HomeMy WebLinkAboutPACKET Town BoardThe Mission of the Town of Estes Park is to provide high‐quality, reliable services
for the benefit of our citizens, guests, and employees, while being good stewards
of public resources and our natural setting.
BOARD OF TRUSTEES - TOWN OF ESTES PARK
Tuesday, March 25, 2025
7:00 p.m.
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ADVANCED PUBLIC COMMENT
By Public Comment Form: Members of the public may provide written public comment on a specific
agenda item by completing the form found at https://dms.estes.org/forms/TownBoardPublicComment.
The form must be submitted by 12:00 p.m. the day of the meeting in order to be provided to the Town
Board prior to the meeting. All comments will be provided to the Board for consideration during the
agenda item and added to the final packet.
PLEDGE OF ALLEGIANCE.
(Any person desiring to participate, please join the Board in the Pledge of Allegiance).
PROCLAMATION Arbor Day Celebration.
PROCLAMATION The Great Estes Park Duck Race.
GRADUATION CEREMONY: 2025 COMMUNITY INFORMATION ACADEMY (CIA)
PARTICIPANTS. Mayor Hall, Public Information Officer Miller and Town Administrator
Machalek present Participation Certificates.
AGENDA APPROVAL.
PUBLIC COMMENT. (Please state your name and address).
TOWN BOARD COMMENTS / LIAISON REPORTS.
TOWN ADMINISTRATOR REPORT.
• POLICY GOVERNANCE MONITORING REPORT - POLICIES 3.1, 3.2, 3.4, 3.5, 3.6,
3.9, 3.10 and 3.11. Board Policy 2.3 established reporting requirements for the Town
Administrator under Policy Governance. The above policies are reported on annually
in March.
Prepared 2025-03-14
*Revised 2025-03-25
NOTE: The Town Board reserves the right to consider other appropriate items not available at the time the agenda was
prepared.
*
CONSENT AGENDA:
1. Bills - https://dms/estes/org/WebLink/browse.aspx?id=253208.
2. Town Board Meeting and Study Session Minutes dated March 11, 2025.
3. Town Board Strategic Planning Study Session #1 Minutes dated March 13, 2025.
4. Estes Park Planning Commission Minutes dated February 18, 2025.
5. Resolution 21-25 Larimer County Contract Amendment for the Fish Hatchery Housing
Project to remove restrictive American Rescue Plan (ARPA) language/requirements
and extend the timeline to December 31, 2027.
6. Revisions to Town Board Policy 101 - Board Assignments.
7. Appointment to the Estes Park Housing Authority Board of Commissioners of Stacy
Ciolli to complete a term expiring April 30, 2027.
8. Acceptance of Town Administrator Policy Governance Monitoring Report.
REPORTS AND DISCUSSION ITEMS: (Outside Entities).
1. BASE FUNDING REPORT - ECONOMIC DEVELOPMENT & WORKFORCE
COUNCIL. Director DePasquale.
PLANNING COMMISSION ITEMS: Items reviewed by Planning Commission or staff for
Town Board Final Action.
1. ACTION ITEMS:
A. RESOLUTION 22-25 REGARDING ELKHORN PLAZA CONDOMINIUMS
AMENDED PLAT, ELKHORN PLAZA CONDOMINIUM HOA,
OWNER/APPLICANT. Senior Planner Hornbeck.
B. ORDINANCE 03-25, ZONING MAP AMENDMENT, 1895 FALL RIVER RD,
KINLEY BUILT LLC, OWNER/APPLICANT. Planner Washam.
Applicant requests to rezone 2.29 acres from CO (Commercial Outlying) to A
(Accommodations) for the proposed development of a 26-unit hotel.
ACTION ITEMS:
1. RESOLUTION 23-25 INTERGOVERNMENTAL GRANT AGREEMENT WITH THE
COLORADO ENERGY OFFICE FOR GRID HARDENING, BUDGETED. Director
Bergsten and Line Superintendent Lockhart.
Request approval of a Colorado Energy Office Federally funded $538,626 electric grid
hardening grant and authorize staff to sign the grant agreement.
REPORTS AND DISCUSSION ITEMS:
1. ANNEXATION REFERRAL – ELKHORN LODGE PHASE II. Senior Planner
Hornbeck.
Referral to Town Board, in accordance with the Municipal Annexation Act, of a petition
to annex 40 acres of land into Town.
REQUEST TO ENTER EXECUTIVE SESSION:
For the purpose of determining positions relative to matters that may be subject to
negotiations, developing strategy for negotiations, and/or instructing negotiators - Section 24-
6-402(4}(e}, C.R.S ; and for a conference with an attorney for the Board for the purposes of
receiving legal advice on specific legal questions - Section 24-6-402(4}(b}, C.R.S. - Springhill
Suites Hotel (Olympus Lodge) Annexation Agreement.
ADJOURN.
TOWN ADMINISTRATOR’S
OFFICE
Memo
To: Honorable Mayor Hall
Board of Trustees
From: Town Administrator Machalek
Date: March 25, 2025
RE: Policy Governance Monitoring Report – Policies 3.1, 3.2, 3.4, 3.5, 3.6, 3.9,
3.10, 3.11
(Mark all that apply)
PUBLIC HEARING ORDINANCE LAND USE
CONTRACT/AGREEMENT RESOLUTION OTHER: Policy
QUASI-JUDICIAL YES NO
Board Policy 2.3 designates specific reporting requirements for the Town Administrator
to provide information on policy compliance to the Board.
Each March, I report on the following staff limitations:
Policy 3.1 Customer Service
Policy 3.2 Treatment of Staff and Volunteers
Policy 3.4 Financial Conditions and Activities
Policy 3.5 Asset Protection
Policy 3.6 Emergency Town Administrator Backup and Replacement
Policy 3.9 Communication and Support to the Board
Policy 3.10 Capital Equipment and Improvements Programming
Policy 3.11 Quality of Life
This report constitutes my assurance that, as reasonably interpreted, these conditions
have not occurred and further, that the data submitted below are accurate as of this
date.
Travis Machalek
Town Administrator
Policy 3.1: The quality of life in the Town of Estes Park depends upon the partnership
between residents, elected officials, and Town employees. Therefore, within the scope of
his/her authority, the Town Administrator shall not fail to ensure high standards regarding
the treatment of our residents.
3.1.1: The Town Administrator shall not fail to encourage the following basic
attitudes in employees:
3.1.1.1 – The residents of the Town of Estes Park deserve the best
possible services and facilities given available resources.
3.1.1.2 – Prompt action is provided to resolve problems or issues.
“Prompt Action” shall be interpreted as:
•Residents receive initial responses at a minimum
acknowledging the receipt of the contact, within
two business days
•The appropriate process required to resolve the
problem is initiated within three business days of
receipt, whenever possible.
3.1.1.3 – Attention is paid to detail and quality service is provided that
demonstrates a high level of professionalism.
3.1.1.4 – Each employee represents excellence in public service.
3.1.1.5 – Each employee is “the Town” in the eyes of the public.
Status: Compliance
Interpretation: I interpret this to mean that the importance of customer service is
reinforced in training and in performance evaluations of all staff, and that all staff
are held accountable for providing a high level of customer service. This does not
mean that the customer always gets everything that they might request, but rather
that Staff is polite, professional, responsive, and fair with all members of the
public. Given the relatedness of all the subsections of 3.1.1, it is my interpretation
that I may report on these limitations as a group.
Compliance with the policy will be achieved when:
1. Customer issues are handled in a prompt, polite, and fair manner.
2. Complaints and/or concerns that the Town Board and Town Administrator
receive about customer service regarding Town employees are minimal.
Evidence:
1. Customer Service is included in the performance evaluations of all
employees.
ATTACHMENT 1
2. The Town Board and Town Administrator receive minimal customer
service complaints from members of the public. Customer service
complaints that are received are addressed in a prompt manner.
3. The Town Board, Town Administrator, and Executive Leadership Team
receive compliments and letters of appreciation from customers.
4.Town employees complete mandated Service Elevated customer service
training.
5. 83% of respondents to the Town’s 2023 Community Survey rated our
Overall Customer Service positively (e.g. excellent/good).
Report: I report compliance.
3.1.2: The success of Estes Park Town Government depends upon the partnership
between residents, elected officials, and Town employees. Accordingly,
regarding the treatment of residents and customers, the Town Administrator
shall not:
3.1.2.1 – Fail to inform residents of their rights, including their right
to due process, as they relate to the operations and responsibilities of
the Town.
3.1.2.2 – Ignore community opinion on relevant issues or make
material decisions affecting the community in the absence of relevant
community input.
3.1.2.3 – Allow the community to be uninformed (or informed in an
untimely basis) about relevant decision-making processes and
decisions.
3.1.2.4 – Be disorganized or unclear with respect to interactions with
the community.
3.1.2.5 – Ignore problems or issues raised by the community or fail to
address them in a timely manner, where the Town Administrator has
been delegated the authority to act (or to fail to inform the Board of
issues where he/she may not have the authority to act).
3.1.2.6 – Allow incompetent, disrespectful, or ineffective treatment
from Town employees.
3.1.2.7 – Unduly breach or disclose confidential information.
Status: Compliance
Interpretation: I interpret this to mean that residents are informed well in
advance of any Town action; that Staff takes active steps to solicit and encourage
public comment on matters of public policy and significant projects; that Staff
treats all customers of the Town in a respectful and courteous manner; and that,
within the restrictions of the law, Staff does not disclose confidential information.
Due to the related nature of the sub-sections of 2.1.2, it is my interpretation that I
may report on all of these limitations as a group, rather than individually.
Compliance with the policy will be achieved when:
1. All public policy and significant project discussions include public
outreach and involvement.
2. Issues raised by customers are dealt with promptly at a staff level, if
possible, or are brought to the Town Board for consideration and
discussion if necessary.
3. The biennial community survey is completed.
4. Staff does not disclose confidential information other than such
disclosures required by law.
Evidence:
1. Public meetings, community meetings, and outreach meetings held above-
and-beyond regularly scheduled Town Board meetings.
2. Newspaper articles and press releases associated with public projects and
policies.
3. Results from the biennial community survey.
4. Lack of legal actions from residents against the Town due to failure to
provide due process.
5. Lack of any legal action against the Town for improper disclosure of
confidential information.
Report: I report compliance.
Policy 3.2: With respect to the treatment of paid staff and volunteers, the Town
Administrator may not cause or allow conditions which are unsafe, unfair, or undignified.
Accordingly, pertaining to paid staff within the scope of his/her authority, the Town
Administrator shall not:
3.2.1: Operate without written personnel policies that clarify personnel rules for
employees.
Status: Compliance
Interpretation: I interpret this to mean that the Town has formal written
personnel policies that are up-to-date with regard to current legal decisions, and
that these policies are readily available to all employees. These personnel policies
are not static and may be changed as needed in accordance with applicable law.
Compliance with the policy will be achieved when:
The Town has formal written personnel policies that cover the normal scope of
employment issues.
Evidence:
1. Town personnel policies are available to all employees on iTown and in
the Human Resources office.
2. All personnel policies have been reviewed and approved by the Town
Attorney (and CIRSA, if necessary).
Report: I report compliance.
3.2.2: Fail to acquaint staff with their rights under the adopted personnel rules
upon employment.
Status: Compliance
Interpretation: I interpret this to mean that all new employees are informed of
Town personnel policies.
Compliance with the policy will be achieved when:
Every new employee is informed of the Town’s personnel policies.
Evidence:
1. Town personnel policies are available to all employees on iTown and in
the Human Resources office.
2. New employees are informed of the personnel policies as part of their on-
boarding policies, including where to locate these policies.
Report: I report compliance.
3.2.3: Fail to commit and adhere to the policies of Equal Employment Opportunity
and Fair Labor Standards Act.
Status: Compliance
Interpretation: I interpret this to mean that the Town follows the strict
interpretation of the EEO and FLSA.
Compliance with the policy will be achieved when:
The Town has no cases of legal non-compliance.
Evidence:
There have been no successful legal actions against the Town in the past year
regarding any EEO or FLSA violations as an employer.
Report: I report compliance.
3.2.4: Fail to make reasonable efforts to provide a safe working environment for
employees, volunteers, and residents utilizing Town services.
Status: Compliance
Interpretation: I interpret this to mean that Town facilities are generally clear of
safety hazards and are properly maintained. It is not possible to completely
eliminate all hazards, but reasonable and prudent precautions are taken and plans
are made to prevent and repair hazards. When a hazard is identified, prompt
action will be taken to mitigate the hazard in an appropriate manner.
Compliance with the policy will be achieved when:
There are no known, unaddressed safety hazards in Town facilities and new
hazards are addressed promptly.
Evidence:
1. Successful loss control audit and property inspection from CIRSA.
2.Precautions are taken to prevent and correct hazards when a hazard is
identified.
Report: I report compliance.
3.2.5: Operate without written volunteer policies that clarify the responsibilities of
volunteers and of the Town for all volunteers.
Status: Compliance
Interpretation: I interpret this to mean that the Town must have and use a written
volunteer policy guiding the use of volunteers in the organization.
Compliance with the policy will be achieved when:
The Town has a written volunteer policy that is used to manage the Town’s
volunteer program.
Evidence:
1. Policy 207 (Volunteer Program) guides the use of volunteers in the
organization.
Report: I report compliance.
Policy 3.4: With respect to the actual, ongoing condition of the Town government’s
financial health, the Town Administrator may not cause or allow the development of fiscal
jeopardy or loss of budgeting integrity in accordance with Board Objectives. Accordingly,
the Town Administrator may not:
3.4.1: Expend more funds than are available.
Status: Compliance
Interpretation: I interpret this to mean that there have been no expenditures in
excess of those approved in the adopted budget.
Compliance with the policy will be achieved when:
There are no expenditures in excess of those approved in the adopted budget, as
amended by the Town Board.
Evidence:
1. Town financial reports
2. Annual Comprehensive Financial Report
Report: I report compliance.
3.4.2: Allow the General Fund and other fund balances to decline to a level below
that established by the Town Board by adopted policy, unless otherwise
authorized by the Board.
Status: Compliance
Interpretation: I interpret this to mean that the General Fund balance at the end
of the fiscal year is at least 25%. This figure is based on the calculation of fund
balance after all carry-over funds are included. Encumbered but not expended
funds are excluded at the end of the year.
Compliance with the policy will be achieved when:
1.The final ACFR shows a General-Fund fund balance of 25% or greater,
unless otherwise authorized by the Board.
2. The adopted budget anticipates an end-of-year fund balance in the General
Fund of 25% or greater, unless otherwise authorized by the Board.
Evidence:
1. The 2023 ACFR shows a 78.0% General-Fund fund balance at the end of
2023.
2. 2024 Budget Amendment #6 anticipates a 30.3% General-Fund fund
balance at the end of 2024.
3. The 2025 adopted budget anticipates a 25.3% General-Fund fund balance
at the end of 2025.
Report: I report compliance.
3.4.3: Allow cash to drop to a level below that established by the Town Board by
adopted policy, unless otherwise authorized by the Board.
Status: Compliance
Interpretation: I interpret this to mean that all Town funds have adequate cash
available to settle all debts within the period for which they are due.
Compliance with the policy will be achieved when:
All payments are made on time from cash on hand.
Evidence:
1. Town financial reports
2. Annual Comprehensive Financial Report
3. Monthly Cash and Investment Reserve Ratio Reports
Report: I report compliance.
3.4.4: Allow payments or filings to be overdue or inaccurately filed.
Status: Compliance
Interpretation: I interpret this to mean that all payments or filings have been
made on time and accurately.
Compliance with the policy will be achieved when:
All payments are made on time and accurately.
Evidence:
1. Town financial reports
2. Comprehensive Annual Financial Report
Report: I report compliance.
3.4.5: Engage in any purchases wherein normally prudent protection has not been
given against conflict of interest and/or engage in purchasing practices in
violation of state law or Town purchasing procedures.
Status: Compliance
Interpretation: I interpret this to mean that the Town has comprehensive
purchasing policies to guide the expenditure of Town funds and that those policies
are complied with.
Compliance with the policy will be achieved when:
The Town has adopted purchasing policies and all purchases are made in
compliance with these policies.
Evidence:
1. The Town’s adopted purchasing policies are available on iTown.
2. Annual Audit
3. Single Audit for federal funds
Report: I report compliance.
3.4.6: Use any fund for a purpose other than for which the fund was established,
unless otherwise authorized by the Town Board.
Status: Compliance
Interpretation: I interpret this to mean that any use of funds from a specific fund
must be for the stated purpose of that fund, unless otherwise authorized by the
Board.
Compliance with the policy will be achieved when:
All expenditures are made from the appropriate fund.
Evidence:
1. Town financial reports
2. Annual Comprehensive Financial Report
3. Annual Audit
Report: I report compliance.
Policy 3.5: Within the scope of his/her authority and given available resources, the Town
Administrator shall not allow the Town’s assets to be unprotected, inadequately
maintained, or unnecessarily risked. Accordingly, he or she may not:
3.5.1: Fail to have in place a Risk Management program which insures against
property losses and against liability losses to Board members, staff, and the
Town of Estes Park to the amount legally obligates to pay, or allow the
organization to be uninsured:
3.5.1.1 – Against theft and casualty losses,
3.5.1.2 – Against liability losses to Board members, staff and the town
itself in an amount equal to or greater than the average for
comparable organizations.
3.5.1.3 – Against employee theft and dishonesty.
Status: Compliance
Interpretation: I interpret this to mean that the Town has adequate insurance
coverage to protect the organization, the Board, and staff from loss. Due to the
related nature of the sub-sections of 3.5.1, it is my interpretation that I may report
on all of these limitations as a group, rather than individually.
Compliance with the policy will be achieved when:
The Town maintains adequate insurance levels and suffers no unreasonable
uninsured losses.
Evidence:
1. Colorado Intergovernmental Risk Sharing Agency (CIRSA) Certificate of
Participation
2. The Town has not incurred any unreasonable uninsured losses in the last
year.
Report: I report compliance.
3.5.2: Subject plant, facilities, and/or equipment to improper wear and tear or
insufficient maintenance (except normal deterioration and financial
conditions beyond Town Administrator control).
Status: Compliance
Interpretation: I interpret this to mean that Town facilities and equipment are
properly maintained, subject to normal deterioration and financial conditions
beyond Town Administrator control. I interpret this policy to include all physical
buildings and utility infrastructure, but not transportation infrastructure or real
property.
Compliance with the policy will be achieved when:
We have preventative maintenance programs for Town buildings, major building
systems, utility infrastructure, and rolling stock.
Evidence:
1. Ongoing capital improvement projects completed in the past year, as
reported to the Board.
2. Preventative maintenance schedules for rolling stock.
3. Facilities maintenance projects completed in the past year, as reported to
the Board.
Report: I report compliance.
3.5.3: Receive, process, or disburse funds under controls insufficient to meet the
Board-appointed auditor’s standards.
Status: Compliance
Interpretation: I interpret this to mean that there are no comments in the annual
audit that raise the question of insufficient controls.
Compliance with the policy will be achieved when:
We have an audit with no relevant qualifying comments.
Evidence:
1. Annual Audit comments
Report: I report compliance.
3.5.4: Unnecessarily expose Town government, the Town Board, or staff to claims
of liability.
Status: Compliance
Interpretation: I interpret this to mean that neither I nor Town staff take any
action that results in unnecessary liability exposure.
Compliance with the policy will be achieved when:
There are no significant (greater than $25,000) claims paid as the result of
unnecessary liability exposure.
Evidence:
There were no significant liability claims paid as the result of unnecessary
liability exposure in the past year.
Report: I report compliance.
3.5.5: Fail to protect intellectual property, information, and files from loss or
significant damage.
Status: Compliance
Interpretation: I interpret this to mean that all Town information is protected
adequately through firewalls, cyber security measures, and adequate backups.
Non-electronic data is secured and protected at a level appropriate for
information.
Compliance with the policy will be achieved when:
1. We have no losses of data or information.
2. We have protocols in place to protect from cyber losses.
Evidence:
1. We have had no significant losses or damage to information or files over
the last year.
2. CIRSA loss control audit
3. Cyber security training conducted for all employees on a regular basis.
4. The Town purchases excess cyber security coverage from CIRSA.
Report: I report compliance.
3.5.6: Acquire, encumber, dispose, or contract for real property except as expressly
permitted in Town policy.
Status: Compliance
Interpretation: I interpret this to mean that I do not take any action to acquire,
encumber, dispose of, or contract for real property without the express permission
of the Town Board.
Compliance with the policy will be achieved when:
There are no real property transactions that are not approved by the Town Board.
Evidence:
1. There were no property transactions in the last year that were not
expressly approved by the Town Board.
Report: I report compliance.
3.5.7: Allow internal control standards to be less than necessary to satisfy generally
accepted accounting/auditing standards recognizing that the cost of internal
control should not exceed the benefits expected to be derived.
Status: Compliance
Interpretation: I interpret this to mean that our internal controls are reasonable as
interpreted by the Town’s annual audit.
Compliance with the policy will be achieved when:
The annual audit has no significant comments regarding internal controls that
required a modified audit opinion.
Evidence:
The Town’s internal controls are in compliance with this requirement as
evidenced by the clean audit opinions received in past years. There is nothing to
indicate a deterioration in this condition for the year ended December 31, 2024.
Report: I report compliance.
Policy 3.6: In order to protect the Board from sudden loss of Town Administrator services,
the Town Administrator may have no fewer than two (2) other members of the Town
management team familiar with Board of Town Trustees and Town Administrator issues
and processes.
3.6.1: The Deputy Town Administrator shall act in the capacity of Town
Administrator in his/her absence. In the absence of the Town Administrator
and Deputy Town Administrator a Town Department Director previously
designated by the Town Administrator will act in the capacity of Town
Administrator.
Status: Compliance
Interpretation: I interpret this to mean that I must officially designate two staff
members to serve in my stead, should I not be able to perform the duties of my
job. This designation is to be expressly designated in an internal operating
procedure.
Compliance with the policy will be achieved when:
There is an adopted policy that specifies backups for the Town Administrator.
Evidence:
1. Policy 203 – Town Administrator Backup and Replacement
Report: I report compliance.
3.6.2: The Town Administrator shall provide the necessary training needed to
enable successful emergency replacement.
Status: Compliance
Interpretation: I interpret this to mean that I must keep the backup Town
Administrators well informed and well trained so that any of them could replace
me in the event that I am not able to perform my official duties.
Compliance with the policy will be achieved when:
The two identified backup Town Administrators possess the requisite skills and
knowledge to perform the duties of Acting Town Administrator in my absence.
Evidence:
1. Policy 203 – Town Administrator Backup and Replacement
2.All of the identified backup Town Administrators are generally up-to-date
on Town issues and understand the role of the Town Administrator in
relation to the Town Board and the operation of the Town organization.
Report: I report compliance.
Policy 3.9: The Town Administrator shall not permit the Town Board to be uninformed or
unsupported in its work. Accordingly, he or she may not:
3.9.1: Let the Town Board be unaware of relevant trends, anticipated adverse
media coverage, material external and internal changes, and particularly
changes in the assumptions upon which any Board policy has been previously
established.
Status: Compliance
Interpretation: I interpret this to mean that the Town Board is appropriately
informed of developments related to Town issues directly from myself or from the
appropriate staff member. I also interpret this requirement to be limited to issues,
events, media coverage, and other matters of which staff or I are aware of.
Compliance with the policy will be achieved when:
Town Board members are not surprised by any issue that staff or I was previously
aware of.
Evidence:
1. Weekly updates to the Board
2.Town Talk email to staff
3.Specific-subject communication to the Town Board when required to
address an emerging issue.
4. Economic Dashboard
Report: I report compliance.
3.9.2: Fail to submit monitoring data required by the Board (see Policy 2.3 –
Monitoring Town Administrator Performance) in a timely, accurate and
understandable fashion, directly addressing provisions of Board policies
being monitored.
Status: Compliance
Interpretation: I interpret this to mean that I report monitoring data to the Town
Board as outlined in the review schedule adopted in Policy Governance Policy 2.3
and that the format of the reports is acceptable to the majority of the Board.
Compliance with the policy will be achieved when:
Compliance reports are received by the Town Board in accordance with
Governing Policy 2.3.
Evidence:
1. All compliance reports over the last year were supplied to the Town Board
within the required timeframe.
Report: I report compliance.
3.9.3: Fail to establish a process that brings to the Town Board as many staff and
external points of view, issues, and options as needed for informed Board
choices on major policy issues.
Status: Compliance
Interpretation: I interpret this to mean that information presented to the Town
Board must accurately reflect differing options and opinions involved in major
policy decisions. Staff may make recommendations and may present
recommended options to the Town Board.
Compliance with the policy will be achieved when:
Standard presentations and memos are structured to ensure that pros and cons are
included and that there is a discussion of options available to the Town Board.
Evidence:
1. Board observation and opinion
2. Use of standard memo format for all presentations
Report: I report compliance.
3.9.4: Present information in unnecessarily complex or lengthy form.
Status: Compliance
Interpretation: I interpret this to mean that information presented to the Town
Board has enough detail, and is presented clearly enough, for each member of the
Board to be adequately informed when making a policy decision. I also interpret
this requirement to mean that information should be focused on the information
required for broad policy issues, not peripheral details. Each member of the Board
may have a different preference for level of detail and how information is
provided. I must strive to present information that meets the needs of all Board
members, but may not maximize the needs or style of any one trustee at the
expense of the other.
Compliance with the policy will be achieved when:
All members of the Board feel that they have received enough information to
make policy decisions on any particular issue.
Evidence:
1. Board observation and opinion
2. Use of standard memo format for all presentations
Report: I report compliance.
3.9.5: Fail to provide support for official Town Board activities or communications.
Status: Compliance
Interpretation: I interpret this to mean that official Board activities and actions
are clearly communicated to the public and there is a culture of transparency
within Town Government. I am responsible not just for my own actions, but the
culture throughout the organization. I am also responsible for the support
provided to the Town Board through other staff, such as the Public Information
Officer and the Town Clerk.
Compliance with the policy will be achieved when:
There is a culture of transparency among Town staff and it is demonstrated in our
day-to-day actions.
Evidence:
1. Board observation and opinion
2. Activities of the Public Information Officer through news media, social
media, and other tools.
Report: I report compliance.
3.9.6: Fail to deal with the Town Board as a whole, except when fulfilling
individual requests for information.
Status: Compliance
Interpretation: I interpret this to mean that I do not play favorites with any
members of the Board and that I treat each member of the Board fairly and
respectfully at all times. I also interpret this to mean that I can have confidential
conversations with any member of the Board, and that I respect that
confidentiality. In order to be effective in my job in assisting the Town Board as a
whole, Board members must have a level of trust that each can communicate with
me openly without reservation.
Compliance with the policy will be achieved when:
Directions from the Town Board to the Town Administrator only come from the
Board acting as a whole and each member of the Board feels that they are treated
fairly and respectfully at all times. Board members feel that they can be open and
honest with me in all communications.
Evidence:
1. Board observation and opinion
2. Lack of instances where failure to comply with this requirement has
resulted in issues with the Board, staff, or the public.
Report: I report compliance.
3.9.7: Fail to report in a timely manner any actual or anticipated noncompliance
with any policy of the Town Board.
Status: Compliance
Interpretation: I interpret this to mean that I notify the Board at the earliest
possible opportunity when I am in noncompliance with any item described in the
Staff Limitations section of the adopted Policy Governance policies, regardless of
whether that noncompliance is intentional or unintentional. I interpret “earliest
possible opportunity” to be relative to the materiality of the noncompliance.
Major noncompliance issues that may have significant financial, legal, or political
impacts on the Town should be reported as soon as possible. Minor, non-material
items (such as “Partial Compliance” items in my monitoring reports) may be
reported in a regularly scheduled report to the Board.
Compliance with the policy will be achieved when:
I make the Board aware of all actual or anticipated instances of non-compliance in
a timely manner.
Evidence:
1. Board observation
Report: I report compliance.
Policy 3.10: With respect to planning for and reporting on capital equipment and
improvements programs, the Town Administrator may not jeopardize either operational
or fiscal integrity of the organization. Accordingly, he or she may not allow the
development of a capital program which:
3.10.1: Deviates materially from the Town Board’s stated priorities.
Status: Compliance
Interpretation: I interpret this to mean that staff does not pursue any capital
projects or equipment that materially deviate from the key outcomes, goals, and
objectives adopted by the Town Board within the Strategic Plan.
Compliance with the policy will be achieved when:
All capital improvements and purchases of capital equipment can be directly tied
to the Town Board’s Strategic Plan and no expenditures are made or planned for
the annual budget that are not supportable under the current Town financial
resources.
Evidence:
1. Adopted Budget for capital projects and equipment
2. Adopted Capital Improvement Plan
3.Vehicle Replacement Fund, which budgets and plans for multi-year
funding of capital vehicle purchases.
Report: I report compliance.
3.10.2: Plans the expenditure in any fiscal period of more funds than are
conservatively projected to be available during that period.
Status: Compliance
Interpretation: I interpret this to mean that we are conservative with our
budgeting and that we do not overstate revenue or understate expenditures.
Compliance with the policy will be achieved when:
We do not exceed our budgeted expenditures.
Evidence:
1. Annual Comprehensive Financial Report
2. Adopted Annual Budget
Report: I report compliance.
3.10.3: Contains too little detail to enable accurate separation of capital and
operational start-up items, cash flow requirements and subsequent audit
trail.
Status: Compliance
Interpretation: I interpret this to mean that the Town’s adopted budget and
subsequent accounting separates out capital expenses, operating expenses, and
other expenses.
Compliance with the policy will be achieved when:
The annual budget and financial reports provide adequate information to see the
separation of capital expenses, operating expenses, and other expenses.
Evidence:
1. Annual Audit
2. Published Adopted Annual Budget
3.Financial Reports
Report: I report compliance.
3.10.4: Fails to project on-going operating, maintenance, and
replacement/perpetuation expenses.
Status: Compliance
Interpretation: I interpret this to mean that the Town has an annual budget and
an annual Capital Improvement Plan that are both active and maintained.
Compliance with the policy will be achieved when:
We have a robust and repeatable budget and capital improvement planning
process that result in an adopted budget document and an adopted capital
improvement plan.
Evidence:
1. Adopted Capital Improvement Plan
2. Adopted Annual Budget
Report: I report compliance.
3.10.5: Fails to provide regular reporting on the status of the budget and on the
progress of each active project, including data such as changes and the
financial status of each project, including expenditures to date.
Status: Compliance
Interpretation: I interpret this to mean that staff should regularly report back to
the Town Board on the progress of major projects that are currently planned or
underway. This requirement does not apply to day-to-day operational activities.
Compliance with the policy will be achieved when:
The Board feels adequately informed about ongoing projects.
Evidence:
1. Reports to the Board at regular Town Board meetings
2. Weekly Board updates from the Town Administrator
3.Specific emails regarding emerging issues that are relevant to the Board’s
work
4. Study Sessions with the Board as needed
Report: I report compliance.
Policy 3.11: With respect to Town government’s efforts to improve the quality of life for
the community, the Town Administrator shall not fail to plan for implementing policies of
the Board regarding economic health, environmental responsibility, and community
interests.
Status: Compliance
Interpretation: I interpret this to mean that I provide for the implementation of
the Town Board’s Strategic Plan.
Compliance with the policy will be achieved when:
The Town Board’s Strategic Plan is substantially implemented, allowing for
modifications based upon circumstances or resource levels that are outside of the
Town Administrator’s control.
Evidence:
1. Observation and opinion of the Town Board
Report: I report compliance.
Town of Estes Park, Larimer County, Colorado, March 11, 2025
Minutes of a Regular meeting of the Board of Trustees of the Town of Estes
Park, Larimer County, Colorado. Meeting held in the Town Hall in said Town
of Estes Park on the 11th day of March, 2025.
Present: Gary Hall, Mayor
Marie Cenac, Mayor Pro Tem
Trustees Bill Brown
Kirby Hazelton
Mark Igel
Frank Lancaster
Cindy Younglund
Also Present: Travis Machalek, Town Administrator
Jason Damweber, Deputy Town Administrator
Greg White, Special Counsel
Bunny Victoria Beers, Deputy Town Clerk
Absent: Town Attorney Dan Kramer
Mayor Hall called the meeting to order at 7:00 p.m. and all desiring to do so, recited the
Pledge of Allegiance.
AGENDA APPROVAL.
It was moved and seconded (Hazelton/Younglund) to approved the Agenda, and it
passed unanimously.
PUBLIC COMMENTS.
None.
TRUSTEE COMMENTS.
Board comments were heard and have been summarized: The Police Department held
their annual awards banquet and provided awards to staff and service pins to Police
Auxiliary; gratitude was shared for the Larimer County Sheriffs Department who provided
local area coverage and emergency dispatch to allow all department employees the ability
to attend the ceremony; the Citizen Information Academy was in progress and an award
ceremony would take place on March 25th; the Estes Valley Community Center hosted a
Women’s Fair on International Women’s Day to celebrate the achievements of local
women; the public were encouraged to attend the next Trustee Talk with Mayor Pro Tem
Cenac and Trustee Younglund; the Board were encouraged to attend Municipal Court;
Visit Estes Park (VEP) has filled three staff vacancies, are discussing ways to handle
chatter regarding RMNP’s summer season, and ways to coordinate with RMNP on
distributed content; VEP has deployed a tourism marketing tool which ties advertisements
to visitation for future economic impact data and have embarked on a 6E storytelling
series on lodging tax impacts to the community; and Estes Park Housing Authority Board
of Director applicants would be interviewed.
Colorado Association of Ski Towns (CAST) held a Legislative meeting where Governor
Polis stated he would advocate for keeping RMNP open . Additional topics discussed
included: a decline in drug and crime rates in Denver, 2024 spending, house price ranks
across the state, aging populations, unemployment wage percentages, and proposed
bills.
TOWN ADMINISTRATOR REPORT.
The first of two Town Board Strategic Planning Sessions would be held on March 13,
2025.
CONSENT AGENDA:
1.Bills.
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Board of Trustees – March 11, 2025 – Page 2
2.Town Board Meeting and Study Session Minutes dated February 25, 2025.
3.Transportation Advisory Board Minutes dated December 18, 2024 and February 5,
2025 (acknowledgment only).
4.Resolution 18-25 Seventh Modification to the Reimbursable Agreement
(DTFH6814E00004) with the Central Federal Lands Highway Division of the Federal
Highway Administration for the Downtown Estes Loop Project.
5.Estes Valley Public Library District Board Appointment of Peter Benton to complete
the term of Marlys Polson beginning March 11, 2025 and ending December 31, 2027.
It was moved and seconded (Igel/Hazelton) to approve the Consent Agenda, and
it passed unanimously.
ACTION ITEMS:
1.RESOLUTION 19-25 ESTABLISHING 2025 SEASONAL PAID PARKING AND
PARKING PERMIT FEES. Manager Klein presented the 2025 seasonal paid parking
program and parking permit fees. Staff recommended no significant change s or
expansion to the 2024 paid parking program. Paid parking was proposed to begin May
23, 2025 and run through October 19, 2025 from the hours of 10:00 a.m. to 5:00 p.m.,
Monday through Sunday, at $2.00 per hour. Parking would be implemented in 682
total spaces in Town Hall, Bond Park, E. Riverside, Virginia, Post Office, Wiest, and
Tregent parking lots. Permit rates and availability as follows:
Staff highlighted the following: 69% of public parking in Estes Park and 33% of parking
in the downtown core would remain at no charge; all spaces for persons with
disabilities and vehicles displaying Americans with Disabilities (ADA) placards or
Disables Veterans (DV) license plates would remain at no charge and without a time
limit; motorcycles parking in designated motorcycle parking spaces would continue to
be exempt from fees; Town Hall, the Estes Valley Library and the Post Office would
continue to have dedicated spaces without charge for patrons; and residents/locals
who reside in the Estes Park School R-3 District would continue to be eligible for 120
minutes of parking at no charge each day in the paid parking areas. Staff stated a
letter of support was not directly requested from the Transportation Advisory Board
(TAB) as had been done in previous years and would solicit input for future items.
Discussion ensued regarding lack of TAB input, continuing the item to a future meeting
to receive input, changes to the downtown area from construction updates, and RMNP
timed entry impacts to traffic flow. After further discussion, it was moved and
seconded (Hazelton/Younglund) to approve Resolution 19-25, and it passed with
Trustee Brown and Igel voting “No”.
2.RESOLUTION 20-25 6E FUNDING REQUEST FOR EVICS TUITION ASSISTANCE
PROGRAM. Manager Bangs presented a $250,000 funding request from the Estes
Valley Investment in Childhood Success (EVICS) from 6E funds for Childcare Tuition
Assistance. EVICS budget for the tuition assistance program was projected at
$329,212. Staff recommended a $200,000 expenditure from 6E Workforce Housing
and Childcare Lodging Tax, Childcare Assistance funds. Staff anticipated results of
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Board of Trustees – March 11, 2025 – Page 3
the cost modeling analysis in April 2025 which would be provided to the Board for
direction on the Middle AMI program.. Rut Miller, EVICS Executive Director spoke
regarding the organizations vision, mission and support to the community. She
reviewed how funding would assist EVICS in maintaining services to support low-
income families. EVICS anticipated the Colorado Child Care Assistance Program
(CCCAP) would remain frozen in 2025 which has provided assistance to local families
in the past. She reviewed the anticipated childcare need in 2025 including: an increase
in capacity by 26 spots, projected childcare costs, summer program demands , and
spoke regarding EVICS position to administer the Middle AMI program.
Board comments and questions have been summarized: clarification was requested
on who would be best suited to administer the Middle AMI program; the reasoning
behind a staff recommendation for an amount less than the total request; how school
enrollment numbers have impacted child care needs; outreach efforts and ways to
serve all demographics within the community; the local financial impacts when the
Town or other organizations step up to support families impacted by state and other
funding freezes and gaps; and details on the timeline for the cost modeling analysis.
It was moved and seconded (Igel/Hazelton) to approve Resolution 20-25, and it
passed unanimously.
Whereupon Mayor Hall adjourned the meeting at 8:42 p.m.
Gary Hall, Mayor
Bunny Victoria Beers, Deputy Town Clerk
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Town of Estes Park, Larimer County, Colorado March 11, 2025
Minutes of a Study Session meeting of the TOWN BOARD of the Town of
Estes Park, Larimer County, Colorado. Meeting held at Town Hall in the
Board Room in said Town of Estes Park on the 11th day of March, 2025.
Board: Mayor Hall, Mayor Pro Tem Cenac, Trustees Brown,
Hazelton, Igel, Lancaster, and Younglund
Attending: Mayor Hall, Mayor Pro Tem Cenac, Trustees Brown,
Hazelton, Igel, Lancaster, Younglund
Also Attending: Town Administrator Machalek, Deputy Town Administrator
Damweber, Special Counsel Greg White
Absent: Town Attorney Kramer
Mayor Hall called the meeting to order at 5:45 p.m.
STANLEY PARK MASTER PLAN AND PERFORMING ARTS CENTER Director
Hinkle provided a summary of the February 25, 2025 Study Session where the
Performing Arts Guild presented to the Board a request to build a Performing Arts
Center “Encore” on the Stanley Park property.
Board discussion ensued and has been summarized: The Board expressed their
support for this project; voiced concerns on various items such as raising the needed
funds for the project and the desire to have a financial commitment before a formal
decision can be made; questioned what would the town be sacrificing by allowing the
arts center to use the land; questioned if it was the right location for this project;
questioned the exit strategy in the event the project does not come to fruition; and
raised concerns with parking, shuttling of attendees to the different events; and the
need to relocate events. The Board expressed an interest in receiving more insight as
to the positive and negative results from a performing arts center in comparison to the
other events that are held in town. As there were additional questions and uncertainty
amongst the Board, an outline of parameters and a master plan update with an ad
alternate would be presented to the Board at an upcoming meeting with the date to be
determined.
TRUSTEE & ADMINISTRATOR COMMENTS & QUESTIONS
None.
FUTURE STUDY SESSION AGENDA ITEMS.
Town Administrator Machalek requested the removal of the Town Board email from the
future study session list. It was requested and determined that the presentation on the
Police Department facility would be held on May 13, 2025.. The Estes Park Health
update has been moved to approve/unscheduled.. Trustee Brown requested an
executive session to discuss the Olympus Lodge Annexation which would be scheduled
for the March 25, 2025 Town Board meeting.
COMMENTS & QUESTIONS.
No additional comments or questions.
There being no further business, Mayor Hall adjourned the meeting at 6:34 p.m.
Gretal Campbell, Recording Secretary
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Town of Estes Park, Larimer County, Colorado March 13, 2025
Minutes of a Study Session meeting of the TOWN BOARD of the Town of
Estes Park, Larimer County, Colorado. Meeting held at Town Hall in the
Board Room in said Town of Estes Park on the 13th day of March, 2025.
Board: Mayor Hall, Mayor Pro Tem Cenac, Trustees Brown,
Hazelton, Igel, Lancaster and Younglund
Attending: All
Also Attending: Town Administrator Machalek, Deputy Town Administrator
Damweber, Town Attorney Kramer, Directors Bergsten,
Careccia, Fetherston, Hinkle, Muhonen, and Zimmerman,
Chief Stewart, PIO Miller, and Town Clerk Williamson
Absent: None
Mayor Hall called the meeting to order at 1:00 p.m.
INTRODUCTION TO STRATEGIC PLANNING FOR 2025.
Town Administrator Machalek provided an overview of the strategic planning process
including a review of the Mission, Vision, Outcome Areas, and Strategic Policy
Statements in the first meeting and the second meeting would include a review of the
goals and objectives created by staff to advance the outcome areas outlined by the
Town Board. The 2026 approach would be a deliberate process to ensure the number
of objectives does not overwhelm the capacity of the departments. 2026 budget
forecast continues to see stability with the exception of items out of the Town’s control
at the federal level.
REVIEW MISSION, VISION, AND OUTCOME AREAS.
The Board reviewed the Mission, Vision, and Outcome Areas of the Town and no
feedback was presented with the Mission and Vision.
REVIEW STRATEGIC POLICY STATEMENTS.
Exceptional Community Services – Estes Park is an exceptionally vibrant, diverse,
inclusive, and active mountain community in which to live, work, and play with housing
available for all segments in our community.
The following Strategic Policy Statements were reworded, added or deleted:
Statement 1: We support a wide range of housing opportunity with a particular focus on
broad spectrum of affordable workforce housing.
Statement 2: We support the needs of our senior community, including housing.
Statement 5: We expand our open space and public park infrastructure, and improve
and maintain the durability, functionality, and efficiency thereof.
Statement 7: We prioritize community accessibility for residents and guests from
diverse cultures, and residents and guests with disabilities.
Statement 9: We value and work to preserve, share and respect the unique history of
Estes Park and consider that history in our decision making process.
Governmental Services and Internal Support - We provide high-quality support for all
municipal services.
The following Strategic Policy Statements were reworded, added or deleted:
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Town Board Study Session – March 13, 2025 – Page 2
Statement 4: We strive to ensure that the membership of our appointed Boards and
Commissions reflects the diversity of the community.
Statement 8: We operate with transparency by maintaining open communication with all
community members and proactively making Town information available
to the public.
Outstanding Guest Services - We are a preferred Colorado mountain destination
providing an exceptional guest experience.
The following Strategic Policy Statements were reworded, added or deleted:
Statement 1: We value broad collaboration with our partners in providing outstanding
guest services.
Statement 2: We provide and support a diverse selection of high-quality events that
attract guests to the Town and support our Mission.
Statement 3: We strive to balance the impacts of visitation with the needs and quality of
life of our residents.
Statement 5: We contribute to an exceptional guest experience through high-quality
visitor services.
Public Safety, Health, and Environment - Estes Park is a safe place to live, work, and
visit within our extraordinary natural environment.
The following Strategic Policy Statements were reworded, added or deleted:
Statement 3: Removed as Statement 1 captures the objective.
Statement 4: We value the importance of maintaining a local emergency communication
center to serve the Estes Valley.
New Statement: We value redundancy and collaboration in the provision of dispatch
and law enforcement services.
New Statement: We value the importance of maintaining a municipal law enforcement
department.
New Statement: We recognize substance abuse in our community and schools is an
ongoing issue and work with local and regional partners to improve
awareness, treatment, and education.
Robust Economy - We have a diverse, healthy, year-round economy.
The following Strategic Policy Statements were reworded, added or deleted:
Statement 4: We value the importance of a vibrant, attractive, and economically viable
downtown.
Town Financial Health - We will maintain a strong and sustainable financial condition,
balancing expenditures with available revenues, including adequate cash reserves for
future needs and unanticipated emergencies.
The following Strategic Policy Statements were reworded, added or deleted:
Statement 2: We make data-advised financial decisions.
Transportation - We have safe, efficient, and well-maintained multimodal
transportation systems for pedestrians, cyclists, motorists, and transit riders.
The following Strategic Policy Statements were reworded, added or deleted:
Statement 1: We value the development and maintenance of a safe, sustainable,
accessible, and efficient multimodal transportation network.
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Town Board Study Session – March 13, 2025 – Page 3
Statement 3: We will address traffic congestion throughout the Town.
Statement 4: We effectively communicate with residents and guests about parking and
transportation options.
Utility Infrastructure - We have reliable, efficient, and up-to-date utility infrastructure
serving our community and customers.
The following Strategic Policy Statements were reworded, added or deleted:
Statement 1: We provide safe, high-quality, reliable and redundant water service.
Statement 2: We provide safe, high-quality, reliable, and sustainable electric distribution
service.
Statement 5: We provide access to high-speed, high-quality, reliable Trailblazer
Broadband service.
New Statement: We effectively and efficiently manage stormwater.
Town Administrator Machalek provided details for the next steps of the strategic
planning process and there being no further business, Mayor Hall adjourned the
meeting at 2:30 p.m.
Jackie Williamson, Town Clerk
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Town of Estes Park, Larimer County, Colorado, February 18, 2025
Minutes of a Regular meeting of the ESTES PARK PLANNING COMMISSION of the
Town of Estes Park, Larimer County, Colorado. Meeting was held in said Town of Estes
Park on February 18, 2025.
Commission: Chair Charles Cooper, Vice Chair David Arterburn, Dick
Mulhern, Chris Pawson, Jeff Robbins
Attending: Commissioners Cooper, Pawson, Mulhern, Robbins,
Community Development Director Steve Careccia, Planner
Kara Washam, Town Attorney Dan Kramer, Recording
Secretary Karin Swanlund, Town Board Liaison Frank
Lancaster. Public Works Development Review Engineer
Jennifer Waters
Absent: Arterburn
Chair Cooper called the meeting to order at 1:30 p.m.
INTRODUCTIONS
AGENDA APPROVAL
It was moved and seconded (Robbins/Mulhern) to approve the agenda. The motion
passed 4-0.
CONSENT AGENDA APPROVAL
It was moved and seconded (Robbins/Pawson) to approve the consent agenda. The
motion passed 4-0.
PUBLIC COMMENT: One comment was received earlier in the day. Planner Washam
will address this in her staff report.
Chair Cooper announced that Kinley Homes built his house 8 years ago but did not see
a reason to recuse himself.
ACTION ITEM Rezone 1895 Fall River Road Planner II Washam
The Applicant, Kinley Built, LLC, requests to rezone the subject parcel from CO
(Commercial Outlying) to A (Accommodations). The proposed development project
includes demolishing the existing office structure and constructing a new three-story hotel
building with a mechanical area in the basement. The hotel will consist of 26
accommodation units and two staff housing units. A conceptual site plan and building
elevations are included with this rezoning application. Vehicular access is provided from
Fall River Road. The existing access to the property will be realigned with the property to
the south, as requested by the Colorado Department of Transportation (CDOT). The three
criteria for rezoning have been met.
•Changes in condition: The 2022 Comprehensive Plan updated the property’s
designation from Commercial to Mixed Use, indicating accommodations as
suitable for the area,
•Compatibility with the Comprehensive Plan: The proposed development aligns
with policies encouraging medium-to high-density accommodations that enhance
the local economy while preserving the environment,
•Adequate services. Service providers confirmed the ability to supply necessary
infrastructure and services without adverse effects.
Staff requested approval of the Rezone request.
DISCUSSION:
Chair Cooper confirmed that the property location is within town limits; the annexation
date was not known. Wildlife habitats should not be further impacted as the property
already exists. Accommodation (A) zoning was recommended over A1 because the room
Planning Commission – February 18, 2025 – Page 2
request was more than eight. Pawson asked for clarification on the change in condition
and how wildlife will be protected.
Director Careccia explained that all plans are looked at when researching staff reports.
The Comprehensive Plan and other master plans (such as those related to open space,
transportation, and utilities) are essential—they serve as guiding documents. When we
adopt a new plan, especially one developed with extensive public input (like the
Comprehensive Plan, as mentioned by Commissioner Mulhern), we refer to that Plan as
our guide. If a new plan suggests different guidance for a particular area, we consider
that a change of condition. We then look at how to implement that plan best. If rezoning
is part of that, we’ll review it to see if it’s supportable. If so, we will support it.
It was moved and seconded (Mulhern/Robbins) to recommend approval of the
Rezone request to the Town Board with conditions, according to findings
recommended by Staff. The motion passed 4-0.
ACTION ITEM Development Plan 1895 Fall River Road Planner II Washam
The Applicant proposes a development project that includes demolishing the existing
office structure and constructing a new three-story hotel building with a mechanical area
in the basement. The hotel will consist of 26 accommodation units and two staff housing
units. The hotel will include a meeting room, spa, lobby, and other customer support
spaces. Exterior building materials will be traditional to the area, consisting of stone and
wood-look fiber-cement siding in darker, earth-tone colors. The roof will be made of
standing seam metal and flat roofs concealed by parapets. All exterior lighting will be
shielded and deflected downward per EPDC §7.9. The area of disturbance is limited to
the southern region, avoiding the steep slope to the north. Retaining walls will be
incorporated into the design of the hotel. Existing access to the site is from Fall River
Road and will be realigned with the access drive at the parcel to the south side of the
road.
Thirty-eight (38) off-street parking spaces are required, pursuant to EPDC § 7.11.
Thirty-four (34) spaces are provided, with the Applicant requesting approval of a Minor
Modification for a ten percent (10% reduction) in required off-street parking. In addition,
the Applicant requests approval of a Minor Modification to the required twenty-five feet
(25’) landscape buffer along the frontage, citing significant topographical constraints.
The Applicant requests a 6.14’ encroachment. Staff requested approval of the
Development Plan and Minor Modifications.
DISCUSSION:
Concerns were raised regarding the impact on wildlife and the specifics of habitat
corridor management. The application complies with wildlife mitigation measures,
including fencing and landscaping. Public Works Development Review Engineer
Jennifer Waters addressed stormwater management issues. There is a plan to utilize a
grassy swale for water quality treatment before discharge into a culvert and eventually
into Fall River. Public Works confirmed that CDOT did not recommend a crosswalk due
to safety concerns related to road curvature.
Kyle Pollock from Galloway Engineering further explained the stormwater runoff and
impervious coverage stating that there is negligible change from current conditions.
It was moved and seconded (Robbins/Mulhern) to approve the Development Plan
and Minor Modifications, with conditions, according to findings recommended by
Staff. The motion passed 4-0.
DISCUSSION:
Director Careccia reviewed the Development Code update process, emphasizing the
importance of public engagement. The Planning Commission will play a significant role
in offering feedback on various drafts throughout the project.
Planning Commission – February 18, 2025 – Page 3
Trustee Liaison Lancaster invited the Commissioners to a joint meeting between the
Planning Commission and Town Board to discuss the changes in conditions for
rezoning. Another topic will hopefully be workforce housing. This meeting aims to
enhance communication and facilitate better collaboration and decision-making. It has
been tentatively scheduled for March 18, following the regular PC meeting. Mulhern
requested information on the “super majority” vote at the Town Board meeting.
Commissioners expressed appreciation for the thorough presentations and discussions.
There being no further business, Chair Cooper adjourned the meeting at 2:50 p.m.
_________________________________
Chuck Cooper, Chair
Karin Swanlund, Recording Secretary
ADMINISTRATION Memo
To: Honorable Mayor Hall
Board of Trustees
Through: Town Administrator Machalek
From: Carlie Bangs, Housing & Childcare Manager
Date: March 25, 2025
RE: Resolution 21-25 Larimer County Contract Amendment for the Fish
Hatchery Housing Project to remove restrictive American Rescue Plan
(ARPA) language/requirements and extend the timeline to December 31,
2027.
PUBLIC HEARING ORDINANCE LAND USE
CONTRACT/AGREEMENT RESOLUTION OTHER Expenditure
QUASI-JUDICIAL YES NO
Objective:
Consider an amended contract regarding grant funds from Larimer County to support
the Fish Hatchery Workforce Housing Project.
Present Situation:
On March 12, 2024 the Town Board approved an agreement with Larimer County to
receive $2 million in funding for the development work for the Fish Hatchery Housing
Project.
The Town previously submitted a grant proposal to Larimer County to receive a portion
of American Rescue Plan Act funding in the amount of $2,000,000 to assist with
expenses associated with the Fish Hatchery Workforce Housing development. Larimer
County awarded the Town of Estes Park these funds to assist in the construction and
other related project costs for the project, demonstrated in Attachment 2.
As a recipient of these funds, the Town identified Estes Park Housing Authority as the
developer for the Fish Hatchery Housing Project and a subgrantee of the funds. The
Town has already received these funds from Larimer County and reimburses Estes
Park Housing Authority’s expenditures as described in our MOU with the organization.
The MOU with EPHA will be amended to reflect the changes with Larimer County and
brought to the Town Board at a future meeting.
Proposal:
The amended contract with Larimer County is attached (Attachment 3). This amended
contract more accurately reflects the requirements of the Town as a grant recipient,
including removal of the restrictive ARPA-related language while keeping with the
original intent and spirit of the grant. Because the funds awarded are not actually
derived from the County’s ARPA allocation, they are not subject to the same
restrictions. This is important because ARPA funding must be spent by the end of 2025.
The amended contract also extends the timeline to December 31, 2027 while including
milestones that track with the intentions in the original agreement with Larimer County
for these projects.
Advantages:
• Removes restrictive language and requirements related to federal ARPA funds
• Extended timeline to fully vet phase one of the project
Disadvantages:
None.
Action Recommended:
Approval of Resolution 21-25.
Finance/Resource Impact:
None.
Level of Public Interest
Moderate.
Sample Motion:
I move for the approval/denial of Resolution 21-25.
Attachments:
1. Resolution 21-25
2. LINK - Original Contract and Exhibits
3. LINK - Amended Contract and Exhibits
RESOLUTION 21-25
A RESOLUTION APPROVING A REVISED GRANT AGREEMENT WITH LARIMER
COUNTY FOR THE FISH HATCHERY HOUSING PROJECT
WHEREAS, the Town Board approved an agreement with Larimer County to
receive $2 million in funding for the development work for the Fish Hatchery Housing
project on March 12, 2024; and
WHEREAS, the Town identifies Estes Park Housing Authority as the developer for
the Fish Hatchery Housing Project; and
WHEREAS, the amended contract with Larimer County more accurately reflects
requirements of the Town as a grant recipient, including removal of the restrictive ARPA-
related language.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF TRUSTEES OF
THE TOWN OF ESTES PARK, COLORADO:
The Board approves, and authorizes the Mayor to sign, the grant agreement
referenced in the title of this resolution in substantially the form now before the Board.
DATED this day of , 2025.
TOWN OF ESTES PARK
Mayor
ATTEST:
Town Clerk
APPROVED AS TO FORM:
Town Attorney
ATTACHMENT 1
Memo
To: Honorable Mayor Hall
Board of Trustees
Through: Town Administrator Machalek
From: Jackie Williamson, Town Clerk
Date: March 25, 2025
RE: Town Board Policy 101 – Board Assignments
PUBLIC HEARING ORDINANCE LAND USE
CONTRACT/AGREEMENT RESOLUTION OTHER - Policy
QUASI-JUDICIAL YES NO
Objective:
To update appointments to boards, committees, commissions and liaison positions as
outlined in the draft policy.
Present Situation:
The policy was last updated in April 2024 after the last Town election to outline
appoints for the new board. Two appointments contained expiration dates
specifically called out in the policy:
•Larimer County Regional Opioid Abatement Council – Younglund, 2/14/2025
•Larimer County Solid Waste Policy Council – Lancaster, 11/30/2024
Proposal:
Staff contacted Larimer County staff to discuss the appointments and was notified the
Town could reappoint Trustee Younglund to a two-year appointment as outlined in the
IGA between the Town and the County, and that the Larimer County Commissioners
had sunsetted the Solid Waste Policy Council. Policy 101 has been updated to extend
Younglund’s appointment to February 14, 2027 and to remove the Larimer County
Solid Waste Council. A few minor clean up items have also been addressed.
Advantages:
•Ensures Policy 101 is updated and current with no expired terms.
Disadvantages:
•None.
TOWN CLERK’S OFFICE
Action Recommended:
Approve the revisions to Policy 101.
Finance/Resource Impact:
None
Level of Public Interest:
Low
Sample Motion:
I move to approve Policy 101 as revised.
I move to deny Policy 101 as revised.
Attachments:
1.Policy 101 Division of Responsibilities – Redlined
Division of Responsibilities 03/25/2025
Revisions: 18 Town of Estes Park, Town Board Governance Policies Page 1 of 4
Effective Period: Until Superseded
Review Schedule: After each municipal election
Effective Date: 03/25/2025
References: Governing Policies Manual; Governance Policy Manual 1.6 Board
Appointed Committee Principles
TOWN BOARD POLICY GOVERNANCE
BOARD OF TRUSTEES DIVISION OF RESPONSIBILITIES
101
1.Purpose: The Board of Trustees has many varied responsibilities. In order to effectively
use their time, the Board finds it necessary to divide duties and responsibilities among
the Board members.
2.Assignments To Ongoing Committees: At the first regular meeting following the
certification of the results of each biennial election, the Board of Trustees determines
each Board and Commission Primary Liaison assignments and responsibilities for the
remainder of the term of the current standing Town Board.
a)Interim Assignments: Should the Board deem it necessary to create a new liaison
assignment or to modify assignments at some time other than as described in 101.2,
the Board may do so at any regular meeting of the Board.
3.Assignment To Committees of The Board of Trustees (committees comprised solely
of members of the Board of Trustees)
a)Assignments to Audit Committee:
At the first regular meeting following the certification of the results of each biennial
election, the Mayor shall appoint two (2) Trustees to the Audit committee with the
Mayor serving as the third member.
(Ord. 26-88 §1(part), 1988; Ord. 7-03 §1, 2003; Ord. 10-10 §1, 2010; Ord. 10-14 §1,
2014; Ord. 13-15, § 1, 9-22-2015)
b)Assignment to Special Committees:
Special committees may be established by the Board of Trustees. The Mayor shall
appoint all members of any special committee subject to the approval of the Board of
Trustees. (Estes Park Municipal Code 2.08.020)
4.Appointment of Mayor Pro- Tem: “At its first meeting following the certification of the
results of each biennial election, the Board of Trustees shall choose one (1) of the
Trustees as Mayor Pro Tem who, in the absence of the Mayor from any meeting of the
Board of Trustees, or during the Mayor's absence from the Town or his or her inability to
act, shall perform his or her duties.” (Estes Park Municipal Code 2.16.010)
5.Special Assignments to Ad-Hoc and Temporary Committees: The Mayor may
nominate trustees to serve on committees, community groups, or in some other capacities
as a representative of the Town, except in cases where a Board Liaison has been
ATTACHMENT 1
Division of Responsibilities 03/25/2025
Revisions: 18 Town of Estes Park, Town Board Governance Policies Page 2 of 4
approved by the Board of Trustees (Policy 1.7.) The Mayor shall present the nomination
of any such appointments to the Board for approval at a regular town board meeting. The
Mayor will make every effort to distribute special assignments equitably among the
members of the Board.
6.Interview panels for Town Committees – In accordance with Section IV A 6 of Policy
102, Town Committees, “Applicants for all committees will be interviewed by the Town
Board, or its designees. Any designees will be appointed by the full Town Board”.
7.Outside Committees – Outside committees are committees or boards where the Town
is represented by a member of the Board of Trustees and/or staff. These are not
committees of the Town of Estes Park and therefore the rules and guidelines for
membership are those of the outside entity not the Town. At times, they may request that
the Trustees assign an individual(s) to represent the Town, however they may also
request a specific individual or position as the Town’s representative to the committee.
8.Liaison Assignments - The Mayor may nominate trustees to serve as a Board Liaison.
The Mayor shall present the nomination of any such appointments to the Board for
approval at a regular town board meeting. The Mayor will make every effort to distribute
special assignments equitably among the members of the Board.
9.Special Consideration for Platte River Power Authority (PRPA) Board - The Mayor
or the Mayor's designee serves on the PRPA Board ex officio. The second PRPA Board
appointment shall be approved by the Town Board, with preference for the Utilities
Director per PRPA Resolution 07-19.
Division of Responsibilities 04/23/202403/25/2025
Revisions: 1718 Town of Estes Park, Town Board Governance Policies Page 3 of 4
Board Assignments
Mayor Pro-Tem - _Trustee Cenac_ _____________
Board and Commission and Community Representation
Board, Commission or Task Force Liaison Staff Liaison Type of
Committee
Estes Park Planning Commission Trustee
Lancaster
Steve Careccia Advisory/
Decision Making
Estes Park Board of Adjustment Trustee Brown Steve Careccia Decision Making
Rooftop Rodeo Committee Trustee Cenac n/a Outside
Estes Park Museum Friends and
Foundation Inc.
n/a Derek Fortini Outside
Police Auxiliary Trustee Igel Ian Stewart
(Interim)
Working Group
Transportation Advisory Board Trustee Igel Greg
MuhonenDana
Klein
Advisory
Estes Valley Restorative Justice Trustee Hazelton Becky
WellerMelissa
Westover
(Interim)
Working Group
Estes Park Board of Appeals Trustee
Younglund
Steve Careccia Advisory/
Decision Making
Sister Cities Trustee
Younglund
n/a Working Group
Estes Park Housing Authority Board of
Commissioners
Trustee Brown n/a Outside
Division of Responsibilities 04/23/202403/25/2025
Revisions: 1718 Town of Estes Park, Town Board Governance Policies Page 4 of 4
Committee or Board Appointed
Member(s)
Staff Liaison Type of
Committee
Audit Committee Mayor Hall Mayor
Pro Tem Cenac
Trustee Brown
Travis
Machalek
Advisory
Colorado Association of Ski Towns
(CAST)
Voting Designee –
Trustee Cenac
Alt Designee –
Trustee Hazelton
n/a Outside
Platte River Power Authority Board of
Directors
Mayor Hall Reuben
Bergsten
Outside
Estes Chamber of Commerce Economic
Development and Workforce Council
Trustee Brown &
TA Machalek or
Designee
n/a Outside
Larimer County Regional Opioid
Abatement Council
Trustee Younglund
expires
02/14/20275
Outside
Larimer County Solid Waste Policy
Council
Trustee Lancaster
expires 11/30/2024
n/a Outside
Local Marketing District (Visit Estes
Park)
Trustee Hazelton n/a Outside
Regional Transportation Infrastructure
Funding Task Force
Trustee Igel n/a Outside
Larimer County Behavioral Health Policy
Council
Mayor Hall n/a Outside
___________________________________
Gary Hall, Mayor
______
Date
TOWN CLERK’S OFFICE Memo
To: Honorable Mayor Hall
Board of Trustees
Through: Town Administrator Machalek
From: Jackie Williamson, Town Clerk
Date: March 25, 2025
RE: Appointment to the Estes Park Housing Authority Board of Commissioners
of Stacy Ciolli to complete a term expiring April 30, 2027
(Mark all that apply)
PUBLIC HEARING ORDINANCE LAND USE
CONTRACT/AGREEMENT RESOLUTION OTHER Appointment
QUASI-JUDICIAL YES NO
Objective:
To consider the recommended appointment of Stacy Ciolli to the Estes Park Housing
Authority (EPHA) Board of Commissioners.
Present Situation:
The Town Clerk’s office was notified by the Estes Park Housing Authority (EPHA) that
Tariq Bhatti submitted his resignation from the EPHA Board. The Colorado State
Statute requires the current vacancy to be filled by a member of the community
receiving benefits from the EPHA due to the Authority managing 300 plus units, which
was met with the addition of Fall River Village.
The Town Clerk’s Office advertised for the vacant position on the EPHA Board. Two
applications were received and the interview committee, consisting of Trustee Brown
and Trustee Lancaster with Scott Moulton/EPHA Executive Director, conducted
interviews on March 14, 2025.
Proposal:
The interview committee recommends the appointment of Stacy Ciolli to complete the
term of Tariq Bhatti expiring April 30, 2027.
Advantages:
Filling the position would complete the seven-member Board.
Disadvantages:
If the appointment is not made, the position would remain vacant until additional
applications are received, and interviews conducted.
Action Recommended:
Appoint Stacy Ciolli to a term expiring April 30, 2027.
Finance/Resource Impact:
None.
Level of Public Interest
Low.
Sample Motion:
I move to approve/deny the appointment of Stacy Ciolli to the Estes Park Housing
Authority Board of Commissioners for a term expiring April 30, 2027.
Attachments:
None.
Estes Park Economic Development and
Workforce Council
Quarterly Update
Presentation prepared for:
Town of Estes Park Board Meeting
March 25, 2025
Presented by:
Colleen DePasquale, President, Estes Park Chamber
of Commerce
Christina Kraft, Chair of EDWC, Market President ,
Bank of Colorado Estes Park
Why is Economic Development important?
-The health of your business community is the lifeblood of a community
-It’s less expensive to keep current businesses vs. attracting new ones
-A healthy workforce system helps people get ready for jobs, fill jobs and
find jobs
-A vibrant economy means residents get to go to work, they have
housing and childcare options, they have the dignity of putting a roof
over their family’s heads, food on their table and opportunity to provide
value to Estes Park while building a career
Estes Park is better community with a team focused on Economic Development,
Business Retention, Entrepreneurial Education and Workforce Development
Economic Development and Workforce Council
Council Members
•Adam Crowe, Larimer County
•Bill Brown, Town Trustee
•Christina Kraft, Bank of Colorado Market President, Chair
•Diane Muno, business owner, investor, Secretary
•Ingrid Bush, business owner, chamber board representative
•Rebecca Gelsinger, Visit Estes Park
•Nick Smith, business owner
•Jason Damweber, Deputy Town Administrator
Economic Development and Workforce Council
2024 highlights
•Began building Hospitality Training Program to elevate workforce including General Hospitality and Position specific training
•Developed & distributed EDWC monthly newsletter
•Redesigned BASE program - offered for 2024/2025 program
•Conducted business surveys to capture needs to existing businesses - created workshops based on feedback
•Designed & offered mini-class (SPRINT) in July: Modern Strategies for Managing Small Business Profit and Cash Flow
•Collaboration with county and state partners to elevate Estes Park’s presence
•Conducted site selection visit with Larimer County
•Conducted Business training in collaboration with SBDC
•Council & Colleen completed Economic Development work throughout 2024
•Colleen member of Larimer & Weld Business Retention & Expansion cohort, co-facilitated recent retreat
•Colleen member of NoCo REDI, Larimer County Workforce Development Board, recently appointed to Executive Committee
Economic Development and Workforce Council
2025 highlights
•Developed 2025 Operating Plan including metrics: Education, Case Working, Workforce recruitment &
Retention, Communication & Outreach and Funding
•Designed Welcome events for Seasonal & J1 workforce scheduled for 5/20 and 6/16
•Will refine 2025/ 2026 BASE program - working with facilitator and BASE graduates
•Will offer Sprint “Critical & Strategic Thinking” in April or May
•Held workshops on Strategic Marketing for Small Businesses, CO Green Business Network, Larimer
County Business Services, Human Resources (compliance)
•Created Hospitality Training Program with AHLEI to elevate workforce including General Hospitality and
Position specific training - will roll out 4/14
•Developed Case Working process and goals for 2025 - tracking progress through ChamberMaster
•Submitted USDA Rural Business Development Grant on 2/28 - expect notification late summer
•Committed to holding four workshops with SBDC (two completed with Lori Wiles by 3/26)
•Hired Operations Manager, 3/17
COMMUNITY DEVELOPMENT Memo
To: Honorable Mayor Hall
Board of Trustees
Through: Town Administrator Machalek
From: Paul Hornbeck, Senior Planner
Date: March 25, 2025
RE: Resolution 22-25 Regarding Elkhorn Plaza Condominiums Amended Plat,
Elkhorn Plaza Condominium HOA, Owner/Applicant
PUBLIC HEARING ORDINANCE LAND USE
CONTRACT/AGREEMENT RESOLUTION OTHER______________
QUASI-JUDICIAL YES NO
Objective:
Conduct a public hearing to consider a proposed amended subdivision plat, review the
application for compliance with the Estes Park Development Code (EPDC), and
approve, deny, or continue the application.
Present Situation:
The subject property consists of three parcels: 540 and 550 West Elkhorn Avenue and
an undeveloped, unaddressed parcel to the north. In total, the property is 1.14 acres in
size and currently zoned CO (Outlying Commercial). The northern parcel was acquired
by the HOA in 1971, is undeveloped, lies largely within the special flood hazard area
(100-year floodplain), and is subject to an EPDC river setback of 30 feet, making any
substantial improvements in the future unlikely. The two southern parcels, 540 and 550
West Elkhorn Avenue, contain two residential condominium buildings built in 1968 and
1970, with a total of 15 units. The two parcels were rezoned from RM (Multifamily
Residential) to CO (Outlying Commercial) in 2024, consistent with the northern property.
In 2024 the Board of Adjustment approved variances for the property to allow the
existing decks to be replaced with larger decks that encroach into the required 30’ river
setback and side/rear setbacks.
Proposal:
An application has been submitted by the owner’s association on behalf of the individual
owners to combine the three parcels, amend the limited and general common elements
to accommodate larger decks, and vacate an easement. The statement of intent
Vicinity Map
Zoning Map
Subject
Property
E-1
CO-PUD
A RM
CO-PUD
W. Elkhorn Ave
Subject
Property
Zoned CO
W. Elkhorn Ave
Table 1: Zoning and Land Use Summary
COMPREHENSIVE
PLAN
ZONING USES
SUBJECT
PARCEL
Downtown CO (Outlying
Commercial)
Residential/Short Term
Rentals
NORTH Downtown A (Accommodations) Accommodations/
Undeveloped
SOUTH Downtown A (Accommodations) Accessory Use to
Accommodations
EAST Downtown A (Accommodations) Undeveloped
WEST Downtown A (Accommodations) Accommodations
(Attachment #3) indicates a desire to combine the subject parcels into a single parcel to
be consistent with the property’s condominium declarations. New decks are being
constructed to replace the previous 50-year-old decks. The decks are being expanded
beyond their current footprint, which will necessitates amending the plat to expand the
limited common element associated with each continuum unit owner’s portion of the
deck.
A final component to the amended plat is the vacation of the road easement shown on
the west side of the western building. According to the statement of intent, this
easement appears to have been created for access to the northern parcel, which is no
longer needed given the unified ownership of the parcels.
Section 3.9.D.1.b. of the EPDC states “to qualify as an Amended Plat, no additional lots
or building sites may be created, nor any lots that do not comply with zoning standards
or other requirements of this code. An Amended Plat must not include easement or
right-of-way vacation or dedication, involve more than five (5) lots, or necessitate new or
modified public improvements; such plats shall be considered final subdivision plats
under subsection 3.9.C, above, and shall require a public hearing before the Town
Board of Trustees.” The subject application involves vacation of an easement and
involves more than five lots (i.e. the existing 15 condominium lots) so is therefore not
eligible for staff-level review. The amended plat application follows the standard
development approval process set forth in §3.2 of this Chapter, except that Step 4
(EPPC Review and Action) does not apply.
Advantages
This proposal is consistent with the standards of the EPDC, specifically: Section 3.9
“Subdivisions” and Chapter 10 “Subdivision Standards”:
1. Compliance with Zoning Standards. The subject application meets CO zoning
standards and is conforming in lot size and other dimensional standards.
2. Comprehensive Plan. The subject property is Downtown in the Estes Forward
Comprehensive Plan's Future Land Use Map. No changes to the use of the
property are proposed with this subdivision.
3. Utility Standards. Existing utility service is adequate to serve the use and no
changes are warranted or anticipated.
Disadvantages
No disadvantages have been identified.
Action Recommended:
Staff recommends approval of Resolution No. 22-25.
Finance/Resource Impact:
None.
Level of Public Interest
Public interest in this item appears to be low.
A neighborhood and community meeting regarding the rezoning project was held on
April 12, 2024. Two owners attended but no neighbors or anyone else with
concerns/questions attended.
In accordance with the notice requirements in the EPDC, notice of the Town Board
meeting was published in the Estes Park Trail-Gazette, on March 7, 2025. Notice was
mailed to all required adjacent property owners on March 5, 2025.
As of this writing, no public comments have been received. Any public comments
received will be posted to: https://estes.org/currentapplications
Sample Motion:
I move that the Town Board of Trustees approve Resolution No. 22-25.
I move that the Town Board of Trustees deny the application, finding that [state findings
for denial].
I move to continue Resolution No. 22-25 to the next regularly scheduled meeting,
finding that [state reasons for continuance].
Attachments:
1. Resolution No. 22-25
2. Application
3. Statement of Intent
4. Final Subdivision Plat
5. Preliminary Subdivision Plat
6. Neighborhood Meeting Summary
RESOLUTION 22-25
A RESOLUTION APPROVING THE ELKHORN PLAZA CONDOMINIUMS AMENDED
PLAT
WHEREAS, an application for the Elkhorn Plaza Condominiums Amended Plat
was filed by the Elkhorn Plaza Condominiums Home Owners Association; and
WHEREAS, the Elkhorn Plaza Condominiums Amended Plat proposes combining
three (3) lots into a single lot in the CO (Outlying Commercial) Zoning District; and
WHEREAS, the Elkhorn Plaza Condominiums Amended Plat proposes vacating
an unused road easement; and
WHEREAS, the Elkhorn Plaza Condominiums Amended Plat proposes amending
the limited and general common elements on the plat; and
WHEREAS, a public hearing, preceded by proper public notice, was held by the
Board of Trustees on March 25, 2025 and at said hearing all those who desired to be
heard were heard and their testimony recorded; and
WHEREAS, the Board of Trustees has reviewed and taken administrative notice
of the testimony, application, evidence, and documents submitted at the hearing; and
WHEREAS, the Board of Trustees finds the applicant has complied with the
applicable requirements of the Estes Park Development Code.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF TRUSTEES OF
THE TOWN OF ESTES PARK, COLORADO:
The Elkhorn Plaza Condominiums Amended Plat is hereby approved.
DATED this day of , 2025.
TOWN OF ESTES PARK
Mayor
ATTEST:
Town Clerk
APPROVED AS TO FORM:
Town Attorney
ATTACHMENT 1
ATTACHMENT 2
Page 1 of 1
STATEMENT OF INTENT
AMENDED CONDOMINIUM MAP
THE ELKHORN PLAZA ASSOCIATION
Being a portion of the Northeast Quarter of Section 26, and the Northwest
Quarter of Section 25,
Township 5 North, Range 73 West of the 6th P.M.,
Town of Estes Park,
Larimer County, Colorado.
December 5th, 2024
PROJECT LOCATION:
540 and 550 West Elkhorn Avenue
OWNER:
Elkhorn Plaza Association
PROJECT DESCRIPTION FOR THE ELKHORN PLAZA CONDOMINIUMS AMENDED
CONDOMINIUM MAP:
This Amended Condominium Map request came about from a desire to rebuild the decks at the Elkhorn Plaza
Condominiums. The decks are over 50 years old now and in need of replacement. The condominiums were
built in 1968 and 1970. The decks are small by current standards, so the owners would like to rebuild the
decks a little bigger, ten feet wide, as opposed to replacing them at varying widths of 5’-4” – 6’ as they are
now. In order to expand the decks, they need to also amend the condominium map to reflect the changes.
Unfortunately the current decks are already in violation of the 15’ rear yard setback and the 30’ Fall River
setback. Any expansion would require a variance to both setbacks. A variance application was submitted in
January of 2024 and approved by the Board of Adjustment at their meeting on March 5, 2024. This condomap
submittal reflects the variances given for the river setback, side yard setback and rear setback. The only
difference is that the rear lot lines of the condominium lots are being eliminated by joining them with the
vacant lot to the north. Therefore, only the river setback and the side yard setback are still applicable.
The owners would like to combine the lots into one lot to be consistent with the declarations. This would
formally include, into the HOA, the separate vacant lot to the north that the association acquired in 1971. This
separate lot is triangular shaped and mostly in the floodplain along the Fall River. Combining the lots allows
them to create more deck and stair space between the two buildings and north of Building A, outside of the
river setback. Also, if the property is ever redeveloped in the future, the property will be more conforming to
modern approaches as to size and can accommodate a larger development without the constraints of the current
property lines.
Another item noted on the map is the vacating of a road easement on the west side of Building A. This road
easement appears to have been created for access to the northern triangular lot that is being absorbed into the
condominiums. There would be no purpose to it anymore since the easement was to gain access to that
triangular piece and the condominums not only own it, but it is now part and parcel of the condominiums.
Thank you for your consideration of this proposal.
Sincerely,
Joseph W Coop,
Van Horn Engineering
Attachments: Amended Condominium Map Pages 1&2, Preliminary Condominium Map-Site Only
ATTACHMENT 3
ATTACHMENT 4
ATTACHMENT 5
1043 Fish Creek Road • Estes Park, Colorado 80517 • 970-586-9388 • E-mail: info@vanhornengineering.com
April 16, 2024
Town of Estes Park
170 MacGregor Avenue
Estes Park, CO 80517
Attn: Community Development
RE: Elkhorn Plaza 540 and 550 West Elkhorn Avenue Neighborhood Meeting April 12, 2024
We held a neighborhood meeting on April 12, 2024 for the Elkhorn Plaza 540 and 550
West Elkhorn Avenue Rezoning project.
The owners showed, but no neighbors or anyone else with concerns/questions. Attendees
raised no questions pertaining to the project.
Thank you –
Joe Coop
Project Manager
Van Horn Engineering and Surveying Inc.
VAN HORN ENGINEERING AND SURVEYING
LAND SURVEYS
SUBDIVISIONS
DEVELOPMENT PLANNING
IMPROVEMENT PLATS
STRUCTURAL ENGINEERING
SANITARY ENGINEERING
MUNICIPAL ENGINEERING
ATTACHMENT 6
COMMUNITY DEVELOPMENT Memo
To: Honorable Mayor Hall
Board of Trustees
Through: Town Administrator Machalek
From: Kara Washam, Planner II
Date: March 25, 2025
RE: Ordinance 03-25 Rezoning 1895 Fall River Road from CO (Commercial
Outlying) to A (Accommodations), Nathan Kinley Owner/Applicant
PUBLIC HEARING ORDINANCE LAND USE
CONTRACT/AGREEMENT RESOLUTION OTHER______________
QUASI-JUDICIAL YES NO
Objective:
Conduct a public hearing to consider an application for a proposed Zoning Map
Amendment (rezoning) from CO (Commercial Outlying) to A (Accommodations), review
the application for compliance with the Estes Park Development Code (EPDC), and
approve, deny, or continue the application.
Present Situation:
The subject property is zoned CO (Commercial Outlying), containing an office building
built in 1975. The most recent use was the former location of the Rocky Mountain
Conservancy. The property was purchased by the Applicant in 2022. The site is steep,
with an average slope of 31%. § 7.1 Slope Protection Standards is applicable to future
development. The northern half of the parcel is located in the Steep Slopes area of the
Estes Valley Geologic Hazard Areas Map. However, no development is proposed in
this area of the parcel. Additionally, much of the parcel is also located in the High Tree
Wild Fire Hazard area of the Estes Valley Wildfire Hazard Areas Map. New construction
is required to comply with The Wildfire Hazard Mitigation measures in Section
14.12.060 of the Estes Park Municipal Code. Lastly, the site is located in a high use
area for Big Horn Sheep, as shown on the 1996 Estes Valley Comprehensive Plan
Wildlife Map (Attachment 8). Site design for the proposed development shall mitigate or
offset any potential adverse impacts to wildlife habitat to the maximum extent practical.
The Applicant has submitted an application for a Development Plan for concurrent
review with this Zoning Map Amendment application. Estes Park Planning Commission
voted to approve the Development Plan, with conditions, at the public hearing on
February 18, 2025 (Attachment 10). However, approval of the Development Plan is
contingent on Town Board approval of the Zoning Map Amendment to rezone the
2
property from CO (Commercial Outlying) to A (Accommodations). As such, should the
rezoning be denied, the development plan approval will also be nullified.
Estes Valley Geologic Hazard Areas Map
Estes Valley Wild Fire Hazard Areas Map
3
Location and Context:
The 2.29-acre lot is located at 1895 Fall River Road approximately 800’ north of where
Homestead Lane and Castle Mountain Road intersect Fall River Road. The property is
surrounded by unincorporated Larimer County to the west, north, and east. These
properties are zoned EV A-1 (Estes Valley Accommodations/ Low Intensity). Although a
range of zoning districts exist in the Fall River Corridor, the majority of uses in the
surrounding area are residential and low-to-medium density accommodations.
Vicinity Map
Table 1: Zoning and Land Use Summary
COMPREHENSIVE PLAN FUTURE LAND
USE DESIGNATION ZONING USES
SUBJECT
PARCEL Mixed-Use Centers & Corridors CO (Commercial Outlying Office
NORTH Mountains & Foothills EV A-1 (Unincorporated Larimer
County) Undeveloped
SOUTH Suburban Estate / Mixed-Use
Centers & Corridors E-1 (Estate) / A (Accommodations) Residential /
Resort Cabins
EAST Neighborhood Village EV A-1 (Unincorporated Larimer
County) Resort Cabins
WEST Mountains & Foothills EV A-1 (Unincorporated Larimer
County) Undeveloped
4
Zoning Map
Future Land Use (FLU) Map
5
Proposal:
The Applicant requests to rezone the subject parcel from CO (Commercial Outlying) to
A (Accommodations). The proposed development project includes the demolition of the
existing 3,280 square feet office structure and the construction of a new 9,400 +/-
square feet three-story hotel building with a mechanical area located in the basement.
The hotel will consist of 26 accommodation units and 2 staff-housing units. A conceptual
site plan (Attachment 5) and building elevations (Attachment 6) are included with this
rezoning application. Vehicular access is provided from Fall River Road. The existing
access to the property will be realigned with the property to the south, as requested by
Colorado Department of Transportation (CDOT). The Applicant has submitted a Traffic
Impact Study (TIS) with the Development Plan application (Attachment 9). Public Works
finds the TIS acceptable and states that no new deceleration lanes are warranted.
Conceptual Site Plan
Proposed Front Elevation (South)
6
Project Analysis
The proposed rezoning would allow the Applicant to move forward with development of
the 2.29-acre property into a medium-sized hotel with 26 accommodation units and 2
staff-housing units. Area of disturbance would be 66,068 square feet or approximately
66% of the overall 2.29 acres.
Review Criteria
All applications for text or Official Zoning Map Amendments shall be reviewed by the
EPPC and Town Board for compliance with the relevant standards and criteria set forth
below and with other applicable provisions of this Code. In accordance with § 3.3.D.
“Standards for Review” of the EPDC, all applications for rezoning shall demonstrate
compliance with the applicable standards and criteria:
1. The amendment is necessary to address changes in conditions in the areas
affected.
Staff Discussion: The adoption of the 2022 Estes Forward Comprehensive Plan
changed the future land use designation of the subject property from Commercial
to Mixed Use Centers & Corridors. Notably, a change of conditions is the addition
of accommodations as an appropriate future land use on the property. Prior to
2022, the property was used as the Field Institute office of the Rocky Mountain
Conservancy. As that use has ceased, the subject property, currently zoned CO
(Commercial Outlying), is now an outlier in the area. Rezoning the subject
property to A (Accommodations) is an appropriate action to foster compatibility
with the land uses of the surrounding area.
Staff Finding: Rezoning to A (Accommodations) would allow for future
development that is more appropriate with the existing character of the area and
aligned with the 2022 Estes Forward Comprehensive Plan Future Land Use Map
2. The Development Plan, which the proposed amendment to this Code would
allow, is compatible and consistent with the policies and intent of the
Comprehensive Plan and with existing growth and development patterns in
the Estes Valley.
Staff Discussion: The Applicant has submitted an application for a Development
Plan for concurrent review with this Zoning Map Amendment application. The
Future Land Use map within the 2022 Estes Forward Comprehensive Plan
categorizes the subject property as “Mixed-Use Centers & Corridors.” The Plan’s
recommendations for appropriate land uses include “Medium-high density
accommodations such as hotels, motels, short-term rental attached units.”
(Attachment 7). The surrounding land uses of the area are predominantly low-to-
medium density accommodations and resort cabins.
The 2022 Estes Forward Comprehensive Plan has nine Guiding Principles for the Estes
Valley. A relevant principle includes:
7
Balanced and managed growth that enhances quality of life,
preserves local character, conserves natural resources and wildlife
habitat.
Relevant Goals and Policies from the Plan are listed below, followed by staff analysis:
GOAL NE1: Maintain Estes Valley’s scenic character and viewsheds into
and within the Valley and Rocky Mountain National Park.
Policy NE 1.2: The Town and County ensure that new development
minimizes the impacts to visual quality within the Valley, including
viewsheds of the mountains and protection of dark skies.
Staff Analysis: Scenic character will be protected by adhering to required
landscaping requirements and dark sky lighting standards, and impact on
viewsheds will be minimized by adhering to maximum building height.
GOAL NE3: Protect wildlife and enhance biodiversity and ecosystems.
Policy NE 3.1 The Town protects existing native wildlife habitat and
vegetation communities by minimizing disturbance outside of the building
envelope and limiting fragmentation, except as required for wildfire
protection.
Staff Analysis: Impacts to wildlife habitat will be limited by fencing
restrictions, requirement for native landscaping, and minimized use of
exterior lighting.
GOAL NE4: Recognize that wildfire is a growing risk to the community and
proactively work to protect the lives, property, and resiliency of the Valley.
Policy NE 4.1 The Town and County maintain building code standards to
require fire hardened and resistant materials in new development and
substantial
improvements.
Staff Analysis: New construction shall comply with the 2021 International
Wildland-Urban Interface Code (IWUIC) for the necessary fire mitigation
measures. IWUIC encompasses a broad range of requirements, including
ignition-resistant construction, defensible space, emergency vehicle
access, water supply, and vegetation management. Specific construction
details for new development will comply with all adopted and enforced
2021 International Code Council (ICC) codes.
8
GOAL BE2: Promote protection of the environment by ensuring that
development is in harmony with its setting and provides equal and
meaningful opportunity to participate in the decision-making process to
achieve a healthy environment.
Policy BE 2.1 The Town and County require that development preserve
water quality, ecological systems, and the natural features through
sensitive site design and minimal disturbance.
Staff Analysis: The site design for the proposed development plan is
aligned with the Town’s recommended action to “Limit areas of
disturbance for new development in order to protect existing native
vegetations, except as required for wildfire protection.” (BE 2.B). The site
is already developed with an office building and parking lot, so
development is not taking place on an undisturbed greenfield. Additionally,
the limits of disturbance for the proposed development will avoid the steep
slope areas of the lot and not impact ridgelines and viewsheds. (BE 2.C).
GOAL E1: Maintain a balance between the needs of local residents,
visitors, and protecting the natural environment.
Policy E 1.2 The Town supports environmentally-responsible economic
development, business practices, and eco-tourism which relies on
maintaining a high-quality physical setting and minimal impact on the
environment.
Staff Analysis: The proposed development of a mid-sized hotel will
contribute to the local economy while maintaining a high-quality physical
setting adjacent to Rocky Mountain National Park. Efforts to minimize
environmental impacts has been integrated into the design.
Staff Finding: The proposed development is compatible and consistent with the
policies and intent of the 2022 Estes Forward Comprehensive Plan. The proposed
development is compatible and consistent with the existing growth and development
patterns in the Estes Valley, specifically the characteristics of the western Fall River
Corridor and gateway into Rocky Mountain National Park.
3. The Town, County or other relevant service providers shall have the ability
to provide adequate services and facilities that might be required if the
application were approved.
Staff Finding: Service and utility providers have reviewed the rezoning application
and indicated they are able to provide adequate services to this site. Adequate fire
and emergency access has been provided with the site layout. The proposed
driveway width is twenty-six (26) feet, as requested by Estes Valley Fire Protection
District.
9
Advantages:
• Approval of the rezoning request will allow for development that is compatible
with the 2022 Estes Forward Comprehensive Plan, Future Land Use Map, and
the existing character and growth pattern of the Fall River Road corridor.
• Approval of the rezoning request will allow the Applicant to move forward with the
development of a 26-unit hotel. This development will add variety to the existing
options in the area, which are mostly resort cabins and low-density
accommodations.
• The development will contribute to the local economy while maintaining a high-
quality physical setting adjacent to Rocky Mountain National Park.
Disadvantages:
• The proposed development of a 26-unit hotel will likely increase traffic along the
Fall River Road corridor. However, a Traffic Impact Study states that no new
deceleration lanes are warranted. In addition, The Peak--The Town of Estes
Park’s free transit service--operates the Gold Route to this area during the peak
summer tourism season.
• The proposed development is located in a high-use habitat for Big Horn Sheep.
However, considering the property has been developed for around fifty years,
impacts to wildlife are expected to be minimal. In addition, new development will
comply with The Wildfire Hazard Mitigation measures in 14.12.060 of the Estes
Park Municipal Code.
Action Recommended:
At the public hearing on February 18, 2025 Estes Park Planning Commission voted
unanimously to forward to Town Board a recommendation of approval of the proposed
Zoning Map Amendment.
Staff recommends Town Board approve the Ordinance approving the proposed Zoning
Map Amendment subject to the following findings of fact:
1. The Town of Estes Park Board of Trustees is the Decision-Making Body for the
Zoning Map Amendment.
2. The application complies with Estes Park Development Code § 3.3D “Standards for
Review.”
3. This request has been submitted to all applicable reviewing agency staff for
consideration and comment.
4. Adequate public/private facilities are currently available to serve the subject
property.
10
Finance/Resource Impact:
Little to none.
Level of Public Interest:
Low. A neighborhood and community meeting regarding the rezoning and development
plan was held on-site on April 22, 2024. However, there were no attendees. There was
no public opposition voiced at the February 18, 2025, Planning Commission hearing.
Staff provided public notice of the application in accordance with EPDC noticing
requirements. As of the time of writing this report, no public comment was received.
● Written notice mailed to adjacent property owners on March 5, 2025.
● Legal notice published in the Estes Park Trail-Gazette on March 7, 2025.
● Proof of sign posting verified on February 3, 2025.
● Application posted on the Town's "Current Applications" website.
Sample Motions for the Zoning Map Amendment:
1. I move to approve Ordinance 03-25.
2. I move to continue Ordinance 03-25 to the next regularly scheduled meeting,
finding that … [state reasons for continuing].
3. I move to deny the rezoning application, finding that … [state reasons for denial].
Attachments:
1. Ordinance 03-25
2. Application
3. Statement of Intent
4. LINK -Rezoning Map
5. LINK -Conceptual Site Plan (Horizontal Control Plan)
6. LINK - Conceptual Building Elevations
7. 2022 Comp Plan Excerpt- Mixed Use Centers-Corridors
8. LINK - 1996 Estes Valley Comprehensive Plan Wildlife Map
9. LINK -Traffic Impact Study
10. EPPC 2-18-2025 Meeting Minutes (DRAFT)
ORDINANCE 03-25
AN ORDINANCE REZONING 1895 FALL RIVER ROAD FROM CO (COMMERCIAL
OUTLYING) TO A (ACCOMMODATIONS)
WHEREAS, the property addressed 1895 Fall River Road and legally described
as All, Binns Addition to the Town of Estes Park is currently zoned CO (Commercial
Outlying); and
WHEREAS, the property owner Nathan Kinley, Kinley Built LLC, has applied for
the subject property, to be rezoned to A (Accommodations); and
WHEREAS, the Estes Park Planning Commission forwarded to the Town Board
of Trustees a recommendation for approval; and
WHEREAS, the application for rezoning meets the criteria for an Official Zoning
Map amendment as listed in Section 3.3 of the Estes Park Development Code.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF TRUSTEES OF
THE TOWN OF ESTES PARK, COLORADO:
Section 1: The Board finds this Official Zoning Map amendment necessary to
address changes in conditions in the areas affected;
Section 2: The Board finds the conceptual development plan, depicted on Exhibit
B, which this Official Zoning Map amendment would allow, is compatible and consistent
with the policies and intent of the Comprehensive Plan and with existing growth and
development patterns in the Estes Valley;
Section 3: The Board finds the Town, County and other relevant service
providers have the ability to provide adequate services and facilities that might be
required with approval of this Official Zoning Map amendment;
Section 4: The application for rezoning is hereby approved. The 2.30-acre
parcel at 1895 Fall River Road, as depicted on Exhibit A, is hereby rezoned A
(Accommodations).
Section 5: This approval is conditioned upon any subsequent development
being generally consistent with the conceptual development plan depicted on Exhibit B;
and
Section 6: This Ordinance shall take effect and be enforced thirty (30) days
after its adoption and publication by title.
PASSED AND ADOPTED by the Board of Trustees of the Town of Estes Park, Colorado
this day of , 2025.
TOWN OF ESTES PARK
Mayor
ATTEST:
Town Clerk
ATTACHMENT 1
I hereby certify that the above Ordinance was introduced at a regular meeting of the Board
of Trustees on the day of , 2025 and published by title in a
newspaper of general circulation in the Town of Estes Park, Colorado, on the day
of , 2025, all as required by the Statutes of the State of Colorado.
Town Clerk
APPROVED AS TO FORM:
Town Attorney
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THESE PLANS ARE AN INSTRUMENT OF SERVICE
AND ARE THE PROPERTY OF GALLOWAY, AND MAY
NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED
WITHOUT THE WRITTEN CONSENT OF GALLOWAY.
COPYRIGHTS AND INFRINGEMENTS WILL BE
ENFORCED AND PROSECUTED.
COPYRIGHT
5235 Ronald Reagan Blvd., Suite 200
Johnstown, CO 80534
970.800.3300
GallowayUS.com
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ZONE/REZONE MAP
SHEET 1 OF 1
1
KINLEY BUILT
1895 FALL RIVER ROAD
ALL OF BINS ADDITION TO THE TOWN OF ESTES PARK,
COUNTY OF LARIMER, STATE OF COLORADO
MARCH 2025
EXHIBIT A
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THESE PLANS ARE AN INSTRUMENT OF SERVICE
AND ARE THE PROPERTY OF GALLOWAY, AND MAY
NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED
WITHOUT THE WRITTEN CONSENT OF GALLOWAY.
COPYRIGHTS AND INFRINGEMENTS WILL BE
ENFORCED AND PROSECUTED.
COPYRIGHT
5235 Ronald Reagan Blvd., Suite 200
Johnstown, CO 80534
970.800.3300
GallowayUS.com
Date:
Drawn By:
Project No:
Checked By:
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HORIZONTAL CONTROL PLAN
SHEET 4 OF 20
C2.0
EXHIBIT B
ATTACHMENT 2
PAGE 1 OF 5
March 20, 2024
Community Development Department
Town of Estes Park
970-577-3729
RE: Statement of Intent for the 1895 Fall River Road- Rezone
Dear Community Development Department:
Trail Ridge Consulting Engineers, LLC is pleased to submit this Application for Code Amendment (Re-
Zoning) Review on behalf of the owners of 1895 Fall River Road. This letter is to serve as the
Statement of Intent for the proposed project and will provide general descriptions regarding
compliance with the key applicable standards for review as defined in the Estes Park Development
Code-Chapter 3.3.D. Please refer to the Development Plan submitted herewith for specific details
regarding the proposed project.
Project Information
The subject property is located at 1895 Fall River Road with approximately 2.3 acres of land area. The
parcel is currently developed with one commercial mixed-use building. The property is CO-Commercial
Outlying per the Estes Park Zoning District Maps. The proposed project is for the re-zoning of the
property from CO to A-Accommodations. The development project will include the removal of the
existing building, building a new 26-unit hotel with 2-staff housing unit and upgrades to the existing
parking, drive and utilities.
“Section 3.3.D - Code Amendments Standards for Review: All applications for text or Official
Zoning Map amendments shall be reviewed by the EPPC and Board(s) for compliance with the
relevant standards and criteria set forth below and with other applicable provisions of this Code.
1. The amendment is necessary to address changes in conditions in the areas affected;
ATTACHMENT 3
PAGE 2 OF 5
2. The development plan, which the proposed amendment to this Code would allow, is
compatible and consistent with the policies and intent of the Comprehensive Plan and with
existing growth and development patterns in the Estes Valley; and
3. The Town, County or other relevant service providers shall have the ability to provide
adequate services and facilities that might be required if the application were approved.”
1. The re-zoning amendment of the property is necessary to remain compatible with the adjacent
property use to the surrounding properties. The existing surrounding properties are zoned a
mix of A-Accommodations, A-1 Accommodations, and E-1 Estate. Accommodation zoning is
compatible with the surrounding US-34 (Fall River Road) corridor. When the current EPDC was
adopted, many parcels in the area were re-zoned to their current uses at the time per the
adopted zoning districts. This property is zoned CO, and is an outlier of the current uses of the
surrounding properties. The re-zone proposed for this property would create additional uses
that both fit the character of the area and allow code compliance for the “applicable” zone
district of the surrounding areas.
2. The development plan is compatible and consistent with the polices and intent of the
comprehensive plan. The re-zoning of this property will match the actual surrounding land use,
while maintaining the characteristic of the western Fall River Road Corridor.
3. Relevent services, facilities and utilities for any future development are currently available on
the property, with providers readily able to install and connect to the services. (Please see
“Compliance with General Development Standards” below)
PAGE 3 OF 5
Image 1. Estes Park Zoning Map- 1895 Fall River Road Property
Subject’s property
PAGE 4 OF 5
Compliance with General Development Standards
Zoning District Standards:
The proposed re-zoning will allow for accommodation uses as reflective of the surrounding corridor. All
potential development will incorporate conservation designs, and open space preservation techniques
to preserve the existing rural character and match the surrounding character. The prosed re-zoning
does not alter set-back or height standards.
Grading/Slope Protection Standards:
The average slope of the project area is 31%. Grading and Slope protection standards will be followed
in any future development.
Transportation/Parking:
A Traffic Impact Analysis for the project is attached.
Rivers and Wetlands:
The proposed property does not include a wetland area or flood hazards on the property.
Utilities/Adequate Public Facilities:
The subject property is in an area to be serviced by the following utilities:
Electric- Town of Estes Park
Water- Town of Estes Park
Sewer- Upper Thompson Sanitation District
Natural Gas- Xcel Energy
Communications/Broadband- TDS or Century Link
Proposed Utilities for any future development are currently available on the property, with service
providers readily able to install and connect to the above utilities.
Storm Drainage- Future development would consider existing natural drainage ways and water storage
areas.
PAGE 5 OF 5
Mapped Hazard Areas:
The northern half of the subject property is within the boundary of the Steep Slopes Geologic Hazard
area per the Estes Valley Geologic Hazard Area mapping. No new development is proposed within this
area. The existing building is not located within the area. Most of the subject property is within the
Wildfire Hazard Area per the Estes Valley Wildfire Hazard Area mapping. New construction will be
required to comply with the wildfire hazard mitigation measures per the Town of Estes Park Building
Code Local Amendments. The subject property is not within any mapped hazard areas for flood
hazards.
We thank you for time and consideration of the proposed rezoning request. If there are any questions
about the project or items discussed above, please don’t hesitate to contact me at 970-308-8221.
Sincerely,
David Bangs, P.E.
Principal Engineer
Trail Ridge Consulting Engineers, LLC
MIXED-USE CENTERS & CORRIDORS
The Mixed-use Centers and Corridors category contains
medium to higher-density vertical mixed residential
and commercial use developments located on or near
major thoroughfares� This category is characterized by
an interconnected road network, available water and
wastewater, and a walkable environment and a greater
emphasis on design of upper stories for compatibility�
Appropriate Land Uses and Development
Types
»Mixed-Use developments with upper-story
residential, office, institutional, commercial,
entertainment
»Medium-high density accommodations such as
hotels, motels, short-term rental attached units
Built Form
New and redeveloped sites in Mixed-use Centers and
Corridors should reflect a variety of building types on
large lots� Development in this category should strive to
increase business density, adding residential units where
appropriate, and expanding multi-modal connectivity�
Parking lots should be divided into more than one
area including the side and rear of buildings where
feasible� All structures should feature pedestrian-scale
entrances� Development should positively contribute
to the character of the town through pedestrian-scaled
architectural features on ground floors and landscaping.
»Building Height: 1 - 5 stories
»Block Length: 250 – 650 ft�
»Primary Road Setback: 10 - 150 ft�
»Transportation System: This category
accommodates all modes: automobile, bicycle,
pedestrians, and transit� The pedestrian system
should connect to other mixed-use and commercial
nodes and neighborhoods� Sidewalks and/or
shared-use paths and bicycle infrastructure should
connect the multi-modal network along primary
transportation corridors� Pedestrian connectivity
internal to the site must connect parking areas to
the building and adjacent sites�
Previous (1996) Future Land Use Categories
»Office
»PUD Commercial
»Commercial Recreation
»Commercial
»Accommodations
72 CHAPTER 3: FUTURE LAND USE
ATTACHMENT 7
Town of Estes Park, Larimer County, Colorado, February 18, 2024
Minutes of a Regular meeting of the ESTES PARK PLANNING COMMISSION of the
Town of Estes Park, Larimer County, Colorado. Meeting was held in said Town of Estes
Park on February 18, 2025.
Commission: Chair Charles Cooper, Vice Chair David Arterburn, Dick
Mulhern, Chris Pawson, Jeff Robbins
Attending: Commissioners Cooper, Pawson, Mulhern, Robbins,
Community Development Director Steve Careccia, Planner
Kara Washam, Town Attorney Dan Kramer, Recording
Secretary Karin Swanlund, Town Board Liaison Frank
Lancaster. Public Works Development Review Engineer
Jennifer Waters
Absent: Arterburn
Chair Cooper called the meeting to order at 1:30 p.m.
INTRODUCTIONS
AGENDA APPROVAL
It was moved and seconded (Robbins/Mulhern) to approve the agenda. The motion
passed 4-0.
CONSENT AGENDA APPROVAL
It was moved and seconded (Robbins/Pawson) to approve the consent agenda. The
motion passed 4-0.
PUBLIC COMMENT: One comment was received earlier in the day. Planner Washam
will address this in her staff report.
Chair Cooper announced that Kinley Homes built his house 8 years ago but did not see
a reason to recuse himself.
ACTION ITEM Rezone 1895 Fall River Road Planner II Washam
The Applicant, Kinley Built, LLC, requests to rezone the subject parcel from CO
(Commercial Outlying) to A (Accommodations). The proposed development project
includes demolishing the existing office structure and constructing a new three-story hotel
building with a mechanical area in the basement. The hotel will consist of 26
accommodation units and two staff housing units. A conceptual site plan and building
elevations are included with this rezoning application. Vehicular access is provided from
Fall River Road. The existing access to the property will be realigned with the property to
the south, as requested by the Colorado Department of Transportation (CDOT). The three
criteria for rezoning have been met.
•Changes in condition: The 2022 Comprehensive Plan updated the property’s
designation from Commercial to Mixed Use, indicating accommodations as
suitable for the area,
•Compatibility with the Comprehensive Plan: The proposed development aligns
with policies encouraging medium-to high-density accommodations that enhance
the local economy while preserving the environment,
•Adequate services. Service providers confirmed the ability to supply necessary
infrastructure and services without adverse effects.
Staff requested approval of the Rezone request.
DISCUSSION:
Chair Cooper confirmed that the property location is within town limits; the annexation
date was not known. Wildlife habitats should not be further impacted as the property
already exists. Accommodation (A) zoning was recommended over A1 because the room
ATTACHMENT 10
Planning Commission – February 18, 2025 – Page 2
request was more than eight. Pawson asked for clarification on the change in condition
and how wildlife will be protected.
Director Careccia explained that all plans are looked at when researching staff reports.
The Comprehensive Plan and other master plans (such as those related to open space,
transportation, and utilities) are essential—they serve as guiding documents. When we
adopt a new plan, especially one developed with extensive public input (like the
Comprehensive Plan, as mentioned by Commissioner Mulhern), we refer to that Plan as
our guide. If a new plan suggests different guidance for a particular area, we consider
that a change of condition. We then look at how to implement that plan best. If rezoning
is part of that, we’ll review it to see if it’s supportable. If so, we will support it.
It was moved and seconded (Mulhern/Robbins) to recommend approval of the
Rezone request to the Town Board with conditions, according to findings
recommended by Staff. The motion passed 4-0.
ACTION ITEM Development Plan 1895 Fall River Road Planner II Washam
The Applicant proposes a development project that includes demolishing the existing
office structure and constructing a new three-story hotel building with a mechanical area
in the basement. The hotel will consist of 26 accommodation units and two staff housing
units. The hotel will include a meeting room, spa, lobby, and other customer support
spaces. Exterior building materials will be traditional to the area, consisting of stone and
wood-look fiber-cement siding in darker, earth-tone colors. The roof will be made of
standing seam metal and flat roofs concealed by parapets. All exterior lighting will be
shielded and deflected downward per EPDC §7.9. The area of disturbance is limited to
the southern region, avoiding the steep slope to the north. Retaining walls will be
incorporated into the design of the hotel. Existing access to the site is from Fall River
Road and will be realigned with the access drive at the parcel to the south side of the
road.
Thirty-eight (38) off-street parking spaces are required, pursuant to EPDC § 7.11.
Thirty-four (34) spaces are provided, with the Applicant requesting approval of a Minor
Modification for a ten percent (10% reduction) in required off-street parking. In addition,
the Applicant requests approval of a Minor Modification to the required twenty-five feet
(25’) landscape buffer along the frontage, citing significant topographical constraints.
The Applicant requests a 6.14’ encroachment. Staff requested approval of the
Development Plan and Minor Modifications.
DISCUSSION:
Concerns were raised regarding the impact on wildlife and the specifics of habitat
corridor management. The application complies with wildlife mitigation measures,
including fencing and landscaping. Public Works Development Review Engineer
Jennifer Waters addressed stormwater management issues. There is a plan to utilize a
grassy swale for water quality treatment before discharge into a culvert and eventually
into Fall River. Public Works confirmed that CDOT did not recommend a crosswalk due
to safety concerns related to road curvature.
Kyle Pollock from Galloway Engineering further explained the stormwater runoff and
impervious coverage stating that there is negligible change from current conditions.
It was moved and seconded (Robbins/Mulhern) to approve the Development Plan
and Minor Modifications, with conditions, according to findings recommended by
Staff. The motion passed 4-0.
DISCUSSION:
Director Careccia reviewed the Development Code update process, emphasizing the
importance of public engagement. The Planning Commission will play a significant role
in offering feedback on various drafts throughout the project.
Planning Commission – February 18, 2025 – Page 3
Trustee Liaison Lancaster invited the Commissioners to a joint meeting between the
Planning Commission and Town Board to discuss the changes in conditions for
rezoning. Another topic will hopefully be workforce housing. This meeting aims to
enhance communication and facilitate better collaboration and decision-making. It has
been tentatively scheduled for March 18, following the regular PC meeting. Mulhern
requested information on the “super majority” vote at the Town Board meeting.
Commissioners expressed appreciation for the thorough presentations and discussions.
There being no further business, Chair Cooper adjourned the meeting at 2:50 p.m.
_________________________________
Chuck Cooper, Chair
Karin Swanlund, Recording Secretary
POWER & COMMUNICATIONS Memo
To: Honorable Mayor Hall
Board of Trustees
Through: Town Administrator Machalek
From: Reuben Bergsten, Utilities Director; Joe Lockhart, P&C Superintendent
Date: March 25, 2025
RE: Resolution 23-25 Intergovernmental Grant Agreement with the Colorado
Energy Office for Grid Hardening, Budgeted
(Mark all that apply)
☐PUBLIC HEARING ☐ORDINANCE ☐ LAND USE☐CONTRACT/AGREEMENT ☒ RESOLUTION ☐ OTHER______________
QUASI-JUDICIAL ☐ YES ☒ NO
Objective:
Our objective is to increase the resiliency of electric service while being good stewards
of public resources by accepting the Grid Hardening Grant Award of $538,262
combined with an in-kind labor match of $184,633.
Present Situation:
On Sep 12, 2024 we received a grant award letter. Policy 1101 "Delegation of Contract
Signature Authority" section 3.a. requires the Mayor to sign grant agreements.
Proposal:
Staff proposes the approval of the Colorado Energy Office agreement number CTGG1
EFAA 25-3324
Advantages:
●This request is in direct alignment with organizational, local and regional plans.
●The Town’s 2023 Strategic Plan states that the Town will provide high quality,
reliable, and sustainable electric service. The proposed project will immediately
improve reliability and allow the lines to handle future load capacity.
●The Platte River Power Authority’s goal is to transition to 100% renewable
energy by 2030. This project facilities the use of a PRPA utility-scale battery
required to support the transition.
Disadvantages:
●Acceptance of grant funding is accompanied with administrative burdens; however,
Town staff has experience successfully managing grants of this nature.
Action Recommended:
Staff respectfully requests that the Town Board authorize the execution of the proposed
grant agreement with the Colorado Energy Office.
Finance/Resource Impact:
The Grid Hardening for Small and Rural Communities Grant requires a local match of
one-third the total grant award.
The total cost of the Moraine Avenue Project is $722,895 made up of $538,262 in grant
funding and $184,633 of budgeted match.
The match is broken down as follows:
●$175,259 in salary costs of employees working on the Moraine Avenue Project
which are funded by the Enterprise Fund.
●$9,374 in equipment costs for the use of the Town’s Skid Steer on the Moraine
Avenue Project- 360 hours x $26.04 per hour = $9,374
Level of Public Interest
High - Powerline initiated wildfires have occurred in Colorado, California and Hawaii
making grid hardening funding a high priority for Colorado and our community.
Sample Motion:
I move for the approval of the resolution.
Attachments:
1. Resolution 23-25
2.LINK - Colorado Energy Office agreement number CTGG1 EFAA 25-3324
3.Award Letter
4. Project Map
5.Grant Application Narrative
RESOLUTION 23-25
APPROVING AN INTERGOVERNMENTAL GRANT AGREEMENT WITH THE
COLORADO ENERGY OFFICE FOR GRID HARDENING
WHEREAS, the Town of Estes Park acting by and through its Power and
Communications Enterprise applied for the Bipartisan Infrastructure Law (BIL) funded Colorado
Energy Office Grid Hardening for Small and Rural Communities grant program; and
WHEREAS, the Town Board desires to enter into the intergovernmental grant agreement
referenced in the title of this resolution for the purpose of hardening our electrical distribution
system.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF TRUSTEES OF
THE TOWN OF ESTES PARK, COLORADO:
The Board approves, and authorizes the Mayor to sign, the intergovernmental grant
agreement referenced in the title of this resolution in substantially the form now before the Board.
DATED this day of , 2025.
TOWN OF ESTES PARK
Mayor
ATTEST:
Town Clerk
APPROVED AS TO FORM:
Town Attorney
ATTACHMENT 1
SENT VIA ELECTRONIC MAIL
1600 Broadway, Suite 1960, Denver, CO 80202
Joe Lockhart, Line Foreman
Town of Estes Park Power and Communications
PO Box 1747
Estes Park, CO 80517
jlockhart@estes.org
September 12, 2024
Subject: Estes Park Colorado Grid Hardening Grant Award
Dear Joe Lockhart:
Evaluation of your application received in response to the Request for Applications (RFA) Grid
Hardening for Small and Rural Communities Grant has been completed at both the state and
federal level. This has been completed in accordance with the process specified in the section
“Application Review and Selection Process” of the RFA, following the State of Colorado
Controller’s Policy on Competition Requirements for Grants, as well as the federal Infrastructure
Investment and Jobs Act (IIJA) section 40101d Grid Resiliency, as administered by the U.S.
Department of Energy and National Energy Technologies Laboratory.
We are pleased to inform you that based on this evaluation, your application was approved by
the State of Colorado and the US Department of Energy (DOE) for award.
Date of Notification to DOE: 02/08/2024
Grant Recipient: Colorado Energy Office
Grant Number: GD0000006
Eligible Entity Performing Work: Town of Estes Park (Estes Park)
Project Title: Estes Park Undergrounding and Wildfire Hardening Project
Subaward Value: $538,262
Subaward Cost Match: $184,633 (34.3%)
Total Project Cost: $722,895
We will soon begin working on the contract between the Colorado Energy Office (CEO) and
Estes Park, which we hope to finalize within 4-6 weeks. Any work, invoices, or payments made
on this project before the finalization of the contracts will not be reimbursable expenses.
This grant is provided from the IIJA 40101d Grid Resilience funding to States and Tribes, and
will require federally required financial and impact reporting requirements. We will work closely
ATTACHMENT 3
with you to help ensure timely reimbursement of your qualified project expenses as well as your
providing the reporting requirements.
Federal reporting requirements include:
● Weekly Reporting
○ Davis Bacon Act (DBA) compliance (only if employing laborers and/or
mechanics through the grant, either directly or through a contractor) of
competitive wages through certified payroll submissions via LCP Tracker
Pro platform.
● Monthly Reporting
○ Financial reporting and invoicing
● Quarterly Reporting
○ Build metrics:
■ Miles of Distribution lines undergrounded
■ Miles of Distribution lines reconductored
● Annual reporting (as related to the project):
○ Iimpact metrics (Number of outages, Largest outage cause, number of
individual customer outages that extend beyond 24 hours, outage by
cause), including a five (5) year baseline,
○ job creation and training,
○ workforce demographics,
○ community engagement activities,
○ community engagement events
On behalf of the Colorado Energy Office and the State of Colorado, I would like to sincerely
thank you for your effort in applying for this grant opportunity as well as your patience in
awaiting this award decision. We look forward to working with you to ensure that we can
complete the contracting process and you may begin the implementation phase in a timely
manner. If you have any questions, please contact me at gridresiliency@state.co.us or
970-631-6786.
Sincerely,
John Parks
Electricity Markets and Transmission Policy Analyst
ATTACHMENT 4
TOWN OF ESTES PARK POWER AND COMMUNICATIONS
ORGANIZATION INFORMATION
Name of Utility: Town of Estes Park Power and Communications
Type of Utility: Municipally - Owned
Principal Representative Name: Joe Lockhart
Principal Representative Phone: (970) 577-3613
Principal Representative Email:jlockhart@estes.org
Grant Administrator Name: Jamie Kuryllo
Grant Administrator Phone: (916) 799-6371
Grant Administrator Email:jkuryllo@estes.org
Project Title: Town of Estes Park Grid Hardening
Project Location: Estes Park, Colorado
Total Project Cost: $722,895.00
Grant Funding: $538,262.00
Match Funding: $184,633.00
ELIGIBILITY
Community: Town of Estes Park
Type of Utility: Municipally - Owned
MWh / year: 2022 - 134,368.66 MWh
Population: 5,880
Demographics:
1. Housing cost burdened communities
Census Tract 28.02 - Housing Cost Burdened Percentile - 72.136
2. Linguistically isolated communities
Census Tract 28.01 - Percent Linguistic Isolation Percentile - 71.336
Census Tract 28.02 - Percent Linguistic Isolation Percentile - 71.255
3. Historically marginalized communities
Census Tract 28.01 - Percent Disability Percentile - 82.553
Census Tract 28.02 - Percent Disability Percentile - 76.979
Census Tract 28.01 - Mental Health Indicator Percentile - 66.345
Census Tract 28.01 - Mental Health Indicator Percentile - 70.773
Census Tract 28.01 - Population Over 64 Percentile - 99.119
Census Tract 28.02 - Population Over 64 Percentile - 96.717
Census Tract 28.01 - Impaired Streams and River Percentile - 80.819
Census Tract 28.02 - Impaired Streams and River Percentile - 70.797
Census Tracts 28.01 & 28.02 - Proximity to Mining Locations Percentile - 72.938
Census Tracts 28.01 & 28.02 - Proximity to Oil and Gas Percentile - 80.544
4. Justice40
Census Tract 28.03 - Justice 40 - True
ATTACHMENT 5
APPLICATION NARRATIVE
PROJECT DESCRIPTION
The Town of Estes Park respectfully requests grant funding to harden 4,400 feet of electrical
infrastructure which will significantly improve the resiliency of the electric grid from a variety of
impacts such as weather, wildfire and natural disaster. This involves placing 1,800 feet
underground and installing 2,700 feet of covered conductor.
The Town of Estes Park Power and Communications Division is a municipal utility that sells
134,368.66 million MWh per year to a community of 5,880 permanent residents.
The Division analyzed power outage, GIS and wildfire risk data in order to prioritize a project
that would have the biggest impact on the community.
The proposed project is located on Moraine Ave. This is a main line feeder that connects the
two Estes Park substations. This line was installed in the 70’s and can not support increased
loads from future growth, emergency situations, or needed maintenance on one of our two
substations.
All work in this grant request will be completed by Town of Estes Park employees.
Estimated Timeline
Award Notification: January - February 2024
Town Acceptance: March 2024
Project Reporting: Quarterly, Continuous
Project Design: April - May 2024
Project Permitting: May 2024
Project Work:
Phase 1: 2024
Complete trenching
Install underground conduit
Phase 2: 2025-2026
Transition power to underground
Install new poles and pull in new insulated power lines
Remove overhead infrastructure, where we installed conduit
Recycle metal and dispose of all wood
Project Closeout: Upon completion of work.
The total cost of this project is $722,895.00 with $538,262.00 in grant funding and $184,633.00
of cash match.
Cost breakdown
Labor - $175,259.00
Equipment - $82,211.00
Supplies - $411,063.00
Other - $54,362.00
The Town of Estes Park welcomes representatives of CEO and DOE/NETL to conduct a site
visit to review project accomplishments.
ANTICIPATED NEED AND PROJECT IMPACT
There is a strong demonstrated need for the requested grant dollars based on the Town’s
historically underserved population, aging utility infrastructure, climate vulnerability and financial
need.
NEED - POPULATION
The 2020 Community Health Needs Assessment and Implementation Strategy developed by
Estes Park Heath illustrates that Estes Valley’s population is more vulnerable than that of
Larimer County and the State of Colorado.
Age - The Town of Estes Park has one of the oldest populations in Colorado, with a median age
of 62, and 92% of the population within the Census defined “dependency ratio,” including those
under 18 or over 65. Across the entire Estes Valley, there is a median age of 58 and an 83%
dependency ratio. In addition to this data,Colorado EnviroScreen gives census tract 28.01 a
score of 99.119 for their population over 64 percentile and census tract 28.02 a score of 96.717
for their population over 64 percentile.
Language - Colorado EnviroScreen identifies census tracts 28.01 and 28.02 as linguistically
isolated communities with a percent linguistic isolation percentile of 71 which means there are a
large number of households where all adults speak a language other than English and speak
English less than very well.
Ethnicity - Estes Valley is less ethnically diverse than Larimer County as a whole. 91.5% of
Estes Valley residents are non-Hispanic/Latinx white, compared to 82.5% of Larimer County
residents. However, there is a growing Hispanic/Latinx population in certain parts of the Estes
Valley community. In census tract 28.02, which contains the Town of Estes Park, over 12% of
residents identify as Hispanic/Latinx, an increase from 5.9% in 2010.
Socioeconomic status - Estes Valley residents are more likely to live in poverty than residents of
the State of Colorado. 19.2% of Estes Valley residents have an income below the Federal
Poverty Level ($26,200 for a family of four in 2020), which is higher than the proportions of
Larimer County residents (11.8%) and State of Colorado residents (11.1%).In addition to this
data, Colorado EnviroScreen gives census tract 28.02 a housing cost-burdened percentile score
of 72.146 - these households are spending more than 30% of their income on rent or mortgage
payments.
Veteran status - The Estes Valley area has a slightly higher proportion of veterans (11.2%) than
Larimer County (7.7%), and the State of Colorado (8.9%).
Justice40 - According to Colorado Enviroscreen, census tract 28.03 meets the Justice40
requirements. This area does not fall within the Town’s boundary, however, the Town’s Power
and Communications Division provides power to this location.
NEED - CLIMATE
The Town of Estes Park has a climate vulnerability score in the high 90th percentile.The
percentile for census tract 28.01 is 97.198 while the percentile for census tract 28.02 is 94.476.
This means that the Town of Estes Park has a significantly higher risk of drought, flood, extreme
heat and wildfire compared to the rest of the state.
The community is at highest risk for wildfires and extreme heat days, with both census tracts in
the 90th percentile for these risks.
28.01
Extreme Heat Days Percentile 90.552
Wildfire Risk Percentile 94.235
28.02
Extreme Heat Days Percentile 94.235
Wildfire Risk Percentile 91.433
Extreme heat days often coincide with red flag warning days. In 2020, Estes Valley experienced
24 red flag warnings which indicate increased risk of extreme fire behavior due to a combination
of hot temperatures, very low humidity, dry fuels, strong winds, and the presence of
thunderstorms. These strong winds and thunderstorms significantly increase the risk of power
outages in Estes Valley.
Unfortunately, the high risk of extreme fire behavior was demonstrated on November 16, 2021,
when high winds made a tree fall on our powerline, igniting the Kruger Rock Fire. That fire
resulted in the death of firefighting pilot Marc Thor Olson. We believe infrastructure hardening
with tree cable, also known as covered conductors, would have avoided this fire and the death
of Mr. Olson.
NEED - UTILITY OPERATIONS
The Town of Estes Park utilized the American Public Power Association’s 2022 annual
benchmarking report to analyze power outages in the Town and region. This report reflects data
in the eReliability Tracker from January 1, 2022 to December 31, 2022.
Data showed that the Town of Estes Park’s Power and Communication Division has a higher
frequency and duration of power outages than other regional utilities.
SAIDI is the average duration (in minutes) of an interruption per customer served by the utility
during a specific time frame.
Town of Estes Park - 60.47
Utilities in Region - 53.09
SAIFI is the average number of instances a customer on the utility system will experience a
sustained interruption during a specific time frame. The Town of Estes Park scored 0.42, which
is similar to the region.
CAIDI is the average duration (in minutes) of an interruption experienced by customers during a
specific time frame.
Town of Estes Park - 144.11
Utilities in Region - 102.20
Interruptions Per Mile
Town of Estes Park - 0.48
Utilities in Region - 0.34
Minutes of Interruptions Per Mile
Town of Estes Park - 237.83
Utilities in Region - 56.69
Outages in Estes Park are primarily tied to equipment failures and wind, both of which will be
addressed by hardening the Town’s electric infrastructure.
NEED - FINANCIAL
The Town of Estes Park’s Power and Communications Division provides quality electric power
to approximately 11,000 rural electric accounts. This includes delivering power to the eastside of
Rocky Mountain National Park which is visited by more than 4.5 million people each year.
Power and Communication is responsible for:
● Maintaining more than 3,083 transformers
● Maintaining 2 substations
● Maintaining over 300 miles of distribution lines
● Constructing infrastructure for new developments
● Reading all electric meters
● Maintaining approximately 500 Town-owned street lights
● Conducting monthly billing and collection
● Complying with federal reporting requirements
As a municipal electric utility, the Town of Estes Park’s Power and Communications Division
differs significantly from a private utility. The Town’s Power and Communications Division
operates under an enterprise fund that relies solely on user fees to operate. As a public electric
utility, the goal of the Town’s Power and Communication Division is to keep the cost of power at
the lowest price possible while providing high-quality and reliable service. Costs and revenues
must be balanced to maintain operations and keep utilities in line with ever-increasing federal
standards and customer needs and expectations. Additionally, Town practice is to maintain fund
balances that are at least equal to 90 days (or 25%) of operating expenses which is currently
~$5,000,000. There are also formal fund balance restrictions resulting from bond / debt
issuances.
2023 Enterprise Fund: $19,763,639
Capital Projects, Electric Reconstruction - $ 1,263,300
Capital Project, Electric Expansion - $930,272
Capital Project, Communications (Municipal Broadband Bond Funded) - $3,618,776
Capital, Other (Vehicles, Meters, Computers, Transformers, etc.) - $2,265,420
Dist.Operation/Maintenance - $3,585,871
Purchase of Power - $8,100,000
In recent years, both the Town’s General Fund (GF) and the Power and Communication
Enterprise Fund (EF) represent a significant investment into its capital assets.Large projects for
2023 include:
1. EF - $30,000,000 - Power and Communication began providing a gigabyte broadband
service over a fiber to premise network late in 2019. Due to the COVID-19 pandemic, the
buildout slowed down in 2020 but did continue to connect more and more households.
Buildout will continue in 2023 and beyond until completed.
2. EF - $200,000 for last 4 years - Power and Communication are replacing aged poles and
bare copper with insulated tree cable to extend the life of the system.
3. GF - $500,000 - The Town is partnering with Estes Valley Fire Protection District on
wildland mitigation projects.
The cost to appropriately harden all electric infrastructure in the Town of Estes Park is
approximately $10,000,000. At the Town’s current pace, with $200,000 budgeted each year, this
project will take 50 years to complete. Although utility rates are studied every three years, the
rates could never be raised to an amount that would allow for a significant portion of this work to
be completed. Additionally, as an Enterprise Fund, there are restrictions on receiving revenue
from the General Fund.
This request would increase the pace of the Town’s utility hardening project. The Town
understands the importance of this grant request and did its best to develop a project that would
provide significant benefit to the community by:
1. Utilizing CWPP, GIS and outage data to identify high-risk areas.
2. Prioritizing aging infrastructure within those high-risk areas.
3. Developing a project that connects to other fire mitigation work that, when
combined, offers more benefits than when taken individually - 57 acre Mary’s
Lake Forest Health Project.
PROJECT IMPACT
Metrics that will be utilized to measure success during the grant period of performance include:
Feet Placed Underground: Target - 1,800
Feet of Covered Conductor: Target - 2,700
Increased Load: Target - 10%
Reduced Outage Frequency: Target - 0-3 outages per year
The hardening of 4,400 feet of utility infrastructure between the Town’s two substations will
positively impact:
1. Safety & Resilience: First, underground utility systems and covered conductor are less
vulnerable to external forces compared to above ground infrastructure. In the Town of
Estes Park, these external forces include wind, wildfire and flooding. Second, the lines
being replaced are 50 years old and replacing them will reduce the number of equipment
failure outages (9 in 2022). Third, this grant project involves a main line feeder that
connects the two Estes Park substations. Previously, if one substation went out, the old
line could not handle any extra load and 900 customers would be without power. The
increased capacity of the new line will be able to handle the extra load and keep
electricity flowing to all customers. This project will help ensure uninterrupted service to
635 homes and businesses. This reliability is critical, especially when taking into
consideration the communities large senior population who are more susceptible to
health impacts caused by extreme temperatures when power outages make A/C and
heat inaccessible and a number of whom rely on oxygen or other lifesaving medical
devices. In addition to reducing outages, the underground portion of this project will
minimize safety hazards such as electrocution and fallen poles.
2. Economic Stability Keeping the lights on with more reliable electrical infrastructure helps
maintain business continuity. The Town of Estes Park derives over 60% of its General
Fund revenues from sales tax which makes it essential to keep steady business
revenue.
3. Aesthetics: Placing 1,800 feet of utility lines underground will eliminate unsightly poles
and wires, allowing for unobstructed views of the Rocky Mountains. As the gateway to
the Rockies, maintaining a clean and visually appealing environment is critical to growing
Estes Park’s tourism industry. This also directly ties into economic stability noted above.
According to an economic data report prepared by Dean Runyan Associates, Estes
Park’s tourism industry continues to positively contribute to the local economy and
community. The report shows that tourism-related spending in Estes Park has generated
3,100 jobs and contributes $3,270 per resident household in local tax receipts.
4. Sustainability: The Platte River Power Authority’s goal is to transition to 100% renewable
energy by 2030. This involves shutting down a coal plant that feeds to Estes Park and
transitioning to wind, hydro and solar power. This transition will require large enough
infrastructure to enable greater electric utility integration. It also involves adding new
technologies such as battery storage and software. The new infrastructure will increase
the size of the power line to handle this future load.
5. Longevity: The protection provided by burying infrastructure underground reduces the
need for frequent repairs and replacements which will result in cost savings. Additionally
the underground lines will likely have a longer lifespan - although the line being replaced
is 50 years old, the underground line is expected to last 75 years.
LABOR IMPACT
All work in this grant request will be completed by Town of Estes Park employees. The Town’s
Power and Communications Division has 31 full-time employees and, within that, there are 12
employees that focus on capital improvement projects such as the work proposed in this grant
request.
(1) Light & Power Line Superintendent
(1) Materials Management Specialist
(1) Line Crew Supervisor – Capital Construction
(1) Lead Line Equipment Specialist
(1) Line Equipment Specialist
(2) Lead Lineworkers
(3) Lineworkers
(2) Groundworkers
All employees are appropriately credentialed.
Town line workers have completed a Journeyman Lineman certificate from an accredited
four-year apprentice program and possess a Valid Colorado Class A Commercial Driver’s
license. During this program, line workers learn pole climbing and construction; installation of
underground cable and terminations; proper use of personal protective equipment; pole top and
bucket rescue; proper handling of hazardous material; and construction standards and safety
codes.
Safety is always the top priority. The Power and Communications Division hosts monthly safety
meetings to discuss near misses, the monthly safety topic, upcoming projects and the APPA
Safety manual. Employees are required to complete a yearly defensive driving evaluation and
become certified in CPR, AED and First Aid. Additionally, the Town ensures that Aerial
Lifts/Crane Inspections are completed daily by Town personnel and yearly by an external
company.
The Town of Estes Park also prioritizes continued education - both internal and external. And as
a member of the Colorado Intergovernmental Risk Sharing Agency, specific training is required
of all staff each year.
In 2022, Estes Valley Fire Protection District hosted a Wildfire Fundamentals course which
provided information on how utility employees and District firefighters can safely interact during
a wildfire incident.
External courses completed by Town employees in recent years include:
CDOT Flagger Certification Installations
Rigger/Signalperson Digger Derrick Operator
Advanced Transformers Mobile Crane Operator
First Year Hotsticking Forklift Operator
Hot Tension Stringing Certified Infrared Thermographer
Confined Space Awareness Traditional Voltage Regulator School
PROJECT READINESS
The Town of Estes Park’s project was developed based on its administrative, operational and
technical readiness.
ADMINISTRATIVE
With 26 years of experience, this project will be led by Joe Lockhart, the Town of Estes Park’s
Line Superintendent.
The Town’s Grant Coordinator, Jamie Kuryllo, has over 10 years of experience managing local,
state and federal grants for government agencies, and will ensure all administrative
requirements are met (i.e.: procedural, financial and reporting).
Design work will be completed by the Town’s Line Superintendent (Joe Lockhart ) and begin
immediately upon award. The section of line being updated in this project will require just one
permit from the Town. Since the project is taking place in the backcountry, and does not involve
cutting road, the permit is expected to be issued within just 1-3 business days.
OPERATIONAL
All work in this grant request will be completed in-house.
The Town of Estes Park’s Power and Communications Team has 31 full-time employees with 12
of those employees specifically involved in capital projects such as this grant request:
The Town of Estes Park’s Power and Communications Team is highly skilled - team members
meet all education and certification requirements for their field. For this project, specifically, all
members of the line crew completed a four-year apprenticeship program and all members of the
trenching crew completed a two-year apprenticeship program.
The Town of Estes Park’s Power and Communications Team also has sufficient resources to
complete the requested project including:
Excavators
Dump trucks
Skid steers
Large stockpile of conduit
Large stockpile of wire
TECHNICAL
Recent storms and wildfires have demonstrated the importance of hardening the Town’s utility
infrastructure. Underground cable technology offers enhanced reliability, reduced outages, lower
maintenance costs, increased safety, and improved aesthetics. Based on these lessons learned,
the Town of Estes Park decided to move forward with a project that would harden 4,400 feet of
power lines which includes 1,800 feet underground. The Power and Communications Division
has proven experience with underground cable technology. Since 2017, the Town of Estes Park
has installed 37,617 feet or miles of underground power lines in the community’s most high-risk
areas. Since installation, Estes Park has experienced severe temperatures, harsh winds,
historic wildfires and subsequent flash flooding in burn impacted areas. Being underground, the
new lines were protected from it all, reducing the number of environmental caused outages.
Unfortunately, not all power lines in Estes Park can be placed underground due to extremely
rocky terrain. A significant portion of power lines in this grant request have been identified as
being capable of being placed underground. The remaining will be replaced with covered
conductor.
ORGANIZATIONAL, LOCAL AND REGIONAL PLANS
This request is in direct alignment with organizational, local and regional plans.
The Town’s 2023 Strategic Plan states that the Town will provide high quality, reliable, and
sustainable electric service. This grant request will immediately improve reliability and allow the
lines to handle future load capacity.
The Town’s Power and Communication 2022 Wildfire Mitigation Plan discusses system
hardening. Each new capital improvement and upgrade project located in high-risk fire areas is
evaluated to be installed underground versus overhead where practical. The line in this grant
request was evaluated and 1,800 feet of new line will be installed underground. The remaining
2,800 feet will utilize covered conductor.
Estes Valley’s 2022 Community Wildfire Protection Plan (CWPP) includes a wildfire risk
analysis, prioritization of mitigation activities, and implementation recommendations. This grant
request utilized data from the CWPP to understand where the highest-risk lines are and
prioritize underground work in those areas.
The Platte River Power Authority’s goal is to transition to 100% renewable energy by 2030. This
involves shutting down a coal plant that feeds to Estes Park and transitioning to wind, hydro and
solar power. This transition will require large enough infrastructure to enable greater electric
utility integration. It also involves adding new technologies such as battery storage and
software. An added benefit of this grant request is that it will increase the size of the power line
to handle this future load.
PROJECT MATCH
Total Project Cost: $722,895.00
Grants Funds (75%): $538,262.00
Match Funds (25%): $184,633.00
The Town of Estes Park commits to providing a cost match of one-third the total grant award.
Match funds for this grant request include salary costs funded by the Enterprise Fund.
Position Estimated
Project Hours
Hourly Salary Total Match Funds
(Hours x Salary)
Light & Power Line
Superintendent
25 $83.07 $2,077
Materials Management
Specialist
50 $42.78 $2,139
Line Crew Supervisor 250 $75.52 $18,880
Lead Line Equipment
Specialist
375 $49.13 $18,424
Line Equipment Specialist 375 $44.66 $16,748
Lead Lineworkers 220 $57.39 $12,626
(2) Groundworkers 750 $40.60 $30,450
(3) Apprentice Lineworkers 650 $49.74 $32,331
Fringe Benefits $41,485
Skid Steer 360 $26.04 $9,374
TOTAL MATCH: $184,633.00
IDENTIFICATION OF OTHER FEDERAL APPLICATIONS
FEMA Pre-Disaster Mitigation Grant CFDA #97.047
Award # EMD-2023-PD-0001
Encumbrance # 23LPDM01EP
Total Project Cost: $1,060,000.00
Grant Funding: $785,937.00
Match Funding: $274,063.00
The FEMA Pre-Disaster Mitigation Grant is for the insulated overhead cable in south Estes
Park.
This grant request - Colorado Grid Hardening for Small and Rural - is for the undergrounding of
electrical infrastructure in the center of Estes Valley.
Although this grant request and the FEMA Pre-Disaster Mitigation Grant have a similar goal -
harden electrical infrastructure - there is no overlap of the projects or funding.
BUY AMERICA BUILD AMERICA
All products that will be purchased with grant funds are manufactured in the United States and
comply with the Buy America Build America (BABA) component of the BIL. The Town of Estes
Park requires all vendors to certify that they comply with BABA.
RESUME - ORGANIZATION PRINCIPAL REPRESENTATIVE
Joe Lockhart
Line Superintendent
615 Elm Rd
Estes Park, CO 80517
(970)577-3613
jlockhart@estes.org
SKILLS
As the Line Superintendent performs complex technical and administrative work supervising the
installation, maintenance and repair of electric/ fiber distribution lines and related facilities,
working on the annual budget, present equipment needs, and promoting safety and customer
satisfaction.
EXPERIENCE
Town of Estes Park, CO - Power & Communications Line Superintendent
June 2012 - PRESENT
● Transitioned department to in-house construction from outside contractors improving the
quality of work and reducing costs ty 50%
● Managed ten large scale overhead and underground infrastructure projects totaling
156,000 feet of powerline construction worth $2.8 million of Capital investment.
● Administered the launch of a new municipal broadband utility. Managed infrastructure
design, engineering, and construction for 11,000 customers across 350 square mile
service territory.
● Directed the implementation of a new cloud based work order and inventory
management system. Transitioning to Lucity has led to improved budget management,
streamlined crew work processes, and tightened inventory controls.
● Led the implementation of advanced metering infrastructure program deploying smart
electric meters to 95% of electric customers and network infrastructure across the
service territory.
Town of Estes Park, CO - Light & Power Crew Chief
June 2005 - June 2012
● Directed day to day operations of the line crews, managing daily schedules, customer
service and work orders
● Responsible for crew safety program, implementing the use of daily job briefings and
tailgate safety meetings
● Established Department of Labor recognized lineworker apprenticeship program to
facilitate training and retention of high quality journey lineworkers. To date, over two
dozen apprentices have participated in this program.
TRAINING AND CERTIFICATIONS
Utilities Telecom Council/Light Brigade -Fiber Optic Professional Level 2 Designer
April 2016
Knowledge-based certification for design, administration, operation, and supervision of a utility
fiber optic network
Northwest Line College - Certificate
August 1997 - November 1997
16-week classroom and practical training course covering electrical theory and service delivery,
electrical devices, rigging, loads and equipment OSHA 10-Hour Electrical Transmission &
Distribution Training
AWARDS
2022 - Top 25% electric reliability - APPA
2019 - Cabling Installation & Maintenance Platinum Innovators Awards - Dura-Line FuturePath
Figure-8 in Estes Park
2018 - Plastics Pipe Institute Project of the Year - Dura-Line
2018 - RP3 Gold Designation - APPA
RESUME - GRANT ADMINISTRATOR
JAMIE L. KURYLLO
EDUCATION
University of the Pacific, Sacramento, California
Juris Doctor and Public Law & Policy Certificate, May 2013
CERTIFICATIONS
ICS 100/200/300/400/700/800 – FEMA
L975 All Hazards Position Specific Finance/Administration Unit Leader – FEMA
EXPERIENCE
Town of Estes Park, Estes Park, Colorado
Grant Writer,August 2023–Present
● Write and administer Federal, State, Local and private grants
○ Ready, Set, Go!
○ Colorado Strategic Wildfire Action Program
○ Community Wildfire Defense Grant
City of Bellevue Fire Department, Bellevue, Washington
Grant Coordinator,May 2022–August 2023
● Wrote and administered Federal, State, Local and private grants
○ Urban Area Security Initiative Program
○ Emergency Management Performance Grant
○ U.S. Department of Transportation - Technical Assistance Grants
○ U.S Department of Justice - Edward Byrne Memorial Justice
Assistance Grant
○ FEMA Assistance to Firefighters Grant
○ State of Washington Department of Ecology
○ FM Global Insurance
○ State Farm Insurance
○ Medic One Foundation
○ Last Call Foundation
Mountain Girl Grants, Reno, Nevada
Owner/Grant Writer,September 2020–May 2022
● Wrote and administered Federal, State, Local and private grants
○ FEMA Assistance to Firefighters Grant
○ FEMA Staffing for Adequate Fire and Emergency Response Grant
○ FEMA Fire Prevention & Safety Grant
North Tahoe Fire Protection District, Tahoe City, California
Administrative Assistant II/Clerk of the Board, August 2015–July 2017
● Wrote and administered Federal, State, Local and private grants
○ FEMA Assistance to Firefighters Grant
○ FEMA Staffing for Adequate Fire and Emergency Response Grant
○ FEMA Fire Prevention & Safety Grant
COMMUNITY DEVELOPMENT Report
To: Honorable Mayor Hall
Board of Trustees
Through: Town Administrator Machalek
From: Paul Hornbeck, Senior Planner
Date: March 25, 2025
RE: Annexation Referral – Elkhorn Lodge Phase II
Objective:
Refer the subject annexation petition to Town Board in compliance with Colorado
Revised Statutes (C.R.S.) 31-12-107, provide background on annexation process and
the subject property, and receive direction from Town Board.
Present Situation:
The annexation process is governed by the Municipal Annexation Act (“MAA”), which is
codified at C.R.S. 31-12-101, et seq. and, to a lesser extent, the Estes Park
Development Code. For a property to be annexed, the MAA requires a referral of an
annexation petition to Town Board (this agenda item), approval of two resolutions, and
ultimately adopting an annexation ordinance that completes the annexation process.
The first required resolution is for the purpose of determining whether the content of the
annexation petition substantially complies with the MAA (“Substantial Compliance
Resolution”). The petition must include signatures and addresses of property owners,
identify their property, request annexation, state that it is desirable, etc. It must also
include a map of the area to be annexed. If the petition contains all the statutorily
required elements, the Town Board will adopt a resolution determining that the petition
substantially complies with the statute.
The second required resolution will determine whether the subject property is eligible for
annexation (“Eligibility Resolution”). The second hearing must be scheduled between
thirty (30) and sixty (60) days from the date of the hearing on the Substantial
Compliance Resolution. There are a number of notice requirements for the hearing on
the Eligibility Resolution:
1) The Town must publish notice of the hearing for four consecutive weeks
with the first publication occurring at least thirty (30) days in advance of
the hearing.
2) The Town must mail notice of the hearing to the Board of County
Commissioners (“BCC”), the County Attorney, and all taxing districts at least
twenty-five (25) days in advance of the hearing.
3) The Town must prepare and submit to the BCC an Annexation Impact Report
at least twenty-five (25) days in advance of the hearing.
Town Board will determine whether the property is eligible for annexation based on the
following MAA requirements:
1) Contiguity, which means that one sixth of the perimeter of the area to be
annexed must be contiguous to the existing boundary of the Town;
2) A community of interest exists between the Town and the area to be annexed;
3) The area to be annexed is urban or is urbanizing;
4) The area to be annexed is integrated with or is capable of being integrated
with the Town.
Contiguity, as described above, is in and of itself a sufficient basis to make the other
three findings. Once the Eligibility Resolution is approved, the Board may proceed to
complete the annexation by adopting an Annexation Ordinance unless an election is
required. The MAA does not require any special notice requirements or deadlines for
the Annexation Ordinance.
The Estes Park Development Code is largely silent on annexation procedures but does
require the applicant to host a neighborhood meeting.
Proposal:
An application requesting the annexation of a 40-acre property has been submitted to
the Town. The subject property is a largely undeveloped tract of land southwest of the
historic Elkhorn Lodge under the same ownership as the historic Elkhorn Lodge
property. The property features considerable topography, areas of dense forests, and
open shrubland. Application materials indicate the applicant is seeking to develop two
110-room hotels, 55-65 treehouse cabins, and 8-10 relocated historic cabins. A
Development Plan would be required to allow such development but is not under
consideration at this time.
Town Board discussion of the subject annexation request is appropriate since
annexations are a State-established legislative process not subject to the special rules
governing the finding of fact and ex-parte communication inherent with quasi-judicial
proceedings. Further, Town Board review and evaluation of an annexation is
discretionary. This means the Board may approve or deny an annexation request as
they see fit, based on the circumstances and conditions presented to them, and they
are not acting as ‘judges’ as they would in a quasi-judicial proceeding. The Board also
has the authority to approve an annexation with additional conditions and requirements
that exceed standard Town-established requirements, typically through approval of an
annexation agreement with the property owner.
The property included in this petition for annexation may be the subject of future
applications for a Planned Unit Development (PUD) zoning overlay and Development
Plan. Those applications would be quasi-judicial and are not before the Board at this
time. This agenda item relates strictly to the annexation itself.
Vicinity Map
Topography
Most of the property feature slopes in the range of 20 to 30 percent. A ridge runs
southeast across the site and is part of an identified ridgeline protection area. Any
subsequent Development Plan(s) submitted will be subject to the ridgeline protection
standards in the Estes Park Development Code (EPDC). Given the slopes on the site,
Development Code limitations on grading and site disturbance will be relevant to future
development, including limitations on changes to the natural grade, generally a
maximum of 10 feet, and maximum retaining wall heights, generally six feet.
Hazards
The site is located within two mapped hazard areas: wildfire and geologic (steep
slopes). As such, a wildfire hazard mitigation plan and geologic hazard mitigation plan in
accordance with EPDC Sec. 7.7 will be required. Pursuant to the Development Code,
these mitigation plans are typically reviewed at the subdivision and/or development plan
stage of development. However, such hazard plans could be requested now for
consideration with the annexation process, should the Town Board direct staff to
proceed with the annexation.
Wildlife
The site is within a mapped important wildlife habitat area as a high use area for deer.
EPDC Sec. 7.8 will therefore apply to any development, including limitations on fencing,
lighting, and non-native landscaping. EPDC Sec. 7.8 would require a wildlife
conservation plan if the site contains endangered or threatened species, big horn sheep
W. Wonderview Ave
(or habitat), or riparian areas. Pursuant to currently available sources (1996
Comprehensive Plan, 2008 Estes Valley Habitat Assessment, and Colorado Parks and
Wildlife maps) none of those items appear to apply to this site so a wildlife conservation
plan will not be required.
Topographic Map
Land Use
The surrounding area includes a residential neighborhood to the north with homes on
lots ranging from 1/3 of an acre to one acre in size. Large lot (8-10 acre) single family
homes are located to the east. These lots are subject to conservation easements held
by the Estes Valley Land Trust that limit development. Properties to the south are
industrial/commercial in nature, including Polar Gas and RATP DEV bus operations.
Properties to the west include single family homes on lots ranging from one to 10 acres
in size. The University of Northern Colorado’s Old Man Mountain Retreat Center is
located on the 80-acre parcel northwest of the subject property. The UNC property
abuts and provides informal trail access to Rocky Mountain National Park.
The property’s current zoning within Larimer County is Estes Valley Rural Estate (EV
RE). Such zoning permits relatively low-density single-family residential development,
with a maximum density of 1 unit per 2.5 acres. The Future Land Use Map in the Estes
Forward Comprehensive Plan designates the property as Low-Density
Accommodations, which is “intended for uses such as rustic lodges, resorts, and cabins
Designated Ridgeline
Protection Area
Subject Property
that are developed in rural areas at a lower density and intensity than urban hotel or
motel-style lodging.” As the Comprehensive Plan states “the Future Land Uses provide
a guide for land use policies and decisions that direct growth according to character and
intensity of use.”
Table 2: Zoning and Land Use Summary
Future Land Use
Designation
Zoning Current
Use
Subject
Parcel
Low-Density
Accommodations
Estes Valley Rural Estate
(RE)
Undeveloped
North Suburban Estate/ Low-
Density Accommodations
Estate (E) Single-Family Residential
South Industrial Mix Estes Valley Restricted
Industrial
Industrial
East Mountains & Foothills Estes Valley Rural Estate
(RE-1)
Single-Family Residential
West Mountains & Foothills/
Mixed Use Centers &
Corridors
Estes Valley Rural Estate/
Estes Valley Commercial
Outlying
Single-Family
Residential/Industrial
Future Land Use Map
Suburban
Estate Public/ Semi Public
Subject Property:
Low-Density
Accommodations
Suburban
Estate
Industrial Mix
Downtown
Mountains &
Foothills
W Elkhorn Ave
Zoning Map
With the annexation application, the applicant has requested
The zoning which most closely corresponds with the Low-Density Accommodations
Future Land Use category is A-1 Accommodations/Low-Intensity Zoning District. Such
zoning allows small hotels (up to 8 guest rooms) and resort lodges/cabins (up to 20
guest rooms). The A-1 district also includes a maximum density of one guest room per
10,890 square feet of land area, with reductions required for sites with slopes in excess
of 12%.
With the annexation application, the applicant has requested A
Accommodations/Highway Corridor Zoning, which allows hotels and resort
lodges/cabins. The A zone district does not limit hotels to small hotels (i.e. 8 or fewer
rooms) or place a limit of 20 guest rooms for lodges/cabins like the A-1 zone. The A
zone does have an overall maximum density of one guest room per 1,800 square feet
land area with reductions required for sites with slopes in excess of 12%.
Staff has provided a rough estimate on the range of possible development densities
under different zoning in the table below. Exact calculations are not possible at this time
because a site-specific development plan is needed to calculate the amount of land
needed for roadways and the average slope of the site, both of which reduce overall
density.
Table 1: Possible Range of Development Density
E RE
CO
W Elkhorn Ave
I-1
RM
E-1
Unincorporated
Larimer County Subject Property
Current County
Zoning
A-1 Zoning A Zoning
Primary
Units
10-16 residential units 75-125 accommodations
units
450 - 750
accommodations units
Accessory
Units
Up to one accessory
dwelling (ADU) unit per
lot
10-20 units employee
housing
65-110 units employee
housing
In addition to the A zoning, the applicant has indicated they will be pursuing a Planned
Unit Development (PUD) zoning overlay, as they believe such zoning would best
facilitate development of the site. In accordance with the Town’s PUD standards, a
demonstration of public benefit would be required. It should also be noted that neither
the A zoning or PUD overlay is under formal consideration at this time as the Town
cannot begin zoning proceedings until the Substantial Compliance Resolution is
approved.
Utilities & Services
The Town provides domestic water service to the site. A 12-inch water main currently
crosses the site. The Water Division has indicated adequate water volume and pressure
exist to serve the site, and potential future development, and no line extensions are
anticipated.
Electric service is provided by the Town and the Power & Communications Department
has indicated there are no major concerns with serving the property.
Sanitary sewer does not currently extend to the site but eight-inch sewer mains exist to
the south in Elm Road and to the north in both Old Ranger Drive and on the historic
Elkhorn Lodge property. Estes Park Sanitation District (EPSD) currently serves the
historic property, while the subject property falls within the Upper Thompson Sanitation
District (UTSD). The applicant has discussed with the sewer districts the possibility of
connecting to EPSD rather than UTSD. Regardless, the applicant will be obligated to
extend the necessary sewer infrastructure to serve the property.
Estes Valley Fire Protection District has indicated they are able to serve the property. A
minimum of two points of access will be required to the site, as will fire sprinklers in all
buildings. Wildfire mitigation will also be required with development as demonstrated
through a wildfire mitigation plan. As with all new development, the Fire District would
charge an impact fee with building permits which helps offset the additional burden
growth places on the District.
The Police Department also indicated they are able to serve the property but cautioned
that, in general, more development in Town will eventually create a demand for
additional officers. The Police Department is supportive of having a connection between
Elkhorn Avenue and Moraine Avenue.
Site Access
A traffic study has been prepared by the applicant’s traffic engineer to analyze potential
impacts of development to the intersections of Elkhorn Avenue/Filbey Court and
Moraine Avenue/Elm Road. As of this writing, the study is pending Public Works review.
The study contemplates three access points to the site: Elm Road, Elkhorn Avenue via
an extension of the private drive through the historic lodge site, and an emergency-only
access to Old Man Mountain Lane. Public Works and CDOT will review potential
impacts and evaluate if intersection improvements are warranted.
The traffic study states the proposed site development would generate, upon
completion and full occupancy, 126 new weekday morning, 151 new weekday
afternoon, and 204 new Saturday midday peak hour vehicle trips as well as 2,208 new
weekday daily trips and 2,258 new Saturday daily trips. It assumes 90% of traffic would
utilize access from Elkhorn Avenue and 10% from Moraine Avenue. The study
concludes that nearby studied intersections would experience additional minor delays
due to the development but would operate in general consistency with the future
background condition.
A public street connection between Moraine Ave (US 36) and Wonderview Drive (US
34)has long been a concept in the vicinity of the subject parcel. As the 1996
Comprehensive Plan states: “A US 36 to US 34 bypass connection, west of downtown
in the vicinity of the former landfill, has been proposed in the past to allow local traffic,
as well as traffic entering and exiting RMNP, to bypass the downtown area.” The 2003
Estes Valley Transportation Alternatives Study recommended construction of a western
bypass and provided high level analysis of five alternatives for the route. Two of the
alternatives traverse the subject property, while a third skirts the eastern boundary. In
2012, a transportation visioning committee of Estes Valley residents produced a report
entitled Roadmap to the Future, which concluded the western bypass unfeasible during
the next 20 years due to high expense and difficulty of proposed routes to meet design
criteria.
The draft 2045 Transportation Plan appears to recognize the considerable challenges
inevitable in constructing the conceptual bypass and identifies a reduced scope, with a
less-intensive connection from Elm Road to Old Ranger Drive shown. This would
presumably be a local street connection rather than a larger bypass. Public Works
believes a public street connection between West Elkhorn Ave and Moraine Ave is an
important element for access during future disaster events, and recommends this
street be a required inclusion of this proposed annexation.
Regardless of what type of vehicular access is provided through the site, pedestrian
amenities and linkage requirements will be required in accordance with EPDC Chapter
4.Numerous informal recreational trails crisscross the property, which previously hosted
horseback rides originating from the Elkhorn Lodge. The Estes Valley Master Trails
Plan identified that these trails “should be formalized and maintained to further connect
the Town and RMNP.” A public access easement could help achieve this connection
and could be included in an annexation agreement.
Other Considerations
Annexation of the property to allow development would likely have a positive economic
impact and increase the Town’s tax base. Conversely, additional jobs associated with
the development could further stress the local housing market.
Neighborhood Meeting
The applicant hosted a neighborhood meeting on December 19, 2024. A summary of
the meeting is enclosed. Some of the issues discussed included impacts to, or
associated with, traffic, wildlife, lighting, grading, and views.
Advantages:
•Annexation would allow the Town to control the development of this property as it
would be subject to Town requirements, such as ridgeline protection,
accommodation density, and wildfire mitigation.
•In return for annexation, the Town can require property owners to meet higher
development standards or provide additional measures to mitigate development
impacts.
•The Town would receive tax revenue from the operation of the proposed hotels.
•Development could help facilitate a roadway connection between Moraine
Avenue and Elkhorn Avenue, which could serve as an important route for
emergency access and evacuations.
Disadvantages:
•The Town will be required to provide municipal services to the property.
•Potential negative impacts to quality of life of nearby residents.
•Potential additional stress on the housing market.
•Town staff will spend significant time on the continued review of development
applications and permits for the project.
Action Recommended:
No formal action is required. If desired, Town Board can provide staff and the applicant
with direction on the subject request for annexation, including their level of support for
the annexation and requested accommodations development and density. It should also
be noted that this is the first step in the annexation process, and that there will be
additional opportunities for the Town Board to provide more detailed direction.
Finance/Resource Impact:
All new development has the potential to impact municipal finances and resources.
While detailed financial analysis of this or any new development is not typically done, it
could be a consideration with an annexation. New development can generate additional
sales, lodging, and property tax revenue. Development also has financial costs through
the provision of services, capital requirements, and ongoing public works maintenance.
It is anticipated with this proposal, as with any new development in Town, that the cost
to extend or improve infrastructure (roads, utilities, etc.) would be borne by the
developer and not the Town. Ongoing maintenance of public infrastructure would
become the responsibility of the Town, as would the provision of other services.
Level of Public Interest
Public interest in this annexation is anticipated to be high.
Attachments:
1.Annexation Petition
2.Statement of Intent
3.Conceptual Site Plan
4.Annexation Map
5.LINK-Traffic Study
6.Neighborhood Meeting Summary
1
Annexation Petition
PETITION FOR ANNEXATION
TO THE BOARD OF TRUSTEES OF THE TOWN OF ESTES PARK, COLORADO:
In accordance with Article 12, Title 31, CRS, 1973, as amended, the undersigned hereby petition
the Board of Trustees of the Town of Estes Park, Colorado annexation into the Town of Estes Park,
Colorado, the following described unincorporated territory located in the County of Larimer, State
of Colorado, to be known as Elkhorn Lodge Phase 2, to wit:
LEGAL DESCRIPTION:
The Southwest Quarter of the Northeast Quarter of Section 26, Township 5 North, Range 73 West of
the Prime Meridian, County of Larimer, State of Colorado
AND, in support of said Petition, petitioners state that:
1.It is desirable and necessary that the above-described territory be annexed into the Town of
Estes Park, Colorado.
2.Not less than one-sixth (1/6th) of the perimeter of the area proposed to be annexed is
contiguous with the Town of Estes Park, Colorado.
3.A community of interest exists between the territory proposed to be annexed and the Town
of Estes Park, Colorado.
4.The territory proposed to be annexed is urban or will be urbanized in the near future.
5.The territory proposed to be annexed is integrated with or is capable of being integrated with
the Town of Estes Park, Colorado.
6.The signatures of the Petition collectively comprise more than 50% of the landowners of the
total territory to be included in the area proposed to be annexed and said landowners
attesting to the facts and agreeing to the conditions herein contained will negate the
necessity of any annexation election.
7.No land held in identical ownership, whether consisting of one tract or parcels of real
estate:
a.Is divided into separate parts or parcels without the written consent of the
landowners thereof, unless such tracts or parcels are separated by a dedicated
street, road or other public way
b.Comprising twenty acres or more which, together with the buildings and
improvements situated thereon has an assessed value in excess of two hundred
thousand dollars ($200,000) for ad valorem tax purposed for 6th year next preceding
ATTACHMENT 1
2
Annexation Petition
the annexation, is included within the territory proposed to be annexed without
consent of the landowners.
8.The signer of the petition is the landowner of all the territory included in the area proposed
to be annexed, exclusive of streets and alleys.
9.No part of the area proposed to be annexed is more than three (3) miles from a point on the
municipal boundary, as such was established more than one (1) year before this annexation
will take place.
10.The area proposed to be annexed comprises (check the appropriate box below):
☐Less than ten (10) acres, thus an annexation impact report as provided for in Section
31-12-108.5 C.R.S. is not required
☒More than ten (10) acres, thus an annexation impact report as provided for in
Section 31-12-108.5 C.R.S. is required.
11.The petitioner requests that the Town of Estes Park approve the annexation of said property
to the Town of Estes Park, Colorado.
12.The mailing address of the petitioner, the legal description of the land owned by the
petitioner, and the date of the signing are all shown on this petition.
13.Accompany this petition are four (4) copies of the annexation map and digital file of the map
containing the following information:
a.A written legal description of the boundaries of the area proposed to be annexed.
b.A map showing the boundary of the area proposed to be annexed, such map
prepared and containing the seal of a registered engineer or land surveyor.
c.Within the annexation boundary map, there is shown the location of each ownership
tract in unplatted land, and if part of all of the area be platted, then the boundaries
of the plat numbers of plots or of lots and blocks.
d.Next to the boundary of the area proposed to be annexed is drawn the contiguous
boundary of the Town of Estes Park, Colorado, and the contiguous boundary of any
other municipality abutting the area proposed to be annexed.
e.The dimensions of the contiguous boundaries are shown on the map.
14.The undersigned agree to the following conditions, which shall be covenants running with
the land, and which shall, at the option of the Town, appear on the annexation map:
5235 Ronald Reagan Blvd., Suite 200
Johnstown, CO 80534
970.800.3300 • GallowayUS.com
Paul Hornbeck, AICP
Senior Planner
Community Development Department
Town of Estes Park
170 MacGregor Ave
Estes Park, CO 80517
970-577-3720
Dear Mr. Hornbeck,
We are pleased to submit this Annexation and Establishment of Zone/Rezone Application for the
development of a 43-acre parcel of mountainous terrain adjacent to the Historic Elkhorn Lodge in
Estes Valley. This secluded, timbered property, accessible via Elm Road to the southwest and Old
Ranger Drive to the north, is an ideal setting for a year -round resort campus that embodies the rustic
charm and historic appeal of the area. Inspired by the rich heritage of the Historic Elkhorn Lodge, this
development is intended as an extension of the character and legacy established through the Historic
Elkhorn Lodge, cabins and Hilton Homewood Suites.
Our vision includes two 110-room upscale hotels that complement the historical aesthetic, providing
luxury accommodations in harmony with the natural environment. The project will feature 55 -65
treehouse units, carefully designed to minimize impact on the existing landscape and allow guests an
immersive, elevated experience of the surrounding forest. Additionally, we will relocate and restore 8 -
10 historic cabins from the Elkhorn Lodge property, preserving these structures as unique
accommodations within the resort.
To support guest needs while preserving the site’s natural feel, the development will include
designated parking areas, utility connections based on the existing waterline, and dual sewer access
from both Elm Road and the Elkhorn Lodge site. Walking paths will meander through the property,
encouraging guests to explore and connect with the Estes Valley’s beautiful and serene natural
surroundings.
Collaborative Approach to Planning and Development: Our team is committed to working in close
partnership with the Town of Estes Park, Larimer County, and local stakeholders throughout the
planning and approval process. Key components of this approach include:
1.Annexation and Zoning:
o We are seeking to annex the 40-acre property into the Town of Estes Park to ensure
streamlined municipal service access and integration with the broader community
vision.
o The preferred zoning approach is a Planned Unit Development (PUD) to create a
cohesive development and unified land use approach, with Zone A or CO as potential
options, to accommodate the unique layout and operational needs of this site.
2.Utility Coordination and Infrastructure:
o To support development, we are coordinating with local agencies to finalize utility
access. Sewer service will be accessible from both Upper Thompson and Estes Park
Sanitation Districts, with an 8-inch sewer line already stubbed into the Elkhorn Lodge
property. This line has adequate capacity to support the additional units planned for
this site.
The resort’s design and character will reflect the historic charm of the Elkhorn Lodge and the new
Hilton Homewood Suites, establishing a cohesive, extended campus that honors the Estes Valley’s
unique heritage. We look forward to moving forward in partnership with the Town, County, and local
stakeholders to realize this vision.
ATTACHMENT 2
Annexation & Establishment of Zone/Rezone Statement of Intent
Elkhorn Lodge Phase 2 | Estes Park, CO
January 30, 2025
Galloway & Company, Inc. Page 2 of 2
Sincerely,
Matt Lowder
801-602-0417
East Avenue Development
Kyle Pollock PE
CIVIL ENGINEERING PROJECT MANAGER
SR. ASSOCIATE
5235 Ronald Reagan Blvd., Suite 200, Johnstown, CO 80534
O 970.800.3300 C 970.800.3315
kylepollock@gallowayus.com
GallowayUS.com
FIGURE 1-2
CONCEPTUAL SITE PLAN
ELKHORN LODGE PHASE 2
ESTES PARK, CO 10
ATTACHMENT 3
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THESE PLANS ARE AN INSTRUMENT OF SERVICE
AND ARE THE PROPERTY OF GALLOWAY, AND MAY
NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED
WITHOUT THE WRITTEN CONSENT OF GALLOWAY.
COPYRIGHTS AND INFRINGEMENTS WILL BE
ENFORCED AND PROSECUTED.
COPYRIGHT
5235 Ronald Reagan Blvd., Suite 200
Johnstown, CO 80534
970.800.3300
GallowayUS.com
Date:
Drawn By:
Project No:
Checked By:
ELKHORN LODGE PHASE 2 ANNEXATION
BEING THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF
SECTION 26, TOWNSHIP 5 NORTH, RANGE 73 WEST OF THE 6TH P.M.,
COUNTY OF LARIMER, STATE OF COLORADO
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SHEET 1 OF 1
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SCALE: 1"=100'
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ATTACHMENT 4
5235 Ronald Reagan Blvd., Suite 200
Johnstown, CO 80534
970.800.3300 •GallowayUS.com
Elkhorn Lodge Phase 2 Annexation Neighborhood Meeting Notes Summary_Final.docx
Page 1 of 2
12/19/24 - Neighborhood Meeting Summary / Notes
Applicant / Developer:
East Avenue Development
Justin Mabey & Matt Lowder
1001 Cypress Creek Rd. Suite 203
Cedar Park, TX 78613
Phone: (801) 602-0417
matt@eastavenue.com
Galloway Consultant
Team in Attendance:
Brian Horan (Traffic)
Brynhildr Halsten (Planning)
Daniela Gonzalez (Traffic)
Jon Romero (Landscape Architecture / Planning)
Community Feeback:
1. Traffic
a. Circulation & Safety (Pedestrian, Bicycle and Vehicle)
b. Access
i. Private through property
ii. Options to restrict/manage access to Old Man Mountain Ln and Elm St
iii. Construction Traffic
iv. Trespassing on adjacent private properties (Pedestrian & Equestrian)
v. Connections to Trail network to Rocky Mountain National Park
vi. Emergency vehicle restricted access points in quantity and location
c. Improvements to existing roadway network
d. Parking (Location and amount)
2. Lighting
a. Impacts of new development, particularly parking
b. Current Town requirements are not modern in approach to “dark sky”
3. Wildlife
a. Current migration patterns and areas of concentration
b. Limit impacts on existing Wildlife patterns
4. Grading
a. Steep slopes on portions of the site
5. Views
a. Building height and grades on site are a concern
6. Water
a. Does the Town have water to supply this kind of development?
7. Buildings
a. Architecture
b. Location to minimize impact on adjacent properties
c. Height
ATTACHMENT 6
Elkhorn Lodge Phase 2
Neighborhood Meeting Summary | Estes Park, CO
December 23, 2024
Galloway & Company, Inc.Page 2 of 2
d. Quantity
e. Unit Count / Density
8. Land Use
a. Impacts of rezoning into Town
i. Currently a residential zone in County. If it was developed under current
County zoning (1 DU/2.5 acres) could potentially have 17 homes and each
could construct an ADU. Could have more impact on the site than “pocket”
development of Accommodations.
9. Timing
a. When would Phase 2 efforts happen?
i. Ways to stay involved and up to date
b. Delays in Phase 1 effort
Town Clerk <townclerk@estes.org>
Elkhorn Lodge Phase II
1 message
Frederic Barber <fredbarber@alum.mit.edu>Thu, Mar 20, 2025 at 8:13 AM
To: "ghall@estes.org" <ghall@estes.org>, "mcenac@estes.org" <mcenac@estes.org>, "bbrown@estes.org"
<bbrown@estes.org>, "khazelton@estes.org" <khazelton@estes.org>, "migel@estes.org" <migel@estes.org>,
"franklancaster@estes.org" <franklancaster@estes.org>, "cyounglund@estes.org" <cyounglund@estes.org>
Cc: "tmachalek@estes.org" <tmachalek@estes.org>, "planning@estes.org" <planning@estes.org>, "townclerk@estes.org"
<townclerk@estes.org>
I am writing with comments on the Elkhorn Lodge Phase II project, including the proposed annexation of the parcel by
the Town, its rezoning and the development proposal itself.
While the annexation, rezoning and project approval are technically three separate processes under the law, they are
intimately linked in practical terms. The annexation should not proceed without the expectation that the rezoning
will be approved and that the project will be approved in substantially the proposed form. Any lesser expectation is
unfair to the applicant, the Town and the citizens of both the Town and County. Approval of the annexation and
rezoning would place extreme pressure on Town staff, boards and Trustees involved in subsequent evaluations to
approve the project regardless of its merit under the Comprehensive Plan and Development Code despite the good
intentions of all involved.
While the details of the proposed annexation and rezoning are clear, there is not yet enough detail regarding the
project itself to allow its evaluation. The public review process with regard to the project itself is not intended to
prohibit development in strict compliance with the Development Code, but is intended to give the public visibility to
potential non-compliances and project elements subject to extraordinary approvals and certain judgments. The
requirement for approval by the boards and Trustees act in support of public review, allowing for review and
comment by the public at large followed by consideration by the appointed and elected representatives. Absent the
information needed to allow such public review, annexation and rezoning carry too much risk and should be either
deferred or denied.
It is understandable that the applicant is reluctant to make too great an investment in detailed planning without
preliminary assurance that the project is likely to be approvable in some economically viable form. Nevertheless,
fairness and an orderly process require that additional detail regarding certain aspects of the project be made
available in support of public review.
I would highlight three items:
First, the submitted Traffic Impact Study uses questionable methods and fails to address several significant aspects of
the project. It generally describes only intersection capacity at the entry/egress points on both West Elkhorn and
Moraine, making no comment on the capacity of the roads themselves.
The Study relies on traffic measurements made in December (!) of last year and applies a seasonal scale factor of 2.5
(!) to some, but not all, of the measurements to estimate worst case. I am hard pressed to believe that anyone would
3/24/25, 8:14 AM Town of Estes Park Mail - Elkhorn Lodge Phase II
https://mail.google.com/mail/u/2/?ik=54517dd595&view=pt&search=all&permthid=thread-f:1827122695499281998&simpl=msg-f:1827122695499281998 1/3
PUBLIC COMMENT RECEIVED BY 8:30 A.M. 2025-03-24
find a factor of 2.5 to adequately represent the peak season traffic on Moraine Ave in comparison to December
traffic. Moreover, the Study does not apply any seasonal adjustment to turning traffic on Elm, contending that the
industrial and commercial nature of the abutters represents a consistent level of utilization throughout the year. This
is clearly a preposterous assertion given that a substantial fraction of the traffic is generated by the transfer station
and recycling facility, both of which are highly dependent on seasonal variations in both local population and
visitation.
Based on claims that the intersections in question offer adequate performance under the projected load, despite
citing marginal actual grades (E and F) under current conditions, it makes no recommendations as to intersection
reconfiguration (addition of turn lanes or roundabouts, for example) or traffic control modifications (replacement of
stop signs by signals that will likely be required based on projected volumes. Commendably, it recommends
reassessment of the situation once the Elkhorn Lodge Phase I is completed, but a call for reassessment cannot really
make up for deficiencies at this point in the planning and approval process.
Even more importantly, despite the Town’s insistence that a road be put through the development to connect West
Elkhorn and (via Elm Rd) Moraine, the TIS does not account for any through traffic – only that associated with the
development itself. Some residents predict that this “bypass” could be very attractive to residents of the West
Elkhorn/Wonderview/Fall River corridor wishing to access businesses on Moraine without transiting the highly
congested Elkhorn/Moraine intersection. This is, after all, why the Town wants the road built in the first place, isn’t
it?
The staff report mentions this bypass but fails to note its significance with regard to the validity of the TIS. This
omission must be corrected.
Second, the parcel includes a significant area identified in the Development Code as protected ridgeline, subject to
specific design constraints related to visibility of structures above the crest of the ridge. The two large hotel buildings
appear to be located within the protected ridgeline and must be assessed for compliance with the Code. The
compliance criteria are somewhat subjective, but compliance cannot be assessed without, as a minimum, elevation
renderings of the proposed structures in the ridgeline area, potentially from different vantage points, and possibly
even renderings inserted in photographs of the site. While the staff report identifies the presence of the protected
ridgeline as an issue, its comments are insubstantial and do not address compliance criteria or the potential difficulty
of meeting them given the proposed location of the two large hotel buildings.
Third, and perhaps most important, the rezoning request and preliminary development proposal are strikingly
inconsistent with the new Comprehensive Plan. In particular, as detailed in the staff report, the Comp Plan
recommends use of the parcel for “rustic lodges, resorts, and cabins that are developed… at a lower density and
intensity than urban hotel or motel-style lodging”, corresponding to A-1 under the Development Code. The two large
hotel buildings would appear to be wholly inconsistent in size and character with this description and, especially in
such a prominent location, would be an eyesore and a blight on the area. (The annexation application refers to the
development as “a year-round resort campus that embodies the rustic charm and historic appeal of the area” with
“two 110-room upscale hotels that complement the historical aesthetic, providing luxury accommodations in
harmony with the natural environment” with no further substantiation.)
Traffic, prominence of the structures and general compatibility of the facility with the site are likely to be the most
controversial aspects of this project. (Wildlife impact would likely be another.) Presenting sufficient relevant data on
3/24/25, 8:14 AM Town of Estes Park Mail - Elkhorn Lodge Phase II
https://mail.google.com/mail/u/2/?ik=54517dd595&view=pt&search=all&permthid=thread-f:1827122695499281998&simpl=msg-f:1827122695499281998 2/3
these subjects prior to any approvals is critical to gaining public acceptance of the project and ensuring that
government approval at the earliest stages takes into account all relevant community input.
I would strongly recommend that the annexation and rezoning proposals not be approved (that is, be deferred or
denied) unless additional detail is made available in support of review by the boards, Trustees and public.
Sincerely,
Fred Barber
2190 Devils Gulch Rd
3/24/25, 8:14 AM Town of Estes Park Mail - Elkhorn Lodge Phase II
https://mail.google.com/mail/u/2/?ik=54517dd595&view=pt&search=all&permthid=thread-f:1827122695499281998&simpl=msg-f:1827122695499281998 3/3
Town Clerk <townclerk@estes.org>
Elkhorn Lodge Phase II development
Jim Fisherkeller <jim.fisherkeller@att.net>Thu, Mar 20, 2025 at 9:10 AM
To: "townclerk@estes.org" <townclerk@estes.org>, "phornbeck@estes.org" <phornbeck@estes.org>
Dear Mayor Hall, Trustee Board, Cenac, Hazelton, Igle, Lancaster, and Younglund,
I am writing to strongly oppose the proposed annexation for the Elkhorn Lodge Phase II Development. There are several
critical concerns that must be addressed before any decision is made.
1.Public Safety: The annexation poses serious risks to public safety. With the recent dismissal of multiple fire
inspectors, concerns about fire safety are heightened. The steep slopes and large-scale properties in the proposed
development will exacerbate the already significant risk of wildfires, while also reducing accessibility for emergency
responders. Furthermore, this development will likely increase fire risks for current residents and result in
skyrocketing property insurance costs for them.
2.Child Care and Workforce Housing Shortages: Estes Park is already grappling with severe shortages in child
care and workforce housing, with long waitlists in both areas. This development will only further strain these
services, making it even more difficult for local families to find adequate care for their children and housing options
for workers.
3.Impact on Wildlife and Tourism: Estes Park’s economy heavily relies on wildlife tourism, particularly during the
peak season. The proposed development’s proximity to Old Man Mountain and its potential impact on wildlife
habitat poses a direct threat to the region’s primary tourist draw. Diminishing wildlife populations will directly harm
the local economy, which depends on visitors coming to see the animals in their natural habitats. The loss of this
core attraction will affect local businesses, including shops and restaurants, and diminish the unique charm of
Estes Park.
4.Environmental and Economic Studies: Before proceeding with any vote, it is imperative that comprehensive
environmental and economic studies be conducted. These studies should address the potential impact on wildlife,
infrastructure, housing, schools, traffic, and the local economy, including the effect on existing hotels and vacation
rentals. Without these studies, we are unable to fully understand the long-term consequences this development
could have on our community.
For these reasons, I strongly urge the denial of the Elkhorn Lodge Phase II annexation. Estes Park’s well-being, both in
terms of public safety and its long-standing values, must take precedence over short-term gains for seasonal residents.
Sincerely,
Jim Fisherkeller
249 Old Man Mountain Lane
3/24/25, 8:16 AM Town of Estes Park Mail - Elkhorn Lodge Phase II development
https://mail.google.com/mail/u/2/?ik=54517dd595&view=pt&search=all&permmsgid=msg-f:1827126319154734539&simpl=msg-f:1827126319154734539 1/1
PUBLIC COMMENT RECEIVED BY 8:30 A.M. 2025-03-24
Town Clerk <townclerk@estes.org>
Elkhorn Lodge Phase II development
Jim Fisherkeller <jim.fisherkeller@att.net>Thu, Mar 20, 2025 at 9:11 AM
To: "townclerk@estes.org" <townclerk@estes.org>, "phornbeck@estes.org" <phornbeck@estes.org>
Dear Mayor Hall, Trustee Board, Cenac, Hazelton, Igle, Lancaster, and Younglund,
I am writing to express my strong opposition to the proposed annexation. As a resident of Old Man Mountain Lane, I have
several significant concerns that have remained unaddressed since the start of phase one and are only becoming more
pressing as phase two moves forward.
First and foremost, there has been a lack of transparency throughout this process. During phase one, we were assured
there would be no access to Old Ranger Drive, yet a road was built that allows for both right-hand and left-hand turns onto
Old Ranger Drive. The reason given for this was fire codes. Now, with phase two, we are told that a fence will be placed
to allow only emergency vehicles to access the road—but now that plan is being reconsidered. It is difficult to believe
anything we are told when the situation continues to change without clear communication.
Second, the issue of funding is a serious concern. We have witnessed multiple contractors being employed due to cash
flow issues and insufficient funding. How can we trust that this will not happen again when it has been an ongoing
problem? For the past four years, the entrance to Elkhorn Estates has been an eyesore, and it could be at least two more
years before improvements are made. This ongoing neglect has directly affected property values in the area.
Furthermore, the current infrastructure, especially the roads, is in dire condition. Last year, the town replaced the 60-year-
old sewer lines on Old Man Mountain Lane, but the water lines were also noted to be corroded and in need of
replacement. However, this was never accounted for in the budget. How can we believe that annexation will not further
degrade our water lines, necessitating expensive replacements?
Additionally, the roads remain patched and unrepaired, which continues to impact the quality of life in our community. We
are being asked to trust that annexation will somehow improve these conditions, but the lack of action to date makes it
difficult to believe such promises.
For all these reasons, I strongly oppose the annexation. The continued lack of transparency, mismanagement of funds,
and deterioration of infrastructure are unacceptable, and it is clear that we need a more accountable and transparent
approach to address these issues.
Sincerely,
Jim Fisherkeller
249 Old Man Mountain Lane
3/24/25, 8:17 AM Town of Estes Park Mail - Elkhorn Lodge Phase II development
https://mail.google.com/mail/u/2/?ik=54517dd595&view=pt&search=all&permmsgid=msg-f:1827126340894908070&simpl=msg-f:1827126340894908070 1/1
PUBLIC COMMENT RECEIVED BY 8:30 A.M. 2025-03-24
Town Clerk <townclerk@estes.org>
Elkhorn Lodge Phase 2
Joe Hladick <joehladick@gmail.com>Fri, Mar 21, 2025 at 3:14 PM
To: townclerk@estes.org
Cc: garyhall@estes.org, planning@estes.org
I am opposed to the town annexing the property for development of Phase two of the Elkhorn Lodge remodel and
expansion project for the following reasons:
1.The remodel and construction at the Original Elkhorn Lodge is not yet complete and that should be proven
economically healthy for the Lodging business first. Its common knowledge that the current Lodging in town has
never come to full capacity during peak season, and the revenues have increased from higher taxes on Lodging
but the actual occupancy has decreased in trend for the existing establishments......So what existing hotel will go
first with the added rooms in competition.
2.The draw for more people has not significantly increased to warrant yet another new hotel above the existing
Elkhorn Lodge thats not open. So why should the town annex the county property to accommodate another
hotel? What's in it for the community? How will it improve the quality of life? reduce the burden of taxes on the
community - Jobs? Certainly it does not match the Code allowed development of exisiting single family
dwellings.
3.From the sounds of it there is a road over the top in the offering.... I don't think the cost and convenience of this
road warrant the negative impact on the community in up keep cross traffic in a light industrial area along side the
residential area adjacent to the transfer station.
4.Lastly the greatest cause of demize to the wild life that live in the area is Loss Of Habitat... The proposed area
holds a proportionate number of Elk and Deer that migrate through given the chance. They are a major
resource that draw tourists that cost the town nothing in upkeep, revenue and management.
5.The town needs to enforce the development code and consider the long term effects of their decision . There are
10 people for every letter received that feel the same way about the community. People are observant, and
watching. Consider the "dark" lighting code the town adopted and go look at areas around town that have "day
lights" on, and night lights that look like construction zone.
I am opposed to the building of this development, and do not want the town to annex this property to benefit the
construction of this hotel by this Corporation.
-Thank-you-
Joe Hladick
1081 Marys Lake
Estes Park
Colorado
80517
970-217-2225
3/24/25, 8:17 AM Town of Estes Park Mail - Elkhorn Lodge Phase 2
https://mail.google.com/mail/u/2/?ik=54517dd595&view=pt&search=all&permmsgid=msg-f:1827239798653922922&simpl=msg-f:1827239798653922922 1/1
PUBLIC COMMENT RECEIVED BY 8:30 A.M. 2025-03-24
Town Clerk <townclerk@estes.org>
1st step of Elkhorn Phase II approvals
Mike Hesher <mikehesher@yahoo.com>Sat, Mar 22, 2025 at 4:00 AM
To: "townclerk@estes.org" <townclerk@estes.org>
Cc: "phornbeck@estes.org" <phornbeck@estes.org>
Dear Mayor Hall: Trustees Brown, Cenac, Hazleton, Igle, Lancaster, Younglund.
I am submitting this email as a response to the proposed Elkhorn Phase II annexation. As a current
property owner of 270 Elm Road in Estes Park, I'm firmly against this proposed annexation.
I'll take a slightly different approach to my stance against the annexation. Growing up in Central Kansas, my
aunt and uncle discovered the property in the last 60's while looking for a place in Colorado. They thought it
had the best view of Longs Peak. After their purchase, they along with my family built a cabin on the
property.
As a youngster, I spend many of summers, the 70's into the early 80's, in Estes Park, walking to Tiny Town
to play mini-golf, taking day trips through RMNP and enjoing the calmness of the Estes Valley. Throughout
the years, the property has transferred amongst family members. With the death of my mother in 2021, the
property was purchased from the family trust by my brother and me.
I was fortunate enough to move to Estes Park in 2014, gain employment at the YMCA of the Rockies until
COVID and decisions made by the administration of the Y, drove me back to Kansas.
The main point of this is that a family friend pointed out to me that while Estes Park is bustling during the
peak season, the property and surrounding properties are still a place that is quiet, void of a lot of traffic,
abundant wildlife passes through and beds down for the evening Our water well has been steady since we
made improvements to the well. This area would be greatly affected by the annexation and take away the
beauty and calmness that I have grown to appreciate over the years.
Thank you for your time.
Mike Hesher
450 West 5th
Hoisington, Kansas
3/24/25, 8:17 AM Town of Estes Park Mail - 1st step of Elkhorn Phase II approvals
https://mail.google.com/mail/u/2/?ik=54517dd595&view=pt&search=all&permmsgid=msg-f:1827288008875966159&simpl=msg-f:1827288008875966159 1/1
PUBLIC COMMENT RECEIVED BY 8:30 A.M. 2025-03-24
To Estes Park Board of Trustees
As a local business owner and resident of Estes Park for the past 10 years, I wholeheartedly
support Expedition Lodge's plans to annex and develop the 40-acre property adjacent to the
Historic Elkhorn Lodge. Throughout my decade living here, Elkhorn has remained an empty
relic, a shadow of its former self, devolving into nothing more than a parking lot for parade
floats, and I am grateful that Expedition Lodge is stepping up to breathe new life into this
significant piece of our history.
I want to emphasize that Expedition Lodge represents the finest example of responsible outside
investment I've witnessed in Estes Park. Their leadership team has made extraordinary efforts
to engage with local business owners, actively seeking out our feedback and regularly
communicating with us to understand community concerns and provide partnership
opportunities. As someone who has historically been skeptical of outside capital investments, I
am impressed and encouraged by their genuine dedication to doing things right and supporting
the local community.
Furthermore, Expedition Lodge's responsiveness to my personal concerns about the
development is commendable. Not only did their upper management actively listen, but they
also followed up by implementing tangible actions based on my feedback, specifically giving me
details on preserving the original cabins and steps they are taking to keep the original elk
mounts intact. This type of genuine community partnership is exactly what Estes Park needs as
outside capital inevitably comes into our town.
I fully support Expedition Lodge's vision for the annexation and development of this property and
strongly urge our Town Board to do the same.
Sincerely,
Kevin Benes
Running Wild Events
Founder
Kevin@Runningwildevents.com
PUBLIC COMMENT RECEIVED BY 8:30 A.M. 2025-03-24
Town Clerk <townclerk@estes.org>
comment for Tuesday's Trustee meeting
Rebecca Urquhart <rebecca.l.urquhart@gmail.com>Sat, Mar 22, 2025 at 10:07 AM
To: Town Clerk <townclerk@estes.org>
The Board of the Estes Valley Residents' Association opposes approval of the proposed annexation and/or the
rezoning of the Elkhorn Lodge II parcel until such time as the proposed development plans are adequately
completed.The current information provided by the owner inadequately addresses traffic plans and impact,
including consideration of a through route from Elkhorn to Moraine, ridgeline protections, environmental and
other impacts of the proposed density and use, and to annex and rezone without consideration of these factors
would be premature.
Board of Estes Valley Residents' Association
3/24/25, 8:19 AM Town of Estes Park Mail - comment for Tuesday's Trustee meeting
https://mail.google.com/mail/u/2/?ik=54517dd595&view=pt&search=all&permmsgid=msg-f:1827311096806556430&simpl=msg-f:1827311096806556430 1/1
PUBLIC COMMENT RECEIVED BY 8:30 A.M. 2025-03-24
Town Clerk <townclerk@estes.org>
I oppose annexation of the Elkhorn Lodge
Keith .L. <keith.lober@gmail.com>Sun, Mar 23, 2025 at 10:02 AM
To: townclerk@estes.org
Cc: planning@estes.org
March 23, 2025
Dear Mayor Hall, Trustee Board, Cenac, Hazelton, Igle, Lancaster, and Younglund,
I strongly oppose the proposed annexation for the Elkhorn Lodge Phase II
Development.
I have several significant concerns that include but are not limited to resident quality
of life, Wildlife impacts, Traffic, Fire hazard, Utility infrastructure and the enormous
scale deemed inappropriate to the well being of Estes Park residents.
Sincerely, Keith Lober 1230 middle Broadview Rd.
Keith Lober
IronAscent Solutions LLC
(C) 530-721-2958
3/24/25, 8:20 AM Town of Estes Park Mail - I oppose annexation of the Elkhorn Lodge
https://mail.google.com/mail/u/2/?ik=54517dd595&view=pt&search=all&permmsgid=msg-f:1827401388603170114&simpl=msg-f:1827401388603170114 1/1
PUBLIC COMMENT RECEIVED BY 8:30 A.M. 2025-03-24
Town Clerk <townclerk@estes.org>
Elkhorn phase 2 development
Aaron Walters <riggingfx@hotmail.com>Sun, Mar 23, 2025 at 10:35 AM
To: "townclerk@estes.org" <townclerk@estes.org>
To the Mayor and Trustees of Estes Park,
As a 50-year resident of the Estes Park valley, I vehemently oppose the Elkhorn phase 2 development. I have
observed the unrelen ng destruc on of the wildlife habitat and the serenity of this once idyllic mountain
community over those years. It is truly heart breaking.
Although I understand that development is going to happen because of the pressures of popula on growth
and outdoor recrea on, I feel this project is a bridge too far. There are op ons that be er serve those of us
who live here. We do not need such an invasive project for the many reasons that others who oppose this
have already eloquently noted and expressed.
Please do not approve the annexa on, zoning changes and PUD.
Sincerely,
Aaron Walters
1270 Range View Road
Estes Park, Colorado
3/24/25, 8:20 AM Town of Estes Park Mail - Elkhorn phase 2 development
https://mail.google.com/mail/u/2/?ik=54517dd595&view=pt&search=all&permmsgid=msg-f:1827403474380212907&simpl=msg-f:1827403474380212907 1/1
PUBLIC COMMENT RECEIVED BY 8:30 A.M. 2025-03-24
Town Clerk <townclerk@estes.org>
Annexation of Elkhorn Lodge property
Carly Lober <clober@sbcglobal.net>Sun, Mar 23, 2025 at 4:27 PM
To: townclerk@estes.org
Cc: planning@estes.org
Dear Mayor Hall, Trustees Board - Cenac,Hazelton, Igle, Lancaster and Younglund
I STRONGLY OPPOSE the proposed annexation for the Elkhorn Lodge Phase II !
The enormous scale of this possible development is inappropriate for the size of Estes Park and the quality of life for it’s
residents.
There are so many negative aspects to this possible development; traffic , no
Housing for employees, impact on wildlife, the adjoining residential neighborhoods, fire hazards and possible fire
evacuations, cost of roads, and utilities.
Please do not vote to annex this property to the Town of Estes Park .
Thank you,
Carly Lober
1230 Middle Broadview Rd
Estes Park
Sent from my iPhone
3/24/25, 8:20 AM Town of Estes Park Mail - Annexation of Elkhorn Lodge property
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PUBLIC COMMENT RECEIVED BY 8:30 A.M. 2025-03-24
March 23, 2025
To: Mayor Hall, Trustees Brown, Cenac, Hazleton, Igle, Lancaster, Younlund and Town
Administrator Machalek.
My name is Bill Brown. I reside at 340 Elm Road and am the owner of said residence.
I am writing this letter to hereby protest the proposed development known as Elkhorn Lodge Phase
#2, East Avenue Development. Cypress Creek Rd., Cedar Park, Texas.
Following are several concerns and problems I see with the East Avenue Development.
The transparency of the proposed development has not been made clear.
This development will have a negative impact on my quality of life, of my neighborhood, my
community, town of Estes Park, Rocky Mountain National Park, and the state of Colorado. The town
would be required to provide municipal services to the property and the neighborhood access,
drainage plans/flood mitigation, and wildfire protection.
125 room hotel
125 room hotel
10 sites cabins "Campground/recreational vehicle park"
65 sites tree houses "Campground/recreational vehicle park"
Wilt this upscale development increase my property tax burden?
Please see the attached pages that reference the Galloway Neighborhood Meeting Summary notes
submitted publicly on 12/19/24, and the Galloway Traffic Impact Study Elkhorn Lodge Phase #2
Estes Park CO 1/10/25, (TSI). I have the following questions/statements:
1. Traffic. There were several questions that were not answered with any clarity including the
following:
Safety
Road and access trails
Trespassing
Emergency points
Improvements to existing roadway network
2. Lighting. No answers were given to questions regarding lighting
3. Wildlife. No answers were given to questions. Is there an updated Wildlife Study?
4. Grading. No answers were given. Mountainous terrain exceeds "(15)" degrees!
5. Views. Will there be any ridgeline protection?
6. Water. Will the water and wastewater lines be extended to help the neighborhoods adjacent
to the planned development? Specifically, will there exist service for emergencies?
PUBLIC COMMENT RECEIVED BY 5:00 P.M. 2025-03-24
7. Buildings. No answers were given with clarity specifically regarding the following:
Quantity
Unit count
Density
I want to have a definition of:
-10 sites cabins "Campground/recreational vehicle park"
- 65 sites tree houses "Campground/recreational vehicle park"
8. Land Use. What will be the impact of rezoning into the Town of Estes Park? Current county
zoning would take a 40-acre parcel and consider ridgeline protection, mountainous terrain,
road safety, (1 DU/2.5 acres), trail to Rocky Mountain National Park and utility corridors may
come up to 13 tots. 13 residential units now, 325+ Accommodations (Low/Density
Accommodations). I believe 325+ units could have more impact on this site than 13
residential homes.
There is no mention of worker housing for this project. What would be a living wage for this upscale
complex? Is this helping Estes Park or adding to the current housing problem?
This 40- acre parcel borders on three (3) sides by single family residential zoning, and one side
industrial zoning. Three sides county zoning and one side Town of Estes Park zoning.
Do we want a Mixed Zoning Accommodation in the middle of a Single Family Residential and county
Industrial zoning? Does this become "IslancTzoning? Would this zoning change be in compliance
with the zoning plan for the future of the town of Estes Park and outlying area of Larimer County?
Is this a good example of what is to come? 13 residential units now, 380 Accommodation units in
March of 20257
In addition to the above, I am very concerned about the safety of Elm Road. This will add to a great
deal of traffic with more cars and trucks speeding on the road. Other issues for Elm Road include
the grade, drainage, maintenance, and the intersection with highway #36 (Moraine Ave). At the
12/19/24 Neighborhood Meeting representatives from Galloway stated, "Old Man Mountain Ln and
Elm Road will be used for emergency only". There are other alternatives for access.
Sincerely,
i^/. ^\.,'^/' ..['i^^-'L
Bill Brown
340 Elm Road
EstesPark,CO 90517
Billbrown220@outlook.com
Galloway
TRAFFIC IMPACT STUDY
ELKHORN LODGE PHASE 2
Estes Park, CO
PREPARED FOR:
East Avenue Development, LLC.
PREPARED BY:
Brian Horan, PE, PTOE
Daniela Gonzalez
Cooper Riddell-Brosig
Galloway & Company, Inc.
5500 Greenwood Plaza Blvd, Suite 200
Greenwood Village, CO 80111
DATE:
January 10,2025
Elkhorn Lodge Phase 2
Estes Park, CO
Executive Summary
Site Location and Stydy^Area
The property that comprises the application area for the proposed development is approximately 40.8 acres
in size and is identified as Larimer County Parcel Number 3526100001. It is located north of Moraine Ave,
west of Elkhorn Ave, south of Old Ranger Dr, and east of Elm Rd, in Estes Park, CO. It is zonecLRyrigl
Estate (EV RE) and is currently vacant.
The study area for the project includes intersections that could be affected by the proposed development:
• Elkhorn Ave & Fllbey Ct
• Moraine Ave & Elm Rd
Description of Proposed Development
The Applicant, East Avenue Development, seeks to develop the property with lodging/recreational uses.
The preliminary concept plans specifically contemplate two hotel uses, restored historic cabins, and guest
tree houses. The intent of this development is to occur as Phase 2 of the Elkhorn Lodge expansion project.
Phase 1 of the Elkhorn Lodge expansion project is supported by a Traffic Impact Study (TIS) prepared by
^ ) Delich Associates dated December 2019. Itjsjbe intent that the development of Phase 2 would follQwthg
completion of Phase 1.
Site access for the Elkhorn Lodge Phase 2 development is proposed via the existing access on Elkhorn
Ave through the Elkhorn Lodge Phase 1 access and a secondary access via Elm Rd. As requested by the
Town, an additional restricted emergency only access is proposed via a connection to Old Man Mountain
Lane.
Conclusions and Recommendations
Conclusions
Based on the results of this traffic impact study, the following may be concluded:
• Under existing traffic conditions, the intersection movements within the study area currently operate
at acceptable levels of service (LOS) "D" or better during the weekday AM/PM, and Saturday
( -y) midday peak hours with the exception of the northbound approach at the Moraine Ave & Elm Rd
intersection which operates at LOS "F" (v/c 0.625) during the Saturday midday peak hour. All
queues remain within their respective storage lengths.
• Under background future 2030 conditions, without development of the subject site, the movements
for the unsignalized intersections in the study area are forecasted to operate generally consistent
with existing conditions. All queues would remain within their respective storage lengths.
• Under background future 2046 traffic conditions, without the development of the subject site, delays
would increase slightly at study intersections due to regional traffic growth. The intersection
movements are forecasted to operate at acceptable LOS "D" or better during the weekday AM/PM
and Saturday midday peak hours with the following exceptions at the Moraine Ave & Elm Rd
intersection:
o LOS "E" (v/c 0.324) for the southbound approach in the weekday PM peak hour
Galloway & Company, Inc.
Elkhorn Lodge Phase 2
Estes Park, CO
Executive Summary
Site Location and Study Area
The property that comprises the application area for the proposed development Is approximately 40.8 acres
in size and is identified as Larimer County Parcel Number 3526100001. It is located north of Moraine Ave,
west of Elkhorn Ave, south of Old Ranger Dr, and east of Elm Rd, in Estes Park, CO. It is zoned RJJT§I
Estate (EV RE) and is currently vacant.
The study area for the project includes intersections that could be affected by the proposed development:
• Elkhorn Ave & Filbey Ct
• Moraine Ave & Elm Rd
Description of Proposed Development
The Applicant, East Avenue Development, seeks to develop the property with lodging/recreational uses.
The preliminary concept plans specifically contemplate two hotel uses, restored historic cabins, and guest
tree houses. The intent of this development is to occur as Phase 2 of the Elkhorn Lodge expansion project.
Phase 1 of the Elkhorn Lodge expansion project is supported by a Traffic Impact Study (TIS) prepared by
^ ) Delich Associates dated December 2019. Hjsjjtie.jntent that the deyelppment of Phase 2 wpuld.foJlQW.the
completion of Phase 1.
Site access for the Elkhorn Lodge Phase 2 development is proposed via the existing access on Elkhorn
Ave through the Elkhorn Lodge Phase 1 access and a secondary access via Elm Rd. As requested by the
Town, an additional restricted emergency only access is proposed via a connection to Old Man Mountain
Lane.
Conclusions and Recommendations
Conclusions
Based on the results of this traffic impact study, the following may be concluded:
• Under existing traffic conditions, the intersection movements within the study area currently operate
at acceptable levels of service (LOS) "D" or better during the weekday AM/PM, and Saturday
midday peak hours with the exception of the northbound approach at the Moraine Ave & Elm Rd
intersection which operates at LOS "F" (v/c 0.625) during the Saturday midday peak hour. All
queues remain within their respective storage lengths.
• Under background future 2030 conditions, without development of the subject site, the movements
for the unsignalized intersections in the study area are forecasted to operate generally consistent
with existing conditions. All queues would remain within their respective storage lengths.
• Under background future 2046 traffic conditions, without the development of the subject site, delays
would increase slightly at study intersections due to regional traffic growth. The intersection
movements are forecasted to operate at acceptable LOS "D" or better during the weekday AM/PM
and Saturday midday peak hours with the following exceptions at the Moraine Ave & Elm Rd
intersection:
o LOS "E" (v/c 0.324) for the southbound approach in the weekday PM peak hour
Galloway & Company, Inc.
Elkhorn Lodge Phase 2
Estes Park, CO
o LOS "F" (v/c 0.927) for the southbound approach in the Saturday midday peak hour
(consistent with existing conditions)
o LOS "E" (v/c .075) for the northbound approach in the Saturday midday peak hour
All queues would remain within their respective storage lengths.
• The proposed site development would generate, upon completion and full occupancy, 126 new
weekday AM, 151 new weekday PM, and 204 new Saturday midday peak hour vehicle trips as well
as 2,208 new weekday daily trips and 2,258 new Saturday daily trips.
• Under total future 2030 and 2046 traffic conditions with development of the site, the intersections
within the study area would operate generally consistent with background conditions. Overall
delays would experience a minor increase due to site trips. All queues would remain within their
respective storage lengths.
Recommendations
• It is recommended that the Applicant provide access consistent with the site plan contained herein.
• Due to the unique nature of the Elkhorn Lodge Phase 1 and Phase 2 location and proposed uses,
ITE likely overestimates the forecasts of trip generation for these uses. Therefore, it is
recommended that traffic counts be collected upon build out and occupancy of Elkhorn Lodge
Phase 1 at the Etkhorn Ave access and an updated analysis provided to identify any necessary
improvements.
Galloway & Company, Inc.
Elkhorn Lodge Phase 2
Estes Park, CO
I. Introduction
Overview
This report presents the results of a Traffic Impact Study (TIS) conducted in support of a proposed
annexation application and subsequent development of lodging/recreational uses in Estes Park, CO.
Currently the site is vacant.
Per the requirements of the Town of Estes Park and Larimer County, a Transportation Impact Study is
required to support the proposed annexation and development.
Site Location and Study Area
The property that comprises the application area for the proposed development is approximately 40.8 acres
in size and is identified as Larimer County Parcel Number 3526100001. It is located north of Moraine Ave,
west of Elkhorn Ave, south of Old Ranger Dr, and east of Elm Rd in Estes Park, CO. It is zoned Rural Estate
(EV RE) and is currently vacant. Site access is proposed via the existing access on Elkhorn Ave through
the Elkhorn Lodge Phase 1 access and a secondary access via Elm Rd. As requested by the Town, an
additional restricted emergency only access is proposed via a connection to Old Man Mountain Lane.
The Applicant, East Avenue Development, seeks to develop the property with lodging/recreational uses.
Preliminary concept plans specifically contemplate two hotel uses, historic cabins, and guest tree houses.
The intent of this development is to occur as Phase 2 of the Elkhorn Lodge expansion project. Phase 1 of
the Elkhorn Lodge expansion project is supported by a Traffic Impact Study (TIS) prepared by Delich
Associates dated December 2019. It is the intent that the development of Phase 2 would follow the
completion of Phase 1.
A reduction of the Applicant's proposed conceptual site plan is provided in Figure 1-2. A fult-size copy of
the plan is provided in Appendix A.
Tasks undertaken during this study included the following:
1. Reviewed the Applicant's proposed development plans and other background data.
'5 ) 2. Conducted a field reconnaissance of existing roadway and intersection geometries, traffic controls, and
speed limits.
3. Collected weekday AM/PM and Saturday midday (SAT) peak hour turning movement counts at the key
intersections.
4. Analyzed existing levels of sen/ice at each of the key study intersections based on the methodologies
set forth in the Highway Capacity Guidelines (HCM) 7th Edition and reports generated by Synchro as
reported by Synchro version 12.
5. Forecasted background future traffic volumes based on baseline traffic counts, Elkhorn Lodge Phase
1 site trips, and regional traffic growth for 2030 (build-out) and 2046 (long-range) conditions.
6. Calculated background levels of service at each of the key study intersections for the projected build-
out years based on background future traffic forecasts, and the existing lane use and traffic controls.
^
Galloway & Company, Inc.
Elkhorn Lodge Phase 2
Estes Park, CO
7. Estimated the number of weekday AM/ PM, and SAT peak hour trips that would be generated by the
proposed use based on the Institute of Transportation Engineers (ITE) Trip Generation 11U1 Edition
rates/equalions and methodologies.
8. Prepared weekday AM/PM, and SAT peak hour total future traffic forecasts based on background traffic
forecasts plus site traffic assignments for the 2030 (build-out), as well as 2046 (long-range) conditions.
9. Calculated total future levels of service for each of the key study intersections based on projected total
future traffic forecasts and existing traffic controls and intersection geometries.
10. Identified roadway improvements required to accommodate future traffic volumes, as necessary.
Sources of data for this analysis included the Institute of Transportation Engineers (ITE) Trip Generation,
11th edition, the Highway Capacity Guidelines HCM 7th, Synchro 12, East Avenue Development, Town of
Estes Park, Colorado, Larimer County, CDOT, and the files/library of Galloway.
Site Description and Access
Proposed Site Access
Access to the site is proposed via the existing access on Elkhorn Ave through the Elkhorn Lodge Phase 1
access and a secondary access via Elm Rd. As requested by the Town, an additional restricted emergency
only access is proposed via a connection to Old Man Mountain Lane.
Existing Zoning
The subject site is currently zoned Rural Estate (EV RE) and is currently vacant. Figure 1-3 depicts the
existing zoning associated with the subject property, as well as neighboring properties as shown on the
Larimer County zoning map.
Nearby Uses
The properties surrounding the subject site are generally developed with residential uses to the north, and
residential/industrial uses to the west and south.
Conformance with Comprehensive Plan
In accordance with the Future Land Use Map in the Town of Estes Park Comprehensive Plan, Estes
Forward (the Plan), completed 2022, the subject site is planned for Accommodations. Per the Plan, "The
Low-Density Accommodations category is intended for uses such as rustic lodges, resorts, and cabins that
are developed in rural areas at a lower density and intensity than urban hotel or motet-style lodging. The
proposed uses are in conformance with the Plan.
Galloway & Company, Inc.
J ^TTkr^L/v^ BteP^[
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/vt&r Couirct->ESTES VALLEY ZbNE DISTRICTS
— EVA, ACCOMMODATIONS
— EVA-1, ACCOMMODATIONS
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EV 1-1, RESTRICTED INDUSTRIAL
EV RE-1, RURAL ESTATE
EV RE, RURAL ESTATE
EV E-l, ESTATE
EV E-1S, ESTATE SHORT-TERM RENTAL
EV E, ESTATE
EV R, RESIDENTIAL
EV RM, MULTI-FAMILY
?yva-
FIGURE 1-3
EXISTING ZONING
ELKHORN LODGE PHASE 2
ESTES PARK, CO
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Rlkhorn Lodge Phase 2
Estes Park, CO
III. Analysis of Existing Conditions
Traffic Volumes
Weekday AM and PM peak hour traffic volumes counts were conducted on Thursday December 5, 2024,
from 7:00 AM to 9:00 AM and 4:00 PM to 6:00 PM and Saturday midday peak hour traffic volume counts
were conducted on Saturday December 7, 2024, from 11:00 AM to 1:00 PM at the study intersections by
IDAX Data solutions.
Seasonal Factor Adjustment:
A review of continuous count data provided by CDOT's OTIS, specifically station 000205 on US-34 and
station 000244 on US-36, suggests that the peak seasons for traffic in the vicinity of the subject site occur
June, July, and August with the peak month for traffic occurring in July. In comparing the July MDT's to
the December AADT's for these two count locations using the most recent 10 years of data, a seasonal
factor of 2.5 was found. This factor was applied to through movements along Elkhorn Ave and Moraine Ave
of study intersections to account for the peak season.
As Filbey Ct serves as access to adjacent lodging properties, it was determined that a seasonal factor
would be appropriate for the turning movements at the Elkhorn Ave & Filbey Ct intersection. As the Elkhorn
Lodge Phase 1 TIS had traffic volume counts conducted during peak season, the turning movements for
this intersection were grown to match the Elkhorn Lodge Phase 1 TIS. Excerpts from this TIS can be found
in Appendix D.
As Elm Rd serves residential and industrial uses it was determined that a seasonal factor would not be
applicable for the turning movements at the Moraine Ave & Elm Rd intersection.
The existing volumes are summarized in Figure 3-1. Copies of traffic counts are included in Appendix E.
Existing peak hour factors (PHF) were also computed by approach from the traffic counts and applied to
the analysis with a minimum of 0.85 and a maximum of 0.92.
Existing Levels of Service
Capacity/level of service (LOS) analyses were conducted at the study intersections based on the existing
lane use and traffic controls shown in Figure 2-1 and existing baseline vehicular traffic volumes shown in
Figure 3-1. The capacity analysis results are presented in Appendix F and summarized in Table 3-1 and in
Figure 3-2.
As shown in Table 3-1 , the movements for the unsignalized intersections in the study area currently operate
at acceptable LOS "D" or better during the weekday AM/PM and Saturday midday peak hours with the
exception of the southbound approach at the Moraine Ave & Elm Rd intersection which operates at LOS
"F" during the Saturday peak hour. LOS "F" is typical for unsignalized side street delays. In these cases, it
is appropriate to further investigate operations and review the volume/capacity (v/c) ratio. The v/c ratio is
less than 1.0 which suggests additional capacity is available.
Existing Intersection Queues
An analysis of intersection 951h-percentile queues was performed at key locations. The results of the
queuing analysis, as reported by Synchro, are summarized in Table 3-2. As shown in the table, all queues
are contained within their effective storage.
Galloway & Company, Inc.
15
Elkhom Lodge Phase 2
Estes Park, CO
IV. Analysis of Future Conditions without Site Development
Methodology
The future traffic forecasts, without the proposed new use, were developed for 2030 and 2046 conditions
based on a composite of existing baseline traffic volumes and regional traffic growth. A 1.0% growth factor
per year was applied to the through movements of existing traffic on Moraine Ave and Elkhorn Ave,
consistent with CDOT's OTIS traffic projections.
Reoional Growth
Increases in traffic associated with regional growth were estimated at 1.0 percent per year compounded for
the through movements on Moraine Ave and Elkhorn Ave up to 2030 as well as to 2046. This growth
accounts for increases in traffic resulting from influences outside of the immediate study area. The resulting
increases in volumes within the study area are reflected in Figure 4-1 for 2030 conditions and Figure 4-2
for 2046 conditions.
Elkhorn Lodge Expansion Phase 1
Elkhorn Phase 1 is an approved but unbuilt/unoccupied development was identified for consideration within
the study. The following development and development program was included in the background and total
future analysis for 2030 and 2046 conditions:
Elkhorn Lodge Expansion Phase 1
36
132
6,004
2,880
2,880
3,550
2,200
Room
Room
SF
SF
SF
SF
SF
Hotel
Hotel
Sit-Down Restaurant
Sit-Down Restaurant
Retail
Sit-Down Restaurant
Light Industrial (Distillery)
The location of the Elkhorn Lodge Phase 1 developments in relation to the Applicant's property is shown in
Figure 4-3. Background future lane use and traffic control is consistent with existing conditions shown in
Figure 2-1. The development site trips were obtained from the Elkhorn Lodge Expansion TIS for weekday
AM and PM peak hours and were derived for Saturday midday peak hour per the standard Institute of
Transportation Engineers (ITE) Trip Generation Manual rates/equations, as published in the 11th edition.
These volumes are shown in Figure 4-4. Relevant excerpts from the Elkhorn Phase 1 development TIS is
included in Appendix D.
It should be noted that the analysis contained herein is likely highly conservative. ITE provides a national
database of forecasted trip generation for typical uses. The analysis utilized herein does not consider the
'•^} synergies that would be achieved on a resort type site such as this. Future data collection should be
performed and this analysis should be updated after the build out and occupancy of Elkhorn Phase 1 to
analyze the specific traffic impact.
Background Traffic Forecasts
The existing traffic forecasts depicted in Figure 3-1, the regional growth shown in Figure 4-1 (2030) and
Figure 4-2 (2046), and the Elkhorn Lodge Phase 1 development site trips shown in Figure 4-4 were added
Galloway & Company, Inc.20
Elkhorn Lodge Phase 2
Estes Park, CO
V. Site Analysis
Overview
The Applicant is proposing to develop the approximately 40.8-acre site with lodging/recreational uses.
Preliminary concept plants specifically contemplate two hotel uses, historic cabins, and guest tree houses.
For purposes of this study. the site is assumed complete and occupied in 2030. The following use and
development programs were analyzed:
Build-Out 2030:
125 Rooms Hotel
125 Rooms Hotel
10 Sites Historic Cabins "Campground/Recreational Vehicle Park"
65 Sites Tree Houses "Campground/Recreational Vehicle Park"
Proposed Site Access
As shown on the Applicant's conceptual plan (Figure 1-2), access to the development is being proposed
via the existing access on Elkhorn Ave through the Elkhorn Lodge Phase 1 access and a secondary access
via Elm Rd. As requested by the Town, an additional restricted emergency only access is proposed via a
connection to Old Man Mountain Lane. Proposed lane use and traffic control is consistent with the existing
lane use and traffic control shown in Figure 2-1.
Trip Generation
Overview
Trip generation estimates for the weekday AM, weekday PM, and Saturday midday peak hours, as well as
the weekday average daily traffic (ADT) and Saturday ADT, were derived from the standard Institute of
Transportation Engineers (ITE) Trip Generation Manual rates/equations, as published in the 11th edition.
The trip generation analysis is presented in Table 5-1.
Site Trips
The vehicle trips that would be generated by the proposed development plan are summarized in Table 5-
1. As shown in Table 5-1, the site would generate upon completion and full occupancy 126 new weekday
AM, 151 new weekday PM, and 204 new Saturday midday peak hour vehicle trips. The site would generate
2,208 new weekday daily trips and 2,258 new Saturday midday daily trips.
Site Trip Distributions
The distribution of the anticipated trips generated by the completion of the proposed development was
' y based on an examination of existing traffic counts and local knowledge. It is the intent for the access along
Elkhorn Ave to serve as the main access for the site. The following distributions were applied consistent
with previous traffic studies:
• To/from the west on Elkhorn Ave: 35%
• To/from the east on Elkhorn Ave: 55%
• To/from the west on Moraine Ave: 5%
• To/from the east on Moraine Ave: 5%
Site Trip Assignments
The assignment of the new vehicle trips generated upon the future build-out of the development project
was based on the above distribution. The trips assignments are depicted in Figure 5-1.
Galloway & Company, Inc.32
;\
TOV^N OF ESTES PARI^
PROJECT ROUTING REFERRAL FORM
AGENCY
REVIEWER
SIGNATURE
DATE
Public Works
Jennifer Waters
3/3/2025
D No Comments
Kl Resubmittal Required
Kl Comments Provided below
SUMMARY OF COMMENTS:
Elkhorn Lodge Phase 2 -Annexation referral for TB. Galloway's submittal
documents include a Statement of Intent (1/30/25), Annexation map (parcel survey
drawing, 11/20/24), and Traffic Impact Study (1/10/25). The TIS was shared with Kellar
Engineering. Sean Kellar's letter (3/3/25) represents the Public Works response to the
TIS. It is understood that the forthcoming TB meeting presentation and discussion
should provide guidance from elected officials regarding the overall plan for
development of the parcel in the Town's jurisdiction. Public Works support for the
annexation is conditioned on acceptance of a revised TIS. Public Works approval of the
annexation application will be based on an approved TIS and include requirements for
traffic mitigation, access, and other design considerations associated with a public
street on the parcel.
170 MACGREGOR AVE.P.O. BOX 1200, ESTES PARK CO.80517 WWW.ESTES.ORG
Community Development Department
Planning Division
970-577-3721
planning@estes.org
KELLAR ENGINEERING
March 3, 2025
Elkhorn Lodge Phase 2 Traffic Impact Study Review Comments:
Kellar Engineering (KE) has reviewed the submitted Traffic Impact Study (TIS) for
Elkhorn Lodge Phase 2 in Estes Park, CO prepared by Galloway, dated January
10, 2025. The submitted TIS generally follows industry standard methods for
traffic impact studies/traffic impact analysis.
The TIS does not to appear to distribute traffic in accordance with the signed Base
Assumptions Form (BAF). In the BAF, the Town approved 60% of site traffic to
Elkhorn Ave and 40% to Elm Road. The TIS appears to have used 90% -10%. In
recent correspondence with the Town, they do not agree with the trip distribution
that was used in the TIS. Please revise the TIS accordingly.
The TIS should be updated to include an accident history within the last five years
at the study intersections. Crash data can be obtained from CDOT and local law
enforcement. Also provide the calculated crash rate at the study intersections.
Provide a sight distance analysis at the study intersections.
Provide an auxiliary lane analysis evaluation of the study intersections per the
CDOT State Highway Access Code (SHAC) criteria.
The TIS shows a LOS F for the year 2030 Short Range Total Saturday peak hour
for the SB approach for the Moraine Ave/Elm Road intersection. Provide
alternatives to mitigate the failing levels of service at the intersection in the TIS.
A traffic signal warrant analysis should also be provided for the year 2030 Total
Traffic condition (2030 Short Range Total) at the Moraine Ave/Elm Road
intersection.
It is recommended that the TIS is revised to address the above comments.
lof2
E STE $
Paul Hornbeck <phornbeck@estes.org>
•PARK
Re: Estes Park Referral - Elkhorn Lodge Ph II Annexation
Traci Shambo <shambotl@co.tarimer.co.us>
To: Paul Hornbeck <phornbeck@estes.org>, Jennifer Waters <jwaters@estes.org>
Cc: On Call Planner <planning@larimer.org>
Mon, Feb 24, 2025 at 4:24 PM
Paul & Jennifer -
LC Engineering does not have concern with the annexation request. As you are both aware, further development of the
property after annexation will trigger improvements to ELM ROAD if it is planned as one of the access roads. ELM ROAD
does not meet County Road Standards and is a mix of public right-of-way and private road easements. County
Engineering would like to have the opportunity to review the project as a referral agency and hope that the Town requires
aTIS and Drainage Study.
Thank you.
Traci
On Fri, Feb 14, 2025 at 11:54 AM Paul Hornbeck <phornbeck@estes.org> wrote:
Good morning,
The Town has received a request to annex a 40 acre parcel of land and establish A (Accomodations) zoning. The
property is located approximately 1/2 mile north of Moraine Ave/ US 36 on Elm Road and southwest of the historic
Elkhorn Lodge. The statement of intent indicates future applications are anticipated to include a Planned Unit
Development (PUD) zoning overlay and Development Plan to entitle up to 300 accommodation rooms (hotels, cabins,
etc.)
Please review the linked submittal documents and complete Page 2 of the Referral Form with any comments or check
"no comments" if applicable. Please return the Referral Form via email and ec' planning@estes.org. Comments are
due February 28th. Please let me know if you anticipate any difficulty meeting this deadline.
Submittal documents: https://drive.google,com/drive/folders/1cghWkl8TQr2vAy1XF_-7baeKtspFTF_0?usp=sharing
Paul Hornbeck, AICP
Senior Planner
Community Development Department
Town of Estes Park
170 MacGregorAve
EstesPark,C080517
970-577-3727
LARIMERCOUNTY
Traci Shambo, PE, CFM
Senior Civil Engineer
Engineering Department
200 W Oak St, Fort Collins, 80522 | 3rd Floor
Phone: (970) 498-5701
tshambo@larimer.org | www.larimer.org
Re: Estes Park Referral - Elkhorn Lodge Ph II Annexation
1 message
Young - CDOT, Allyson <allyson.young@state.co.us> Tue, Mar 4, 2025 at 10:27 AM
To: Paul Hornbeck <phornbeck@estes.org>
Cc: "Bilobran - CDOT, Timothy" <timothy.bilobran@state.co.us>
Hi Paul,
Thanks for your patience. I took a look at the traffic study included in the submittal and CDOT's comments are as follows:
1. CDOT does not accept LOS as a means of negating the need for highway improvements.
2. The study does not reference the State Highway Access Code. Moraine Ave is a state highway and therefore the Elm
Road access point is within CDOT's jurisdiction. Evaluations and the Conclusion must be revised to reflect the State
Highway Access Code requirements and warrants. The study should state 1) whether or not a CDOT Access Permit is
required and 2) the specific highway improvements that are warranted based on the long range, total volumes in phase 1
and 2 (Figure 6-2).
3. Was a signal warrant analysis completed? I did not see one included, but please let me know if I missed it.
Thank you,
Ally
We, the undersigned, do hereby protest the proposed development known as Elkhorn Lodge Phase II, including but not limited to the annexation,
non-residential zoning and PU D classification of parcels 3526100001 and 3526105046 referred to in that proposal.
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PUBLIC COMMENT RECEIVED BY 5:00 P.M. 2025-03-24
Board of Trustees Public Comment
Name: Mary Lamy
Stance on Item: Against
Agenda Item Title: Annexation Referral – Elkhorn Lodge Phase II
Public Comment:
2 hotels, cabins, parking and roads would result in light pollution that would impact town and the entire
community; loss of wildlife corridors and environmental damage would be irreversible; Phase 1 and phase
ll would rival any concentrated area of commercial accommodations anywhere in the Estes Valley. The site
and encroachment on established neighborhoods make this rezoning and annexation request a travesty.
Respectfully submitted, Mary Lamy
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PUBLIC COMMENT RECEIVED BY 12:00 PM 2025-03-25
PUBLIC COMMENT RECEIVED BY 12:00 P.M. 2025-03-25
Board of Trustees Public Comment
Name: Kristine L. Poppitz
Stance on Item: Against
Agenda Item Title: Annexation Referral - Elkhorn Lodge Phase II.
Public Comment:
Dear Mayor and Trustees, I understand that tonight's Town Board Agenda item for the Annexation request
is a report only; however, I am writing in strong opposition to the Annexation request for the proposed
Elkhorn Lodge Phase II. There have been many letters of opposition, and 1 in support, of this Annexation
request. While I have been previously counseled that all voices should be heard (I concur), and not to say,
"ditto" to the comments of others, in the interest of all of your time, I will simply state that I trust that all of
the previous letters have been read and that all future letters, as I presume there will be many, will also be
read. I look forward to the meeting this evening. With thanks, KLP Full time Estes Park Resident
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Please note, all information provided in this form is considered public record and will be included as permanent record for
the item which it references.
Files are limited to PDF or JPG.
25 MB limit. Video files cannot be saved to the final packet and must be transcribed before submitting.