HomeMy WebLinkAboutPACKET Estes Park Planning Commission 2023-05-16This meeting will be streamed live and available on the Town YouTube page at www.estes.org/videos
ADVANCED PUBLIC COMMENT
By Public Comment Form: Members of the public may provide written public comment on a specific agenda item
by completing the Public Comment form found at https://dms.estes.org/forms/EPPCPublicComment. The form
must be submitted by 10:00 a.m., the meeting day. All comments will be provided to the Commission for
consideration during the agenda item and added to the final packet.
__________________________________________________________________________
AGENDA
PLANNING COMMISSION – TOWN OF ESTES PARK
Tuesday, May 16, 2023
1:30 p.m.
AGENDA APPROVAL
PUBLIC COMMENT items not on the agenda (Please state your name and address).
CONSENT AGENDA
1.Planning Commission Minutes dated April 18, 2023
2.Planning Commission Study Session Minutes dated April 18, 2023
ACTION ITEMS
1. Preliminary Plat Habitat on Raven Senior Planner Woeber
Proposed five-lot subdivision
2. Rezone 685 Peak View Senior Planner Woeber
Proposal to rezone a 7.62-acre property from E-1 Estate to R-1 Single-Family
Residential
DISCUSSION ITEMS:
ADJOURN
The Town of Estes Park will make reasonable accommodations for access to Town services, programs, and activities and
special communication arrangements for persons with disabilities. Please call (970) 577-4777. TDD available.
May 8, 2023 1
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Town of Estes Park, Larimer County, Colorado, April 18, 2023
Minutes of a Regular meeting of the ESTES PARK PLANNING
COMMISSION of the Town of Estes Park, Larimer County, Colorado.
Meeting held in said Town of Estes Park on the 18 day of April 2023.
Commission: Chair Matt Comstock, Vice-Chair Matthew Heiser,
Commissioners Joe Elkins, Howard Hanson, Chris Pawson.
Attending: Chair Comstock, Vice-Chair Heiser, Commissioner Elkins,
Commissioner Hanson, Commissioner Pawson, Director
Jessica Garner, Planner I Kara Washam, Recording
Secretary Karin Swanlund, Attorney Dan Kramer, Town Board
Liaison Barbara MacAlpine
Absent: Elkins
Chair Comstock called the meeting to order at 1:33 p.m. There were five people from the
public in attendance.
AGENDA APPROVAL
It was moved and seconded (Hanson/Heiser) to approve the agenda. The motion
passed 4-0.
PUBLIC COMMENT none
CONSENT AGENDA APPROVAL
It was moved and seconded (Hanson/Heiser) to approve the consent agenda. The
motion passed 4-0.
ACTION ITEMS
It was moved and seconded (Hanson/Pawson) to keep the status quo for officers, with
Comstock remaining Chair and Heiser remaining Vice Chair. The motion passed 4-0.
DISCUSSION:
There will be a follow-up on CPAW in May. Two items are currently on the agenda for
May: 685 Peak View Rezone and Habitat on Raven Subdivision.
There being no further business, Chair Comstock adjourned the meeting at 1:40 p.m.
_______________________________
Chair Comstock
Karin Swanlund, Recording Secretary
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Town of Estes Park, Larimer County, Colorado, April 18, 2023
Minutes of a Study Session 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 the 18 day of April 2023.
Commission: Chair Matt Comstock, Vice-Chair Matthew Heiser,
Commissioners Joe Elkins, Howard Hanson, Chris Pawson
Attending: Comstock, Hanson, Heiser, Pawson
Also Attending: Director Jessica Garner, Planner Kara Washam, Town
Attorney Dan Kramer, Town Board Liaison Barbara
MacAlpine, Recording Secretary Karin Swanlund
Absent: Elkins
Chair Comstock started the meeting at 12:00 p.m.
Ayres Associates, the consultants working on the Missing Middle Code Amendment,
were present and presented their current findings. Mike Scholl reviewed what was
discussed at the March Study Session. The Housing Needs Assessment and the
Strategic Plan were used to research the Missing Middle strategy. Two new zone
overlay districts are being considered to amend Chapter 9. Planned Unit Developments
of the Development Code: Mixed Neighborhood Residential and Neighborhood Village.
Matt Ashby explained that because of the unique geography of Estes Park, alternate
types of middle density are being reviewed, allowing for flexibility in building types and
project plans.
The overlay district would be up to the developer. Flexibility in addressing the
neighborhood's overall character by mixing unit design will be necessary. Ownership,
affordability and design standards are all still being looked at. This would be a multi-step
process: new zone district, rezone, platting the site and planning of the development.
Key questions to consider: Is this a workable approach; what is the balance of required
open space vs. affordability, landscaping and parking requirements?
There being no further business, Chair Comstock adjourned the meeting at 1:20 p.m.
______________________________
Recording Secretary Swanlund
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COMMUNITY DEVELOPMENT Memo
To: Chair Matt Comstock
Estes Park Planning Commission
Through: Jessica Garner, AICP, Community Development Director
From: Jeffrey Woeber, Senior Planner
Date: May 16, 2023
Application: Raven Subdivision Preliminary Plat
Habitat for Humanity of the St. Vrain Valley, Inc. (Owner/Applicant)
Van Horn Engineering and Surveying (Representative)
Recommendation: Staff recommends the Planning Commission forward a
recommendation of approval to the Town Board of Trustees, subject to the
findings described in the staff report.
Land Use:
Comprehensive Plan Designation: (Future Land Use): Mixed Residential Neighborhood
Existing Zoning District: RM (Multi-Family Residential)
Site Area: 0.82 Acre
PUBLIC HEARING ORDINANCE LAND USE
CONTRACT/AGREEMENT RESOLUTION OTHER______________
QUASI-JUDICIAL YES NO
Objective:
The Applicant requests the Planning Commission review the proposed Preliminary
Subdivision Plat to create five lots in an RM (Multi-Family Residential) Zoning District.
Location:
The property is legally described as Lot 2A, Ward Minor Subdivision. It is located
approximately 300 feet east of the southeast corner of the intersection of Lone Pine
Drive and Raven Drive.
Background:
The 0.82-acre subject property in the RM (Multi-Family Residential) Zone District is
undeveloped and was created through the Ward Minor Subdivision in January 2021.
The Minor Subdivision was completed in anticipation of further subdividing the property,
enabling Habitat for Humanity to develop single-family residences on five proposed lots.
According to their mission statement, "Habitat is dedicated to providing decent,
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PLANNING COMMISSION, MAY 16, 2023
RAVEN SUBDIVISION PRELIMINARY PLAT
PAGE 2 OF 6
affordable housing for low-income families in the St. Vrain Valley School District and
Estes Park."
The Board of Adjustment (BOA) approved a variance to allow a lot width of 50 feet in
lieu of the 60-foot minimum required in RM Zoning in October 2021. The variance
expired in October 2022, and the BOA approved another similar variance on January 3,
2023. There was no opposition or concerns raised in either variance process.
Project Description:
Habitat for Humanity plans to develop the five proposed lots with single-family
residences in the RM zone, which are use by right. Habitat for Humanity will construct
the dwellings and sell the homes to individual, qualified buyers.
Location and Context:
Project Location, Zoning
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PLANNING COMMISSION, MAY 16, 2023
RAVEN SUBDIVISION PRELIMINARY PLAT
PAGE 3 OF 6
Vicinity Map
Table 1: Zoning and Land Use Summary
Comprehensive Plan Zone Uses
Subject
Site
Mixed Residential
Neighborhood RM (Residential) Residential
North Mixed Residential
Neighborhood
RM (Multi-Family
Residential) Residential
South Mixed-Use
Centers & Corridors A (Accommodations) Accommodations,
Motel
East Suburban Estate E (Estate) Residential
West Mixed Residential
Neighborhood
RM (Multi-Family
Residential)
Residential,
Condominiums
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PLANNING COMMISSION, MAY 16, 2023
RAVEN SUBDIVISION PRELIMINARY PLAT
PAGE 4 OF 6
Project Analysis
Review Criteria
Per the EPDC, Chapter 3 Review Procedures and Standards, Section 3.9.C.1.,
General, "Subdivisions are approved in two stages: first, a preliminary subdivision plat
is approved, and second, a final subdivision plat is approved and recorded."
Section 3.2 requires a Planning Commission review and recommendation of the
preliminary plat, with the Town Board's final action (approval or denial) as the decision-
making body. The final plat goes only to the Town Board. The Applicant intends to
submit a final plat application soon.
Depending upon the project's complexity, this section may be a brief summary of the
standards of review or may involve a more detailed analysis of the criteria based on issues
relevant to any particular project.
1. Lots. The Raven Subdivision is a resubdivision of Lot 2A of Ward Minor
Subdivision, approved and recorded in early 2021. Lot 1A, adjacent to the west of
Lot 2A, contains the Northlake Condominiums. The five-lot subdivision of Lot 2A
was discussed during the Minor Subdivision review and approval process in 2020
and 2021. With approval of the variance allowing a 50-foot lot width (see above),
the lots meet all applicable minimum zoning standards for the RM Zone District.
2. Comprehensive Plan. The subject property is designated as a Mixed Residential
Neighborhood in the Estes Forward Comprehensive Plan's Future Land Use Map.
This category "accommodates high density mixed residential development that
facilitates the coexistence of townhomes, condos and multi-family complexes."
There is a variety of existing development in this area of Estes Park and a variety
of Future Land Use categories surrounding the subject property. Nearby uses
include Accommodations, multi-family and single-family residential, commercial
and service uses. The proposed subdivision is consistent with the surrounding
area and with the recommendations of the Estes Forward Comprehensive Plan.
3. Grading and Site Disturbance. Limits of Disturbance. The EPDC Section
10.5.B.2 requires that limits of disturbance (LOD) be established with the
subdivision of land. With platted easements, setback requirements, an existing 20-
foot Drainage and Utility Easement and another proposed Drainage Easement, the
building area of each of the five lots is limited to a specific location. This establishes
limits of disturbance for the subdivision.
4. Open Space Area. The EPDC Section 4.3.D. requires residential subdivisions
containing five or more lots to set aside a percentage of the gross land area for
open areas. The proposed subdivision has 17.6% set aside for open space, which
exceeds the minimum requirements.
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PLANNING COMMISSION, MAY 16, 2023
RAVEN SUBDIVISION PRELIMINARY PLAT
PAGE 5 OF 6
5. Geologic and Wildfire Hazard Areas. There are no Geologic or Wildlife Hazard
areas within this subdivision area.
6. Water. The Town of Estes Park will provide water service to the five proposed lots.
Town Utilities/Water has stated they can provide water with service lines using
existing mains in this area and has "no objection" to the preliminary plat application.
7. Fire Protection. The Estes Valley Fire Protection District has reviewed this
proposal and has provided comments. Specific requirements apply to building
permit applications.
8. Electric. There is an overhead electric line across the subject area. There was
some question about whether the proposed residential structures would have the
7.5-foot minimum required separation from this line. The Applicant has determined
this distance can be met. This will be verified prior to the issuance of any Certificate
of Occupancy. Power & Communications does not have any other issues or
concerns.
9. Sanitary Sewer. Sewer service is provided by the Upper Thompson Sanitation
District (UTSD). Revisions to easements were made to the preliminary plat as
requested by UTSD, and with those revisions, UTSD has "no new comments."
10. Stormwater Drainage. A Utility, Grading and Drainage plan was submitted by the
Applicant and revised as requested by Public Works. An onsite detention pond
with drainage easement is proposed to capture stormwater flows from the project.
Public Works notes a Final Drainage Report will be required with construction
plans which will be finalized and approved prior to the recordation of the final plat.
11. Access. The two western lots, Lots 1 and 2, will have access by a single point
from Raven Avenue, with Lots 3, 4 and 5 having individual access directly from
Raven Avenue. An Access and Driveway Easement Agreement has been
submitted for the common drive for Lots 1 and 2. This will be finalized and recorded
with the final plat.
12. Public Right-Of-Way. There is no dedication of public right-of-way associated with
this subdivision plat.
Reviewing Agency Comments:
The preliminary plat application was referred out for agency comments. Agency
comments were received by Staff, which have been addressed with the revised plat
submittal (attached). There are no outstanding issues.
Public Comments:
A neighborhood and community meeting regarding the project was held on February 23,
2023, at the Estes Park Library. There were eight attendees. The Applicant discussed
the subdivision and the project and answered questions regarding the timeframe for the
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PLANNING COMMISSION, MAY 16, 2023
RAVEN SUBDIVISION PRELIMINARY PLAT
PAGE 6 OF 6
project, property valuation, and energy efficiency of the proposed development. Staff
has meeting notes and a sign-in sheet on file.
In accordance with the notice requirements in the EPDC, notice of the Planning
Commission meeting was published in the Estes Park Trail-Gazette, on April 28, 2023.
Notification was mailed to all required adjacent property owners on April 27, 2023.
Staff has received no inquiries or opposition at this writing.
Any comments submitted will be posted to: www.estes.org/currentapplications.
Staff Findings:
Based on the foregoing, Staff finds:
1. The Planning Commission is the Recommending Body for the Preliminary Plat.
2. The Town of Estes Park Board of Trustees is the Decision-Making Body for the
Preliminary Plat. Town Board approval of a Final Plat is also necessary to
subdivide the property.
3. Adequate public/private facilities are currently available to serve the subject
property.
4. This request has been submitted to all applicable reviewing agency staff for
consideration and comment.
5. The Preliminary Plat application complies with applicable standards set forth in
the EPDC.
Recommendation:
Staff recommends approval of the Raven Subdivision Preliminary Plat.
Sample Motions:
1. I move to forward a recommendation of approval to the Town Board of Trustees
of the Raven Subdivision Preliminary Plat, according to findings of fact
recommended by Staff.
2. I move to continue the Raven Subdivision Preliminary Plat application to the next
regularly scheduled meeting, finding that … [state reasons for continuing].
3. I move to forward a recommendation of denial to the Town Board of Trustees of
the Raven Subdivision Preliminary Plat application, finding that … [state findings
for denial].
Attachments:
1. Application
2. Statement of Intent
3. Preliminary Plat (Includes Grading, Drainage, Utility Plan)
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Revised 2020.04.23 ks
Condominium Map
Preliminary Map
Final Map
Pre-App
Development Plan
Special Review
Preliminary Subdivision Plat
Final Subdivision Plat
Minor Subdivision Plat
Amended Plat
Project Description
Lot Size Area of Disturbance in Acres
Proposed Land Use
Town Well None
Town Well None
Existing Sanitary Sewer Service EPSD UTSD Septic None
Proposed Sanitary Sewer Service EPSD UTSD Septic
Is a sewer lift station required?Yes No
Existing Gas Service Other None
Existing Zoning Proposed Zoning
Are there wetlands on the site?Yes No
Site staking must be completed at the time application is submitted. Complete?Yes No
Name of Primary Contact Person
Complete Mailing Address
Primary Contact Person is Owner Applicant Consultant/Engineer
Existing Land Use
Existing Water Service
Attachments
Proposed Water Service
Site Access (if not on public street)
Please review the Estes Park Development Code Appendix B for additional submittal requirements, which
may include ISO calculations, drainage report, traffic impact analysis, geologic hazard mitigation report,
wildfire hazard mitigation report, wetlands report, and/or other additional information.
Project Address
Parcel ID #
Legal Description
General Information
Boundary Line Adjustment
ROW or Easement Vacation
Street Name Change
Rezoning Petition
Annexation Request
Time Extension
Other: Please specify
Project Name
Supplemental Map
ESTES PARK PLANNING DEPARTMENT
APPLICATION
Type of Application
Submittal Date:
Site Information
Application fee
Statement of intent
2 copies (folded) of plat or plan
11" X 17" reduced copy of plat or plan
Xcel
Primary Contact Information
Community Development Department Phone: (970) 577-3721 Fax: (970) 586-0249 www.estes.org/CommunityDevelopment
Town of Estes Park P.O. Box 1200 170 MacGregor Avenue Estes Park, CO 80517
Other (specify)
Other (specify)
Digital Copies of plats/plans in TIFF or PDF format emailed to
planning@estes.org
PLEASE CHECK ONLY ONE BOX
Sign Purchase ($10)
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Page 1 of 3
STATEMENT OF INTENT for the
RAVEN PRELIMINARY SUBDIVISION PLAT
of LOT 2A of the WARD MINOR SUBDIVISION, located in Section 20,
Township 5 North, Range 72 West of the 6th P.M., Town of Estes Park, Larimer
County, Colorado
April 13, 2023
PROJECT LOCATION:
The proposed development is within the Town of Estes Park, in Section 20, Township 5 North, Range
72 West of the 6th P.M. The property is located adjacent to and south of Raven Avenue which is
north of US 34 and east of Lone Pine Drive. The property addresses will be off of Raven Avenue and
there are no new named roads associated with this subdivision.
OWNER:
The owners of this land and the applicant is Habitat for Humanity with a contact of David Emerson.
Habitat will own the property until their new owner qualification and application process is finalized,
at which time, each lot will be deeded to new owners.
PROJECT DESCRIPTION:
This project is proposed as a 5 lot subdivision. The detention pond (non formal open space) will be
included with the eastmost lot and will be covenant controlled for maintenance. Each of the four
western lots are 5,975 s.f. in size and the eastmost lot contains 11,950 s.f. Density is calculated at
5/0.82 or 6.1 units per acre which meets the allowed RM zoning density. While the intent of this
subdivision is to generally supply local workforce housing, no density bonus is requested or applied
for. This property is within the annexation limits of the Town currently. There is a dedicated road
(Raven Avenue) for the lot frontage. No new right of way dedication is proposed or needed. Utility
Easements are proposed to be dedicated for the proposed utility needs associated with the buildout of
this plan (see preliminary plan).
As lots are built out under Habitat for Humanity processes, 5 lots with a house each will be sold
individually and used as single family housing for owners and/or residents in the Estes Valley. This
development is intended for local working families, and not vacation rentals. No zoning change is
proposed as single-family residential development is allowed in the RM zone. An HOA with
covenants will be formed for the proposed use and care of the common spaces and improvements.
ACCESS:
Currently the 0.82 acre single lot (2A) is vacant and has no internal roads or driveways. A single
access point will serve the two western lots. The remaining three eastern lots will access directly
from Raven Avenue. The purpose of the shared driveway on the west is to provide better sight
distance given the crest vertical curve that exists on Raven Avenue. This project will easily provide
access for emergency purposes by having individual or shared driveways close to (or on) Raven
Avenue. Given the small size of the development, no traffic study was required.
OPEN SPACE: While no formal ‘open space’ or outlot is proposed, this project includes relatively
dense vegetation on the south and east sides. These vegetated areas have been reviewed and
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determined to not be a wetland. Nonetheless, we are proposing minimal impact to the vegetated areas
on site. Two large deciduous tree clusters exist on site. The west of the two is directly under the
proposed home construction on Lot 5, so will be removed. The east cluster of the two is directly over
the sewer line that exists and will also be removed in time.
UTILITIES (see individual utility notes below):
This property is currently adjacent to all the main utilities. The main lines will be tied into via service
lines and no main lines will be extended.
ELECTRIC: The existing overhead utility lines along the south right of way for Raven Avenue are
proposed to remain overhead.
WATER: A water main exists in Raven Avenue and one trench is proposed to connect 4 of the 5
service lines to. The fifth lot is proposed to connect to the fire hydrant stub on the south side of
Raven Avenue. Regarding fire protection, there is an existing hydrant on site (mentioned above).
SEWER: There is an existing sewer main downhill from the proposed homesites and all 5 new
houses are proposed to connect via 4” pvc separate service lines that exit the south side of each new
home. Each service line will be able to provide sewer service by gravity flow.
GAS: Gas service has not been worked out at this preliminary stage, but is planned to be secured
from gas lines in the neighborhood.
PUBLIC FACILITIES: Curb and gutter exist along the south side of Raven Avenue and a new 5’
wide public sidewalk (concrete) is proposed to be added along the subdivision’s frontage. The grade
of the sidewalk will follow and be attached to the curb and gutter. The sidewalk will be within the
public right of way. For non-access areas, curb height will be returned to existing 6” height.
LANDSCAPING: This project requires landscape buffers along the north (non-arterial) road and the
district buffer along the south (accommodation zoned property). The requirements for buffering of
the streets and districts require significant landscaping that historically has overcrowded the trees so
the future landscape plan (with final plat submittal) will likely propose an alternative. It is planned to
utilize the required number of trees and shrubs, however distribute them throughout the property
including around the proposed houses. Locating trees around the houses provides screening as well
and will add to the visual appeal of the overall property.
STORMWATER: This property is not close to a river, yet has an outfall flow path that can be used for
the outfall from the detention pond that is proposed. The single detention pond is designed to capture
the developed difference in flow and release at 90% of the historic flow, which will minimize-lessen
stormwater impacts downstream. The pond is designed with an outlet structure with an orifice plate
restriction to mimic the 90% historic flow. The location of the release is such that less adverse
impacts will result downstream. There is a significant off-site pass through flow to the east that exists
as a grass lined swale along the southern line of the property. This off-site flow is detained upstream
in at least two detention ponds. No change to this off-site flow quantity is proposed and only
enhancement of the existing swale and repair of one adjacent culvert is proposed (see notes on
drainage sheet). The pond is intentionally kept shallow for safety and the side slopes are proposed at
a 3:1 (H:V) ratio slope so that grasses will take hold, prevent erosion and look aesthetically pleasing.
The pond is also curved and shaped to blend into the natural environment better than a rectangular
pond would.
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ARCHITECTURE: Attached to this preliminary proposal are elevations and floorplans for a ‘typical’
house to be built on this subdivision once it is approved.
SCHEDULE: The houses will not all be constructed at the same time, but a steady construction
process is planned as families apply and are matched up with Habitat for Humanity. The utility
service lines will all be installed at one time once approval is given for the subdivision. There is no
formal phasing plan to build the homes by.
OTHER:
This property was granted a Variance in January of 2023 by the Estes Valley Board of
Adjustment to allow 50’ wide lots (where 60’ is the Code minimum).
A Neighborhood meeting was held in early March of 2023 for this subdivision. Minutes of
said meeting are attached with this application.
All setbacks for the RM zone are met with the proposed construction within this proposed
subdivision (as shown on the attached mapping).
A wetland study was completed by Van Horn Engineering (in 2009) and that determined that
there are no wetlands present on the property. Dense vegetation exists in the south east of the
property due to the concentration of storm drainage across this section of the property.
The property does not lie within a Mapped Estes Valley hazard area
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COMMUNITY DEVELOPMENT Memo
To: Chair Matt Comstock
Estes Park Planning Commission
Through: Jessica Garner, AICP, Community Development Director
From: Jeffrey Woeber, Senior Planner
Date: May 16, 2023
Application: Rezone from E-1 (Estate) to R-1 (Residential)
Frank Theis, CMS Planning & Development, Inc., Owner/Applicant
Recommendation: Staff recommends the Planning Commission forward a recommendation
of approval to the Town Board of Trustees, subject to the findings described in the staff report.
Land Use:
Comprehensive Plan Designation: (Future Land Use): Suburban Estate
Existing Zoning District: E-1 (Estate)
Site Area: 7.62 Acres
PUBLIC HEARING ORDINANCE LAND USE
CONTRACT/AGREEMENT RESOLUTION OTHER______________
QUASI-JUDICIAL YES NO
Objective:
Review the proposed request to consider and recommend approval of a “Zoning Map
Amendment” (Rezoning) of 7.62 acres from E-1 (Estate) to R-1 (Single-Family Residential). See
application materials, Attachments 1, 2 and 3.
Location:
The property is located west of the intersection of Peak View Drive and Devon Drive,
approximately ¼ mile west of South Saint Vrain Avenue (State Highway 7).
Background:
The subject property is 7.62 acres in size, described as a portion of Lot 1 of Dannels Addition to
the Town of Estes Park, filed in 1954. It is currently zoned E-1 (Estate), and contains one single
family residence, constructed in 1965. The Applicant purchased the property in late 2022.
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Project Description:
The Applicant is an established developer in the Estes Valley, and proposes to create single-
family residential lots at a size and density that can be relatively affordable. The current zoning
designation, E-1 (Estate) has a minimum lot area requirement of one acre, and the Applicant
proposes rezoning the property to R-1 (Single-Family Residential), which has a minimum lot
area requirement of 5,000 square feet. The Applicant has submitted a concept plan for a
subdivision, contingent upon approval of the rezoning request, which proposes 26 lots total,
with two lots approximately ¼ acre, four lots approximately ½ acre, and the 20 remaining lots
smaller than ¼ acre. The 20 smaller lots are designated as workforce housing. The statement of
intent notes a preliminary subdivision plat will be prepared prior to Planning Commission review
of the rezoning application. The preliminary plat would specify the size of the lots.
No access to the site is proposed from Devon Drive, north of the subject property. The Koral
Heights Subdivision to the north of Devon Drive includes a one-foot strip (“spite strip”) between
Devon Drive and the subject property, which effectively prevents the Applicant from using
Devon Drive for access. This is informational only at this point; access is a requirement that will
be considered during any future subdivision review.
Location and Context:
Zoning
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Vicinity Map
Table 1: Zoning and Land Use Summary
COMPREHENSIVE PLAN ZONING USES
SUBJECT PARCEL Suburban Estate E-1 (Estate) Residential
NORTH Suburban Estate Unincorporated County Residential
SOUTH Suburban Estate E-1 (Estate) Residential
EAST Suburban Estate E-1 (Estate) Residential
WEST Neighborhood Village R (Residential) Residential
Project Analysis:
The proposed rezoning would allow the Applicant to move forward with development of the
7.62-acre property at a density higher than with the existing zoning. If the rezoning request is
approved, a subdivision application is required. The Applicant will prepare a draft preliminary
subdivision plat prior to the Estes Park Planning Commission (EPPC) hearing, although this is
not a requirement to move forward with a rezoning application. A preliminary plat application will
contain details of access, drainage, water, wastewater, electric, etc. The EPPC and Town Board
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of Trustees have a role in the subsequent subdivision application processes, which each require
additional applications involving a neighborhood and community meeting, public notice and
public input, and public hearings.
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 Section 3.3D “Standards for
Review” of the EVDC, 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: One documented condition that exists in the Estes Park area is a
shortage of housing, particularly workforce housing and smaller lots to facilitate
workforce housing development. Undeveloped, residentially-zoned property is nearly
nonexistent. The Estes Valley Housing Needs Assessment & Strategic Plan (HNA)
prepared for the Town of Estes Park Housing Authority (EPHA) and finalized in early
2023, provides several examples of the serious need for and shortage of housing and
need for housing type diversity in Estes Park and the Estes Valley. Although the HNA
provides recommendations and direction to the Housing Authority, they are based on
exploration and analysis of housing issues and housing needs throughout Estes Park
and the wider Estes Valley. The HNA, which updates the 2016 HNA, recommends
collaboration with EPHA and the broader community and provides direction to decision
makers on relevant housing issues. Some key points and examples in the HNA that
illustrate a change in conditions are as follows:
A Priority Action is to “Increase Housing Supply.” (Strategic Plan, p. 7)
One recommendation to increase housing supply is “Public Private Partnerships
for New Development.” (Strategic Plan, p. 7) Although nothing is in place at this
point in the process for the subject application, the Applicant is examining
potential partnerships to facilitate development within the project.
Under Section III, Housing Profile & Affordability Analysis, a Key Finding is, “The
pace of housing unit growth in the past decade is the slowest since the 1960s.
The number of units built since 2010 is only 42% of the average number of units
built per decade in the 70s, 80s, 90s, and 00s.” (Section III, p. 1)
Another Key Finding is, “2,720 units will be needed by 2030 to address the
current shortage of workforce housing and forecasted employment demand.”
(Section III, p. 1)
From Section III, Housing Profile & Affordability Analysis, Housing Need, “About
2,720 new housing units are needed by 2030 to address the existing shortage
and account for forecasted employment trends. Figure III-22 (below) illustrates
the current housing need and shows how needs have grown since 2016 (the
2016 HNA identified a 1,530-unit housing need). The lack of housing construction
and decreasing affordability of housing have increased the existing shortage of
units – the “catch up” need. At the same time, retirement of current employees
coupled with projected job growth continue to forecast additional need.” (Section
III, p. 19)
24
5
Under Section IV, Community Engagement Findings, a Key Finding by
Stakeholders is “Residential developers highlighted infrastructure costs and land
availability as barriers to attainable housing development and encouraged the
Town to pursue public-private partnerships for affordable and workforce
development (e.g., incentives, subsidies, etc. for affordable production).”
Emphasis by staff. (Section IV, p. 3)
A survey of residents and in-commuters, in a question regarding difficulty finding
housing, finds “Survey respondents were also asked about their experience
finding affordable housing that meets their household’s needs in the Estes
Valley. Note that existing owners are excluded from this analysis as most have
been in their current home for an extended period and their experience may not
reflect current market conditions. Two-thirds of Estes Valley renters and half of
Estes Valley in-commuters said it was “very difficult” to find housing that meets
their needs in the Estes Valley. Fewer than one in ten said it was either
“somewhat easy” or “very easy” to find housing meeting their needs.” (Section IV,
p. 13)
A Stakeholder Perspective on Housing Supply, from community outreach for the
HNA, is “The greatest housing need in Estes is increasing the Valley’s inventory
of reasonably priced housing. Stakeholders believe that housing inventory has
progressively worsened in the past five years and many perceive affordable
housing in the Estes Valley as nearly impossible for year-round residents and
families to attain.” (Section IV, p. 21)
Another Stakeholder Perspective, on “Barriers to residential development,” is,
“Land limitations. The Estes Valley’s lack of developable land has also slowed
housing production and made it more difficult to identify affordable housing
solutions.” (Section IV, p. 23)
25
6
The above excerpts from the HNA all point to the need to add additional development and
housing options in Estes Park, which is an ongoing change in conditions that have steadily
worsened for prospective homeowners over the recent decades in Estes Park and the Estes
Valley. Rezoning the subject property to provide additional single-family building sites can be
one small step towards beginning to alleviate the housing shortage.
There has been recent residential development that has changed conditions in areas in the
general vicinity of the proposed rezoning. The Peak View Apartments, a Housing Authority
project located approximately ⅓ mile east of the subject property, contains 26 multi-family units
on approximately 4 acres. The Peak View Apartments were constructed in 2020. The
Prospector Apartments are located approximately ½ mile northeast of the subject property. This
project is currently under construction and involves 94 multi-family units on approximately 5.7
acres.
Tangential, but critical, voters throughout the Estes Valley approved Ballot Measure 6E in
November, 2022, which imposes a 3.5% lodging tax extension on the local marketing district to
address local issues related to workforce housing and childcare. This mandate requires the
Town to mitigate the housing shortage in Estes Park for the workforce, and will also require
private development to provide attainable housing options of all types and levels of affordability
in order to address the magnitude of the shortage. This further signifies the urgent need to
address the changing and unsustainable conditions in the Estes Valley that repel the workforce
and prevent families from calling Estes Park their home.
Staff Finding: The proposed rezoning is necessary to address changes in conditions in the
areas affected.
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: Staff has waived the development plan requirement per Section
3.3.B.1 of the Estes Park Development Code:
“All applications seeking to amend this Code to allow a change from one (1) zone
district to a different zone district or seeking to amend this Code by changing the
permitted uses in any zone district shall be accompanied by a development plan.
This requirement may be waived by Staff if it finds that the projected size,
complexity, anticipated impacts or other factors associated with the proposed
development or subdivision clearly justify such waiver.”
The EPDC implies that a “rezoning development plan” is necessary in order to determine
whether a rezoning is consistent with the Comprehensive Plan. In fact, rezoning in and
of itself is one of the legislative matters that should be reviewed for Comprehensive Plan
consistency.
Aside from this, the Applicant intends to create single family residential lots. This type of
development does not trigger a requirement for a development plan under criteria within
Section 3.8 of the EPDC. The Applicant will submit a preliminary plat application for the
subdivision, which has some overlap with development plan submittal requirements
including a drainage plan, provisions for utilities, and a traffic impact analysis.
26
7
There has been precedent in recent years with rezoning applications in Estes Park being
processed and approved by the Town Board of Trustees that were not accompanied by
a development plan. These include the following:
507 Grand Estates Drive. This 0.95-acre property was rezoned from CO
(Outlying Commercial) to RM (Multi-Family Residential). It is now the location of
Grand Estates Apartments. The Grand Estates rezoning was approved in
February 2017.
Lot 2 of Castle Ridge Minor Subdivision was rezoned from RE (Rural Estate) to
RM (Multi-Family Residential). This 6.996-acre property is located just west of
the intersection of Fall River Road and West Elkhorn Avenue. The property was
then acquired by the EPHA, who is currently processing subdivision and
development plan applications proposing the development of 30 townhomes.
Note, a significant portion of this property is not developable due to slopes and
rock outcroppings. The Castle Ridge rezoning was approved in November 2018.
The Town-owned “Fish Hatchery” project, located near the intersection of Fall
River Road and Fish Hatchery Road. This was a rezoning of 21.8 acres from A-1
(Accommodations) to RM (Multi-Family Residential). It was rezoned in order to
move forward with a workforce housing project of an estimated 180 multi-family
units. The Fish Hatchery project rezoning was approved in October 2022.
The EPDC requirement in Section 3.3 to submit a development plan was waived for
each of the three rezoning applications above.
The Future Land Use map within the Estes Forward Comprehensive Plan (Plan)
categorizes the subject property as “Suburban Estate.” The Plan’s recommendations for
appropriate land uses in Suburban Estate include “Single family residential subdivisions
with low to medium density,” as well as “Single family homes with accessory dwelling
units.” Suburban Estate “…typically consists of medium sized single-family homes on
lots that are at least a quarter-acre in size.” (p. 67) Although the concept plan proposed
by the Applicant does include lots that are less than ¼ acre in size (0.25 acre), the gross
density of the 26 proposed lots on the 7.62 acres is one dwelling unit per 0.293 acre.
There is a Suburban Estate recommendation in the Plan where “New homes should be
appropriately scaled for compatibility with existing neighborhood character.” This can be
accomplished with the Applicant’s proposal. (p. 67) Staff notes that other than the lower-
density single-family development in this area of Estes Park, there is an established
subdivision (Prospect Mountain PUD/Subdivision) directly west of the subject property
that consists of numerous lots ¼ acre and smaller in size. This was done through a
Planned Unit Development (PUD) and subdivision, prior to the adoption of the Estes
Valley Development Code in 2000. It is currently zoned R (Single-Family Residential).
See Attachment 4, which provides the lot area of lots surrounding the subject property.
The proposed rezoning/development and density of the proposed project is consistent
with the existing character and density of this adjacent area, as well as the pattern of
higher-density housing development that was initiated over 20 years ago.
The Plan has nine Guiding Principles for the Estes Valley. One of these principles is
“Housing opportunities sufficient to support a multigenerational, year-round community.”
(p. 7)
27
8
The Housing section within the Plan, under Chapter 2, Policy Framework, reads, in part,
“Demand for housing in Estes Valley has outpaced supply for years leading to
decreasing affordability, overcrowding of the few housing options that are available,
increasing reliance on commuters to fill jobs, and jobs going unfilled.” Goal No. H1 in
that section is to “Ensure new housing meets the needs of the workforce and families.”
The somewhat higher density proposed by the rezoning can help to accomplish this.
Goal No. H2 in this section is to “Create new housing opportunities.” Goal No. H 2.2
recommends “The Town allows infill and redevelopment that provides for more housing
with a focus to increase workforce and affordable options for all income levels.” (p. 36
and 37)
Further, the Plan includes Appendix B, Existing Conditions Snapshots, and at the time of
the report, the median family income in the Estes Valley was $84,400 and the 12-month
rolling median sales price for single-family homes and condos has each risen almost
30% annually since 2016 (Page 21). The workforce in Estes Park needs a feasible path
towards stable housing, and smaller lots with smaller footprints for developments can
help reduce costs, especially if the lots are deed restricted for workforce housing.
Staff Finding: The proposed rezoning is compatible and consistent with the policies and
intent of Estes Forward Comprehensive Plan.
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.
Review Agency Comments:
This rezoning application was referred out to all applicable review agencies for comment.
Agency comments received identified no issues or concerns with the rezoning. Specific
recommendations were for the subdivision and development that may follow a rezoning
approval.
The Larimer County Planning Department commented, “We have no concerns or
comments at this time.”
The Larimer County Engineering Department commented “Since they (the applicant) are
no longer planning to use Devon Drive, County Engineering does not have any
comments related to potential impacts to Devon Drive, which is the primary access road
into, and adjacent to, Koral Heights.”
Town of Estes Park Power and Communications “is fine with the rezoning of the area.
Invoices will come once the utilities design comes in the next planning stages.”
The Town of Estes Park Utilities Department has “no objections” to the rezoning
application.
The Upper Thompson Sanitation District (UTSD) has “no concerns with the rezoning of
the parcel.” UTSD has provided an overview of requirements for subdivision and
development of the property, including a sewer main extension and private laterals.
The Town of Estes Park Public Works Department “…finds there is no case to make in
opposition to the applicant’s request for rezoning.” Public Works offered comment
supporting the waiver of the EPDC requirement for a development plan, and provided
28
9
input regarding the preliminary concept plan submitted by the Applicant, with
recommendations regarding required open space, trail requirements, and streets and
access.
The application was referred to Colorado Parks and Wildlife (CPW). No comments from
CPW were received at this writing. Staff reviewed the “Wildlife Habitat” map that was
produced for the Estes Valley Comprehensive Plan in 1996. That map depicts the
subject property as being within deer habitat, but not being within a primary movement
corridor for deer or elk.
Public Comments:
Three neighborhood and community meetings regarding the rezoning project were held in the
Estes Park Library, 335 East Elkhorn Avenue. The first was on December 15, 2022, the second
on February 6, 2023, and the third on March 6, 2023. Each meeting was well attended. There
was significant opposition voiced by attendees at all three meetings, with a few in support of the
rezoning. There was input and discussion of impacts including traffic, visual impacts, wildfire
evacuation, etc.
In accordance with the notice requirements in the EPDC, notice of the Planning Commission
meeting was published in the Estes Park Trail-Gazette, on April 28, 2023. Notice was mailed to
all required adjacent property owners on April 27, 2023.
Numerous comments have been submitted. All comments are posted to:
https://drive.google.com/file/d/1sYStZqD_zlCQTCVtMf-
Jw6qA71Fqw2ia/view?usp=share_link
Of note, of the multiple comments submitted by the public, 16 households account for 69 public
comments, and of those, three households account for thirty comments.
Staff Findings:
Based on the foregoing, staff finds:
1. The Planning Commission is the Recommending Body for the Zoning Map Amendment.
2. The Town of Estes Park Board of Trustees is the Decision-Making Body for the Zoning Map
Amendment.
3. Adequate public/private facilities are currently available to serve the subject property.
4. This request has been submitted to all applicable reviewing agency staff for consideration
and comment.
5. The Zoning Map Amendment application complies with applicable standards set forth in the
EPDC.
Recommendation:
Staff recommends approval of the proposed Zoning Map Amendment.
Sample Motions for the Zoning Map Amendment:
1. I move to forward a recommendation of approval to the Town Board of Trustees of the
Zoning Map Amendment application, to rezone the 7.62-acre property from E-1 to R-1,
according to findings of fact recommended by Staff.
2. I move to continue the Zoning Map Amendment application to the next regularly
scheduled meeting, finding that … [state reasons for continuing].
29
10
3. I move to forward a recommendation of denial to the Town Board of Trustees of the
Zoning Map Amendment application, finding that … [state findings for denial].
Attachments:
1. Application
2. Statement of Intent
3. Concept Plan
4. Map Depicting Density in Area of Subject Property
30
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ESTES PARK PLANNING DEPARTMENTrz3
APPLICATION
Submittal Date:
Pre-App Q Boundary Line Adjustment Condominium Map
Q Development Plan Q ROW or Easement Vacation Q Preliminary Map
13 Special Review 0 Street Name Change 0 Final Map
0 Preliminary Subdivision Plat •Rezoning Petition Q Supplemental Map
Q Final Subdivision Plat 0 Annexation Request
Q Minor Subdivision Plat 0 Time Extension
Q Amended Plat 0 Other:Please snecifv [
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ProjectName L5?S PLA1.\jau.i R.azekst,\
Project Description IaZr Ac ca.Pftoeag..’-ry te sa gazLEs).-,_O f.-I
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Parcel ID#Z-53i 3ovcaI
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Lot Size tE Z.:V_jcFZ .‘Area of Disturbance in Acres
Existing Land Use
Proposed Land Use
Existing Water Service Q’rown S Well Q None D Other (specify)
Proposed Water Service Town Q Well Q None Li Other (specify)
Existing Sanitary Sewer Service C EPSD Q UTSD Septic Li None
Proposed Sanitary Sewer Service EPSD C UTSD C Septic
Is a sewer lift station required?Q Yes No
Existing Gas Service C Xcel Q Other None
Existing Zoning —Proposed Zoning —
Site Access (if not on public street)
Are there wetlands on the site?C Yes No
Site stakin must be completed at the time application is submitted.Complete?Yes C No
mlM
Name of Primary Contact Person FgJ3,i..a c Ti4c.i S
CompleteMailingAddress PC,S7zEJ 4JtJC.,C4’flQl
Primary Contact Person is Owner Applicant C ConsultantlEngineer
Affiwa
Application fee Digital Copies of plats/plans in TIFF olt POP fottFt p?lledto’
J54 Statement of intent planningestes.org i’”4..:1’--.
2 copies (folded)of plat or plan I
C 11”X 17 reduced copy of plat or plan ::Sign Purchase ($10)
Please review the Estes Park Development Code Appendix B for additional submittal reqOitánántS,’wlilth
include ISO calculations,drainage report,traffic impact analysis,geologic hazard mitigation report,
hazard mitigation report,wetlands report,andlor other additional information.
Town of Estes Pork .P.O.Box 1200 -4.170 MacGregor Avenue .e-Estes Pork,CO 80517
Community Development Deportment Phone:(970)577-372!a Fax:(970)586-0249 -www.estes.org/CommunityDevelopment
Revised 2020.04.23 ks
31
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MINERAL RIGHT CERTIFICATION
Article 65.5 of Title 24 of the Colorado Revised Statutes requires applicants for Development Plans,Special Reviews,
Rezoning,Preliminary and Final Subdivision Plats,Minor Subdivision Plats if creating a new lot,and Preliminary and Final
Condominium Maps to provide notice of the application and initial public hearing to all mineral estate owners where the surface
estate and the mineral estate have been severed.This notice must be given 30 days prior to the first hearing on an application
for development and meet the statutory requirements.
I hereby certify that the provisions of Section 24-65.5-103 CRS have been met.
Names:
Record Owner PLEASE PRINT:M @ LsNscf.S6 Zfli I)t-vjniMtt’.,rr.
Signatures:
Record Owner
Applicant
That c
Date 7t —
Date II —
-__•-7
,‘—4,-—-—
0;—az
Record Owner(s)
Mailing Address
Phone
Cell Phone
Fax
Email
‘-4
APPLICATION FEES
For development within the Estes Park Town limits See the fee schedule included in
your application packet or view the fee schedule online at
www.estes.org/planningforms
All requests for refunds must be made in writing.All fees are due at the time of submittal.
Applicant PLEASE PRINT:
Revised 2020,04.23 ks
32
__________________________________________________________________________________________________________________
CMS PLANNING & DEVELOPMENT P.O. BOX 416 ESTES PARK, COLORADO 80517 (970) 231-6200
STATEMENT OF INTENT
Rezoning of 685 Peak View Drive in Estes Park, Colorado
CMS Planning & Development, Inc. - Applicant
(Revised 5/10/23 Based On Neighborhood Input)
The subject property is 7.62 acres located between on the north side of Peak View Drive,
approximately 1/3 mile west of South Saint Vrain (Highway 7) in Estes Park, Colorado. It is
an open, gently sloping property with a few scattered pine trees, a southerly exposure,
good views, and an existing 2-bedroom house in the center of the lot. It is currently zoned
E-1, which allows 1-acre minimum single-family residential lots.
The changes that are being proposed:
1) To rezone the property to R-1, which allows 5,000 square foot minimum single-
family residential lots.
2) To subdivide the property into 26 single-family lots.
The intent is to build a single-family neighborhood of small, reasonably priced houses.
The HOA covenants will not allow short-term rentals and will restrict the size (1,400 sf
maximum) and height (single-story) of the houses on twenty of the smaller lots.
Proposed Density
R-1 zoning allows down to a 5,000 sf lot size, and with 15% of the land designated as open
space, down to a 4,250 sf lot size. This proposed rezoning includes:
Total Land Area 331,927 sf 7.62 acres
Gross Density – 26 Lots 12,768 sf/Lot .293 acres/Lot
Open Space 51,200 sf (49,789 sf is required)
Street R.O.W. 56,250 sf
Net Density w/o R.O.W. 10,650 sf/lot .243 acres/lot
(includes two ¼-acre lots and four ½-acre lots)
Workforce Housing
The applicant is planning to designate the 20 smallest lots for workforce housing. The six
larger lots will not be designated as workforce housing.
Preliminary Plat
A Preliminary Plat for the proposed subdivision will be prepared prior to the Planning
Commission Hearing for this rezoning. It will include a drainage study and a traffic study
for the proposed development.
33
__________________________________________________________________________________________________________________
CMS PLANNING & DEVELOPMENT P.O. BOX 416 ESTES PARK, COLORADO 80517 (970) 231-6200
Standards For Review
As per the Estes Park Development Code section 3.3.D, the following are required for a
rezoning:
1) The rezoning is necessary to address changes in conditions in the areas affected.
The increased need for attainable housing, of all types, for people who live and
work in the Estes Valley, combined with the lack of available land for such
development, has created a significant change in the land use needs compared to
when the property was originally zoned.
2) The concept plan for the subdivision of the property is compatible and consistent
with the policies and intent of the Comprehensive Plan as outlined in the
Implementation Plan section BE 3.B and BE 3.F which says the Town should
encourage attainable and workforce housing. Also, in sections H2.D, H2.E, H2.I, and
H2.J of the Implementation Plan recommend actions by the Town to encourage
higher-density, deed-restricted housing development, and section 4.B directs the
Town to “Evaluate and implement selected recommendations from the Workforce
Housing Task Force and Housing Needs Assessment and Strategic Plan”, both of
which encourage higher density residential development of all types.
3) The Town, and other relevant service providers, have the ability to provide adequate
services required if the application is approved.
34
35
Koral Heights
Subdivision
Prospect Mountain
PUD/Subdivision
Peak View
Subdivision
Majestic Pines
Subdivision
SUBJECT PROPERTY
P E A K V I E W D R
S S AIN T V R AIN A V E
J
U
N
I
P
E
R
D
R
DEVON DR
ACACIA DR
LONGS DR
T
W
I
N
D
R
PROSPECT MOUNTAIN RD
S
U
N
N
Y
MEADL
N
DEKKER CI R
C U R R Y D R
D AR C Y D R
M E E K E R D R
HIGH
ACR
ES
DR
1.82
1.33
1.681.19
0.48
0.54
1.26
0.340.66 0.350.5667
1.18
0.57
0.7
1
1.28
0.61 1.68
0.48 0.24 0.220.260.24
14.43
3.44
4.11 1.171.01
0.51
0.64
0.88 0.840.51 0.250.42
0.9041
10.950.911.64 0.932.22 0.84
1.002778
1.79
0.5829
0.73
7.62
0.69
0.75
0.69
0.98
0.64 0.73
0.76 0.64
0.22
0.740.5
0.7
0.71 0.71
0.88 0.840.82
0.5
0.75181.03
0.3
1.68
1.03
0.95
1.19
1.37
0.67
0.65
0.5667
0.16 0.5
0.090.22
0.54
1.31.25
0.67 1.28
0.5897
1.37
0.67
0.540.59
1.01
1.16
0.5
1.04
0.46
1.45
0.37
1.19
0.53
1.06
0.579
1.25
1.28 1.32
1.065
0.29
0.66
1.03
1.37
0.67
0.41
0.94 0.95
1.76
0.61
0.220.18
0.65
2.78
1.05
0.58 0.42
0.1
0.09
0.5 0.39
This draft document was prepared for internal use by the
Town of Estes Park, CO. The Town makes no claim as to
the accuracy or completeness of the data contained hereon.
For illustrative purposes only.0 100 200
Feet
1 in = 190 ft±Town of Estes Park
Community Development Lot Area
Acreage Shown Per Town GIS
36
PUBLIC COMMENT FOR
685 Peak View
CAN BE FOUND HERE:
htps://drive.google.com/file/d/1sYStZqD_zlCQTCVt
Mf-Jw6qA71Fqw2ia/view?usp=share_link
estes.org/currentapplica�ons
Rezonings/Annexa�ons
Rezone: 685 Peak View
Public Comment
37