HomeMy WebLinkAbout20080701.tiff HEARING CERTIFICATION
DOCKET NO. 2008-12
RE: SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW PERMIT#1630
FOR A PUBLIC AND QUASI-PUBLIC BUILDING(CHURCH)IN THE A(AGRICULTURAL)
ZONE DISTRICT- REJOICE LUTHERAN CHURCH
A public hearing was conducted on February 27, 2008, at 10:00 a.m., with the following present:
Commissioner William H. Jerke, Chair
Commissioner Robert D. Masden, Pro-Tem
Commissioner William F. Garcia
Commissioner David E. Long - EXCUSED
Commissioner Douglas Rademacher
Also present:
Acting Clerk to the Board, Esther Gesick
Assistant County Attorney, Cyndy Giauque
Planning Department representative, Jacqueline Hatch
Health Department representative, Lauren Light
Public Works representative, David Snyder
The following business was transacted:
I hereby certify that pursuant to a notice dated February 8, 2008, and duly published February 13,
2008, in the Fort Lupton Press, a public hearing was conducted to consider the request of Rejoice
Lutheran Church for a Site Specific Development Plan and Use by Special Review Permit#1630
for a public and quasi-public building(church)in the A(Agricultural)Zone District. Cyndy Giauque,
Assistant County Attorney, made this a matter of record. Chair Jerke advised the applicant's
representative, Richard Nearman, Eidos Architects, PC, that he has the option of continuing this
matter to a date when the full Board will be present. However, if he decides to proceed today, it
will require three affirmative votes, or in the case of a tie vote, Commissioner Long will listen to the
record and make the determining vote. Mr. Nearman indicated he would like to proceed today.
Jacqueline Hatch, Department of Planning Services, presented a brief summary of the proposal,
entered the favorable recommendation of the Planning Commission into the record as written,gave
a brief description of the location of the site, and stated the proposed church will allow for 200
worshipers and eight employees. Ms. Hatch stated surrounding properties to the north and east
are residential in nature, and the properties to the west and south are agricultural lands currently
located within the City and County of Broomfield, which indicated the applicant might consider
adding street trees on Broadway and Lowell Lane. She stated the City and County of Broomfield
have plans for intense land uses to the south and east, and the applicant may find the additional
buffer helpful. She stated a Children's Hospital is planned for the property directly to the south,and
commercial uses are planned for the property to the southeast. She further stated Development
Standard#19 addresses the comments from the Mountain View Fire Protection District. Ms. Hatch
stated 17 referral agencies reviewed the proposal, three offered no comment, eleven provided
comments that have been addressed in the Conditions of Approval and Development Standards,
and staff received no response from the Colorado Division of Wildlife, City of Thornton, or Adams
County. She stated there is a log home on the property, and she displayed photographs of the site
2008-0701
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HEARING CERTIFICATION - REJOICE LUTHERAN CHURCH (USR#1630)
PAGE 2
and surrounding properties. In response to Commissioners Rademacher and Masden, Ms. Hatch
stated the parcel is 4.7 acres in size, and the size is served by the Left Hand Water District, which
is requiring a commercial water tap. Responding to Chair Jerke, Ms. Hatch stated the developer
for the Children's Hospital has already begun grading the site; however, she is uncertain of the
anticipated completion date. In response to Commissioner Garcia, Ms. Hatch stated the
Cambodian Cultural Center is located east of the site, and she will research whether that applicant
is required to do off-site improvements.
Lauren Light, Department of Public Health and Environment, stated the applicant will be required
to install a new septic system, or submit an engineer's review of the existing system. She
requested the addition of Condition of Approval #5.C to state, "In the event the septic system
requires a design capacity of over 2,000 gallons of sewage per day, the applicant shall provide
evidence that all requirements of the Colorado Department of Public Health and Environment,
Water Quality Control Division (WQCD), (specifically Policies WQSA-6 and WQSA-8) have been
satisfied. Evidence of compliance shall be provided to the Weld County Department of Public
Health and Environment. Alternately, the applicant may provide evidence from the WQCD that
they are not subject to these requirements." Chair Jerke commented the proposed language
appears to duplicate the requirement of Condition of Approval#5.B. Ms. Light agreed the proposed
language should replace Condition of Approval#5.B. In response to Chair Jerke, Ms. Light stated
Health staff reviews the size of the water tap to ensure adequacy for drinking and sanitary
purposes; they do not review fire flow.
David Snyder, Department of Public Works, stated the site will be accessed from Lowell Lane,
which is a major arterial road. He stated the applicant will be required to delineate the additional
right-of-way on the plat; the road is paved, so there are no dust concerns; and staff is working with
the applicant's engineer regarding drainage. In response to Commissioner Rademacher,
Mr. Snyder stated there is presently 60 feet of right-of-way, and staff is requiring a total of 140 feet
for future classification of the roadway. Responding to Commissioner Masden, Mr. Snyder stated
Lowell Lane ends at the subject site, and there is adequate space within the site for vehicles to turn
around. In response to Chair Jerke, Mr. Snyder stated Lowell Lane is maintained by Weld County
and built to County standards. Responding to Commissioner Rademacher, Mr. Snyder stated the
Cambodian Culture Center is accessed from a private lane, not Lowell Lane.
Richard Nearman, Eidos Architects, PC,stated the applicant intends to redesign the septic system,
and the landscape issues will also be addressed. He stated the Left Hand Water District serves
the property at 500 gallons per minute, therefore, in order to achieve fire protection requirements,
the applicant must either construct an on-site reservoir, or work with the developers to the south
and east to bring in fire hydrants along Lowell Lane and future Huron Street to the east. He stated,
in either case, the church is prepared to meet the requirements of the Mountain View Fire
Protection District. Mr. Nearman stated Lowell Lane is slated to be an arterial roadway, the
applicant is willing to work with the County to meet those standards,and they are also aware of the
signage requirements. He stated surrounding property owners have expressed support for the
project,the character of the building will continue with the existing log architecture,and the addition
to the existing structure will be broken into different masses to respect the requests of the
surrounding property owners. In response to Commissioner Masden, Mr. Nearman stated the
primary objective is to work with surrounding developers to bring a water line into the area,versus
constructing an on-site reservoir. He stated the Children's Hospital is expected to develop within
the next two or three years. Responding to Commissioner Rademacher, Mr. Nearman stated the
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PL1951
HEARING CERTIFICATION - REJOICE LUTHERAN CHURCH (USR#1630)
PAGE 3
water line will loop through the developments to the south and east and then loop back to State
Highway 7,and the improvements will provide domestic water to serve the Ranch Eggs Subdivision
and the church.
No public testimony was offered concerning this matter. In response to Chair Jerke, Mr. Nearman
stated he and the applicant have reviewed, and concur with, the Conditions of Approval and
Development Standards, as proposed and modified. In response to Chair Jerke, Ms. Light read
the proposed language for a new Condition of Approval #5.8. Responding to Commissioner
Rademacher, Ms. Light stated once the septic system is in place, it can remain; however, if it fails
and public sewer is within 400 feet of the property, then the site must be connected to public sewer.
Commissioner Rademacher moved to approve the request of Rejoice Lutheran Church for a Site
Specific Development Plan and Use by Special Review Permit#1630 for a public and quasi-public
building (church) in the A(Agricultural)Zone District, based on the recommendations of Planning
staff and the Planning Commission, with the Conditions of Approval and Development Standards
as entered into the record. His motion included the addition of new language for Condition of
Approval #5.B, as proposed by staff. The motion was seconded by Commissioner Garcia, and it
carried unanimously. There being no further discussion, the hearing was completed at 10:45 a.m.
This Certification was approved on the 3rd day of March, 2008.
APPROVED:
BOARD OF COUNTY COMMISSIONERS
LI, ` `ti Ei+a WELD COUNTY, COLORADO
'
ATTEST: ' - 'L_ �L 1 ;
9illi H. Jerke, Chair
Weld County Clerk to the Board 4 t*,_,.
\
j 1 .] cyo Robe . Iklesff�n, Pro-Tem
De'u Cle lto the Board / /7
William F. Garcia
EXCUSED
avid E. Long
dry
DouglRademac er
2008-0701
PL1951
EXHIBIT INVENTORY CONTROL SHEET
Case USR#1630 - REJOICE LUTHERAN CHURCH
Exhibit Submitted By Exhibit Description
A. Planning Staff Inventory of Items Submitted
B. Planning Commission Resolution of Recommendation
C. Planning Commission Summary of Hearing (Minutes 12/18/2007)
D. Clerk to the Board Notice of Hearing (Filed under Legals)
E. Planning Staff Certification and Photo of sign posting
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