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HomeMy WebLinkAboutYORKTOWN CORNER - GROUP HOME REVIEW - 10-97 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSIssues: ❑ The impact of the additional traffic generated by the Yorktown Cornergroup home. ❑ The maintenance of the property. ❑ That this is essentially a profit -generating business in a single-family neighborhood. ❑ That background checks should be required for the staff members as well as residents. ❑ The impact of a group home on surrounding property values. - ❑ That approval of this property as a group home for elderly residents deems approval for all types of group homes should the applicants/owners decide to quit in a few years. City of Fort Collins Yorktown Corner Board -and -Care Group Home #10 97 City of Fort Collins Yorktown 1933 Yorktown Court, Fort Collins, CO. 80526 Corner Bonnie Walker Marie Mohn Patty Nekonchuk April 28, 1997 RE: Yorktown Corner 1933 Yorktown Court . Ft. Collins, CO It is our intention to dedicate 30% of the beds in our facility for Medicaid clients. Yorktown Corner Marie Mohn In estimating our trip generation, we have tried to imagine the worst case scenario and have included all possible trips related to the facility happening in one day. We have estimated this maximum amount of trips for one day as follows: 7:00 - 8c00 One employee will arrive at the facility, (2 trips) the other employee will leave 9:00 - 4:00 (2 trips) Estimating one resident trip (shopping, appt., visitor) (-2 trips) Any type of delivery, (2 trips) Relief worker for lunch time (2 trips) If employee leaves facility,for lunch 5:00 - 6:00 Employee/live-in caretaker returns (1'trip) 6:00 - 7:00 Owner. comes to the.facility (2 trips) 7:00 Employee leaves work- (1 trip) This estimate accounts for fourteen trips and the average 2.car family,.. which all of .the other houses on the cul-de-sac are at least two car families, makes an :average of 9.55 trips per day.,"Most of our trips will be at non -peak hours -and'since this fourteen trips represents our worst case scenario; we should not be grossly affecting the traffic flow in the.neighborhood. We hope this information answers your questions and addresses your concerns. Please feel free to contact me at (970) 352-0425 if you have any additional questions:. Thank you . sincerely, " YORK WN CORNER CcMarieoh Yorktown Corner 1933, Yorktown Court, Fort Collins; . CO. 8826. Bonnie Walker Marie Mohn Patty Nekonchuk April 25, 1997 Mr. Fred Jones Transportation Department Ft. Collins, CO RE: Yorktown Corner 1933 Yorktown Court Ft. Collins, CO We are proposing a senior personal care and boarding home at the above referenced property. .We will have-7 senior residents and one caretaker living on the premises.. We will have 2 fulltime employees, including the live -in caretaker, with only one employee,working at a time.,Our employees will,be using the north -parking spot in the drive -way, leaving the. .south -parking area for pick up and delivery of residents,.etc. This will allow access to the handicap ramp located in the breezeway of the property. One of the main concerns of the neighborhood was the possibility ofincreased traffic on the cul=de=sac. We have assured the'.neighbors..that in order to minimize,the increased traffic on the cul-de-sac of .Yorktown Court, we will' ask visitors to park on.Yorktown Avenue and enter the facility through the side door in the breezeway: located next to the driveway. While we understand•-., some people will,still drive up to the entrance'on Yorktown Court, we should have an effect on more than three fourths of the traffic flow into this. facility. We have also received permission from the Unitarian Church to use their parking lot if we.have an excessive amount of visitors,, a large activity, or just need additional. parking. We are not considering the parking lot at the church for employee parking, but only as an overflow parking area to minimize congestion'on Yorktown Court.,The.neighbors were.concerned.that we would•not.be able to enforce using the parking lot at the Unitarian Church, however, we have to set rules for our establishment and we are willing to include in the rules the right to request visitors to park at'the church, if," we,determine the street is too congested.' We are also willing to participate in any communal service the other residents have already consolidated to minimize traffic flow,i.e. trash service; etc. We will use only one supplier, for each.type.of service needed at the residence to minimize the number of deliveries to the facility. . Foothills Unitarian Church 1815 Yorktown Avenue Fort Collins, CO 80526 Phone: (970) 493-5906 April 30, 1997 Yorktown Corner Attn: Patty Nekonchuk 1933 Yorktown Court Fort Collins, CO 80526 To Whom It May Concern: We agree to allow use of our parking lot by the Yorktown Corner facility for additional parking for their establishment, if needed. We are willing to work out an arrangement for reimbursement in kind for parking lot use. We hope your venture is a successful one! On behalf of the Building Use Committee, Shirley Wilson Office Manager MEMORANDUM DATE: March 11, 1997 TO: Distribution List FROM: Dickson Robin, City Planner THRU: Joe Frank, Director, Advance Planning RE: Priority Development Processing for Qualified Affordable Housing Projects ISSUE: Approved Application for Priority Development Processing - Tri-Care Corporation, Yorktown Court Senior Citizen Group Home BRIEF DESCRIPTION OF ISSUE: Staff has approved an application from Tri-Care Corporation regarding a proposal to convert an existing dwelling located at 1933 Yorktown Court into a board and care facility for senior citizens. This facility would accommodate up to 7 residents and has dedicated a minimum of 30% of available beds for senior citizens that are recipients of Medicaid. 'ase facilitate priority processing for this project. Tri-Care Corporation has indicated that they will be submitting a ielopment application to the City in March, 1997. Note that this project, as a qualified affordable housing project, is also eligible for a waiver of plan submission fees. If you have any questions regarding this project, please call me at (970)221-6342. and Environmental Services Current Planning 4 March 1997 Dear Resident; On Thursday, March 13, 1997. from 7:00 to 9;00 PM at the Unitarian Church 1815 Yorktown Avenue, the City of Fort Collins Planning Department will con- duct a neighborhood information meeting to discuss a development proposal in your neighborhood. The potential developer is proposing a group home project at 1933 Yorktown. The group home will provide personal board and care with four (4) bedrooms for up to eight (8) individuals on a 12, 480 square foot lot. It is proposed to be staffed on a 24-flour basis, with no more than two employees at a time. No formal development review request has been made to the City at this time and no decisions will result from this meeting. A representative of the City Plan- ning Department will be present to respond to questions about City policies and regulations and to take minutes of the meeting. The list of affected property owners for this public information meeting is derived from official records of the Larimer County Assessor;' Because of the time lag between home 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 that all neighbors may have the op- portunity to attend. ff you are unable to attend this meetings, written comments are welcome. If you have any questions regarding this matter, please call our office at 221- 6750. 1° 0 Best regards, � �•r. ��, .. l����. Iq Leanne A. Lawrie 4 City Planner The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communi- cation arrangements for persons with disabilities. Please call 221-6750 for assistance. a�- 281 North Colley Avenue - PO. Boat 580 - Fort Collins, CO 8W;:Z-0980 - (970) 2221-67,90 £"d 6ZLO VLe 6L9 'd2d03 31Id3H.LV3M WM:W WV90:0t L66L—LZ—£ I¢1t�t Leamp, Lauvi r✓ af,3 MAR 2 0 1997 March 14, 1997 Vivian earnings 1504 W. Prospect Fort Collins, CO 80526 City of Port Collins Planning & 7onning Board 281 North, College Ave. P.O. Box. 580 Fort Collins, CO 80522-6580 Gentlemen: i write this letter in response to your letter of Match 4, 1997, regarding the meeting to consider the proposed group home for up to eight individuals at 1933 Yorktown, in Ft. Collins. This proposed home is within three lots of my single-family house on Yorktown Avenue:. The key words here are: single -fancily house, as this is the character of the neighborhood in question. Be advised that I am in complete opposition to the introduction of this type of residence into this neighborhood, for the simple reason that it does not belong there. No type of personal board and care facility belongs in the subject neighborhood, save the intended, traditional, single-family dwelling, occupied by a family unit. The City of Fort Collins has made it crystal clear through its past behavior that it cannot be trusted where the will of the citizens is concerned. As a property -owning, tax -paying, citizen, I am aware'enough to know that I would never be privy to any behind -the -scene arrangements which might occur between The City and any developer. That this level of distrust exists at all is purely the responsibility of city government. l firmly believe that formal approval of the subject care facility will open the door for other quasi -residential facilities for terminally ill patients, drug rehabilitation residences, and perhaps work furlough residences for convicted criminals. Whether the proposed project itself, or any of the other potential versions cited, this is a wholly inappropriate development to he located in the neighborhood in question. It will do nothing to enhance the value of the real estate in that neighborhood, and will probably lead to its devaluation and deterioration. No doubt the developer claims there will be no negative effects in this regard, but that cannot be proven. It is interesting that the approach here is to house and care for the elderly. Opposition to such a concept gives the project supporters the chance to characterize opponents as mean, uncaring and cruel. As a Registered Nurse who has made a career of caring, compassion and professionalism for those of all ages, I have no fear of any such claims. Sincerely, Viyiam,-) 'Oav',' D Z'd 6ZLO VL8 6l9 'dHOO 31Id3H.LV3M Ma=l WVSO:01 L66l-1Z-E I Of Fa.Gs i.m i 16 Git of �t,GalL+ns T© : ca m�anccriit Pki►� �f EAVarasww Ce-S Fro m = ViviavL I James Nlessa9�- ;UMohN C�rr�vp Fax Fax *W .•[9-70)124- 42,12 Dated: 3 --20g? Horne. S i 9 L 'd 6ZL0 VLS 6l9 '&-100 3lId3HIV3M HOa3 HVVO'Ol L66l-lZ-£ Tri-Care Corporation, doing business as Yorktown Corner is a local business, owned by three lifetime friends, who saw a need in the community to provide quality senior care. Patty Nekonchuk is a physical therapist, who has lived in Fort Collins for twenty years. She is an independent'business owner, as well as.a wife and mother. She is locally involved in her church,,.school, PTO, Boy Scouts and a board member of the, 'Arthritis Foundation. Bonnie Walker.is a hairstylist, who also owns a local business. -She has been a member of the Fort Collins community for over twenty years.with extensive family.and community ties. She recently moved her elderly mother to our community, which brought' to our attention the vast need for additional quality senior care. Marie Mohn is the business manager of a health care practice. She.also has been a member of the'Fort Collins community for over twenty years and lives just a few blocks from Yorktown Corner. She has extensive family ties with the community and a vested interest in seeing the quality of the neighborhood maintained. BUSINESS PLAN: PERSONAL BOARD AND CARE HOME PROPERTY: 1933 Yorktown Court Ft. Collins, CO Property Characteristics: Brick, ranch with cedar shake roof Four bedrooms, 2 baths Three egress.doors, front, back and sliding glass doors off of master bedroom Fireplace in living room with woodstove insert Woodstove in family room Gas forced air and hotwater located in partial basement Solar heating system Handicap ramp in breezeway Halls 42" wide with railing down the length All doors 36" wide Master bedroom has numerous 110 outlets, some double All bathrooms handicap accessible Carpeted throughout with residential carpet Square footage: House: First floor 2079 Basement 800 Lot: RESIDENTS: We anticipate our residents will consist of ambulatory, seniors, not to exceed eight in number or the highest number the property will allow according to lot size. No more than two residents to a bedroom. This will not be a secured facility, all residents will have the right to come and go EMPLOYEES: Twenty four hour attendance, with not more than two employees scheduled at any one time. PARKING: Double car garage with off-street driveway vehicle capacity of four vehicles. Property located on the corner of a cul- de-sac with street parking on Yorktown Drive as well as Yorktown Ct. NEIGHBORHOG. , INFORMATION MEETING PROJECT NAME 10P.k'-4-C-)V3K1 DATE ij Ilj LOCATION Lt.Lgt F"—j co" wa, Please fill in the following information. bid you receive written Notification of this meeting? Current Address Would you like copies of minutes from tonight's meeting? Name Address Zip l- 1 1 c 1 17 % �- �5c `r r5 1�12� iDft 5 � .r � 58. Will there be smoking in the house? A. There will be no smoking or alcohol on the premises. 59. Where will the residents eat? A. They will eat in the room labeled as the living room on the plan. City Response: The City sets the boundaries for who is to receive a letter. You will receive another letter if you received the first letter, notifying you of the Planning and Zoning Board meeting. 48. (APPLICANT) If we do get in, feel free to come visit and take a tour. City Response: I will do the research and get a letter out to all of you to let you know the results accompanying the minutes from tonight's meeting. 49. 1 don't live in the cul de sac. I have 4 cars, the people next door have 5. 1 can see the concern here, but I feel these people are really willing to work with us. 50. 1 think it's great that the church is helping out so much. 51. 1 can't disagree with what it is you are trying to do. What concerns me is the group home being approved for this property. A. Please go to Planning and Zoning and say that. They need to hear it. 52. Has the city looked into how many on and off street parking spaces there will be? City Response: There are guidelines for off-street parking. The City's engineering department will review this during the planning process. A. We would like to work with you on the neighborhood stuff. 54. What if there are 7 families visiting all at once? A. There will be no overnight guests. If they have families there, we will arrange to use the church parking lot. That is not a problem for us to do. We can also put it in the house rules that if two cars are already parked on the street, then families must park in the church lot. 55. One of our biggest concerns is property values. A. We can understand your concerns. This will not affect your property values. We are not changing the appearance of the home. 56. So this is a business? A. Yes. 57. (APPLICANT) Our number one goal is to provide quality living for elderly people. Yes, we want to make a profit, but we make enough money for ourselves now. 38. Are you a corporation? A. Yes. The name is Tri-Care and the three of us are owners. 38a. Do you have a copy of that proposal? A. No, but I could get one to you. 39. Could you take them places? A. No, we can't drive them around. We would call a family member to do it. 40. Where will they eat? A. They would eat in the kitchen/dining area. 41. Does the green sign have to be there? *DEVELOPMENT PROPOSAL UNDER REVIEW FOR THIS PROPERTY* City Response: It is required to be there until approved. 42. It doesn't say "group home'. City Response: No. We don't want it to say group home. The signs are the same for all types of proposals. 43. (APPLICANT) I'd like you all to take a look at the Sunshine Home if you have a chance. It is on Matthews. It is similar to what will be done here. 44. The sign is required by the city? We are trying to sell our home and sign is a deterrent. City Response: City regulations say it has to be there and that the project must be posted. 45. Could you get data on the property values? City Response: I can do some research on that. 46. Could you tell me where the neighborhood covenant falls with the city? A. The neighborhood association or the developer enforces. The city does not govern those. 47. What are the boundaries for the letter? 29. Could you do background checks on them? A. Yes, we could. We need to be careful, however, that this is not a violation of rights. 30. Do you run more than one of these homes? A. No we don't. 31. Do you live in this town? A. Yes, we all do. 31a. Have you lived here all your lives? A. No. 32. Will the staff person who lives there take one of the 4 bedrooms? A. There will be a finished room in the basement. We will have an intercom system for emergencies and a fire sprinkler system. 33. With the basement finished, can you have more than four bedrooms? A. No, we won't do that. We can only have 7 residents based on the size of the lot according to City regulations. 34. So there will be one person who lives there plus the residents? A. Yes. 35. All activities will be on the first floor? A. Yes. There will be no residents in the basements. 36. What are your guidelines for the residents? A. We will be the primary provider, with room and board, supervision, medications and activities. We will not be providing nursing care. 37. What happens if someone's condition worsens while there? A. We will evaluate everyone every four months. If the condition worsens, they will be transferred to care that serves their needs. this unrelated residence. Is this subsidized by the city? A. No. City Response: A good example to give you an idea is the Mission. Although there are a number of beds for separate individuals, it is considered to be a single family residential unit. 22. (APPLICANT)lt could be a 7 person family or 7 residents. There is approximately 1900 square feet. With elderly tenants, you may go for weeks without seeing anyone. It will be pretty quiet. 23. It will still cause more traffic. A. When we figure the traffic we made the assumption that two people make 5 to 6 trips per day normally. I've sat at the house and counted and think that we may have less traffic than a family. 24. We all know the kids on the street and we like the quiet of a cul de sac. The kids are out there quite a bit. With this there will be traffic in the cul de sac. A. The first thing we could do is meet with the family and the resident. We could meet with them about parking and tell them how and where to park. 25. This is something different. We are talking about a cul de sac with 5 houses each with two houses. What happens when people come to visit? Where will they park? They will park in the cul de sac. A. - Like I just said we can ask them to park differently. We can ask them to park in the church lot or on Yorktown. 26. Where would these people come from? A. They would come from around Fort Collins. 27. Would you take people from out of state? A. Oh yes. 28. Would you take community members first? A. We would take who ever comes first, whether or not they are from the community. We would meet with them first. Our focus is on the community first, through, however we have guidelines we need to follow. A. Hopefully nothing. We are trying to make our house just like you house. 13. Are there other group homes in the city that have made an impact? A. There are a lot of group homes in the city. I'm not aware of any problems. 14. So a group home will not have an effect on my home? City Response: I would say no. 15. So if one resident gets hurt or sick, a fire truck and ambulance will come? A. If your other neighbors get sick or hurt they would come too. 16. If you are licensed for a group home for elderly, can it be switched at a later date to another kind of group home? Can the'zoning be switched? City Response: Because this has an affordable housing component this project can be submitted under old system. If the type of use were to change, they would have to apply for development review. This home is fully handicap accessible , therefore it doesn't make sense to have it for juvenile delinquents. Group homes are an allowable use in this zoning district. 17. The covenant says single family housing. How does this fit in? City Response: Covenants are controlled by the home owner's association and the City does not play a role regarding enforcement of the covenants. It is a single family residence however. 18. Is this a business for a profit? A. I am sure it would eventually, but that is not why we are doing it. 19. How many bathrooms? A. We are required to have 1 full bathroom per every 6 residents. This house has 1 3/4, which is considered to be 2. 20. What is the additional zoning you had to get to do this? A. The zoning does not change with this use. As stated previously, group homes are an allowable use in the zoning district. 21. So, under the covenants, it is stated as single family residence. Now we have A. All of our residents will no longer be able to get around on their own. A2. If they do still drive, they will not be allowed to keep their cars there. 5. Who takes care of the property outside of the house? A. We will also take care of that. 6. Will there be great big signs? A. If we do have a sign at all, it would be a small sign hung by the front door (at the eave.) We want to blend in to the neighborhood, not bring attention to ourselves. 7. Why do you have to have a sign? A. We will have 2 affordable housing units, so we are required by the city to . have a sign. 8. There will be 7 people plus only one staff person living there? A. Yes. 9. As far as safety, will there be any residents with alzhiemers? A. No, we are not prepared for that. 10. Will there be a change in the zoning from residential to business? A. There will be a change in the use- not the zoning. 11. Where will visitors park? A. We have 2 spaces in the driveway and along the street. 11a. There are already parking problems on the street. A. The church has allowed us to use their park if there is a problem. City Response: The Planning and Zoning will have a public hearing. Depending on when this is submitted, if at all, it will be heard go in May or June. You will receive notification of the meeting. 12. 1 live next door. What happens to the value of my house? M NEIGHBORHOOD MEETING MINUTES PROJECT: Mohn Group Home DATE: March 13, 1997 APPLICANT: Tri-Care Corporation CONSULTANT: Same STAFF: Leanne A. Lawrie Yorktown Corner, located at 1933 Yorktown Court, is a senior board and care home, offering 24 hour supervision for fully functioning senior members of the community, and assistance with homemaking and activities. With the 24 hour supervision, Tri-Care does not anticipate more than two employees on the premises at any one time. The Unitarian Church has agreed that any visitors may park in the church parking lot. All of the staff will have a background check conducted by the Colorado Bureau of Investigation to ensure safety for the neighborhood. An application for priority development processing of the project has been approved as this facility would accommodate up to 7 residents and has dedicated a minimum of 30% of available beds or senior citizens that are recipients of Medicaid. 1. My daughter told me that group homes are for Down's Syndrome children. Will this group home be for that? A. This group home will be for older people. 2. What kind of care will be needed for these people? A. This will be for older individuals who are still involved members of the community but cannot necessarily live without some assistance. 3. Are you talking about elderly people or children? A. This home will be for the elderly. Applicants will be over 55. The only children you would see would be mine. The residents will all be seniors with the exception of the one, live-in staff member. 4. 1 have a question on the number of vehicles. Would the residents have their own vehicles? Pie IT-T-T I L °a ° RL JR ° 6 a° BP a°°9G°cam do en4 s ` b Q° rp rp City Limit RP 0 VICINITY MAP 03/04/97 Mohn Group Home " Neighborhood Meeting v•—inn, Commu..Aty Planning and Environmental .ervices Current Planning City of Fort Collins 4 March 1997 Dear Resident: On Thursday, March 13, 1997, from 7:00 to 9:00 PM at the Unitarian Church' , 1815 Yorktown Avenue, the City of Fort Collins Planning Department will con- duct a neighborhood information meeting to discuss a development proposal in your neighborhood. The potential developer is proposing a group home project at 1933 Yorktown. The group home will provide personal board and care with four (4) bedrooms for up to eight (8) individuals on a 12, 480 square foot lot. It is proposed to be staffed on a 24-hour basis, with no more than two employees at a time. No formal development review request has been made to the City at this time and no decisions will result from this meeting. A representative of the City Plan- ning Department will be present to respond to questions about City policies and regulations and to take minutes of the meeting. The list of affected property owners for this public information meeting is derived from official records of the Larimer County Assessor. Because of the time lag between home 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 that all neighbors may have the op- portunity to attend. If you are unable to attend this meetings, written comments are welcome. If you have any questions regarding this matter, please call our office at 221- 6750. Best regards, Leanne A. Lawrie City Planner The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communi- cation arrangements for persons with disabilities. Please call 221-6750 for assistance. 281 North College Avenue - PO. Box 580 - Fort Collins, CO 80522-0580 - (970) 221-6750 FAX (970) 221-6378 - TDD (970) 224-6002 NEIGHBORHOOD INFORMATION MEETING PROJECT NAME Ucf-x� l; DATE 4-I ve?-7 LOCATION liyrll,�, t hHraae�nx) C c4)ee/ 0-ttO c C + fill in the following information. Notification of this AddressPlease Name Address--__� ! WA WW 2 i 1 •. / (ii I/J l b/iimi01- mom il WFV/ 2 , �A./ / 141101mom =MEN= mmoom RMW 4 Iff"Nod 1b 4p EM110111111011M 11101110111101110 111101101111om 011111101111110110 11110110111111011M the best neighbor you have ever had. I understand I have to keep up my house at it's best. 41. 1 have a concern that goes beyond seniors. If it goes away in five years, you go out and someone else comes in, a precedent for a group home has been set. A. If approved, this will be approved by the Planning and Zoning Board as a group home for elderly residents. 42. Why not buy the house next door to you? A. It doesn't have handicap access and it is not for sale. 43. How will this affect the property values? CITY RESPONSE: Earlier at the start of the meeting I handed out a memo dealing with this specific issue. I contacted the Assessor's office and several realtors and the con- sensus is that group homes have no effect on property values. 44. After this is approved, do we have any recourse? A. You don't have any recourse to ANYBODY who lives here if you don't like them five years from now. .CITY RESPONSE: You have the ability to appeal the decision of the Planning and Zoning Board to City Council. 45. These are good people. There is a lot of anxiety. 46. I'm one block over on Sheffield Circle. I'm married and have 4 children and 6 cars. Across the street there is a person who has their own business. The UPS and Fed- eral Express deliver 2 times a day. Down the road there are 2 in -home daycares. Next door, the man bought the home for his college daughter and rents the other 3 rooms. The best case scenario is a board and care. The worst case would be is if it were rented to college students or a big family. 47. Will there be an entrance sign where the handicap access is? A. Yes. 48. 1 hope your people are as good as they sound. CITY RESPONSE: The Planning and Zoning Board hearing is May 19th. If the issue is not addressed it will be continued to the next meeting. As I mentioned before, you have the opportunity to appeal any Planning and Zoning Board decision to the City Council. 32. With seven separate adults with a caretaker that will result in an increase in traffic. A. The main entrance will be the breezeway and driveway. We won't park on the cul-de-sac. I understand the street concern. About traffic, we will try to address it as best we can. 33. Can you promise not everyone will park in the cul-de-sac? A. We can't. You can't guarantee your friends don't park there. 34. Now let's get to the basics. She won't live too long... who is going to take her place? A. You are ........ (ha ha... --people) 35. No matter what you say we don't want it. 36. We DON'T want it. 37. If this gets approved, and if you do it for 5 years or so, would it not be easier to turn it over to a half way house? A. Anyone who comes in has to go through this whole process again and take it to the Planning and Zoning Board. CITY RESPONSE. They have not received approval for this project yet.. If in 5 years things change and it would like to be group home for another population, part of the re- view process might include reviewing the minutes from this development. To change the use, there would be neighborhood meetings and notification as in this proposal. 38. How is this property zoned? A. It is zoned residential low density. 39. 1 own a property in another neighborhood and I had to go through zoning (the Alpha Center) It is zoned commercial. I don't understand why this isn't zoned commercial. Commercial and/or multi -family residential. CITY RESPONSE: It is the City's policy that residential areas viable place for group homes. Some business are allowable in residential districts, such as home occupations and group homes. That's why it is not commercial. 40. How can you be a neighbor? You don't live there. A. We will have to be more meticulous than you. A#2. We feel the same way that you do about your property. I would like to be A. We only need to supply two on -street parking. Visitors could use the church parking lot. We don't expect our people to be generating any more traffic than the average family. 26. What about deliveries, services, for 7 or 8 people? A. We like this because it is absolutely beautiful and perfect for this kind of home. We don't want to add anything like traffic to the neighborhood. The deliveries will be minimal. 27. How will you get to the home from the church? A. They would walk. 28. Who is going to clean up the junk along the fence? A. All you have to do is ask us. 29. Our traffic flow has been very high because of the Drake Road construction. Also, all homes have deliveries, but times that by 7. The house is also on a cure and there are children who play out there all the time. How will you transport people? A. We won't transport people. They would have to get a ride. A.#2 There would be 7 times the deliveries, but it wouldn't be 7 times groceries and things like that. APPLICANT At the last meeting we told you about the Sunshine House at 2413 Mathews Street. We did a phone survey for the surrounding homes of the area. We asked four yes or no questions, including: 1. Are you aware that there is a group home in your neighborhood? 2. Have you noticed any difference in the neighborhood since the group home began? 3. Would you move into a neighborhood with a group home? 4. Has the group home caused any problems? The only negative response was an objection with some college students there. Though one lady would want to check on the supervision. 30. Traffic is a big concern to me. I have 3 boys. If one of them gets hurt by one of your people, that's another story! A. I understand your concern. I have children too. 31. This is not analogous to a street. The cul-de-sac is where our children play. It is a different way of thinking. You won't be there for deliveries, etc. A. I don't think that is important. A. #2 1 don't have a problem with letting you know. It will average about $1,800 per month. Medicaid only cover $1,300 per month. The rates will range from $1,600, $1,800 to $2,100 as will be based upon individual's needs. 17. Are you all employed full time? Do you intend to have several people working part time? Also, will they be salary or be paid by the hour. A. Yes there will be different shifts. There will be 2 shifts, and all of our employ- ees must get CBI checkout, have a college degree, not be abusive, are re- sponsible, know first aid and CPR. The State has very extensive screening. 18. Can these people do all that? Take care of 7 adults? A. Yes they could. Our residents will not require medical care. 19. The person that lives in the house will only be there at night? A. Yes. 20. Would it be a single person? Are they allowed to have company? A. Yes, we would prefer a single person. They could have people over, but they would not be allowed to spend the night. We don't want anyone that would have parties and alcohol would not be allowed. 21. What if they have an emergency? How fast could you get there? A. Bonnie lives the closest and she can be there in,5 minutes. If there is an emergency they will call 911. There will also be a person there that will have the education to know what to do. 22. 1 assume you have a business plan. How many people will you need there to break even? A. We will need 4 people. 23. 1 am concerned that if you do not break even, you will go out of business. 24. My concern is that this is a home business and may not be the best place for a business. This is a neighborhood. 25. In regards to the parking, there will be cars going in and out, for services and deliv- eries. 0, bath. 6. Will there possibly be wheelchair -bound people? How do you expect to get two people per room. The rooms are two small for that, they are smaller than rooms in a nursing home. A. It is for people who need help, not necessarily for handicapped people. 7. Then why are they not living in their own homes? 8. That's 7 people in 4 bedrooms and 2 people per room. I feel that is too many peo- ple for that size house. A. The State Health Department regulates the size of the rooms the City regu- lates lot sizes. 9. Is the 1900 square feet including the basement? A. No, only the upstairs. 10. Are you finishing the basement for the caretaker or for more rooms? A. We are finishing the basement for the caretaker. 11. Will there be twin beds in the rooms? A. Yes. 12. Has the city taken a measurement of the square feet? A. No in the field. It is on the plans and in tax statement s. 0 13. What will they do in the daytime? A. They can leave, or we will have planned activities. 14. Did you 3 girls put up all the money for the home? A. It's a family corporation. 15. This won't be your primary business? ► • 16. Approximately how much per month will residents pay? NEIGHBORHOOD MEETING MINUTES PROJECT: Yorktown Corner Group Home DATE: April 16, 1997 APPLICANT: Tri-Care Corporation, Marie Mohn CONSULTANT: Same STAFF: Leanne A. Harter The reason this second meeting was held is that is what brought to our attention that the first meeting was schedule during spring break, therefore, many people were unable to attend. The information presented in tonight's meeting is the same as the first meeting. The property has been purchased and no structural changes are to be made. We intend to have a small sign at the front of the house on the eaves (about two feet by one and one-half feet). We will be installing a sprinkler system... every room must have one to meet the fire code. 1. Because the house is sold, has this been approved? A. No it has not been approved. If it does not go through we will rent it out. 2. Will you rent it to regular people and not handicapped? Will you just rent it to peo- ple who can take care of themselves? A. We can't discriminate. So I don't know. There are no guarantees. 3. Who will live there other than the residents? A. The person we hire to work/live there. We will not be your next door neigh- bors because we will not be physically living there, but we do want to be a good neighbor. 4. How many tenants will there be, 10? A. There will be a maximum of 7 plus one worker. 5. Aren't there 1 1/2 bathrooms? Will that be enough? A. Actually there are 2. (1 full and 1 3/4) The smaller one just has a shower and that is perfect for these people. There are many older people who need to sit on a shower chair, and sometimes it is hard for them to get in and out of a ° N° U� V:E -FTT-n RL ° 6 ?BP 1°� G'��A rO4. O�.coQQ � q s o' bp rp rp City Limit RP OU VICINITY MAP 03/04/97 Mohn Group Home " Neighborhood Meeting 1"=300' Commu.-_ry Planning and Environmental _ _rvices Current Planning City of Fort Collins 1 April 1997 Dear Resident: On Wednesday, April 16, 1997, from 7:00 to 9:00 PM at the Unitarian Church' , 1815 Yorktown Avenue, the City of Fort Collins Planning Department will conduct a neighborhood information meeting to discuss a development proposal in your neighborhood. The proposal is for 1933 Yorktown Court, a proposed group home for seven senior residents. An earlier meeting was held on March 13, 1997, and it was brought to my atten- tion that this was during the beginning of spring break. Because of the timing, some neighbors could not attend. Also, I have come up with some information on property values that was raised at the first meeting. I would like to share this information with everyone. The list of affected property owners for this public information meeting is derived from official records of the Larimer County Assessor. Because of the time lag between home 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 that all neighbors may have the op- portunity to attend. If you are unable to attend this meetings, written comments are welcome. If you have any questions regarding this matter, please call our office at 221- 6750. Best regards, i Leanne A. Lawrie City Planner The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communi- cation arrangements for persons with disabilities. Please call 221-6750 for assistance. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 FAX (970) 221-6378 • TDD (970) 224-6002 realtors for a feel of re -sale values for properties surrounding group homes. I spoke with several local realtors and their replies were to the affect that given the strong market in Fort Collins, group homes do not impact upon sales of sur- rounding properties. 3 This above statement says that the Planning and Zoning Board, upon approval of the project (if that is their decision) names the type of the group home (in this project, for senior care) and the maximum number of residents allowed. There- fore, if five years down the road the owners of the group home decide to either sell the property or wish to switch the type of group home, the Land Use Code dictates that they (or the new owners/applicants) go through the development review process again. Going through the process again necessitates that a neighborhood meeting will be held as well as a public hearing with public testi- mony. The Land Use Code also addresses the issue that if continuous operations are not carried out in a group home for a period of twelve months, the type of group home cannot automatically be switched to another type. It must go through the review process all over again. The Code reads: "if active and continuous operations are not carried on in a group home which was approved pursuant to the provisions contained in this Section for a period of twelve (12) consecutive months, the group home use shall be considered to have been abandoned. The group home use can be re- instated only after obtaining new approval from the decision maker as outlined in this Section." (Emphasis added) Therefore, Yorktown Corners cannot simply switch from senior care to another type of group home unless it is reviewed in the development review process, which includes notification of affected property owners, neighborhood meetings and public hearing. What impact do group homes have on surrounding property values? I contacted the Larimer County Assessor's Office and they do not keep data on hand that would allow me to do a complete analysis of property values sur- rounding group homes. However, an appraiser with the County spoke to me at length and gave me some figures regarding property values across the board for the city as well as his professional opinion regarding property values surrounding group homes. First and foremost, property values in Fort Collins for the past year and a half have increased 5% to 10%, with the exception of those property values for the high end residences. Property values for the area of Yorktown Corners have av- eraged approximately a 5% increase for the time period. It was his professional opinion that property values surrounding group homes do not decrease unless the property becomes dilapidated and run-down, affecting the outside appearance of the area. He recommended to me that I contact local Commuiuty Planning and Environmental ervices Current Planning City of Fort Collins memorandum TO: Concerned Neighbors FROM: Leanne A. Harter, City Planner RE: Concerns raised regarding Yorktown Corner (1933 Yorktown Court) Date: April 15, 1997 At the neighborhood meeting held on March 13, 1997, held for Yorktown Corner, located at 1933 Yorktown Court, several issues were raised regarding the pro- posal for a group home for seniors. Two of these issues include the possible change in type of group home once it has received approval and the impacts of group homes on property values. This memo addresses both those issues. Can the type of group home be changed from senior care to another type without the neighborhood being involved in the decision? The new Land Use Code for the City of Fort Collins clearly defines regulations related to group homes within the city. These regulations are located in Article 3, Division 3.8 Supplementary Regulations of the Land Use Code for the City of Fort Collins. These regulations govern the types of group homes allowable in the various zoning districts as well as the criteria used to approve or deny appli- cations. At the first neighborhood meeting held regarding Yorktown Corners, a concern was brought up that the approval of the project as a group home for seniors would also mean approval for all types of group homes. Over the past month, I have reviewed the new Land Use Code with the City's zoning administrator and it reads that: "If approved, the decision maker shall, with such approval, establish the type of group home permitted and the maximum number of residents al- lowed in such group home." 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 FAX (970) 221-6378 • TDD (970) 224-6002 GGROUP HOME REVIEW GROUP HOME REVIEW aCAI.E'.I IxF=MR SQU ER)Cta E FNOI® lur Square footage anseMerr na of lot: 12.480 rvru Lary. PRQgtWY 2. C.AR&f1E S]F WIpSWEFlAn SGtE: l la F. M R p Yorktown Corner Board -and-Care Home vlonm MAP -'�" YC.LLE: 11nF-ImJlt 1 vlLlnT MM SCALE 1 ind+TnR aea I Lot 069 of Lexington Green Subdivision, Third Filing in City of Fort Collins, Latimer County; 1933 Yorktown Court. Yorktown Corner Board -and-Care Home Site Plan 1933 Yorktown Court Fort Collins, Colorado 50526 Michael S. Nekonchuk SITE; LANDSCAPE PLAN die W nl—.lim-npP M.191/ WNLNG . RI. 4-11rdrm,m Hnurr H., di.Prd Arrrr4ihle. inferior arL Me ' a,ith ADA regulation, Group home CURRENT PLANNING Appmrrd: Planning and Zoning PY IM Cn WFn Callm<.CtlrtW nubYM 19 aa[rtuyel Plvnin8 �^4� �nB Po-J D is CerlinCatlon rl...noyxa ax<Im r-ee. xlJh n. N.. ae a I..IW a..a. tl nJ PNenr eeanlFeE m nn ,ie qx al ro luelr anih Eu ltie mA 4e mtllFon 1 exm�rt..n lmn—rtx.,<q- IS.pN) dk lTe lorta^ina m>Mu—_xMx. Wk Ear--Ile_bYal_AA. 19 SuFa+Jm al,.xnlelxeaJm_brol fin. 19_ Nd.ryPULI MYarx<iJ eexxio_eepim k AOO G11W$a< Planning Pro". at and ObjerH.e we � w ee ..r> Iar.e..d.e a eons. a. Fxe aIHl ruFx.n ew. PR'^. e. m ma -Illdl Jxip oe Frt.a w.e-e. le< nme i.. r. F<e,wo e..m�ne -�o ADA IquIM a—M Ix rheldW xm.. d, .- in-tlrx n.ne riN PwxmWnF.J xJ^Ilnx Jb..eniw rtfNnvrw ImIJn WIY uM.N ,�rte.�. a b <-nxx.n. rnJ IxJry dlona lo< x.x rtJbna x b:. W J e pmd J/uCNt ewer dweBF Jlmq Iv I.e Med<i4 iailm 1,r,d Description Lx OW oI fen, Olam &anl., on. TMN Mra In GIYof Fm Calllx. Wna. No Text Yorktown Corner Board -and -Care Group Home Review, #10-97 May 19, 1997, P & Z Meeting Page 6 FINDINGS OF FACT/CONCLUSIONS: A. The Yorktown Corner Board -and Care facility at 1933 Yorktown Court, #10-97, meets the definition of a "group home" as specified in Section 29-1 of the City Code. B. The Yorktown Corner Board -and -Care facility at 1933 Yorktown Court, #10-97, conforms to the lot area requirement as specified by Section 29-475 of the City Code. C. The Yorktown Corner Board -and -Care facility, #10-97, conforms to the separation requirement as specified by Section 29-475(a) of the City Code. D. The maximum number of elderly clients is seven (7) as determined by the square footage of the lot. E. No other type or quantity of residents are allowed without a Special Review by the Planning and Zoning Board. F. The clients will not be allowed to drive or store an automobile on the premises. G. All signage will be limited and will comply with the City's Sign Code. H. The Yorktown Corner Board -and -Care facility will dedicate a minimum of 30% of available beds for senior citizens that are recipients of Medicaid. RECOMMENDATION Staff recommends that the Planning and Zoning Board approve the Yorktown Corner Board -and -Care Group Home, for seven elderly residents, located at 1933 Yorktown Court, # 10-97. Yorktown Corner Board -and -Care Group Home Review, #10-97 May 19, 1997, P & Z Meeting Page 5 ♦ That approval of this property as a group home for elderly residents deems approval for all types of group homes should the applicants/owners decide to quit in a few years. This issue as well was addressed in the memo prepared by staff and distributed at the second neighborhood meeting. The Land Use Code clearly states that : "If active and continuous operations are not carried on in a group home which was approved pursuant to the provision contained in this Section for a period of twelve (12) consecutive months, the group home use shall be considered to have been abandoned. The group home use can b reinstated only after obtaining new approval from the decision maker as outlined in this Section." (Emphasis added) Therefore, the Yorktown Corner Board -and -Care group home cannot simply switch from a senior care to another type of group home unless it is reviewed in the development review process, including notification of affected property owners, neighborhood meetings, and public hearing. 4. Transportation: None of the seven elderly residents will have automobiles nor will they be allowed to store vehicles on the premises.. The only cars will be driven by the owners, supervisory personnel, and visitors. The paved driveway will be able to accommodate the cars for the staff. The north half of the driveway will be marked and reserved for staff parking (maximum of two vehicles), and the southern portion will be set aside for deliveries and visitors. Additional visitors and vehicles will be asked to park along Yorktown Avenue and in the parking lot of the Foothills Unitarian Church (approximately a block to the east). The applicants have stated that they will request that visitors not park in the cul-de-sac on Yorktown Court to alleviate some of the parking pressures already evident on the street. Visitors will enter the facility through the side door in the breezeway that is located next to the driveway. This is a handicapped accessible entrance and will serve as the main entrance to the group home. The applicants have agreed to participate in any communal service the other residents have already consolidated to minimize traffic flow, i.e., trash service and recycling. Furthermore, they are employing one supplier per each type of service needed at the residence to minimize the number of deliveries to the facility. There will bean estimated fourteen trips per days to and from the facility (worst case scenario), and the majority of the trips will be at non -peak hours. Yorktown Corner Board -and -Care Group Home Review, #10-97 May 19, 1997, P & Z Meeting Page 4 conforms to the City's Sign Code, will be attached to the house to identify the Yorktown Corner Board -and -Care group home. The home is compatible with the character of the surrounding area. The boarding and caring for elderly residents is consistent with the activities otherwise permitted in the R-L zone. 3. Neighborhood Compatibility Two neighborhood meetings were held on March 16, 1997, and April 15, 1997. The concerns raised at the meetings included the following. ♦ The impact of the additional traffic generated by the Yorktown Comer group home. The additional traffic generated by the group home will be minimal (worst case scenario results in 14 trips per day.) The applicants/owners have agreed to participate in any community service the other residents have consolidated. In addition, they have agreed to use one supplier for each types of service needed in order to minimize the number of deliveries to the facility. Also, the Foothills Unitarian Church has agreed to allow visitors to use the parking lot. ♦ The maintenance of the property. The applicants are the owners of the property, and, since closing, have worked on the landscaping and general home improvements to the property. They will be inspected by the State, therefore, necessitating continual maintenance of the property. ♦ That this is essentially a profit -generating business in a single-family neighborhood. The applicants shared with the neighborhood their business plan and the rates they will be charging if approved. Start-up costs including installing a fire sprinkler system, salaries, and purchase of the property are enormous, thus profits will not be realized immediately. Yorktown Corner Board -and -Care group home will provide affordable housing for Medicaid patients and Medicaid only reimburses for the hard costs. In addition, the group home use is compatible with a single-family neighborhood and is a permitted use in the R-L district. ♦ That background checks should be required for the staff members as well as residents. Background checks on the staff members are required by the State to be performed by CBI. The applicants have agreed to complete background checks on the residents if it is allowed by the Colorado Department of Health. ♦ The impact of a group home on surrounding property values. Staff prepared a memo addressing this concern and distributed it at the second neighborhood meeting. In essence, the memo (included in the packet) says that the Larimer County Assessor's Office does not have data adequate to allow an individual to undertake a complete analysis of the impact of group homes on surrounding property values. However, the Assessor's Office did comment that property values throughout Fort Collins for the past year and a half have increased 5% to 10%. In addition, staff contacted local realtors and they asserted that group homes have no impact upon the sales of surrounding properties. Yorktown Corner Board -and -Care Group Home Review, #10-97 May 19, 1997, P & Z Meeting Page 3 2. Land Use: According to Section 29-475 of the City Code, group homes in the R-L zone shall conform to the lot area and separation requirements as follows: A. The maximum number of residents, excluding supervisors, for the minimum lot size (6,000 square feet) is three (3). An additional 1,500 square feet of lot area is required for each resident over three. A seven (7) client group home would require a minimum lot size of 12,000 square feet. The proposed Yorktown Corner Board -and -Care group home is on a 12,480 square foot lot and therefore meets the minimum lot size requirement. B. The minimum separation requirement between group homes in the R-L zoning district is 1,500 square feet. There are no group homes located within 1,500 feet of the proposed Yorktown Corner Board -and -Care group home. C. Other issues for consideration by the Planning and Zoning Board include analysis of the following: 1. Building height; 2. Building setbacks; 3. Building coverage on the lot; 4. External signage; 5. Traffic and parking; 6. Compatibility of architectural design with the character of the surrounding neighborhood; and 7. Whether the types of treatment activities or the rendering of services proposed to be conducted upon the premises is in a manner substantially inconsistent with the activities otherwise permitted in the zoning district. 1933 Yorktown Court is an existing, single-family detached home. No exterior modifications to the building or changes to the site are proposed. There is an existing 20' x 28' concrete paved driveway (2 spaces) and a required two (2) off-street parking spaces for each three (3) employees along Yorktown Avenue that is adequate for the owners, supervisory personnel, delivery services and a limited number of visitors. Additionally, owners of the proposed group home have entered into an agreement with the Foothills Unitarian Church (located one block east on Yorktown Avenue) that visitors may use their parking facilities in order to lessen parking along Yorktown Avenue and in the cul-de-sac on Yorktown Court. At the eave, a small sign (approximately 18" x 24" in size) which Yorktown Corner Board -and -Care Group Home Review, #10-97 May 19, 1997, P & Z Meeting Page 2 COMMENTS: 1. Background: This is a request for a special review for a group home for seven (7) clients and two (2) employees. One of the employees will live in the facility and a second employee will be at the facility during the daytime. Thus, the Yorktown Corner Board -and -Care group home will have 24 hour supervision. The surrounding zoning and land uses are as follows: N R-L (Single-family residential) S: R-L, T (Single-family residential). The land south of Drake Road is zoned T- Transition with one large -lot single family residence at the corner of Drake Road and Taft Hill Road. E: R-L, POL (Single-family residential and the western edge of Rolland Moore Park) W: R-L, N-C (Single-family residential). The land west of Taft Hill Road is the First National Bank Plaza (formerly Drake Crossing) to the south and predominantly single family to the north. The property is Lot 069 of the Lexington Green Subdivision and was annexed into the City of Fort Collins on as part of the Fourth College Addition on September 16, 1965. According to Section 20-1 of the City Code, group homes are defined as follows: "Group home shall mean a residence operated as a single dwelling, licensed by or operated by a governmental agency, for the purpose of providing special care or rehabilitation due to homelessness, physical condition or illness, mental condition or illness, or social, behavioral or disciplinary problems, provided that authorized supervisory personnel are present on the premises." The proposed Yorktown Corner Board -and -Care group home meets the definition of "group home" as specified in Section 29-1. Yorktown Corner Board -and -Care group home will dedicate 30% of available beds in the facility for Medicaid patients, thereby qualifying this project as an affordable housing project and for priority development processing. This project is being reviewed under the code provisions in effect at the time the project was submitted. (This project is not being reviewed based upon the new Land Use Code that was adopted on March 28, 1997.) ITEM NO. 7 MEETING DATE 5J19/97 STAFF Leanne Harter Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Yorktown Corner Board -and Care -Home Group Home, Special Review, #10-97 APPLICANT: Tri-Care Corporation Marie Mohn, Bonnie Walker, Patty Nekonchuk 2119 Ayshire Fort Collins, Colorado 80526 OWNER: Same as above. PROJECT DESCRIPTION: This is a request for a special review for a group home for seven elderly residents. The home is an existing, single-family structure location at 1933 Yorktown Avenue. The house is entirely handicap accessible, therefore, no interior nor exterior changes are proposed. RECOMMENDATION: Approval. EXECUTIVE SUMMARY: The property at 1933 Yorktown Avenue is an existing single-family detached home on a 12,480 square foot lot. Group homes are allowed in the R-L zone as a permitted use subject to approval by special review by the Planning and Zoning Board. The maximum number of residents allowable is determined by the square footage of the lot, which in this case will be seven (7) residents. Yorktown Corner Board -and -Care group home will dedicate 30% of available beds in the facility for Medicaid patients, thereby qualifying this project as an affordable housing project. Staff has found the proposed group home to be compatible with the surrounding neighborhood, that there are no adverse impacts on adjacent properties, and that it meets the requirements of the code provisions in effect at the time the project was submitted. (This project is not being reviewed based upon the new Land Use Code.) COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT