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HomeMy WebLinkAboutCASTLE RIDGE GROUP HOME - FDP220013 - SUBMITTAL DOCUMENTS - ROUND 2 - PROJECT NARRATIVE CASTLE RIDGE GROUP HOME PROJECT DEVELOPMENT PLAN / FINAL DEVELOPMENT PLAN NARRATIVE 2 November 2022 Conceptual Review: 12/17/2020 Neighborhood Meeting: 5/4/2021 & 7/26/2022 General Information The property at 636 Castle Ridge Court represents a unique opportunity in our city to provide a home-based memory care option for seniors with Alzheimer’s dementia. The proposed project is a renovation of an existing accessible residence from a single-family home to a group home. The purpose being a family-like setting for seniors with disabilities to age in place comfortably and receive specialized care for their disabilities. The house is located within the Castle Ridge at Miramont PUD and within the Low Density Residential (R-L) Zone District. Single-family homes are adjacent to the property on the northwest, southeast, and across the street to the southwest. Mail Creek Ditch runs along the northeast property line. A neighborhood meeting was held on April 5th, 2021. Concerns voiced included increased traffic, parking, the level of occupancy, privacy, who the investors were, and compatibility with existing neighborhood character. The owners mitigated as many concerns as possible and proceeded with the development plan. The project went to the Planning and Zoning Commission on March 23, 2022. The neighbors and a number of the commissioners indicated that they were not opposed to the use, but they thought that 16 people would put an excessive burden on the neighborhood. The Commission, denied the application. In response to the concerns raised by the neighbors and the Commission, the owners revised their business and care model and found a way to create a successful care home with a lower occupancy level and with other revisions to address neighbors’ concerns. This new application reflects the new proposal. Specifically:  Parking: Rather than converting both two-car garages to living space, only one garage will be converted, leaving the other open for staff parking. Thus, there will be a total of six off- street parking spaces available for staff, guests, and periodic deliveries. Two parking spaces, as required, are provided. Two additional parking spaces are located within the garage and the driveway can accommodate two cars, there are three spaces on-street for a total of nine spaces. Additionally, four bike parking spaces are provided in the central courtyard to accommodate multimodal transit options. The owners will ask guests to minimize on-street parking and limit that parking to in front of the home itself. This home will be proactively managing parking ingress and egress using a third-party parking application called Parkalot. The application is web based and can be accessed through both cell phones and home computers. The interface shows the location of individual parking stations and corresponding time slots available 24 hours a day. Reservations for parking will be available up to 14 days in advance. On average individuals can complete their reservations in 37 seconds. Training in the use of the parking application will be part of the onboarding process for family members with clients in the home and will be contractually obligated to use. Friends of clients that wish to visit will be encouraged to call ahead before visiting unless they have received the same training and access as family members on the use of the parking application. Parking stalls will be numbered for clarity of where to park. As a reminder, the residents themselves do not drive or own vehicles on account of their disabilities, and guest will be asked to schedule visits. There will be two staff on duty during each of two-day shifts and one staff during the night.  Traffic: A new traffic analysis was performed by traffic engineer Matt Delich. This study is based on both the new occupancy level and on updated standards issued by the ITE’s 11 th Edition of the Trip Generation Manual. This shows that the number of additional vehicle trips to and from the home are minimal. The owners also reiterate their commitment to work with visitors on appropriate scheduling, limit deliveries to what would normally be expected of an average home (i.e. no large delivery trucks, groceries brought in by personal vehicle, laundry done in house, etc.), and try to minimize staff changes during peak hours. The owners further reiterate their willingness to work with adjacent neighbors if any impacts arise.  Neighborhood Character: The change of use does not alter the residential character of the home. The footprint will not change and there are no changes to the exterior hardscape, except for the enclosure of part of an existing back patio and the installation of a 6’ tall vinyl fence. Trash and recycling will be located in the retained garage and will only be visible when brought to the street on trash days, similar to the other existing homes. There will be no signage posted to distinguish this home from any other in the neighborhood.  Privacy: The number of bedroom windows needed on the northwest side of the home has been reduced from four to one, thereby addressing the privacy concerns of the neighbor on this side of the home. Natural screening will remain in place.  Safety and Comfort for Residents: Within the home, a sprinkler system will be added, and one garage and the swimming pool room will be converted to bedrooms, bathrooms, family rooms and dining rooms for a total of 10 residents. Residents will have 24-hour supervision and care including enhanced door security and video monitoring. The existing home is already handicap accessible and wraps around a courtyard which provides a protected, safe, outdoor space. This home will be licensed by, and will meet all regulatory requirements established by, the Colorado Department of Public Health and the Environment. Staff in this home will be overseen by a qualified administrator and will have enhanced training for the care of people with dementia. A second neighborhood meeting was held in July where many of the same concerns were voiced. It is hoped that these concerns will be alleviated once the neighbors see this revised development application. The Planning Director granted reasonable accommodation for the 10-resident model on May 19, 2022. The Miramont HOA also agreed to a 10-bed residential group home and granted reasonable accommodation in a letter dated April 23, 2022. Current and future owners: Xiomara Diaz and Christopher Eric Shenk – 636 Castle Ridge Ct.