Why It Matters

The proposed commercial rezoning of 7551 Blue Creek Road isn’t just a paperwork change—it’s a decision that could permanently alter the character, safety, and livability of the entire Evergreen and Conifer area. What Greenville University is proposing is far more intensive than anything this property—or the surrounding community—has ever supported.

From increased traffic and fire risk to environmental degradation and rising insurance costs, this development would set a dangerous precedent and affect every resident nearby—while benefiting no one who lives here.

Below are the most pressing issues tied to this application.

Commercial development in an agricultural/residential valley

  • This project is completely out of character for this wonderful area. It could set a precedent for more commercial development in Jeffco's rural/agricultural zones.

  • This proposal does not align with the Jefferson County Evergreen Area Plan, which states:

    "New commercial and light industrial uses should be located in the six centers identified in this Plan,"
    including Marshdale, the only neighborhood center near this area.

  • The plan also violates guidance on multifamily housing, which should only be permitted in designated centers.

Water Impact

  • Greenville is applying for three high-output wells.

  • This could lower the water table and reduce the output of residential wells nearby.

  • There is no clearly defined plan for manure management or protection of Blue Creek and groundwater.

Traffic & infrastructure

  • Increased traffic from staff, students, contractors, and large delivery trucks.

  • More wear and congestion on a narrow, winding rural road not built for frequent high-volume use.

  • Families, children, and cyclists who regularly use Blue Creek Road will face added danger from heavier traffic and inexperienced mountain drivers.

  • Evacuation during wildfire conditions would become even more complex and hazardous.

Wildfire Risk & Insurance Impact

This proposal poses serious concerns related to fire danger and homeowners insurance—two issues that are already pressing in our rural community:

  • This area is the highest-risk wildfire zone in the nation, according to national fire risk assessments. The terrain, vegetation, and limited road access make evacuation during a fire particularly dangerous.

  • A recent fire in the area was caused by an illegal short-term rental property, showing the real risk of high-turnover or under-regulated uses in our community.

  • Jefferson County has made minimal effort to improve evacuation routes in this area, meaning that introducing more people and livestock onto a single property greatly increases the danger in a worst-case scenario.

  • Homeowners insurance has become harder to obtain and more expensive. Many providers are no longer writing new policies in this region. Those that do often evaluate:

    • The density and type of development nearby

    • The presence of commercial properties, short-term rentals, and vacation homes

    • The overall risk profile of the neighborhood

  • Introducing a high-occupancy, high-risk commercial facility could further increase insurance premiums for all residents, or in some cases, lead to non-renewal of existing policies.

  • Many homeowners have already seen their insurance premiums double in recent years—this development risks making an already fragile situation worse.

Noise, Light, Wildlife, and Odor Disruption

  • Year-round activity will bring constant noise and artificial lighting to a currently quiet rural area.

  • Local wildlife will be displaced, and natural habitats will be fragmented or destroyed.

  • Overgrazing could lead to land degradation, vegetation loss, and increased erosion.

  • The smell of horse manure—from 17 or more horses—will travel across the valley, creating a persistent and unpleasant nuisance for nearby homes.

A Disproportionate and Disruptive Population Shift

  • If approved, this single property would house 15–20% of the valley’s total population.

  • That share of the population would consist entirely of short-term, non-permanent college students from out of state.

  • This would dramatically shift the makeup of our small, stable, rural community, concentrating a transient presence in one location—with lasting impacts on the rest of us.

Disproportionate Impact from a Single Property

  • This single property would have a multiplied effect—its impact on traffic, water, noise, and safety is greater than that of any other home in the area.

  • This is not just another residence—it’s a large-scale commercial operation shoehorned into a agriculture/residential area.

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