HomeMy WebLinkAboutDOUGLAS MANOR GROUP HOME - SPECIAL REVIEW - 63-88 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS•
ITEM NO. 4
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PLANNING AND ZONING BOARD MEETING OF %8
STAFF REPORT
PROJECT: Douglas Manor Group Home - 3012 Worthington Street, Spe-
cial Review, #63-88.
APPLICANT: Douglas and Sarah Merle
3012 Worthington Street
Fort Collins, CO 80526
OWNER: Same
PROJECT PLANNER: Linda Ripley
PROJECT DESCRIPTION: Request for a group home for a maximum of five
elderly residents, located at 3012 Worthington Street, zoned R-L Low Density
Residential.
RECOMMENDATION: Approval with conditions.
EXECUTIVE SUMMARY: This is a request for a group home for five elderly
residents in the R-L Low Density Residential District. The City's zoning
ordinance provides a list of requirements for group homes including minimum
separation from other group homes, maximum number of residents for lot size,
authorization by a governmental agency and compatibility of architectural
design with the character of the surrounding neighborhood. The proposed
group home will consist of five elderly residents cared for by Sarah Merle, a
registered nurse, and one full time staff member.,"bouglas Manor group home
meets the requirements of the City Code regarding group home special review.
OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750
SERVICES, PLANNING DEPARTMENT
Douglas Manor Group Home #63-88
P & Z Meeting - September 26, 1988 •
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: RL - Single Family Residences
S: RL - Single family Residences
E: RL - Single Family Residences
W: RL - Single Family Residences
In 1981 the City adopted group home regulations which sought to provide for
the placement of a variety of group homes as well as establish reasonable
requirements with respect to the licensing, separation of group homes and
impact on the neighborhood. In December of 1987, the City amended the
regulations to include additional review criteria for group homes. The special
review procedures do not require rezoning. Group homes are considered a
legitimate use in the R-L zone, subject to a special review hearing, by the
Planning and Zoning Board, for the purpose of approving, denying or approv-
ing with conditions the application. If approved the Board shall establish the
type of group home permitted and the maximum number of residents allowed.
2. Review Criteria: •
Group homes in the R-L zone shall conform to the lot area and separation
requirements as follows:
1. The maximum number of residents, excluding supervisors, for minimum
lot size (6000 s.f.) is 3. An additional 1,500 square feet of lot area is
required for each resident over three.
This project proposes 5 elderly persons, requiring 9,000 square feet of
lot area. The lot at 3012 Worthington is 10,000 square feet.
2. The minimum separation requirement between group homes is 1,500
feet.
According to the City's group home location map, this site is
approximately 1,700 feet from the nearest existing group home.
3. Other issues for consideration by the Planning and Zoning Board
include an analysis of the following:
a. Building height.
b. Building setbacks.
c. Building coverage on the lot.
d. External signage.
e. Traffic and parking.
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E
Douglas Manor Group Home #63-88
P & Z Meeting — September 26, 1988
Page 3
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.
The house at 3012 Worthington is existing and the applicant does not d
plan any additions to the house. The existing three car garage � Sf �
family room will be remodeled to create the resident's living area. T' he
appearance of the garage exterior is consistent with the architectural
character of the neighborhood. The applicant has indicated that there
will be no signage and the elderly residents will not drive or store
automobiles on the property. In general the types of activities
anticipated with this group home arc consistent with activities
associated with the neighborhood and otherwise permitted in the R-L
zone.
3. Other Issues:
The City Code is very specific about the issues that the Planning and Zoning
Board arc to consider during the special review hearing for a group home.
Many subdivisions arc also subject to private covenants which may deal with
the issue of whether a group home is permissible. It has been the City's policy �.
not to get involved with the question of whether or not private covenants have
been complied with.
If the group home ceases to operate for a period of 12 consecutive months, the
group home use shall be considered to be abandoned. The group home use can
be reinstated only after approval of the Planning and Zoning Board as outlined
in the City Code.
4. Neighborhood Meeting
Seven neighborhood residents attended the neighborhood meeting held Thursday
August 4, 1988. The neighborhood meeting summary as well as letters received
concerning this project are attached.
RECOMMENDATION:
The proposed group home satisfies the requirements of the City Code relating
to Group Homes and staff believes that the size, scale and the general
appearance of the home will be consistent with the character of the neighbor-
hood. Staff recommends approval of Douglas Manor Group Home #63.88, with
the following conditions: A
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Douglas Manor Group Home ##63-88
P & Z Meeting — September 26, 1988
Page 4
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2. There will be a maximum number of two (2) staff persons working in the
home at any one time.
3. The elderly residents would not be allowed to drive or store automobile on
the property.
4. There will be no signage for the group home.
is
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a a
Douglas Manor. alternative care facility, a group home for the aging.
Purpose: To provide quality individualized care to elderly persons
unable to care for themselves in a home type atmosphere as opposed
to a nursing home.
I. Type of residents.
A. Number of residents will be a maximum of five.
B. Residents will be ambulatory we will not be able to accept
wheelchair bound.
C. Residents will not have cars, we will provide or arrange
any transportation.
II. Staff.
A. Doug Merle. Facility manager.
1. Responsible for bookkeeping and aaintainance.
2. Assists in resident care.
B . Sarah Merle R.N.
1. Dispenses medication according to Doctors prescription.
2. Administers intravenous treatments.
3. Does blood pressure and Diabetes checks.
4. Resident care.
C. An additional full time staff member to help care for residents.
III. Facility, 3012 Worthington.
A. Residents area will be the remodeled 3 car garage and existing
family room on ground level.
B.
An enclosed
patio
will be added
at the rear
of
the house.
C.
Remodeling
in the
garage will be
such as to
not
detract from
the exterior appearance of tie home.
D. There will be no signs indicating the presence of the A.C.F.
our goal is to maintain the appearance of a residence. 0
IV. Synopsis of conditions imposed by licensing agency, The
Colorado Department of Health as set forth in publication
W/P 0314C revised 3-12-87.
A. All ACFs shall operate in full compliance with applicable
zoning, housing, fire, sanitation and other codes and
ordinances imposed by any city, county, town or other
political subdivision regulated by these rules and regulations.
1. ACFs shall have a fire safety plan and have fire
extinguishers and smoke detectors.
2. They shall meet minimum square footage requirements of
90 feet per person per bedroom, single occupancy.
3. Must meet laundry, cooking and bathing facility needs.
4. Must have a dining area.
5. Meet resident room standards for fixtures and equipment.
6. Meet laundering requirements.
7. Meet sanitation requirements.
8. Keep patient records.
9. Pleet standards of service to residents including instruction:
as to minimum services to be provided.
10. Follow medication dispensing requirements.
11. Meet personell and staffing requirements.
12. Have written policy and resident rights statements.
13. State licensing includes training of the operators
by the State Department of Health.
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NEIGHBORHOOD MEETING
ITEM: Merle Group Home Request
DATE: August 4, 1988
LOCATION: 3012 Worthington
APPLICANT: Doug Merle
QUESTIONS, CONCERNS COMMENTS:
1. There was a concern expressed that there are too many rental properties and
home occupations existing in the neighborhood causing traffic and parking
problems.
Douglas Manor Group Home will have a maximum of five elderly residents.
The elderly residents will not be allowed to drive or store vehicles on the
property.
2. The neighborhood is concerned about traffic control, particularly speeding on
Worthington.
It is unlikely that an additional five elderly people, who do not drive, will
contribute significantly to this problem.
3. Will the appearance of the home fit with the neighborhood. We arc con-
cerncd about the appearance of the garage in particular.
The applicant does
not plan
to enlarge the house to accommodate the group
home. An
existing
three -car
garage and family room will be remodeled to
create the
elderly
resident's
living area. The only change to the exterior
appearance
of the
home is
the addition of windows in areas that were
previously
garage doors.
4. A land use like this in the neighborhood will decrease property values.
Predicting future property values is not part of the City's review process,
however the following issues are considered:
a. Maximum number of residents.
b. Separation from other group homes.
c. Building height and setback.
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d. Signage.
c. Traffic and parking.
f. Architectural design.
g. Compatibility of activities and or services with the
neighborhood.
5. The sidewalks in the neighborhood are not wide enough. The combination of
narrow attached sidewalks and speeding vehicles is dangerous.
This comment has been forwarded to a committee currently working to
revise City sidewalk standards. This existing problem is not relevant to the
review of the Douglas Manor Group Home.
6. What alternative care facilities are available in Fort Collins?
The planning department records indicate approximately twelve other group
homes for the elderly in operation in Fort Collins. In addition there arc
several more traditional nursing home facilities offering a wide range of
services. The City's review process does not require an applicant to
demonstrate a need for the services they will provide.
7. Will the group home accept patients that are mentally ill?
The applicants indicate that it is their intention not to accept residents
diagnosed as having Alzheimer's disease or people known to be mentally ill.
Residents of this group home will be those who through physical or mental
handicaps such as forgetfulness or senility need some help in going about
their daily activities.
8. Will the elderly residents be allowed to leave the home unsupervised?
If a resident is lucid and physically capable of leaving the home, they
would not be restricted. On the other hand, residents that are forgetful,
likely to be disoriented or have other physical handicaps which would
prohibit them from functioning independently, would be supervised when
they leave the home.
-2-
DL'� ant Services
r� PL ning Department
City of Fort Collins
July 18, 1988
Dear Rcsidcn
On Thursday. August 4, 1988, from 7:00 - 9:00 p.m., at the: Church of Chr.
2810 Meadow rk*, the staff of the Planning Department will hold a put,
information r ctin9 on q rnrnnncr•ri nrn nrr ;n .,fir-
project is cor. ionly referred to as Merle Group flume.
The applican: is requesting a group home for 5 cldcrly persons. The prop,, i
Project is loc .d at 3012 Worthington.
The purpose the August .1 mceiing is to present the proposed 1,;velopw i
plan to the , gliburhood, answer questions about tiic project and i-cccive C
mcnts from t surrounding resia,;nts on this mutter. The Staff would stron
urge you to send this meeting. If you cannot aoenC, written eoijunents r.
be sent.
The list of a ectcd property owners being notified for this neighborhood me -
ing is derive( from official records of the Larimer County Assessor. Because f
the lag time ,twcen home occupancy and record keeping, or because of ren 11
situations, a :w affected property owners may have been missed. Please f -I
free to notif% your neighbor of this pending meeting so all neighbors may hn c
the opportune: • to attend.
If you have .iny questions regarding this matter, please call our office it
221-6750 or D lug Merle, the applicant, at 223-5781.
sinccrPly, , /
/"/ #oak )7�/
LirTtTa Ripley
Project Plann,
LR/bh
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"This meeting s fully accessible to handicapped persons.
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