HomeMy WebLinkAboutSUNSHINE HOUSE GROUP HOME - PRELIMINARY / FINAL - 9-95 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSNEIGHBORHOOD MEETING MINUTES
PROJECT: Sunshine House Board and Care Facility
DATE: February 16, 1995
APPLICANT: Marci Ann Harris
PLANNER: Ted Shepard
The meeting began with a description of the proposal and the
professional background of the applicant. The applicant is a
registered nurse with experience in senior care. The existing home
at 2413 Mathews Street would be converted into a personal board and
care facility for five senior citizens. The home will be staffed
on a 24-hour basis. The owners, Marci Harris and her husband, will
not occupy the home. A ramp will be constructed leading up to the
front door. In the future, two bedrooms may be added on to the
house. The facility will be licensed by the State of Colorado.
QUESTIONS,, CONCERNSp COMMENTS
1. At what point do you refer your clients to a full care nursing
facility for a higher level of care?
RESPONSE: Clients are referred to a full care nursing facility at
the point when. they are bedridden or if they start to wander
outside the home.
2. Will the staff be registered nurses?
RESPONSE: Only the applicant is a registered nurse. The staff will
be trained in C.P.R. and certified by the State in medication
administration. All staff are checked out by the State by the
Colorado Bureau of Investigation.
3. How many of these types of facilities are currently operating
in the area?
RESPONSE: Presently, we believe there are approximately 14 in Fort
Collins and 12 in Loveland.
4. What is your previous work history in this field?
RESPONSE: I was the Director of Nursing at Good Samaritan and
formerly employed at Fort Collins Health Care Center.
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ZONING..a.NNEXATION .-1ND DEVELOPMENT OF L-,ND
with the county Clerk and Recorder, showing the
description of the property upon which such group
home is permitted.
(Code 1972, § 118.82(17); Ord. No. 183, 1987, § 4,
12.1.87; Ord. No. 68, 1992, §§ 10, 11, 7.7.92)
Sec. 29.476. Supplementary building height
regulations.
(a) No building or structure shall exceed a max-
imum height of forty (40) feet above grade. This
limitation may be varied according to review cri-
teria for buildings or structures located in a Planned
Unit Development plan as defined, processed and
approved according to § 29.526.
(b) All dwellings shall be constructed with at
least seventy-five (75) percent of the roof surface
higher than seven (7) feet from grade.
(c) it shall be unlawful to construct, build or
establish any building, trees, smokestack, chim-
ney, flagpole, wire, tower or other structure or
appurtenance thereto which may constitute a haz-
ard or obstruction to the`safe navigation, landing
and takeoff of aircraft at a publicly used airport.
(d) No detached accessory building may exceed
eight (8) feet in height unless such building com-
plies with all of the yard setbacks for the district
in which such building is located.
(Code 1972, § 118.82(C); Ord. No. 117, 1991, § 13,
11.5.91)
Secs. 29.477-294W. Reserved.
Subdivision D. Off -Street Parking
and Vehicular Uses'
Sec. 29491. Definitions.
The following words, terms and phrases, when
used in this Subdivision, shall have the meanings
ascribed to them in this Section:
Landscaping shall refer to any combination of
living plants such as trees, shrubs, plants, vege-
tative ground cover and turf grasses, and may
include natural nonliving elements such as rock,
stone and bark, as well as structural features,
*Cross references —Parking Commission, § 2.321 et seq.;
vehicles and traffic, Ch. 28.
Supp. No. 19
2020.5
49 2 -
including but not limited to walks, fences. benc::
es, works of art, reflective pools and fountains.
Off-street parking area or vehicular use area
shall refer to all off-street areas and spaces de
signed, used, required or intended to be used for
the parking, storage, maintenance, sen-ice, repair,
display or operation of motor vehicles, inciuding
driveways or accessways in and to such areas. but
not including public streets and rights-of-.kay.
(Code 1972, § 118-81(D))
Cross reference —Definitions and rules of cons:. uc::on -en
erally, § 1.2.
Sec. 29.492. General requirements.
Any off-street parking or vehicular use area
shall meet the requirements as set for;:- in the
following subsections:
(1) Access. Unobstructed vehicular access to
and from a public street shall be provided
for all off-street parking spaces. Vehicular
access shall be provided in such manner as
to protect the safety of persons using such
access or traveling in the public street from
which such access is obtained and in such
manner as to protect the traiTic-carr;: ins
capacity of the public street from which,
such access is obtained.
(2) Circulation. Adequate provision shall he
made for the safe and efficient movement
of vehicles and pedestrians in any vehicu.
lar use area. Parking spaces, access drives.
traffic -control devices, sidewalks. curb cuts
and all other elements of.parking lot layout
shall be properly designed in conformance
with city specifications.
(3) Location.
A. Required off-street parking spaces shall
be located on the same lot or premises
as the building or use for which they
are required unless such spaces are pro-
vided collectively by two (2) or more
buildings or uses on adjacent lots in a
single parking area located within the
boundaries of those adjacent lots and
unless the total number of parking
spaces supplied collectively is equal to
the number of spaces required by this
I
§ 29.474
FORT COLLINS CODE
(d) No such veterinary clinic or hospital shall
board any animal for any length of time except
where such boarding is necessary to provide sur-
gical or other medical care to the animals. .
(Code 1972, § 118-82(E))
Sec. 29-475. Group home regulations; special
review. -
(a) Group homes shall conform to the lot area
and separation requirements
as specified in the
following table:
Maximum
Minimum
number of
Additional
separation
residents,
lot area
Maximum requirement
excluding
for each
permissible between
supervisors,
additional
residents, anv other
for minimum
resident
exciuding group home
Zone lot size
/square jeep
supervisors (feet)
R-E, R-F 3 2.000 8, 1,500
R-L, N-C-L 3 1,500 8 1,500
R-M, N-C-hi 6 750 15 1,000
R-H, N-C-B 6 500 20 700
B-G 6 500 20 700
(b) With respect to group homes which require
special review, the following regulations shall
apply:
(1) Before any group home shall be approved
in the N-C-L, R-E, R-F, or R-L zone (or any
other zone with permitted uses referenced
to the N-C-L, R-E, R-F, or R-L zone), the
Planning and Zoning Board shall first con-
duct a special review hearing for the pur-
pose of approving, denying, or approving
with conditions the application for a group
home use in such zone. If approved, the
board shall, with such approval, establish
the type of group home permitted and the
maximum number of residents allowed in
such group home. Said hearing shall be open
to the public, and the decision of the Plan-
ning and Zoning Board may be appealed to
the City Council pursuant to the provisions
of § 2-46 et seq.
2) The issues for consideration by the Plan-
ning and Zoning Board at the special re-
view hearing ;hail inciude an analysis of
the following:
a. Building height;
b. Building setbacks:
C. Building coverage of the lot;
d. External signage;
e. Traffic and parking;
f. Compatibility of architectural design
with the character of the surrounding
neighborhood;
g. Whether the types of treatment activi.
ties or the rendering of services pro-
posed to be conducted upon the prem.
ises is in a manner substantially incon.
sistent with the activities otherwise
permitted in the zoning district; and
h. Such other requirements for group homes
as are established in this Chapter.
(c) A group home may be located without con.
sideration 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, rail-
road tracks, river, or commercial/business district.
Such reduction in the separation requirement shall
be allowed only after the Planning and Zoning
Board has conducted a special review hearing to
determine that the barrier and resulting separa-
tion distance are adequate to protect the city from
the detrimental impact of an excessive concentra-
tion of group homes in any one vicinity.
(d) No permanent certificate of occupancy will
be issued by the city for a group home until the
person applying for the group home has submit-
ted a valid license, or other appropriate authori-
zation, or copy thereof, from a governmental agency
having jurisdiction.
(e) If active and continuous operations are not
carried on in a group home which was approved
pursuant to the special review provisions contained
in this Section for a period of twelve (12) consecu-
tive months, the group home use shall, be consid-
ered to have been abandoned. The group home
use can be reinstated only after obtaining approval
from the Planning and Zoning Board as ou, .Jned
m the special review provisions of this Sect., in.
(f) A notice of any group home permit granted
by the city, and any conditions imposed upon such
group home, shall be duly recorded by the city
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Supp. No. 19
PROPOSAL
February 16, 1995
To: City of Ft. Collins
Re: Personal Care Boarding Home for the Elderly
This is a proposal to the City of Ft. Collins to open a Personal Care Boarding Home
for the elderly at 2413 Mathews Street. This is an existing single family residence,
with a ranch style house.
The proposal is to place five elderly persons in the home and provide personal
care via staff personnel. The staff personnel will be scheduled as shift employees,
there will not be a live in caregiver. Outside structural alterations include building a
ramp to the front door of an incline not higher than thirty degrees. There is a
possibility of a two bedroom addition at a later date.
Projected operation date would be May 1st, 1995. This would be a Colorado State
licensed home subject to annual inspections. This Board and Care Home shall be
named Sunshine House.
If I can be of further assistance please contact me at 223-2201.
Sincerely Yours,
Marciann Harris
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Sunshine House PUD - Preliminary and Final, #8-95
April 24, 1995 P & Z Meeting
Page 4
FINDINGS OF FACT/CONCLUSIONS:
A. The proposed group home is more than 1,500 feet from the
nearest group homes in the area.
B. The maximum number of five residents, excluding supervisors,
complies with the lot size requirements for the R-L Zone
District.
C. An analysis of the review criteria for group homes, as found
in Section 29-475 (b) (2) of the Zoning Code, reveals that the
proposed use and treatment activity is compatible with the
neighborhood.
D. A neighborhood information meeting revealed no major problems
with the proposed use or treatment activity.
RECOMMENDATION:
Staff recommends approval of Sunshine Board and Care Home, Group
Home Review, for five elderly persons, excluding supervisors, at
2413 Mathews Street, #9-95.
Sunshine House PUD - Preliminary and Final, #8-95
April 24, 1995 P & Z Meeting
Page 3
Criteria a, b, and c:
The existing home is a one-story, single family structure that
conforms with the established setbacks and lot coverage as found in
the surrounding neighborhood.
Criterion d:
The proposed sign will conform with the restrictions for the R-L
Zone as found in the Sign Code. The total allowable square footage
would be two square feet in area per face.
Criterion e:
The clients will not be allowed to have cars. There are two spaces
in the driveway, one for the shift employee and one for the
owner/applicant. The amount of traffic is anticipated to
approximate that of a single family residence. There may be
additional traffic on weekends and/or holidays due to family
visits.
Criterion f:
The existing structure is a ranch -style single family home that was
originally constructed along with all the other homes in the
neighborhood. The only exterior changes on the front will be a
handicap ramp leading from the driveway to the front door. There
may an addition into the rear yard area but this will not impact
the architectural compatibility of the neighborhood.
Criterion g:
The treatment activity is the personal board and care of five
elderly persons. This is fundamentally a residential activity. As
such, this treatment is not inconsistent with the activities
otherwise permitted in the zoning district.
3. Neighborhood Compatibilit
A neighborhood meeting was held on February 16, 1995. Minutes to
this meeting are attached. Very few comments were made by those
attending the meeting regarding the land use. Rather, most
questions pertained to the operational characteristics and the
background experience of the applicant. Based on the input from
the neighborhood and the merits of the application, Staff considers
the proposed group home to be compatible with the neighborhood.
Sunshine House PUD - Preliminary and Final, #8-95
April 24, 1995 P & Z Meeting
Page 2
COMMENTS:
1. Background•
The surrounding zoning and land uses are as follows:
The property is surrounded on all four sides by single family
residences. The neighborhood is zoned R-L, Low Density
Residential.
2. Land Use:
As a group home, the request is reviewed against Section 29-475 of
the Zoning Code. The request is not a P.U.D.
A. Lot Area and Separation Requirements:
Based on the size of the lot (9,200 square feet), the maximum
number of residents, excluding supervisors, is five. The request
satisfies this requirement.
The minimum distance from any other group home must be 1,500 feet.
The nearest group homes are located on East Stuart Street,
approximately 3,500 feet to the north and on East Swallow Road,
approximately 4,000 feet to the south. The request, therefore,
satisfies the minimum separation requirement.
B. Review Criteria:
Section 29-475 includes specific criteria that may be considered by
the Planning and Zoning Board when considering a request for a
group home. These are:
a. Building height;
b. Building setback;
C. Building coverage of the lot;
d. external signage;
e. Traffic and parking;
f. Compatibility of architectural design with the character
of the surrounding neighborhood;
g. Whether the types of treatment activities or the
rendering of services proposed to be conducted on the
premises is in a manner substantially inconsistent with
the activities otherwise permitted in the zoning
district;
h. Such other requirements for group homes as are
established in this chapter.
ITEM NO. 2
MEETING DATE 4/24/95
STAFF Ted Shepard
PLANNING AND ZONING BOARD
J
STAFF REPORT
PROJECT: Sunshine House Board and Care Home, Group Home
Review, #9-95
APPLICANT: Marciann Harris
5546 Fossil Court East
Fort Collins, CO 80525
OWNER: Same
PROJECT DESCRIPTION:
This is a request for a Group Home at 2413 Mathews Street for
senior citizens. The facility is a personal board and care home
staffed on a 24-hour basis. The lot size is 9,200 square feet
which allows a maximum of five clients. The property is zoned R-L,
Low Density Residential.
ION: Approval
EXECUTIVE SUMMARY:
The group home is located on a lot that will allow up to a maximum
of five residents, excluding supervisors. The group home is
located substantially more than the required 1,500 feet from other
group homes. The group home satisfies the review criteria as found
in Section 29-475 (b) (2) of the Zoning Code and is also found to
be compatible with the surrounding neighborhood.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
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14. How many parking spaces are required?
RESPONSE: Two spaces are required which are provided in the
existing driveway.
15. Will pets be allowed?
RESPONSE: Pets will be allowed on a case by case basis. It will
depend on the type of pet, the age of the pet and weather the pet
has the temperament for a group home setting.
16. What is the size of the house?
RESPONSE: Presently, the house contains three bedrooms and two
bathrooms. As mentioned, we are considering the possible
conversion of the existing two car garage into two bedrooms at some
time in the future. The backyard is fenced.
17. Will there be any interaction with the neighbors?
RESPONSE: This will depend on the. neighbors. We encourage
interaction but it is not forced. We usually have volunteers who
come into the house for social interaction. On Sunday afternoons,
we have a Pastor come in and perform a service. We hope to become
accepted into the neighborhood and have our clients considered to
be neighbors.
18. When do you plan on opening?
RESPONSE: We could open immediately for only two clients. This is
allowed by Zoning. For five, we must first get the approval of the
Planning and Zoning Board as well as the State.of Colorado. Our
Planning and Zoning Board hearing is scheduled for April 24, 1995.
We would like to open in May.
19. Is the right for the board and care facility transferable?
RESPONSE: The right for the land use under the Zoning Code is
transferable as long as there is no discontinuance of 12
consecutive months or more. Under the State laws, a new owner or
operator must be reviewed and licensed before transfer.
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5. What are the separation requirements for distance from another
group home?
RESPONSE: The Zoning Code requires us to be 1,500 feet from another
group home or senior care facility.
6. Will you or any staff live in the house?
RESPONSE: No, the staff will be employed on a 24-hour shift basis.
7. Will each client have their own room?
RESPONSE: Yes, unless they are husband and wife.,
8. Are there pull -cords in each bedroom?
RESPONSE: No, we use a necklace device to alert staff in case of
the :need for immediate attention. During the night shift, staff
checks in every two -hours.
9. Will you be doing elderly daycare?
RESPONSE: We will allow seniors to come into the home on an
"eldercare" basis until a permanent position opens up.
10. Do eldercare clients count as occupants?
RESPONSE: Not according to State law.
il. Will the house be maintained as if it were owner -occupied?
RESPONSE: Yes, we will hire a lawn service for the summer and a
snow shoveling service during the winter. Usually, this is the
same company.
12. Do you provide outside activities?
RESPONSE: Yes, outside activities are based on individual needs.
When the weather is warm, we take walks. When the weather is
inclement, we go to the mall or Sam's Club for shopping/exercise.
Once a week, we take a drive and have an outing of some sort. We
have daily activities indoors.
13. How many vehicles are associated with this activity?
RESPONSE: During the day, there will be two vehicles, one for Marci
and one for staff. During.the night, there will be one vehicle.
on weekends, we expect family and visitors so the number will vary
from time to time.
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