HomeMy WebLinkAbout20031169.tiff HEARING CERTIFICATION
DOCKET NO. 2003-35
RE: CHANGE OF ZONE, PZ #1004, FROM THE A (AGRICULTURAL) ZONE DISTRICT TO
THE PUD(PLANNED UNIT DEVELOPMENT)ZONE DISTRICT WITH R-1 (LOW-DENSITY
RESIDENTIAL), R-2 (DUPLEX RESIDENTIAL), R-3 (MEDIUM DENSITY RESIDENTIAL),
R-4 (HIGH DENSITY RESIDENTIAL), C-1 (NEIGHBORHOOD COMMERCIAL); AND C-2
(GENERAL COMMERCIAL) ZONE USES - LIFEBRIDGE CHRISTIAN CHURCH
A public hearing was conducted on May 7, 2003, at 10:00 a.m., with the following present:
Commissioner David E. Long, Chair
Commissioner Robert D. Masden, Pro-Tern
Commissioner M. J. Geile
Commissioner William H. Jerke
Commissioner Glenn Vaad - RECUSED
Also present:
Acting Clerk to the Board, Esther Gesick
Acting Clerk to the Board, Carol Harding
Assistant County Attorney, Lee Morrison
Planning Department representative, Kim Ogle
Planning Department representative, Monica Mika
Health Department representative, Pam Smith
Public Works representative, Drew Scheltinga
Public Works representative, Peter Schei
Public Works representative, Donald Carroll
Wilson George Court Reporters, Inc., Cheryl Palmer
The following business was transacted:
I hereby certify that pursuant to a notice dated April 11, 2003, and duly published April 17, 2003,
in the South Weld Sun, a public hearing was conducted to consider the request of LifeBridge
Christian Church for Change of Zone, PZ #1004, from the A (Agricultural) Zone District to the
PUD (Planned Unit Development) Zone District with R-1 (Low-Density Residential), R-2 (Duplex
Residential), R-3(Medium Density Residential), R-4(High Density Residential),C-1 (Neighborhood
Commercial);and C-2(General Commercial)zone uses. Lee Morrison,Assistant County Attorney,
made this a matter of record. Chair Long reviewed the hearing process and procedures, and
requested public testimony be limited to approximately five minutes. Kim Ogle, Department of
Planning Services, presented a brief summary of the proposal and entered the favorable
recommendation of the Planning Commission into the record as written. He gave a brief description
of the location of the site and the surrounding uses. Mr. Ogle stated the Mixed Use Development
(MUD) area was created in 1987, and he gave a summary of the intent, purpose, and location of
the MUD for the record. He further described the intent, purpose, and criteria for a Planned Unit
Development(PUD)for the record. Mr. Ogle reviewed the application materials which indicate the
project will provide for education,worship, recreation and shopping opportunities for area residents,
and the site will be developed in separate filings and multiple phases over a projected 50 years.
Mr. Ogle stated the building heights will vary across the property, and the buildings will be set back
125 feet from the property boundary and appropriately landscaped as a buffer to the surrounding
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developments. He stated Filing 1, Phase 1, includes a fellowship hall, children's center, church
administrative offices, and a learning center, with square footage totaling 268,000 square feet. He
further stated the residential component will have 56 single family residential units on the west side
of Weld County Road 3.5 and 102 senior village units. Filing 1, Phase 2, delineates no new
structures for the church campus area, but there will be an additional 54 residential units and 30
senior village units. He stated the anticipated time for completing Filing 1 is ten years. Mr. Ogle
stated prior to commencing development, the applicant will be required to submit a Site Plan
Review application for all of the uses, with the exception of R-1 (Low-Density Residential) prior to
applying for Building Permits. Although formal agreements have not been finalized, he stated the
applicant anticipates water service will be provided by the Long's Peak and Left Hand Water
Districts, and the applicant has entered into an agreement with the Oligarchy Ditch for irrigation
water to be used on the open space and common areas. He further stated a letter from the Left
Hand Water District, dated May 5, 2003, indicates the District has processed the request to serve
358 single family equivalent water taps. He stated sanitary sewer services will be provided by the
St. Vrain Sanitation District; however, a formal agreement is not in place. Mr. Ogle stated a
Landscaping Plan has been submitted and 30 percent of the site will be open space at full buildout.
He stated 24 referral agencies reviewed this case, 20 responded favorably or provided comments,
which have been addressed in the Conditions of Approval. Two late referrals were received from
the Towns of Firestone and Frederick, marked Exhibits 225 and 226, indicating no comments and
no concerns, respectively. Mr. Ogle stated the Town Administrator for the Town of Mead indicated
the comments provided in the referral dated, April 7, 2003, remain unchanged. Mr. Ogle stated
concerns include increased traffic flow through the surrounding neighborhoods, insufficient road
infrastructure, insufficient law enforcement, safety, vandalism, noise pollution, light pollution, air
pollution,traffic jams,excessive parking,financial stability of the proposed development, height and
size of proposed buildings, length of development,degradation of rural residential areas, restricted
scenery and views, reduced quality of life, and decreased property values. Mr. Ogle stated staff
feels the applicant has addressed a majority of the criteria for a Change of Zone, and has met with
the surrounding property owners and Homeowners'Associations in three open meetings throughout
the review period in an effort to mitigate the neighborhoods' concerns. He stated the primary issue
of concern deals with building heights, which were initially proposed at 120 feet in the center of the
church campus, 45 to 55 feet in the commercial area, 45 feet in the senior village, and 35 feet in
the single family residential units. He further stated the Planned Unit Development process affords
flexibility on these issues; however,staff recommends the bulk standards, including ornamentation,
be based on the Uniform Building Code. These standards would be 35 feet for single family
residential units; 45 feet for the church campus north of the railroad; 60 feet, with up to 20 percent
allowed up to 90 feet in the church campus south of the railroad; 35 feet for the senior village,
excluding the units adjacent to the east,which must be single-story; and 45 feet for the office, retail,
and neighborhood center. Mr. Ogle also reviewed the distance standards, as submitted in Exhibit
D of the Draft Resolution. He stated staff recommends the Final Plan be reviewed by the Board
of Commissioners, and he displayed various photographs of the surrounding area.
Ken Poncelow,Weld County Sheriff's Office, stated the applicant met with Sheriff's Office staff prior
to filing the application. He stated they were very receptive to the Sheriff's requests regarding traffic
calming, amended roadway plans to eliminate the need for more traffic enforcement, development
communities which do not require much enforcement, and training church personnel for
accommodating large gatherings. He stated because these requests have been addressed, he has
no concerns with the proposal. Responding to Chair Long and Commissioner Geile, Mr. Poncelow
stated the amount of staff is limited; however, there is a law enforcement agreement with the City
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of Longmont, under which emergency calls are responded to by whichever agency is closer, and
backup is provided once a Sheriffs deputy arrives.
Rob Fleck, St. Vrain Sanitation District, stated this project is within the District's 208 water
boundary, and there are long-range plans to serve the property. He stated although there is no
formal agreement, they are reviewing how to best serve the area. Responding to Commissioner
Geile, Mr. Fleck stated this development is not impacted by the agreement for service under the
Longmont Intergovernmental Agreement(IGA). Responding to Commissioner Masden, Mr. Fleck
stated the internal system will be designed to the District specifications, installed by the applicant,
and connected to a future parallel line. He stated after the warranty expires, the District would
assume maintenance of any infrastructure which is eight inches or larger. He added this area is
served by gravity, and lift stations are not necessary.
Gloria Hice-Idler, Colorado Department of Transportation (CDOT),stated CDOT has been working
closely with the applicant regarding access to Highway 119, and she feels the applicant is working
to address the traffic volume issues. Responding to Commissioner Geile, Ms. Hice-Idler stated
initially there were concerns regarding drainage; however,the applicant's engineers have resolved
those issues. She stated CDOT has also determined that an interchange is not necessary, and
duel-left turns from Highway 119 will be adequate. Responding to Commissioner Jerke, Ms. Hice-
Idler stated the primary access will be from State Highway 119 onto Weld County Road 3.5;
however, there have been discussions regarding whether future connectivity through the current
developments would also be appropriate. She further stated the current design is adequate for any
traffic traveling north to Highway 66.
Robert Bram, Encana Energy Resources, Inc., stated the applicant has designated future oil and
gas drilling sites; however,there is some concern with the ability to transport any mineral resources
from the sites. He stated there have been no formal discussions, and they may also require an
additional tank battery in the future. Mr. Bram clarified Encana Energy only controls the north half
of Section 5. Prior to approval, he requested there be further discussions with the applicant
regarding pipelines and tank batteries. He stated the setbacks from the existing tank battery need
to be confirmed for the proposed structures. Responding to Commissioner Jerke, Mr. Bram stated
Encana Energy has one operating well in this Section, and the remaining wells are operated by
other companies. He stated under Rule 318A of the Oil and Gas Commission, the northern portion
of the property allows for seven future drill sites,which have been identified. He further stated they
have not discussed directional drilling with the applicant. Responding to Commissioner Geile, Mr.
Bram stated there is a court ruling currently under litigation and appeal, and he briefly reviewed the
case. Mr. Morrison stated the applicant has provided drill sites and the litigation will determine
whether the oil and gas company has any right to drill based on the estimated value. In response
to Commissioner Masden, Mr. Bram stated he recently received the plan from the applicant, and
he still needs to review how the minerals will be removed from the site for processing. He
expressed concern with the size of the drilling sites and whether there is adequate space for
pipelines. He stated there have been preliminary discussions regarding setbacks, buffering,
security, etc. Mr. Bram stated he spoke with a representative from the Patina Oil and Gas
Company who indicated he did not receive notice of today's hearing and, therefore, would not be
able to attend.
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Ursula Morgan, Trustee for Town of Mead, stated the Town did not receive a complete referral file,
and she does not feel the Department of Planning Services followed the established procedures.
Ms. Morgan stated the details of this proposal have changed since the Town received it referral
packet, and it appears items were removed. She stated regardless of an IGA with the County,
Mead is within three miles of the development,therefore, a referral is required. She stated this type
of oversight has occurred on several other occasions when the County is dealing with major
developments with proximity to the Town of Mead. She further stated the Weld County Code
requires that some of the pending agreements should have been completed prior to this matter
being considered by the Board. Ms. Morgan stated this proposal is significantly more than just a
church, and it is very important to the interests of the Town. She added it appears there are other
cases which have not yet been before the Board,which are within three miles of the Town of Mead,
and adequate referrals were not provided. She stated it appears the County staff is not following
the proper legal procedures, and she requested a complete referral, with 14 days to review the
information and respond. Mr. Morrison stated this matter was discussed at the Planning
Commission hearing, and it was determined that a referral packet was delivered, and that it is not
up to the referral agency to determine whether the packet is complete.
In response to Commissioner Jerke, Mr. Ogle stated he made repeated attempts at contacting the
Town Administrator, Michael Friesen, who was out of town. Monica Mika, Director of Planning
Services, stated there is a list of criteria for a complete application, and once that documentation
is received, a packet is sent to the referral agencies. She stated they do not typically include items
such as the geotechnical and transportation reports, unless they are relevant to the responding
agency. Responding further to Commissioner Jerke, Ms. Mika stated this case was pre-advertised
for a hearing before the Commissioners, therefore, mailing a new referral packet following the
Planning Commission hearing would not have allowed adequate time for the Town's review. She
stated staff chose to contact the Town by phone. Responding to Commissioner Geile, Ms. Mika
stated this development is not within the Urban Growth Boundary (UGB) identified in the IGA;
however, it is within the three-mile referral boundary, with the town limits approximately two miles
from the proposal. In response to Commissioner Jerke, Mr. Morrison stated there is no uniform
county-imposed procedure regarding a designated contact person for the various referral agencies.
In response to Mr. Morrison, Ms. Morgan stated Mr. Friesen was directed to respond to the first
written referral, and he does not have any authority to amend the comments unless directed by the
Board. Mr. Morrison stated the Department of Planning Services must determine the completeness
of the application; it is not the responsibility of a referral agency. Ms. Morgan stated this error sets
a precedent for what is allowed, and added it is very likely some members of the church will go
north from the proposed site, which is not addressed in the traffic report.
Drew Scheltinga, Department of Public Works, stated staff reviewed the Drainage Report and it
adequately addresses the need for stormwater retention and drainage. He stated the report
contemplates a major retention pond in the southeast corner of the site, and CDOT has indicated
a discharge from that site would be approved if adequately retained, but improvements to State
Highway 119 will likely be required. He further stated there will be no discharge onto adjacent
properties. In response to Commissioner Geile, Mr. Scheltinga stated any drainage discharged to
the site will be drained to the retention pond, any regional drainage issues will be addressed by the
City of Longmont as they pertain to State Highway 119, and additional detail and engineering
design will be required at each stage of development. Mr. Scheltinga stated a Traffic Impact Study
was performed by Matthew Delich,dated June 2000,with supplemental reports completed in 2003.
He stated those studies have been referred to Weld County's traffic consultant, Felsburg, Holt, and
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Ullevig (FHU), which found the study acceptable. He stated background traffic is anticipated to
double over the next 20 years, and staff's recommendation is based on the results of the study and
the anticipated growth. He further stated the initial impacts of the proposal come from Phase 1,
Filings 1 and 2, at which time the applicant will be required to pave Weld County Roads 3.5 and 26,
with two lanes and any necessary intersection improvements at the site entrances and the
intersection of State Highway 119 and Weld County Road 3.5. He stated currently there are some
uncertainties regarding the final alignment of Weld County Road 26 along the north side of the site;
however, as a Condition of Approval for Phase 1,the alignment details must be finalized. He stated
at full buildout, Weld County Roads 3.5 and 26 will be expanded to four-lane roads, with the
intersection at Highway 119 expanded to six lanes, and double turn lanes. He stated CDOT
concurs with the proposed plan and indicates it is adequate to handle the long-term traffic and
projected traffic growth in the area. Mr. Scheltinga stated the construction will be done in phases
based on the demands of the project; the applicant will be required to complete detailed
engineering,traffic analysis,and construction plans at each phase;and the improvements will have
to be consistent with the approved uses and zoning. He stated the applicant will pay the costs of
all internal roadways, which will be constructed to County standards and eventually accepted by
the County for maintenance. He further stated the applicant will also be required to pay the
proportional costs of any off-site roadway improvements as the long-range traffic increases. Mr.
Scheltinga stated staff recommends the internal roads be connected to the Elms at Meadowvale
and Farms at Meadowvale, which are residential communities to the east. He stated the residents
of those communities are opposed to the connections due to an anticipated negative impact on the
communities; however, staff feels interconnectivity is good basic planning. He further stated the
LifeBridge project will eventually provide services to the surrounding communities, and the
Mountain View Fire Protection District is encouraging the connections for emergency response
purposes. He clarified the proposed accesses from Weld County Roads 3.5 and 26 are adequate
to serve the proposed development; however, the connections to the adjacent communities would
be beneficial to access future services. Mr. Scheltinga stated Phase 1 does not include all of the
internal roads, and the connections to the neighboring communities may not be constructed for
many years. He stated the applicant's traffic engineer projects that Pearl Howlett Road in the Elms
at Meadowvale Subdivision would receive approximately 380 trips per day and Blue Mountain Road
in the Meadowvale Farms Subdivision would get approximately 130 trips per day. Mr. Scheltinga
stated the Department of Public Works feels those amounts are conservative because there is
limited services east of the subdivisions. He stated based on all of the reports, the Department of
Public Works' issues have been addressed or will be covered through the Conditions of Approval
for the Change of Zone, Final Plan, and subsequent Site Plan Reviews. In response to
Commissioner Geile, Don Carroll, Department of Public Works, stated the Elms at Meadowvale
Subdivision was required to improve Weld County Road 26 adjacent to the property. Mr. Scheltinga
added the applicant will be required to complete all the paving connections to the Meadowvale
improvements as part of Phase 1. He further stated the intersection of Weld County Roads 26 and
5 is offset, and the final design and construction to address that issue will be the responsibility of
the applicant. Commissioner Geile commented the roads in the neighboring subdivisions are not
direct routes to a major arterial. Mr. Scheltinga stated Blue Mountain Road curves through a
residential area, so he does not anticipate an increase in the amount traffic. He further stated the
estimate for traffic on Pearl Howlett Road is likely accurate because it provides a direct route to
Weld County Road 5. (Switched to Tape #2003-15.) Responding to Commissioner Jerke, Mr.
Scheltinga stated in addition to the interior roads, the applicant will be required to pave two lanes
on Weld County Roads 3.5 and 26, plus any intersection improvements. He further stated the
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applicant will be required to pave Weld County Road 26 adjacent to the area that has been
excluded from the application.
Chair Long recessed the hearing until 1:15 p.m. Upon reconvening, Mr. Scheltinga responded to
Commissioner Masden stating Pearl Howlett would connect the internal roads of the proposed
development, and end in a "T" intersection at Weld County Road 5.5.
Pam Smith, Weld County Department of Public Health and Environment, stated the applicant is
proposing the entire development be connected to public water and sewer, with a project 50-year
buildout. Responding to Commissioner Geile, Ms. Smith stated a dual system has been proposed
to allow the use of raw water from the Oligarchy Ditch for irrigation. She added, because the water
will not be used for human consumption, staff did not review the irrigation system.
Responding to Commissioner Geile, Mr. Ogle stated this same parcel was under consideration for
an 857-unit residential development with five acres of open space. He stated that proposal is in
no way related to this applicant. He further stated Section 19-3-210.B of the Weld County Code
addresses building heights around the 1-25 Interchange. He stated staff-proposed building heights
on this property are based on the Uniform Building Code, and if the 1-25 Interchange standards
were used, the height allowances would be increased significantly. Responding further to
Commissioner Geile, Mr. Ogle stated based on soil conditions, basements will be restricted and
foundations will need to be engineered. He stated this issue will be added as a note on the Change
of Zone and Final Plat, if approved. Jeff Reif, Department of Building Inspection reiterated the
engineered foundations will be designed based on site-specific soil conditions regardless of the
conditions in surrounding subdivisions. In response to Commissioner Geile, Mr. Ogle stated the
applicant originally proposed 368 units; however, that amount has been reduced to 173, which is
a total footprint of 268,000 square feet. To address previous comments made by Ms. Morgan, Mr.
Ogle submitted referral responses from the Town of Mead, marked Exhibits S and T, relating to Use
by Special Review Permits#1419 and #1421 indicating no conflicts with the Town's interests.
Bruce Grinnell, LifeBridge Project Administrator, stated the Left Hand Water District will serve the
southern portion of the property, and the northern portion will be serviced by the Longs Peak Water
District. He stated this church began 112 years ago and has grown with the community to a current
membership of 2,500 families. He gave a brief summary of the church's history, and explained that
although there is adequate room for expansion at the current location, they could not receive
approval from the City of Longmont. He stated the applicant chose to request approval for the
entire proposal rather than request additional proposals later. He stated this site is located in a
recognized urban growth area, and the church plans to continue growing as the community grows.
He stated the site is surrounded by various transportation corridors, and the intent is that the site
would also be utilized by the surrounding communities. He stated the church uses the facility at
capacity on Sunday mornings and Wednesday evenings; however, the space would be made
available to other uses during non-peak times throughout the week. Mr. Grinnell stated 160 acres
will be used for the church campus, including five to seventeen buildings totaling 1.5 million square
feet to be constructed in phases over the next 50 years. The remaining area will benefit the
community with 59 acres of single family dwelling units, a senior housing village including an
80,000-square foot senior center and community park, a 22-acre neighborhood center with retail
and commercial uses, and open space, parks, and trails comprising 30 percent of the property. Mr.
Grinnell reviewed the Bulk Standards Diagram, marked Exhibit A of the Draft Resolution, and
requested changes reducing the standards. He also proposed reductions in the Bulk Standards
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Massing Diagram, marked Exhibit B. Mr. Grinnell stated the church wants to be a good neighbor,
and these reductions are an attempt to address the requests of surrounding property owners. He
continued by displaying a Power Point presentation, marked Exhibit R, and discussing the Land
Density Comparison, Lot Coverage Comparison, Sight Section Comparison, and the Bulk Plan
Diagram. Mr. Grinnell displayed photographs of buildings in the region which are similar in height,
as well as a wireline diagram showing the approximate view from existing residences in the area.
He stated the plan uses screening, buffering, and distance separation to mitigate the neighbors'
views because they cannot lower the buildings into the ground due to poor soil conditions. He
further stated the church campus is tax-exempt; however, property taxes will be collected on the
single family dwelling units, senior housing, the mixed use retail and commercial, and any uses
within the church facility which generate unrelated income. Mr. Grinnell reviewed the Oil and Gas
Conservation Commission Rules 313A and 603 regarding location and setback regulations,
included in Exhibit R. He stated one issue that all interested parties agree on is the opposition to
connectivity with adjacent developments. He stated the existing residential streets are narrow and
the only benefit would be to the neighbors who are coming to the church campus for activities, and
it is unlikely the limited use will offset the road construction costs. He further stated the applicant
has reduced the overall density by 25 percent; reduced the offset and setback distances; adjusted
the placement of buildings;accommodated view corridors;addressed numerous traffic, lighting,and
noise issues with proposed landscaping and buffering; eliminated the outdoor ball field lighting,
restricted 37 acres from any building, reduced the size of the amphitheater, reduced a portion of
the senior housing to single-story buildings, and agreed to restrict one area of the church campus
from building for ten years.
Responding to Commissioner Geile, Mr. Grinnell stated depending on the intensity of assisted
living,the senior housing may also be tax exempt. In response to Commissioner Geile, Mr. Grinnell
reviewed the bulk square footage for the various types of uses on the overall site, and explained
the tax-exempt status is based on the use within a structure regardless of its connection to a church
facility. Mr. Morrison reiterated certain levels of assisted living are tax-exempt regardless of
whether or not they are administered by a church organization. Mr. Grinnell further stated a Fiscal
Impact Analysis will be done with the Final Plan which address the specific tax benefits to the
County. In response to Commissioner Jerke, Mr. Grinnell stated the oil and gas well sites have
been accommodated for the Change of Zone requirements, and a surface use agreement will be
required at the Final Plan phase. He stated Patina Oil and Gas and Encana Energy have been
contacted to begin the process of negotiating surface use agreements. He explained the applicant
inherited the pending lawsuit, which disputes the feasibility of reserving rights for oil and gas
deposits that are only valued at$7,000. He stated it does not seem reasonable to pay for each drill
site, which will cost more than the value of the extracted minerals; however, they will continue
working on surface use agreements while the appeal is pending. He clarified the applicant does
not own any portion of the mineral rights. Mr. Grinnell stated the future residents will own the
homes, sales will be open to the public, and they have received a lot of interest in the home sites.
He further stated there is a maintenance road along the Oligarchy Ditch; however,there is no formal
trail system. He stated the Longmont Trails Plan indicates potential for a trail system across this
site in the future, and they do have an agreement with the Oligarchy Ditch Company to bury a line
to carry water across the property. Mr. Grinnell explained in the late 1800's the property owner
traded a portion of his ground in exchange for unrestricted pumping rights from the Union Reservoir
for irrigation, which the applicant now intends to use for irrigating the residential parks and open
space areas. He stated the rights cannot be transferred and the City of Longmont does not want
to buy the rights back. Mr. Grinnell corrected his previous comment by stating the applicant does
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own a small portion of the mineral rights. Responding to Commissioner Jerke, Mr. Grinnell stated
the contemplated cemetery would be a Use by Right for the church.
Responding to Commissioner Geile, Rick Rusaw, LifeBridge Senior Pastor, stated the complaints
at the current facility dealt with noxious weeds in 1998 and 1999. He stated through efforts with
a neighboring property, the weeds have since been eliminated. Another issue of concern was the
daycare, which was started in 1992 with approval from all the appropriate agencies,with exception
of the Longmont Planning Department, which required them to address outside storage issues.
Further, a volleyball pit was built for the church youth; however, the church did not realize formal
lighting was needed, so that issue was corrected. Reverend Rusaw stated the church was required
to upgrade the emergency access road at the back of the property; however, the Planning
Department would not allow the work without a formal review, so the issue remains unresolved. He
further stated since 1999 there have been no further complaints; the daycare and preschool
programs are open to both church members and the public; and on average approximately half of
the students and their families do not attend the church. He stated the programs are separate, non-
profit, non-taxable programs; however, the daycare does have to report the proceeds from items
that were sold for profit. In response to Commissioner Jerke, Mr. Rusaw stated they have enrolled
students who were County subsidized through the Boulder County Department of Social Services.
Responding to Commissioner Masden, Mr. Grinnell stated the construction in the commercial
zoning will commence in later phases, and there are no specific plans at this time.
Mr. Grinnell stated the applicant has received a letter from the St. Vrain Sanitation District
identifying the impact and mitigation fees. There will be a 125-foot setback from the eastern
property boundary, with a berm to buffer light and noise, lighting in the parking lots will be non-
directional, and the architectural building designs will not be determined until the building heights
are established. He further stated the construction of, and improvements to, Weld County
Roads 26 and 3.5 will be paid for by the applicant, with the expansion of County roads paid for
proportionately in relation to other background traffic. He stated a detailed traffic plan will be
required for each phase, and the applicant will be responsible for approximately 96 percent of the
improvements to Weld County Road 26 based on the impacts from Phase 1; however,they will also
be required to pay the necessary road impact fees.
Dennis Rubba, Campus Planner for Inside Design, stated the church campus open space is
designed with outdoor parks and trail connections to encourage use by outlying communities and
possibly the St.Vrain Legacy Trail System. Mr. Rubba stated the master plan indicates a retention
pond in the southeast corner, and the development extends northwest with a community park,
senior housing, church campus, and single family residences, with the front range beyond. He
stated the architectural design has not been finalized; however, they intend to have outdoor social
spaces, a unified architectural theme, and abundant landscaping. He further stated the plan to
build out from the center of the property to establish the infrastructure necessary for the remaining
development; however, future growth will be dictated by the market. Mr. Rubba stated the church
campus will be 160 acres,which will contain approximately ten buildings housing worship, learning,
children's center, athletics,youth, performing arts,fellowship hall, chapel,and community outreach
activities. He reiterated Phase 1 includes the Fellowship Hall, Learning Center, and Children's
Facility, with Filing 2 being market-driven for the single family dwelling units and senior housing.
Matt Delich, Traffic and Transportation Engineer, stated he developed the Traffic Impact Study
based on the proposed land uses; however,the overall development has been reduced, therefore,
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the estimated number of trips is high. He explained one vehicle coming to and leaving the site
counts as two trips, and he estimates 40 percent of the traffic, or 28,000 trips will be related to the
church campus. He further stated the remaining 60 percent of the traffic will be generated regarding
the single family units, senior housing, and neighborhood center. Mr. Delich stated the Traffic
Study does account for current members of the church which will generate traffic going north from
the development. Mr. Delich stated the church campus is located on 160 acres, which generates
the same average number of trips as a residential use; and the applicant will contribute the
appropriate road impact fees and a proportional share of off-site improvements. He stated the
traffic counts on State Highway 119, east of Weld County Road 3.5, average 25,000 to 26,000 per
day; and Weld County Road 3.5, north of State Highway 119 averages 2,000 to 2,500 trips per day.
He further stated, regardless of the proposed development, the intersection at State Highway 119
and Weld County Road 3.5 will eventually be improved to six lanes. Responding to Commissioner
Geile, Mr. Delich stated the Longview Development paid a significant portion of the cost for the
traffic signal on Highway 119 at Weld County Road 3.5; however, the applicant will be making the
necessary improvements based on the impact generated by Phase 1. He stated currently there
have been no discussions with Longview for sharing the costs. Responding to Commissioner
Masden, Mr. Delich stated the two peak traffic times will be on Sunday mornings and Wednesday
evenings, which differs from the average traffic peak times on other roads. He stated the traffic on
Wednesday will be after 6:00 p.m., after most other background traffic has decreased. He further
stated general traffic counts at nearby intersections along Highway 119, on a Sunday morning, are
significantly less than normal weekday amounts. Mr. Delich stated the proposed intersections are
adequate for the anticipated amount of traffic from the church during both regular and peak times.
He further stated the benefits of using improved intersections will likely be more desirable than
using the alternate routes along Pearl Howlett and Blue Mountain Roads. Traffic using the
proposed interconnections will likely be generated from the residents coming to use the future
neighborhood center. He further stated there will be no traffic signal at Weld County Road 5. In
response to Commissioner Jerke, Mr. Delich stated the peak times of the development will be
different from the peak times of general traffic on the surrounding arterial roadways. Responding
to Chair Long, Mr. Delich stated the church campus trip generation was likened to a small
community campus to create a reasonable representation.
Todd Hodges,Todd Hodges Design, LLC, stated the intent of the Mix Use Development(MUD)was
to create a vision for the area which would handle the anticipated urban development and offer
mixed uses under one master plan. Mr. Hodges stated the Planned Unit Development(PUD)and
Site Plan Review processes allow additional opportunities to review the plans, while allowing for
a flexible, innovative development. He stated the Structural Land Use Map is a guide for
designated uses which are intended to benefit the surrounding area. He stated the proposed mixed
uses have been appropriately located, the neighborhood center will provide a good working
environment, with suitable road and trial networks for connectivity, and there will not be a negative
financial impact on the County. Responding to Commissioner Geile, Mr. Hodges stated noise
studies have not been conducted; however, it is understood the site must comply with noise
standards established by State statute. He stated the decibel level at the property line must not
exceed 55 decibels during the day, or 50 decibels at night. Mr. Morrison stated those are levels
set for residential areas,which are measured from the property boundary of the area of the source.
Mr. Morrison stated 55 decibels equates to the noise generated by low traffic, or voices in a
crowded assembly room. In response to Commissioner Masden, Mr. Hodges stated the applicant
would be willing to participate in a mosquito control measure in this area. In response to Barb
Brunk, Tetra Tech RMC, Commissioner Masden stated this is the first case which has been
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considered since the mosquito control program was initiated. She stated they are willing to
participate as long as this is a standard requested of all applicants. Chair Long recessed the
meeting for 15 minutes until 3:40 p.m.
Mr. Rusaw stated the church is capable of building the various phases of the development only as
the church grows, and it is their desire to assist with the needs of the public. Reverend Rusaw
stated they anticipate an average of 5,000 attendees on Sunday and 3,000 during the weekday
events, with the occasional exception for special events. He stated they host an average of 350
non-LifeBridge events in conjunction with local schools, businesses, Boy Scout troops, etc. He
further stated the church does cooperate with local agencies to provide counseling, assist the
homeless, support local law enforcement, mental services, foster care, emergency services, and
food assistance. He stated they have contributed approximately$3 million to non-church projects,
as well as 20,000 hours of community service. He stated they hired consultants to ensure this
development is done right and results in something the community can be proud of. He stated the
buildings are used for various functions outside of established church services to get the best use
out of their resources. Responding to Commissioner Geile, Reverend Rusaw stated the church
currently has 3,600 listed members, with an average weekend attendance of 2,856. He added
approximately 50 percent of the members are Longmont residents, and the remainder comes from
the surrounding areas. He further stated they also work with various agencies that assist Weld
County residents. Responding to Chair Long, Reverend Rusaw stated 80 percent of the attendees
are young couples with children.
Peter Gries, surrounding property owner and manager of www.weldhomeowners.org, stated this
development will adversely affect his property values, and portions of the property will be re-zoned
and sold at a profit to the church. He stated some of the uses will be commercial in nature, but they
will be tax exempt because they fall under the use of the church. He stated no government is
allowed to favor one church over another, and approval of this request would not be fair to other
churches. He stated certain members of the church leadership own adjacent lands and will
personally profit as the development grows. Mr. Gries stated the City of Longmont was interested
in purchasing this site; however, the applicant utilized its non-profit status to buy the land first. He
further stated Section 26-1-54.C.4.b of the Weld County Code designates this area as residential,
but under this PUD application, the applicant is adding other uses. He provided display made of
pop cans, marked Exhibit EE, to represent the proportionate size between his home and the
proposed facilities, and displayed photos, previously submitted as Exhibit 275, showing the size of
90 and 75-foot buildings in relation to residential homes. He stated the staff comments indicate the
proposal is not compatible; however,those comments were not highly publicized. He further stated
Ms. Mika has indicated approval of this development will set a precedent for large structures in a
residential area. He stated the performing arts center will hold 6,000 people, which is not
compatible with surrounding uses, and he referenced the view angle slide from the applicant's
presentation, marked Exhibit R, stating a 125-foot separation is not adequate. Mr. Gries expressed
concern with the residents of District 2 not having representation on this commission as a result of
Commissioner Vaad recusing himself from the proceedings, and added there are economic
implications which will reflect poorly on Weld County. If approved, Mr. Gries proposed changes to
the Bulk Standards Massing Diagram, which he reviewed for the record. He stated the proposed
modifications were presented to the applicant yesterday, and Mr. Grinnell indicated he would not
agree to any variances, but rather let the board decide what would be allowed. Mr. Gries stated
throughout the process the building heights have been modified to benefit certain residents of the
surrounding neighborhoods,while others are left to views of large buildings. He expressed concern
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with payments being made to the owners of the Chateau Homes development, and added the
residents of the Chateau Homes development were not involved in the process because they only
own the homes, not the ground. Mr. Gries expressed complaints regarding Mr. Ogle. He stated
Mr. Ogle has appeared to be partisan to the applicant and has systematically obstructed the efforts
of the public to access information. He stated he concurs with the earlier comments of Ms. Morgan
regarding the referral process which excluded Mead, Firestone, and Frederick. He further stated
the interests of the developer are being upheld, while surrounding property owners are left with no
means of fighting the development. Responding to Commissioner Geile, Mr. Gries stated there is
a crest in the land; however, that is located beyond the proposed structures, and the base of some
of the buildings will be elevated approximately 20 feet above his property. Commissioner Geile
stated he did visit the surrounding neighborhoods and reviewed the sales flyers from several of the
homes,which appear to be consistent with the market values in the area. Mr. Gries stated he does
not feel the market will support this impact, and some of the residents are being forced to sell their
homes for less than the purchase price.
Susan Harbuz, Meadowvale Farms resident, stated she has been training to do residential
appraisals and most concur that properties are devalued when located adjacent to large complexes.
She stated her instructor is associated with a reputable company. Commissioner Geile commented
numerous other factors can also adjust the values of homes.
Vicki Braunagel, surrounding property owner, indicated the location of her home and stated she
welcomes the applicant to the community. Ms. Braunagel stated she has accepted that she will
lose her view, and she appreciates the applicant further limiting the maximum building height to
75 feet. However, she is still concerned with the massive size of the buildings obstructing the
sense of open space in the area. Ms. Braunagel stated she contacted the Department of Planning
Services for information regarding other tall buildings in Weld County. Her research indicates the
next tallest structure is a 74-foot concrete batch plant, and a 27-foot church minus the steeple. Ms.
Braunagel stated the applicant has requested significant heights to accommodate the theater
needs, and throughout the process the number has been decreased; however, she questioned
what is really necessary and what is for looks. She proposed that 60 feet is twice the height of
existing residences and she feels that height would be more compatible.
Michael Donohoo, surrounding property owner,stated the proposed heights will not affect the views
of most the residents in the surrounding neighborhoods; however, he does not feel the proposed
125-foot setback is adequate, and regardless of views, he feels the proposed structures are too
massive to be compatible with the surrounding uses. In response to Commissioner Jerke, Mr.
Donohoo indicated a125-foot setback is not adequate for the proposed 45-foot structures.
Frank Pierce, surrounding property owner, stated he moved to the area five years ago prior to the
development of the Elms at Meadowvale, or the commercial park south of State Highway 119. Mr.
Pierce stated there could potentially be more than 800 homes on the same parcel of land, which
would result in higher amounts of traffic, reduced setbacks, less open space, and limited facilities.
He stated a residential development would generate property taxes which will not be provided by
the church, however, he feels the services provided by the development will offset the expense that
would be spent by other agencies which benefit from the services of the church. He further stated
he feels property values will likely increase. In response to Commissioner Jerke, Mr. Pierce stated
he is a member of the church, and although his current property is for sale, he is planning to build
a new home on the edge of the Meadowvale development.
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Rod Schmidt,surrounding property owner,stated he lives adjacent to the proposed connection with
Blue Mountain Road in Meadow Vale Farms. He stated the applicant has worked to mitigate ten
issues of concern expressed by the neighborhood community. Mr. Schmidt stated although the
issue of building heights remains unresolved, he feels the applicant has done more than what is
required of most developers, and the proposal will be an asset to the area. Mr. Schmidt stated
many of the neighbors realize future growth is inevitable, and they are satisfied with the
accommodations made to this point. He stated the Planning Commission has recommended the
connectivity not be enforced because it does not appear the improvements would be economically
justified. He further stated many of the current residents have children,therefore,connectivity does
not appear to benefit the senior village. Mr. Schmidt stated Blue Mountain Road is an 18-foot road,
which does not meet current County standards. He stated having controlled and sustained growth
will likely add value to the community, with the exception of some residences which will have
negatively impacted views. He further stated the applicant cares for the interests of seniors and
children alike, and the close proximity of future retail services will eliminate the need for driving into
Longmont. Mr. Schmidt stated the development offers diversity through services that do not
currently exist. He stated LifeBridge Christian Church has existed for more than 100 years, and he
appreciates its willingness to work with neighbors. Mr. Schmidt stated many of the residents do not
agree with the rhetoric and distortion of facts which have been presented to the public. In response
to Commissioner Jerke, Mr. Schmidt stated he attends church in Denver, and added the trails are
adequate for connectivity and formal road connections are not necessary, nor will they benefit the
senior community.
Bill Norris, surrounding property owner, stated he opposes interconnectivity at Blue Mountain and
Pearl Howlett Roads. He stated the roads are narrow, and although the additional right-of-way is
available,the necessary improvements would eliminate side-street parking and portions of current
yards and driveways. He further stated the current residents should not be assessed for necessary
improvements as a result of this neighboring development.
Bill Golliher,surrounding property owner,expressed concern with the Sheriff's Office indicating law
enforcement resources for this area are limited. He stated the findings of the Traffic Study appear
to be inconsistent with the anticipated amounts of people utilizing the site, current road conditions
are not adequate for connectivity, and the building heights are excessive. Commissioner Geile
commented Weld County is currently doing a traffic study of Weld County Road 7.5 to move traffic
parallel to 1-25, and they are considering transportation issues in the entire region. Mr. Golliher
stated if interconnectivity is required,the alternative routes need to be addressed for future impacts
and adequacy.
Scott Owen, surrounding property owner, stated he supports the project and feels the anticipated
growth will benefit from the proposed services. He added future expansions will only occur as
growth in the area allows. In response to Commissioner Jerke, Mr. Owen stated he is a member
of LifeBridge.
Bob Frederiksen, surrounding property owner, stated he is a member of the church and he is a
registered appraiser. He stated it is unlikely values will decrease as a result of this proposal; rather,
several homes in the neighborhood have increased 18 to 20 percent over the past three years. Mr.
Frederiksen stated the proposal has been disclosed to potential buyers, and they are still choosing
to move to the area. Responding to Commissioner Geile, Mr. Frederiksen stated he is a registered
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appraiser and he could substantiate his findings if required to testify regardless of his connection
to the church.
Michael Stember, surrounding property owner, stated his view of the church is blocked by his
neighbor's house; however, this proposal is still a concern because it sets a precedent for allowing
large structures in a rural residential area. He stated the pending issues should have been
addressed by an impartial professional, and he suggested contacting Boulder County and the City
of Longmont to obtain impartial information regarding the traffic situation at the current location and
any previous violations. Mr. Stember stated there does not appear to be a major benefit from
connecting the developments.
Duane Leise, surrounding property owner, stated he moved to the area approximately two years
ago and a majority of the current residents are opposed to the proposal. He referenced building
size comparisons, previously submitted with Exhibit 275, and expressed concern with granting the
applicant entitlement for the next 50 years for a proposal which continues to be modified. Mr. Leise
submitted maps, marked Exhibit W, and stated the day before the Planning Commission hearing,
the Towns of Mead, Frederick, and Firestone had not received adequate referrals. He stated this
type of oversight should not be allowed to ensure the public is informed about pending decisions
which may affect them. He stated the applicant's presentation has not been precise, and the public
does not know what the final plan is. Mr. Leise stated referrals were finally provided to the towns
without adequate time for review, and he feels if other types of uses are to be allowed in this area,
the MUD should have been amended to notify the current residents. He stated traffic should not
be allowed to enter into a residential area, the existing developments are less than three-quarters
of a mile from the proposed structures, and the rights of the individual should be upheld. Mr. Leise
stated the concept of connectivity is to join neighborhoods; however, the proposed locations enter
the development in areas where there are no residences. He further stated a 50-year project
should not be rushed, and many of the residents would support this project if it were in an
appropriate location. Responding to Commissioner Geile, Mr. Leise stated this property is
designated as a neighborhood center in the MUD, but this proposal will be bringing people from
outside the local neighborhood. Mr. Leise submitted a letter of Kim Ogle, marked Exhibit X,
regarding referral responses from the Towns of Frederick and Firestone.
Lori Miller, expressed concern with Highway 119 potentially being built to a capacity higher than l-
25, as well as the narrow width of Blue Mountain Road, with more than 20 children residing in the
area. Ms. Miller stated the proposed connectivity is not appropriate because young drivers will
likely speed through the development. She stated the applicant and surrounding property owners
are opposed to the connections between the developments, and the Planning Commission also
recommends the request be eliminated. She further stated at the various neighborhood meetings
the applicant indicated they plan to sell the residential and commercial portions of the site to a
developer. She expressed concern with the proposed commercial and retail uses, without specific
plans as to what types of businesses will be allowed. She stated this proposal is not consistent with
the agricultural nature of Weld County, and her family moved from their home near the existing
church due to traffic concerns. Ms. Miller proposed the church and single family residential areas
be reversed to provide further separation from the tall structures, and proposed the applicant be
required to purchase homes from those who are negatively impacted by this development. She
stated a church, and the services it will provide, would be a good addition to the community;
however, reasonable standards need to be set by the Board because it is apparent the applicant
is not clear on what is needed regarding building heights. She further stated the applicant has
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indicated they want to be a service to the community; however, this proposal has divided the
neighborhoods, and it will have a significant impact on the school district,with much of the property
being tax exempt.
Louise Leise, surrounding property owner, submitted news articles, marked Exhibit Y, and
questioned whether the applicant plans on applying for a FM license to produce broadcasts. She
referenced the articles and expressed concern with the potential for noise, lights, pollution, and
traffic related to a broadcasting production, and questioned which agency will provide enforcement
if there are problems. Ms. Leise submitted a drawing of the Pearl Howlett Community Park, marked
Exhibit Z, and stated a 5,000-space parking lot is not compatible and connectivity is a hazard for
children in the area.
Chair Long called a ten minute recess. Upon reconvening, Jack Fowler, surrounding property
owner, stated he represents the six owners of the triangular parcel west of the church campus area.
He stated he was active in the sale and valuation of properties in the past, and developed various
projects throughout the Front Range. He stated with the exception of 12 parcels in the Meadowvale
Farms Subdivision, and 12 parcels in the northern portion of the Elms at Meadowvale, the views
of the adjacent developments will not be significantly impacted. Mr. Fowler stated property
devaluation in the area is unlikely, and a low-density, campus-style development, with 30 percent
open space, will complement the existing residential and industrial uses. He stated the applicant
has continued to reduce the proposed heights and densities, as well as creating a tiered design to
accommodate view corridors.
Darryl Denius, surrounding property owner, stated he lives on a street farthest from the proposed
site, and when he purchased his property in 2000, the realtor did not disclose the future use of the
land to the west. Mr. Denius stated he surveyed the area and had no concerns with the existing
uses, and many of the proposed uses are similar to existing uses in the area; however, the primary
difference is the size of the buildings on the church campus and the high traffic impact times. He
stated Weld County Road 26 should be improved to Weld County Road 1, Roads 5 and 7 need to
be paved, and further connectivity is not necessary because the access from Weld County
Roads 26 and 3.5 is adequate.
Betty Ann Newby, surrounding property owner, stated the applicant has provided the size and
footage details of the proposed buildings; however, they have been unable to clarify what types of
uses or specific businesses will be allowed. Ms. Newby stated she feels a church would be an
asset to the area; however, she is not certain whether the church organization is competent for
developing land. She stated her family raises alfalfa and boards horses, and the Oligarchy Ditch
is vital to the operation of their property. She expressed concern with trash collecting in the ditch
as a result of establishing a recreational trail, as well as with the potential for increased crime
related to the commercial and retail uses. Ms. Newby stated there is no longer an urgent need for
urban uses to be within walking distance because most are able to drive. In response to
Commissioner Geile, Ms. Newby stated the paving on Weld County Road 26 stops, therefore, that
portion needs to be upgraded, and traffic has been using Roads 5.5 and 26 to get to Road 5 and
north to State Highway 66 to avoid traffic lights. Responding to Commissioner Jerke, Ms. Newby
stated her property is served by the Oligarchy Ditch and if the applicant intends to cover the ditch,
they must ensure the same amount of water reaches her property.
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Danielle Di Donna, surrounding property owner, stated this project has been referenced as an
urbanized center, and she does not consider this area to be urban in nature. She stated this is an
unincorporated area where tall buildings are not generally allowed adjacent to residential homes.
Ms. Di Donna expressed concern with the establishing an urban center which will result in added
crime, and added it is not close enough to Longmont to be included in the urban center of the City.
She further stated urban centers typically have public transportation resources,and she is opposed
to the proposed connectivity due to increased traffic and safety concerns regarding the children in
the area. Ms. Di Donna stated the Lot Coverage Comparison submitted by the applicant is
inaccurate because not all of the lots have homes,therefore,the subdivisions only have an average
lot coverage of 12 percent. She further stated she does not mind the use; however, she is opposed
to the excessive size and massing.
Richard Salm,surrounding property owner,stated he viewed the current church site and spoke with
area residents who indicated the applicant has had violations in the past regarding noxious weeds,
and the structure was built larger and closer than indicated on the original plans. Mr. Salm stated
most of the concerns from residents in the Farms at Meadowvale have been addressed; however,
the residences to the north in Meadowvale Farms are still faced with tall structures. He stated the
Genessee development has experienced a financial impact due to lost sales contracts as result of
this application. He further stated the traffic engineer has not adequately addressed the potential
peak traffic numbers, which could result in a gridlock at the intersection of Weld County Road 3.5
and State Highway 119. He stated he is opposed to connectivity because people tired of waiting
to exit at the stop light will likely exit through the residential streets; however, he does support trail
connectivity. Mr. Salm stated the applicant has agreed to construct berms to help mitigate noise
concerns; however, he is not certain they will be effective due to the grade difference at the
property boundary. Mr. Salm expressed concern with the height and design of an outdoor
amphitheater, as well as noise and excessive concert hours. He stated the County does not have
a noise ordinance, therefore, adequate noise levels should be addressed at this time. He
expressed concern with the appearance of a corrupt planning system in Weld County; however, he
wants to believe this is a complete, impartial system which will result in appropriate development.
There being no further comments, Chair Long closed public testimony.
Mr. Morrison stated the County abides by State statute regulations regarding decibel levels, which
he submitted, marked Exhibit AA. Contrary to prior comments made by Mr. Gries, Mr. Morrison
stated this proposal does not constitute a taking of property, nor is it remotely similar to an
establishment of religion. He stated all of the testimony has related to technical issues, not the type
of worship, therefore, he feels the decision will be based on neutral issues, not a particular religion.
Mr. Morrison stated the complaint letters regarding Mr. Ogle were placed in the record for this case
because it would not have been appropriate for the Board to consider it as a separate personnel
issue, since it is so closely related to this one case. He stated referral letters were received from
the Towns of Frederick and Firestone and neither indicated concerns, nor contested the
thoroughness or lack of a referral. He stated this Change of Zone does not grant a vested property
right; however, if the Board approves the zone changes and approves the Final Plan, a vested
property right will be established at that time. He clarified the Board can still deny the Final Plan
after approving the Change of Zone. Responding to Commissioner Geile, Mr. Morrison stated the
applicant has changed from a specific development plan to a conceptual plan, therefore, the Final
Plan must be reviewed by the Board. He further stated the concept regarding densities and
possible uses approved under a Change of Zone should remain the same in the Final Plan;
however, the design is subject to alterations.
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Mr. Grinnell explained the lot coverage comparison is not a true reflection of the number of existing
houses, however,they wanted to provide a comparison with the potential density of the neighboring
developments. He stated different uses can coexist and be compatible, churches are allowed in
neighborhoods, planned unit developments, and neighborhood centers, and the building heights
will be mitigated through large setbacks. Mr. Grinnell stated some testimony made references
between the proposed strictures and the Denver Pepsi Center; however,the applicant is proposing
to limit the building heights to 75 feet and the Pepsi Center is 128 feet tall. He stated the existing
neighborhoods will have a higher impact on the proposed development when coming to use the
services, and the proposed 35-foot structures will be separated from the existing homes by 125
feet, which should be adequate to block the taller structures beyond. He further stated the scale
and density of traffic is comparable to the surrounding residential uses on the same number of
acres. He further stated the applicant anticipates approximately 8,250 vehicle trips per day during
the week, and those estimates do not include the traffic generated by a Sunday morning church
service. Mr. Grinnell stated the traffic levels will be acceptable because the peaks generated by
this site will be at different times than the normal peak traffic times of general traffic on the
surrounding roads. He stated the applicant will be required to comply with health regulations
regarding dust, and the noise levels will be limited to no more than 55 decibels at the property line
during the day, and 50 decibels at night. He further stated the applicant was required to make
payment to the Chateau Development to reimburse them for the initial improvement costs.
(Switched to Tape#2003-17.) Mr. Grinnell stated an alternate route will be supplied if the ditch is
covered or filled, and the final uses of the property will be more appropriately addressed at the Final
Plan. He added some property values will fluctuate based on their location, and they did consider
placing the church on the northwest corner of the site; however, there was not enough space to
meet setback and offset requirements. In response to Commissioner Jerke, Mr. Grinnell stated the
applicant would be willing to comply with limitations on the hours and decibel levels for outdoor
broadcasting. He further stated the property is currently in agricultural use, and they intend to have
the current farmer continue farming the entire parcel through the end of this year, and also continue
farming the undeveloped areas while Phase 1 is being developed. He explained six members of
the church are co-owners of 57 acres west of the Longview Subdivision, which was previously
owned by another church. He stated LifeBridge chose not to purchase the land and had no
objection to members buying the property. He further stated LifeBridge also owns a 129-acre
parcel surrounding Concepts Direct, which is within the municipal boundaries of Longmont. He
stated the 57-acre and 129-acre properties would share with the off-site improvement cost, and a
Sketch Plan application has been submitted for the 57-acre parcel for residential development.
In response to Commissioner Geile, Mr. Grinnell stated the eastern property boundary is the same
as the section line for Section 5. Commissioner Geile commented a 400-foot setback from the
property line may be more appropriate. Mr. Grinnell reiterated the Final Plan will have to be
reviewed by the County staff, Planning Commission, and Board of Commissioners, and the
proposed numbers will be subject to further review and modification if the Board determines the
amounts are not conducive to the surrounding area. Commissioner Geile proposed a 400-foot
setback, with 75-foot structures 700 feet from the eastern property line and the remaining building
height categories being 50 feet or less. In response to Chair Long, Mr. Grinnell reviewed the
modified building heights and setbacks as requested by the applicant, and stated only 20 percent
of the area indicated in blue can be 75 feet, with all structures required to go through the Site Plan
Review process. Mr. Gries submitted Exhibit BB indicating his requested building height and
setback limits. Responding to Commissioner Geile, Mr. Grinnell stated the 35-foot tall structures
would be residential, and the higher buildings would be associated with the church campus.
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In response to Commissioner Masden, Mr. Morrison stated if this Change of Zone is approved, the
concept would need to remain the same, and the final building design would be considered as part
of the Final Plan. Regarding the building heights proposed by Mr. Gries in Exhibit BB, Mr. Grinnell
stated a 400-foot, non-buildable setback from the eastern property line seems unreasonable, nor
does only allowing 35-foot structures for 700 feet appear to be feasible. He added the 400 feet of
open space would not be big enough to farm,and he questioned whether parking would be allowed.
Commissioner Jerke expressed concern with requesting a quick response from the applicant's
representative without allowing him the opportunity to propose the changes to the elders of the
church. In response to Commissioner Masden, Mr. Grinnell stated the applicant would be
agreeable to restricting building for 250 feet and starting with 45-foot structures at 250 feet from the
property line, if the roadway could still be in the non-buildable area, subject to approval under the
Final Plan. Responding to Chair Long, Mr. Delich stated the current church site hosts three
services on Sunday, and his traffic estimates for the proposed site are based on a ratio comparison
of the current and proposed parking areas, rather than specific traffic counts at the current facility.
In response to Commissioner Geile, Mr. Ogle stated staff sent a referral to the City of Longmont,
hand delivered a referral to the Town of Mead, and requested a continuance at the Planning
Commission hearing to allow Mead the opportunity to review. Ms. Mika added the initial Mead
referral response was received back, and although there was some confusion and delay regarding
the referrals for Frederick and Firestone, they also provided responses. Responding further to
Commissioner Geile, Ms. Mika reviewed what is typically included in a referral packet to allow a
municipality to provide a recommendation, and that process was completed for this case, although
it was not in the most expedient fashion. Mr. Morrison stated staffs' action is defensible based on
Exhibit 201, which is a referral response from the Town of Mead, dated April 7, 2003. He further
stated the Board does need to make a finding on the concerns raised by the Town of Mead prior
to making a decision on this application. Mr. Ogle submitted evidence of receipt by the Town of
Mead, marked Exhibit CC.
Commissioner Jerke suggested the matter be continued because of irregularities regarding the
referral process to eliminate that issue as a basis for overturning the decision of the Board. He
added a continuance would also allow the applicant additional time to consider the issues of
concern expressed today. Commissioner Geile concurred and stated he wants to ensure this
process is done appropriately because regardless of the Board's decision, the case could go
through the 106 process, therefore, he wants to eliminate any potential problems at this point.
Commissioner Masden concurred and added he would like to see the applicant attempt to have an
oil and gas agreement closer to finalization before a final decision is made, as well as address
setbacks, building heights, and transportation. Mr. Morrison stated before a motion is made, the
Board needs to establish what testimony will be allowed and the manner in which it should be
submitted for the continuance hearing. Commissioner Jerke commented he would like staff to
resend the complete file to the municipal referral agencies, as well as a notice of the continuance
to the surrounding property owners and those in attendance today. He suggested testimony be
restricted to one or two primary speakers and limited to the primary issues regarding an oil and gas
agreement,setbacks,building heights,and transportation. Chair Long concurred and added further
discussion may be required regarding any new issues raised by the referral responses or proposed
modifications by the applicant. Mr. Morrison stated staff will need time to review any modifications
made by the applicant, as well as the referral responses, therefore, he suggested a deadline for all
written items, with testimony limited to new written evidence and testimony. In response to
Commissioner Geile, Mr. Morrison stated the referral process allows for written responses, and
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testimony can be submitted regarding any new issues. Commissioner Jerke commented the quasi-
judicial process needs to be extended to the future date to ensure the Board has no further dialogue
regarding this matter until the next hearing. Mr. Morrison stated once new materials are received
from the applicant and referral agencies,the public can submit written comments to the Clerk to the
Board's Office for review by the Board in preparation for the upcoming hearing; however, individual
contact is not appropriate.
Commissioner Jerke moved to continue the request of LifeBridge Christian Church for Change of
Zone, PZ #1004, from the A (Agricultural) Zone District to the PUD (Planned Unit Development)
Zone District with R-1 (Low-Density Residential), R-2 (Duplex Residential), R-3 (Medium Density
Residential), R-4 (High Density Residential), C-1 (Neighborhood Commercial); and C-2 (General
Commercial) zone uses, to July 9, 2003, at 10:00 a.m. He also directed staff to resend referral
packets to the municipal referral agencies, with written responses due back to the Clerk to the
Board's Office by 5:00 p.m., Friday, June 30, 2003. He further directed staff to send notification of
the continuance to the surrounding property owners and remaining referral agencies. The motion
was seconded by Commissioner Geile. In response to Chair Long, Mr. Morrison stated the Board
may want to allow more time for the applicant to respond to any new information that may be
provided. Commissioners Jerke and Geile amended their motion to require written referral
responses be submitted by 5:00 p.m., Friday, June 20, 2003. In response to Ms. Mika, the Board
indicated a complete file should be sent to the municipal referral agencies, with notices of the
continuance to the remaining referral agencies and surrounding property owners. In response to
Mr. Ogle, Mr. Morrison suggested the referral responses be based on the building heights as
proposed and amended by the applicant and any testimony at the future hearing would be restricted
to new evidence. Responding to Ms. Mika, Mr. Morrison stated referral agencies are allowed 21
calendar days, and Carol Harding, Clerk to the Board Office Manager, stated it will require
approximately one week to complete the minutes from this hearing. She also clarified notices of
the continuance will be sent to all surrounding property owners,any additional people who attended
today's hearing, and each of the referral agencies. Chair Long commented this has been a
valuable discussion and the process will progress from this point at the next hearing.
Commissioner Geile commented the Board does not discuss these matters among themselves or
with the public. There being no further discussion,the motion carried unanimously, and the hearing
was completed at 9:30 p.m.
2003-1169
PL1655
HEARING CERTIFICATION - LIFEBRIDGE CHRISTIAN CHURCH (PZ#1004)
PAGE 19
This Certification was approved on the 12th day of May 2003.
APPROVED:
BOARD OF COUNTY COMMISSIONERS
Eilea 44/Lit
�� DC UNTY, OLORADO
1861 (� D d E. Long, Chair
Jerk to the Board
OO tz?
Robert s en, o-Tem
Deputy Cle to the Board
M. J. eile
TAPES #2003-14 thru #2003-17 L1/44---1--1
William H. Jerke
DOCKET#2003-35 RECUSED
Glenn Vaad
2003-1169
PL1655
ATTENDANCE RECORD
,i/ HEARINGS ARE AS FOLLOWS ON THIS 7th DAY OF MAY, 2003:
DOCKET#2003-35, PL1655 - Change of Zone, PZ#1004, LifeBridge Christian Church, do Tetra Tech, RMC
PLEASE legibly write or print your name and complete address.
NAME ADDRESS
John Doe 123 Nowhere Street, City, State, Zip
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ATTENDANCE RECORD
HEARINGS ARE AS FOLLOWS ON THIS 7th DAY OF MAY, 2003:
DOCKET#2003-35, PL1655 -Change of Zone, PZ#1004, LifeBridge Christian Church, c/o Tetra Tech, RMC
PLEASE legibly write or print your name and complete address.
NAME ADDRESS
John Do 123 Nowhere Street, City, State, Zip ��_ p,�
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ATTENDANCE RECORD
HEARINGS ARE AS FOLLOWS ON THIS 7th DAY OF MAY, 2003:
DOCKET #2003-35, PL1655 -Change of Zone, PZ#1004, LifeBridge Christian Church, c/o Tetra Tech, RMC
PLEASE legibly write or print your name and complete address.
NAME ADDRESS
John Doe 123 Nowhere Street, City, State, Zip
N I ti Irt ✓3 3'7.40 iV (i i . (-3W.9S2i <c t;o 0'-�
✓ 2 1\ /2)1 g,isecJ hi 3tff J re /`d ‘coin1 or,,z t o ssD yc '
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ATTENDANCE RECORD
HEARINGS ARE AS FOLLOWS ON THIS 7th DAY OF MAY, 2003:
DOCKET#2003-35, PL1655 - Change of Zone, PZ#1004, LifeBridge Christian Church, c/o Tetra Tech, RMC
PLEASE legibly write or print your name and complete address.
NAME ADDRESS
John Doe 123 Nowhere Street, City, State, Zip
N. Sts �� 7,1 lti49 tit)02- nrttn USiZ
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ATTENDANCE RECORD
HEARINGS ARE AS FOLLOWS ON THIS 7th DAY OF MAY, 2003:
DOCKET#2003.35, PL1655 -Change of Zone, PZ#1004, LifeBridge Christian Church, c/o Tetra Tech, RMC
PLEASE legibly write or print your name and complete address.
NAME ADDRESS
John Doe 123 Nowhere Street, City, State, Zip
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