HomeMy WebLinkAboutAGENDA Town Board & Planning Commission Joint Study Session 2025-08-07Informal discussion among Trustees and staff concerning agenda items or other Town
matters may occur before this meeting at approximately 8:45 a.m.
Special Joint Study Session between the Town
Board of Trustees and the Estes Park Planning
Commission
August 7, 2025 from 9:00 a.m. – 11:00 p.m.
Town Hall Board Room, 170 MacGregor Ave, Estes Park
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Contact us if you need any assistance accessing material at 970-577-4777 or
townclerk@estes.org.
Meeting Participation
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following links for more information on Digital Accessibility, Meeting Translations.
Public comment
Public comments are not typically heard at Study Sessions, but may be allowed by the
Mayor with agreement of a majority of the Board.
Agenda
• Rezoning Criteria
• Workforce, Affordable, and Attainable Housing Definitions
• Schedule Next Meeting
• Frequency of Future Joint Meetings
The Town of Estes Park is committed to providing equitable access to our services. Contact us
if you need any assistance accessing material at 970-577-4777 or townclerk@estes.org.
Report
To: Honorable Mayor Hall, Board of Trustees & Planning Commissioners
Through: Town Administrator Machalek
From: Steve Careccia, Director
Department: Community Development
Date: August 7, 2025
Subject: Review Criteria for Rezonings
Purpose of Study Session Item:
The Town Board and Planning Commission will review and discuss various criteria for
rezonings obtained from several governmental entities within the State.
Town Board & Planning Commission Direction Requested:
Provide staff with direction on desired review criteria for rezonings.
Present Situation:
Concern has been raised that the current review criteria for rezonings, as established
within Estes Park Development Code § 3.3 (Code Amendments), are vague and do not
provide adequate guidance for stakeholders and decision makers. Specifically, the
reference to “changes in conditions” has been mentioned as lacking sufficient guidance.
Proposal:
If directed by the Town Board and Planning Commission, staff will prepare a code
amendment clarifying the review criteria applicable to rezonings. To help the Board and
Commission formulate a direction, staff has gathered the rezoning criteria from several
governmental entities within the State, compiled the criteria within a matrix, and
attached said information and criteria to this report.
From a review of the attached rezoning criteria, staff found that many entities prioritize
consistency with their adopted Comprehensive Plans, provision of a community benefit,
and compatibility with the surrounding area when they evaluate a rezoning. This is
consistent with Colorado Revised Statutes, § 31-23-303 (Legislative Declaration) that
states zoning regulations should be in accordance with a comprehensive plan, promote
health and general welfare, mitigate dangers, and facilitate adequate public services
and requirements (amongst other criteria). Many entities also designate a change in
conditions, circumstances, or character as a review criterion. However, unlike the Estes
Park Development Code, these entities do not consider a change in conditions, by itself,
as a mandatory stand-alone requirement but rather one of multiple criteria to be
considered, or as something to consider only if the proposed rezoning is found to be
inconsistent with their Comprehensive Plan. Further, a change in conditions has been
established by some entities to also include a change in policy, public services, or a
change to a physical, social, or economic factor. Another commonly used criterion is the
correction of an identified technical error or mistake that occurred with a prior zoning
action. If an error can be identified, then that would lend support for a rezoning that
corrected the mistake by assigning the appropriate zoning to the property.
With regard to the geographic area subject to these zoning criteria, the surveyed entities
do not specifically define “areas” within their review criteria. However, most use terms
such as “immediate”, “surrounding”, or “community/town/city” to establish whether the
criteria affects a smaller or larger area.
The information presented herein provides a wide range of criteria for consideration by
the Town Board and Planning Commission. But, as noted above, past discussion has
mostly revolved around the “changes in conditions” criterion. Therefore, in light of this
discussion, staff also recommends the perspective of the Town Attorney be sought
during this study session to further assist the Board and Commission with formulating
their direction.
Advantages:
• Clarity for stakeholders and decision makers
Disadvantages:
• Amendments made outside the overall Development Code update may pose
logistical challenges for staff and the consultant
Finance/Resource Impact:
A future code amendment is not anticipated to include a financial impact, but will include
a significant resource impact (staff time).
Level of Public Interest:
Public interest in a future code amendment is anticipated to be high. Code amendments
are adopted through the public hearing process. This will include hearings before the
Planning Commission and Town Board, as well as a public notice component.
Attachments:
1. Rezoning Criteria Matrix
2. Town of Estes Park Code Amendments
3. Colorado Department of Local Affairs Rezoning Template (Model Code)
4. Larimer County Code Amendment Procedures
5. Town of Breckenridge Amendments to Land Use Guidelines
6. Town of Crested Butte Standards for Zoning and Rezoning
7. City of Fort Collins Text and Map Amendment Review Procedures
8. City of Glenwood Springs Code Amendment Approval Criteria
9. City of Grand Junction Rezoning
10. City of Longmont Rezoning and Concept Plan Amendments
11. City of Loveland Standards for Rezoning
12. City of Steamboat Springs Zone Map Amendment
REZONING CRITERIA MATRIX
with
Comprehensive
Preservation Community
Benefit
Public
Facilities
Technical
Error
Conditions/
Circumstances/
with
Surrounding
Condition
Required for
Estes Park Yes Yes Yes Yes Yes
DOLA
Model Code Yes Yes Yes Yes Yes •Implements the Comprehensive Plan
•Mitigation of Adverse Impacts No
Larimer
County Yes Yes Yes Yes Yes Legislative
Discretion
Breckenridge Yes Yes Yes Yes No
Crested
Butte Yes Yes Yes Yes
•
•Promotes Purpose of Code
•If Redevelopment, then Proposal is an No
Fort Collins Yes Yes Yes Yes •Promotes Logical/Orderly Development No
Glenwood
Springs Yes Yes Yes •Does not conflict with Municipal Code
•Is Consistent with Intent of Code No
Grand
Junction Yes Yes •Promotes Logical/Orderly development No
Longmont Yes Yes Yes No
Loveland Yes Yes Yes Yes Yes Yes
•Implements City Plans
•Identified Need for Proposed Zoning
•Required buffers for Industrial
No
Steamboat
Springs Yes Yes Yes Yes Yes
•
Proposed Zone District
•Mitigation of Adverse Impacts on No
ATTACHMENT 1
EXAMPLES OF EXISTING CRITERIA
Criteria Existing Criteria for Reference Source
Consistency with Comprehensive Plan
Is consistent with the Comprehensive Plan and other City policies. Glenwood Springs
Environmental Preservation
Whether and the extent to which the proposed amendment would result in significantly adverse impacts on
the natural environment, including, but not limited to, water, air, noise, stormwater management, wildlife,
vegetation, wetlands, and the natural functioning of the environment.
Fort Collins
Provides Community Benefit
Rezoning to the proposed zone will provide a benefit to the community or immediate area that cannot be
provided under the existing zone, and the balance between the anticipated benefit, if any, and the anticipated
burden on the community or immediate area, if any, is either neutral or favors the rezoning.
Loveland
Adequate Public Facilities Exist The property subject to the proposed change in zoning is, or may be served by adequate roads, water, sewer,
and other public use facilities. Larimer County
Corrects Technical Error The rezoning corrects an error of a technical nature; for example, in order to achieve zoning district
conformance with existing lot lines. Longmont
Changes of Conditions/Circumstances/Character
There has been a substantial and material change in the character of the neighborhood or in the Town
generally such that the proposed rezoning would be in the public interest and would be consistent with the
change in character.
Crested Butte
Compatibility with Surrounding Area/Uses
The type, height, massing, appearance, and intensity of development that would be permitted in the proposed
zone district will be compatible with surrounding zone districts, land uses, and neighborhood character and
will result in a logical and orderly development pattern within the community.
Steamboat Springs
Mitigation of Adverse Impacts services, utilities, parking, refuse areas, noise, glare, odor, and other material adverse impacts have been or
will be addressed or mitigated to the maximum extent practicable through compliance of future development DOLA Model Code
Promotes Logical/Orderly Development The proposed zoning will result in logical and orderly development pattern(s). Grand Junction
Created: 2025-07-08 15:01:51 [EST]
(Supp. No. 23, Update 3)
Page 1 of 2
§ 3.3 Code Amendments
A.Initiation. Applications for text or Official Zoning Map amendments may be initiated by the following:
1.By motion of the Estes Valley Planning Commission;
2.By request of either Board; or
3.By application for a rezoning by the owner(s) of the property for which the amendment is requested.
B.Private-Party-Initiated Applications for Code Amendments (Rezonings). All applications for text or Official
Zoning Map amendments initiated pursuant to §3.3.A.3 above shall comply with the following requirements:
1.Development Plan Required. 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.
2.Contents of Development Plan. See Appendix B to this Code for submittal requirements.
3.Within one (1) year from the effective date of this Code, any property owner may apply for rezoning on
the basis that an error in the original zoning was made. Staff may waive the development plan
requirements based upon the nature of the proposed request. Applicant must submit a statement of
request setting forth information, data and reasons why the error exists.
C.Procedures for Approval. All applications for text or Official Zoning Map amendments shall follow the
standard development approval process set forth in §3.2 of this Chapter.
D.Standards for Review. All applications for text or Official Zoning Map amendments shall be reviewed by the
EVPC 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;
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.
E.Effect of Approvals and Lapse. When a development plan is required by this Section, if an Applicant fails to
either apply for a building permit or commence operation with regard to the rezoning approval consistent
with such development plan within three (3) years from the effective date of the amendment, such
development plan shall automatically lapse and become null and void. In the event a development plan has
lapsed, the Board, at its discretion, may institute rezoning proceedings pursuant to the procedures and
standards set forth in this Section to rezone the affected land areas.
(Ord. 07-14 §1)
F.Applications for Building Permits During Consideration of Application for Amendment to this Code.
1.Whenever an ordinance or resolution has been introduced before the Boards that involves a change in
zoning from a less restricted district to a more restricted district, or to set forth prohibited uses in any
existing zone district, no building permit shall be issued for a period not to exceed one hundred twenty
(120) days from the date of the introduction of such zoning amendment when such building permit
ATTACHMENT 2
Created: 2025-07-08 15:01:51 [EST]
(Supp. No. 23, Update 3)
Page 2 of 2
would authorize the construction of a building or the establishment of a use that would become
nonconforming under the contemplated zoning amendment.
2. If such ordinance or resolution is not adopted within one hundred twenty (120) days, the appropriate
public entity is authorized to accept applications and issue building permits regardless of the pendency
of such amendment.
(Ord. 07-14 §1, 2/25/14)
Article 6 Procedures and Administration
Division 3 Specific Procedures for Zoning and Site Development
Section 6-303 Decision by Town/City Council
b.Any material negative impacts on the future use or development of land or water
rights within [1,500] feet of the subject property have been mitigated to the
maximum extent practicable.
Rezoning (Amendment to Official Zoning Map)
1.Applicability
This subsection applies to all applications to change the zoning district classification
of a lot or parcel to a different zoning district classification, including applications to
create or repeal a Planned Unit Development zoning district, or to create, modify, or
repeal an overlay zoning district.
2.Specific Procedure
a.All applicable provisions of Section 6-103, Common Review Procedures for a
decision by the town/city council shall apply unless specifically modified by the
provisions below:
b.If the application is to create or modify a Planned Unit Development zoning
district, the application shall comply with all requirements of Article 5, Planned
Unit Development. In the event of a conflict between the requirements of Article
5 and this Section 6-303.G, the provisions of Article 5 shall apply.
c.Except as stated in subsection b, an application for rezoning may be initiated by
the owner of the property that is the subject of the application, the [director], the
planning commission, or the town/city council.
d.An application for the creation of an HP-O district containing a designated
property, structure, or district may be initiated by:
(1)By the owner(s) of the property or properties to be designated;
(2)By a member or members of the historic preservation commission;
(3)By a member or members of [town/city] council; and/or
(4)By non-owner(s) of the property or properties to be designated, in which
case the applicant must be a resident or owner of property in the town/city,
or have a place of business in the town/city.
e.[OPTION] A neighborhood meeting shall be held pursuant to Section 6-103.B,
[OPTION] Neighborhood Meeting.
f.The public hearing by the planning commission shall be held within [45] calendar
days after a complete application has been received.
g.The public hearing by the town/city council shall be held within [45] calendar
days of the date of the planning commission’s recommendation.
h.If a notice to military installations is required pursuant to Section 6-103.E.2.e,
and the military installation provides comments on the proposed change within
the required 14-day period, the town/city will consider such comments in its
determination as to whether the criteria in subsection 3 below have been met.
i.If the owners of at least 20 percent of the land included in a rezoning or the land
located within 100 feet of a parcel of land proposed for rezoning file a protest,
then the affirmative vote of at least two-thirds of the municipal council will be
necessary to adopt the rezoning.
3.Criteria for Approval
In making their recommendation or decision, the planning commission and the
town/city council, respectively, shall approve the application, or approve it with
conditions, if it complies with the criteria in Section 6-103.F.1.e(2), Recommendation
by Planning Commission and Decision by and the following criteria:
DOLA—Template Municipal Land Development Code (Annotated)
November 2024 316
ATTCHMENT 3
Article 6 Procedures and Administration
Division 3 Specific Procedures for Zoning and Site Development
Section 6-304 Modification of Previous Approval
a. The proposed rezoning addresses technical errors in the current zoning district
map; or
b. The rezoning is required because of changed conditions or circumstances in the
area of the town/city surrounding the property, or is needed to implement the
comprehensive plan; and
(1) The proposed rezoning is consistent with the comprehensive plan and with
other policies and plans adopted by the town/city;
(2) Any impacts on the surrounding area associated with the environment,
wildlife, access, traffic, emergency services, utilities, parking, refuse areas,
noise, glare, odor, and other material adverse impacts have been or will be
addressed or mitigated to the maximum extent practicable through
compliance of future development with the provisions of this Code or
through a development agreement with the applicant;
(3) The proposed rezoning provides for equitable treatment of and opportunities
for all portions of the town/city population;
(4) The town/city or other service providers have the capacity to serve the
development enabled by the rezoning with adequate roads, water, sewer,
and other public services and facilities; and
(5) If the application is to create or modify an overlay zoning district, the
application will effectively and efficiently promote the purpose of the overlay
zoning district.
(6) If the rezoning is to a create or modify a PUD zoning district:
A general development plan has been submitted with the application,
and the general development plan complies with all applicable standards
and requirements of Section 2-214, Planned Unit Development (PUD);
and
The application complies with the criteria for approval in Article 5,
Planned Unit Development. In the event of a conflict between the criteria
for approval in Article 5 and those in this Section 6-303.E, the criteria for
approval in Article 5 shall apply.
[OPTION] If the proposed rezoning is for property in an area of the town/city
where household income is below 100 percent of the area median income
(AMI) published by the U.S. Department of Housing and Urban Development,
the proposed rezoning will not result in the dislocation of households unless
adequate provision has been made for rehousing or compensation of
households likely to be dislocated.
Section 6-304. Modification of Previous Approval
Applicability
1. This section applies to application to modify a previous approval under Article 6,
Division 3, Specific Procedures for Zoning and Site Development, except for the
following:
a. An annexation of land into the town/city pursuant to Section 6-303.A;
b. The adoption or amendment of the comprehensive plan pursuant to Section
6-302.B;
c. An amendment to the text of the Code pursuant to Section 6-303.D; and
d. An amendment to the zoning map pursuant to Section 6-303.G.
DOLA—Template Municipal Land Development Code (Annotated)
November 2024 317
Article 6.0: Review Procedures
6.6 Code Amendment Procedures | 6.6.1 Amending the Official Zoning Map (Rezoning)
Larimer County Land Use Code 293
Effective February 13, 2025
1.Minor Land Division
After the County Commissioners approve a minor land division, the applicant shall
submit a final plat pursuant to §6.5.6: Final Plat.
D.Review Criteria
In reviewing a proposed plat modification, the County Commissioners shall consider the
general approval criteria in §6.3.8.D, General Review Criteria and the following:
Minor Land Division
a.The property is not part of an approved or recorded subdivision plat;
b.The property is not part of an exemption or minor residential development approved
under the previous subdivision resolution or a minor land division;
c.The newly created parcels will meet the minimum lot size required by the applicable
zoning district;
d.The newly created parcels meet minimum access standards required by the County
Engineer or the Colorado Department of Transportation as applicable; and
e.Approval of the minor land division will not result in impacts greater than those of
existing uses. However, impacts from increased traffic to a public use may be offset
by the public benefit derived from such use.
6.6. Code Amendment Procedures
6.6.1. Amending the Official Zoning Map (Rezoning)
A.Purpose
The purpose of this section is to provide the method for changing boundaries of zoning
districts or overlay zoning districts and for changing the zone designation of a parcel as
shown on the official zoning map.
B.Applicability
1.A zoning map amendment may be approved by the County Commissioners following
review and recommendation by the Planning Commission. Official zoning maps
amended under this subsection shall be signed by the County Commissioners and
recorded with the County Clerk and Recorder.
2.Rezoning to a Planned Development District
The application and review process for zoning changes to the Planned Development
district is in §6.6.1.E, Rezoning to Planned Development (PD).
3.Drafting Errors on the Official Zoning Map
The Director is authorized to change the official zoning map when the public record
clearly indicates the official zoning map does not accurately depict zoning district and
overlay zoning district boundaries or zoning designations and subsequent amendments
to those boundaries or zone designations approved by the County Commissioners.
C.Application Submittal and Review Procedure
Figure 6-13 identifies the applicable steps from §6.3, Common Review Procedures, that apply
to the review of zoning map amendment applications. Additions or modifications to the
common review procedures are noted below.
ATTACHMENT 4
Article 6.0: Review Procedures
6.6 Code Amendment Procedures | 6.6.1 Amending the Official Zoning Map (Rezoning)
Larimer County Land Use Code 294
Effective February 13, 2025
Figure 6-13: Summary of Official Zoning Map Amendment (Rezoning) Procedure
1. Pre-Application Conference
A pre-application conference shall be held in accordance with §6.3.2: Pre-Application
Conference.
2. Sketch Plan
Sketch plan review pursuant to §6.3.3, Sketch Plan Review, shall be required prior to
submission of the application.
3. Neighborhood Meeting
A neighborhood meeting shall be held in accordance with §6.3.4, Neighborhood Meeting.
The Director may waive the meeting requirement based on responses received to the
neighbor referral.
4. Application Submittal and Processing
The application shall be submitted, accepted, and revised, and may be withdrawn, and
the neighbor referral completed, in accordance with §6.3.5, Application Submittal and
Processing, with the following modifications:
a. Application Content
In addition to the application content requirements in the Administrative Manual,
the following additional materials are required:
1 Pre-Application Conference Required
2 Sketch Plan Required
3 Neighborhood Meeting Director may waive meeting requirement
based on response to neighbor referral Ne
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4 Application Submittal and Processing
(additional pre-application conference required)
− Submit to Director
− Neighbor referral required
5 Staff Review Review by Director
6 Scheduling and Notice of Public Hearings − Planning Commission hearing
− County Commissioners hearing He
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7 Review and Decision
− Planning Commission review and
recommendation
− County Commissioners review and
decision
8 Post-Decision Actions See text below
Article 6.0: Review Procedures
6.6 Code Amendment Procedures | 6.6.1 Amending the Official Zoning Map (Rezoning)
Larimer County Land Use Code 295
Effective February 13, 2025
i. A statement of how the proposed zone change complies with the approval
criteria in §6.6.1.D.
ii. Statements from public water and sewer utilities that indicate that they can
provide service for the site. If public utilities are not to be used, the applicant
shall submit information that documents the availability of water and suitability
of the site for the sewage disposal system chosen by the applicant. The evidence
shall document the adequacy of the proposed utility service for the uses
permitted in the proposed zoning district.
iii. If road, intersection, or highway facilities that provide access to the property are
not adequate to meet the requirements of the proposed zoning district, the
applicant shall supply information that demonstrates willingness and financial
capability to upgrade the road or highway facilities in conformance with the
County’s road standards. In addition, the applicant shall provide information
that demonstrates that no significant impact will occur to other roads,
intersections, or highway facilities as a result of the proposed change, with
consideration given to all potential changes in the vicinity or how the applicant
intends to mitigate the impact.
iv. If the proposed zoning change is located within an overlay district, the applicant
shall submit information that represents how the applicable overlay districts
standards have been satisfied, or how the applicant intends to meet the
requirements of the County regulations concerning overlay districts.
5. Staff Review
The staff shall review the application and prepare a staff report and recommendation in
accordance with §6.3.6: Staff Review.
6. Scheduling and Notice of Public Hearing
The application shall be scheduled for public hearings before the Planning Commission
and the County Commissioners and noticed in accordance with §6.3.7: Scheduling and
Notice of Hearings, with the following modifications.
a. Legislative Amendments to the Official Zoning Map
Legislative amendments to the official zoning map must meet notice requirements
of C.R.S. §§ 30-28-112 and 30-28-116, as amended.
b. Quasi-Judicial Amendments to the Official Zoning Map
Quasi-judicial amendments to the official zoning map must meet all notice
requirements of §6.3.7: Scheduling and Notice of Hearings.
7. Review and Decision
The zoning map amendment shall be reviewed and decided upon in accordance with
§6.3.8: Review and Decision, with the following modifications:
a. Planning Commission Review and Recommendation
i. After receipt of the staff report, the Planning Commission shall conduct a public
hearing on the application.
ii. After the close of the public hearing, the Planning Commission, by a majority
vote of the quorum present, shall recommend to the County Commissioners
Article 6.0: Review Procedures
6.6 Code Amendment Procedures | 6.6.1 Amending the Official Zoning Map (Rezoning)
Larimer County Land Use Code 296
Effective February 13, 2025
either to approve, approve with conditions, or deny the application for a zoning
map amendment based on the approval criteria in §6.6.1.D.
b. County Commissioners Review and Decision
i. After receipt of the recommendation from the Planning Commission, the County
Commissioners shall conduct a public hearing on the application.
ii. After the close of the public hearing, the County Commissioners, by a majority
vote of the quorum present, shall either approve, approve with conditions, or
deny the application based on the approval criteria in §6.6.1.D.
iii. The Zoning Map Amendment shall be adopted by a Resolution of the County
Commissioners.
8. Post-Decision Actions and Limitations
a. All common procedures in §6.3.9: Post-Decision Actions and Limitations, shall apply.
Following approval of a rezoning, the Director shall prepare an appropriate revision
to the Official Zoning Map.
b. The County Commissioners shall include a resolution adopting the rezoning within
90 days of the County Commissioner’s vote to approve, approve with conditions, or
deny the rezoning.
D. Review Criteria
Amending the zoning map is a matter committed to the legislative discretion of the County
Commissioners. In deciding the application, the Planning Commission and the County
Commissioners shall consider the general approval criteria in §6.3.8.D, General Review
Criteria and whether and the extent to which the proposed amendment meets the following.
1. Compatible with Surrounding Uses
The proposed change in zoning is compatible with the type, intensity, character, and
scale of existing and permissible land uses surrounding the subject property.
Dimensional limitations of the proposed zoning district, when applied, should result in
development that will be consistent with the physical character of existing or
permissible uses surrounding the subject property. The proposed change shall result in a
logical and orderly development pattern in the neighborhood.
2. Community Need or Public Benefit
The proposed change in zoning addresses a demonstrated community need or
otherwise results in one or more particular public benefits that offset the impacts of the
proposed uses requested, including but not limited to: affordable and senior housing;
childcare facilities; medical facilities; transportation efficiencies; public recreational
opportunities; infrastructure improvements; and preservation of lands of high
conservation value.
3. Change of Circumstances
The proposal change in zoning addresses or responds to a beneficial material change
that has occurred to the immediate neighborhood or to the greater Larimer County
community.
Article 6.0: Review Procedures
6.6 Code Amendment Procedures | 6.6.1 Amending the Official Zoning Map (Rezoning)
Larimer County Land Use Code 297
Effective February 13, 2025
4. Adequate Infrastructure
The property subject to the proposed change in zoning is, or may be served by adequate
roads, water, sewer, and other public use facilities.
5. Natural Environment
The proposed change does not result in significant adverse impacts on the natural
environment.
6. Additional Review Criteria in Growth Management Area (GMA) Districts
a. To establish or enlarge a GMA district, the County Commissioners must also find that
the criteria in §4.2.1.B.3 have been met; and
b. The County Commissioners may exclude or remove an area from an established GMA
district boundary if they find one or more of the review criteria in §4.2.1.B.3 can no
longer be met.
E. Rezoning to Planned Development (PD) or Rural Planned Development (RPD)
1. Purpose
The rezoning procedure may be used to amend the Official Zoning Map to reclassify land
to the PD or RPD zoning districts established in Article 2.0, in accordance with C.R.S. §24-
67-101, the Planned Unit Development Act of 1972. The PD and RPD rezoning is intended
to achieve greater flexibility than otherwise allowed by the strict application of this Code
while providing greater benefit of the County.
2. Applicability
a. A property may only be rezoned to a PD zoning district if the property is within a
designated growth management area or within the LaPorte Plan area or other
adopted subarea.
b. Properties within a GMA may only be rezoned to a PD zoning district and are not
eligible for rezoning to another base zoning district.
c. The PD or RPD rezoning procedure shall not be used when a special review, variance,
minor modification, or rezoning to a base or overlay zoning district could achieve a
similar result.
3. Procedure for Rezoning to PD or RPD
The general rezoning procedure set forth above applies to any rezoning to the PD or RPD
district, with the following additions and modifications:
a. Application Submittal and Processing
The PD or RPD rezoning application submittal requirements are identified in the
Administrative Manual.
i. Sketch Plan Requirements
At a minimum, the sketch plan application shall indicate the following:
1) Analysis as to why other flexibility and relief procedures in this Code are not
sufficient to accommodate the proposed development.
2) For proposed development, the following characteristics, as applicable:
9-1-15-1:
A.Authority: From time to time the town council may by ordinance amend the number, shape, boundaries, or
area of any land use district, or any regulation of or within such land use district, or any other provision of the land
use guidelines.
B.Legislative Amendment: In connection with any amendment to the land use guidelines that is determined by
the town council to be legislative or quasi-legislative in nature, the procedures set forth in section 5.10 of the
Breckenridge town charter for the adoption of town ordinances shall be followed; provided, however, that no
ordinance involving a legislative or quasi-legislative amendment to the land use guidelines shall be adopted as an
emergency ordinance. In addition to any other notice of public hearing that may be required by the Breckenridge
town charter, notice of a public hearing to consider the proposed adoption of a legislative or quasi- legislative
amendment to the land use guidelines shall be published twice in a newspaper of general circulation in the town,
the first publication occurring at least twelve (12) days prior to the hearing and the second publication occurring at
least four (4) days prior to the hearing. Such newspaper notice shall contain the date and time of the public
hearing on the proposed amendment; the location of the hearing on the proposed amendment; and a brief
description of nature of the proposed amendment to the land use guidelines. Such newspaper notice is
reasonably calculated to afford affected persons the realistic opportunity to protect their interests.
C.Quasi-Judicial Amendment: In connection with any amendment to the land use guidelines that is determined
by the town council to be quasi-judicial in nature, the procedures set forth in section 5.10 of the Breckenridge
town charter for the adoption of town ordinances shall be followed; provided, however, that no ordinance
involving a quasi-judicial amendment to the land use guidelines shall be adopted as an emergency ordinance. In
addition to any other notice of public hearing that may be required by the Breckenridge town charter, notice of a
public hearing to consider the proposed adoption of a quasi-judicial amendment to the land use guidelines shall
be published twice in a newspaper of general circulation in the town, the first publication occurring at least twelve
(12) days prior to the hearing and the second publication occurring at least four (4) days prior to the hearing. Such
newspaper notice shall contain the date and time of the public hearing on the proposed amendment; the location
of the hearing on the proposed amendment; and a brief description of nature of the proposed amendment to the
land use guidelines. Such newspaper notice is reasonably calculated to afford affected persons the realistic
opportunity to protect their interests. In addition to the newspaper notice, not less than twelve (12) days prior to
the date of the public hearing the director shall mail a copy of the text of the newspaper notice by first class mail
to all owners of real property located within the land use district(s) that would be affected by the proposed land
use guidelines amendment as shown by the records of the Summit County clerk and recorder; provided, however,
that the failure of the director to mail such notice, or the failure of a person to receive such mailed notice, shall not
impair the validity of the public hearing or any amendment made by the town council to the land use guidelines
following such hearing.
D.Public Hearing: The public hearing required to be held in connection with the adoption of an ordinance
amending the land use district guidelines shall be the same public hearing as is required by section 5.10 of the
Breckenridge town charter in connection with the second reading of a town ordinance.
title 9, ch. 1 Breckenridge Development Code | Breckenridge Town Code Page 1 of 2
The Breckenridge Town Code is current through Ord. 7, Series 2025, passed May 13, 2025.
ATTACHMENT 5
The Breckenridge Town Code is current through Ord. 7, Series 2025, passed May 13, 2025.
Disclaimer: The town clerk’s office has the official version of the Breckenridge Town Code. Users should contact
the town clerk’s office for ordinances passed subsequent to the ordinance cited above.
Town Website: www.townofbreckenridge.com
Hosted by General Code.
E. Application Of Land Use Guidelines To Specific Lot, Tract Or Parcel: Any change in the manner in which the
land use guidelines are to be applied to a specific lot, tract or parcel of land, including, without limitation, the
recommended density for such lot, tract or parcel, shall be accomplished either by written agreement with the
owner(s) of the subject lot, tract or parcel (such as an annexation agreement), a master plan or by ordinance
adopted by the town council using the procedures for a quasi-judicial amendment to the land use guidelines as set
forth in subsection C of this section. Following the introduction of an ordinance as described in the preceding
sentence, the director shall not accept an application to develop or subdivide the real property that is the subject
of the ordinance until such time as the ordinance has either been finally approved or rejected by the town council,
and any applicable referendum period has expired.
F. Legal Standards For Land Use Guideline Amendments: In considering a proposed amendment to the land use
guidelines, the town council shall apply the following standards:
1. If the proposed change is found by the town council to be consistent with or in compliance with the
town's comprehensive plan, and all parts thereof, the proposed change need only bear a reasonable
relationship to the welfare of the community.
2. If the proposed change is found by the town council to be in conflict with or inconsistent with the town
master plan, or any part thereof, the applicant seeking the change must show either: a) that a manifest error
was made in establishing the current land use guidelines or its application to a specific lot, tract or parcel, or
b) that the proposed change bears a reasonable relationship to the welfare of the community and there has
been a change in the conditions of the neighborhood that supports the requested change. (Ord. 8, Series
2011)
title 9, ch. 1 Breckenridge Development Code | Breckenridge Town Code Page 2 of 2
The Breckenridge Town Code is current through Ord. 7, Series 2025, passed May 13, 2025.
Created: 2025-06-23 07:43:14 [EST]
(Supp. No. 22)
Page 1 of 1
TOWN OF CRESTED BUTTE
CHAPTER 16 – ZONING
ARTICLE 23 - AMENDMENTS
Sec. 16-23-90. Standards for zoning and rezoning.
(a)No application for initial zoning or rezoning shall be approved unless it is demonstrated to the Town Council
that:
(1)The proposed zoning classification promotes the health, safety and welfare of the inhabitants of the
Town and promotes the purposes of this Code.
(2)At least one (1) of the following factors exists:
a.The proposed zoning classification is consistent with the goals and policies of the Town's Land
Use Plan;
b.There has been a substantial and material change in the character of the neighborhood or in the
Town generally such that the proposed rezoning would be in the public interest and would be
consistent with the change in character; or
c.The property to be rezoned was previously zoned in error.
(3)Each of the following criteria is satisfied:
a.The proposed use of the rezoned or zoned property is compatible with the surrounding uses; or
b.In the case of proposed redevelopment of property, the proposal for the use of the rezoned or
zoned property is an improvement to the neighborhood and to the Town.
(b)The requirements of Subparagraph (a)(2)b. above shall not apply to any initial zoning of property that is
either within or annexed to the Town.
(c)The Town Council may impose reasonable conditions upon the future use of the rezoned or zoned property
to ensure conformance with the standards of this Article.
(Prior code 15-2-27; Ord. 39 §3, 1995; Ord. 4 §1, 2009)
ATTACHMENT 6
ATTACHMENT 7
Created: 2025-06-24 10:35:06 [EST]
(Supp. No. 36)
Page 1 of 3
070.060.040 Ordinance Amendments.
(a)Rezoning.
(1)Purpose.
a.The purpose of the rezoning procedure is to make amendments to the Official Zoning Map of the
City of Glenwood Springs to reflect changes in public policy, changed conditions, or to advance
the welfare of the City. The zoning classification of any parcel in the City may be amended using
this procedure. The purpose is neither to relieve particular hardships nor to confer special
privileges or rights on any person. Rezonings should not be used when a special use permit,
variance, or administrative adjustment could be used to achieve a similar result.
b.Changes to the characteristics of zoning districts (such as setback requirements) and
development standards (such as parking requirements) shall be processed as Code amendments
according to Subsection 070.060.040(c).
(2)Applicability. A rezoning may be approved by the City Council following review and recommendation
by the Planning Commission. A rezoning to a Planned Unit Development is a distinct type of
amendment to the Official Zoning Map and shall follow the procedures in Subsection 070.060.040(b).
(3)Rezoning Procedure. Figure 060-2 identifies the applicable steps from the common review procedures
in Subsection 070.060.030 that apply to the review of rezonings. Additions or modifications to the
common review procedures are noted below.
Figure 060-2: Summary of Rezoning Procedure
a.Pre-Application Conference. A pre-application conference shall be held in accordance with
Subsection 070.060.030(b).
b.Pre-Application Neighborhood Meeting. A pre-application neighborhood meeting shall be held in
accordance with Subsection 070.060.030(c).
c.Application Submittal and Handling.
ATTACHMENT 8
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(Supp. No. 36)
Page 2 of 3
1. The rezoning application shall be submitted, accepted, and revised, and may be withdrawn,
in accordance with Subsection 070.060.030(d). The application shall include all required
information as indicated in the Administrative Manual and any additional information
requested during the pre-application conference.
2. In addition to the persons authorized to submit an application listed in Subsection
070.060.030(d)(1), the Planning Commission may initiate a rezoning application following
discussion at any Planning Commission meeting.
3. When multiple parcels are proposed for rezoning, a separate application for each property
shall be submitted unless the Director approves a consolidated application during the pre-
application conference.
d. Staff Review and Action. The Director and DRC shall review the application and prepare a staff
report and recommendation in accordance with Subsection 070.060.030(e).
e. Scheduling and Notice of Public Hearings.
1. The rezoning application shall be scheduled for public hearings before the Planning
Commission and City Council and noticed in accordance with Subsection 070.060.030(f).
2. For City-initiated rezonings, affected property owners shall be notified by first class mail of
the intended zoning change and public hearing(s) at least fifteen (15) days prior to the
public hearing date.
f. Review and Decision (Planning Commission and/or City Council).
1. Planning Commission Review and Recommendation. The Planning Commission shall review
the rezoning application and recommend approval or denial in accordance with Subsection
070.060.030(g) and the criteria in Subsection 3., below. The Planning Commission may also
continue the hearing to a regular Planning Commission meeting or a special hearing with a
date certain with the requirement that the applicant submit changes or additional
information necessary to determine compliance with the approval criteria. Additional
continuances may only be granted in extraordinary situations.
2. City Council Review and Decision. The City Council shall review the rezoning application and
act to approve or deny the rezoning in accordance with Subsection 070.060.030(g) and the
criteria in Paragraph 3. below. The City Council may also continue the hearing to a regular
City Council meeting or special hearing scheduled for a date certain with the requirement
that the applicant submit changes or additional information necessary to determine
compliance with the approval criteria. Additional continuances may only be granted in
extraordinary situations.
3. Rezoning Approval Criteria.
i. In reviewing a proposed rezoning, the Planning Commission and City Council
shall consider whether:
a. The rezoning is consistent with the City's comprehensive plan and the
purpose of this Code;
b. The rezoning is consistent with the proposed purpose statement of the
proposed zoning district;
c. Substantial changes in the subject area warrant a zoning change; and/or
Created: 2025-06-24 10:35:06 [EST]
(Supp. No. 36)
Page 3 of 3
d. The intensity of development in the new zoning district is not expected to
create significantly adverse impacts to surrounding properties or the
neighborhood.
ii. The approval criteria above shall not apply to legislative rezonings by the City
Council.
4. Protest Procedure.
i. Any owner of property affected by a proposed rezoning may protest the
rezoning pursuant to the statutory requirements of C.R.S. § 31-23-305.
ii. A protest against a rezoning shall be filed with the municipal clerk at least
twenty-four (24) hours in advance of the City Council decision on the rezoning
decision.
iii. A protest against a rezoning shall be signed by the owners of twenty (20)
percent or more of the area included in such proposed rezoning, or of the area
of those lots within two hundred (200) feet of the property proposed for
rezoning.
iv. In the case of a protest against a rezoning, approval shall require three-fourths
(¾) vote of the City Council for a rezoning to become effective.
5. Concurrent Review. An applicant may request a development permit or subdivision
approval concurrent with a rezoning.
g. Post-Decision Actions and Limitations. Post-decision actions and limitations in Subsection
070.060.030(i) shall apply with the following modifications:
1. Following approval of a rezoning by City Council, the Director shall prepare a revision to the
Official Zoning Map.
2. Following approval of a rezoning, the Director shall record the amendment map and
ordinance with the Garfield County Clerk and Recorder as soon as practicable.
(m)
Common Procedures for Major Development Applications
1 General Meeting or Pre-Application Meeting § 21.02.030(b)
2 Application Submittal & Review §§ 21.02.030(d) and 21.02.030(e)
3 Complete Applications with Changed Status § 21.02.030(f)
4 Public Notice | § 21.02.030(g)
5 Planning Commission Recommendation or Decision § 21.02.030(h)
6 City Council Decision § 21.02.030(h)
7 Post-Decision Actions § 21.02.030(i)
Rezoning.
(1)Purpose.
The
purpose of
this section
is to
establish
the
procedure
and
requirements for requested amendments to the Zoning Map.
(2) Authority to Initiate.
Amendments to the Zoning Map may be proposed by property owners, the City, the
Planning Commission, or City Council in order to add, modify or expand zone districts.
(3) Review Procedures.
Applications for Rezoning shall meet the common review procedures for major
development applications in GJMC § 21.02.050(b), with the following modifications:
(i) Public Notice and Hearing Requirements.
(A)The application for Rezoning shall be scheduled for public hearings before
the Planning Commission and City Council and shall be noticed pursuant to
GJMC § 21.02.030(g).
(B)The Planning Commission or City Council may add additional property to be
considered for a Rezoning if such additional property is identified in the
notice.
(ii) Review Criteria.
An applicant for Rezoning has the burden of producing evidence that proves each
of the following criteria:
(A) Consistency.
The proposed zoning is generally consistent with applicable provisions of the
Comprehensive Plan.
City of Grand Junction, CO
Downloaded from https://ecode360.com/GR4464 on 2025-07-24
ATTACHMENT 9
(B) Development Patterns.
The proposed zoning will result in logical and orderly development pattern(s).
(C) Benefits.
The community or area, as decided by the reviewing body, derives an overall
benefit(s) from the proposed zoning.
(4) Lapsing and Extension of Approvals.
Approved Rezonings do not expire.
City of Grand Junction, CO
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Sec. 15.02.060. Review standards and procedures for specific major development applications.
F.Rezoning (amendments to the official zoning map) and concept plan amendments.
1.Rezoning initiation. Applications for rezoning may be initiated by:
a.The city council; or
b.One or more of the owners, holders of options to purchase, or lessees of the applicable
property.
2.Concept plan. A concept plan is required for a rezoning and amendments to existing rezoning
concept plans. The concept plan shall be referenced in the rezoning or concept plan
amendment ordinance. A concept plan shall comply with the approval criteria in section
15.02.055.
a.Contents of concept plan. Submittal requirements for a concept plan shall be included in
the administrative manual.
b.Exceptions. A concept plan is not required for a rezoning initiated by the city or the
following types of rezoning requests that are intended to correct technical mistakes in a
specific zoning application:
i.When a lot of record is classified as falling into two or more different zoning
districts as of the effective date of the ordinance from which this development
code is derived, an application to rezone a portion or portions of that parcel so
that the zoning district classification is the same for the entire parcel.
ii.Rezoning to correct the city's clerical error or mistake in classifying a parcel within
a specific zoning district.
iii.Rezoning to allow for minor zoning district boundary adjustments to make a zoning
designation consistent with approved platted subdivisions.
3.Development applications pending consideration of a rezoning ordinance.
a.When a proposed ordinance that involves a change in zoning from a less restricted
zoning district to a more restricted zoning district, or that changes permitted uses in any
existing zone district is introduced to city council, or when the city council directs staff or
the P/Z to draft or consider such an ordinance, no development applications that would
result in nonconforming uses or structures if the proposed ordinance is approved will be
accepted by the city for a period of 120 days from the date of introduction of the
ordinance or city council direction.
b.The city council may extend the 120-day period by resolution.
c.If the proposed ordinance is not adopted within the 120 days, or any extensions thereof,
the city shall accept applications and issue plan or plat approval regardless of the status
of such proposed ordinance.
4.Review procedure. All applications shall follow the core review procedures for major
development applications, stated in section 15.02.050.B, except that legislative rezonings, as
described in section 15.02.030.A.2, are exempt from steps 2 through 5 of the core review
ATTACHMENT 10
Created: 2025-07-02 11:25:05 [EST]
(Supp. No. 7)
Page 2 of 2
procedure for major development applications provided in section 15.02.050.B (step 2:
neighborhood meetings; step 3: submission of application/completeness determination; step
4: DRC review and report; step 5: submission of revised application).
5. Additional review criteria. Rezonings shall also meet at least one of the following
justifications:
a. The rezoning is consistent with events, trends, or facts occurring after adoption of the
original zoning that have changed, or are changing, the physical, social, or economic
character or condition of the area or neighborhood;
b. The rezoning corrects an error of a technical nature; for example, in order to achieve
zoning district conformance with existing lot lines; or
c. The rezoning presents the city with a unique opportunity or an appropriate site, at an
appropriate location, for the particular type of land use or development proposed and
will help the city achieve a balance of land use, tax base, or housing types consistent
with the city's overall planning and economic development goals.
6. Conditions for rezoning. The city council may impose reasonable conditions on the rezoning,
including, but not limited to:
a. Reduction in the number and type of permitted uses.
b. Reduction or other limits on permitted density or intensity of development.
c. Required review at the end of a specified period of time to determine if the construction
of the allowed uses has commenced, and if not, then whether the rezoning should
remain in place.
d. Consistency with any concept plans, architectural plans, landscape plans and site plans
submitted by the applicant as part of the rezoning application.
Division 18.17.09 Zoning and Rezoning
18.17.09.01 Standards for Rezoning
Generally. The City Council may approve an application for rezoning if it finds that:A.
The criteria of subsections B. and C., below, are met; and1.
One or more of the alternatives set out in subsection D., below, are met;2.
The subject property is a legal lot of record (or group of contiguous legal lots of record); and3.
No legal lot of record will contain multiple zones within its boundaries as a result of the rezoning.4.
Resource Protection Policy.B.
It is the policy of the City not to rezone property in a manner that would create or facilitate the creation of development rights
or entitlements that would either:
1.
Reduce the level of protection for significant natural resources that exist on the subject property; ora.
Expose additional people or personal property to unmitigated natural hazards that are present on the subject property (e.g.,
fire, flood, or geological hazards).
b.
This policy may be waived upon a finding by the City Council that:2.
Alternative means have been implemented to achieve a comparable or better level of resource protection (e.g., conservation
easements, development agreements, or other comparable mechanisms for resource protection); or
a.
The policy is outweighed by a substantial community interest that is served by approval of the rezoning (see Subsection C.1.,
below).
b.
Plan Consistency and Public Benefits. All applications for rezoning shall meet the following criteria:C.
The proposed zone, as applied to the subject property, is substantially consistent with the policies and goals of the
Comprehensive Plan, any applicable adopted area plan or community plan of the City, or reflects stated conditions that have
changed since the adoption of the Comprehensive Plan.
1.
Rezoning to the proposed zone will provide a benefit to the community or immediate area that cannot be provided under the
existing zone, and the balance between the anticipated benefit, if any, and the anticipated burden on the community or
immediate area, if any, is either neutral or favors the rezoning;
2.
The proposed zone would not cause an I zone to share a boundary with an ER, R1e, R1, R2, R3e, or R3 zone, unless there is
sufficient land area on the subject property to provide a buffer, as set out in Division 18.08.03, Standards for Bufferyards, and a
development agreement is approved to mitigate use incompatibilities with fencing, walls, landscaping, noise and lighting
restrictions, or other appropriate techniques; and
3.
Adequate community facilities are available to serve development in the proposed zone in accordance with Section
18.15.02.05, Determination Regarding Adequacy; or the proposed zone would limit demands upon community facilities more
than the existing zone; or reasonable assurances are provided that adequate community facilities will be made available to
serve new development by the time the new development places demands on the facilities.
4.
Additional Findings. The City Council may approve an application for rezoning upon a determination that at least one of the
following four criteria has been met. This finding is in addition to the findings regarding the criteria of subsections B. and C., above:
D.
Alternative #1: Plan Implementation. The proposed zone is more appropriate than the existing zone to implement an adopted
or approved current City plan that was developed with public input (e.g., the Comprehensive Plan, the Highway 287 Strategic
Plan, etc.).
1.
Alternative #2: Change in Character of the Area. The City Council finds that the proposed zone is more appropriate than the
existing zone because:
2.
There has been a change in character or capacity of public infrastructure in the area (e.g., installation of public facilities,
other zone changes, new growth trends, deterioration, development transitions, etc.); and
a.
The proposed zone allows for the reasonable development or redevelopment of the subject property in a manner that will
be compatible with its existing or planned context.
b.
Alternative #3: Need for Zone in Land Inventory. The City Council finds that the proposed zone is more appropriate than the
existing zone because the proposed zone will promote a balance of land uses in the City that will improve economic
opportunity, community mobility, or diversity in housing in alignment with the Comprehensive Plan.
3.
Alternative #4: Correction of an error. The rezoning corrects an error of a technical nature, for example, to correct a discrepancy
between zoning boundaries and existing lot lines or rights-of-way.
4.
ATTACHMENT 11
Ord. 6636 §53, 09/05/2023
Effective on: 9/19/2023
720.A Applicability
This Section shall apply to all amendments to the Official Zone Map.
720.B Criteria for Approval
Zone Map Amendments may be approved upon a finding that the following criteria are met:
1.The Zone Map Amendment will be consistent with the purpose and standards of the
proposed zone district.
2.The type, height, massing, appearance, and intensity of development that would be
permitted in the proposed zone district will be compatible with surrounding zone districts,
land uses, and neighborhood character and will result in a logical and orderly development
pattern within the community.
3.The advantages of the proposed zone district substantially outweigh the disadvantages to
the community or neighborhood.
4.The proposed amendment will minimize any adverse impacts on the natural environment,
including water quality, air quality, wildlife habitat, vegetation, wetlands, and natural
landforms.
5.One of the following conditions exists:
a.The proposed amendment substantially furthers the preferred direction and policies
outlined in the Community Plan and other applicable adopted plans; or
b.The proposed amendment is necessary to respond to changed conditions since the
adoption or last amendment of the Official Zone Map; or
c.The proposed amendment will correct an error on the Official Zone Map.
720.C Term and Effect of Approval
1.Zone Map Amendments shall become effective on the date specified in the ordinance
adopted by City Council.
2.The Zone Map Amendment shall remain in effect for perpetuity or until amended.
721.A Applicability
This Section shall apply to all proposed Planned Unit Developments.
721.B Procedures
The Permitted Use Matrix, zone district dimensional standards, development and design
standards, that are applicable to the property that is the subject of the PUD application shall be
used as a starting basis and a guide when determining the appropriate type of standards to be
applied to a proposed Planned Unit Development.
721.C Criteria for Approval
A Planned Unit Development (PUD) shall be approved upon a finding that the following criteria are
met:
1.The proposed development cannot be accommodated with the current zoning of the
property or any other City zone district.
2.The Planned Unit Development shall meet at least one of the following:
a.The PUD addresses a community need as described in the Community Plan; or
b.The development site has special physical characteristics including but not limited to
an irregular or oddly-shaped lot, or a lot with significant topographical barriers to
standard development construction practices; or
ATTACHMENT 12
The Town of Estes Park is committed to providing equitable access to our services. Contact us
if you need any assistance accessing material at 970-577-4777 or townclerk@estes.org.
Report
To: Honorable Mayor Hall & Board of Trustees
Through: Town Administrator Machalek
From: Scott Moulton, Director
Department: Estes Park Housing Authority
Date: August 7, 2025
Subject: Workforce, Affordable, and Attainable Housing Definitions
Attachment 1 -Presentation
Affordable Housing
Unlocked: Definitions,
Markets, and Pathways
to More Homes
Presented By Scott Moulton
Executive Director
Estes Park Housing Authority
1
F r o m D e f i n i t i o n s t o
A c t i o n : C r e a t i n g
H o u s i n g f o r E v e r y o n e
HOW DO
WE DEFINE
ALL THE
TERMS
USED IN
HOUSING?
Local
Definitions
vs. Industry
Norms
2
AFFORDABLE HOUSING:
•Standard definition: Households pay no more than 30%
of their gross income on housing costs
Area Median Income (AMI) buckets | Local Wage
•<80% AMI = Low-income 50% 80%
•<50% AMI = Very low-income 30% 50%
•<30% AMI = Extremely low-income 0% 30%
Housing Terms Defined:
$21.50 $34.38
$12.89 $21.49
$0.00 $12.88
$44,720 $71,510
$26,811 $44,699
$0.00 $26,790
Housing
Terms &
Definitions
Continued
3
Attainable Housing:
•Available housing that matches a community’s standard or
predominant income levels and is generally attainable for
members of the community –this can be and often is a wide
range
•Estes Park Code Definition: Housing units that are attainable to
households earning 150% of the Larimer County AMI or below,
adjusted for household size.(11.4.C)
•This applies to renter and owner-occupied homes
Workforce Housing:
•Generally, housing that is restricted to members of the local
working community.
•Estes Park Code Definition: At least one resident in each unit…is
employed within the Estes Park School District R-3 Boundary
map. (11.4.4)
Housing
Inventory
4
Restricted
Town of Estes Park 4,380
Larimer County 5,130
Total 9,510
Housing Stock
Property Units
Bonus
Density
Homeowners 44 Yes
Prospector 94 Yes
Peak View 26 Yes
Grand Estates 16 Yes
Beaver Brook 19
Fall River 89 Yes**
420 Steamer 39
262 Stanley 4 Yes
444 Stanley 8 Yes
R-1 Zone 5
Total 339
**No bonus used, as built 65 units at 16 d/u
Workforce Restricted Units
Type Development # of Units AMI Level
Ownership Vista Ridge 29 <80%
Ownership The Neighborhood 13 <120%
EPHA - Rental Cleave Street 10 <60%
EPHA - Rental The Pines 24 <60%
EPHA - Rental Talons Pointe 44 <60%
EPHA - Rental Lone Tree Village 57 <60%
EPHA - Rental Falcon Ridge 48 <60%
Private - Rental Trail Ridge 24 <60%
Private - Rental Park Ridge 32 <60%
Private - Rental South Saint Vrain 12 <60%
H4H - Ownership Various Locations 5 <80%
Total 298
Rental 251
Ownership 47
Income Restricted Units
** About 75% of Income-Restricted Occupied by
Households Meeting the Local Definition of Workforce
Units Brought to Market
with density Bonuses:
2013 (150%) = 0
2017 (200%) = 188
Rent Level
Comparison
5
2025 Data
30%50%60%WF
WF-Targeted
@60%
WF-Targeted
@70%
WF-Targeted
@80%WF-Prospector
0-Bedroom 679$
1-Bedroom 512$ 929$ 1,138$ 1,404$ 1,248$ 1,645$
2-Bedroom 620$ 1,120$ 1,370$ 1,836$ 1,499$ 1,766$ 2,034$ 1,795$
3-bedroom 1,299$ 1,588$ 2,164$ 2,350$ 2,099$
4-Bedroom 2,636$
0-Bedroom 32%
1-Bedroom 21%40%49%61%54%72%
2-Bedroom 22%41%50%67%54%64%74%65%
3-bedroom 41%50%68%74%66%
4-Bedroom 74%
Income Qualified Workforce Restricted
Actual AMI as Charged
What does
our local
workforce
look like
through the
AMI Lens?
6
Workforce Qualification Income Demographics
Average Median Average Median
General Workforce (Private) 54,000$ 39,520$ 60%44%
Workforce Rental Assistance 54,468$ 54,636$ 61%61%
Prospector - Attainable 74,272$ 93,600$ 83%105%
Prospector - Workforce 82,519$ 70,000$ 92%78%
Fall River Village 77,881$ 67,676$ 87%76%
Income AMI
Development
What does
our local
workforce
look like?
7
Employer Position
Yearly High Range
(@1560 hrs)
Yearly High Range
(@2080 hrs)
2025 AMI
@ 1560 hrs
2025 AMI
@ 2080 hrs
2-Equal Wage
Earners AMI
@1560 Hrs
2-Equal Wage
Earners AMI
@2080 Hrs2
2025 AMI
@ 1560
hrs2
2025 AMI
@ 2080
hrs3
YMCA Rockies Housekeeping 23,103.60$ 30,804.80$ 26%34%46,207.20$ 61,609.60$ 52%69%
Estes Valley
Recreation and Seasonal 23,103.60$ 37,440.00$ 26%42%46,207.20$ 74,880.00$ 52%84%
Outdoor World Retail 28,080.00$ 37,440.00$ 31%42%56,160.00$ 74,880.00$ 63%84%
Aspen Eye Care Optical Host 32,760.00$ 43,680.00$ 37%49%65,520.00$ 87,360.00$ 73%98%
Estes Park Shuttle Local Ride Driver 31,200.00$ 45,760.00$ 35%51%62,400.00$ 91,520.00$ 70%102%
YMCA Rockies
Housekeeping
Crew Leader 30,622.80$ 46,196.80$ 34%52%61,245.60$ 92,393.60$ 69%103%
YMCA Rockies
Houskeeping
Manager 31,980.00$ 47,840.00$ 36%54%63,960.00$ 95,680.00$ 72%107%
Estes Park Shuttle Shuttle Driver 31,200.00$ 49,920.00$ 35%56%62,400.00$ 99,840.00$ 70%112%
Estes Park Shuttle Tour Guide 31,200.00$ 49,920.00$ 35%56%62,400.00$ 99,840.00$ 70%112%
Safeway Front Entry Level 26,910.00$ 50,148.80$ 30%56%53,820.00$ 100,297.60$ 60%112%
Safeway Pharmacy Tech 29,250.00$ 51,688.00$ 33%58%58,500.00$ 103,376.00$ 65%116%
Safeway Produce Head 39,951.60$ 53,268.80$ 45%60%79,903.20$ 106,537.60$ 89%119%
Safeway Head Baker 39,951.60$ 53,268.80$ 45%60%79,903.20$ 106,537.60$ 89%119%
Safeway Scan Coordinator 39,951.60$ 53,268.80$ 45%60%79,903.20$ 106,537.60$ 89%119%
Safeway Bakery Manager 43,071.60$ 57,428.80$ 48%64%86,143.20$ 114,857.60$ 96%128%
Safeway Produce Manager 43,071.60$ 57,428.80$ 48%64%86,143.20$ 114,857.60$ 96%128%
Estes Valley
Library
Patron Experience
Librarian - 34,476.00$ 64,355.20$ 39%72%68,952.00$ 128,710.40$ 77%144%
Estes Park Trolley CDL Driver 49,920.00$ 66,560.00$ 56%74%99,840.00$ 133,120.00$ 112%149%
Estes Valley
Recreation and Part Time 24,180.00$ 72,800.00$ 27%81%48,360.00$ 145,600.00$ 54%163%
Town of Estes Park
Street Equipment
Specialist 34,669.50$ 78,308.00$ 39%88%69,339.00$ 156,616.00$ 78%175%
Estes Park School Certified 36,000.00$ 88,000.00$ 40%98%72,000.00$ 176,000.00$ 81%197%
Estes Park School Classified Hourly 27,409.20$ 89,918.40$ 31%101%54,818.40$ 179,836.80$ 61%201%
Town of Estes Park Police Officer III 56,145.00$ 110,575.00$ 63%124%112,290.00$ 221,150.00$ 126%247%
Estes Park School Admin 62,250.00$ 133,650.00$ 70%149%124,500.00$ 267,300.00$ 139%299%
Snapshot of Local Job Openings –August
2025What does
our local
workforce
look like
through the
AMI Lens?
Deed
Restricted
Housing
Occupancy
8
Estes Park Housing Authority
Deed Restricted Housing Occupancy - Estes Valley
Property Category
Total
Units
Vacant
Units Aug-25
EPHA Income Qualified 183 0 100%
EPHA Workforce - Stabalized Properties 61 0 100%
EPHA Workforce - Fall River Village (Lease-Up Phase)89 41 54%
Private Income Qualified 69 0 100%
Workforce - Private 90 7 92%
Workforce - Prospector (Lease-up)94 47 50%
Deed Restricted Ownership 51 0 100%
Total 637 95 14.94%
**Data is primarly derived from qualification monitoring completed by EPHA and general orginazational knowledge
based on communications with our community partners. Data should not be taken as exact, but should be considered
highly accurate and reliable.
Private
Rentals
9
Snapshot of more than 30 active rental listing from Zillow,
Craigslist, and private property management companies
Unit Size
Ave Monthly
Rent Ave AMI
Median
Month Rent
Median
AMI
Median AMI
w/Assistance
Reduction in
AMI
1-Bedroom 1,599$ 67%1,698$ 71%54%-17%
2-Bedroom 2,673$ 93%2,213$ 77%63%-14%
3-Bedroom 3,381$ 102%3,300$ 99%87%-12%
4-Bedroom 3,675$ 99%3,550$ 96%85%-11%
5-Bedroom 4,498$ 109%4,498$ 109%99%-10%
Active Rental Listing - August 2025
Home
Ownership
I want the
American Dream of
Homeownership –
can I afford it?
10
What does home ownership look like?Estes Park Housing Authority
Home Ownership Affordability Matrix - Attainable Development Code Provision @ <150% AMI
Home Price
Mortgage
(5% Down)
Salary Required
@35% housing cost
Ave Hrly
Wage |
2-Earner
AMI%: 2-
Person
HSHLD
AMI%: 3-
Person
HSHLD
AMI%: 4-
Person
HSHLD
AMI%: 5-
Person
HSHLD
375,000$ 2,727$ 93,497$ 22$ 92%81%73%68%
425,000$ 3,091$ 105,977$ 25$ 104%92%83%77%
475,000$ 3,454$ 118,423$ 28$ 116%103%93%86%
525,000$ 3,818$ 130,903$ 31$ 128%114%103%95%
575,000$ 4,181$ 143,349$ 34$ 140%125%112%104%
625,000$ 4,545$ 155,829$ 37$ 153%136%122%113%
650,000$ 4,727$ 162,069$ 39$ 159%141%127%118%
767,500$ 5,569$ 190,937$ 46$ 187%166%150%138%
**last row $767,500 = median YTD price of sold detached homes in 2025 through June
Estes Park Housing Authority
Home Ownership Affordability Matrix - Attainable Development Code Provision @ <150% AMI
Home Price
Mortgage
(20% Down)
Salary Required
@35% housing cost
Ave Hrly
Wage |
2-Earner
AMI%: 2-
Person
HSHLD
AMI%: 3-
Person
HSHLD
AMI%: 4-
Person
HSHLD
AMI%: 5-
Person
HSHLD
375,000$ 2,188$ 93,771$ 23$ 92%82%73%68%
425,000$ 2,479$ 106,243$ 26$ 104%92%83%77%
475,000$ 2,771$ 118,757$ 29$ 116%103%93%86%
525,000$ 3,063$ 131,271$ 32$ 129%114%103%95%
575,000$ 3,354$ 143,743$ 35$ 141%125%113%104%
625,000$ 3,646$ 156,257$ 38$ 153%136%122%113%
650,000$ 3,792$ 162,514$ 39$ 159%141%127%118%
767,500$ 4,465$ 191,357$ 46$ 187%167%150%139%
**last row $767,500 = median YTD price of sold detached homes in 2025 through June
Median Sales YTD
2025 Estes Park:
Attached = $530,500
Detached = $767,500
Home
Ownership
I want the
American
Dream of
Homeownership
–can I afford it?
Will it fit my
families needs?
11
What does the housing market look like in the
Estes Valley now???
Unit Size Ave Price
# of
Listings
Ave Year
Built Ave Age
1-Bedroom 419,000$ 1 1907 118
2-Bedroom 680,190$ 10 1978 47
3-Bedroom 976,564$ 67 1986 39
4-Bedroom 1,286,958$ 26 1980 45
5-Bedroom 1,605,800$ 5 1972 53
6-Bedroom 6,199,500$ 2 2014 11
7-Bedroom 2,350,000$ 1 1940 85
Blank 2,550,000$ 2 1933 92
Average 1,175,347$ 114 1982 43
Median 934,500$ 1986 39
Active MLS Listings - Detached - August 2025
Unit Size Ave Price
# of
Listings
Ave Year
Built Ave Age
1-Bedroom 310,000$ 2 1979 46
2-Bedroom 471,202$ 22 1992 33
3-Bedroom 669,473$ 22 2008 17
4-Bedroom 799,800$ 1 2000 25
Average 564,141$ 47 1999 26
Median 554,000$ 1998 27
Active MLS Listings - Attached - August 2025
Healthy Markets:
Home Sales = 4 –6 months of inventory | Estes end of July = 5.6 month
Rentals = 5-7% balanced | Estes as of August 1 = 14.94%
Home
Ownership
I want the
American
Dream of
Homeownership
–can I afford it?
Will it fit my
families needs?
12
Where will the Trailhead Down Payment
Assistance Program fit in –Current Market
Perspective
Listings 18
Ave Price 563,272$
Ave Bedrooms 2.66
Ave Age 72
# Built After
Year 1995 1
Detached - Eligible
Listings 30
Ave Price 458,945$
Ave Bedrooms 2.23
Ave Age 33
# Built After
Year 1995 15
Attached - Eligible
Thank you!
13
A.
B.
C.
1.
a.
b.
c.
2.
a.
b.
§ 11.4 - ATTAINABLE/WORKFORCE HOUSING DENSITY BONUS
Purpose. This Section is intended to create an incentive to provide a variety of attainable and
workforce housing for persons living and/or working in the Estes Valley.
(Ord. 2-02 §9; Ord. 28-16, § 1; Ord. 30-17, § 1(Exh.))
Eligibility. All residential subdivisions and developments in the RM (Multi-Family Residential)
zoning district are eligible for the attainable or workforce housing density bonus set forth in this
Section. This Section's density bonus for attainable or workforce housing shall not be available
and shall not be applied in any zoning district except the RM (Multi-Family Residential) zoning
district.
(Ord. 2-02 §9; Ord. 28-16, § 1; Ord. 30-17, § 1(Exh.))
"Attainable" and "Workforce" Defined. For purposes of this Code and Chapter, "attainable
housing units" and "workforce housing units" shall mean the following:
Renter-Occupied Attainable Housing Units.
Housing units that are attainable to households earning one hundred fifty percent (150%)
of the Larimer County Area Median Income or below, adjusted for household size.
To qualify as attainable units, housing costs (i.e., rent and utility expenses) must not
exceed thirty percent (30%) of the maximum income for an imputed household size based
on one hundred fifty percent (150%) of the Larimer County Area Median Income. The
imputed household size is equal to one and one-half (1.5) times the number of bedrooms
in the unit. For example, rent on a two-bedroom unit would be equal to thirty percent
(30%) of the monthly income limit of a three-person family; for a three-bedroom unit the
rent should not exceed thirty percent (30%) of the monthly income of a four-and-one-half-
person family—the midpoint of the range of a four- and five-person family.
If the property owner does not pay all utility expenses, then a utility allowance, computed
by the Estes Park Housing Authority, must be subtracted from the housing cost to
determine the maximum rent.
(Ord. 2-02 #9)
Owner-Occupied Attainable Housing Units.
Housing units that are attainable to households earning one hundred fifty percent (150%)
of the Larimer County Area Median Income or below, adjusted for household size.
To qualify as attainable units, housing costs must not exceed forty percent (40%) of the
one-hundred-fifty-percent Larimer County Area Median Income, adjusted for household
size.
(Ord. 2-02 #9)
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3.
4.
D.
E.
1.
2.
3.
4.
a.
b.
Larimer County Area Median Income, Defined. The Larimer County Area Median Income is
the current applicable area median income for Larimer County published by the U.S.
Department of Housing and Urban Development.
(Ord. 2-02 §9)
Workforce Housing. Housing units shall be eligible for the Maximum Permitted Density
Bonus (Sec. 11.4.D) if at least one (1) resident in each housing unit annually submits an
affidavit, including a copy of a W-2 form, to the Town certifying that the resident is employed
within the Estes Park School District R-3 Boundary Map.
(Ord. 2-02 §9; Ord. 28-16, § 1; Ord. 30-17, § 1(Exh.))
Maximum Permitted Density Bonus. Subject to the standards and review criteria set forth in this
Section and Chapter, attainable or workforce housing units are eligible for a density bonus of up
to two (2) times (two hundred percent [200%]) of the base Max. Net Density standard set forth in
the Estes Valley Development Code.
(Ord. 28-16, § 1; Ord. 30-17, § 1(Exh.))
Development and Design Standards.
[Reserved.]
Public Sewers and Water Required. All developments containing attainable or workforce
housing units approved under provisions of this Section shall be served by public central
sewer service and public water service.
Short-Term Rentals Prohibited. Attainable or workforce housing units approved under
provisions of this Section shall not be rented, leased or furnished for tenancies of less than
thirty (30) days (see §5.1.B).
(Ord. 02-10 §1)
Deed Restriction or Restrictive Covenant and Agreement Required. Attainable or workforce
housing units developed pursuant to this Section shall use one of the two mechanisms below
to assure the availability of the units for sale or rent to persons meeting the income or
workforce guidelines and definition set forth in §11.4.C above. The Community Development
Director shall determine which one of the two mechanisms below is applicable:
Deed Restriction. Attainable or workforce housing units shall be deed restricted. The deed
restriction shall be for a time period of no less than fifty (50) years. The deed restriction
used to restrict the units shall be approved by the Town or County Attorney.
Restrictive Covenant and Agreement. A Restrictive Covenant and Agreement shall be
entered into between the property owner and the Town or County. The Restrictive
Covenant and Agreement shall be for a time period of no less than fifty (50) years, shall
7/31/25, 12:57 PM Estes Park, CO Development Code
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A.
B.
C.
1.
2.
3.
4.
a.
run with the land, and shall be binding on the owner and all subsequent owners and successors. The
Restrictive Covenant and Agreement shall be in a form acceptable to the Town or County Attorney. Upon
approval by the Town or County Attorney, the Restrictive Covenant and Agreement shall be subject to
review by the decision-making body with the associated preliminary subdivision, or, if no subdivision
approval is required, with the associated development plan. The Restrictive Covenant and Agreement shall
be properly executed and recorded.
(Ord. 28-16, § 1; Ord. 30-17, § 1(Exh.); Ord. 03-18, § 1(Exh.))
(Ord. 13-99 §D.4, 11/3/99; Ord. 2-02 #9, 2/12/02; Ord. 8-05 #1, 6/14/05; Ord. 2-10 #1, 1/26/10; Ord. 28-16, §
1(Exh. A), 12/13/16; Ord. 30-17, § 1(Exh.), 11/14/17; Ord. 03-18, § 1(Exh.), 3/13/18)
§ 11.5 - BUILDING HEIGHT IN THE CD ZONING DISTRICT
Purpose. This Section is intended to provide clear and transparent design guidelines for projects
seeking to build above thirty (30) feet in height in the CD Zoning District through construction of
new buildings or additions to existing buildings. The section is also intended to encourage
reinvestment in downtown buildings and encourage upper-story workforce housing in a walkable,
mixed-use context.
Eligibility. Proposed developments in the CD (Downtown Commercial) zoning district are eligible
to build to a maximum height of forty-two (42) feet, if consistent with the guidelines of this
Section. This Section's height allowance for downtown residential projects shall not be available
and shall not be applied in any zoning district except the CD zoning district.
Development and Design Standards.
Short-Term Rentals Prohibited. Housing units approved under provisions of this Section shall
not be rented, leased, or furnished for tenancies of less than thirty (30) days. (See §5.1.B.) This
prohibition shall be memorialized in a note on the face of any development plan approved
pursuant to this Section.
The highest floor shall include a step-back of no less than eight (8) feet from the building
façade on any portion of the building facade facing a street right of way, river corridor, trail
corridor and any other public open area.
Blank walls shall not exceed ten (10) feet in height by fifteen (15) feet in length without a
window or doorway when visible from a public street, open space or pedestrian oriented
space or pathway.
Building projects shall demonstrate that they are meeting the design guidelines below:
To encourage horizontal articulation, and to modulate the apparent size and scale of a
building, a portion(s) of the street facing façade should be stepped forward or backward
from the predominant facade plane of the building.
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b.
(1)
(2)
(3)
(4)
(5)
(6)
(7)
Storefronts and other buildings with non-residential uses on the ground level shall include
a minimum of two (2) of the following articulation features for every thirty (30) feet or
additional fraction thereof on continuous building frontage to create a human scaled
façade pattern:
Windows.
Entries.
Use of weather protection features such as a canopy.
Change in roofline of a least twelve (12) inches in depth.
Change in building material or siding style.
Articulation of a single building material through varying colors, textures, or
incorporating joints or an integrated trim pattern.
Vertical elements such as a trellis with plants, green wall, art element.
(Ord. 14-21, §1(Exh. A), 9/28/21)
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