SHADOW MOUNTAIN BIKE PARK DENIED

In a seven to zero unanimous decision, last night the Jeffco Planning Commission denied Resolution 23-102980RZ, the Special Use request from the Shadow Mountain Bike Park.

If you’ve been following this development, or if you’re an avid downhill mountain biker, then you’re already aware of the decision – but for everyone else, here’s a bit of background and why the request was denied…

Back in 2022, the principals behind this project, formerly known as the Full Send Bike Park, explained their idea of a downhill-only, chairlift-assisted mountain bike park. In 2023, a website for the Shadow Mountain Bike Park went live, explaining their vision of a seasonal, day-use, chairlift-access, freeride downhill-only mountain bike park, located off Shadow Mountain Drive in Conifer, Colorado. Modeled after other downhill-only bike parks in the U.S.*, this proposal was concerning to the current residents of the area.

Situated on State Land Board land, in the middle of an elk wintering and calving area, over 700 correspondents offered their written opinions, while 117 speakers voiced their opinions during 15+ hours of hearings and deliberations. The arguments on both sides were compelling, but in the end, it was patently obvious that Jeffco loves its open spaces and its wildlife.

The Commissioners stated the following reasons for denial: not in conformance with the land use plan; the facility doesn’t really fit into the neighborhood; the concept is not compatible with the area despite some of the staff recommendations; the facility wouldn’t be paying property taxes (as a lessee to the State Land Board, the monies would be going into the State education fund rather than to the County), thus it wouldn’t be paying into the public services (fire, ambulance, waste disposal, etc.) which it would require. Traffic concerns were expressed, especially involving school buses, overall traffic volume, and congestion at the intersection of 73 and Shadow Mountain Drive and the turns into and out of the bike park. Water services were serious concerns, since water would have to be hauled to the site. The price point of an estimated $70 per lift ticket, as revealed by the principals, rendered this project as a commercial enterprise, not a public recreation use, and thus it was not consistent with State Land Board concept, nor was it consistent with surrounding development. Serious concerns about wildlife and habitat fragmentation. Colorado Parks & Wildlife requested that the area stay closed until July 1^st, a standard requirement for known calving areas, but that limitation was not met by the principals’ plan. There were very serious concerns about alignment (or misalignment) with the County Wildfire Protection Plan. The Commissioners agreed with the Staff recommendation for denial – moved, seconded, unanimous.

The Planning Commission’s recommendation will go to the Board of County Commissioners on October 1^st. It will be continued until Nov 12^th. The final decision rests with the BCC.

WHERE DOES JEFFCO OPEN SPACE STAND ON THIS MATTER?

As noted by the Planning Commissioner, JCOS did not comment on this case. As explained by Tom Hoby, Parks and Open Space Director, “We did not comment on case #23-102980RZ – Shadow Mountain Bike Park, because this is consistent for land use cases where the proposal is not on or adjacent to our property, or in an area with important scenic, natural area or heritage designations or interests.” JCOS doesn’t have current trails or plans for future trails in the area. JCOS defers comments about wildlife impacts on property outside of their ownership to Colorado Parks & Wildlife.

Director Hoby also made an interesting case for limiting fragmentation of open spaces in his presentation. Of the 282 miles of trails inside Jeffco Open Space, the majority are multi-use (only 5+ miles of bike-only and 18+ miles of alternating use). The biggest surprise was trail density within the Open Space parks:

Trail density ranges from 682 acres/mile [of trail] – 18 acres/mile [of trail]
Average trail density is 154 acres/mile
Local example near Shadow Mountain: Flying J Ranch is 87 acres/mile
Shadow Mountain Bike Park is 14 acres/mile (as proposed, 235 acres, 16 miles of trails)

Resolution 23-102980RZ

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Special Use (Continued from September 12, 2024)
Case Name: Shadow Mountain Bike Park
Owner: State of Colorado
Applicant: FSBR LLC, a Delaware Limited Liability Company
Location: The portion of parcel 61-163-00-001 South and West of the intersection of Shadow Mountain Drive and S Warhawk Road
Section 16, Township 6 South, Range 71 West
Approximate Area: 235 Acres
Purpose: To allow a day-use lift-served bike park as a Class III Commercial Recreation Facility.
Case Manager: Dylan Monke