Conifer Center (fmr Conifer Commons): Proposed Development at Light Lane

06 May 2020 09:17 - 06 May 2020 12:01 #11 by Mountain-News-Events
From Nick Nelson at Jeffco Planning & Zoning:

All,
A Virtual Community Meeting has been scheduled for Tuesday, May 26th at 7:00 pm to discuss a potential rezoning to allow a mixture of housing types up to 188 dwelling units and limited commercial and community uses on approximately 47 acres.  The property is located near Main Street and Light Lane in Conifer, south of the Safeway.  This is a virtual meeting due to COVID-19 and social distancing requirements.  You will still be able to ask the applicant questions and provide comments to the applicants.  At this time there is not a formal application to rezone the property. 

The Applicant is required to host this meeting and has provided the following information:
 
Tom Davis invites you to join this Webex meeting.
Meeting number (access code): 797 247 352
Meeting password: uUMkuhQJ344

Join by phone
Tap to call in from a mobile device (attendees only)
+1-408-418-9388 United States Toll
Global call-in numbers
Join from a video system or application
Dial This email address is being protected from spambots. You need JavaScript enabled to view it.
You can also dial 173.243.2.68 and enter your meeting number.

Join using Microsoft Lync or Microsoft Skype for Business
Dial This email address is being protected from spambots. You need JavaScript enabled to view it.
Need help? Go tohttp://help.webex.com

You can also find more information atwww.planning.jeffco.us  
Please hold your questions and comments for the Virtual Community Meeting.


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06 May 2020 12:04 - 06 May 2020 12:07 #12 by Mountain-News-Events
An update from Nick Nelson about the meeting being rescheduled from Memorial Day to the following day, Tuesday May 26th.

The Conifer Commons Meeting has been rescheduled for May 26th at 7:00 PM.  It was simply an oversight that May 25th is Memorial Day. New notification will be sent, including this email.   You can find the applicants documents here:
 
permitsearch.jeffco.us/amandaItoI/Public...ication%20Documents/
 
And more information on how to join the virtual meeting here:
www.jeffco.us/2680/Community-Meetings

Thank you for your patience. 
Nick Nelson
Jefferson County Planning and Zoning 303-271-8727
This email address is being protected from spambots. You need JavaScript enabled to view it.   |   planning.jeffco.us


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22 May 2020 19:45 #13 by Mountain-News-Events
A member of the Conifer & South Evergreen Community Committee (CoSECC) asked us to please post their one page press release and 7 page document of questions regarding the Conifer Commons development. Please see below for more information.

CONIFER COMMONS COMMUNITY MEETING: 7 - 8:30 PM, Tuesday, May 26, 2020 via Webex
Conifer Commons is a 47 acre development proposing at least 188 single and multiple family dwelling units and commercial development immediately east of, that is, “behind” the Conifer Safeway shopping center with access from Light Lane. A previous community meeting for this project was held in January, 2019 at Conifer HS. About 200 members of the community attended. Afterwards, the project was never brought forward to the Jefferson County Planning & Zoning (P&Z). Because more than a year has elapsed, another community meeting must be held in order for the applicant to move forward.

The link below allows you to join the meeting using only your browser without having to download the Webex desktop app:
LINK TO THE WEBEX MEETING: Conifer Commons Community Meeting
The information below is used only to login from the Webex desktop app or join via telephone:
MEETING NUMBER (ACCESS CODE): 797 247 352
PASSWORD: uUMkuhQJ344
DIAL-IN OPTION (AUDIO ONLY): +1 (408) 418-9388

Conifer Commons documents are here: Case No. 20-108679CMT docs. The key document is the proposed ODP (Official Development Plan) which can be found here: Case No. 20-108679CMT ODP

The Conifer & South Evergreen Community Committee (CoSECC), a not-for-profit group of citizen volunteers, have submitted the following questions/requests to the applicant through the Case Manager at Jefferson County P&Z:
1.) Post a recording of the Conifer Commons Community Meeting to the Jefferson County P&Z case file.
2.) Sustainable water supply not identified.
3.) Means of wastewater treatment not identified.
4.) Means of treated wastewater recharge to the aquifer not identified.
5.) Fire protection infrastructure not identified: Recent letter from Fire Chief Ware states that Elk Creek FPD is "UNABLE TO PROTECT" development.
6.) Sufficient site ingress/egress not identified.
7.) Complete traffic study not performed.
8.) Complete wildlife habitat study not performed.
9.) Request that Jefferson County P&Z: Make a unifying, large-format map (36 inches wide) of the permitted and proposed projects plus proposed roads in the Conifer Safeway shopping center area.

Contact CoSECC at: This email address is being protected from spambots. You need JavaScript enabled to view it. for a 7-page detailed discussion of these questions.

Detailed discussion document:

This browser does not support PDFs. Please download the PDF to view it: Download PDF


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05 Jun 2020 19:35 #14 by CanyonCourier
Conifer residents still against Conifer Commons proposal

Conifer residents remain opposed to a rezoning proposal that would allow for up to 188 homes and limited community and commercial development on 47 acres off Light Lane near Conifer Town Center.

In addition, the Elk Creek Fire Department said it would not be able to provide emergency fire services to the proposed development called Conifer Commons.

“The fire district would be ‘unable to protect’ the proposed development because the fire district lacks the funding mechanism, infrastructure, staffing, operational resources and specialized firefighting apparatus to service the proposed higher density rezoning use,” Fire Chief Jacob Ware said in a letter.

The proposal was first presented in early 2019. At that time, applicant Stuart Borne with Foothills Housing LLC was proposing 275 homes on the parcel, which is currently zoned agricultural.

Read more here: www.canyoncourier.com/content/conifer-re...fer-commons-proposal
By Deborah Swearingen
Wednesday, June 3, 2020

Canyon Courier is your source for local news, sports, events, and information in Evergreen, Colo, and the surrounding area.
www.canyoncourier.com
Subscribe to help support your local news! Call circulation manager Tom Fildey at 303-350-1030 to begin. Subscriptions start at $41 annually for in-county residents.

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09 Jun 2020 14:59 #15 by Mountain-News-Events
Email received from Nick Nelson, the contact person for the Conifer Commons Project at Jeffco Planning & Zoning:

All,

This is to inform you that the applicant/property owner has made a formal application to begin the Rezoning process. You can find the documents for the First Referral here:

permitsearch.jeffco.us/amandaItoI/Public...ents/1st%20Referral/

The First Referral ends on June 29th for Referral Agencies, however citizens and HOA/POAs can submit comments throughout the entire Rezoning process. Please send your comments and questions to me, the Case Manager, and they will be included in Staff Reports that go to the Planning Commission and Board of County Commissioners at the time of each hearing. Those hearings are not scheduled at this time and notification will be provided when the hearings do get scheduled. The Board of County Commissioners and Planning Commission are not allowed to discuss this case with the applicant/property owner, staff, or citizens before the hearings which is why all comments and questions should be directed to me.

Beginning June 1, 2020 Jefferson County offices, including Planning and Zoning, will be open Monday through Thursday. County offices will be closed on Friday. Monday through Thursday, Planning and Zoning will have limited staff in the office due to social distancing requirements. For the best service please schedule appointments and submit applications online. Please go to planning.jeffco.us for more information.

Nick Nelson
Jefferson County Planning and Zoning
Planner
303-271-8727
This email address is being protected from spambots. You need JavaScript enabled to view it. | planning.jeffco.us


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09 Jun 2020 17:43 #16 by homeagain
attendance/input is paramount.....they will push this thru and CLEAR CUT THE ENTIRE AREA...like
theSAFEWAY shopping center....the scar on the land WILL be visible for miles.....IF U WANT TO MAINTAIN
THEMOUNTAIN;S BEAUTY.....show up.

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11 Aug 2020 20:43 #17 by Mountain-News-Events
This was sent to us by the Conifer and South Evergreen Community Committee with the request to please post it.

This video documents that actual construction at the proposed Conifer Commons development site — Jefferson County Planning & Zoning Case No. 20-111200RZ — appears to have been undertaken by Foothills Housing, LLC without the required approvals required by Jefferson County Colorado and, perhaps, in violation of the U.S. and Colorado Clean Water Acts.

If you would like to comment on any aspect of this rezoning application from Foothills Housing, LLC, please email the case manager Nick Nelson at: This email address is being protected from spambots. You need JavaScript enabled to view it. or Division Director Chris O'Keefe at: This email address is being protected from spambots. You need JavaScript enabled to view it.

Contact us at: This email address is being protected from spambots. You need JavaScript enabled to view it. and please visit our website www.cosecc.org


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20 Oct 2020 13:13 #18 by Mountain-News-Events
From Jeffco Planning & Zoning:

All,

A second submittal has been made by the applicants for their proposed rezoning. You can find the applicants updated documents here:

permitsearch.jeffco.us/amandaItoI/Public...eferral%20Documents/

At this time hearings are not scheduled and you all will be notified when they are scheduled.

Beginning June 1, 2020 Jefferson County offices, including Planning and Zoning, will be open Monday through Thursday. County offices will be closed on Friday. Monday through Thursday, Planning and Zoning will have limited staff in the office due to social distancing requirements. For the best service please schedule appointments and submit applications online. Please go to planning.jeffco.us for more information.

Nick Nelson
Jefferson County Planning and Zoning
Planner
303-271-8727
This email address is being protected from spambots. You need JavaScript enabled to view it. | planning.jeffco.us


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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.

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"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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04 Jan 2021 14:27 - 04 Jan 2021 14:56 #20 by Mountain-News-Events

All,

This case has started its third referral for this case. You will probably notice that the name has changed from Conifer Commons to Conifer Center. There was a previous Official Development Plan with that name so the applicants were asked to change the name, but the case is the same.

You can find the documents here:
Jefferson County Colorado (jeffco.us)

Planning and Zoning, Building Safety, and Transportation and Engineering offices are closed to in-person appointments and services due to the increase in community spread of COVID-19. The safety and well-being of our visitors and our employees is our first priority. In order to continue serving the community, staff are working remotely to provide online and virtual services Monday through Thursday. County offices are closed on Fridays. Please schedule appointments and submit applications online. Go to planning.jeffco.us for more information.

Nick Nelson

Jefferson County Planning and Zoning
Senior Planner
303-271-8727
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