Jefferson County planning commission recommends rezoning for Palo Verde Park Estates in Evergreen

The Jefferson County Planning Commission on June 25 voted unanimously to recommend that the Board of County Commissioners approve a rezoning for Palo Verde Park Estates, a proposed planned development at 3942 South Palo Verde Road in Evergreen.

Sarah Hoemeyer, the county case manager for the application, told commissioners the owner is seeking to rezone the roughly 3.67-acre parcel from Commercial 1 and Agricultural 2 to a planned development that would follow the Mountain Residential 3 (MR3) zone district and cap the site at a maximum of 12 dwelling units. Hoemeyer said staff concluded the proposal is compatible with surrounding land uses, complies with relevant goals in the county's comprehensive master plan (CMP), and poses no unmitigated health, safety or welfare concerns.

Hoemeyer said the official development plan (ODP) includes standards designed to limit impacts: a maximum of 12 residential lots, at least 28% of the site dedicated to community parks and trails, limitations on fencing to be wildlife-friendly, and compliance with mountainous-area lighting standards. She also noted the site is identified as high wildlife-quality and medium wildfire hazard; a wildfire mitigation plan would be required during the later preliminary and final plat process.

Richard Miller of Progressive Planning Services of Colorado, representing the Joy O. Young Revocable Trust, presented two conceptual layouts — an eight-lot single-family plan and a six-structure two-family plan (12 units total) — and said lot sizes in the concepts range about 10,500 to 19,650 square feet. Miller emphasized the layouts were illustrative: "Those plans are conceptual to show an example of what the layout might look like," and said exact lot configuration, access and engineering would be addressed during the plat phase.

Nearby residents raised concerns about easements and road capacity. Benjamin Galbreth, a nearby resident and building consultant, argued an existing easement may cut through proposed lots and park space and called for the easement to be shown on plat materials. Anthony Klobuchar, who lives at 3972 Palo Verde, said the development would "almost triple" the number of homes on the dead-end road and questioned how narrow sections of the road would accommodate construction and two-way traffic.

Hoemeyer replied that those matters — traffic studies, off-site road standards, and final access locations — are evaluated during the preliminary and final plat and through referral-agency review. Planning supervisor Nick Nelson said off-site portions of county right-of-way that do not meet standards would generally be the developer's responsibility to bring to standard as part of the platting process.

Miller told the commission he had discussed easement concerns with Galbreth and said the easement "will be drawn on the plat document" and recorded; he also said the project would not use Troutdale Scenic Drive for construction access.

After a round of commissioner comments emphasizing compatibility, potential roadway improvements and wildfire risk reduction, Commissioner Messner moved to recommend approval; Commissioner Lyles seconded. Kimmy Schellinger conducted a roll-call: Commissioners Bolin, Dunn, LaRock, Spencer, Lyles, Messner and Chairman Rogers all voted "aye." Chairman Rogers announced, "The motion was approved unanimously," and said the commission will forward a motion for approval to the Board of County Commissioners on July 22.

Next steps: If the Board of County Commissioners approves the rezoning on July 22, the applicant must proceed through the preliminary and final plat review, at which time exact lot layouts, traffic mitigation, engineering and referral-agency requirements (including wildfire mitigation and wildlife coordination) will be evaluated and documented.