Monument Planning Commission, Nov. 13 – Commission recommends controversial 158-home Conexus development and Commercial PUD

• 158 single-family homes planned on 23 acres near Old Denver Road
• Design features: open space, parks, trail access, and parking
• Traffic, drainage, and infrastructure confirmed adequate
• Concerns raised, but no legal grounds for denial
• Terrazzo-Baja Commercial PUD gets green light with height limit on outdoor storage
• Upcoming planning priorities

By Janet Sellers

At its regular meeting Nov. 13, the Monument Planning Commission (MPC) recommended approval of the final Planned Unit Development (PUD) and final plat for Conexus Filing No. 4, advancing a 158-home residential project proposed by Meritage Homes. The commission also unanimously recommended for approval the Final PUD for the Terrazzo-Baja Commercial Subdivision, setting conditions on outdoor storage to maintain visual quality standards.

158 single-family homes planned on 23 acres near Old Denver Road

Meritage Homes, represented by Director of Entitlements Chelsea Green, presented plans to replat 23 acres (Lot 2 of the Conexus development) into a medium-density neighborhood with detached homes priced in the high $400,000s to low $500,000s. Homes will range from about 1,500 to 1,900 square feet, feature energy-efficient construction, two-car garages, basements or crawl spaces, and dark-sky compliant lighting.

Meritage, a national builder that closed nearly 14,000 homes in 2024, emphasized its focus on entry-level and move-down buyers in Monument, offering “production-spec” homes built before purchase with 60-day closings to compete with resale properties.

Landscaping will feature drought-tolerant front yards and limit backyard sod to 200 square feet per home. Water use is capped at 0.25 acre-feet per lot.

Design features: open space, parks, trail access, and parking

Andrea Barlow of NES noted the plan meets the approved preliminary PUD density of 6.89 units per acre and reduces the allowed building height from 50 to 32 feet. The neighborhood will include three access points from the realigned Old Denver Road (to be renamed Crossfield Drive), 3.1 acres of internal open space, pocket parks, seating areas, a playground, and direct connections to the Santa Fe Regional Trail.

The plan includes 45 off-street guest parking spaces and two driveway spaces for each home. Architectural variety will be ensured through multiple floor plans and elevation styles, with covenants preventing adjacent homes from repeating designs.

Traffic, drainage, and infrastructure confirmed adequate

Town staff confirmed that engineering studies found the drainage plan adequate, with no adverse impacts on neighboring properties. A traffic memorandum based on the original Traffic Impact Study (TIS) concluded that the reduced 158-unit proposal falls within previously approved capacity assumptions. Jacobs Engineering, the town’s independent consultant, validated both reports.

Commissioners asked detailed questions about roadway capacity, school traffic, trail connectivity, mailbox placement, driveway depth, setbacks, and on-street parking. Staff reiterated that larger traffic volumes were already anticipated in the master plan, and that new studies would be required only if future phases exceed approved assumptions.

In response to concerns about internal trail width, the commissioners voted to require connector trails to be 6 feet wide and paved.

Concerns raised, but no legal grounds for denial

Two commissioners voiced concern about building 158 homes on 23 acres, citing potential strain on traffic, open space, and neighborhood character. Questions were also raised about maintaining visual quality standards and ensuring that future development remains consistent with Monument’s long-term planning goals.

Commissioner Green remarked, “We cannot vote based on price. But a half-million-dollar home on a 3,000-square-foot lot does not seem right to me. I blame our PUD ordinance.” She voted yes, citing no legal reason to deny approval. Commissioner Trujillo also voted in favor but cautioned that residents may be dissatisfied with traffic and density impacts long term. The motion to recommend approval passed 7–0.

The MPC also discussed amending ordinances, focusing on clarifying land-use code enforcement language, penalties, and administrative procedures. The commission recommended approval of an amendment to make enforcement consistent with the municipal code.

Terrazzo-Baja Commercial PUD gets green light with height limit on outdoor storage

The commission voted unanimously to recommend approval the Final PUD for Lot 2 in the Terrazzo-Baja Commercial Subdivision, a 10.3-acre commercial project northeast of Baptist Road and Old Denver Road.

Applicant Jason Arwine, representing Proterra Properties, presented plans for six commercial buildings totaling up to 31,500 square feet of possible retail space and light industrial uses. The development will serve as “incubator space” for small businesses rather than heavy industrial operations. The staff confirmed compliance with drainage, access, circulation, screening, and design standards, and recommended approval.

Commissioners voiced concerns about potential unsightly outdoor storage, blocking views or affecting nearby trail users. After the discussion, the developer agreed to a condition limiting outdoor storage height to 20 feet, behind Buildings 1 and 2 only. Screening will include a 6-foot opaque fence, landscaping, and trees spaced every 25 feet.

Upcoming planning priorities

The staff announced work for 2026, including rewriting the Land Development Code and updating the town’s Comprehensive Plan. Recruitment continues for two alternate commissioner positions and one full commission seat. Commissioners Green and Daniel Ours will step down at year-end, with a farewell reception planned.

The commission advises the Town Council on land use and development issues. The commission’s recommendations are based on local and state laws, zoning, and municipal codes.

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The Planning Commission usually meets on the second Wednesday of each month. The next meeting is scheduled for Dec. 10. For further information on commission meetings, please visit www.townofmonument.org/263/planning commission-commission-board-of-adjustment or contact 719-884-8028. A recording with a transcript of each meeting is also available.

Janet Sellers can be reached at JanetSellers@ocn.me.

Other Monument Planning Commission articles

• Monument Planning Commission, Dec. 10 – Commissioners recommend approval of 2026 zoning map, show appreciation for outgoing members (1/1/2026)
• Monument Planning Commission, Oct. 8 – Commission recommends approval of Legacy at Jackson Landing project (10/30/2025)
• Monument Planning Commission, Sept. 10 – September meeting cancelled (10/2/2025)
• Monument Planning Commission, Aug. 13 – Planning Commission seeks community input on future development (9/4/2025)
• Monument Planning Commission, July 9 – Commission welcomes new leaders, reviews major development amendment and vision for Monument’s future (8/1/2025)
• Monument Planning Commission, June 11 – June meeting cancelled (7/3/2025)
• Monument Planning Commission, May 14 – Commission recommends approval of 30-acre commercial development (6/7/2025)
• Monument Planning Commission, April 9 – Two recommendations for approval; high school students offered seat at the table (5/3/2025)
• Monument Planning Commission, March 12 – Promontory Pointe water tank project recommended for approval (4/5/2025)
• Monument Planning Commission, Feb. 12 – Commission reduces development density for key projects; Dairy Queen and Subway approvals recommended with landscaping condition (3/1/2025)