Adams County approves conditional use permit for 16-bed memory-care home on Florence Court

The Adams County Board of County Commissioners voted 5-0 to approve a conditional use permit (RCU2023‑67) allowing Lighthouse on Florence to operate an assisted‑living and memory‑care home for up to 16 residents at 14040 Florence Court.

The permit requires the operator to obtain a Colorado Department of Public Health and Environment (CDPHE) facility license, complete building permits and other plan reviews, and submit a transportation plan and a copy of the CDPHE license to the county before operations may begin. The county also capped resident occupancy at the number of beds licensed by CDPHE and limited total occupancy to the capacity of the existing septic system.

County planner Cody Spade told commissioners the house sits on roughly 2.5 acres, was built in 2019, and previously operated as a short‑term rental. Spade said the applicant had secured a commercial well permit and that building, fire and health code reviews were required before the county would issue a notice to proceed. Spade also recorded that the Planning Commission had voted 6‑0 to recommend denial, citing compatibility concerns, but that staff recommended approval with findings and conditions.

Michelle Pankauski, the applicant’s attorney, described the project as a small‑scale assisted‑living home aimed at people who need help with daily activities and memory care. She said the house has about 9,000 square feet and that the applicants planned a staffing model with an approximate daytime ratio of one caregiver per four residents and two staff overnight. "It's going to stay looking that way no matter what your decision is today," Pankauski said, describing the residence‑like appearance of the home.

Tambra Arviso, identified as the proposed facility administrator, told the board she holds an administrative license and other healthcare credentials and emphasized training and survey experience. The applicants said the house would be inspected and licensed by CDPHE and that Brighton Fire had required sprinkler modifications that have been submitted for approval.

Neighbors cited traffic, the single access drive into the small Ridge at Riverdale neighborhood, and past short‑term rental activity as concerns. Jeff Dill, who said he lives at 13850 Riverdale Road, told the board: "That neighborhood only has about like 15 homes in it. There's only 1 access in and out of that neighborhood. There's already enormous amount of traffic coming in and out of that neighborhood." Several residents also raised questions about on‑site occupants who currently live at the property and about campground/vehicle storage on neighboring lots.

In response, the board and applicants agreed to an additional condition requiring the operator — Lighthouse on Florence LLC — to send annual written notice to the Ridge at Riverdale Homeowners Association containing contact information for (1) CDPHE Health Facilities and Emergency Medical Services complaint department, (2) the state/local long‑term care ombudsman program, and (3) the facility administrator. The condition also requires contemporaneous delivery of that notice to the county community and economic development director and timely updates within 30 days of any contact information change.

Other conditions the board attached require maintenance of the CDPHE license in good standing (failure may prompt a show‑cause revocation hearing), adherence to the submitted landscape plan, biennial septic inspection and renewal of the conditional use permit every two years. Staff also set a condition precedent that any required building permits must be approved and the use established by March 11, 2026, or the permit will expire and the property would revert to prior allowed uses without additional board action.

The board discussed but did not impose a county‑enforced staff‑to‑resident ratio as a permit condition, instead directing neighbors to the listed regulatory contacts for operational or licensing complaints. Several commissioners urged ongoing communication between operator and neighbors and highlighted the limited scope of county land‑use authority compared with state licensing oversight.

The board recorded the vote to approve RCU2023‑67 as 5 to 0. The approval follows the applicant’s commitments to CDPHE licensing, fire and building code compliance, septic inspections and the neighborhood notification condition.