO DEPARTMENT OF SOCIAL SERVICES, LICENSING SECTION, TO REVIEW MY NAME
WITH THE STATE CENTRAL REGISTRY OF CHILD PROTECTION AND OBTAIN REPORTS OF CHILD ABUSE AND
NEGLECT.
PRINT FULL NAME SIGNATURE
BIRTH DATE ADDRESS
SUBSCRIBED AND SWORN TO BEFORE ME THIS DAY OF 19
MY COMMISSION EXPIRES .19
NOTARY
ADDRESS
HAVE YOU. ANYONE LIVING WITH YOU, OR ANYONE EMPLOYED BY YOU BEEN CONVICTED OF ANY FELONY, CHILD ABUSE,
OR AN UNLAWFUL SEXUAL OFFENSE? YES_ NO
IF YES, NAME- OF PERSON BIRTH DATE
NAME AT TIME OF CONVICTION IF DIFFERENT
TYPE OF CONVICTION DATE OF CONVICTION
IN WHAT TOWN. COUNTY, STATE DID THE CONVICTION OCCUR?
(TOWN) (COUNTY) (STATE)
APPROVALS (FOR ORIGINAL APPLICATIONS ONLY)
SAFETY FROM FIRE HAZARDS. I HEREBY CERTIFY THAT THE ABOVE PREMISES HAVE BEEN INSPECTED BY AN
AUTHORIZED REPRESENTATIVE OF THE LOCAL FIRE DEPARTMENT AND HAVE BEEN FOUND TO MEET THE
REQUIREMENTS OF LOCAL FIRE REGULATIONS APPLICABLE TO THE OPERATION OF A SPECIALIZED GROUP
HOME
SIGNED DATE
TITLE DEPARTMENT
ADDRESS - ... ,.
COLORADO DEPARTMENT OF SOCIAL SERVICES
CWS-52 IREV. 11871 (PAGE 1 OF 3 PAGES,
APPLICATION FOR LICENSE -SPECIALIZED GROUP FACILITY ( )RENEWAL
( ) SPECIALIZED GROUP HOME ( ) SPECIALIZED GROUP CENTER ID NUMBER
NAME OF SPECIALIZED GROUP FACILrtY SCHOOL DISTRICT NO. TELEPHONE NO.
LOCATION ADDRESS - 21P COUNTY
LEGAL NAME OF THE SPONSORING OR SUPERVISING AGENCY, PRIVATE PLACEMENT AGENCY OR COUNTY DEPARTMENT
OF SOCIAL SERVICES
MAILING ADDRESS CITY ZIP TELEPHONE NO.
LtGAL NAML 4 SIHtt] AUURE55 OF GOVERNING BODY OF I RAILING ADDRESS: CITY ZIP I FEDERAL EMP. TAX ID NO.
SPECIALIZED GROUP CENTER
ATTACH LISTOF NAMESAND ADDRESSES OF MEMBERS OF BOARD OF DIRECTORS AND OFFICERS OF THE GOVERN-
ING BODY. -
THE UNDERSIGNED HEREBY APPLIES FOR A LICENSE TO OPERATE A CHILD CARE CENTER-24=HOUR CARE UNDER 26-6-
101 ET. SEQ. C.R.S. 1982 AS AMENDED, AND CERTIFIES TO THE FOLLOWING FACTS:
1. 1 HAVE READ AND AM FULLY FAMILIAR WITH THE MINIMUM RULES AND REGULATIONS FOR SPECIALIZED GROUP
HOMES, ISSUED BY THE COLORADO DEPARTMENT OF SOCIAL SERVICES. AND I AGREE TO FULLY COMPLY WITH
THEM.
2. 1 UNDERSTAND THAT BEFORE A LICENSE CAN BE ISSUED AN INVESTIGATION MUST BE COMPLETED AND I SHALL
COOPERATE WITH THE DEPARTMENT OF SOCIAL SERVICES TO DETERMINE CONFORMITY WITH THE REGULATIONS.
a I AM AWARE THAT IF ISSUED A LICENSE IT IS TIME -LIMITED AND WILL DESIGNATE THE NUMBER AND AGE OF
UNRELATED CHILDREN FOR WHICH CARE MAY BE GIVEN AT THIS FACILITY. FURTHER, I UNDERSTAND THAT IF I FAIL TO
MAINTAIN THE RULES AND REGULATIONS THE LICENSE IS SUBJECT TO REVOCATION.
J
4. 1 HEREBY GIVE AUTHORIZATION TO THE DEPARTMENT TO OBTAIN REPORTS OF CHILD ABUSE OR NEGLECT OR TO
REVIEW THE STATE CENTRAL REGISTRY OF CHILD PROTECTION FOR THE APPLICANT. APPLICANTS SHALL SIGN FOR
THEIR MINOR CHILDREN LIVING IN THE CHILD CARE FACILITY.
5. I UNDERSTAND THAT THE APPLICANT, DIRECTOR OF AGENCY, OR ANY PERSON WHO RESIDES IN THE CHILD CARE
FACILITY MAY BE REQUIRED TO SUBMIT A COMPLETE SET OF FINGERPRINTS TO THE COLORADO BUREAU OF INVES-
TIGATION, AND ALL COSTS SHALL BE BORNE BY THE APPLICANT, DIRECTOR, OR PERSON WHO RESIDES IN THE CHILD
CARE FACILITY.
6. ANY INFORMATION GIVEN IN THE QUESTIONS WHICH FOLLOW SHALL BE CORRECT TO THE BEST OF MY ABILITY.
SIGNATURE OF AGENCY OR DEPARTMENT OFFICIAL PRINT NAME DATE
TITLE
SIGNATURE OF FACILITY PARENT(S) OR PERSONNEL PRIMARILY RESPONSIBLE FOR CHILD CARE - PRIMARY CAREGIVER(S)
PRINT NAME OF PRIMARY CAREGWER SIGNATURE
HAS THE PRIMARY CAREGIVER EVER APPLIED FOR A LICENSE FOR CHILD CARE BEFORE? ( ) YES ( ) NO
IF SO. WHEN AND WHAT TYPE?
NAS PRIMARY CAREGIVER-S NAME AND ADDRESS THE SAME? (IF NOT, WHAT WAS
( )YES I )NO
WAS LICENSE DENIED?
1 ) YES 1 I NO
CWS-52
41.67
394-25.18-5202
GIVE DETAILS
Jacob Family Services
Licensed Child Placement Agency
September 14, 1999
Troy W. Jones
City Planner
Jacob Center North Current Planning Department
633 Remington Street 281 North College Avenue
Fort Collins, 8os2a
(970) 484$427 Fort Collins, Colorado 80522-0580
27
Fax: 482$713
RE: 703 Peterson Group Home Proposal.
Dear Troy:
Jacob Center Fast
1116 9th Street
Greeley, CO 80631 I am writing you in response to your phone message today regarding our proposal to change
(970) 352-2852 the use of 703 Peterson from a Foster Home to a Group Home. The Foster Home currently
Fax: 3524428 '
serves 4 young adults. We are requesting it be changed to a Group Home that would serve
6-8 young adults. There are no changes in the services that are provided to the young adults
in placement.
Jacob Center Longmont
380 Main Street 0221 A copy of the Group Home application is enclosed.
Longmont, CO 80501
(303)774-9837
Fax: 774-9837 The Lot size is 84 feet by 146 feet, 12,264 square feet.
There are two rooms up stairs; 11.5 feet x 12 feet, 138 square feet and 11.5 feet x 14 feet,
161 square feet. There are two bedrooms down stairs; 12 feet x 20.7 feet, 248 square feet and
9.9 feet x 18.4 feet, 182 square feet. There is a 1/2 bathroom upstairs and two full bathrooms
down stairs.
We have no plans to structurally change the building on the outside or inside in any way. The
house will remain the same with the exception of routine maintenance.
There is one other group home on Mathews Street but it is not within the 1000. We had the
City Planning measured this out about one year ago.
I would like to participate in the neighborhood meeting on Monday October 11th if possible.
If there is any other information that I can provide for you please feel free to contact me at
484-8427. I look forward to hearing from you on the scheduled date for the neighborhood
meetmg.
Thank you for your e,
J 1 D. Painter M.A. ACE I CRC
Program Director
LARIMER
COUNTY
2i2_ V__. INU_.a
11-22-99
Troy Jones
City Planner City of Ft. Collins
281 N. College
P.O. Box 580
Ft. Collins, Co. 80522
Re: Jacob Center Group Home
Dear Mr. Jones:
1501 Blue Spruce Drive
Fort Collins, CO 80524-2000
(970)498.6300
Fax (970)498-7987
Joel Painter of the Jacob Center recently asked us to write a letter of support for a new group home at
703 Peterson. We support the development of this group home in Ft. Collins.
The Larimer County Department of Human Services works with families and teens in crisis. Our goal is
to keep families together or reunite as soon as possible. Unfortunately because of the level of conflict or abuse
n the home, sometimes we need to place youth out of home temporarily. To reunite the family as soon as
possible requires intensive parent involvement. The big problem in our community is the scarcity of space for
children to be placed close to home. Because of the lack of resources in this community we send approximately
50 % of the children we place out of county. The group home at 703 Peterson would help alleviate this
problem.
Please call me at 498-6399 if you have any questions.
Sincerely,
Geo /,-eColl l
Service Quality Coordinator
Ap roved
J e Looney
Child and Family Services Manager
Approved: n
ames Drendel
Child and Family Services Director
Page 4
703 Peterson
stated that there is a need for additional assistance. Young adults that run away from
home or are kicked out of their homes become threatened with homelessness if there
are not services to address their developmental issues. 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 education programs
and services to address the prevention of homelessness." Our project will coordinate
all services needed for young adults threatened with homelessness.
4. 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 homelessness are
not able to keep up with the demand. Larico states that "demand is growing for their
services". Youth S.A.F.E. also works with young adults that are threatened with
homelessness. They are a 17 bed facility that served over 350 young adults in 1994.
Their facility "is constantly operating at capacity". Larimer County Department of
Social Service assists individuals and families with social problems which they are
unable to deal with. The Child and Family Services program focuses on assisting
families and children through a wide variety of protective and self-sufficiency
initiatives. Our project currently works with Social Service to address these issues but
is unable to keep up with the demand.
If you have any questions rSgar is project please feel free to contact me at 484-8427.
Joe . Painter M.A.
cram Director
Page 3
703 Peterson
town and can easily access the bus routes from this location.
2. Article 1.2.2 (F) of the Land Use Code states that another one of the purposes of
the Land Use Code is "encouraging patterns of land use which decrease trip length of
automobile travel and encourage trip consolidation". Our proposal does not negatively
impact this purpose because young adults that will reside at 703 Peterson will be able
to walk to Centennial High School or Lesher Junior High, they will be able to walk
to the office which is three blocks away for appointments and they will be able to ride
the bus to other appointments. If they are unable to walk or ride the bus they will be
transported by the Foster Parent in a "car pool" manner which utilizes only one
automobile for all young adults living at 703 Peterson.
3. Article 1.2.2 (I) 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 using the
property at 703 Peterson for a small Group Home prevents us from having to build
a new facility located in a new development area that meets the structural needs of
young adults. 703 Peterson is a "house" that has a homely feel to it because of its
location and age. A new building will lack both of these qualities that are needed.
4. Article 1.2.2 (lvl) 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
purpose because we will not be structurally changing any part of 703 Peterson because
it is build for what we intent to use it for. There will be no new construction or
remodeling, only routine upkeep and maintenance.
C Mo&afian
will substa'n
4 address imnr artant onma
needs meeeg andoft*Xaefrnrd_
and described in
the Up- comprehensive
plan, adavte*d roha
ordinmia or resolutim.
1. The granting of this project would substantially address the important commumry
need of serving young adults that are having problems. It is a city-wide concern
having voung 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
create 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 (Letter of support from Latimer County Social Service
available if requested).
2. 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 small Group Home. As stated in the letter from Social Service
there are not enough Group Homes to meet the needs of the youth that are living in
the Fort Collins area,
3. 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 particula*--
prevention services, rehabilitation services and services for the homeless families". In
the section on "Needs of homeless and persons threatened with homelessness it is
Page 2
703 Peterson
2. The profile of young adults that are placed at 703 Peterson are usually young adults
that are in conflict with their parents or are depressed and are threatend with
homelessness as a result of these problems. Their profiles are usually not of criminals
that commit crimes against their neighbors. Their profile needs to be of character to
fit into a "family" system and not a "treatment center". Young adults that are highly
unstable are not allowed at this residence and are referred to more secure settings.
3. The definition of a "Group Home" in 3.8.6 Group Home Regulations does not
clarify major differences between us and the existing Residential Treatment Center
known as Turning Point. Turning Point has 20 young adults living on the property
24 hours a day seven days a week and another 24 that attend day treatment at this
same property 5 days a week totaling 44 young adults at one property. We are looking
at increasing the number of young adults we serve from 4 to 8, averaging around 6
at any one time. The population that serve is also very different. Turning point serves
young adults that are comming out of lock facilities. and our population is more
preventative in nature of young adults that are just starting to get into the system. The
young adults living at 703 Peterson will be going to regular public schools like other
young adults in the neighborhood and will be receiving their treatment at our main
office and not at 703 Peterson thus not having much of an impact on the property.
The only time that our young adults will be at 703 Peterson is at the same time that
other young adults in the neighborhood will be home.
4. We are only asking that the number of young adults increase two to four from what
is currently being served. This number is not large enough to substantiate a
measurable negative impact to the community and the neighborhood. We have learned
from our experience of managing other small Group Homes across Colorado that eight
or less young adults in a Group Home is the most functional number. We have had
as many as sixteen in one Group Home which proved to be problematic.
5. This plan will protect public interest because it will function like a large family in
a small Group Home setting. The other Group Home that is within 1000 feet is a
Residential Treatment Center, Turning Point, using a medial model of treatment were
you have rotating "staff' rather then permanent "foster parents" living with the young
adults. Our model is set up like a family and not a Treatment Center. The Foster
Parent that supervises the young adults lives at the home 24 hours a day as her
primary residence and sets the expectations with the young adults as family
expectations and not treatment expectations. The young adults residing in the home
have chores they must complete, family activities they participate in, curfews, and
behavioral expectations to meet just as any other family would have. This small Group
Home resembles a family setting, not a treatment facility and therefore we are asking
for something that does not already exist within the 1000 feet.
B. Tht modification dots not *air the intent and ramose of the Land use Code.
1. 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 that are living at 703
Peterson will be efficiently and economically utilizing the transportation infrastructure
and other public facilities and services because they will be centrally located to down
r &acob Family Services
Licensed Child Placement Agency
November 22, 1999
Mr. Troy W. Jones
City Planner
Jacob Center North
Current Planning Department
633 Remington Street
281 North College Avenue
Fort Collins, co gos24
p �. Box 580
(970) 484.8427
Fax: 482-8713
Fort Collins, Colorado 80522-0580
RE: Request to modify code 3.8.6 of NCM Zone to allow 703 Peterson to be a small Group
Home within 1000 feet of another Group Home.
Jacob Center East
m6 9th Street
Greeley, CO 80631 Dear Troy:
(970) 352-2852
Fax: 352-4428
The Jacob Center is a non-profit organization that provides Foster Care and Group Home
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
Jacob Center Longmont Homes along the front range region, from Colorado Springs to Wellington. We have a good
380 Main Street #221 track record of serving young adults for Social Service in Colorado. There is a growing need
Longmont, CO 80501 for services that address homeless issues for young adults. We are currently in the process of
(303) 774-9837
pax: 774-9837 trying to obtain a small Group Home License for the property at 703 Peterson to address this
growing need. In order to accomplish this we need to request a modification of code 3.8.6
because this property is within 1000 feet of a Residential Treatment Center known as Turning
Point. Turning Point serves a total of 44 young adults in their facility, 20 residential that live
on grounds and 24 day treatment. The 703 Peterson residence is currently a Foster Home that
is serving four young adults. We would like to get a small Group Home License so we can
serve between two to four more young adults. We will not serve more then eight young adults
at 703 Peterson because we have learned from our experience that this is the most functional
number to have at a Group Home. Average number served will be six.
We believe that this is an acceptable modification and should be granted according to
Modification of Standards 2.8.2 (H) because it is not detrimental to the public good, doesn't
impair the intent and purpose of the Land Use Code, and would substantially address an
important community need specifically and expressly defined and described in the City's
comprehensive Plan, adopted policy, ordinance or resolution. Reasoning is as follows:
A Moat&__an is not detrnnn W to the O&C ao od.
1. We have had a Licensed Foster Home that has been serving 4 young adults at 703
Peterson since July 6, 1997 and there have been no police contact of any young adults
that have lived at 703 Peterson for property damage to neighboring houses. I believe
that this is proof that our Foster Parent is able to monitor and supervise these young
adults in a professional manner so that the public good is not negatively impacted. It
is a common lay person Myth that placing small numbers of young adults in one place
will increase problems for a neighborhood anymore then any other group of
individuals.
Z
,
P & Minutes
6/26/80
Page 25
Severe:
Stated he favors educating people in the community and would be happy to
provide the Board with a copy of their regulations within the week.
Haase:
Stated that since it was late and three of the Board members were absent,
that perhaps they were not ready to offer a recommendation to City Council.
Noted that all the information they had received has been most helpful,
and that there is a real need for additional discussion and more expertise
from the social and humanitarian community. Said the issue is very
important and suggested continuing it until the July meeting.
Smith:
Suggested setting up a special work session`to get more input and to get
more consensus from the Board as to changing the amendment or.not.
Haase:
Agreed that would be a good solution.
Moved to refer the subject ordinance amendment to a special work session
to be held in July before the next regular meeting.
Eckman: Second.
Wells: Stated she is opposed to postponing the issue as it had been discussed
four years ago and postponed; there are too many meetings already; and
the decision must be made at a public meeting, so this will all have to
be gone through again.
Spahr: Stated he would vote no because he is prepared to support the original
resolution.
Wells: Stated she also would support the original resolution.
Vote: Haase: yes; Wells: no; Spahr: no; Eckman: yes.
Wells: Asked for another motion.
Haase: Moved recommendation of approval to City Council of the proposed amendment
with the addition that 24-hour authorized supervision on the premises be
added to the definition of group homes.
Spahr: Second.
Vote: Eckman: no; Spahr: yes, explaining his reversal by saying that it is
improper to go for a special permit use as the Board will not be any
better qualified to rule on social impacts in the future than tonight;
Wells: yes; Haase: yes, commending Deibel for a fine, comprehensive report,
and supporting the normalization treatment concept, and stating that the
community has a responsibility to offer a fair zoning ordinance with open
locations for group homes.
Motion carried, 3 - 1.
Wells: Stated that Gary Spahr would no longer be on the Board after tonight, and
thanked him for his service, saying that he had been a great asset to the
Board.
Spahr: Expressed his appreciation to the staff for their help and cooperation
P & Z Minutes
_
6/26/80
Page 24
more people than others.
Eckman:
Said that is probably a semantic problem with his terminology, and that
he feels that zones where there are more young children need protection'
from the addicted and criminal types.
Mitchell:
Stated nobody ever felt the need to protect her child when she lived in
the R-H zone, but brought in' -anything they wanted to. Suggested it might
be better for each group home application to come in for review than to
severely amend the proposed amendment. Said originally she did not want
that because the Board would be subject to many long hearings and abuse
by neighborhoods, but that that would be preferable to too many amendments.
Eckman:
Said the reason he included convenience stores and transporation services
was because the statute says that municipalities could use those for
valid considerations in locating group homes, but that he could delete
that portion of the motion.
Ruggiero:
Noted that in the particular case to which Eckman referred, involving
Adams City, it was a situation where they had special permit review so
the city council considered those services at -their hearings and the court.
ruled which things could be taken into consideration. Stated that in
the case of use by.right such things would not be taken into consideration.
Bob Severe:
House Manager at Community Corrections Halfway House. With reference to
the roles of the P & Z Board and the licensing agencies, stated it would
help to have more information on what such agencies require. Said their
licensing agency is the state Department of Corrections,and they work
under a contract. Stated that 24-hour awake supervision is already
required by them. With respect to so-called anti -social houses, said
it should be understood that people come to such homes three months
before being released from prison, so if they do not come into a half -way
house, they will go into every neighborhood in the city --back where
they came from. Said no area in the city is free from crime, but
that they try to channel people back into the community in more appropriate
ways than those in which they left. Contended they are probably far more
strict than what the Board's ideals might be.
P_'.Wells:
Stated, then, that homes for people with anti -social behavior are more
usually transitional from institutions into the community rather than
alternatives to incarceration.
Severe:
Stated that is partially true, but that they serve in both capacities, and
some judges do sentence people directly from the court. Noted that there
are hundreds of people in Fort Collins who are on probation for the same
crime that others go to Canyon City for, and their only requirement is to
send a written report to a probation officer once a month or to see him
once a month. People are often sent to halfway houses by judges in order
to provide more supervision for them, and because they may have potential
for rehabilitation in a halfway house without having to be incarcerated.
Spahr:
Said this has been very helpful, and asked that Severe's and other agencies
respond to the question of the protection or lack of it that'the public
has because of staff supervision and client supervision and placement.
'P & Z Minutes
6/26/80
Page 23
disabled, pointing out that the present proposal has a lower limit for -
the number of individuals in a home than the state statute. Stated the
City has a responsibility to protect neighborhood families and provide
them some domestic tranquility and some freedom from the stresses of
external inputs which they might be forced to withstand if homes for
persons with addiction and criminal problems were allowed in their
neighbhoods. Stated provisions should be made for homes for the
developmentally disabled in conformance with the statute, and for
shelter homes as they had had a burden imposed upon them from birth.
Stated he distinguishes that kind of an affliction from one which is
acquired from drug addiction or criminal behavior. Said that despite
Larico's good record he had concern about these kinds of homes in more
vulnerable communities. Said that any group home should be placed in
some location with ready access to public transportation, convenience
stores and drug stores. Stated that to protect the R-H zone and any
others, consideration should be given to spacing requirements between
homes, whatever the type. Said he could not recommend approval of the
proposal as presented.,
Moved recommendation of approval to City Council of an amendment to the
Zoning Ordinance which would provide for all state licensed group homes
for the developmentally disabled, serving not more than eight develop-
mentally disabled persons,in any residential zone in the City of Fort
Collins; which would also provide for homes for abandoned children and
other homeless persons, excluding homes for persons with addiction and
criminal problems which will remain as they presently do, with the
requirement that any group homes be spaced adequately apart from one
another as set forth in the report, and with homes for the developmentally
disabled and for abandoned children that they be placed not further than
500' from public transportation and convenience and drug stores.
Included -in the motion is the stipulation that only homes for the
developmentally disabled and shelter care homes would be permitted outside
the districts in which they are currently allowed, and that all other
types of group homes would remain under present zoning.
Jean Adams: Employee for the Department of Social Services. Expressed_ concern with
the term "abandoned", noting there are not really many abandoned children.
Spahr: Suggested using the term, shelter care.
Bavoso: Stated that the children who come into shelter care are the same ones
who eventually end up in Larico, so if shelter care is included, that
could also become a problem. Said that not all of their youth are -those
involved in criminal offenses or with drugs, but those who need super-
vision.
Weddell: Stated he sees the Board as trying to determine therapeutic considerations
which perhaps specialists or therapists are better equipped to handle.
Contended th�AFoup home for minor developmentally disabled children
should be near public transporation is immaterial. Said that a home's
location near a convenience is an issue for the licensing agency to
determine, and not an appropriate issue for inclusion in a zoning ordinance.
P. Wells: Agreed with Weddell's statement. Expressed concern with the designation
of vulnerability of zones, noting that higher density zones may have even
P & Z. Minutes
6/26/80
Page 22
is an emotional social issue involved which is difficult to deal with.
Pointed out the value of group homes with a family -type environment
for rehabilitation as seen by professionals in the field. Stated that
those individuals admitted to group homes are carefully evaluated.
Said there were studies for all kinds of disabilities showing the
effects of group homes on communities and that such factual studies
should be used to counter emotional opposition. Listed.several studies
showing very, very little'
effects-from group homes, and
considerable positive contributions by group.homes.__
Glen Thill: Resident on Wood Street. Expressed opposition to the Community Development
project on Wood Street.
Wells: Stated there would be hearings on that particular project, probably at
the Council level, and suggested he attend hearings on that project and
present his views.
Hazel Belcher: Supervisor at the Department of Social Services for the last seven
months. Stated that before that time she had been in California for
nine years in the field of developmental disabilities. Complimented
Deibel for his.support which summarizes modern thinking about the best
way to care for people who are less fortunate than most. Limiting her
comments to the developmentally disabled, stated that group.homes are
designed to help those who are capable of living .in such_a situation
do so rather than being shoved into an institution or -nursing home. Said
this is.a nation-wide trend and commended the Board for -dealing with the
issue now.as it would certainly become one later.
Haase: Moved recommendation that the Zoning Ordinance be amended as recommended
in Deibel's report, with the addition requiring that a group home be
required to have 24-hour authorized supervision on its premises be
added to the definition of group homes.
Spahr: Said he generally supports the proposal, has no problems with homes for
the developmentally disabled or with shelter care, but expressed uncertainty
with respect to homes for drug and alcohol rehabilitation due to the side -
effects of the disease. Stated he was very concerned about the emotionally
disabled and correctional rehabilitation, despite the very good reputation
of Larico. Said he had doubts ab relying on the state licensing agency
because they are often inadequate �� lack of funds and staff. Also
expressed concern about the adequacy of properly trained supervision for
the protection of the community. Noted this also may be due to the
notoriously low budgets of such agencies and their inability to pay for
proper supervision. Stated the evaluation of individuals for placement
in homes for the emotionally disabled and for criminal rehabilitation is
a very imperfect system and a very conservative approach needs to be
taken, which is not always done. For these reasons, expressed doubts
about the safety for the surrounding community with these types of homes,
homes for the "anti -social" for lack of a better word.
Eckman: Agreed with some of these concerns. Stated he felt comfortable with
having the Planning and Zoning Board consider the question of social
compatibility with neighborhoods inasmuch as the state statutes give the
municipalities the power to zone for the purpose of promoting health,
safety, moral and general welfare. Said the City should come into
compliance with the state statute concerning homes for the developmentally
P & Z Minutes
6/26/80
Page 21
Cienfuegos: Stated he had previously been to the Planning and Zoning Board objecting
to the building of an apartment as their neighborhood has its share of
high density housing. Asked about a proposed medical center on Cherry and
Wood Streets* owned by the City.
Deibel: Replied that a facility providing full-time medical care would not be
classified as a group home, and would have to be located .in a zone in
which full-time health care facilities are allowed, i.e.-R-H. Stated
he was not familiar with the particular case.
Cienfuegos: Stated he opposed that center as they had their share, but did not
oppose the ordinance amendment. Presented a petition.
Wells: Stated that the Planning Board and staff are also concerned about the
issue of concentration.
Smith: Stated he would take the petition and present it to Pat'Allen who is
doing something in that area, noting he is not familiar with exactly
what it -is.
Haase: Stated it would be a Respite Care, lifeline for families with members
who are developmentally disabled, supported by the Association for
Retarded Citizens of Larimer County. Said information about it had
been presented to City Council May 20, and that funding comes from
Community. Development Block" Grant funds..
Carol Flynn: _ Director of Association for.Retarded Citizens. Stated the particular
lot had not yet been purchased. Said it is neither a medical center
nor a group home, but a Respite Care program, providing a house which
would fit in with the neighborhood for a kind of drop -in child care.
Said they.were planning neighborhood informational meetings about the
program.
Margaret Mitchell: Owner of two properties in the Laurel School neighborhood. Said
she is glad the City is pursuing the problem of group homes, but noted
that it is difficult for the neighborhood resident to distinguish between
group homes, respite care facilities, medical centers and social service
agencies or a unit of the Housing Authority. A concentration of such
social services,.when it becomes high, is threatening to the neighborhood.
Said it is appropriate to move group homes out of the R-H zone as others
would be more difficult to locate outside the R-H zone. Stated that
while she supports the amendment, she is concerned that many group
homes will still locate in the older neighborhoods. Said that if this
were handled on a permit -only basis, some neighborhoods would present
very resistant, emotional statements and would defeat the application,
while neighborhoods like Laurel Street with little resistance would end
up with the homes. For that reason, stated she supports a right by use.
Stated she supports this kind of group home and would like to see them
spread throughout the community.
Art Bavoso: Director of Larico Youth Homes which has two of the homes in the City.
Complimented Deibel on his report which he characterized as being
"enlightened". Stated they also support the amendment and spreading
out the group homes.
Jim Weddell: Board Member for the Association for Retarded Citizens. Stated there
P & Z Minutes
J
6/26/80
Page 20
t Deibel:
Replied they do not as the staff would have a hard time coming up with /
objective criteria, but that that is the issue people are concerned
about. Stated they had concluded that would have to be the responsiblity
of the licensing agencies and that it is their job to do so. Noted that
some of the debate is whether or not they do an adequate job, but that
it would be very difficult for the City to do so.
Ruggiero:
Stated this originally stemmed from"'a question about group homes for the
developmentally disabled. Said that the proposed ordinance is in substan-
tial, but not complete, compliance with state statutes which require that
a city provide as a.residential use for .a home for developmentally disabled
individuals of a capacity of not more than eight. Noted the proposed zone
actually starts at five to seven occupants and allows for more than eight
which is not required. Noted the statute refers only to homes for the
developmentally disabled. Stated the statute does provide that the city
can provide for certain regulations in terms of spacing, accessibility to
convenience facilities, transportation, education, etc., as long at such
regulations are not tantamount to prohibiting the use in a residential
zone.
Deibel:
Said that since the state allows for size and scale limitations, there
could be room for -interpretation, but that it is a relatively minor issue.
Said the City should decide of its own accord how it wanted to handle
group homes and not simply respond to state legislation.
Spahr:
Asked counsel why the state singled out developmentally disabled homes.
Deibel:
Replied it may be because the developmentally disabled were more effective
lobbyists.
Ruggiero:
Stated he was speculating, but that a home environment is important to
the developmentally disabled who may not pose the, same kind of problems
that other groups might. Suggested Deibel give some insight into the
capacity requirements of licensing agencies.
Deibe1:
Replied that the requirements vary according to the agency and the type
of facility. Gave some examples of the types of capacity requirements.
Wells:
Asked for public comment.
Bob Wells:
Chairman of the Handicap Advisory Committee for the City of Fort Collins,
and extensively involved with the disabled community in the area.
Stated that their last meeting they had discussed this ordinance amendment
and that they had commended the staff for their research and recommenda-
tions. Said they support the adoption of the amendment.
Joe Cienfuegos:
Resident on Wood Street. Stated that group homes are meant for criminals,
alcoholics, and nothing to do with disabled persons. Asked if any property
had been bought for these homes.
P. Wells:
Stated that there are several categories of group homes: for shelter for
the homeless, for drug and alcohol rehabilitation, for developmentally
disabled, for the emotionally disabled, and for correctional rehabilitation.
Said that Mr. Wells had referred to homes for the developmentally.disabled.
Pointed out on a map the current location of group homes, five of which
are currently in existence.
P VZ Minutes
6/26/80
Page 19-
become concentrated in the R-H neighborhoods. An over -concentration in .
one neighborhood could create negative impacts in that the neighborhood
becomes identified as a social services district. This is also detrimental
to group homes as their goal is to provide as normal a setting as
possible. Recommendations were made at the February meeting to define
group homes and staff was directed to look further into use, the result
of which is the report under discussion tonight. Stated the report
includes information on the different categories of group homes, indica-
ting their diversity and also their similarity in that each is to provide
a family -like environment under supervision. This distinguishes a group
home from a multiple -family dwelling or a boarding house. Pointed out
that as the City grows, more group homes of all types are likelyto come
in. Stated that the report contains information on how other cities
handle group homes, generally on a special case -by -case review or by
standardized regulations that apply to all cases.across the. board. .Said
it is staff's opinion that the latter approach is superior. lghile the
her approach doe royi-de fon --ghbQr�kod-input,,-ut,_i-t_.may_.be_.more emotional
_At
than objective. Regulatory guidelines would be needed anyway, and. it makes
sense to develop requlations to be included.in..the-ordinance and applied
equally
in all cases. Stated that there are no provisions at the present time for
special permit uses, per se, but that that kind of a mechanism could be
provided if the Board so desired. Summarized the City's concerns: that
the group homes be properly run and not pose any hazard -to the health
or welfare to City or neighborhood residents; that the size and scale of
group homes be consistent with the neighborhoods in which they are located;
and that group homes not be over -concentrated in any zone. Stated these
concerns can be met by requiring all group homes to be licensed by appropriate
governmental agency, be operated as a si-ngle dwelling, and have 'constant
supervision on the premises; size and scale requirements with respect to
each zone;.minimum distance separation requirements between any existing
group home and any proposed group home. Read the revised -definition of
group homes: "Group home: a residence operated as a single dwelling under
the supervision of a court, state or local governmental agency, housing
persons for purposes of special care or rehabilitative treatment due to
homelessness, physical condition or illness, mental condition or illness,
social, behavioral, or disciplinary problems, and with a person authorized
by the operating agency to supervise the facility present on its premises
at all times." Noted that provisions for additional parking for group
homes are also included.
Spahr:
Asked if the group home categorization is standardized or if it was made
up locally; expressed concern about being able to categorize a home.
Deibel:
Replied it was difficult to get an over-all picture of all the categories
and that the diagram in the report came out of the Planning office.
Spahr:
Noted the difficulties of distinguishing between various kinds of disabi-
lities.
Deibel:
Agreed that can be difficult, and noted there is considerable variation .
within each category, but that there are consistent characteristics which
identify all as group homes.
Spahr:
Asked if Deibel had any guidelines for wrestling with the issue of
social compatibility with a neighborhood, noting he had no problem with
the issue of physical compatibility.
P & 7 Minutes
•6/26/80
Page 18
Wells: Stated that this particular annexation is supported by many of the
Land Use Policies: it is basically in -fill development, surrounded
mainly be urban -style development; such in -fill may mean that larger
tracts of agricultural land will not be lost; the basic infrastructure
for urban services is available; and this is one of the areas which
needs to be considered for economical and logical growth patterns.
Stated it is also supported by the Urban Growth Area Plan'and is in
accordance with the Goals and Objectives adopted by the City Council.
Vote: Haase: no, with support for the long-term commitment the area residents
had made for their quality and style of life, but stated she would
support annexation of the undeveloped area; Wells: yes;•for the reasons
previously mentioned and in support of the motion, noting that if it
were limited to the undeveloped areas, the excluded areas would be
forcibly annexed very soon, so it makes more sense to include .those
areas and avoid problems with utilities, road maintenance, establishment
of logical transportation patterns; Spahr: yes; Eckman: yes.
Motion carried, 3 - 1.
10. #50-80 Vine/LaPorte/Taft Hill Zoning
A request to zone approximately 86.7 acres located between LaPorte Avenue
and Vine Drive, west of Taft Hill Road, requested zoning R-L-P, Low
Density Planned Residential.
Applicant: Jerry Nix, Rocky Mountain Bank Building, Fort Collins, CO
80521.
Smith: Stated that the annexation will be heard by City Council on July 15.
Chianese: Described the proposed zoning.
Wells: Asked if the applicant had any problem with the.recommendations.
Nix: Replied in the negative.
Wells: Asked if anyone wished to speak on the item.
Eckman: Moved recommendation of approval of the zoning as. submitted.
Spahr: Second.
Vote: Eckman: yes; Spahr: yes; Wells: yes; Haase.
11. #56-80 Amendment of Zoning Ordinance relating to group home residential care .�.
facilities.
Deibel: Commented on the impetus for the proposed changes in the ordinance and
went over some of the specifics of staff's findings concerning the issue
and their recommendation. Stated the initial impetus came from requests
to locate group homes outside the R-H zone, but that the present ordinance
( makes no provision for group homes in any zone. Previous homes had been
located in the R-H zone by administrative interpretation, but that zone
encompasses a relatively small portion of the City and is not expanding
at the same rate as -the remainder of the City, so such facilities could
Planning and Zoning Mattet _ #56-80
Page
arise, especially in the case of homes licensed by a state rather
than a local agency. However, for reasons Simi lar to those
discussed above, it is our opinion that monitoring, investiga-
tions, and judgments concerning whether a particular group home is
being "properly run" or not must be the responsibility of the
licensing agency. It is also important to note that if. any
significant nuisance problems were to arise, the City can inter-
vene through the police power (not the zoning ordinance).
Recommendation:
Our recommendation is that the zoning ordinance be amended as indi-
cated in the "group homes report", (with the addition that a phrase
requiring a group home to have 24 hour authorized supervision on its
premises be added to the definition of group homes.)
Planning and Zoning Matter #56-80 (June 26, 1980)l
Page 2
Discussion:**
Since preparation of the report on group homes, which the Board
received last month, we have had some additional input and comments,
leading to the following general observations:
1. It should be recognized that there can be social "problems"
with some group homes in the eyes. of its neighborhood, and
that there have been such problems with some of them in Fort
Collins, particularly where a home may be dealing with residents
having some anti -social behavioral tendencies. Moreover, not all
group homes are equally well operated, and the same home may go
through cycles of good and poor operation in the eyes of its
neighborhood.
This observation, however, does not alter our conclusions or
recommendations. If a potential for intermittent problems exists,
the overconcentration issue becomes all -the more important. We
still see no justification for potentially allowing them in some
neighborhoods or zones without potentially allowing them in all
neighborhoods or zones along with size and scale limitations
appropriate to the zone and with minimum distance separation.
requirements.
2. It has been suggested that a special permit or other case -by -case
review of group home proposals would minimize the potential for
such social problems to arise. The Planning.staff, however, does
not feel that a special permit review would be either appropriate
or effective in somehow determining the "social compatibility" of
potential group home residents with a given neighborhood. It
would not be appropriate because the province of the zoning
ordinance is physical compatibility, not social compatibility
among individuals. It would thus not be effective because zoning
special review criteria and recommendations would only dear -with
physical criteria not social criteria. For these reasons, it is
our opinion that decisions based on social criteria must be
left to the appropriate licensing agency.
The foregoing is not to say that a case -by -case review procedure
for group homes is necessarily inappropriate to determine physical
compatibility. As is discussed in the report, however, it is the
staff's opinion that since any special use procedure must be
guided by objective criteria anyway, it makes sense for those
criteria to be specified in the ordinance itself and applied
uniformily in all cases rather than on a case -by -case special
review basis. This is, moreover, the general approach of the Fort
Collins' zoning ordinance which does not provide for "special
permit" uses as such for any single use in any zone.
3. Concern has also been expressed about a possible lack of account-
ability of a group home to its neighborhood if such problems do
* These a itiona staff comments were prepared for the Planning and
Zoning Board for its meeting of June 26, 1980.
Group Homes: Background Information and Suggestions for
Zoning Treatment
June 5, 1980
Page Fourteen
REFERENCE SOURCES
Community Based Residential Facilities in the Twin Cities Metropo.l_i-
tan Area - Location and CommunitXResponse, University of Minnesota,
Center for Urban and.Regional Affairs, December, 1975.
Group Homes in Metropolitan Washington. Metro Washington, D.C.,
Council of Governments, September, 1976.
A Report on Zoning and Non Medical CommunitX Care Facilities in Santa
Clara County. Santa Clara County Planning Dept., March, 1976.
The Social Impact of Group Homes: A Study of Small Residential
Service Programs in Prime Residential Areas, by Eric -Knowles an
Ronald Baba of the University of Wisconsin for the Green Bay Planning
Commission, 1973.
Zoning for a New Kind of Famil . Westchestor County (N.Y.) Depart -
of Planning,Fall, 196
Zoning for Family and Group Care Facilities, by Daniel Lauber and
Franc Bangs, Jr., erican Societe —Planning Officials P.A.S.
Report 300, Mrrch, 1974.
Memo to the City of Fort Collins Planning and Zoning Board from
Barbara Oglesby, Fort Collins Planning Department, September, 1976.
}
Group Homes: Background Information and Suggestions for
Zoning Treatment
June 5, 1980
Page Thirteen
tion or illness, mental condition or illness, social, be-
havioral or disciplinary problems.
2. List "group homes" as a permitted use in all residential zoning
districts, and establish "sliding scale" limitations on group
home size for different zones such as the -following (to be added
.,probably to Section 118-82. .Supplementary regulations.)
Maximim No. Maximum
of Residents Additional, Permissible Minimum
(in add. to Lot Area No. of Resi- Separation
Minimum operators of For Each dents (in Requirement
Lot Size home) for Mini Additional add. to Between
Zone and FAR mum Lot Size Resident Operators) Homes
R-E 9000 s.f. 6 1500 s.f. 10 (on min. 2000 ft.
(1:4) lot of
150000 s.f.
R-L1 6000 s.f. 5 1200 s.f. 10 (on min. 2000 ft.
(1:3) lot of
129000 s.f.)
R-M 6000 s.f. 6 750 s.f. 15 (on min. 1000 ft.
(1:2) lot of
129750 s.f.)
R-H 6000 s.f. 7 500 s.f. 20 (on min. 700 ft.
(2:1) lot of
139000 s.f.)
3. Add to Section 118-81 D. Off Street Parking.
(3) (F) For each group home, two parking spaces for each (3)
employees, plus one (1) parking space for each four (4) adult
residents, unless residents are prohibited from owning or operat-
ing a personal automobile.
1 Adding the use to R-L also permits it by reference in R-L-P, R-L-M, R-P,
R-M-P, subject to the same limitations as in R-L (unless part of a
P.U.D.).
Group Homes: Background Information and Suggestions for
Zoning Treatment
June 5, 1980.
Page Twelve
neighbor's sidewalks. It is perhaps because of this, that we can
find no evidence that the location of a group home in a neighborhood
has negatively affected property values.
The third concern can be addressed by establishing minimum separation
requirements between group homes. This is the approach taken by many
communities as indicated in the survey of ordinances above, with the
separation requirement ranging from 300 feet to one mile, sometimes
varying by zone.
VI. Recommendations.
In light of the foregoing discussion, the general recommendations of
the staff are as follows.
1. The zoning ordinance definition of group homes should require
them to be licensed or operated by an appropriate governmental .
agency.
2. The zoning ordinance definition of group homes should require
them to •be operated as a single household unit. By the same
token, they should be allowed in all residential zones, but
subject to limitations which will make the size .and scale of the
group home similar to the size and scale of the other residential
uses.permitted in that zone.
3. The zoning ordinance should establish minimum distance separation
requirements between group homes to prevent their overconcentra-
tion in one area. By the same token, they should again be
allowed in all residential zones.
Specific ordinance revisions to implement these recommendations would
be such as the following. These proposed specifics are tentative at
this point. We are still studying the wordings and numbers prior to
making a final recommendation.
1. Add to Section 118-11, Definitions:
- GROUP HOME: A residence operated as a single dwelling
under the supervision of a court, state or local governmental
agency, housing persons for purposes of special care or
rehabilitative treatment due to homelessness, physical condi-
Group Homes: Background Information and Suggestions for
Zoning Treatment
June 5, 1980
Page Eleven
2. That the size, 'scale, and overall appearance of group homes be
consistent with the general character of the neighborhood in
which it is located.
3. That group homes not be overly concentrated in any one neighbor-
hood due to the potentially detrimental effects on both the
neighborhood and on the "normalization" programs of any existing
group homes in that neighborhood.
The first concern of the City relating to qualities of the eventual
residents of the homes is one frequently given voice by neighbors
fearful for their..own well being.. It is best answered by requiring:
.(1). the licensing of homes and/or operators (by state agencies) and
(2) screening (by the operating or licensing agency) of. -residents so
that those who might be disruptive or dangerous are excluded. The
several studies which have been conducted have indicated that commun-
ity fears are not justified by the actual operation of such homes,
and, in fact, fears have generally decreased in direct proportion to
familiarity with., .or proximity to, existing homes. While every
effort should be made by the City and the agencies involved to allay
the fears of neighbors, this is best accomplished by an effort
to educate 'and inform the community about the objectives and inten-
tions of the homes. The outstanding record of group homes across the
country should be emphasized, as should the point that neighborhood
fears elsewhere have been proven to be unfounded in this regard.
Evidence of responsible licensing and screening procedures can do
much to put fears of violence or disorder to rest.*
The second concern, relating to the physical compatibility of a group
home with its neighborhood, can be addressed by establishing reason-
able limitations on the size and scale of group homes which are
geared to the general size and scale limitations of dwelling units
allowed in each zone. Neighborhoods facing the prospect of a group
home often express concern about the maintenance and upkeep of the
facility. While it is difficult for the City to "require" exemplary
maintenance of property by any private owner, the assurance that
group homes must be licensed should meet this concern. It should be
the role of the licensing agency to require proper upkeep by any
licensee. Moreover, the operators of group homes would seen to have
a vested interest in maintaining good rapport with the neighborhood
and developing understanding and support from the neighbors.
The residents of one home in town, for example, shovel the snow from
Group Homes: Background Information and Suggestions for
Zoning Treatment
June 5, 1980 "
Page Ten
nance lends itself more to this approach since there are no provi-
sions in the ordinance for "special permit" uses in any zone in the
City.
V. Conclusions.
The objective of allowing and encouraging full participation of group
home residents in society as "normal persons requires enhancement of
those qualities which characterize- ordinary home situations and
minimization of those qualities which are disruptive or adversely
affect achievement of such situations. Zoning and other City regula-
tions should be used only to insure that the homes are not located or
operated in such a manner that they become nuisance problems them-
selves, not to frustrate the legitimate social welfare objectives
of .other state and local agencies and the community. In fact,
however, the zoning ordinance has operated in such a manner as to
exclude group homes of the type proposed from the areas most desir-
able (in terms of fulfillment of the objectives of rehabilitation and
normalization), and to force them instead into.commercial and high -
density housing areas where those objectives become increasingly
difficult to achieve.*
The responsibility of the City in this case is, we think, to evaluate
realistically the potential problems of specialized group homes in
residential neighborhoods and to enact controls which will minimize
those, problems while aiding the homes in the accomplishment of their
own objectives. In addition, both the agencies operating the
homes and the City may share some interests in the setting of stan-
dards for the operation and maintenance of group homes, including
requiring their dispersion throughout the residential areas of the
City, rather than concentration in one neighborhood or zone.*
The legitimate concerns of the City are:
1. That group homes be run properly and that .persons living in the
homes pose no threat -to the safety or welfare of the community in
general or of nearby residents in particular.
* Starred paragraphs are taken from a 1976 planning staff report to
this Board concerning group homes prepared by Barbara (Oglesby)
Rodman.
city
Denver
Colorado
Springs
Boulder
TABLE: Summary of regulations concerning
group home uses in selected zoning
ordinances.
Definition Regulation
"homes for d.d.": allowed by special permit in all residential
districts, (8 max..cap., 2000' separation req.)
"group homes": allowed by special permit in R-3 (med.)
and R-4 (high) zones (with 800' min. separa-
tion requirement)
"specialized group home": allowed by special permit in all residential
districts (max, cap. 6 youths)
"group home for d.d.":
"human service est.":
"group residence":
"residential
institution":
Lakewood "family":
Lincoln, "group home":
Nebraska
Portland, "residential care
Oregon facility":
San Jose, "residential care
California facility":
allowed as accessory use in all residential
districts (max. cap. 8, h mile separation)
allowed by special permit in all residential
districts
six occupants allowed as "dwelling unit" in
any zone
allowed by special permit in all residential
districts
"any number of individuals living together
as a single housekeeping unit," (allowed in
all zones)
allowed in all residential districts (separa-
tion dist. from ? mi. to 1200 ft., depending
on zone)
allowed by special permit in all districts,
with a city Residential Care Facility Licen-
sing Board.
allowed in all residential districts (up to
6 residents by right, 7 or more by permit)
Group Homes: Background Information and Suggestions for
Zoning Treatment
June 5, 1980
Page Eight
Operated by the Larimer County Mental Health Department, Adult
Services Division, licensed by the State Department of Institu-
tions, Division of Mental Health.
F. Community Corrections Halfway House, 502 W. Laurel.
Correctional group home for adult offenders.
Maximum capacity: 20 adults.
Operated by Larimer County Department of Community
Corrections, licensed by State Department of Institutions,
Division of Corrections.
The map on the preceding page shows the locations of these group
homes. As the map clearly illustrates, existing group homes are
concentrated in the R-H zone. The concentration is due to the
current zoning ordinance treatment of the use as discussed above..
While it is beyond the_. scope of this report to project the need for
additional group homes in Fort Collins, it is clear that as the city.
grows, the number of group homes will also grow. The capacity of the
areas currently zoned R-H toabsorb additonal group homes will soon
be exhausted, particularly considering the competing demand for
office and multiple family uses in the R-H zone.
IV. Zoning Ordinance Survey.
A brief survey of several zoning ordinances that provide specifically
for group homes in all residential zoning districts is summarized in
the table on the following page.
As the table. indicates, some of these ordinances rely on special use
permits to regulate group homes on a case -by -case basis, while others
allow the use subject to regulations specified in the ordinance.
The advantage of the "special permit" approach is that it provides
for neighborhood input. The disadvantage is that neighborhood fear
and misunderstanding may overshadow the hearing process. According
to a survey conducted by ASPO, the experience in many cities is that
the outcome of the hearing process is determined more by the politics
of the case than on consistently applied objective standards. This
is unfortunate since negative public attitudes toward group homes are
often uninformed, as is discussed above and below.
For these reasons, the generally superior approach seems to be to
allow the use subject to specific conditions and limitations as
stated in the ordinance appropriate to each residential zone rather
than subject to a special permit. Moreover, the Fort Collins ordi-
No Text
Group Homes: Background Information and Suggestions for
Zoning Treatment
June 5, 1980
Page Six
additional group homes located in close proximity may diminish
the "normalness" of the neighborhood which is part of the exist-
ing group home's program.
III. Existing group homes in Fort Collins.
The following is, to the best of our knowledge, a complete list of
the existing group homes in Fort Collins, with a brief description of
each.
A. Shelter Care Home, 4432 Poco Drive.
Youth crisis intervention and temporary youth shelter.
Maximum capacity: 10 youths.
Operated by the County Department of Social Services.
B. Larico Home ('% arimer County Residential Treatment Center"),
614 Mathews Street.
Youth correctional group home.
Maximum capacity: 12-14 youths.
Operated by private non-profit foundation, licensed by State
Department of Institutions, Division of Corrections.
C.. Larico Placement Center, 640 W. Prospect Street.
Youth correctional needs assessment and placement facility.
Maximum capacity: 6-8 youths.
Operated and licensed by same as Larico Home above.
D. Remington Street House, 418 Remington Street.
Group home for developmentally disabled adults.
Maximum capacity: 8 adults. _- _- -_--.---- --
Operated privately, licensed by State Department of Institutions,
Division of Developmental Disabilities.
E. Mental Health Halfway House, 214 S. Whitcomb.
Group home for emotionally disturbed adults undergoing treatmeant
at the County Mental Health Center next door.
Maximum capacity: 6 adults.
1
Group Homes: Background Information and Suggestions for
Zoning Treatment
June 5, 1980
Page Five
1. Program standards for the quality of care and treatment
provided residents.
2. Physical and health standards for the adequacy of the struc-
ture and premises.
(Detailed licensing requirements for several types of group homes
are available in the Planning Office.)
The licensing agencies generally monitor licensees with periodic
"spot checks", and most licenses are renewed annually. The
licensing agencies also establish screening requirements with
respect to residents. Among the personality types which are not
considered by licensing agencies to. be appropriate for group
homes are psychotics, sexual deviants, the severely mentally
retarded, or those who have demonstrated a known pattern of
violence.
E. Neighborhood impacts.
Although recognition of the need for group homes is becoming more
widespread, the immediate response of many people in a neighbor-
hood faced with the possibility of a group home is one of fear
and apprehension. This fear is generally expressed by neighbors
who.may be unfamiliar with the nature and intent of group homes
and who are genuinely apprehensive about loss of personal safety
and property values. This is unfortunate since, according to an
analysis of much of the research in this area by the American
Society of Planning Officials (ASPO), "the facts and information
available indicate that this apprehension is unwarranted." A
heavily documented article to this effect is attached to this
report. The proponents of group homes maintain that a properly
run facility will not create any neighborhood impacts, and that
were any such problems to ar-ise,- a --group home's license could
be revoked.
However, an over concentration of group homes in one neighborhood
can be detr mi enTal for two reasons. First from the standpoint of
a neighborhood, while one group home may have no significant
visual or social impact, several inclose proximity may tax the
capacity of the neighborhood to absorb them without any such
effect. Secondly, from the standpoint of an existing group home,
Group Homes: Background Information and Suggestions for
Zoning Treatment
June 5, 1980
Page Four
"Two important concepts are related to dein-
stitutionalization: 'normalization' and 'con-
tinuum of care'. As defined by Bengt...
'the normalization principle means making avail-
able... patterns and conditions of everyday,
life which are as close as possible to the norms
and patterns of the mainstream of society'.
Normalization implies that standards for resi-
dences serving as community -based residential
facilities should be the same as those regular-
ly applied to similar dwellings for ordinary
citizens. In other words, community -based
residential facilities are not institutions,
rather they function as 'home' for their occu-
pants ... The concept of 'continuum of care'
has as its objective enabling persons to move
from ,states of physical, emotional, and/or
financial de endenc to states of self-suffi-
ciency and or se -support."
'In other words, the "ideal" pursued by a group home is to be as
"normal" a household in the community and neighborhood in which
it is located as is possible.
In light of this, group homes can be functionally distinguished
from other residential uses such as boarding and rooming houses
in which occupants maintain separate individual residences or
"housekeeping units", and from temporary unsupervised group
living arrangements such as a group of students occupying a
house. For the sake of clarity, group homes should also be
distinguished from "foster homes" in which one to four persons
are placed by an agency with a family in their own residence.)
D. Licensing requirements and procedures.
Licensing requirements for group homes vary by type, but seem to
be quite extensive for all. The requirements generally fall into
two categories:
1 Our ordinance adequately provides for "family foster homes" as
an accessory use (not to exceed four children in any home.)
However, this provision should be revised to recognize adult
(elderly) foster placements.
Diagram: Categories of Group Homes
Licensed
Health Care
Group
Homes
Drug and
(cap. 5-20
Shelter
Alcohol
Rehabilitation
Developmentally
Disabled'
Emotionally
"'Disabled
Correctional
Rehabilitation
Youth
Fort Collins
None yet
None yet
None yet
Larico Homes (2)
Shelter Care
Home
Adult
None yet in
None yet
Remington St.
Mental Health
Community
Fort Collins
Home
Halfway House
Corrections
Halfway House
,-1;
Note: each of the existing Fort Collins group homes identified above
is described in greater detail on pp. 6 to 8 of this report.
Group Homes: Background Information and Suggestions for
Zoning Treatment
June 5, 1980
Page Two
II. What are "group homes" and how do they work?
A. Description.
The. term "group home" refers to a community -based residence
housing generally from five to twenty persons who live there for
purposes of rehabilitative treatment or special care. Group
homes are operated either by -state or local governmental agencies
themselves, or, as is more often the case, by private indi-
viduals, foundations, religious groups, etc. which are licensed
by appropriate governmental agencies.
As the diagram on the following page indicates, group homes may
be designed to serve any of several very diverse groups of
persons including the homeless or abused child or elderly person,
those recovering from drug or alcohol abuse, the developmentally
disabled, the emotionally, disturbed, and the criminal offender.
_ B. Role of Group Homes..
Group homes have arisen in response to a critical gap in the
health care and correctional systems. Institutionalization is
often inappropriate or detrimental to persons in need of partial
or temporary care or supervision. Group homes can provide a much
less expensive and more effective alternative to institutions for
persons who can benefit from a small, supportive family -like
setting within their own community. More often than not, how-
ever, the potential residents of group homes would be placed or
allowed to remain in the community anyway, but without the
benefit and support of the group home environment which might
prevent future institutionalization.
C. Therapeutic characteristics of the neighborhood group home
setting.
The essential characteristics for a therapeutically effective
group home are (1) that it provide a home or family -like environ-
ment, and (2) that it be reflective of the social environment and
characteristics of the general community. A study of residen-
tial care facilities in the Twin Cities (Minnesota) explains as
follows how these characteristics work:
PLANNING DIVISION M E M O R A N D U M EXT. 655
DATE: June 5, 19801
TO: Planning and Zoning Board
FROM: Paul Deibel, Senior Planner
RE: Group Homes: Background Information and Suggestions for
Zoning Treatment
I. Introduction.
A. Purpose and Contents of Report.
The purpose of this report is to provide information on the
nature and function of "group home" residential care facilities
so that decisions can be made as to how they will be dealt with
in the zoning ordinance and in the community.
The major headings of this report are:
I.
Introduction
P.
1
II.
What are "group homes" and
how do they work?
p.
2
III.
Existing group homes in Fort Collins
p.
6
IV.
Zoning ordinance survey
p.
8
V.
Conclusions
p.10
VI.
Recommendations
p.
12
B. Need for Decision.
The growing utilization of group homes is a relatively recent
trend. For this reason group homes are not specifically address-
ed in the zoning ordinances of many cities, including Fort
Collins. The group homes which currently exist in the city have
been allowed only in the R-H zone under the rubric of "boarding
house." As will be discussed below, however, the intrinsic nature
and external effects of group homes are quite different from
those of boarding houses. Moreover, as the public. benefits of
group home treatment become more evident, their utilization may
be expected to increase. For this reason in particular, it
behooves the City to establish specific regulations which will
direct the location and development of future group homes.
1 Additional staff comments prepared for June 26, 1980 Planning and
Zoning Board meeting are also attached to this report.
Commt y Planning and Environmental rvices
Current Planning
City of Fort Collins
MEMO
To: The Planning and Zoning Board
From: Troy Jones, City Planner
Re: Requested Background Information on Group Homes
December 15, 1999
At the December 10, 1999 worksession meeting, several members of the Board expressed a
desire to have some background information that would help explain some of the reasoning
behind the group home regulations as specified in the Land Use Code, and in particular more
information about:
Question 1) How the maximum number of 20 group home residents in a single facility
was established, and
Question 2) What was the reason for the separation requirements between group
homes?
The concept of group homes was first introduced into the Zoning Ordinance by Ordinance 13,
1981 on February 17, 1981. Before the ordinance was presented to city council, it was presented
to the Planning and Zoning Board on June 26, 1980 for the purpose of establishing a
recommendation to forward on to council.
The staff report for this June 26, 1980 Planning and Zoning Board Hearing provides quite a bit of
background about group homes, and perhaps provides the answers to the questions asked by
the Board in last Friday's worksession. The staff report addresses the issues in the following
manner:
Answer 1) No specific discussion was provided as to why 20 is specifically the maximum
number, however background information was provided that supported the notion that
group homes be "operated as a single household unit," and, "subject to limitations which
will make the size and scale of the group home similar to the size and scale of the other
residential uses permitted in that zone."
Answer 2) The staff report specifically addresses the reasons for the separation
requirements between group homes when it states, "an over concentration of group
homes in one neighborhood can be detrimental for two reasons. First from the standpoint
of a neighborhood, while one group home may have no significant visual or social impact,
several in close proximity may tax the capacity of the neighborhood to absorb them
without any such effect. Secondly, from the standpoint of an existing group home,
additional group homes located in close proximity may diminish the "normalness" of the
neighborhood which is part of the existing group home's program.
There is so much background information provided in the staff report for the June 26, 1980 P&Z
hearing, and the minutes of that hearing that it will most likely be useful in helping you to make an
informed decision about group homes. I've decided to it was important enough to warrant a
special delivery of addition packet materials.
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
9E i
No Text
No Text
December 4, 1999
Jeanne C. Bolton
POB 497
Berthoud, Co. 80513
Mr. Troy Jones
City of Fort Collins
POB 580
Ft. Collins, Co. 80522
Mr. Jones,
I own property in two separate locations in the area of the proposed Jacob
Center at 703 Peterson. I strongly oppose the creation of another
"group home". It is not in the best interest of any of the neighbors or the
children who would be doubled up in a single residence. Eight troubled
children under one roof should be illegal, since it apparently is not, I hope
the City will respect the neighbors rights to retain their neighborhood and
deny this request for the Jacob Center.
Thank you for this opportunity is comment.
J /G
anneon
Property owned at 505 E. Locust and 605 E. Myrtle
No Text
City of Fort Collins
Comm Ay Planning and Environmenta 2rvices
C rrent Planning
Ngtl7ember 30, 199g
Dear Resident:
The Plannin o Collins, Colorado, on Thursda , December
Y
16, 1999; p.m in the Council Cham— _Hall West, 300 LaPorte Avenue, will hold
a earing on a proposed project in your nei \. The proposed project is commonly
n as the Jacob Center, 703 Peterson, #39-99.
lihis is a request to reduce the minimum separation requirements between group homes in the
M Zoning District from 1,000 feet to 570 feet. The buildin at 703 Peterson is a single-family
ce that is currently used as a family -type facilit use 4 foster children. The applicant
woul i ermi ildren in the house to 8. In order for
more than 4 foster cfiiTdrerrto-be-aitowed-to reside in the building, the applicant must change the
use of the building to a group home. There is an existing group home roughly 570 feet away at
614 Matthews Street. Section 3.8.6(A) of the LUC requires a minimum separation between
group homes in the NCM Zoning District of 1,000 feet. If the modification is granted, the
applicant will then proceed with an application to change the use of the property from single
family residence to group home.
Both the Planning and Zoning Board and the City Planning Staff consider your interest and input
in this matter, as well as your neighbor's input, an extremely important part of the City's review of
this proposal. If you are unable to attend the public hearing, but would like to provide input,
written comments are welcome.
The list of affected property owners for this public meeting is derived from official records of the
Larimer County Assessor. Because of the lag time between occupancy and record keeping, or
because of rental situations, a few affected property owners may have been missed. Please feel
free to notify your neighbor of this pending meeting so all neighbors may have the opportunity to
attend.
Please Note: Due to the number of projects being reviewed by the Board, there is no guarantee
this item will be heard on the date advertised. For the benefit of those attending the meeting, the
Bo�d typically sets their schedule at the beginning of the meeting.
Sincerely
1
T J nes
Cit nner
'Please note that if the Thursday, December 16`" meeting runs past 11:00 p.m., the
remaining items may be continued to Thursday, January 20, 2000 at 6:30 p.m. in the
Council Chambers, City Hall West.
"The City of Fort Collins will make reasonable accommodations for access to City
services, programs, and activities and will make special communication arrangements for
persons with disabilities. Please call 970.221.6750 for assistance.
1 , ;
DEL 1 5 1999 �D
FAX
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 (9M-4
12/14/1999
1805 Rainbow Dr.
Fort Collins, CO 80524
Re: Jacob Center, 703 Peterson, #39-99
Planning and Zoning Board
City Planning Staff
City of Fort Collins
To Whom It May Concern:
I wish to express my concerns regarding the change of use to a group home for 703
Peterson. The neighborhood meeting, which I attended several months ago, was
overwhelmingly opposed to the change. There were many good points to consider.
• There is already a group home within 570 feet.
• Centennial High School is across the street with many kids already "hanging out".
• There is several City controlled low income housing units in the area with
"problems" according to neighborhood residents.
• Long-term residents have felt perceived or real increases in vandalism and theft.
• My duplex at 321-23 E. Laurel has had "unexplained" damage and the residents
have had their car broken into within the last year.
• The neighborhood already has a high number of temporary residents who do not
have a long-term view of the area.
• The foster children to be housed at 703 Peterson St. are closely supervised while
on the premises but there is no control once they leave which can be at any time,
as I understand. (based on the applicant)
Please consider these issues when making your recommendations
Respectfully,
All_.e F 7zC
Paige E. Lunberry, Owner/Manager
Office: (970) 482-7991
royJones--Jacob Center#39-99 Page11
From: "Will Smith & Susan Hammerton" <wsmith@frii.com>
To: FC8.CPES(TJONES)
Date: Sat, Dec 11, 1999 7:57 AM
Subject: Jacob Center #39-99
Mr. Jones.
As an affected neighbors, we have no problems with the proposal. We know
one of the youths currently living there or the other group home.
Register two unopposed and moreover, supportive. The only condition is
making sure that resident know whom to contact should issues arise. Being
able to directly contact the owner/operator/manager is far more effective in
dealing with neighborhood issues should there be one.
Finally, please correct my mailing address in the database. The letter was
forwarded from 2930 Middlesborough Court. The address should be 527 East
Laurel Street.
Thanks.
Will Smith & N Susan Hammerton
527 East Laurel Street
Fort Collins, CO 80524-3151
970.498.9140
wsmith@frii.com
12/14/1999 17:51 9704828713 JACOB CENTER PAGE 04
Jacob Family Services
Licensed Child Placement Agency
December 14, 1999
Troy W. Jones
City Planner
Jam Cent" North 281 North College Avenue
633 Rem7ngton Sweet P.O. Box 580
Fort Collins, Co
80524 Fort Collins Colorado 80522-0580
8os2
(970) 484-e427
Fa 4824713 RE: Response to Neighborhood meeting held on October 18, 1999 regarding 703 Peterson
Project -
)mob Center East Dear Troy:
1116 9th street
creek", Co 80631 I wanted to write you in response to the neighborhood meeting regarding the 703 Peterson
(970) 3SZ-2452
Fa:: 3524428 Project. In summary, I heard that they neighbors are concerned about this project because it
may increase crime, decrease their property value, increase pressure of young adults in the
neighborhood, increase the frequency of similar problems that they experience with Turning
Point and might possible change the quality of living that they are accustom to. My response
jamb Center Longmont to the neighbors feedback is that I value what they have to say and believe that they will not
380 Main stred R221 be able to tell the difference between our group home and any other home that is in the
tonvnom, co 60501
(303) 77&9837 neighborhood. Their concerns regarding our project need to be taken seriously but seem to
Fa., 774.9837 by based in myth and not fact regarding our youth. We have been running a foster home at
this address for the past two and a half years serving the same type of youth that we plan on
continuing to serve and I have never heard any complaints from the neighbors. I would like
to run a group home at this address and believe that I can address all of the neighbors
concerns by running an excellent program so the neighbors do not notice that we are there.
Thank you for the consideration on this project.
el A. Painter
ogram Director
12/14/1999 17:51 9704828713 JACOB CENTER PAGE 03
page 2
703 Peterson
point that she never "leaves the job" to go home. Her home is the job.
4. Question - Wbat ifi tile comparison between the Jacob Center 703 Peterson Rro@ect
and Tumnin¢ Point 614 Mathews and what is the Me of kid each will serve? The
comparison is as follows:
A. Turning Point is a Residential Treatment Center (RTC) that can serve up to 20
youth at a time and has a Day Treatment Program that can serve another 24. This is
a total number 44 youth at one address. The Jacob Center is a Child Placement
Agency (CPA). We have no more then 4 youth in one place at a time. We do not
have a group home in Fort Collins at this time. Turning Point is viewed as Treatment
and Placement at the 614 Mathews address where we are just Placement at the 703
Peterson address.
B_ A considerable amount of the 44 youth at Turning Point receive school and
therapeutic services at the same place. Jacob Center youth are dispersed throughout
the community and receive their schooling at public schools and therapeutic services
throughout the community.
C. Most of the youth at Turning Point have more extensive criminal back grounds
where they may have spent time in a detention center and are utilizing Turning Point
as part of their parole plan. They usually do not have a high level of control over their
behavior and therefor live and go to school in the Turning Point facility. Jacob Center
youth at the 703 Peterson project usually are at the front end of their criminal
experience. They have to have a level of control over their behavior to be able to
function in public schools and in the community. The Jacob Center youth are usually
runaways and are in conflict with their families rather then engaging in criminal
activity. This is generalized and there is always exceptions to both Centers.
D. The similarities between Turning Point and Jacob Center is that both serve youth
that are in need of guidance and help. Both Centers serve male and female youth.
Both Centers serve youth between the ages of 12 and 18.
Hopefully this information is helpful in starting to answer the questions that the Board has
regarding this project. I look forward to the meeting on 12/16/99 to further answer questions
regarding our propos roject.
?-eID.ainter
Program Director
12/14/1999 17:51 9704828713 JACOB CENTER PAGE 02
Jacob Family Services
Licensed child Placement Agency
December 14, 1999
Troy W. Jones
City Planner
Jacob ce"tn North 281 North College Avenue
633 ttemiogton street P.O. Box 580
Fort Collins, c Fort Collins, Colorado 80521-0580
80324
(970) 484.507
FM 482-8713 RE: Response to questions asked on 12/10/99 by the City Planning and Zoning Board
regarding 703 Peterson project.
Jacob Center Fall Dear Troy:
1116 9th Street
Grader, Co 60631 I wanted to address some of the questions asked at the 12/10/99 meeting of the City Planning
(970) 352-2832
Fax: 332a425 and Zoning Board. The questions and responses are as follows:
1, Questilaced at 703 Peterson 1!oing to be 6 or 8? Our
plan is to license this home for 8 young adults based on square foot requirements that the.
Wob center Longmont State sets for us- Based on information on referrals over the past two years we believe that`
no Main street #221 the average number of young adults at 703 Peterson will be about 6. There are seasonal
tongmoot, CO 60501
(303) 774-9637 changes in the number of youth that will be in placement. Low times are during summer,
Fax- 7744837 before Christmas and before spring. fIigh times are when school starts, during Christmas and
at the start of spring when it warms up.
2. Questions - Definition of a Foster Parent? The "traditional" definition of a foster parent
is a two parent family that takes in a foster child from Social Service and raises them to
adulthood. The foster parents are not paid but reimbursed a minor amount of money by the
State. There are not that many "traditional" foster parents around anymore. The Jacob Center
is a non-profit agency that licenses and manages foster homes and contracts with the State.
Our foster parent that lives at 703 Peterson is Kelly Hixson. Kelly has been a foster parent
for the Jacob Center for over 11 years. She was living in Wellington, working full time and
raising 2 foster children. She had a desire to work with 4 foster children but did not have the
financial means to get a larger home to accommodate 4 foster children. Because of,her
excellent skill in working with children and her desire to make it a full time project the_ka1ob"
Center secured a lease in a larger home with Osprey Investments, LLC to allow Kelly to vvO&
with 4 children rather then 2. 13ecause she has done an excellent job, and the home she is
living in meets the requirements to house more children, she has requested a group home
license rather then a foster home license. Although this is called a "group home" it will
function as a large foster home.
3. Ouestion - What is the comparison between a foster parent and an employee? A foster
parent usually rents or owns their home that they raise their family in. They usually have
outside employment that pays for the bills that foster children create. Kelly's relationi;bip with
the Jacob Center is a special relationship where she doe$ not have outside work so she can
focus all of her attention on the children that she is raising. The Jacob Center>.compensates
her for her time in exchange for her dedicating all of her time to work with Jacob.,Center
children. Because of the compensation the relationship more closely resembles employment
rather then a "traditional" foster parent. Kelly's position in not like employment from the '
Commi ty Planning and Environmental rvices
Current Planning
City of Fort Collins
MEMO
To: The Planning and Zoning Board
From: Troy Jones, City Planner
December 15, 1999
Re: Additional Information Regarding the Jacob Center Modification Request (703
Peterson St.)
Because I, will not be at the 12/16 P&Z Hearing, and because I will be delivering the Board
additional packet materials anyway, I have found it appropriate to include some additional
information that I have received regarding the Jacob Center modification request. Please note
the following attached items:
1) A letter from the applicant providing responses to the questions Board members had at the
12/10 worksession.
2) A letter from the applicant addressing the concerns brought up by the neighbors at the
neighborhood meeting. (note: the minutes of the neighborhood meeting were provided in the
packet last week)
3) A print out of an e-mail that I received on 12/11 from a neighbor in support of the proposed
group home.
4) A copy of a letter that I received on 12/13 from a neighbor in opposition to the proposed
group home.
5) A copy of a hand written note that I received on 12/15 from a neighbor in opposition to the
proposed group home.
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
a.
i
ti`r
��
No Text
Jacob Family Services Modification of Standards, File # 36-99
December 16, 1999 P & Z Meeting
Page 7
• there is currently a lot of vandalism in the neighborhood, the neighbors feel that the
proposed group home would further contribute to this problem,
• the close proximity of this facility to Centennial High School and the Turning Point
facility may create a situation where the kids from this facility are exposed to other
youth who may be a bad influence on them.
When the neighbors asked how the neighborhood meeting will be used in the decision
making process, city staff informed them that the Planning and Zoning Board is limited to
the modification review criteria in the Land Use Code when making the decision of whether
or not to grant the modification. They were informed that one of those criterion is that the
Planning and Zoning Board must determine that the proposed modification request is not
detrimental to the public good, and that the Board members may choose to base that
determination in part on the discussion that takes place at the neighborhood meeting.
5. FINDINGS OF FACT/CONCLUSION:
A. 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.
B. Granting the requested modification would neither be detrimental to the public
good nor impair the intent and purposes of this Land Use Code.
C. 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
an important community need specifically and expressly defined and described
in adopted policy, namely residential and treatment facilities for individuals
threatened with homelessness. Specifically this need is identified in policy HSG-
1.5 of the city's Comprehensive Plan, and in the section titled "Needs of
Homeless and Persons Threatened with Homelessness" of the City of Fort
Collins Consolidated Plan.
6. RECOMMENDATION:
A. Staff recommends approval of the modification request to Section 3.8.6(A) of the
LUC for the Modification of Standards, The Jacob Center, 703 Peterson Street,
File # 36-99.
Jacob Family Services Modification of Standards, File # 36-99
December 16, 1999 P & Z Meeting
Page 6
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 need that is specifically and expressly defined and expressly
described in the city's Comprehensive Plan, adopted policy, ordinance or
resolution.
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
proposed group home at 703 Peterson would help to meet the needs of the special
population of youth that are in conflict with their parents or depressed and are
threatened with homelessness as a result of these 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
proposed group home at 703 Peterson would provide a residential service to
troubled youth who might otherwise be run-aways or homeless.
• The Consolidated Plan's section titled "Facilities & Services for Homeless and
Persons Threatened with Homeless" (page 17) lists Youth S.A.F.E. as another
agency providing similar services as Jacob Family Services does, and lists the
facility as constantly operating at capacity. The city has a greater demand for
this service than supply. Granting this modification request will address the
important community need of increasing the supply of this type of service.
5. NEIGHBORHOOD MEETING:
A neighborhood meeting was held on October 18, 1999. In general, the neighbors were
concerned about the following issues:
• they feel that there is already a saturation of young adults with social and/or
behavioral problems in this neighborhood (Centennial High School and the existing
Turning Point facility), and the addition of 2 to 4 more potentially troubled youth
would further contribute to an already existing problem,
Jacob Family Services Modification of Standards, File # 36-99
December 16, 1999 P & Z Meeting
Page 5
Service "does not have enough resources to meet the community's need to serve young
adults that are struggling," and has provided a letter from the Larimer County Social
Service supporting this proposed facility.
The applicant suggests that "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 small group home, because there are not enough foster
homes in Fort Collins to meet the needs of the youth, and this facility would help solve the
problem.
The applicant suggests that "appendix A of the 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,' and it is also
stated in the section 'Needs of homeless and persons threatened with homelessness' that
there is a need for additional assistance. This facility would provide additional assistance.
4. 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 foster care of up to 8 young adults within 570
feet of a 20-bed residential treatment facility for young adults would not be detrimental to
the public good, because the proposed group home is an entirely different character and
impact to the surrounding neighborhood. Staff also feels that the public good of the entire
City of Fort Collins is being enhanced in the proposed facility by increasing the possible
number of local placements of foster children needing transitional residential 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:
(C) fostering safe, efficient and economic use of the land, the city's transportation
infrastructure, and other public facilities and services,
(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.
Staff feels that because the proposed group home will have a user group that will utilize
alternative modes of transportation, and because Jacob Family Services chose to locate
the facility in an existing established neighborhood which is near many retail destinations,
the proposed modification request satisfies the intent and purposes of the Land Use Code.
Jacob Family Services Modification of Standards, File # 36-99
December 16, 1999 P & Z Meeting
Page 4
placed at 703 Peterson are usually young adults that are in conflict with their parents or
are depressed and are threatened with homelessness as a result of these problems. Their
profiles are usually not of criminals that commit crimes against their neighbors. Their
profile needs to be of character to fit into a 'family' system and not a 'treatment center'.
Young adults that are highly unstable are not allowed at this residence and are referred to
more secure settings."
The applicant suggests that the modification is not detrimental to the public good.
The applicant points out that the foster parent system of supervision is a highly effective
method to "monitor and supervise these young adults in a professional manner so that the
public good is not negatively impacted." An example used by the applicant to support this
claim is that the home "has been serving 4 young adults at 703 Peterson since July 6,
1997 and there have been no police contact of any young adults that lived at 703 Peterson
for property damage to neighboring houses."
The applicant also suggests that the project would not be detrimental to the public good
because, "We are only asking that the number of young adults increase two to four from
what is currently being served. This number is not large enough to substantiate a
measurable negative impact to the community and the neighborhood."
Another point the applicant suggests would support the notion that the project would not be
detrimental to the public good is that "the foster parent that supervises the young adults
lives at the home 24 hours a day as her primary residence and sets the expectations with
the young adults as family expectations and not treatment expectations. The young adults
residing in the home have chores they must complete, family activities they participate in,
curfews, and behavioral expectations to meet just as any other family would have. This
group home resembles a family setting, not a treatment facility and therefore we are asking
for something that does not already exist within 1000 feet."
The applicant suggests that the modification is consistent with the intent and
purpose of the LUC. The applicant explains, "young adults that are living at 703 Peterson
will be efficiently and economically utilizing the transportation infrastructure and other
facilities and services because they will be centrally located to downtown and access the
bus from this location.... Young adults that will reside at 703 Peterson will be able to walk
to Centennial High School or Lesher Junior High, they will be able to walk to the [Jacob
Family Services] office which is 3 blocks away for appointments and they will be able to
ride the bus to other appointments. If they are unable to walk or ride the bus they will be
transported by the foster parent in a car pool manner which utilizes only on automobile for
all young adults living at 703 Peterson."
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 city's Comprehensive Plan,
adopted policy, ordinance or resolution. The applicant points out that county Social
Jacob Family Services Modification of Standards, File # 36-99
December 16, 1999 P & Z Meeting
Page 3
LMN, NCM,
6
750
15
1,000
RDR
NCB, D, CN,
6
500
20
700
CCN, MMN,
NC, CC, CL,
CCR
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."
3. APPLICANT'S REQUEST
The applicant specifically requests the Planning and Zoning Board to reduce the required
group home separation requirement for the property at 703 Peterson Street (zoned NCM)
to be 570 feet, rather than the minimum of 1000 feet that is specified in the LUC.
The applicant suggests that the existing Turning Point group home is clearly a different
type of group home with an entirely different impact on the neighborhood than the group
home being proposed by the applicant at 703 Peterson. The applicant explains the
proposed group home "will function like a family in a small group home setting," and goes
on to explain that the existing Turning Point facility uses a medical model of treatment
"where you have rotating 'staff rather than permanent 'foster parents' living with the young
adults." The applicant goes on the explain, "Turning Point has 20 young adults living on
the property 24 hours a day seven days a week, and another 24 that attend day treatment
at this same property 5 days a week totaling 44 young adults at one property. We are
looking at increasing the number of young adults we serve from 4 to 8, averaging around 6
at any one time. The population they serve is also very different. Turning Point serves
young adults that are coming out of lock facilities," but the "profile of young adults that are
Jacob Family Services Modification of Standards, File # 36-99
December 16, 1999 P & Z Meeting
Page 2
COMMENTS
1. BACKGROUND
The zoning and land uses that surround the site are as follows:
N: NCM; East Laurel Street, Centennial High School, existing single family &
multifamily residential neighborhood,
S: NCM; existing single family and multifamily residential neighborhood,
W: NCM; existing single family and multifamily residential neighborhood,
E: NCM; Peterson Street, existing single family and multifamily residential
neighborhood,
This property is part of block 147 of the original plat of the City of Fort Collins established
in January of 1873.
Turning Point (formerly known as Larico) has a boys residential treatment group home for
20 boys roughly 570 feet to the north and west of this property.
The proposed modification request will have no impact on traffic or parking because the
added users will be using alternative modes of transportation.
2. MODIFICATION REQUEST
(1) Division 2.8 MODIFICATION OF STANDARDS
This request is for a modification to Land Use Code Section 3.8.6(A) of the LUC which
specifies lot areas, separation requirements, and allowable number of residents as follows:
Group homes shall conform to the lot area and separation requirements specified in the
following table:
Zone
Maximum
Additional lot
Maximum
Minimum
number of
area for each
permissible
separation
residents
additional
residents,
requirements
excluding
resident
excluding
between any
supervisors, for
(square feet)
supervisors
other group
minimum lot
home (feet)
size
UE
3
2,000
8
1,500
RL, NCL, HC,
3
1,500
8
1,500
E, RF
ITEM NO. 8
a s MEETING DATE 12/16/99
'
STAFF Y Tro Jones
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: MODIFICATION OF STANDARD, THE JACOB CENTER, 703
PETERSON STREET- File #36-99
[Type 2, Planning and Zoning Board Review]
OWNER/ Joel Painter
APPLICANT: Jacob Family Services
633 Remington Street
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a request to reduce the minimum separation requirements between group homes in
the NCM Zoning District from 1,000 feet to 570 feet. The building at 703 Peterson is a
single-family residence that is currently used as a family -type facility to house 4 foster
children. The applicant would like to increase the permitted number of foster children in
the house to 8. In order for more than 4 foster children to be allowed to reside in the
building, the applicant must change the use of the building to a group home. There is an
existing group home (for the special care and rehabilitation of young adults due to social,
behavioral and/or disciplinary problems) roughly 570 feet away at 614 Matthews Street.
Section 3.8.6(A) of the LUC requires a minimum separation between group homes in the
NCM Zoning District of 1,000 feet. If the modification is granted, the applicant will then
proceed with an application to change the use of the property from single family residence
to group home.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This is a request for a modification of Land Use Code Section 3.8.6 Group Home
Regulations, specifically the table in section 3.8.6(A) where it specifies that group homes
in the NCM zone must be separated a minimum of 1000 feet from any other group home.
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 an important
community need specifically and expressly defined and described in adopted policy,
namely residential and treatment facilities for individuals threatened with homelessness.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT