The Jefferson County Planning Commission on July 9 voted to recommend approval of the Prospector at Evergreen Official Development Plan, a rezoning that would allow a vertical mixed-use building at 31033 American Parkway with ground-level office space (limited to general office, excluding medical or dental) and up to 24 residential units above.

Alex Folkes, the case manager, told commissioners the new ODP reduces allowable commercial uses compared with the prior approvals, includes a cap of 24 residential units and sets a maximum gross leasable area of 4,500 square feet for first-floor office. Folkes said staff found the proposal compatible with the Evergreen Area Plan and the North Evergreen Activity Center land-use recommendation and that required infrastructure and will-serve letters are in the file.

Alex Folkes, case manager, Jefferson County Planning and Zoning: "It allows for a reduction in the allowed commercial uses... the new ODP only allows for general office space that does not include medical or dental offices, and it also limits it to a max gross leasable area of 4,500 square feet."

Applicants' representatives George Sanderson and Sarah Sanderson said infrastructure work (curb, gutter, sidewalk, utilities) already exists on the pad site and that the ODP is intended to update approvals to address current standards. George Sanderson, applicant representative, Sanderson Architects LLC: "This project has not been done out of anything but hope and commitment for what could work on this difficult site."

Multiple nearby residents who testified online urged caution. Shelly (Shelley) Fiedler/Fiedler (as recorded) said prior public hearings left unresolved safety, traffic, density and drainage issues and questioned the traffic study's trip estimates and fire/emergency access widths. She also asked whether engineering and drainage documents would be available for public review prior to county approval. Jennifer Boone and Tracy (Casey) Boone, owners of adjacent commercial property that houses a ski shop and brewery, said the new building's height could block views from their brewery deck and reiterated concerns about parking, school bus stops and lack of sidewalks.

Shelley Fiedler, public commenter: "I don't believe this current plan has addressed any of these issues."

Staff and the applicant responded that detailed traffic, drainage, and emergency-access standards are evaluated during the subsequent site development plan (SDP) phase. Folkes noted that Transportation and Engineering (T&E) and Colorado Department of Transportation had reviewed the accepted trip generation analysis and raised no objection at rezoning; he also said CDOT retains the authority to require a new access permit at the SDP stage.

Alex Folkes: "For these reasons, staff recommends that the planning commission recommend approval of case number 24113723RZ."

Commissioners who spoke said the proposed ODP narrowed prior approvals in ways that could be less impactful (limiting commercial uses and capping units) and that design and technical concerns should be addressed during the SDP process. After deliberation the commission voted to recommend approval; the recorded roll call showed all voting in favor. The recommendation will be forwarded to the Jefferson County Board of County Commissioners for final action. Staff announced the next hearing in the county review process; the staff presentation referenced an August 5 Board hearing, and a later speaker in the meeting mistakenly referenced August 6. Staff said the SDP stage will include more detailed engineering and is where traffic, drainage, fire access and sidewalk standards will be fully evaluated and publicly posted for review.