HomeMy WebLinkAbout20031094.tiff RESOLUTION
RE: GRANT 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
WHEREAS, the Board of County Commissioners of Weld County, Colorado, pursuant to
Colorado statute and the Weld County Home Rule Charter, is vested with the authority of
administering the affairs of Weld County, Colorado, and
WHEREAS, a public hearing was held on the 7th day of May, 2003, at 10:00 a.m. for the
purpose of hearing the application of LifeBridge Christian Church, 10345 Ute Highway, Longmont,
Colorado 80504,requesting 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 for a parcel of land located on the following
described real estate, to-wit:
Lot B of Recorded Exemption #1389, and part of
Section 5, Township 2 North, Range 68 West of the
6th P.M., Weld County, Colorado
WHEREAS,at said hearing on May 7,2003,the Board deemed it advisable to continue the
matter to July 9, 2003, to allow the Department of Planning Services staff time to resend referral
packets to the municipal referral agencies for review,and allow the applicant to submit additional
information and investigate further mitigation measures, and
WHEREAS,at said hearing on July9,2003,the applicant was represented by TETRA TECH
RMC, 1900 South Sunset Street, Suite 1-F, Longmont, Colorado 80501, and
WHEREAS, Section 27-6-120 of the Weld County Code provides standards for review of
said Change of Zone, and
WHEREAS,the Board of County Commissioners heard all the testimony and statements
of those present,studied the request of the applicant and the recommendations of the Weld County
Planning Commission and,having been fully informed,finds that this request shall be approved for
the following reasons:
1. The applicant has complied with all the application requirements listed in Section 27-
5-30 of the Weld County Code.
2. The request is in conformance with Section 27-6-120.D as follows:
a. Section 27-6-120.D.5.a -- The proposal is consistent with any
intergovernmental agreement in effect influencing the Planned Unit
Development(PUD)and Chapters 19(Coordinated Planning Agreements),
Chapter 22 (Comprehensive Plan), Chapter 23 (Zoning), Chapter 24
2003-1094
PL1655
(r ; h tPZjOk)(�; fly {LCtrJ
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 2
(Subdivision)and Chapter 26(Mixed Use Development)of the Weld County
Code. The proposed site is presently influenced by an Intergovernmental
Agreement with the City of Longmont. The proposal is consistent with the
aforementioned documents as follows:
1) Section 22-2-110.6 (UGB.Goal 2) states, "Concentrate urban
development in or adjacent to existing municipalities or the I-25 Mixed
Use Development area and maintain urban growth boundary areas
that provide an official designation between future urban and non-
urban uses." The proposed PUD is located within the Mixed Use
Development(MUD)area,and is within the boundaries of(Ordinance
2002-7,Article XIV, Chapter 19)the Intergovernmental Agreement
(IGA) boundary with the City of Longmont and within the Municipal
Referral Area with the Town of Mead.
2) Section 22-2-230.A (MUD.Goal 1) states, "To plan and to manage
growth and to provide for ease of inclusion in the 1-25 Mixed Use
Development area and urban development nodes so as to balance
relevant fiscal,environmental,aesthetic and economic components
of the area." The proposal assures that new development occurs in
such a manner as to maintain an attractive working and living
environment. Further, all applicable standards and regulations,
unless otherwise modified herein,of Chapters 22, 23,26,and 27 of
the Weld County Code shall be integrated in the design of the Final
Plan and will be addressed through the Site Plan Review process.
3) Ordinance 2002-7, Article XIV, Chapter 19 , the Intergovernmental
Agreement (IGA) boundary with the City of Longmont presently
influences this site. The Department of Planning Services and the
County Attorney's Office determined when the application was
submitted and under review there was not an IGA in place between
Weld County and the City of Longmont,therefore,it was determined
by the Weld County Attorney's Office that this application would not
be subject to Ordinance 2002-7,Article XIV, Chapter 19, because it
was not adopted prior to the submittal of the application for Sketch
Plan, PK-1004.
4) Section 26-1-50.6.1.a(MUD.C.1 Goal 1)states,"Establish a sense
of community identity within the Mixed Use Development area by
planning and managing residential, commercial, industrial,
environmental, aesthetic, and economic components of the area."
The land uses shown on the Change of Zone plat reflect the uses
shown on the MUD Structural Land Use Map 2.1, dated June 20,
2002.
Section 26-1-50.6.3.a (MUD.C.3 Goal 3)states, "Community form
and identity shall be encouraged through the enhancement and
preservation of natural resources and features."
2003-1094
PL1655
CHANGE OF ZONE, PZ #1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 3
Section 26-1-50.B.3.c(MUD.C Policy 3.2)-Where feasible,drainage
ways shall be maintained in their natural state to ensure optimal re-
charge.
Section 26-1-50.B.3.d(MUD.C Policy 3.3)-Impacts to air quality will
be minimized.
Section 26-1-50.B.3.f(MUD.C Policy 3.5) - Disturbed areas will be
re-vegetated immediately following construction. In order to minimize
wind and soil erosion, temporary stabilization measures will be
established until permanent cover is in place.
Section 26-1-50.B.3.g (MUD.C. Policy 3.6) - Native species have
been selected for some of the re-vegetation.
5) Section 22-3-140.B (T.Goal 2) states, "A County-wide trail system
should be considered to service transportation and recreation
purposes." Several pedestrian and open space connections are
provided to connect the three components of the development and
the surrounding area, including adjacent subdivisions and the
Longmont Open Space area associated with Union Reservoir.
6) Section 22-3-140.A (T.Goal 1) states, "Provide a unified and
coordinated County-wide street and highway system which moves
people and goods in a safe,economical,and efficient manner." The
proposed development will comply with Sections 22-3-60 through 22-
3-140 of the Weld County Code. Access to the development will
preserve the existing and future function of roads and highways
affected by this proposed development. All development circulation
systems shall be designed so that they do not disrupt highway travel.
Traffic generated by the proposed development will conform to the
recommendations and requirements of the Department of Public
Works and the Colorado Department of Transportation(T.Policy 1.1,
Section 22-3-140.A.1).
7) Section 26-1-50.B.4.c(MUD.C.Policy4.2)states,"All proposals for
commercial, industrial, and residential development within the 1-25
Mixed Use Development area and urban development node overlay
district should use the Planned Unit Development application process
and regulations." The PUD process will allow developers flexibility
and variety needed to offer a range of products, services and uses.
It will also give the developer an opportunity to explain the
development plans to surrounding land owners and the County so
that important information about land use compatibilityand services,
facilities or utilities needed to serve the proposal are determined to be
adequate.
2003-1094
PL1655
CHANGE OF ZONE, PZ #1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 4
Section 26-1-70.C.3.a (MUD.T.Goal 3) states, "New development
within the MUD area shall provide a mechanism for balancing
relevant fiscal and economic components of transportation systems."
An overall traffic impact analysis has been prepared for this
development. Cumulative development impacts, created by this
project and appropriate improvements are identified in the traffic
report pursuant to Section 26-1-70.3.b (MUD.T. Policy 3.1).
Section 26-1-70.C.4 (MUD.T.Goal 4) states, "As development
occurs,the feasibility of a public transit system shall be examined in
the MUD area." The site also has the potential to become a public
transportation hub complete with a Park-N-Ride Facility. The
proposal states that the development's design integrates a
transportation network, including a public transit system into the
project.
b. Section 27-6-120.D.5.b-The uses which would be allowed in the proposed
PUD will conform with the Performance Standards of the PUD Zone District
contained in Chapter 27, Article II, of the Weld County Code.
1) Section 27-2-20, Access Standards
Access to this PUD will be off of State Highway 119, Weld County
Road 3.5, and Weld County Road 26. State Highway 119 is
immediately south of and adjacent to this proposed development,
Weld County Road 26 is immediately north of and adjacent to the
property and Weld County Road 3.5 aligns itself in a north-south
direction and divides the Single Family Residential Component from
the Neighborhood Center, Residential, Senior Housing, Mixed Use
Office/Commercial and Church campus site. Further, the internal
roads, as proposed, shall meet all the requirements of Chapter 24
of the Weld County Code. The application is within the County-Wide
Road Impact Fee, Area, referenced in Section 20-1-10 of the Weld
County Code and shall require the payment of road impact fees at
the time a Building Permit is applied for as addressed through
Section 20-1-200.
2) Section 27-2-30, Buffering and Screening
All proposed uses, except single family residential development
within the site, will go through a Site Plan Review application
process, and all on-site screening and buffering will be addressed
during the Site Plan Review phase of site development. The site
shall maintain compliance with the MUD standards regarding
screening and buffering of the property, per Section 26-2-70,
Landscape Regulations, of the Weld County Code.
3) Section 27-2-40, Bulk Requirements
The applicant has proposed a deviation of the bulk requirements as
set out in the Weld County Code, Table 23.4 for the residential
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 5
component, and Section 23-3-250 Performance Standards for the
Commercial Zone District. Refer to the Bulk Standards Summary
Table attached hereto as Exhibit A. The applicant is proposing a
maximum building height of sixty (60) feet for the entire church
campus,with an additional sixty(60)feet of height for approximately
thirty percent of the building for the fly space area associated with the
theater. Additionally, the applicant proposes a maximum building
height of thirty-five (35) feet for the residential component; a
maximum building height of forty-five(45)feet for the assisted living
village; and a maximum building height of fifty-five (55)feet for the
mixed use office/retail area, commercial center, and neighborhood
center. It should be noted that all R-2, R-3, R-4, and commercial
development in a PUD shall undergo a Site Plan Review process,as
defined in Chapter23,Article II,Division 3,of the Weld County Code.
4) Section 27-2-50, Circulation
Development within a PUD Zone District shall be designed and
constructed to include adequate,safe,and convenient arrangements
for pedestrian and vehicular circulation,off-street parking,and loading
space. Pedestrian and vehicular circulation shall relate to the
circulation system external to a PUD Zone District. All streets within
the PUD Zone District,whether private or public, shall be designed
and constructed to meet the requirements of the Weld County
Department of Public Works,Chapters 24 and 26 of the Weld County
Code,and the Colorado Department of Transportation,if applicable,
unless otherwise modified herein. The applicant will be responsible
for designing the cross sections according to Section 24-7-20 and
Appendix 24-E of the Weld County Code.
5) Section 27-2-60, Common Open Space
As proposed, the site does meet the open space requirements of
Chapters 27 and 26 of the Weld County Code. The applicant shall
adhere to Section 26-2-70.D regarding landscape requirements
adjacent to Roadway Corridors, specifically State Highway 119. A
trail,adjacent to the Oligarchy Ditch,will traverse the site connecting
areas to the east and west of the development.
6) Section 27-2-70, Compatibility
The proposed site is north of and adjacent to State Highway 119,
east of and adjacent to Weld County Road 3.5, and south of and
adjacent to the realigned Weld County Road 26. Vista Commercial
Business Park is directly south of this property across State
Highway 119. The Elms at Meadow Vale PUD and Meadow Vale
Farms PUD are adjacent to the east,and Longview PUD is adjacent
to the west, across Weld County Road 3.5.
The site location is identified as Neighborhood Center on the 1-25
Mixed Use Development Area Structural Plan, Map 2.1 Structural
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 6
Land Use Map, date June 20, 2002. Section 26-2-30 of the Weld
County Code describes the Neighborhood Center and Residential
Component.
The following diagrams are attached hereto as Exhibits Athrough D:
* Bulk Standards Summary: LifeBridge Pud V. Weld County
Code
* Bulk Standards Massing Diagram for Church Campus
* Bulk Standards Graphic Massing Diagram for Church
Campus
Neighborhood Centers.
Neighborhood centers are established to provide convenience goods
and services primarily for the residents of a specific neighborhood.
These centers should be accessible via sidewalks, trails or green
ways,creating identityfor individual neighborhoods. Neighborhood
centers characteristically have few environmental impacts and rely
more upon service-related provisions such as law enforcement and
fire protection. New development within these centers shall therefore
mitigate the impacts associated with its use. Neighborhood centers
include, but are not limited to, the following activities and services:
1) Small Parks
2) Civic uses, such as places of worship, libraries, and
community centers
3) Public facilities, such as schools
4) Service businesses, such as smaller offices
5) Residential mix
6) Residential
Residential districts within the MUD area are encouraged to be
cohesive,identifiable and diverse,while retaining the current agrarian
lifestyle of residents in the area. The County encourages
comprehensive and coordinated neighborhood design efforts in
developments, especially with regard to circulation provisions,
conservation of natural features, and relationship to established
neighborhood centers. The County also encourages diversity of
housing types, including owner-occupied and rental housing,which
serve all economic segments of the population and match local
incomes and age groups. Higher residential densities shall be
situated within close proximity to the designated neighborhood
centers. Each neighborhood shall have an interconnected network
of local streets that provide direct connections to local destinations.
The successful design and development of residential neighborhoods
within the MUD area is essential for it to function efficiently and
2003-1094
PL1655
CHANGE OF ZONE, PZ #1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 7
provide a sense of place and community identity. Developments are
encouraged to incorporate design features which enhance the quality
of the neighborhood and promote safety for its residents.
The application states, "The Project LifeBridge plan maximizes the
relationship between compatible uses. The various uses front local
roads, using the street and its associated street scape as a buffer.
A progression of building scale and level of use from State
Highway 119 north into the site reduces the need for screening and
buffering between uses. A neighborhood center,located in the most
visible section of the property, is associated with the assisted living
facility, community center, and neighborhood retail and office
facilities. These community scale uses buffer the neighborhood
center from the senior housing portion of the site. Generous
landscaped areas and setbacks help to buffer the surrounding single
family lots from the larger scaled buildings of the church/community
facilities. As a result, the uses within the PUD are compatible."
Additionally, the application states that the proposal is compatible
with the surrounding area as "The uses allowed in the PUD are
compatible with land uses surrounding the PUD Zone District."
Proposed residential scale uses and appropriate setbacks and
landscaping are included around the perimeter of the PUD.
Neighborhood retail and commercial uses,sited along State Highway
119 and primary arterial streets within the PUD Zone District,
minimize conflicting uses with adjacent uses by setbacks,perimeter
landscape buffers, and a proposed landscaped parkway.
Church/community facilities are sited central to the development with
open space and recreational fields surrounding the buildings. The
required parking will be landscaped and screened appropriatelyfrom
adjacent neighborhoods.
The Department of Planning Services notes that the site will maintain
compliance with Chapter 26 regarding screening and buffering of the
property. The proposed PUD shall demonstrate compatibility with the
surrounding residential properties specific to a Conceptual Lighting
Plan, a Conceptual Landscape Plan with topographical features
delineated,a Conceptual Sign Plan,a Conceptual Phasing Plan with
incremental intervals identified,a Conceptual Phased Parking Plan,
and a Conceptual Master Drainage Plan, at a minimum. The
proposal shall be compatible with the surrounding residential
communities, including any requirements as determined by the
Colorado Department of Transportation and the Weld County
Department of Public Works.
Additional justification provided by the applicant for the location of the
proposed structures in relation to the surrounding properties follows.
The application materials state"Lower intensity land uses have been
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 8
designed for the northernmost portions of the PUD,north of the Great
Western Rail Track, in the area adjacent to City of Longmont open
space and recreation facilities. Appropriate setbacks and buffers will
be provided between future residences and adjacent streets that
carry significant amounts of traffic. As in other City of Longmont
developments located adjacent to high volume traffic areas, the
residential portion of the PUD,adjacent to Weld County Road 26,will
face internally and have limited access to Weld County Road 26."
Consistent with Weld County's Right to Farm Policy,notes regarding
agricultural activities on adjacent properties will be added to all
appropriate documents related to the PUD so that new residents will
be aware of the adjacent land uses.
7) Section 27-2-80, Design Standards and Improvement Agreements
Weld County entered into an Off-Site Improvement Reimbursement
Agreement with Longview Community, LLC, on February 6, 2002,
with the intent that Longview be reimbursed a portion of the cost of
constructing the traffic signal at State Highway 119 and Weld County
Road 3.5. Reimbursement agreements such as these are common
for public improvements that are shared as development occurs in
a rapidly growing area. The LifeBridge PUD should be required to
reimburse a proportionate share of the signal cost to Longview within
the spirit of the February 6, 2002, agreement.
Final Plat recording shall not occur until the required On-Site
(Private) and Off-Site (Public) Improvement Agreements through
Weld County Government have been approved and collateral
tendered. This will include any infrastructure requirements
determined to be completed by the Colorado Department of
Transportation. Afinal drainage report(s)must be stamped,signed
and dated by a professional engineer licensed in the State of
Colorado and submitted at final plat for each development phase.
Final drainage construction plans,conforming to the drainage report,
shall be submitted with the appropriate phase. The applicant must
document and reference development phase drainage reports with
respect to an overall drainage plan/report. Should drainage criteria
change in the future,final drainage design must meet standards that
are in effect at that time.
Further,final construction drawings for all roads within the proposed
PUD and all adjacent roads as applicable shall be submitted to the
Department of Public Works for review and approval.
8) Section 27-2-90, Filing
The applicant has indicated that the development will occur in
multiple filings and phases.
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 9
9) Section 27-2-100, Landscaping Standards
This proposal shall adhere to Sections 24-9-10, 26-2-70,
and 27-2-100 of the Weld County Code. A detailed Landscape,Berm
and Screening Plan,along with a maintenance and planting schedule
shall be submitted with the Final Plan application. Additionally,the
applicant shall provide a detailed Sign Plan for the entire
development. All signs in the development shall be required to
adhere to Section 23-4-80 and Section 26-2-90 of the Weld County
Code.
10) Section 27-2-120, Mixed Use Development Area (MUDI
This proposal is located within the MUD area and adheres to Chapter
26 of the Weld County Code when the attached conditions are met.
11) Section 27-2-130, Monuments
Permanent reference monuments shall be set on the PUD according
to Chapter 24 of the Weld County Code and Section 30-51-101,
et seq., C.R.S.
12) Section 27-2-150, Parking Requirements
All parking and loading areas shall meet the requirements of Chapter
23,Article IV,Division I,of the Weld County Code. Adequate parking
spaces and internal pedestrian circulation shall be designed to meet
requirements of the Americans with Disabilities Act(ADA)and shall
be illustrated on the Change of Zone plat. Site-specific parking
requirements will be addressed during the Site Plan Review
application process through Chapter 23-2-160 and Appendices 23-A
and 23-B for each of the lots within the proposed PUD.
13) Section 27-2-160, Phasing
A Final Plan may develop in phases within a PUD. The applicant has
indicated that the development will occur in multiple filings and
phases. Each Filing shall adhere to the requirements of the Change
of Zone.
14) Section 27-2-170, Public Water Provisions
Application materials indicate that domestic water service is to be
provided by the Left Hand and Long's Peak Water Districts. The
Weld County Department of Public Health and Environment reviewed
this case in accordance with this consideration in place. The Weld
County Department of Public Health and Environment states"...water
will be provided by the Left Hand Water District and Longs Peak
Water District. The minimum proposed lot size has yet to be
determined. Letters of intent and ability to serve from all three utility
districts were included in the application materials."
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 10
15) Section 27-2-190, Urban Scale Development
For the purpose of review,this application is considered urban scale
and shall adhere to the requirements of urban-type developments.
16) Section 27-2-200, Uses
The applicant shall provide a conceptual time frame for the
completion of the project,including future amenities and landscape
treatment of adjacent streets and properties prior to recording the
Change of Zone plat. The Plat shall be amended to reflect this time
frame. The Final Plat application will be heard by the Board of
County Commissioners for final approval and action.
17) Section 27-2-210, Water and Sewer Provisions
The application materials state"Long's Peak Water District can and
will serve everything within its service territory. The applicant has
discussed Weld County's comment on the Sketch Plan requiring a
commitment agreement approved by the Weld County Attorney's
Office. A draft agreement regarding this requirement and a letter
from the District indicating its confirmation to provide service has
been reviewed and approved as to form by Lee Morrison,Assistant
CountyAttorney." Additionally,the application materials state,"Left
Hand Water District's consulting engineer is working on a report
regarding service availability in this area. Preliminary information
indicates that there will only be about 20,5/8-inch taps available(or
the equivalent of 400 to 600 gallons per minute of"purchase-able"
water service)before a pump station must be built. Taps (5/8-inch)
may be reserved through a type of subdivision agreement with the
District by paying 40 percent of the plan investment fee, or about
$2,040. Kathy Peterson (with the District) indicated that the Left
Hand Water District would probably participate in the cost of the
facility. A draft agreement regarding this requirement and a letter
from the District indicating its confirmation to provide service has
been reviewed and approved as to form by Lee Morrison,Assistant
County Attorney."
The referral dated January 8, 2003, from the Office of the State
Engineer, Division of Water Resources, states"three water service
agreements have been provided with this application. Two
agreements are for the Longs Peak Water District; one agreement
is used if the development uses ditch water to irrigate the
landscaping, and the other agreement is used if ditch water is not
used. Please be advised that if ditch water is used to irrigate the
landscape within the development,this letter is not offering an opinion
on the ditch water rights of the proposal to use this water to irrigate
the landscape."
"Information from the above agreements indicates that each District
plans to supply treated water to the development,charging fees for
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 11
the water supply on a per tap basis payable prior to the activation of
the tap. As mentioned in the letter,dated May 15,2002,each of the
Districts requires that new developments provide a sufficient amount
of raw water to satisfy the needs for residential and commercial use."
"Since formal commitments for service between the Districts and the
developer have not been made yet, and since the developer is still
working on finding the best solution to provide water service to the
site, the comments from the May 15, 2002, letter still apply."
The May 15, 2002, letter states, "Pursuant to Section 30-28-
136(1)(h)(II), C.R.S., the State Engineer's Office offers the opinion
that the proposed water supply will not cause material injury to
existing water rights, and the supply is adequate with the Left Hand
Water District and Long's Peak Water District serving this PUD.
However, please note, this opinion is based on the fact that the
Districts and the developer will finalize the service agreements."
Formal commitments reviewed and approved by the County
Attorney's Office, demonstrating that all components of Filing I,
Phases 1 and 2 will be serviced by either the Left Hand Water District
and the Long's Peak Water District or both,will be required prior to
submitting the Final Plat application.
c. Section 27-6-120D.5.c -- The uses which will be permitted shall be
compatible with the existing or future development of the surrounding area
as permitted by the existing zoning, and with the future development as
projected by Chapter 22 of the Weld County Code or master plans of
affected municipalities. The City of Longmont, in a letter received
February 6, 2003, acknowledged that the proposed development is within
Weld County's 1-25 Mixed Use Development Area,is also located in the St.
Vrain Valley Planning Area of the Longmont Area Comprehensive Plan
(LACP), and is within the Cooperative Planning Agreement Area of the
recently adopted Intergovernmental Area (IGA) between the City and the
County. As previously noted, the application was in process prior to the
adoption of the Longmont IGA and it was determined by the Weld County
Attorney's Office that this application would not be subject to Ordinance
2002-7,Article XIV,Chapter 19, of the Weld County Code,as the Ordinance
was not adopted prior to the submittal of the Sketch Plan application.
The Town of Mead,in its referral dated April 7,2003,deems this proposal to
be an incompatible land use with the Town of Mead and with the surrounding
area. The Town's position is that the County is considering and/or permitting
suburban/urban scale development in unincorporated areas that should
instead be developed in municipalities.
The proposed PUD does meet the intent and is in compliance with the Weld
County MUD Structural 2.1 Land Use Map. Vista Commercial Business Park
2003-1094
PL1655
CHANGE OF ZONE, PZ #1004, FROM A (AGRICULTURAL)TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 12
is directly south of this property across State Highway 119. Longview PUD
is immediately adjacent to the west of Weld County Road 3.5. The Elms at
Meadow Vale and Meadow Vale Farms are adjacent to the west, with the
Union Reservoir. Longmont open space and agricultural lands are adjacent
to the north across Weld County Road 26.
d. Section 27-6-120D.5.d - The PUD Zone District shall be serviced by an
adequate water supply and sewage disposal system in compliance with the
Performance Standards in Chapter 27,Article II,of the Weld County Code.
Water will be provided by the Left Hand Water District and the Longs Peak
Water District,and sewer service will be provided by the St.Vrain Sanitation
District. All service providers have indicated their ability and willingness to
service this application. Formal commitments for service between Districts
and the developer have not been made yet since the developer is still working
on finding the best solution to provide water service to the site. The St.Vrain
Sanitation District has determined that it has the ability to serve the project.
However, there is a capacity issue at the pump station downstream of the
site, and with the force main (currently 6")and the line running along State
Highway 119. The pump station needs to be upgraded,which is not a huge
expense, but the District needs to know when to start the upgrade.
Additionally,upgrading the line along State Highway 119 is not a typical line
extension, in this case. It is the District's responsibility to apply a fair
contribution from the developers using the line,to upgrade the line(currently
12"). The St. Vrain Sanitation District indicated its is now finalizing the
specific infrastructure requirements for the site and will ensure that the
District does not hinder the development's schedule. A draft agreement
regarding this requirement and a letter from the District indicating its
confirmation to provide service was included in the application materials.
The agreement is based on the District's standard agreement and has been
reviewed and approved as to form by Lee Morrison, Assistant County
Attorney.
e. Section 27-6-120D.5.e-Street or highway facilities providing access to the
property are adequate in functional classification, width, and structural
capacity to meet the traffic requirements of the uses of the proposed PUD
Zone District. The Weld County Department of Public Works has reviewed
the proposal and has determined the internal streets meet the requirements
of Chapter 24 of the Weld County Code. Roadway plans will be required at
final plat. All internal road rights-of-way should be dedicated to the public,
and the roads designed and constructed to County standards. At the final
plat stage for each development phase, road construction plans,
improvement agreements,and collateral will be required in accordance with
County policies.
Extensive improvements to the existing roadway system will be required to
provide adequate access to the LifeBridge PUD. The off-site road
improvements should be identified with each final plat application. This
process is expected to take place over a long period of time. However, it is
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 13
important to understand the extent and phasing of the roadway
improvements as the Change of Zone application is reviewed. Because the
Department of Public Works does not know when a future final plat
application will take place or the extent of the proposed development,future
roadway improvements must be identified based on traffic thresholds.The
applicant's traffic engineer shall identify the necessary future roadway
improvements such as realignment,widening,and turn lanes based on traffic
thresholds at all impacted locations, at time of Final Plat and at the time of
each Site Plan Review application.
Section 22-2-220 of the Weld County Code addresses interconnection of
community. Connectivity of roadway systems between neighborhoods is
critical. It reduces trip lengths between neighborhoods and helps to reduce
traffic congestion. New development should be configured as
neighborhoods, not isolated enclaves. The locations of neighborhood
centers are intended to provide community services for the residents within
the MUD area. Alternative means of transportation and opportunities for
those who seek to walk or ride their bicycles should be provided to connect
community facilities and employment centers. The trail systems of
Meadowvale and the Elms at Meadowvale should be interconnected with the
LifeBridge PUD.
The internal road in Block 3, adjacent to and south of the Great Western
Railway, will serve the Church Worship and Learning Facilities and be
connected to both internal and external road systems. Significant traffic on
this road is anticipated. The intersection with Weld County Road 3.5 is
shown adjacent to the railroad crossing. Sufficient separation should be
provided between the internal road and the railroad track fora vehicle to turn
right and have sight distance down the track to the east. This internal road
will also form a four-way intersection at Weld County Roads 26 and 5. The
intersection cannot be constructed within the LifeBridge site without creating
an offset intersection,which is not acceptable. Acquiring right-of-way from
property to the east or realigning a portion of Weld County Road 5 will be
required. Both of these intersection issues can be addressed in the final
design at the final plat application.
Weld County and the City of Longmont propose to realign Weld County Road
26 adjacent to the LifeBridge PUD. Design speeds and road curvatures
must be addressed with respect to this realignment. The applicant shall
coordinate the final roadway design with Weld County and the City of
Longmont at the final plat application.
f. Section 27-6-120D.5.f--An off-site road improvements agreement and an
on-site improvements agreement proposal is in compliance with Chapter 24
of the Weld County Code,and a road improvements agreement is complete
and has been submitted, if applicable. Development Standards and
Conditions of Approval ensure compliance with Chapter 24,Article VII,and
Sections 24-9-10 and 24-9-20 of the Weld County Code.
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 14
The Weld County Departments of Public Works Planning Services and
CDOT shall require an Off-Site(Private)and On-Site(Public)Improvements
Agreement in accordance with Section 27-6-120.6.f of the Weld County
Code at the time of Final Plat application.
g. Section 27-6-120D.5.g --There has been compliance with the applicable
requirements contained in Chapter 23 regarding overlay districts,
commercial mineral deposits, and soil conditions on the subject site. The
Colorado Geological Survey, in its referral letter dated February 11, 2003,
identified several areas of concern for the site, including the potential for
shallow groundwater, and collapsible soils and expansive claystone. The
referral states "Geologic and Preliminary Geo-technical Investigation
Reports"prepared byCTUThompson(August 11, 1998;November 17, 1998;
and September 6, 2002). CTUThompson's reports characterize the site's
geology and geologic hazards, and contain appropriate preliminary
recommendations regarding subsurface drainage, grading and surface
drainage, and foundation and floor system design.
The proposed land uses vary for each of the parcels for which separate
reports were prepared, but geological conditions and constraints on
development are similar for all three areas. The main problems that will
need to be addressed during design and construction are shallow
groundwater and collapsible soils and expansive claystone. Groundwater
levels in several areas of the site are too shallow for basement construction.
This condition was addressed in all three of CTL's reports, and will need to
be addressed for all of the project's planned structures with basements,not
just the single-family homes on the northwest parcel. This site is underlain
by Eolian sandy clays and silts and Pierre Shale containing inter-bedded
sandstone and claystone. The thickness, lithology and engineering
properties of these units vary over short distances,so detailed site specific
investigations will be needed,once building locations have been finalized and
grading is complete, to determine engineering parameters such as
maximum bearing pressures, type of subsurface soil or rock individual
foundations will terminate on and whether minimum dead loads will be
needed, and to design individual foundations,floor systems and individual
perimeter foundations drains."
The Weld County Department of Public Works, in its referral dated
February 21, 2003, stated that the Change of Zone Stormwater Report for
Project LifeBridge PUD Weld County,Colorado,September2002,by Rocky
Mountain Consultants, Inc., is acceptable for the Change of Zone request.
Afinal drainage plan for each final plat(development phase)application shall
be submitted. Each final drainage plan must address existing LifeBridge
development with respect to the proposed development and downstream
mitigation requirements. Early development phases may require
improvements and construction of downstream mitigation infrastructure
external to the phase. In addition,drainage coordination may be necessary
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 15
between Weld County, the City of Longmont, CDOT, ditch companies,
and/or the railroad.
SamerAlhaj, CDOT Hydraulics Engineer, preformed a site inspection visit
on Thursday,March 6,2003,and based on field conditions and observations,
he states,"Presently,this development is proposing to release stormwater
runoff to the borrow ditch along State Highway 119. This is consistent with
historic runoff patterns from the property. CDOT does not object to this
proposed concept, subject to the following conditions: The Church may
need to make improvements to the borrow ditch not only along its frontage,
but may need to continue east,possibly as far as Weld County Road 5.5,or
to the St. Vrain River. This work may consist of reasonable functional
improvements to the borrow ditch for improved long-term performance and
resistance to erosion. Specifically, prior to final plat approval, CDOT will
require the applicant to analyze the existing capacity of the borrow ditch. If
the capacity analysis indicates the ditch is undersized, then the applicant
may likely need to re-grade the borrow ditch to provide the required capacity.
Other work could include installing drop structures in the borrow ditch.
CDOT will continue to work closely with the applicant to determine the
extent,if any,of the required improvements by the time of Final Plat. CDOT
reserves the right to approve any construction plans that show (1)
stormwater drainage being released to the borrow ditch,and/or(2)any other
modifications to the borrow ditch."
The September 2002 report states, "Control of the surface water will
influence the performance of foundations, slab-on-grade floors and
pavements." The applicant shall prepare a final plat(s)construction detail for
typical lot grading with respect to drainage. Front, rear, and side slopes
around building envelopes must be addressed. In addition,drainage for rear
and side lot line swales shall be considered. Building envelopes must be
planned to avoid stormwater flows, while taking into account adjacent
drainage mitigation.
A final drainage report(s) must be stamped, signed, and dated by a
professional engineer licensed in the State of Colorado and submitted at
Final Plat for each development phase. Final drainage construction plans,
conforming to the drainage report, shall be submitted with the appropriate
phase. The applicant must document and reference development phase
drainage reports with respect to an overall drainage plan/report. Should
drainage criteria change in the future, final drainage design must meet
standards that are in effect at that time.
The applicant will be required to address probable erosion areas at each final
plat stage for each development phase where stormwater runoff is released
and/or there is an abrupt change of direction with stormwater channels.
The applicant shall provide evidence of off-site drainage contributions to this
development with the final drainage report(s). The area(s)to the north and
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 16
northeast of Weld County Road 26 must be addressed with respect to the
100-year storm. Existing runoff to the Meadow Vale development,adjacent
to LifeBridge, must be addressed. The submitted drainage plan, although
adequate, would require the resolving of some minor issues and the
submission of additional documentation as outlined in the memorandum
dated February 21, 2003, at time of Final Plat application.
The Department of Public Works Public Works, in its referral dated
February 21, 2003, provides comment on the three investigations listed
below comprising the Geotechnical Reports submitted by the applicant.
Since this is one development,the comments will be attributed to the entire
property.
The Geologic and Preliminary Geotechnical Investigation Portion of W hitham
Property(North Half)Southeast of Weld County Road 26 and County Road
3.5 Weld County, Colorado. dated November 17. 1998.
The Geologic and Preliminary Geotechnical Investigation LifeBridge Planned
Unit Development Southwest of County Road 26 and County Road No. 3.5
Weld County, Colorado. dated September 6. 2002.
The Geologic and PreliminaryGeotechnical Investigation Portion of W hitham
Property Northeast of County Highway 119 and County Road No. 3.5 Weld
County. Colorado. dated November 17, 1998.
Groundwater is shallow across most of the proposed development site. The
reports state,"The ground water depth is above typical residence basement
depth (measured from existing grade) over nearly the entire parcel." Full
basements may not be feasible unless extensive mitigation measures are
taken. Mitigation measures shall be addressed by the applicant at the time
of Final Plat application.
The report indicates that full-depth and/or increases in pavement thickness
will be required as a result of weak subgrade soils(natural clays). Pavement
designs in future final plat applications shall take these soil conditions into
consideration, and also provide comment on the Geo-technical Reports
submitted by the applicant.
In the referral response dated January 21, 2003, the Weld County
Department of Building Inspection states, "Each building will require an
engineered foundation based on a site-specific geotechnical report or an
open hole inspection performed by a Colorado registered engineer.
Engineered foundations shall be designed by a Colorado registered
engineer."
h. Section 27-6-120D.5.h - Consistency exists between the proposed zone
district(s),uses,the specific or conceptual development guide. The proposal
shall be consistent with the PUD with R-1 (Low Density Residential); R-2
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 17
(Duplex Residential); R-3(Medium Density Residential); R-4(High Density
Residential);C-1 (Neighborhood Commercial),C-2(General Commercial),
and continuing oil and gas production uses in the Mixed Use Development
Overlay District. Given the several outstanding issues regarding the site
specific to water and sewage removal not being specifically addressed in the
Change of Zone application, the Department of Planning Services
recommends the Board of County Commissioners hear the Final Plan for the
proposed development.
3. The submitted materials are in compliance with Section 27-6-30 of the Weld County
Code, as follows:
a. Section 27-6-40, Environmental Impacts:
1) Noise and Vibration-The application materials state,"The proposed
development will not contribute to problems with excessive noise and
vibration after construction is complete. All uses within the PUD will
comply with the appropriate State and County noise requirements at
the property line."
2) Smoke, Dust and Odors - The application materials state "The
proposed development will not contribute to problems with smoke,
dust and odors when construction is complete. The PUD will comply
with all state and local regulations regarding smoke,dust,and odors
during each phase of construction. If required,Air Pollution Emission
Notices(APEN)will be filed with the Colorado Department of Health
and the Environment. It is not anticipated that the uses within the
PUD will generate smoke,dust and odors. Single family residential,
church campus and office related activities, and senior residential
and neighborhood center activities do not typically generate smoke,
dust, and odors beyond what is typically found in the adjacent
residential and agricultural land uses."
3) Heat, Light and Glare -The application materials state, "The uses
within the PUD will not generate off-site heat, light, and glare. All
lighting will be designed to prevent light pollution on adjacent
properties. Appropriate setbacks and landscaping will limit off-site
glare from windows on structures within the PUD."
4) Visual/Aesthetic Impacts - The application materials state,
"Covenants will outline design guidelines within the development to
ensure architecture is uniform and aesthetically pleasing. Buildings
will be designed to fit into the context of the PUD and surrounding
land use." The architectural character of the PUD is described by the
applicant as follows:
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 18
CHURCH CAMPUS
The intertwining of buildings and landscapes is the essence of
accomplished campus architecture.The Church campus will include
a collection of buildings organized around carefully composed
outdoor spaces. The design goal is to break down the scale of the
campus through a series of appropriately scaled structures and
carefully orchestrated people-oriented outdoor spaces. These
outdoor spaces will be the organizing element for the campus.
The buildings will vary in function, size, and configuration. The
application materials state that the goal is to create a memorable and
lasting place. A strong pedestrian experience will be created along
the edges of the buildings. This will be accomplished by providing
covered walkways, trellises, canopies, and deep overhangs. In
addition, pedestrian circulation between the buildings will be made
into amenities on the campus.
Buildings that house large functions, such as assembly and
performing arts spaces,may be tempered with appropriately scaled
foreground elements.These smaller scaled elements will help break
down the massing of the dimensionally large structures.
LifeBridge Christian Church(LBCC)proposes to amend the original
application to include a 1,500-seat, outdoor amphitheater in the
northwest corner of the church campus subject to a Site Plan
Review in a future phase. LBCC anticipates that this amphitheater
will be used for things like outdoor weddings, community theater,
lecture classes, and children's events. LBCC is on record that all
reference to any other amphitheater has been removed from the
plans and is hereby removed from the application.
SENIOR HOUSING
Multi-story assisted living, one and two story duplex, and four-plex
housing units will comprise the majority of types of housing for this
portion of the development. The housing will focus around a public
park. This large open space will provide a strong identity and create
a center for the neighborhood. Strong build-to lines will make the
buildings part of larger ensembles defining the public realm. The
streets created will support a safe neighborhood by having housing
facades with large windows. Front yards will be defined with low
planting's and porches. The housing facades will be in scale with the
width of the street to create a room-like quality that will enhance the
sense of community and a place of shared use. Pedestrian activities
will be encouraged with generous sidewalks and reduced traffic
speeds. Adequate parking for the housing will be provided in order
to avoid large asphalt lots of cars or parking garages. Parking is
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 19
typically located off of the service alley with parking of vehicles in
carports or garages.
SINGLE FAMILY HOUSING
Larger custom single-family houses will comprise this portion of the
development. Variety in both the size and massing of the houses will
create a unique neighborhood and avoid a tract housing product.
MIXED-USE RETAIL
The commercial development will be comprised of low scale
business, retail and professional office uses. Commercial streets
will be lined with glass-windowed storefronts promoting friendly
streets. Generally, parking will be provided on the street, with
secondary parking adjacent to the buildings,in well-landscaped lots.
The mixed-use retail will be the anchor of the large park to the south,
with the housing flanking the park to the east and west. A type of
town-square and main street will be created within this retail zone.
The scale of the mixed-use retail will vary depending on the type of
business. For example,offices could occur above ground floor retail.
A community center at the apex of the park will provide a central
feature for the retail zone, as well as a gathering place for the
residents of the senior housing.
That being stated, LifeBridge Christian Church states, "The
Neighborhood Center and Mixed Use Office/Retail portions of the
PUD have not been designed. It is LifeBridge Christian Church's
intention to set the bulk requirements with this Change of Zone
application. LifeBridge Christian Church will provide specific
information regarding architecture,site design and character with the
Final PUD Plan and Site Plan review as per the requirements stated
in the Weld County Code."
For this Change of Zone application, LifeBridge Christian Church
proposes to provide definition to its intent for the character of the
Neighborhood Center and Mixed Use Office/Retail portions of the
PUD by addressing the floor area ratio. Floor Area Ratio (FAR) is
defined as the area of the building footprint relative to the lot that it is
located on(i.e.a 0.25 FAR means that the footprint of the building will
cover 25 percent of the lot). The floor area ratios,maximum building
heights and gross square footage for each block are designed to act
as maximum limitations. The PUD will limit allowable density, lot
coverage, and gross buildable square feet within each block.
Buildings may be a combination of one,two, and three stories. Any
combination of building height, floor area ratio, and gross square
footage will be limited to the bulk requirements listed in the PUD. For
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 20
example, a taller building will be within the designated height
restriction, have a smaller floor area ratio, and will be within the
allowable gross square feet for the block;a one story building will be
within the allowable floor area ratio,shorter than the allowable height,
and within the allowable gross square feet for the block.
Market demand will determine phasing within the Neighborhood
Center and Mixed Use Office/Retail portion of the PUD. A Final PUD
Plan and Site Plan review will be submitted for review and approval
for all development within this portion of the PUD.
The applicant has provided the following discussion for the Phasing
of Filing I,Phases 1 and 2,for the LifeBridge Christian Church PUD:
The Phase 1 church campus will include three buildings. LBCC
estimates that the combined area of the buildings will be
approximately 268,000 square feet. The largest will contain a chapel
and fellowship hall; the western most building will contain adult
education classrooms,offices and worship space for young adults;
and the third building will be the children's learning center and will
include classrooms and children's worship space. LBCC anticipates
that Phase 1 of the church campus will include 800 parking spaces.
The church campus will be constructed with Filing I of Phase 1 and
remain unchanged until Phase 2 of the PUD.
Filing I, Phase 1 will include approximately one-half of the large lot
single family residential(Block 1 -88 units),a portion of the attached
residential units in the senior community(Blocks 5 and 6-43 units),
a portion of the assisted living village (Blocks 10 and 11 -43 units),
and 43 additional single family units within the senior village(Blocks 8
and 9).
Filing I, Phase 2 will add the remainder of the large lot single family
residential (Block 1 — 88 units), and additional single family and
attached units in the senior village (Block 12 — 63 units).
The area designated as agricultural within Filing I will continue to be
managed as irrigated farmland with a crop rotation of beets, barley,
sunflowers, corn, and alfalfa.
The area designated un-programmed open space within the Church
campus will be seeded to dryland pasture and irrigated to establish
the grass.
The 125-foot-wide drainage area adjacent to the eastem boundary of
the PUD will include a four (4) foot to six (6) foot tall, landscaped
berm that will act to buffer parking,noise,and streets within the PUD
from the adjacent residential development. (twill also keep drainage
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 21
from the property from entering the adjacent property. Per Section
26-2-70.6.4 of the Weld County Code,the landscaped berm will form
an opaque planted screen between the two properties. The screen
will moderate the impact of noise, light, aesthetic concerns, and
traffic.
Parking for the residents within the senior housing community will
meet Weld County standards for on-street and off-street parking and
allow for visitor parking. Parking within the assisted living village will
occur within the parcel boundaries specified for that use.Parking will
meet or exceed requirements of the Weld County Code for the
specified uses as follows:
Parking will be provided in on-site surface lots and include
appropriate parking for residents, employees, visitors, and service
parking. Specific details regarding parking for each type of unit will
be provided with the PUD Final Plan and will be reviewed at all Site
Plan Review applications.
Pocket parks,trail connections,and other details regarding the open
space will be provided with the PUD Final Plan,per the Weld County
Code.
LBCC will proceed with construction of Filing I, Phase 1,as soon as
the Final Plat and Site Plan Review applications are approved. Filing
I, Phase 2, will follow when there is a demand for more lots. LBCC
anticipates that the residential portion of Filing I will be completed in
three to five years, depending on market demand for the units.
5) Electrical Interference-The application materials state,"to the best
of LifeBridge Christian Church's knowledge, the proposed
development will not produce electrical interference."
6) Water Pollution - The application materials state, "LifeBridge
Christian Church does not anticipate that uses within the PUD will
pollute surface or ground water. During each phase of construction,
surface water quality will be managed through an appropriate
Stormwater Management Plan that addresses erosion and runoff.
LifeBridge Christian Church shall comply with the Proposed Storm
Water Management Plan for Weld County,dated March 10,2003. All
uses within the PUD will comply with local, state, and federal water
quality regulations."
7) Wastewater Disposal - The application materials state, "The
development site is included in the St. Vrain Sanitation District's
Master Plan."
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 22
8) Air Pollution-The application materials state,"All development within
the PUD will comply with Colorado Department of Health and
Environment regulations regarding air quality."
9) Solid Waste-The application materials state,"No solid waste will be
disposed of within the PUD. Awaste management contractor will be
hired to serve the needs of the development."
10) Radiation/radioactive material-The application materials state,"The
proposed site does not contain any known radiation or radioactive
material."
11) Potable Drinking Water Source - The application materials state,
"Longs Peak and Left Hand Water Districts are proposed to provide
service to the development. The proposed uses for all portions of the
site should have no impacts on any drinking water sources." The
referral response dated January 27, 2003, from the Weld County
Department of Public Health and Environment, indicates that the
application materials have adequately addressed all of the potential
impacts described in Chapter 27 of the County Code.
12) Traffic Impacts-The application materials state, "All streets within
the PUD will be paved."
13) Wildlife Impacts - A referral dated February 8, 2003, from the
Colorado Division of Wildlife, stated that the property provides a
known habitat for native predators and that the riparian corridor
associated with the Oligarchy Ditch does provide a certain amount
of shelter and cover for movement of wildlife species. Retention of
the existing deciduous and non-deciduous vegetation is highly
recommended. The application materials provided an additional
assessment of the project site. On February 18, 2002, Rocky
Mountain Consultants performed a routine delineation of potentially
jurisdictional wetlands on the site. A site walk to determine the
availability of habitat for threatened and endangered species was also
completed. Aerial photographs, the Weld County Soil Survey
(Southern Part),USGS 7.5 Minute Quadrangle Map of Longmont,and
the National Wetlands Inventory Map compiled by the US Fish and
Wildlife Service,were all consulted prior to,and during,the field visit.
The National Wetlands Inventory mapping does not depict habitats
typically inhabited by Preble's Jumping Mouse, Ute Ladies'Tresses
Orchid or the Colorado Butterfly Plant. There could be raptor use of
nearby cottonwood trees although none were observed during the
brief site visit or mentioned by long time residents. At this time
TETRA TECH RMC(TTRMC)has field delineated the wetlands and
determined that although the Oligarchy Ditch appears to be a
jurisdictional water feature,there has been a limit to wetland creation
to approximately 0.25 acres on the westernmost corner of the
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 23
subject parcel. This minor wetland site is isolated and densely
covered with grasses, which are not preferred by the above-
mentioned species.
The project proposal plans to preserve a portion of the corridor along
the Oligarchy ditch and maintain the large cottonwood trees, a
licensed arborist deems salvageable and safe,as part of the buffer
and open space requirements.
TTRMC requested that the U.S. Army Corps of Engineers and the
U.S. Fish and Wildlife Service review the field information. Letters
from the Army Corps of Engineers and the U.S. Fish and Wildlife
Service concurred with the TTRMC evaluation.
The Department of Public Health and Environment, in its referral
dated January27,2003,states,"The initial impact plan submitted in
the application materials appears to address all the environmental
impacts of Section 27-6-40."
Based on the previously discussed criteria and Conditions of
Approval, the applicant has met the standards associated with this
Section.
b. Section 27-6-50, Service Provision Impacts:
1) Schools-The application materials state,"...residential units within
the development will be predominately used for senior housing.
LifeBridge Christian Church does not anticipate a large enough
impact to create the need for a public school on the site. LifeBridge
Christian Church has met with the St. Vrain Valley School District
regarding this development. The developer of the single-family
residential component, 110 residential parcels,will be responsible for
the required school impact fees. However, LifeBridge Christian
Church proposes to operate a preschool learning center on the site
as a part of its Church campus.This may include a private school for
grades K through 12 and post secondary education. In a referral
response from St. Vrain Valley School District, dated January 13,
2003,the District is opposed to the approval of the residential portion
of the application due to the impact on already overcrowded school
facilities. The referral also states should the County decide to
approve this development proposal,the School District's cash-in-lieu
would still need to be satisfied. For single family residential
structures the cash-in-lieu fee is$645.00 dollars per residence,and
$492.00 dollars per duplex/triplex residence.
It should be noted that the applicant states it is committed to working
with the St.Vrain Valley School District to mitigate any impacts to the
District related to the LifeBridge PUD. The District has adopted a
2003-1094
PL1655
CHANGE OF ZONE, PZ #1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 24
voluntary mitigation plan that includes a fee structure for residential
development within the system. If the schools that will serve the
future residents of the PUD exceed 125 percent of capacity at the
time of the Final Plat,the applicant has agreed to pay the appropriate
mitigation fee.
Any residential development that is not age restricted will be required
to participate in the mitigation plan. A significant portion of the PUD
contains a senior village. The applicant will provide appropriate
documentation for the senior village at the time of final plat. The
restriction will clearly demonstrate that the lots are age restricted for
seniors and that there will not be school age children within those
portions of the PUD.
2) Law Enforcement - The application materials state, "The Weld
County Sheriff's Office will provide Law Enforcement for the site.
The local office is located approximately four miles east of the site at
the Weld County Annex. The applicant will go through Crime
Prevention Through Environmental Design(CPTED)training with the
local Community Resource Officer. In addition, the church has
organized a safety and security team, which will meet with the
Community Resource Officer to review the security practices and
develop emergency plans for the Church Campus. In a referral
response dated January 6, 2003, the Weld County Sheriff's Office
stated it"lacks the ability to absorb any additional service demand
without the resources recommended in the multi-year plan provided
to the Board of County Commissioners or as indicated by growth not
considered at the time the plan was developed."
3) Fire Protection-The application materials state,"It is anticipated that
the Mountain View Fire Protection District will have adequate
resources to successfully serve the development. The applicant is
committed to meeting all of the requirements as outlined by the
District. The Fire District will require review of final designs for the
development and structures within the PUD. The applicant met with
the District to review the current street configuration and street cross
sections and has added a note to the plat regarding compliance with
all District rules and regulations. A letter regarding compliance with
all applicable regulations and standards will be provided with each
Final Plat/Site Plan application as the PUD moves to each Filing.
The fire flows required to serve this site will be dependent on the
building size, whether it is sprinkled or not, and the type of
construction. For the larger buildings on site (125,000 square feet
and above)a combination of fire walls and sprinklers will be required.
All of the larger buildings will be sprinkled.
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 25
Mountain View Fire Protection District, hereafter identified as
Mountain View,states there shall be two points of ingress and egress
to the site,no matterwhich portion of the development Mountain View
is trying to serve. In order to have two accesses to the single family
residential portion of the development,the Fairview Extension must
be completed and/or the re-aligned Weld County Road 26 north of
the project site must remain in existence. In the event the Fairview
Extension is not built, Weld County Road 26 will need to continue
west to County Line Road. The District supports multiple
connections and inter-connectivity of the street systems.
The applicant is working with Mountain View for the design of a
one-way emergency access for the pedestrian mall area on the
Church Campus. Mountain View will review the final design of the
campus and pedestrian malls at the time of final site design for each
phase of the development. If required, the emergency access will
meet the standards of Mountain View. Trees will be trimmed to allow
the trucks to travel unimpeded.
Roads for the fire trucks will provide a thirty-five (35) foot inside
radius and forty-eight (48) foot outer radius. In general, Mountain
View does not like the idea of gates or medians. If there is an
electric gate,it will be designed so the fail position is open. Mountain
View prefers knock key switches, which only Mountain View would
have, as opposed to a box with a key. Additionally, Mountain View
needs twenty (20) foot wide lanes on both sides of the median to
negotiate turns and set up equipment(i.e. outriggers which need a
hard, flat surface). Large trees in the median will have required
clearance from the ground.
Hydrants will be placed at regular intervals along all of the arterial and
collector streets. As the pad sites are developed,individual buildings
will likely require additional on-site hydrants. Hydrants will be used to
serve multiple buildings if they are located appropriately. It will take
a minimum of three hydrants to supply the required 2,500 gallons per
minute (g.p.m.) fire flow for large buildings.
4) Ambulance - The PUD will be serviced by the Mountain View Fire
Protection District. The applicant will continue to work with Mountain
View to ensure that all development within the PUD will be accessible
and meet all requirements of Mountain View as discussed under the
heading of Fire Protection.
5) Transportation-The application materials state,"The site layout will
provide a network of local,collector,and arterial streets,all developed
according to County standards. Agreen way/trail system is designed
to connect the various components of the development for pedestrian
and bicycle traffic, as well as provide recreational opportunities.
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 26
Typical cross sections of the streets within the PUD will be designed
and constructed to the MUD Standards.
6) Traffic Impact Analysis - The Department of Public Works, in its
referral dated February 21, 2003,states, "Because we do not know
when a future final plat application will take place or the extent of the
proposed development, future roadway improvements must be
identified based on traffic thresholds. The applicant's traffic engineer
should identify the necessary future roadway improvements such as
realignment,widening,and turn lanes based on traffic thresholds at
all impacted locations."
CDOT submitted referrals dated March 3,2003,and March 6,2003,
for the application under review. CDOT states in the March 3,2003,
referral, "I've [Gloria Hice-Idler] reviewed the traffic impact study
dated June,2002,and the memorandum dated February, 2003,for
the LifeBridge Project.
Filings 1 and 2 will require the developer to make improvements to
State Highway 119 necessary to bring it into conformance with the
State Highway Access Code based upon the traffic volumes
projected. It is possible that the lanes have already been constructed
adequately. The storage requirement for the eastbound to
northbound left turn lane may have to be improved.
Gloria Hice-Idler of CDOT submitted a second referral providing an
explanation to the March 3, 2003, referral stating, "It is CDOT's
position that it would prefer to NOT have an interchange. It would be
the worst case and we [COOT] would welcome alternatives. The
March 6, 2003, referral states, "I [Hice-Idler] would encourage all
agencies [and the applicant] to meet and discuss the scenarios.
Depending on the necessary improvements, it would be
advantageous to look a possible right-of-way footprints to enable the
developer to better plan his property."
7) Storm Drainage-The Change of Zone Stormwater Report for Project
LifeBridge PUD,Weld County,Colorado,September2002,by Rocky
Mountain Consultants, Inc., is acceptable for the Change of Zone
request. Afinal drainage plan for each final plat(development phase)
application shall be submitted. Each final drainage plan must
address existing LifeBridge development with respect to the
proposed development and downstream mitigation requirements.
Early development phases may require improvements and
construction of downstream mitigation infrastructure external to the
phase. In addition,drainage coordination may be necessary between
Weld County,the City of Longmont,CDOT,ditch companies,and/or
the railroad.
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 27
The applicant states that this property has historically drained across
the CDOT right-of-way into the roadside borrow ditch and east to the
St. Vrain River. Per Weld County requirements, the developed
100-year runoff will be detained and released at the 5-year historic
rate. The post development condition will release a much smaller
amount of water into the right-of-way than has historically occurred.
The applicant shall adhere to the requirements of the Proposed
Stormwater Management Plan for Weld County, dated March 10,
2003,developed by Weld County and the City of Longmont,for the
purposes of addressing the requirements of the new Phase 2,
NPDES regulation for urbanized land in Weld County.
8) Utility Provisions-United Power, Inc.,will provide electrical services,
Excel Energy will provide natural gas services, and Qwest will
provide telecommunications services to the development.
Representatives of LifeBridge Christian Church have met with the
service providers and information provided is as follows:
The application materials state, "There is ample electrical capacity
in the area to serve the project. As buildout occurs, United Power will
insure there is adequate service in the area. There is a heavy
underground line on the south side of State Highway 119 to Fairview.
On Weld County Road 3.5 there is an overhead tie line that was
rebuilt three years ago to upgrade it to a three-phase line. United
Power indicated it would not need a substation location on this site.
United Power owns all of the electrical infrastructure up to, and
including, the meters. This includes the wires, transmission lines,
and transformers. Beyond the meter is either the applicant's
responsibility or whoever owns, resides on, or uses the property to
be served. United Power may need to upgrade further north over a
period of time as required. United Power charges a Plant Investment
fee and a meter fee. The plant investment fee covers existing
infrastructure that United Power installed with previous developments
and some of the new off-site infrastructure required to be installed.
The plant investment fee is computed based on the anticipated amps
to be served. United Power's standard easement is fifteen feet wide.
United Power will install the tap boxes first, which are eight feet
square boxes. All of the United Power lines in residential and
commercial developments are placed underground."
The application materials state, "There is adequate capacity in the
area for the residential components of the project. Qwest will
analyze line costs and all the additional costs Qwest would incur to
serve the campus portion of the project to determine whether or not
it is economically feasible or desirable for Qwest to serve the
campus portion of the project with technologically advanced
telecommunications. Currently there are fiber optic lines along State
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 28
Highway 119. There is conduit in place from Weld County Road 3.5
to Weld County Road 5.5. Conduit is scheduled for installation this
spring from Weld County Road 3.5 to County Line Road. From
there, there is conduit all the way to the central office at 6th and
Coffman,Longmont,Colorado. A representative from Qwest stated
that a 244-fiber cable is to be run along State Highway 119 as part of
Qwest's plan for the area.
The application materials state,"Excel Energy stated that the project
site is within its service area and that Excel Energy will be able to
serve the uses within the PUD."
9) Water Provisions - The application materials state, "water will be
provided by the Long's Peak and Left Hand Water Districts. St.Vrain
Sanitation District will handle the effluent flow."
Based on the previously discussed criteria and Conditions of
Approval, the applicant has met the standards associated with this
Section.
c. Section 27-6-60, Landscaping Elements:
The applicant shall submit a revised Comprehensive Landscape Plan in
accordance with this Section of the Weld County Code.
The applicant shall amend the Change of Zone plat to conform to the criteria
of Sections 24-9-10 and 27-2-100, and conceptually Section 26-2-70. A
detailed landscape,berm,and screening plan,along with a maintenance and
planting schedule, shall be submitted with the Final Plan application.
The application materials state, "The landscaping on this site will be
designed to enhance the appearance and character of the PUD area. All
landscaping will conform to County Landscaping Regulations set forth in the
MUD. Landscaping will incorporate xeriscaping techniques,drought tolerant
and native species, and drought-tolerant turf to the maximum extent
possible."
The application materials state, "The intent of the landscape design for
Project LifeBridge is to complement the variety of proposed land uses and
tie the entire site together into one unified neighborhood. By enhancing the
landscape throughout the site,the community will become an enjoyable and
enriching place to live and work. Aseries of outdoor rooms or spaces will be
created to designate areas for the recreational activities incorporated into the
neighborhood. Areas for playing fields,walking/running trails,bike paths,a
possible swimming pool,tennis courts,and passive recreation activities will
all be incorporated into the design. Providing these amenities close to home
or work affords a greater number of people the opportunity to use and enjoy
them. Atrail, parallel to the Great Western Railroad tracks,will run through
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 29
the site connecting areas to the east and west of the development. The trail
will provide opportunities for activities such as walking,cycling,and running
for both residents of Project LifeBridge,as well as neighboring communities.
Connections to Union Reservoir, as well as a documented regional
recreation trail system along the Oligarchy Ditch are planned for within this
development. To tie the site together and create a cohesive neighborhood,
tree-lined streets with sidewalks will connect the different areas of the site.
As the street trees mature,the canopies will provide shade along the street
corridors,creating a more comfortable experience for pedestrians as well as
providing cooling benefits for the adjacent buildings in the summer months.
A diverse assortment of tree species will be used throughout the entire site
to prevent the loss of a significant number of trees in the event that a disease
affects one single species. The variety of tree species used will be arranged
to help define the different land uses within the neighborhood. As with the
street trees, unique planting beds will be incorporated into areas of the
neighborhood to help define land-uses and reinforce a distinction between
public and private spaces. Plants will be used to enhance signage and
various building facades. Other street scape elements, such as benches,
streetlights, and trash receptacles will also be designed as to unify the
neighborhood and enhance the experience along the streets. The Project
LifeBridge will exhibit a well-cared for and maintained appearance that will
generate a sense of pride and ownership for members of the community."
The application materials state, "A Homeowners' Association and/or
metropolitan district will be established and be responsible for liability
insurance,taxes,maintenance of open space,street(s),private utilities,and
other facilities. Open spaces will be platted with each Phase of the PUD."
An aggregate twenty(20) percent of open space associated with this PUD
will be maintained at all times.
The application materials state, "LifeBridge Christian Church owns shares
in several irrigation ditches and a pumping right from Union Reservoir. It is
the intention to utilize these water rights to irrigate the common open space
within the PUD. Specific details of the raw water supply system will be
provided at the time of Final Plat/Site Plan Review for each phase within the
PUD. Evidence of adequate water resources to sustain and maintain the
proposed landscaping will be submitted to the Department of Planning
Services with final site plans."
Given the complexities, scale, and the level of design required for this
development,this Change of Zone application prevents a detailed Landscape
Plan for the 315, more or less, acres. Appropriate plant materials and
numbers of specific plant materials will be included in future Site Plan
Review application submittals. A Conceptual Landscape Plan and a
Conceptual Site Master Plan submitted with both the Sketch Plan and
Change of Zone application illustrates the intent of landscape improvements
within the PUD and will be required for recording with the Change of Zone
Plats.
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 30
This development will be required to adhere to the guidelines for intersection
sight distance triangles.
Buffering and Screening - The application materials state, "There will be
strategically placed, limited screening between uses. Generally,
streetscapes and open space provide transitions between types of uses on
site. Where individual properties require additional screening of service or
alley uses, provisions will be made to provide appropriate levels by means
of structures landscape. Transition to adjacent property land uses will be
similar to the standards set by the existing developments. Parkways and
park-like edge treatments, using landscape and topographical land forms,
create a friendly perimeter to the development."
The applicant has delineated the appropriate setbacks for existing and
proposed oil and gas facilities on the plans. The applicant states that it is
continuing to work through the appeal process regarding the District Court
ruling on future development of oil and gas facilities on this site with a copy
of the findings of fact for the court proceeding. Should the appeals court rule
in favor of the applicant, future drilling and tank battery locations will be
removed from the plans. If the court rules against the applicant, LifeBridge
Christian Church shall provide evidence of an agreement with the mineral
owners or other mitigation as outlined in the Weld County Code.
The applicant states the"appropriate reservations and setbacks for existing
and future oil and gas production facilities have been delineated. The
applicant continues to pursue a resolution that will eliminate future drilling
within the PUD and cap and abandon the existing facilities. However, the
applicant has provided locations within the Colorado Oil and Gas
Conservation Commission designated locations for future facilities. The
sites designated do not require directional drilling.
All buildings within Phase I of the Church Campus fall outside of the 350-foot
setback from the existing well. The applicant has confirmed that the Uniform
Fire Code requires a 300-foot setback from the wellhead to places of
assembly. The applicant used the more conservative Colorado Oil and Gas
Conservation Commission setback of 350 feet to avoid future conflicts. No
development within the PUD will occur within the reserved drill sites or
required setback from the existing facilities unless the applicant reaches an
agreement with the oil and gas companies.
d. Section 27-6-70, Site Design:
The proposal takes into consideration the site's advantages and limitations,
as well as the compatibility of the development with adjacent sites. The
application materials note "in developing the master plan for Project
LifeBridge,existing site features and limitations greatly influenced the design
and layout. The site topography is generally a gentle slope with the highest
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 31
point on the north edge of the site. The Oligarchy Ditch currently bisects the
site from east to west and the railway spur crosses the site to the north.
Views west of the Front Range to Longs Peak and northwest over Union
Reservoir are retained and accentuated. The framework and design intent
is to create program uses such as the senior community,church/education
campus,and neighborhood center as an environment of distinct identity and
character. Although some of the proposed land uses within the PUD are
somewhat unique to the immediate area,they are sensitive to the bordering
property uses. Appropriate setbacks and landscaping have been
incorporated into the plan as a transition to the surrounding land uses.
Scale, density, street design, and open space, were considered in the
planning. Building location in relation to other buildings and streets are
dependant on building use and street type. Code restrictions determine
distances between buildings. Setbacks for this PUD Zone District are
dictated by street classification and land use. A series of street
classifications within the development help define both the vehicular and
pedestrian circulation. All streets incorporate sidewalks, trees, and street
furniture. On-street parking, tree lawns, and minimized building setbacks
create familiar and functional neighborhood roads. Off-street parking will be
landscaped and screened within County standards at a minimum. Open
space and circulation provide the framework for land uses. A range of open
space types and scales relate to the various residential or community-scale
uses in the development. Parks offer green connections from within the
development to Union Reservoir and other recreational opportunities.
Recreational fields, gardens, and naturalistic parks compliment the
church/community campus. A large central park creates a signature open
space for the project, easily accessible from all areas of the development."
Compatibility of Uses Within the PUD-The various program uses front local
roads, using the street and its associated street scape as a buffer. A
progression of building scale and level of use from State Highway 119 north
into the site reduces the need for screening and buffering between uses. A
neighborhood center, located in the most visible section of the property, is
associated with the assisted living facility, community center, and
neighborhood retail and office. These community-scale uses buffer the
neighborhood center from the senior housing portion of the site. Generous
landscaped areas and setbacks help to buffer the surrounding single family
lots from the larger scaled buildings of the church/community facilities.The
program uses and scale of building types within the development are
compatible as proposed.
In a referral response dated January27,2003,the Weld County Department
of Public Health and Environment states, "The commercial and industrial
uses in the development will be subject to the Site Plan Review process
once they are identified. The Department will conduct additional reviews of
those uses at that time. However, a preliminary review of the regulatory
needs of the development based on the brochure provided in the application
materials, with a 50-year vision of the project, indicate there are several
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 32
areas that will be governed. They are addressed here for future reference
only:
1) Licenses and/or regulations will govern the following listed activities:
assisted living, classrooms, day care centers, commercial kitchen,
theater,restaurants,food services,maintenance garage,swimming
pool, and potentially some types of shops (grocery, dry cleaner,
etcetera);
2) Zoning should accommodate the cemetery area of the development;
3) Special permits may be required for public gatherings at the events
area and the outdoor amphitheater.
The specific regulatory requirements are expected to change over
the course of the 50-year build-out. Each commercial development
must comply with all applicable Weld County Department of Public
Health and Environment,Colorado Department of Public Health and
Environment,Colorado Department of Human Services,EPA and/or
Oil and Gas regulations. This list of regulatory authorities is not
meant to be all-inclusive.LifeBridge Christian Church/developer must
contact the appropriate agency for more information regarding the
site-specific requirements of each development."
Compatibility of Uses to Areas Surrounding the PUD - The application
materials state, "the program uses allowed in the PUD are compatible with
land uses surrounding the project site. Proposed residential-scale uses and
appropriate setbacks and landscaping are included around the perimeter of
the PUD. Neighborhood retail and commercial uses, sited along State
Highway119 and primary arterial streets within the PUD Zone District,
minimize conflicting uses with adjacent uses by setbacks, perimeter
landscape buffers and a proposed landscaped parkway. Church/community
facilities are sited central to the development with open space and
recreational fields surrounding the buildings. The required parking will be
landscaped and screened appropriately from adjacent neighborhoods."
Although the Church/community facilities are sited central to the
development with open space and recreational fields surrounding the
buildings,the massing and scale of the development's components may not
be entirely in character with the residential neighborhoods to the west and
east. The scale of the proposed structures is not in character with the area
and would significantly alter the scenic quality of the Longmont entry corridor
and that of the front range. In the referral received from the City of Longmont,
dated February 5, 2003, it is noted that the application states, "innovative
sitting and design techniques used...to preserve the prime visual features",
when actually the proposed one hundred twenty (120) foot tall fly space
associated with the auditorium facility would also significantly alter the visual
quality and view corridor to the front range. Adverse visual impacts caused
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 33
by building scale,disturbed vegetation,and other activities will be mitigated
with buffering,screening,and height restrictions in accordance with Section
26-1-50.6.2.k (MUD.C. Policy 2.10).
Solid fencing will not be used adjacent to streets throughout the
development, in accordance with Section 26-1-50.B.2.m (MUD.C. Policy
2.12). It is strongly suggested that the applicant investigate alternative siting
for the auditorium structure. One option may be to lower the overall height
or to lower the interior finish floor elevation of the auditorium structure
substantially below the finished landscaped grade.
To be compatible with the surrounding residential and open space properties,
the maximum height of any structure shall be limited to sixty(60)feet for all
structures associated with the Church Campus south the of Great Western
Railroad track.One caveat to this bulk requirement: The overall height within
the center of the church campus will be restricted to sixty (60) feet, with
potential for up to 20 percent of the envelope in the center portion of the
campus to extend up to ninety (90) feet. Land north of the track shall be
limited to an overall height of forty-five(45)feet with all setbacks adhered to
per the Weld County Code. Additionally, all appurtenances, including
ornamentation associated with all buildings in the Church Campus area,
north and south of the Great Western railroad shall not exceed an overall
height of sixty (60) feet.
The site design appears to fully integrate the residential, neighborhood
commercial, environmental, aesthetic and economic components into a
cohesive unit that is attractive and compatible with surrounding land uses,
Section 26-1-50.B.1.b and c(MUD.C. Policies 1.1 and 1.2). To facilitate the
integration of these components,the maximum height as determined by the
Uniform Building Code (UBC) and administered by the Department of
Building Inspection for structures shall be thirty-five (35)feet for the single
family residential component and forty-five (45) feet for the commercial
component.
The applicant has attempted to address the compatibility with the Farms at
Meadow Vale PUD immediately adjacent to the east of the proposed senior
village housing component. The applicant has stated that the height of the
first row of residences along the east side of the senior village shall be a
maximum on one-story. Further, the applicant has committed to include
detached single family homes in the first row of homes along the eastern
boundary of the residential portion of the senior village instead of attached
units. It is anticipated that this action will reduce the overall density of the
development at this location.
Section 26-1-50.2.a(MUD.C.Goal 2)of the Weld County Code states,"New
development shall occur in a manner that assures an attractive working and
living environment." Innovative siting and design techniques are not fully
implemented or used within Project LifeBridge PUD to cultivate an attractive
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 34
visual appearance and preserve prime visual features, in accordance with
Section 26-1-50.B.2.b (MUD.C. Policy 2.1).
Various pedestrian trails will connect the three components of the PUD and
the surrounding area, in accordance with Section 26-1-50.B.2.e
(MUD.C.Policy 2.4). Open Space will be integrated into the design of each
component within the PUD. The architecture of the buildings will be
sympathetic with each other and all will contribute to a strong sense of place.
The scale, massing, and materials are sensitive to the location. The
configuration of the buildings appears to not respond to opportunities for
views, solar orientation, and open space features of the surrounding
properties, Section 26-1-50.B.2.g and h (MUD.C. Policies 2.6 and 2.7).
All structures south of the Great Western Railroad track shall conform to the
following three-dimensional building envelopes:
From the east property line there is a 125-foot landscape buffer;from
this point west 275 feet the building envelope has a height of forty-five
(45)feet; from this point west 100 feet the building envelope has a
height of fifty-five(55)feet;from this point west 200 feet,the building
envelope has a height of sixty(60)feet;depending on location there
is a building envelope with a height of ninety (90) feet. Within the
building envelope area, twenty (20) percent of the total area of the
building envelope may exceed the sixty(60)foot height and shall be
less than ninety (90) feet in height.
From the west property line there is a 125-foot landscape buffer;from
this point east 275 feet the building envelope has a height of forty-five
(45)feet; from this point west 100 feet the building envelope has a
height of fifty-five(55)feet;from this point east the building envelope
has a height of sixty (60) feet; depending on location there is a
building envelope with a height of ninety(90)feet. Within the building
envelope area, twenty(20) percent of the total area of the building
envelope may exceed the sixty(60)foot height and shall be less than
ninety (90) feet in height.
From the south property line of the church campus there is a 125-
foot landscape buffer; from this point north 175 feet the building
envelope has a height of forty-five(45)feet;from this point north 100
feet the building envelope has a height of fifty-five(55)feet;from this
point north 400 feet,the building envelope has a height of sixty(60)
feet;depending on location there is a building envelope with a height
of ninety (90) feet. Within the building envelope area, twenty (20)
percent of the total area of the building envelope may exceed the sixty
(60) foot height and shall be less than ninety (90) feet in height.
From the north property line of the church campus, there is a 125-
foot landscape buffer; from this point south275 feet the building
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 35
envelope has a height of forty-five(45)feet;from this point south 300
feet the building envelope has a height of fifty-five(45)feet;from this
point south 600 feet the building envelope has a height of sixty(60)
feet;depending on location there is a building envelope with a height
of ninety(90) feet. Within the building envelope area, twenty (20)
percent of the total area of the building envelope may exceed the sixty
(60)foot height and shall be less than ninety (90) feet in height.
All structures including elements considered to be omamentation north of the
Great Western Railroad track shall be limited to a height of forty-five (45)
feet,and shall be limited to a building envelope that is one hundred twenty-
five(125)feet from the north,west and east property lines and one hundred
twenty-five (125) feet north of the Great Western Railroad track.
The applicant states,"all lighting within the PUD will be directional lighting to
minimize off-site glare. In order to meet minimum foot-candles for parking
areas LifeBridge Christian Church will use pole mounted, direct cut-off
fixtures as the primary parking lot lighting and,where necessary,additional
glare guards will be added. Bollard lighting will be the preferred alternative
for pedestrian walkways through the parking lot and internal to the campus."
The outdoor sports facilities and fields will not be lighted for evening athletic
events or other uses.
Section 26-1-50.B.4.a (MUD.C.Goal 4) states, "The coordination of
municipal, county, regional,and state growth policies and programs which
includes the MUD area, shall be evaluated in order to minimize
discrepancies, promote a better understanding of growth dynamics in the
area, avoid duplication of services, and provide economies of scale." The
Project LifeBridge PUD application,as proposed,does not demonstrate that
the PUD is compatible with existing surrounding land use in terms of general
use, building height, scale, density, traffic, dust, and noise
(MUD.C.Policy 4.1). The Project LifeBridge PUD is using the PUD
application process and regulations as required by Section 26-1-50.B.4.b
(MUD.C.Policy4.2). The PUD process will allow flexibility and variety needed
to offer a range of products services and uses. The Conditions of Approval
for this proposed PUD will ensure compatibility.
To further facilitate compatibility with the residential neighborhoods to the
east, at a minimum there shall be a one hundred twenty-five (125) foot
landscaped buffer with a minimum height naturally formed berm of four(4)
to six(6)feet at a slope not to exceed 2.5:1 in an undulating form planted with
a variety of deciduous and evergreen trees and shrubbery;and groundcover
plant materials. The form of this landscape buffer shall be reminiscent of a
hedgerow. This buffer shall be installed in each Filing and Phase of
development for the entire property.
Hazard Districts -The proposed PUD Zone District is not located within a
Flood Hazard, Geologic Hazard, or Airport Overlay District.
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 36
e. Section 27-6-80, Common Open Space Usage:
The application states that 93 acres of open space or 30 percent of the site
is common open space. As proposed, the site does meet the open space
requirements of Chapters 26 and 27 of the Weld County Code. Each parcel
of the PUD shall adhere to the standards of Section 23-2-160 for a Site Plan
Review. Further,all R-2, R-3, R-4, and commercial development in a PUD
shall undergo a Site Plan Review process, as defined in Chapter 23,
Article II, Division 3, of the Weld County Code.
The application materials further describe the intent of the common open
space as follows: "The provision of varied, quality and accessible open
space remains a priority of Project LifeBridge. These open spaces are
accessible to the pedestrian by sidewalks, provided on every street type
within the PUD Zone District, and by linkages to adjacent green way
networks. On-street and off-street parking bordering the open spaces
provide opportunity for visitors arriving by vehicle. A wide variety of open
space types create a series of recreational prospects for users. Naturalistic
landscape and trails within large open areas,smaller intimate gardens,and
a large central park help to organize the site development. The amount of
open space required by the Weld County Code as part of the uses will be
met at a minimum. Areas of open space amount to roughly 30 percent of the
total project area." LifeBridge Christian Church shall provide a lineal
landscaped buffer of one hundred twenty-five(125)feet minimum adjacent
to the eastern property line of the proposed development.
In the referral response from the City of Longmont,dated February 5,2003,
"the City strongly encourages LifeBridge Christian Church to provide a trail
on both the west and south sides of the single family residential area. These
trails,in addition to the trail proposed along the Great Western Railroad track,
could connect to the City's trial system in the future and provide for much
needed community connections to regional trails." It should be noted that the
primary green way that the LACP has identified is north of State Highway 119
and east of Weld County Road 1 along Spring Gulch Creek. The Cityfurther
notes that if there is to be a connection between the LifeBridge PUD trails
and the City's trail system, Weld County Government will need to ensure
such a trail connection happens as adjacent property remains under Weld
County's land use control. Sec.22-2-220 of the Weld County Code
addresses interconnection of community. Alternative means of
transportation and opportunities for those who seek to walk or ride their
bicycles should be provided to connect community facilities and employment
centers. The trail systems of the City of Longmont, Meadowvale and the
Elms at Meadowvale should be interconnected with the LifeBridge PUD.
In a referral response dated January27,2003,the Weld County Department
of Public Health and Environment states, "The PUD will create a multi-use
neighborhood, which will provide worship, residential, commercial,
recreational, and event areas within the 315-acre site. Residential areas
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 37
expect to include assisted living, senior housing, multi-family housing,and
residential areas. Active and passive recreational opportunities will include
such things as sports fields, fitness/recreation center, swimming pool,
events area, outdoor amphitheater, trails, bike paths, playgrounds, etc.
These varied recreational opportunities must address the sanitation
requirements of any area where people work, live, or congregate. The
Department is recommending permanent restroom and hand washing
facilities be provided in close proximity to those public gathering areas."
f. Section 27-6-90, Proposed Signs:
The applicant shall be required to submit proposed Sign Plan to the
Department of Planning Services for approval prior to the Final Plat being
recorded. Approved signs shall be placed on the Final Plat. In addition to
the Development sign, the issue of sign location will be reviewed for each
commercial lot during the Site Plan Review application process as defined
in Chapter 23, Article II, Division 3, of the Weld County Code.
g. Section 27-6-100, MUD Impacts:
The proposed Change of Zone does lie within the MUD area, and requires
adherence to all criteria outlined in Chapter 26 of the Weld County Code,or
as modified in the application materials.
h. Section 27-6-110, Intergovernmental Agreement Impacts:
The proposed Change of Zone is within Ordinance 2002-7, Article XIV,
Chapter 19,the Intergovernmental Agreement)area for the City of Longmont.
However,the Weld County Attorney's Office has determined this project will
not be bound to adhere to Ordinance 2002-7,Article XIV, Chapter 19. See
previous comments under Section 27-6-120.6.c.
Based on the previously discussed criteria and Conditions of Approval,the
applicant has met the standards associated with this Section.
4. The procedural requirements of Chapter 27 of the Weld County Code have been
satisfied. Specifically the Board finds that notice of the only actual hearing held by
Planning Commission was accomplished in the following fashion:
a. The propertywas properly posted at least 15 days prior to the day the matter
first appeared on the Planning Commission agenda which was March 18,
2003. The evidence of adequate posting is found in Exhibit 237,affidavit of
posting dated April 17,2003,and is supported by Exhibit AAA which indicates
that the sign was properly posted at least up until March 16, 2003. The
Board does not interpret section 27-6-120 B 5 to require proof that the sign
was standing continuously during that 15 day period.
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 38
b. The meeting of March 18, 2003 was called to order by the only Planning
Commission member present who took no action other than to continue the
matter to April 1, 2003,the next regularly scheduled Planning Commission
meeting ( Ex OOO ). Planning Commission had the matter on the April 1,
2003 agenda and the Planning Commission(not the staff)acted to continue
the matter until April 22, 2003. (Ex OO and Ex NNN). No testimony
regarding the merits of the case was taken at the April 1,2003 hearing. The
matter was heard on April 22, 2003 and the Board finds that notice by
publication,mailing and posting pursuant to sec.27-6-120(B)3,4,and 5 had
been met prior to the Planning Commission hearing.
c. It is the Board's finding that the posting of the property and the two
continuances by the Planning Commission would have allowed a party who
relied only on the posting of the LifeBridge property to have learned when and
where the hearing on the merits was to take place. Further the actions of the
Planning Commission to continue the case without taking testimony on
March 18, 2003 and April 1, 2003 was not inappropriate. The Board also
finds that no evidence can be found in the record that any individual was
deprived of the opportunity to testify because of the manner of posting prior
to the Planning Commission hearing.
NOW,THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Weld
County,Colorado,that the application 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
on the above referenced parcel of land be,and hereby is,granted subject to the following conditions:
1. Prior to recording the Change of Zone plat:
A. All proposed street names shall be submitted to the Mountain View Fire
Protection District, the Weld County Sheriff's Office, the Weld County
Paramedic Services, and the Longmont Post Office for review.
B. The Change of Zone plat shall meet all requirements of Section 27-9-20 of
the Weld County Code.
C. The applicant shall submit a proposed estimate for time of construction of
the Planned Unit Development,including a conceptual Phasing Plan for the
site.
D. The applicant shall submit a written request for the vacation of Change of
Zone#430 for the Bayshore Planned Unit Development,on the grounds that
the application was abandoned. The Change of Zone was not completed
and there is no evidence of the Planned Unit Development in the title work.
2. The plat shall be amended to include the following:
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 39
A. The proposed locations of the oil and gas drilling envelopes and the existing
oil and gas facilities on site, including all easements associated with these
facilities.
B. Weld County's Right to Farm note, as delineated in Appendix 22-E of the
Weld County Code.
C. The Bulk Area Line Diagram for the Church Campus, including the Bulk
Standards Table as attached hereto as Exhibit A.
D. The Change of Zone plat map shall be submitted to the Department of
Planning Services for recording within sixty (60) days of approval by the
Board of County Commissioners. With the Change of Zone plat map, the
applicant shall submit a digital file of all drawings associated with the Change
of Zone application. Acceptable CAD formats are .dwg, .dxf, and .dgn
(Microstation); acceptable GIS formats are .shp (Shape Files), Arclnfo
Coverages and Arclnfo Export files format type is.e00. The preferred format
for Images is .tif (Group 4) ... (Group 6 is not acceptable).
E. The right-of-way for the Great Western Railroad track shall be verified and
delineated on the plat.
3. The Change of Zone is conditional upon the following and that each shall be placed
on the Change of Zone plat as notes prior to recording:
A. The application is for a Change of Zone 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); C-2 (General Commercial), and continuing oil and gas
production uses in the Mixed Use Development Overlay District as indicated
in the application materials on file and subject to, and governed by, the
Conditions of Approval stated hereon and all applicable Weld County
regulations.Noncompliance with any of the foregoing Conditions of Approval
may be reason for revocation of the Permit by the Board of County
Commissioners.
B. The applicant shall obtain water from the Long's Peak Water District and/or
the Left Hand Water District.
C. The applicant shall obtain sewer service from the St. Vrain Sanitation
District.
D. Permanent restroom and hand washing facilities shall be provided within
easy access of the public gathering areas
E. If required, the applicant shall obtain a Stormwater Discharge Permit from
the Water Quality Control Division of the Colorado Department of Public
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 40
Health and Environment. Silt fences shall be maintained on the down
gradient portion of the site during all parts of the construction phase of the
project.
F. If land development creates more than a 25-acre contiguous disturbance,or
exceeds six (6) months in duration, the responsible party shall prepare a
Fugitive Dust Control Plan, submit an Air Pollution Emissions Notice
(A.P.E.N.), and apply for a permit from the Colorado Department of Public
Health and Environment.
G. During development of the site, all land disturbance shall be conducted so
that nuisance conditions are not created. If dust emissions create nuisance
conditions, at the request of the Weld County Department of Public Health
and Environment, a Fugitive Dust Control Plan must be submitted.
H. In accordance with the Regulations of the Colorado Air Quality Control
Commission,any development that disturbs more than five(5)acres of land
must incorporate all available and practical methods which are
technologically feasible and economically reasonable in order to minimize
dust emissions.
The applicant shall comply with the maximum permissible noise levels in
each representative zone district, in accordance with Section 25-12-103,
C.R.S.
J. Building Permits shall be obtained prior to any construction. A separate
permit will be required for each structure. Permits are required for structures
such as bus shelters or entrance gates.
K. A plan review will be required for each building. Two complete sets of plans
are required when applying for the permit.
L. Buildings shall conform to the requirements of the codes adopted by Weld
County at the time of permit application. Current adopted codes include the
1997 Uniform Building Code (UBC); 1998 International Mechanical Code
(IMC); 1997 International Plumbing Code (IPC); 2002 National Electrical
Code (NEC), and Chapter 29 of the Weld County Code.
M. Each building will require an engineered foundation based on a site-specific
geotechnical report or an open hole inspection performed by a Colorado
registered engineer. Engineered foundations shall be designed by a
Colorado registered engineer.
N. Building height shall be limited to the maximum height allowed per UBC
Table 5-B. Wall and opening protection and limitations shall be in
accordance with UBC Table 5-A. Separation of buildings of mixed
occupancy classifications shall be in accordance with UBC Table 3-B and
Chapter 3. Setback and offset distances shall be determined by Chapter 23
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 41
of the Weld County Code,unless modified per the Bulk Standards Table as
attached hereto as Exhibit A.
O. Building height shall be measured in accordance with the 1997 UBC for the
purpose of determining the maximum building size and height for various
uses and types of construction, and to determine compliance with the Bulk
Requirements from Chapter 27 of the Weld County Code. Building height
shall be measured in accordance with Chapter 23 of the Weld County Code
in order to determine compliance with offset and setback requirements.
Offset and setbacks are measured from the farthest projection from the
building. An ILC (Improvement Lot Certificate) will be required for each
building showing the building height as measured according to Chapter 23
of the Weld County Code, as well as the offset and setback distances to
property lines. The ILC,bearing the stamp of a Colorado registered engineer
or the certification of a Colorado registered surveyor,will be required prior to
the frame inspection.
P. Building heights shall be restricted, including the heights of all building
ornamentation, including stand alone elements. The Single Family
Residential component shall be limited to a height of thirty-five(35)feet. The
Church Campus area north of the Great Western railroad shall be limited to
a height of forty-five(45)feet. The Church Campus area south of the Great
Western railroad shall be limited to a height of sixty (60)feet or less, with
twenty percent of the interior site area is limited to a height of seventy-five
(75) feet. (See the Bulk Standards Summary: LifeBridge Planned Unit
Development v.Weld County Code and Bulk Standards Massing Diagram
for Church Campus, as attached hereto as Exhibits A and B.) The graphic
on page 10 delineates the spatial building envelope. The Senior Village
component shall be limited to a height of thirty-five (35)feet excluding the
units directly adjacent to the east property line where these structures are
limited to a single story and the mixed use office. The retail and
neighborhood center shall be limited to a height of forty-five (45) feet
including ornamentation. All heights are determined utilizing the Uniform
Building Code.
Q. All signs, including entrance signs, shall require Building Permits. Signs
shall adhere to Sections 26-2-90 and 23-4-100 of the Weld County Code.
These requirements shall apply to all temporary and permanent signs. With
each filing, the applicant shall follow the approved Sign Plan.
R. All structures shall conform to Section 29-2-20 of the Weld County Code
(1997 Uniform Building Code), Section 29-2-30 of the Weld County Code
(1998 International Mechanical Code),Section 29-2-40 of the Weld County
Code (2002 Electrical Code), Section 29-2-50 of the Weld County Code
(1997 International Plumbing Code),and Section 29-2-10 of the Weld County
Code.
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 42
S. All buildings or structures shall maintain distances from the property lines
and adjacent structures as outlined in Section 29-3-160 of the Weld County
Code,or as stated in the Bulk Standards Table delineated on the Change of
Zone plat.
T. At the time a lot is proposed for development, except for the Single Family
Residential component, a Site Plan Review application, which meets the
criteria of Section 23-2-160,shall be submitted to the Department of Planning
Services for review and approval prior to any on-site construction
commencing.
U. At the time an application is accepted for a Building Permit, a Plan Review
will be done. A complete review of the building or structure by the Weld
County Department of Building Inspection or the Mountain View Fire
Protection District may reveal other building issues or areas needing
attention.
V. Effective January 1,2003, Building Permits issued on the proposed lots will
be required to adhere to the fee structure of the County-Wide Road Impact
Program, Area 3.
W. Installation of utilities shall comply with Section 24-9-10 of the Weld County
Code.
X. The property owner shall be responsible for complying with the Performance
Standards of Chapter 27, Article II, of the Weld County Code.
Y. The property owner shall be responsible for complying with Chapter 27,
Article VIII, of the Weld County Code.
Z. The property owner shall be responsible for complying with the criteria of
Chapter 26 of the Weld County Code.
AA. Personnel from the Weld County Government shall be granted access onto
the property at any reasonable time in order to ensure the activities carried
out on the property comply with the Conditions of Approval stated herein and
all applicable Weld County regulations.
BB. The property owner shall be responsible for maintaining compliance with
Section 26-2-100 of the Weld County Code.
CC. No development activity shall commence on the property, nor shall any
Building Permits be issued on the property, until the Final Plan has been
approved and recorded.
DD. The property owner shall be responsible for maintaining compliance with
Section 26-2-90 of the Weld County Code. These requirements shall apply
to all temporary and permanent signs.
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 43
EE. The applicant shall comply with Section 27-8-50 Weld County Code, as
follows: Failure to submit a Planned Unit Development Final Plan-If a PUD
Final Plan application is not submitted within three(3)years of the date of the
approval of the PUD Zone District, the Board of County Commissioners
shall require the landowner to appear before it and present evidence
substantiating that the PUD project has not been abandoned and that the
applicant possesses the willingness and ability to continue with the submittal
of the PUD Final Plan. The Board may extend the date for the submittal of
the PUD Final Plan application and shall annually require the applicant to
demonstrate that the PUD has not been abandoned. If the Board determines
that conditions or statements made supporting the original approval of the
PUD Zone District have changed or that the landowner cannot implement the
PUD Final Plan, the Board of County Commissioners may, at a public
hearing revoke the PUD Zone District and order the recorded PUD Zone
District reverted to the original Zone District.
4. At the time of Final Plan submittal:
A. The applicant shall submit an agreement with the Long's Peak Water District
and/or the Left Hand Water District for the potable water requirements for
Filing 1,Phases 1 and 2,of the development,including fire suppression and
irrigation of the Planned Unit Development open space areas,if applicable.
Evidence of approval by the Weld County Attorney's Office shall be
submitted to the Department of Planning Services.
B. The applicant shall submit an agreement with the St.Vrain Sanitation District
for the sewer water requirements for the Filing 1, Phases 1 and2 of the
development. Evidence of approval by the Weld County Attorney's Office
shall be submitted to the Department of Planning Services.
C. Weld County entered into an Off-Site Improvement Reimbursement
Agreement with Longview Community, LLC, on February 6, 2002,with the
intent that Longview be reimbursed a portion of the cost of constructing the
traffic signal at the intersection of State Highway 119 and Weld County Road
3.5. Reimbursement agreements such as these are common for public
improvements that are shared as development occurs in a rapidly growing
area. The applicant should be required to reimburse a proportionate share
of the signal cost to Longview within the spirit of the February 6, 2002,
agreement.
D. The applicant shall submit a Drainage Report,signed bya Colorado licensed
engineer, to the Department of Public Works for approval. The applicant
shall supply the Department of Planning Services with written approval from
the Department of Public Works at the time of Final Plat application.
E. The applicant shall submit final design drawings for Phases 1 and 2,as well
as the preliminary road design,in sufficient detail to determine future right-of-
way requirements at full buildout.
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 44
F. The applicant shall submit a plan delineating all fire hydrant locations, the
specific size of the water mains, and the projected flow rate for each Filing.
G. The applicant shall submit Final Roadway Plans for review for all roads
within the proposed Planned Unit Development.
H. The applicant shall submit On-site (Private) and Off-site (Public)
Improvements Agreements that addresses all improvements associated with
this development,per compliance with Section 24-9-10 of the Weld County
Code.
The applicant shall submit evidence to the Department of Planning Services
that approval was received from the Department of Public Works for an
Improvements Agreement Regarding Collateral for the Transportation and
Non-Transportation portion of the PUD.
J. A Final Drainage Report(s) must be stamped, signed and dated by a
professional engineer licensed in the State of Colorado and submitted at
Final Plat for each development phase. Final drainage construction plans,
conforming to the drainage report, shall be submitted with the appropriate
phase. The applicant must document and reference development phase
drainage reports with respect to an overall drainage plan/report. Should
drainage criteria change in the future, final drainage design must meet
standards that are in effect at that time. The applicant shall supply the
Department of Planning Services with written approval from the Department
of Public Works.
K. The applicant will be required to address probable erosion areas at each final
plat stage for each development phase where stormwater runoff is released
and/or there is an abrupt change of direction with stormwater channels, as
determined in the Proposed Storm Water Management Plan for Weld
County, dated March 10, 2003.
L. The applicant shall provide evidence of off-site drainage contributions to this
development with the Final Drainage Report(s). The area(s)to the north and
northeast of Weld County Road 26 must be addressed with respect to the
100-year storm. Existing runoff to the Meadow Vale development,adjacent
to the LifeBridge Planned Unit Development, must be addressed.
M. The applicant shall submit a revised road layout for review and approval for
the four-way intersection at Weld County Roads 26 and 5. This internal road
will also form an intersection at Weld County Roads 26 and 5. Acquiring
right-of-way from property to the east or realigning a portion of Weld County
Road 5 will be required.
N. Weld County and the City of Longmont propose to realign Weld County Road
26 adjacent to the LifeBridge Planned Unit Development. Design speeds and
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 45
road curvatures must be addressed with respect to this realignment. The
applicant shall coordinate the final roadway design with Weld County at the
Final Plat application.
O. The applicant shall submit pavement designs in the final plat application.
Further, the pavement design shall take the on-site soil conditions into
consideration.
P. Service Provision Impacts for ambulance shall be addressed as required by
Section 27-6-50.6.4 of the Weld County Code.
Q. The applicant shall submit a Conceptual Landscape Plan with topographical
features delineated in accordance with Sections 27-2-100 and 26-2-60 of the
Weld County Code, for each Filing.
R. The applicant shall submit a Conceptual Sign Plan in accordance with
Sections 23-4-70 and 26-2-90 of the Weld County Code, for each Filing.
S. The applicant shall submit a Conceptual Phasing Plan with incremental
intervals identified in accordance with Section 27-2-160 of the Weld County
Code, for each Filing.
T. The applicant shall submit a Conceptual Lighting Plan in accordance with
Sections 23-3-100,27-6-90,and 26-2-90 of the Weld County Code,for each
Filing.
U. The applicant shall submit a Conceptual Phased Parking Plan in accordance
with Appendices 26-H, 26-I, and 26-J of the Weld County Code, for each
Filing.
V. The applicant shall submit the final alignment of the connection of the
recreational trail to planned regional trails in the area and all land dedications
completed within the PUD.
W. The applicant shall submit the final agreement with the St. Vrain School
District for the proposed development.
X. The applicant shall submit an agreement with the Great Western Railroad for
the pedestrian crossing between the north and south sides of the Church
Campus area. Written evidence of a signed agreement approved by the
County Attorney's Office shall be submitted to the Department of Planning
Services.
Y. The applicant shall submit three draft copies of the Homeowners'
Association (HOA) and Commercial Association (COA) for review and
approval by Weld County Government.
2003-1094
PL1655
CHANGE OF ZONE, PZ#1004, FROM A (AGRICULTURAL) TO PUD - LIFEBRIDGE
CHRISTIAN CHURCH
PAGE 46
Z. The Planned Unit Development Final Plan shall comply with all regulations
and requirements of Section 27 of the Weld County Code,or as modified in
the application materials.
AA. The applicant shall submit a digital file of all drawings associated with the
Final plat application. Acceptable CAD formats are .dwg, .dxf, and .dgn
(Microstation); acceptable GIS formats are .shp (Shape Files), Arclnfo
Coverages and Arclnfo Export files format type is.e00. The preferred format
for Images is .tif (Group 4) ... (Group 6 is not acceptable).
5. Prior to the release of any Building Permits:
A. The applicant shall supply designated street signs and Stop signs, as
required by the Weld County Department of Public Works,at the appropriate
locations.
B. Complete drawings shall be submitted for review by the Mountain View Fire
Protection District.
C. Effective January 1,2003, Building Permits issued on the proposed lots will
be required to adhere to the fee structure of the County-Wide Road Impact
Fee Program.
The above and foregoing Resolution was,on motion duly made and seconded,adopted by
the following vote on the 9th day of July, A.D., 2003.
BOARD OF COUNTY COMMISSIONERS
W COUNTY, COLORADO
ATTEST: a / '//�
vid E. Lo g, Chair
Weld County Clerk to the Boa d
Robert D. sden, Pro-Te
- e\to the Boar.
1861 I `' % .�' . J. eile
M: l 22/(A.,L
William H. Jerke
ttorn= RECUSED
Glenn Vaad
2003-1094
PL1655
BULK STANDARDS SUMMARY: LIFEBRIDGE PUD
LIFEBRIDGE PUD CHURCH CAMPUS SINGLE FAMILY SINGLE FAMILY& ASSISTED LIVING MIXED USE COMMERCIAL NEIGHBORHOOD
RESIDENTIAL ATTACHED VILLAGE OFFICE/RETAIL CENTER CENTER
RESIDENTIAL
Minimum LOT Size N/A 7500 3500 N/A N/A N/A N/A
(SF)
Minimum LOT area N/A 7500 2500 N/A N/A N/A N/A
per Residential
Structure(SF)
Minimum LOT area N/A 7500 1500 N/A N/A N/A N/A
per Unit(SF)
Minimum 25 FEET 20 FEET 20 FEET 15 FEET 20 FEET 20 FEET 20FEET
SETBACK(feet)
Minimum OFFSET 25 FEET MIN 5 FEET Side 5 FEET OR 0 15 FEET Minimum 0 FEET MIN 15 FEET MIN 15 FEET MINIMUM
(feet)Fences are Setback From Yards, FEET With Setback From Setback From Setback From Setback From
not required to Property Line 15 Feet Corner Minimum 10 Feet Property Line Property Line Property Line Property Line
comply with the Setback;20 Feet Between
minimum OFFSET For Rear Yards;3 Structures, 15 Feet
and may be located Feet For Accessory Corner Setback;20
on the Property Structures(I.e., Feet For Accessory
Line Garages or Sheds Structures(I.e.,
at Rear Lot Line) Garages or Sheds
at Rear Lot Line)
Maximum SEE MASSING 30 FEET 35 FEET 35 FEET 45 FEET 45 FEET 45 FEET
BUILDING HEIGHT TABLE FOR BULK
(feet) STANDARDS IN
THIS AREA.
Maximum LOT 85% 50% 60% 75% 85% 85% 85%
Coverage(%)
tTl
Maximum number NOT PERMITTED NOT PERMITTED NOT PERMITTED NOT PERMITTED NOT PERMITTED NOT PERMITTED NOT PERMITTED M
of ANIMAL UNITS w/o Special Permit H
permitted per LOT on Church Campus H
H
9
Ni
0
O
W
I
F-
O
A
Table 1,Bulk Standards,page 8
EXHIBIT "B"
Bulk Standards Massing Diagram for Church Campus
Church Campus Off-Set from Perimeter of 160 Maximum Building Height w/o
Acre Church Campus Residential Units adjacent to
Elms PUD
East Property Line 0 Feet- 125 Feet 0 Feet
125 Feet-250 Feet 30 Feet
250 Feet- 375 Feet 45 Feet
375 Feet- 500 Feet 55 Feet
500 Feet- 700 Feet 60 Feet
700 Feet plus 60 ** Feet
West Property Line (CR 3 1/2) 125-400 Feet 45 Feet
400-500 Feet 55 Feet
500 Feet plus 60 ** Feet
North Property Line (CR 26) 125-400 Feet 45 Feet
400-700 Feet 55 Feet
700-1300 Feet 60 feet
1300 Feet plus 60 ** Feet
South Property Line 125-300 Feet West 1800 Feet-45 Feet Ht.
East 850 Feet-30 Feet Ht.
300-400 Feet 55 Feet
400-800 Feet 60 Feet
800 Feet plus 60 ** Feet
All Lands North of the Great Western 45 feet
Railroad Track
** Up to 20 percent of the buildings in the center of the campus may extend up to 75 feet tall
LIFEBRIDGE CHRISTIAN CHURCH PUD,PZ-1004, page 9
2003-1094
EXHIBIT "C"
125 FEET
2/7/:
400 FEET
H
w
w
N N-�RL\N / 700 FEET
OMGe
1'15 FEel °R VtnOi 00g.GORR\- I
25oFO 1300 FEET
w wW W w
o w ' LLo w' w w
o W
I-- F in L.L Lo N
W W O CO N
W w ' 800 FEET N
in o
N O
, V
400 FEET
•
300 FEET
125 FEET I
Bulk Standards Graphic Massing Diagram for Church Campus - HEIGHT
2003-1094
EXHIBIT "I)"
125 FOOT LANDSCAPE BUFFER/ SETBACK
MAXIMUM BUILDING HEIGHT 45 FEET
,13CFtN RP\LRO r- TACK F
GR�pC�eg(� w w w LU
LI-
o
-*/yy- c8 up in M
I— I-
I—
2 =
Yare W O O O 0
sae' Q .o MAXIMUM BUILDING HEIGHT 60 FEET 2 2 2 2 Q
w . O fa
v.. w I Z z z Z w
CD w O 540 x 1440 SQUARE FOOT RECTANGLE o o ' E 5 m
v = WITHIN BOX, SIXTY (60) FOOT HEIGHT D D 5 D L---
w
LL HI TWENTY (20) PERCENT OF BOX AREA - CO m ±
D
w ' J UP TO SEVENTY-FIVE (75) FEET IN HEIGHT D D D m
2
= w
0_5 c X >7 a
O z 2 § < 0
O -J 3 0
ZZ 2 z
• 2 ` MAXIMUM BUILDING HEIGHT 60 FEET I-
O a
Ow MAXIMUM BUILDING HEIGHT 55 FEET 'i OLL
MAXIMUM BUILDING HEIGHT 45 FEET N
I
125 FOOT LANDSCAPE BUFFER/ SETBACK
Bulk Standards Graphic Massing Diagram for Church Campus - DISTANCE
2003-1094
Hello