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Home My WebLink AboutSHAMROCK MANOR, GROUP HOME - 43-95 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS. NEIGHBORHOOD INFORMATION MEETING s for I� Project: 6haunnr'Ock MA.►\.eY Meeting Location: !?zQ.t,Aey- 4 C L-\= l City of Fort Collins ° Date: Attendees: Please sign this sheet. The information will be used to # update the project mailing list and confirm attendance at neighborhood meetings. Contact the Planning Department (221-6750) if you wish to receive minutes of this meeting. Did You Receive Written Notification of this meeting? correct Address. Name Address Zip Yes No Yes No oiHItgo w.Rasped- goS-;�6 DC a � ,-� — sG ti p, df z, z4-� w Ak o 'r 9 311 7 H 9. 10 Question: What addition are you planning on the west side of the garage? Answer: It would be similar to that on an existing house in the neighborhood. Comment: The traffic generated from this use is a major issue with me. Question: What kind of sign will you have? Answer: I don't know yet if I will need a full size sign. This operation is mostly word of mouth. Question: What kind of planning review does this proposed use go through? Answer: This will be a group home review through the City. It will be submitted to the Planning Department, reviewed by City staff, and taken to the Planning and Zoning Board for review and a final decision. Question: Will this use, if approved, go with the property? Answer: Yes, unless otherwise specified. Comment: I have a different feeling about this now that I know that it is not going to be a residence for you, with other "elderly" residents. Question: What will this do to my property values? Comment: I cannot see this increasing my property values. Comment: There seems to be too many business uses occurring along Prospect Road within the residential neighborhoods. Comment: The elderly home is a different kind of home than the normal single family residence. Comment: This group home is going to be kind of a "rental" property, in reality. Comment: We have nothing against the "elderly" (about the 5th or 6th time this comment has been made this evening). Comment: There are a lot of rentals across the street and there is a fair amount of crime and gang activity. City of Fort Collins Date: Place: Community F ning and Environmental Servi( Current Planning Neighborhood Information Meeting Minutes for the SHAMROCK MANOR ELDER CARE GROUP HOME September 7, 1995 Bauder Elementary School Applicant: Chris Bryan 2711 South Taft Hill Road Fort Collins, CO. 80526 City Planner: Steve Olt Re: Relocation of the Shamrock Manor Elder Care Home to 2914 West Prospect Road. The purpose of this meeting was to introduce Chris Bryan, the owner/operator of the Shamrock Manor Elder Care Home, to the neighbors of intended relocation site and allow her to answer questions and respond to concerns that may be expressed. Shamrock Manor is a 24 hour assisted living home for up to 8 elderly residents, ages 72 to 97. 1. Question: What kind of structural changes will be made to the property? Answer: The only change will be to convert the existing garage into bedrooms. 2. Question: How will you put 8 seniors and staff in this house? Answer: There will have to be some conversions within the house. 3. Question: How many bedrooms will you have in the garage? Answer: There will be 3 bedrooms in that part of the home. 4. Question: Will any of this facility have to be handicapped accessible? Answer: Yes, the whole facility will have to be accessible. 281 North College Avenue • PO. Box 580 Fort Collins, CO 80522-0580 • (970) 221-6750 FAX (970) 221-6378 • TDD (970) 224-6002 0 0 Shamrock 2914 West Prospect Road Manor Shamrock Care Facility 27U South Taft Hill Road, Fort Collins, CO 80526 303-223-9733 IT IS MY INTENTION TO DO THE FOLLOWING AT 2914 WEST PROSPECT. COMPLETE MY REVIEW PROCESS AS REQUIRED: 1. 2914 WEST PROSPECT IS ZONED RL-LOW DENSITY RESIDENTIAL AND BY "USE BY RIGHT" I MUST GO THROUGH THE CITY'S GROUP HOME REVIEW PROCESS WITH A FINAL DECISION BEING MADE BY THE PLANNING AND ZONING BOARD SCHEDULED PUBLIC HEARING. I AM NOW WORKING ON THIS PROCESS. 2. I WILL BE HOUSING A TOTAL OF EIGHT SENIOR CITIZENS IN A GROUP HOME. 3. I WILL BE CONTINUING MY 24 ASSISTED SERVICE A. SUPERVISED CARE FOR 24 HOURS DAILY B. 3 PLANNED MEALS AND 3 SNACKS DAILY C. LAUNDRY AND MAID SERVICE D. TRANSPORTATION E. ACTIVITIES AT HOME AND AWAY F. BOTH PRIVATE AND DOUBLE BEDROOMS G. PERSONAL CARE AND LOVE THAT PROVIDES THE FOLLOWING: 4. THE NUMBER OF EMPLOYEES ARE: MYSELF, A MANAGER AND 2 PART TIME PERSONS FOR A TOTAL OF 2 FULL-TIME AND 2 PART TIME. PARKING FOR 5. THIS PROPERTY IS LOCATED ON A CORNER LOT AND I WILL BE REMOVING THE PRESENT SHRUB LOCATED ALONG PROSPECT AND WILL BE PUTTING IN A WHITE PICKET FENCE ON WHICH I WILL BE PLACING'A "UNDER -SIZED SIGN" ACCORDING TO WHAT I AM ALLOWED FOR MY BUSINESS. 6. I WILL BE CONNECTING ONTO CITY WATER, THE HOUSE IS ALREADY ON CITY SEWER. I ALSO WILL BE ADDING A SPRINKLER SYSTEM,AUTOMATIC AND MANUAL FIRE ALARMS, SMOKE DETECTORS AND EMERGENCY EGRESS WINDOWS FOR SLEEPING ROOMS. 7. BECAUSE THERE WILL NO NEW STRUCTURE OUTSIDE I WILL NOT BE ADDING ANY ADDITIONAL IMPERVIOUS AREA. S. IF IT BECOMES NECESSARY TO INCREASE POWER NEEDS I WILL ADD REQUIRED ELECTRIC AMPS. 9. I AM HAVING TO RELOCATE MY PRESENT BUSINESS THAT HAS BEEN AT 2711 S. TAFT FOR THE PAST 10 YEARS. THIS IS A NECESSARY BUY-OUT BY THE CITY OF FORT COLLINS BECAUSE OF THE FLOOD PLAIN PLANS. I HOPE YOU WILL PLEASE UNDERSTAND THE GREAT NEED FOR THIS HOME FOR SENIORS AND KNOW THAT THIS LOCATION WILL BE GOOD FOR THE SENIORS THAT LIVE THERE, AS WELL AS A ASSET TO THE NEIGHBORHOOD. S SINCERELY C RIS BRYAN \�WNERAMROCK MANOR M4 WEST PROSPECT SNAMROCC CARE FACILITY no-: 97M [cam [...1 [ I r:•a � [,❑ -(k v1CNIY ALP nos wwa ['ewlsb+e n�m -{J/d' / MIMIa\QIL O[W iMKAI I24' i4VIW r[iK T/I'4 .mrafm aY. r 4 + u 4 < W � y 17'4 gs � r 5I4' `� eaoe arm emir nave 'JNAr� 'NEST PROSPECT ROAD 11 . M= WEST PROSPECT ROAD LAND USE TABLE >� ea im1L NE MN weave ae i wst<fw Yt LC•! ]S1Y1®�Ib•f .ii Aeal1(Q JYf oe aY ere s[ aY slaw ari fp YOYIE rdm Yfa YMIQ �Il m•�nm am Yrl l![ si Y0�1Q Yi ro. ..e awf icr vna slE T s a ry :mow ore �m s. wmr �r sa MM® 4F L114 ellr IR .ts i mrtne�r .sir self 9D A[ I iiJ• Y E 14i l� 1 ..H yla prf {¢T Yl RN 91E R1 Y1 GAL DESCRIPTION iur e w rL �snv saws • a ma o qrt mlr men a LYt rtlrt a mmm PROJECT NOTES: � uon m e ofe nm.lrenn ne water amel L BI.'Y .frelswgee erwlr A191T 9Y Ml A wei wl leim p wem PLANNING 8 ZONING BOARD CERTIRCATION- wvne n a ?ti wore n xavo 9:re a u. my a rm awa c .v_ m W yr nineam e OWNERS CERTIFICATION 'If JtlegN � 4NY 'JM '+qM�n Pe Mfil 4A�0 ry rai`r YDQI l mv�m ao�l�vcOn 14NI�T atl ]N l� 2914 'NEST PROSPECT FORT COLLINS. COLORADO 80521 SHAMROCK CARE II~ACIIILIIT EIGHT CLIENT ELDERLY GROUP HONE REVIEW SITE PLAN REVIEW CHRISTINE A BRYAN OWNER SITE PLAN FINAL PUD RL RF Q � � V F— G H WEST L cr LU Q Q o e —J E RL PR rp B City Limits RP L M VICINITY MAP 10/10/95 #43-95 SHAMROCK MANOR Group Home 1"=300' wi L in Shamrock Care Facility, Eight Client Elderly Group Home, Special Review, #43-95 November 20, 1995 P&Z Meeting Page 5 RECOMMENDATION: Staff recommends that the Planning and Zoning Board approve the Shamrock Care Facility, Eight Client Elderly Group Home at 2914 W. Prospect Road, #43-95. Shamrock Care Facility, Eight Client Elderly Group Home, Special Review, #43-95 November 20, 1995 P&Z Meeting Page 4 with the character of the surrounding area. The boarding and caring for the elderly is consistent with the activities otherwise permitted in the R-L zone. 3. Neighborhood Compatibility: A neighborhood meeting was held on September 7, 1995. A concern was raised with the fact that the applicant would not be residing at this address. However, Ms. Bryan, a manager and two-part time staff (a total of two full-time and two part-time) will be providing supervised care 24-hours daily. Neighbors were supportive of the removal of an existing hedge along W. Prospect as it limits visibility for drivers who turn onto W. Prospect Road from Lareatta Court. None of the eight elderly residents will have automobiles. The only cars will be driven by the supervisory personnel. The paved driveway and gravel, off-street parking will be able to accommodate the cars of staff. Also, an existing gravel drive on the south edge of the property will be removed and seeded with grass. The removal of an existing hedge along W. Prospect Road will improve visibility for drivers turning onto W. Prospect Road from Lareatta Court. FINDINGS OF FACT/CONCLUSION: The Shamrock Care Facility at 2914 W. Prospect Road, #43-95, meets the definition of a "group home" as specified in Section 29-1 of the City Code. 2. The Shamrock Care Facility at 2914 W. Prospect Road, #43-95, conforms to the lot area requirement as specified by Section 29-475(a) of the City Code. 3. The Shamrock Care Facility at 2914 W. Prospect Road, #43-95, does not conform to the separation requirement as specified by Section 29-475(a) of the City Code. 4. The arterial street and resulting separation distance of 200' from the nearest group home are adequate to protect the city from the "detrimental impact of an excessive concentration of group homes in any one vicinity", as provided by Section 29-475(c) of the City Code. 5. The maximum number of elderly clients is eight. 6. No other type or quantity of residents are allowed without a Special Review by the Planning and Zoning Board. 7. The elderly clients will not be allowed to drive or store an automobile on the premises. 8. All signage will comply with the City's Sign Code. Shamrock Care Facility, Eight Client Elderly Group Home, Special Review, #43-95 November 20, 1995 P&Z Meeting Page 3 approximately 2,900 feet from the nearest existing group home on the north side of W. Prospect Road. The group home location map also shows an existing group home on the south side of W. Prospect Road in the R-M zoning district, approximately 200 feet from 2914 W. Prospect. While the 200 feet separation seems inconsistent with the Code, Section 29-475(c) of the City Code modifies the separation requirement: "A group home may be located without consideration to the minimum separation requirements as established in (a) of this Section if the group home is separated from other group homes within the area of the aforesaid minimum separation requirement by a substantial natural or man-made physical barrier, including, but not limited to, an arterial street, a state or federal highway, railroad tracks, river or commercial/business district. Such reduction in the separation requirement only after the Planning and Zoning Board has conducted a special review hearing to determine that the barrier and resulting separation distance are adequate to protect the city from the detrimental impact of an excessive concentration of group homes in any one vicinity." Staff feels the arterial street (W. Prospect Road) and resulting separation distance of 200' are adequate to protect the city from the "detrimental impact of an excessive concentration of group homes in any one vicinity." 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 2914 W. Prospect Road is an existing, single-family, detached home. No exterior modifications to the building are proposed. There is a 25' x 30' concrete paved driveway (2 spaces) and a 25' x 30' gravel off-street parking area (2-spaces) that would be adequate for supervisory personnel and a limited number of visitors. A small sign which conforms to the City's Sign Code will be placed on the property. The home is compatible in architecture Shamrock Care Facility, Eight Client Elderly Group Home, Special Review, #43-95 November 20, 1995 P&Z Meeting Page 2 COMMENTS Background: The surrounding zoning and land uses are as follows: N: R-L; existing single family residential. S: R-M, B-L; Prospect Road, existing single family residential, existing group home. W: R-L; existing single family residential. E: R-L; existing single family residential. The property is Lot 5 of the Von Vihl Heights Subdivision (Larimer County) and was annexed into the City of Fort Collins on October 15, 1970. 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 Shamrock Care Facility, Eight Client Elderly Group Home meets the definition of "group home" as specified in Section 29-1. 2. Review Criteria: 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 3. An additional 1,500 square feet of lot area is required for each resident over three. An eight client group home would require a minimum lot size of 13,500 square feet. The proposed Shamrock Care Facility, Eight Client Elderly Group Home is on an 18,700 square feet lot and therefore meets the minimum lot size requirement. B. The minimum separation requirement between group homes in the RL zoning district is 1,500 square feet. 2914 W. Prospect Road is located on the north side of W. Prospect Road, a designated arterial street. According to the City's group home location map, 2914 W. Prospect is ITEM NO. 5 MEETING DATE 11/20/95 iii STAFF Mike Ludwig City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Shamrock Care Facility, Eight Client Elderly Group Home, Special Review, 943-95 APPLICANT: Christine A. Bryan 2707 S. Taft Hill Road Fort Collins, CO 80526 OWNER: Same as above. PROJECT DESCRIPTION: This is a special review for a group home for eight elderly clients. The home is an existing, single- family structure located at 2914 W. Prospect Road. The zoning is R-L, Low Density Residential. RECOMMENDATION: Approval. EXECUTIVE SUMMARY: The property at 2914 W. Prospect Road is an existing single-family detached home on a lot measuring 18,700 square feet. 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. Eight clients is the maximum number of residents, excluding supervisors, allowed in the R-L zoning district providing the lot is at least 13,500 square feet in size. There is an existing group home on the south side of W. Prospect Road that is approximately 200' from the proposed group home. As provided by Section 29-475(c) of the City Code, staff feels the arterial street and resulting separation distance of 200' are adequate to protect the city from the "detrimental impact of an excessive concentration of group homes in any one vicinity." A neighborhood meeting was held on September 7, 1995. The proposed group home has been found to be compatible with the surrounding neighborhood and there are no adverse impacts on adjacent properties. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT