Conifer Center (fmr Conifer Commons): Proposed Development at Light Lane
22 Oct 2020 19:09 - 23 Oct 2020 11:50 #19
by ScienceChic
Changes/Updates in this 2nd Submission:
Commercial Uses have been removed from the ODP. The intent of the rezoning is to adhere to the CMP with a maximum of 4 dwelling units per acre or 188 units. The units per acre listed in the written restrictions was in error. Please find revised ODP and written restrictions in this resubmittal correcting the maximum dwelling unit quantities.
A Wildlife Plan is part of this submittal. Per subsequent conversations with Jefferson County and Colorado Department of Parks and Wildlife, the Wildlife Plan has become an applicant deliverable for review with CDPW
The intent of the rezoning is to adhere to the CMP with a maximum of 4 dwelling units per acre or 188 units. The units per acre listed in the written restrictions was in error. Please find revised ODP and written restrictions in this resubmittal correcting the maximum dwelling unit quantities.
The traffic information study has been revised to address the specific type of proposed dwelling units detailed in use areas 1, 2 and 3 in the ODP and writing restrictions. The Commercial Uses have been eliminated from the rezoning proposal.
It is the intent of the ODP that centralized water and/or sanitation will be provided by the metro district. A water plan clarification letter is included as part of this resubmittal.
Per staff comments and masterplan objectives the uses have been defined to be three types of residential use stepping down in density towards the remote part of the site. Trail systems and community garden development have been included in the written restrictions.
The Environmental Questionnaire has been updated and included in this submittal addressing the fill that has been imported to the site.
A visual analysis has been included in this submittal.
The following revisions have been made to the ODP from red marks.
• Wetland areas identified on ODP
• Proposed Entry locations have been removed from ODP
• Property Line has been revised to be bold solid line
• Made suggested edits to the ODP Plan Legend.
• Case number has been updated
• “Approved for Recording” block has been substituted and updated
• Client Name has been corrected
• PIN red mark has been corrected
The following revisions have been made to the Written Restrictions.
• Buffers have been added for waterways
• Numbering has been corrected.
• Permitted uses have been added for the meadow and open space areas
• The Use areas have been corrected to detail the maximum 188 dwelling units allowed by
the CMP
• All Commercial Uses have been removed
• Maximum building heights have been listed for proposed structures
• Setbacks have been corrected to be consistent
• Retaining wall notes have been cleaned up
• Trees have been removed from landscaping at retaining walls
• Note has been added “The minimum distance between walls shall be increased to 6 feet
if either wall exceeds 8 feet in height”
• Landscape buffer has been rewritten to address the Meadow
• Redlined notes for Architectural standards have been corrected.
• Redlined notes for Water and Wastewater have been corrected.
• The Wildfire Mitigation & Forest health notes have been corrected
• The General Standard Notes have been corrected per redlining
The use areas have been held out of the meadow entirely. There will need to be a transportation access from Light Lane through the meadow and wetland to the site. This provision has been added into the written restrictions. The recommendations that would apply to the road development are:
• An access road would not significantly impact the percentage of meadow exposed to the new development. Less than 5%.
• The intent of the access road would be to impact the meadow and wetland as minimally as possible. A bridge or drainage would be constructed as not to impact the stream. Directionality design of road path will minimize impact.
• Trails of connectivity would naturally involve the meadow area and are allowed in the written restrictions. Any potential fencing would be required to be open style.
• Monument signs will not be located in the meadow or wetland.
1. The addition of service worker and work force housing in Conifer will provide variable cost options for housing that may better support local work force housing affordability.
2. Recapitalization of Conifer Metro District with private funds increases the strength of the district. Currently the district has no residential water rights and does not have the funds to purchase any due to structural issues caused by statutory limitations. Developer is funding the purchase of residential water rights which will be given to the district by the developer so it can tap in residential customers in this development and other customers who wish to tap in.
3. The development will result in reduction in water and sewer prices for the existing community. As the cost of services is dictated by statute to be tied to costs the district the cost of service from the district are the highest in the area. The reason for this is the cost of the infrastructure and maintaining the infrastructure is not spread out over enough users. Currently Conifer only has commercial users at the shopping center. Increased users will mean lower water and sewer costs. This is only possible due to the water rights the development is conveying to the district.
4. Increase in required operating capacity for fire district will be generated by public private funding partnership. Debt service for increasing capacity will be paid by user fees from a mill levy from project (structure of user fee has not yet been fully determined) so the development is paying for the increased fire protection capacity. Developer is engaging a study to determine upgrade costs. No Current Conifer homeowners will have to pay for this upgrade.
5. A significant increase of Conifer residents in this development will pay for additional services they need to enjoy the lifestyle the community provides. The industry universally recognizes the solution for increased commercial performance is additional residential roof tops nearby.
6. District bondholders will get repaid. The agreement between the district could provide as much $12 Million in tap fees which based on the district service are paid to the bond holders improving the credit worthiness of all bonds issued in Jefferson County.
• Compatibility and transitions are addressed on pages 19-20. The intent of the ODP and written restrictions is to preserve the meadow and wetlands placing building development outside of those areas to preserve these amenities as well as preserve wildlife habitat, migration routes and corridors.
"Now, more than ever, the illusions of division threaten our very existence. We all know the truth: more connects us than separates us. But in times of crisis the wise build bridges, while the foolish build barriers. We must find a way to look after one another as if we were one single tribe.” -King T'Challa, Black Panther
The truth is incontrovertible. Malice may attack it. ignorance may deride it, but in the end, there it is. ~Winston Churchill
Replied by ScienceChic on topic Conifer Center (fmr Conifer Commons): Proposed Development at Light Lane
Changes/Updates in this 2nd Submission:
Commercial Uses have been removed from the ODP. The intent of the rezoning is to adhere to the CMP with a maximum of 4 dwelling units per acre or 188 units. The units per acre listed in the written restrictions was in error. Please find revised ODP and written restrictions in this resubmittal correcting the maximum dwelling unit quantities.
A Wildlife Plan is part of this submittal. Per subsequent conversations with Jefferson County and Colorado Department of Parks and Wildlife, the Wildlife Plan has become an applicant deliverable for review with CDPW
The intent of the rezoning is to adhere to the CMP with a maximum of 4 dwelling units per acre or 188 units. The units per acre listed in the written restrictions was in error. Please find revised ODP and written restrictions in this resubmittal correcting the maximum dwelling unit quantities.
The traffic information study has been revised to address the specific type of proposed dwelling units detailed in use areas 1, 2 and 3 in the ODP and writing restrictions. The Commercial Uses have been eliminated from the rezoning proposal.
It is the intent of the ODP that centralized water and/or sanitation will be provided by the metro district. A water plan clarification letter is included as part of this resubmittal.
Per staff comments and masterplan objectives the uses have been defined to be three types of residential use stepping down in density towards the remote part of the site. Trail systems and community garden development have been included in the written restrictions.
The Environmental Questionnaire has been updated and included in this submittal addressing the fill that has been imported to the site.
A visual analysis has been included in this submittal.
The following revisions have been made to the ODP from red marks.
• Wetland areas identified on ODP
• Proposed Entry locations have been removed from ODP
• Property Line has been revised to be bold solid line
• Made suggested edits to the ODP Plan Legend.
• Case number has been updated
• “Approved for Recording” block has been substituted and updated
• Client Name has been corrected
• PIN red mark has been corrected
The following revisions have been made to the Written Restrictions.
• Buffers have been added for waterways
• Numbering has been corrected.
• Permitted uses have been added for the meadow and open space areas
• The Use areas have been corrected to detail the maximum 188 dwelling units allowed by
the CMP
• All Commercial Uses have been removed
• Maximum building heights have been listed for proposed structures
• Setbacks have been corrected to be consistent
• Retaining wall notes have been cleaned up
• Trees have been removed from landscaping at retaining walls
• Note has been added “The minimum distance between walls shall be increased to 6 feet
if either wall exceeds 8 feet in height”
• Landscape buffer has been rewritten to address the Meadow
• Redlined notes for Architectural standards have been corrected.
• Redlined notes for Water and Wastewater have been corrected.
• The Wildfire Mitigation & Forest health notes have been corrected
• The General Standard Notes have been corrected per redlining
The use areas have been held out of the meadow entirely. There will need to be a transportation access from Light Lane through the meadow and wetland to the site. This provision has been added into the written restrictions. The recommendations that would apply to the road development are:
• An access road would not significantly impact the percentage of meadow exposed to the new development. Less than 5%.
• The intent of the access road would be to impact the meadow and wetland as minimally as possible. A bridge or drainage would be constructed as not to impact the stream. Directionality design of road path will minimize impact.
• Trails of connectivity would naturally involve the meadow area and are allowed in the written restrictions. Any potential fencing would be required to be open style.
• Monument signs will not be located in the meadow or wetland.
1. The addition of service worker and work force housing in Conifer will provide variable cost options for housing that may better support local work force housing affordability.
2. Recapitalization of Conifer Metro District with private funds increases the strength of the district. Currently the district has no residential water rights and does not have the funds to purchase any due to structural issues caused by statutory limitations. Developer is funding the purchase of residential water rights which will be given to the district by the developer so it can tap in residential customers in this development and other customers who wish to tap in.
3. The development will result in reduction in water and sewer prices for the existing community. As the cost of services is dictated by statute to be tied to costs the district the cost of service from the district are the highest in the area. The reason for this is the cost of the infrastructure and maintaining the infrastructure is not spread out over enough users. Currently Conifer only has commercial users at the shopping center. Increased users will mean lower water and sewer costs. This is only possible due to the water rights the development is conveying to the district.
4. Increase in required operating capacity for fire district will be generated by public private funding partnership. Debt service for increasing capacity will be paid by user fees from a mill levy from project (structure of user fee has not yet been fully determined) so the development is paying for the increased fire protection capacity. Developer is engaging a study to determine upgrade costs. No Current Conifer homeowners will have to pay for this upgrade.
5. A significant increase of Conifer residents in this development will pay for additional services they need to enjoy the lifestyle the community provides. The industry universally recognizes the solution for increased commercial performance is additional residential roof tops nearby.
6. District bondholders will get repaid. The agreement between the district could provide as much $12 Million in tap fees which based on the district service are paid to the bond holders improving the credit worthiness of all bonds issued in Jefferson County.
• Compatibility and transitions are addressed on pages 19-20. The intent of the ODP and written restrictions is to preserve the meadow and wetlands placing building development outside of those areas to preserve these amenities as well as preserve wildlife habitat, migration routes and corridors.
"Now, more than ever, the illusions of division threaten our very existence. We all know the truth: more connects us than separates us. But in times of crisis the wise build bridges, while the foolish build barriers. We must find a way to look after one another as if we were one single tribe.” -King T'Challa, Black Panther
The truth is incontrovertible. Malice may attack it. ignorance may deride it, but in the end, there it is. ~Winston Churchill
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