Loading...
HomeMy WebLinkAboutMARTIN LUTHER HOME PUD - GROUP HOME REVIEW - 33-96 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSPEDIATRIC SURG INC PHONE NO. 399 9710 Nov. 19 199G 03:17PM P2 `DECEIVED NOV 1 9 199' November 15, 1996 Community Planning and City of Fort Collins c/o Michael Haas, City Dear Mr. Haas: PEDIATRIC SURGERY, INC L. R. SCHULTZ, M.D. L. W. PINCH, M.D. S. O. RAYNOR, M.D. 720 Na 67TH ST., SUME 204 OMAHA, NEBRASKA 60114-2M (402)309-6707 Environmental Services Planner This letter is in response to the proposal to convert the house on 1500 Casa Grande Blvd in Fort Collins into a group home called Martin Luther Group Home. I own a house at 1.437 Casa Grande Blvd and would like to voice strong opposition to this proposal. There are two things that bother me. One is that as far as 1 can see, this area is zoned for single family residential use and this hardly seems like a single family residential proposal. The second is, that I believe by establishing a group home in the same block in which our house is located, the property values and desirability of living in that section of Fort Collins would both decrease. I think the proposal that you are making is not fair to those of us who have bought property in this area and I feel very Strongly that this is not a good use of these houses. Again, Z would like to express my strong opposition to this proposal. z really believe that your organization is violating the stated zoning of this area. Sincerely, Loyd R. Schultz, M.D. 6528 Country Squire Lane Omaha, NE 68152 LRS/cb Q: What has been your experience with the affect of your homes on neighboring property values? A: I'm really not familiar with the statistics, but my experience is that the neighboring homes still sell for at or above market value. Q: Did you buy this house near the listed price? A: We bought it for exactly the same price it was listed at. Q: Can we view any of .your other homes in the community? A: Absolutely, in fact, we'd encourage it. Just call Martin Luther Group Homes for some addresses. There's one at 820/822 Mountain Avenue, and six others throughout the Fort Collins area. - - - - - - - - At this time, the applicant showed a short film to the attendees. The film expresses the organizations philosophies and objectives (3-5 minutes) -------------- Q: How do you determine whether or not the staff is working out? A: Each resident has their own assigned advocate or parent guardian within the Martin Luther organization to speak with and report to. There are also various overseeing agencies. We conduct thirty -day (30) assessment and reviews as well as annual and quarterly reviews. There are consulting psychologists and dieticians that come in on a regular basis, too. We do quite a bit of up -front screening of potential employees, then hold monthly reviews. The managers drop -in randomly. We hold regularly scheduled supervisor meetings with the staff. If any problems arise,. we have a disciplinary process, but if problems warrant it, the employee will be terminated. Of course, abuse and neglect are not tolerated at all ... the Department of Social Services can and will intervene and investigate if needed or even suspected to be needed. The neighbors and family members are encouraged to report any potential problems or concerns to the organization as well. - - - - At this point, the meeting was adjourned as many attendees began to leave and thank the applicants for their time and for listening to them. - - - - - Q: When would the occupancy begin? A: If all goes well with the City's review process, we would like to open in the beginning of March, 1997. Q: Again, no question but the following statement was made by the applicant: A: We do conduct fire drills at a rate of approximately 6 per year (at least one between 7 and 9 a.m., on during the afternoon hours, and a maximum of 2 overnight per year). We always notify the neighbors beforehand. The house is equipped with internal alarms (not outside) that are wired into the Fire Department and pull stations throughout. There are also smoke detectors in every room. Q: Will the residents be ambulatory? A: Yes. Q: Are you insured? A: Yes, we have full coverage for the property and the residents. Q: What type of concerns have you had raised in other neighborhoods? A: Who would be living there? Will there be supervision? Liability? Noise, traffic, and upkeep related concerns ... a lot like those that have been raised here tonight. Q: Is there air conditioning in the house? A: Not yet, but if we can, it will be installed; otherwise, swamp coolers will be installed. Q: No question ... A: If anyone notices any of our employees speeding, please report them to Martin Luther. Before a driver is hired, his/her driving record is checked as is their criminal background. Q: Are the employees trained? A: Yes, they are trained in first aid/CPR, and familiarized with the disposition of each resident. Two levels of training are required. Managers are required to have degrees, and staff must have at least a high school diploma. We have many, student employees. Each and every staff person is required to be trained in behavioral intervention, stress reduction, and abuse/neglect training. Q: Do you retain the same staff? A: As best we can, but turnover does exist. Typically, we have less turnover with four - bed homes such as this one though. Q: How long are the shifts? A: Typically 6-10 hours at a time, but never more than twelve hours. We also have "on -call" staff for back-up as well as nurses on -call. Q: If one resident goes to the park or something, does everyone? A: Yes, or a second staff person would be called in to stay with whoever wanted to remain in the house. They wouldn't leave until the second staff person arrives. Q: Would the residents be available to do yard work and such in the neighborhood? A: Only if they want to and are able, then it would be a possibility. Q: Who will take care of upkeep and maintenance of the yard and house? A: Martin Luther Group Homes (the organization) and our staff; we also hire help from outside; we take pride in our neighborliness. Besides, the Planning Department will require that we sign Site and Landscape Covenants that require upkeep of the site, landscaping and building. We'll also put notes on the plans that require maintenance. Q: Will you own or lease the property? A: We own the home and property, and we've invested quite a bit in it already. We are licenced by the State Department of Health and they do inspections for health, medical, cleanliness, etc. Each resident has a case monitor to oversee their well being and their programs. We're also monitored by D.D.S. (Developmental Disabilities Services), a State agency. Further, the Martin Luther Non-profit organization carries out its own monitoring programs. Lastly, and sometimes our most scrutinizing reviews, are done informally by the parents of the residents. Q: How will the residents react/interact with the neighborhood kids? A: We've never had any problems of that sort at any of our homes. If a problem arises, I would ask that you please report. it to the staff person at the home or to our organization's headquarters. Q: Will the residents be male or female? A: Both ... there will be three women and one man. Q: The introduction of developmentally disabled persons into the community should be good for teaching diversity to the neighbors and their kids. A: We agree, and education is a major goal of the Martin Luther organization. Q: No question posed, but the following statement was made by one of the applicants: A: Our parking requirements are minimal ... no more than a typical residence, but we can accommodate three -to -four cars in the existing driveway. Q: Did you know there's a day care across the street, too (in addition to the one next door)? A: No, we did not, but thank you for telling us. Q: What will be the age range of the residents? A: the youngest will be 29 years old, and the oldest will be 54. MARTIN LUTHER GROUP HOME AT 1500 CASA GRANDE BOULEVARD NEIGHBORHOOD MEETING NOTES MEETING DATE: November 20, 1996 FACILITATED BY: Mitch Haas, City Planner PROJECT LOCATION: 1500 Casa Grande Boulevard (corner of Casa Grande Blvd. and Boone Court) - - - Wagon Wheel Subdivision ----------------------------------------------------------------------------------------------------------------------- Q: Would the residents be permanent or rotating? A: The home would be a long term setting, hopefully permanent. If someone needs to leave for some reason, another occupant would move in, in his/her place. Q: Will the residents have transportation? Vanning? A: We contract for a service van and do car pooling that way. Q: Would the house then function as a traditional home? A: Yes, that's the goal. We have group dinners and such. Q: Would the residents be employed? A: Yes, they generally leave the house at around 8:00 a.m., go to work and are gone for most of the day, unless someone gets ill or needs to remain at home for the day for some other reason. Q: Do you have any concerns regarding their safety - - - Casa Grande is a busy street and nobody obeys the speed limits_? A: Well, of course we're concerned, but we're not real worried. There will be staff supervision 24 hours/day and a bell on the door so that staff would here anyone entering or exiting. We also have overnight, awake staff. Q: Is it possible to put signage on the streets to calm traffic and let them know there are disabled residents in the neighborhood? A: We do not propose to have any business signage whatsoever. And the sort of signage that you are referring to is not something we would pursue, because we consider it to be a violation of our clients privacy/confidentiality. Q: (Not a question, but a statement) There's a school bus stop across the street, and day cares both next door and across the street. JAN 15 '97 11:" MARTIN LUTHER HOME PAGE.01 Community Planning and Environmental Services Building Fermits and Inspection Division Citq of Fort Collins September 11, 1996 Martin Luther Homes do Linda Hopkins The Group, Inc. 375 East Horsetooth Road, #1 Fort Collins, CO 80525 To Whom It May Concern: The use of a group home at 1500 Casa Grande Drive is permitted in the RLP (Planned Residential Low Density) zone where the house is located. From our records, there appears to be no other group home within 1,500 feet of the property at 1500 Casa Grande Drive. This distance is the minimum separation required from one group to another in this zone (Sec. 29-475 [a), City of Fort Collins Municipal Code). Other zoning requirements for group homes will apply on this property. Feel free to contact me if you have any questions. Sincerely, /Gary Lopez Zoning Inspector Martin Luther Homes of Colorado, Inc. Group Home Application 1500 Casa Grande Boulevard Fort Collins, CO 80525 Submittal Date: 11/25/96 Written Description Program Objectives: Four bed group home to serve adults with developmental disabilities. Maximum Capacity of Residents: Four Stang and Supervision: This group home would be staffed with a minimum of one (1) staff to four (4) residents and a maximum of two (2) staff to four (4) residents. Supervision would be provided whenever residents are at the group home. Licensing: Colorado Dept of Health and Developmental Disabilities Services Survey completed every two years in offsetting years. Signage: No sign will be used at the group home. Parking: The property has three usable parking spaces. Two in driveway and one on the RV pad. Compatibility of architectural design: Home is typical of the neighborhood. No changes are planned to the property. Distance between group homes: See attached letter. 3219 Boone Street 3224 Boone Street �252 0 fi' HILN NbO� (}'�',�) vcxa N : .+ S mr iFss, SPLIT N4L I NQ 1506 Casa Grande Blvd. Casa Grande Boulevard PLANNING AND ZONING BOARD APPROVAL ^— GENERAL NOTES LOI VICINITY MAP 0' OWNER'S CERTIFICATION Martin Luther Home Group Home Review 1500 Casa Grande Boulevard Fort Collins, Colorado o a w m scxo i' . Lo' Y! R@L8Y L"ZR� PREWYINARY SITE PUN -WHMMM=mm No Text Martin Luther Home Group Home Review, #33-96 January 27, 1997 Planning and Zoning Board Meeting Page 4 FINDINGS OF FACT/CONCLUSIONS: 1. The Martin Luther Home Group Home, #33-96, meets the definition of a "group home" as specified in Section 29-1 of the City Code. 2. The Martin Luther Home Group Home, #33-96, conforms to the lot area requirement as specified by Section 29-475(a) of the City Code. 3. The Martin Luther Home Group Home, #33-96, conforms to the separation requirement as specified by Section 29-475(a) of the City Code. 4. The maximum number of clients is four. 6. No change in the number of residents are allowed without a Special Review by the Planning and Zoning Board. 7. The clients will not have automobiles or be allowed to drive. 8. There will be no signs associated with this project. RECOMMENDATION: Staff recommends that the Planning and Zoning Board approve the Martin Luther Home Group Home at 1500 Casa Grande Boulevard, #33-96 Martin Luther Home Group Home Review, #33-96 January 27, 1997 Planning and Zoning Board Meeting Page 3 B. The minimum separation requirement between group homes in the RL zoning district is 1,500 square feet. There are no other group homes within 1,500 feet of this property. 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; 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; and 1500 Casa Grande Boulevard is an existing, single-family, detached home. No exterior modifications to the building are proposed and no new impervious surfaces will be created. The property has three usable parking spaces - two in the driveway and one on an RV pad. There will be no signs associated with this project. The home is compatible in architecture with the character of the surrounding area. 3. Neighborhood Compatibility: A neighborhood meeting was held on November 20, 1996 (see attached meeting minutes). Questions from those attending included who would be living there? Will there be supervision? Liability? and noise, traffic and upkeep concerns. The applicant addressed each of the issues at the meeting. 4. Transportation: None of the clients will have automobiles or drive. Transportation is by contract service van. The only cars will be from the staff (usually one supervisor, a maximum of two at any time), and visitors. There are a total of three off -site parking spaces for use by staff and visitors. Martin Luther Home Group Home Review, #33-96 January 27, 1997 Planning and Zoning Board Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: RLP existing single family residential S: RLP existing single family residential E: RLP existing single family residential W: RLP existing single family residential The property is Lot 1, Block 1 of the Wagon Wheel Subdivision According to Section 29-1 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 Martin Luther Home meets the definition of "group home" as specified in Section 29-1. 2. Review Criteria: The RLP zoning district references uses in the RL zoning district. According to Section 29-475 of the City Code, group homes in the RL 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 3. An additional 1,500 square feet of lot area is required for each resident over three. A four client group home would require a minimum lot size of 7,500 square feet. The proposed Martin Luther Home is on an 8,321 square feet lot and therefore meets the minimum lot size requirement. ITEM NO. 4 MEETING DATE 1/27/97 iiA STAFF Bob Blanchard Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Martin Luther Home - Group Home Review, File #33-96 APPLICANT: Martin Luther Homes of Colorado, Inc. 109A Cameron Dr. Fort Collins, CO 80525 OWNER: Same as above PROJECT DESCRIPTION: This is a special review for a group home for four developmentally disabled residents. The home is an existing, single family structure located at 1500 Casa Grande Boulevard (northwest corner of Casa Grande Boulevard and Boone Street). The zoning is RLP, Low Density Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The property at 1500 Casa Grande Boulevard is an existing single family detached home on a 8,321 square foot lot. Group homes are allowed as a permitted use in the RLP zoning district subject to a special review by the Planning and Zoning Board. Four clients are allowed in a group home in the RLP zoning district provided the lot is a minimum of 7,500 square feet in size. There is no other group home located within 1,500 feet which is the minimum separation required by the City Code. Staff has found that the application is compatible with the surrounding neighborhood and there are no adverse impacts on adjacent properties. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT