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3. Conditional Use Permit - Flathead Attention HomeCity of Kalispell Planning Department 17 2d Street East, Suite 211, Kalispell, Montana 59901 Telephone: (406) 751-1850 Fax: (406) 751-1858 website; kalispellplanning. com REPORT TO: Kalispell Mayor and City Council FROAL, Nicole C. Johnson, Planner II James H. Patrick, City Manager SUBJECT Conditional Use Permit for the Flathead Attention Home MEETING DATE: April 2, 2007 BACKGROUND: This is a request from Lance Isaak of Youth Homes to locate and construct a youth shelter care facility on an approximately 14,000 square foot property located at the northeast corner of Eighth Avenue East North and East Oregon Street. The property is zoned R-3, Urban Single -Family Residential, which requires a conditional use permit to operate a foster or group home within the district. The property can be legally described as lots 2 and 3 of the Resubdivision of Lot 1 of North East Addition, located in Section 8, Township 28 North, Range 21 West, Flathead County, Montana. The Kalispell City Planning Board held a public hearing on March 13, 2007, and after hearing the staff report, testimony from the applicant and other members of the public, the board recommended the City Council approve the conditional use permit subject to the conditions listed in the staff report. RECOMMENDATION: A motion to approve the conditional use permit would be in order. FISCAL EFFECTS: Minor positive impacts once fully developed. ALTERNATIVES: As suggested by the City Council. Respectfully submitted, Nicole C. Jo son Planner II Report compiled: March 27, 2007 c: Theresa White, Kalispell City Clerk ��es H. Patrick City Manager City of Kalispell P. O. Box 1997 Kalispell, Montana 59903-1997 GRANT OF CONDITIONAL, USE APPLICANT: Flathead Attention Home c/o Lance Isaak 14 Panoramic Drive Kalispell, MT 59901 LEGAL DESCRIPTION: Lots 2 and 3 of the Resubdivision of Lot 1 of North East Addition, in Section 8, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana ZONE: Urban Single Family Residential, R-3 The applicant has applied to the City of Kalispell for a conditional use permit to allow the construction of a youth shelter care facility located in an Urban Single Family Residential, R-3, zoning district. The Kalispell City Planning Board and Zoning Commission, after due and proper notice, on March 13, 2007, held a public hearing on the application, took public comment and recommended that the application be approved subject to five conditions. After reviewing the application, the record, the RPD report, and after duly considering the matter, the City Council of the City of Kalispell, pursuant to the Kalispell Zoning Ordinance, hereby adopts Kalispell Planning Department Conditional Use Report #KCU-07-1 as the Council's findings of fact, and issues and grants to the above -described real property a conditional use permit to allow the construction of a youth shelter care facility in an Urban Single Family Residential, R-3, Zoning district subject to the following conditions: 1. The proposal, including the submitted elevation drawings, will be developed in substantial conformance with the approved site plan and the Kalispell Zoning Ordinance. 2. Lots 2 and 3 shall be aggregated into one lot prior to issuance of a building permit. 3. A sign permit shall be obtained prior to the issuance of a building permit. The sign shall be no larger than six square feet, shall be mounted flush to the building and shall not be illuminated. 4. That all required licensing, inspections and approvals are obtained from the State Department of Public Health, the Kalispell Fire Marshal and City Building Department. 5. That commencement of the approved activity must begin within 18 months from the date of authorization or that a continuous good faith effort is made to bring the project to completion. Dated this 2nd day of, 2007. STATE OF MONTANA ss County of Flathead Pamela B. Kennedy Mayor On this day of , 2007 before me, a Notary Public, personally appeared Pamela B. Kennedy, Mayor of the City of Kalispell, known to me to be the person whose name is subscribed to the within instrument and acknowledged to me that she executed the same on behalf of the City of Kalispell. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal, the day and year first above written. Notary Public, State of Montana Residing at Kalispell, Montana My Commission Expires City of Kalispell Planning Department 17 - 2' Street East, Suite 211, K.,alispeil, Montana 59901 Telephone: (406) 751-1$50 Fax: (406) 751-1858 Website: kalispellplanning.com March 27, 2007 James H. Patrick, City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 Re: Conditional Use Permit for the Flathead Attention Home Dear Jim: The Kalispell City Planning Board met on March 13, 2007 and held a public hearing to consider a request from Lance Isaak of Youth Homes to locate and construct a youth shelter care facility on an approximately 14,000 square foot property located at the northeast corner of Eighth Avenue East North and East Oregon Street. The property is zoned R-3, Urban Single -Family Residential, which requires a conditional use permit to operate a foster or group home within the district. The property can be legally described as lots 2 and 3 of the Resubdivision of Lot 1 of the North East Addition, located in Section 8, Township 28 North, Range 21 West, Flathead County, Montana. Nicole C. Johnson, with the Kalispell Planning Department, presented staff report KCU-07-1 providing details of the proposal and the staff evaluation. She noted that state law considers shelter care facilities residential uses and that cities are prohibited from denying permits or adding conditions that wouldn't otherwise apply to residences in general; the public hearing is a forum to provide information and allow for comment. Staff recommended approval of the conditional use permit subject to five conditions. During the public hearing, Lance Isaak of Youth Homes and Development Assistant for the Flathead Attention Home, Hannah Plumb, spoke in favor of the proposal offering an overview of the program and highlighting the importance and need for such a facility in the community. Three individuals from the surrounding area asked questions about the Flathead Attention Home's hours of operation, curfew and, fencing plans and relayed their concerns about having this facility in their neighborhood. Safety, crime, and property values were among these concerns. The public hearing was closed following these comments. The Planning ri i n g Board discussed the proposal and voted unanimously to recommend approval of the requested conditional use permit subject to the five conditions listed in the staff report. Please schedule this matter for the April 2, 2007 regular City Council meeting. You may contact this board or Nicole C. Johnson at the Kalispell Planam g Department if you have any questions regarding this matter. Sincerely, Kalispell City Planning Board W__(_I &4$u� t� Timothy Norton President Attachments: Exhibit A --Conditions of Approval Staff report K.CU-07- 1 and application materials Minutes from the 3 / 13 / 07 planning board meeting c w/ Att: Theresa white, Kalispell City Clerk c w/o Att: Flathead Attention Home c/ o Lance lsaak 14 Panorami'c Drive Kalispell, Montana 59901 2 F�"HIBIT A FLATHEAD ATTENTION HOME KALISPELL CITY PLANNING BOARD MARCH 13, 2007 The Kalispell City Pla n r i n g Board held a public hearing on this matter at the regularly scheduled planning board meeting on March 13, 2007. The following conditions are recommended with approval of the conditional use permit: 1. The proposal, including the submitted elevation drawings, will be developed in substantial conformance with the approved site plan and the Kalispell Zoning Ordinance. 2. Lots 2 and 3 shall be aggregated into one lot prior to issuance of a building permit. 3. A sign permit shall be obtained prior to the issuance of a building permit. The sign shall be no larger than six square feet, shall be mounted flush to the building and shall not be illuminated. 4. That all required licensing, inspections and approvals are obtained from the State Department of Public Health, the Kalispell Fire Marshal and City Building Department. S. That commencement of the approved activity must begin within. 18 months from the date of authorization or that a continuous good faith effort is made to bring the project to completion. NCJ k FLAT ATTENTION HOME REQUEST FOR A CONDITIONAL USE PERAUT PLANNING DEPARTMENT STAFF REPORT #ICU-07-1 MARCH 3, 27 This is a report to the Kalispell city Planning Board and Kalispell city council regarding a request for a conditional use permit to locate a youth shelter care facility M* an R-3, Urban Single -Family Residential zoning district. A public hearing on this matter has been scheduled before the planning board for March 13, 2007 be g at 7:00 PM, in the Kalispell City Council Chambers. The planning board will forward a recommendation to the Kalispell city council for final action. BACKGROUND ]NFORMATION: Youth shelter care facilities serving eight or fewer persons fall under a special provision in the state statutes, Section 76--2--401, M. C.A. , that give them a specific "residential" status. Because of this special status no conditions may be placed on the permit that would not otherwise apply to residences in general. Additionally, a conditional use permit for shelter care facilities or group homes cannot be denied by the governing body and the public hearing is intended as a forum for information and public comment. A. Petitioner: Flathead Attention Home c/o Lance Isaak 14 Panoramic Drive Kalispell, Montana 59901 (406) 721-4622 B. size and Location: The property consists of two vacant lots located at the corner of Eighth Avenue East North and East Oregon Street and together encompass approximately 14,000 square feet. The property can be legally described as lots 2 and 3 of the resubdivision of Lot 1 of North East Addition, located in section 8, Township 28 North, Range 21 west. C. Summary of Request: The applicant is requesting a conditional use permit to allow a youth shelter care facility serving eight or fearer youths between the ages of 10 and 18. The applicant proposes to aggregate the two lots and construct a home with an attached garage in the center of the property. The garage and paved driveway are planned to accommodate two passenger vans, staff and visitor vehicles. Two to six vehicles may be expected at the site with up to 10 vehicles on Wednesday mornings for staff meetings. The Shining Mountain Church to the North of the property has agreed to share their parking lot which is seldom used during the weep to provide for these additional vehicles. The facility will be staffed 24 hours a day and is licensed by the State of Montana Department of Public Health and Human Services. Landscaping and fencing will be consistent with what is present in the neighborhood. D. Existing Lautzd Use and Zoning: The property is zoned R-3, Urban Single -Family Residential, and is currently vacant (See Zoning Vicinity Map) . E, Adjacent Land Uses and zoning: The immediate area is characterized by single- family dwellings on urban sized lots ranging from historic houses to mobile homes and is zoned R-3, Urban Single Family Residential. Shining Mountain Church exists to the north of the property. US Highway 2, a major arterial, exists two blocks south of the property and whitefish Stage Road, a or arterial, can be accessed one block to the west. Commercial uses exist in the areas outside of the R-3 zoning district along the US 2 and whitefish Stage Road corridors. FIGURE 1. Flathead Attention Hone Vicinity Location P F. Relation to the Growth Policy: The current Kalispell City Growth Policy Map designates this area as urban residential, which provides the basis for the R 3, Urban Single Family Residential, zoning designation. Chapter 3, Policy 10 of the Growth Policy, states that single family homes are the primary housing types in the urban residential land use category. G. U'tilitiesrServices: Sewer service: City of Kalispell Water service: City of Kalispell Solid waste: City of Kalispell Gas: Northwest Energy Electric: Flathead Electric Cooperative Phone: Century Tel Police: City of Kalispell Fire: Kalispell Fire Department Schools: School District #S, Kalispell EVALUATION OF THE REQUEST This application has been reviewed in accordance with the conditional use review criteria in the Kalispell Zoning Ordinance. 2 1. �-A Site Suitability: a. Adequate Useable, Space. The property consists of two vacant lots that together encompass approximately 14,000 square feet on the corner of Eighth Avenue East North and East Oregon Street. The proposed home and attached garage would cover approximately 5,200 square feet of the site and the proposed location would comply with setbacks required in the R-3 zoning district. There is adequate space on the site for the proposed structure, access and n * n'r um parking requirements. FIGURE 2. Proposed Flathead Attention Home Building Site from the Corner of East Oregon Street and Eight Avenue East North b. Adequate Access: The property can be accessed from East Oregon street and Eighth Avenue East North. There is an alley right-of-way to the east of the property, however, it is undeveloped. Eighth Avenue East North receives little traffic and is likely used by the local residents in the immediate area. East Oregon street becomes an urban collector one block west of the property connecting whitefish Stage Road to Us Highway 93 and is subject to higher traffic volumes. However, traffic does not appear to be an issue and access to the site is good. C. Environmental Constraints: There are no obvious environmental constraints apparent on the property. The site is level and exists in a developed residential area of Kalispell. Appropriate Design; a. Parking Scheme: As stated previously, a youth shelter care facility is considered a single family residential use per state law. The Kalispell Zoning Ordinance Section 2 7. 26.0 50 (41 ) requires two parking spaces per single family residential dwelling unit. The applicant plans to accommodate two passenger vans and provide two add" Aim W` off-street parking spaces fo- r empioyees within the attached two car garage and connecting paved driveway before staff or visitors would park on the street. Two to six vehicles may be expected at the 3 site with up to 10 vehicles on Wednesday mornings for staff meetings. The Shining Mountain Church to the north of the property has agreed to share their parking lot which is seldom used dining the weep to provide for these additional vehicles. The proposed plan meets and exceeds the two parking space -mm=urn and the neighborhood is expected to be able to handle any overflow parking. b . Traffic Circulation: Two to 10 vehicles may be generated by the construction and use of the youth shelter care facility. on average, one to two staff vehicles will be present at all times and one visitor may be expected daily. The facility is staffed 24 hours a day. As stated previously, staff and visitor parking will be provided in an attached two car garage, paved driveway and in the Shining Mountain Church parking lot adjacent to the property to the north. The construction of the home is not expected to significantly alter current traffic circulation within the site and the neighborhood is expected to be able to handle any additional overflow parking. C. Open Space: No specific open space requirements are required under the R--3 zoning district other than the required setbacks. d. Fencing/Screening/Landscaping: The two lots in question are currently vacant and do not contain landscaping features or fences. However, the applicant proposes to provide landscaping and fencing that would be consistent with what is present in the neighborhood. e. SiMage: A small wooden sign will be hung on the residence to identify the home. This sign shall comply with Kalispell zoning Ordinance Sign Regulations for the R-3 zoning district. S. Availability of public Services / Facilities: a. Schools: This site is within the boundaries of School District #5. No impact is anticipated with the proposed use. b. Parrs and Recreation: Lawrence Park, a 56--acre facility, exists two blocks north of the property. There should be no significant impact on the parks and recreation programs and facilities as a result of this use. C. Police: Police protection will be provided by the Kalispell Police Department. No unusual impacts or needs are anticipated from the proposed use. d. Fire Protection: Fire protection will be provided by the Kalispell Fire Department. The group home will need to comply with the International Fire Code and will be coordinated with the Kalispell Fire Marshal. while there is a fire hydrant on the south west corner of the property, sprinklers will be necessary to supplement low water pressures in the area for safety purposes. The site is easily accessed in the case of a fire. e. Water: City water will be used to serve the group home. No significant impact on water services can be anticipated as a result of this facility. 4 f. Sewer: Sewer service will be provided by the city of Kalispell. No significant impacts on city sewer services can be anticipated as a result of the proposed use. g. Storm water Drain a e: There are currently no storm grater drainage facilities in the area. Susie Turner with the Kalispell Public Works Department encouraged the applicant to maintain drainage on site to prevent storm water impacts to neighb ors . h. Solid Waste: Solid waste pick --up will. be provided by the city. Refuse enclosures will be utilized in accordance with city requirements. This project will have no impact on current services. i. Roads: The proposed Flathead Attention Home would be served by two city streets, Eighth Avenue East North and East Oregon Street. East Oregon. Street becomes an urban connector one block crest of the property which provides a connection between. Whitefish Stage Road and US Highway 93. Both streets are of adequate width, but do not generally contain curbs, gutters, boulevards or sidewalks. The applicant has been informed that the right to protest a special improvement district was waived when the property was subdivided. Flathead Attention Home would likely generate an average of three to four vehicles per day and off-street parking will be available in the attached garage, driveway and church parking lot to the north. Therefore, traffic and parking impacts to the adjoining streets are expected to be m� n * 4. Neighborhood impacts: The neighborhood exists in a well -established urban residential area and dvcrellings range from historic houses to mobile homes. The Shining Mountain church exists to the north of the property. A variety of businesses exist two blocks south and west of the neighborhood along major and minor arterials (US Highway 2 and Whitefish Stage Road) . Impacts to the neighborhood will be similar to those of a large family with children; the group home will generally function as a family unit. Impacts to the neighborhood should be relatively insignificant. S. Consideration of historical use patterns and recent changes: This area has historically included residential housing and a church. Little has changed over the years. The provided elevation drawing of the home appears to be compatible with the existing residential neighborhood (see Exhibit A). 6. Effects on property values: No significant negative impacts on property values are anticipated. As previously mentioned, the proposal is compatible with the neighborhood, will not create any adverse impacts with regard to noise or traffic and the use of a house as a youth shelter will have little impact to surrounding neighbors. REACTION OF NEARBY PR.OFERTY OWNERS The applicant held an informational meeting for the neighbors in January and two individuals attended. No signify cant comments were received at that time. A notice of public hearing was mailed to property owners within 150 feet of the subject property approximately 15 days prior to the hearing. No public comments had been received at the time this report was written. lei l�CC ATION The staff recommends that the planning board adopt the staff report #KCU-07-0 1 as findings of fact and rec omm end to the Kalispell city council that the Conditional Use Permit be approved subject to the following conditions: 1. The proposal, including the submitted elevation drawings, will be developed in substantial conformance with the approved site plan and the Kalispell Zoning Ordinance. 2. Lots 2 and 3 shall be aggregated into one lot prior to issuance of a building permit. 3. A sign permit shall be obtained prior to the issuance of a building permit. The sign shall be no larger than six square feet, shall be mounted flush to the building and shall not be illuminated. 4. That all required licensing, inspections and approvals are obtained from the Mate Department of Public Health, the Kalispell Fire Marshal. and City building Department. 5. That commencement of the approved activity must begin. within 18 months from the date of authorization or that a continuous good faith effort is made to bring the project to completion. NCJ rai City of Kalispell Planning Department 17 r- 2nd Street East, Suite 211, Kalispell, Montana 5 901 Telephone: (406) 751-1550 Fax: (406) 751-1558 APPLICATION FOR CONDITIONAL USE PERMIT PROPOSED USE. i ' e 115 j_ er'_ �+ +! �' �r fc)r- OWNER(S) OF RECORD: � � doprae�Name.•Yo Mailing Address: P 0 6oK -6 1 4 u' .7- S s v Phone.(qoc)_2� - 70z State/Zip: ty/- _ PERSON(S) AUTHORIZED TO REPRESENT THE OWNER(S) AND TO WHOM ALL CORRESPONDENCE IS TO BE SENT: Name: r � -eJ A#e4k on Mailing Address.Aoc, #r-- City/ State/Zip: Phone: `7 !.-��- J4.2.2_ LEGAL DESCRIPTION OF PROPERTY (Refer to Property Records) : Street e Sec. Town-- Range � Address: -or^er d g-4'te " ore 4-, No. ship 2,Y V o. N �, p .,_ � 1 Subdivision Tract Lot Black Namer `0� T• NosNa(S) •-� 3 2 No. . _ 1. Zoning District and Zoning Classification in which use is proposed: 2. Attach a plan of the affected lot which identifies the fallowing items: a. Surrounding land uses. b. Dimensions and shape of lot. C. Topographic features of lot. d. Size(s) and location(s) of existing buildings e. Size(s) and location(s) of proposed buildings. f. Existing use(s) of structures and open areas. g. Proposed use(s) of structures and open areas. h. Existing and proposed landscaping and fencing. 1 3. On a separate sheet of paper, discuss the following topics relative to the proposed use: a. Traffic flour and control. b. Access to and circulation within the property. C. Off-street street parking and loading. d. Refuse and service areas. e. Utilities. f. Screening and buffering. g. Signs, yards and other open spaces. h. Height, bulk and location of structures. i. Location of proposed open space uses. j. Hours and manner of operation. k. Noise, light, dust, odors, fumes and vibration. 4. Attach supplemental information for proposed uses that have additional requirements (consult Planner). I hereby certify under penalty of perjury and the laws of the State of Montana that the information submitted herein, on all other submitted forms, documents, plans or any other information submitted as a part of this application, to be true, complete, and accurate to the best of my knowledge. Should any information or representation submitted in connection with this application be incorrect or untrue, I understand that any approval based thereon may be rescinded, and other appropriate action taken. The signing of this application signifies approval for the Kalispell Planning staff to be present on the property for routine monitoring and inspection during the approval and development process. /S"aC Kplicant Signature Date Group Horne-s Lost._r Care 4 r'.G:E . The corner properties on gth Ave EN and Oregon. 8t. are zoned R-3 and are located in a neighborhood with a church, houses, and trailers. The lots will be joined, and the dimensions of the combined lots are 98.50' by 14 2.1 s'. There are currently no buildings on the property. The property is flat. A home with attached garage will sit near the middle of the property, and the combined square footage will be between. 6500 and 7000 sq. ft. The proposed structure will be licensed by Monta.na.'s Department of Public Health and Human. Services to provide shelter care for youth ages 10-18. Landscaping and fencing will be consistent with what is present in the neighborhood. 3. The Flathead Attention Home will not alter the current traffic circulation patterns and access to the home can be from either 8tn Ave EN or Oregon 8t. There will be adequate parking to accommodate two passenger vans and up to 6 other vehicles before parking on the street. The property is located in a residential area which has refuse pickup and utilities. A small sign will be hung on the residence to identify the home. The home will be built to meet Kalispell building codes. The Flathead Attention Home follows guidelines set forth by our license and contract with the State of Montana. Those requirements mandate 24 hour a day staffing. An overnight awake staff is present for supen!ision purposes and to accept rare emergencies intakes. The Flathead Attention Home has maintained good relations with its neighbors, and its youth have helped neighbors by mowing lawns, racking, moving, and shoveling. The Flathead Attention Home's operation will not generate excessive noise, light, dust, odors, or smoke. United Y Flathead Attention Horne 14 Panoramic Dr. Kalispell, MT 59901 7 55-4622 (Fax) 755-4623 M ISSOU LA POLSON KALISPELL HAMILTON H ELENA PO BOX 7616 MISSOULA, MT 59807-7616 (406) 721-2704 (406) 721-0034 Fax Tax ID # 81- 0331313 www.youthhames.cam At, -.tom Lim f 4z .Ic> +Ilf �a 1 I �u� �t�♦- att DEPARTMENT OF PUBLIC HEALTH AND HUMAN SERVICES SRIAN SCHWEITZER GO ET;LNOR (406) 727-7746 FAX (406) 761.-8663 June 16, 2006 IMUN 1/�N/-\ Re : Flathead Attention Home[Youth Shelter Care To Whom It May Concern: COLLEGE PARK CENTER 2300 12TH AVENUE SOUTH, SUITE- �11 GREAT FALLS, M ONTANA 5.39405-5017 I am a community residential licensing specialist for DPHHSIQuality Assurance Division for the State of Montana. In this capacity I have had the pleasure to periodically review the Flathead youth shelter program for compliance with the rules set by the Legislature. In the 6 years 1 have reviewed this program at a minimum of annually, I have fund this program to have been in compliance with the rules. There is 24/7 aware staff to supervise the`youth and staff works closely with other service agencies in the community to provide supervision of the youth admitted to the facility. I have toured the proposed facility at # 14 Panoramic Drive and have found the home to physically well able to meet the needs of the youth. Respectfully Submitted : Gz, � 10G4� Ms Jan Schindele Community Residential Licensing Specialist Children and Family Programs The State of Montana Provider No, 0007001-007 DEPARTMENT OF PUBLIC HEALTH AND HUMAN SERVICES LICENSE for YOUTH SHELTER CARE THE DEPARTMENT DECLARES That a license is hereby granted to Flathead Youth Shelter Home at PO Box 7616, Missoula, MT 59807-7616 to conduct and maintain a Youth Shelter Care home at the address of 14 Panoramic Dr, Kalispell, MT 59901-7730 in compliance with Section 52-2-603, MCA, Section 52-2-621 through Section 52-2-623, MCA, and all relevant Montana Code Annotated statutes, Administrative Rules of Montana, and Department policies established by the Department of Public Health and Human Services. Licensed For: 8 Youth This license shall be in force from 1st day of November, 2006, to and including the 31st day of October, 2007, subject to revocation for due cause. Lice ing Program Manager Depbirtment of Public Health and Human Services City of Kalispell Planning Department 17 - 2'a Street East, Suite 211, Kalispell, Montana 59901 Telephone: (406) 751-1850 Fax: (406) 751-1858 Website: kalispellplanning.com MEMORANDUM To: Planning Board and Zoning Commission Members From: Nicole C. Johnson Date: Tuesday 13, 2007 Subject: Additional information on group home impacts to neighborhoods Mr. Lance Isaak of Youth Homes sent me a brief summary of studies conducted to assess the impacts group homes have on property values, neighborhood turnover, and neighborhood safety. The summary, A Representative Sample of the 50+ Studies on the Impacts of Group Haynes and Halfway Houses, was compiled by Daniel Lauber, AICPIPlanner Attorney, and is attached for your reference. A Representative Sample of the 50+ Studies on the Impacts of Group Homes and Halfway Houses Over 50 scientific studies have been conducted to determine if the presence of a group home or halfway house has any effect on property values, neighborhood turnover, or neighborhood safety. No matter which methodology has been used, every study has concluded that group homes not clustered on the same block have no effect on property values, even for the houses next door, nor on the marketability of nearby homes, neighborhood safety, neighborhood character, parking, traffic, public utilities, nor municipal services. The following studies constitute a representative sample. Few studies have been conducted recently simply because this issue has been studied so exhaustively and the findings have been so consistent that they generate no negative impacts. D. Lauber, Impacts on the Surrounding Nelghhor- h ood of Group Homes for Persons With De vvel'opm en tal Disabih es, (Governor's Planning Council on Developmental Disabilities, Springfield, Illinois, Sept. 1980) (found no effect on property values or turnover due to any of 14 group homes for up to eight residents; also found crime rate among group home residents to be, at most, 10 percent of that for the general population). Christopher Wagner and Christine Mitchell, Non —Effect of Group Homes on Neighboring Residen - tial Property Values in Franklin County (Metropoli- tan human Services Commission, Columbus, Ohio, Aug. 1979) (halfway house for persons with mental illness; group homes for neglected, unruly male wards of the county, 12--18 years old). Eric Knowles and Ronald Baba, The Social Impact of Group Homes a study of small residential serf ce Programs .in first residential areas (Green Bay, Wis- consin Plan Commission June 1973) (disadvantaged children from urban areas, teenage boys and girls under court commitment, infants and children with severe medical problems requiring nursing care, con- victs in work release or study release programs). Minnesota Developmental Disabilities Program, Analysis of IlKnnesota Property Values of Commu- mty Intermediate Care Facilities for Mentally Retarded (IC.F' 11IRs) (Dept. of Energy, Planning and Development 1982) (no difference in property values and turnover rates in 14 neighborhoods with group homes during the two years before and after homes opened, as compared to 14 comparable control neigh- borhoods without group homes). Dirk wiener, Ronald Anderson, and John Nietup- ski, Impact of Camm unity Based l?,esiden teal Facili- ties for _211entally Retarded Adults on Surrounding Property Values Using .Realtor Analysis Jlethods, 17 Education and Training of the Mentally Retarded 278 (Dec. 1982) (used realtors' "comparable market analysis" method to examine neighborhoods sur- rounding eight group homes in two medium—sized Iowa communities; found property values in six sub- ject neighborhoods comparable to those in control areas; found property values higher in two subject neighborhoods than in control areas). Montgomery County Board of Mental Retardation and Developmental Disabilities, Property ,Sales Study of the Impact of Group Homes in Montgomery County (1981) (property appraiser from Magin Realty Company examined neighborhoods surrounding seven group homes; found no difference in property values and turnover rates between group home neighborhoods and control neighborhoods without any group homes). Martin Lindauer, Pauline Tung, and Frank O'Donnell, Effect of Community Residences for the Mentally ..Retarded on Real -Estate Values in the Neighhorhoods in Which They are .Located (State University College at Brockport, N.Y. 1980) (exam- ined neighborhoods around seven group homes opened between 1967 and 1980 and two control neighborhoods; found no effect on prices; found a sell- ing wave just before group homes opened, but no decline in selling prices and no difficulty in selling houses; selling wave ended after homes opened; no decline in property values or increase in turnover after homes opened). L. Dolan and J. Wolpert, Long Term Areighbor- h ood Property .impacts of Group Homes for _-Uen tally Retarded People, (Woodrow Wilson School Discussion Paper Series, Princeton University, Nov. 1982) (examined long-term effects on neighborhoods sur- rounding 32 group homes for five years after the homes were opened and found same results as in with mental illness; group homes for neglected, Wolpert, lira). unruly male wards of the county, 12-18 years old). Julian Wolpert, Group Homes for the Mentally Re tarde d= An In vestiga tion of Neighborhood Property Impacts (New York State Office of Mental. Retarda- tion and Developmental Disabilities Aug. 31, 1978) (most thorough study of all; covered 1570 transac- tions in neighborhoods of ten New York municipali- ties surrounding 42 group homes; compared neigh- borhoods surrounding group homes and comparable control neighborhoods without any group homes; found no effect on property values; proximity to group home had no effect on turnover or sales price; no effect on property value or turnover of houses adja- cent to group homes) . Burleigh Gardner and Albert Robles, The .Neigh - hors and the Small Group Homes for the Handi- capped� A. Survey (Illinois Association for Retarded Citizens Sept. 1979) (real estate brokers and neigh- bors of existing group homes for the retarded, reported that group homes had no effect on property values or ability to sell a house; unlike all the other studies noted here, this is based solely on opinions of real estate agents and neighbors; because no objec- tive statistical research was undertaken, this study is of limited value) . Zack Cauklins, John Noak and Bobby Wilkerson, Impact of Residential Care Facilities m Decatur (Macon County Community Mental Health Board Dec. 9, 1976) (examined neighborhoods surrounding one group home and four intermediate care facilities for 60 to 117 persons with mental disabilities; mem- bers of Decatur Board of Realtors report no effect on housing values or turnover). Suffolk Community Council, Inc_, Impact of Com - m unity Residences Upon Neighhorhood Property Val- ues (July 1984) (compared sales 18 months before and after group homes opened in seven neighbor- hoods and comparable control neighborhoods without group homes; found no difference in property values or turnover between group home and control neigh- borhoods). Metropolitan Human Services Commission, Group Homes and Property Values: A. Second Loop (Aug. 1980) (Columbus, Ohio) (halfway house for persons Tom Goodale and Sherry Wickware, Group Homes and Property Values in Residential Areas, 19 Plan Canada 154-163 (June 1979) (group homes for chil- dren, prison pre --parolees). City of Lansing Planning Department, Influence of Halfway Houses and Foster Care Fa dIi ties Upon Property Values (Lansing, Mich. Oct. 1976) (No adverse impacts on property values due to halfway houses and group homes for adult ex -offenders, youth offenders, alcoholics) . Michael. Dear and S. Martin Taylor, Not on Our Street, 133---144 (1982) (group homes for persons with mental illness have no effect on property values or turnover) . John Boeckh, Michael. Dear, and S. Martin Taylor, Property Values and Mental Health .Facilities in 1lletroplitan Toronto, 24 The Canadian Geographer 270 (Fall 1980) (residential mental health facilities have no effect on the volume of sales activities or property values; distance from the facility and type of facility had no significant effect on price). Michael Dear, Impact ofAfental Health Facilr'tles on Property Values, 13 Community Mental. Health Journal 150 (1977) (persons with mental illness; found indeterminate impact on property values) . Stuart Breslow, The Effect of Siting Group Homes on the Surrounding Environs (1976) (unpublished) (although data limitations render his results incon- elusive, the author suggests that communities can absorb a "limited" number of group homes without measurable effects on property values). P. Magin, Alarket study of Homes in the Area Surrounding- 9525 Sheehan Road m Washington Township, Ohio (May 1975) (available from County Prosecutors Office, Dayton, Ohio). (found no adverse effects on property values.) ■ Compiled by Daniel Lauber, AICP, Planner/Attorney Planning/-'-f1$:^ �` \ GY:- '- i":. v .;:t. :!: s.• 'R:'.::4t i[: i-R' F. i':: .'f :`:iT1✓ 7215 Oak Avenue River Forest, IL 60305 (1 708/366--5200 http://planningcommunications.com