HomeMy WebLinkAboutPACKET Town Board 2025-04-08The Mission of the Town of Estes Park is to provide high-quality, reliable services
for the benefit of our citizens, guests, and employees, while being good stewards
of public resources and our natural setting.
BOARD OF TRUSTEES - TOWN OF ESTES PARK
Tuesday, April 8, 2025
7:00 p.m.
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ADVANCED PUBLIC COMMENT
By Public Comment Form: Members of the public may provide written public comment on a specific
agenda item by completing the form found at https://dms.estes.org/forms/TownBoardPublicComment.
The form must be submitted by 12:00 p.m. the day of the meeting in order to be provided to the Town
Board prior to the meeting. All comments will be provided to the Board for consideration during the
agenda item and added to the final packet.
PLEDGE OF ALLEGIANCE.
(Any person desiring to participate, please join the Board in the Pledge of Allegiance).
PROCLAMATION - International Dark Skies Week.
AGENDA APPROVAL.
PUBLIC COMMENT. (Please state your name and address).
TOWN BOARD COMMENTS / LIAISON REPORTS.
TOWN ADMINISTRATOR REPORT.
CONSENT AGENDA:
1. Bills - https://dms/estes/org/WebLink/browse.aspx?id=253208.
2.Town Board Meeting & Study Session Minutes dated March 25, 2025.
3.Town Board & Estes Park Planning Commission Joint Study Session Minutes dated
March 18, 2025.
Prepared 2025-03-28
*Revised 2025-04-04
*Revised 2025-04-08
NOTE: The Town Board reserves the right to consider other appropriate items not available at the time the agenda was
prepared.
4. Transportation Advisory Board Minutes dated February 19, 2025 (acknowledgement
only).
5. Resolution 24-25 Services Contract with RATP DEV USA Inc for 2025 Operation of
the Peak (Estes Transit) $569,449.29 Budgeted.
6. Resolution 28-25 Memorandum of Understanding with the Estes Park Housing
Authority to Assign Rights to Properties for Affordable Housing Enabled by HB 24-
1175.
7. Resolution 25-25 Setting the Public Hearing for a New Hotel & Restaurant Liquor
License Application for JWC Elevations LLC dba Stanley Chocolate Factory, 157 W.
Elkhorn Avenue, Estes Park, Colorado.
REPORTS AND DISCUSSION ITEMS: (Outside Entities).
1. ESTES PARK HOUSING AUTHORITY DOWN PAYMENT ASSISTANCE. Director
Moulton and Manager Mabry.
2. BASE FUNDING REPORT – ESTES VALLEY INVESTMENT IN CHILDHOOD
SUCCESS. Executive Director Rut Miller.
ACTION ITEMS:
1. RESOLUTION 26-25 SUPPORTING PLATTE RIVER POWER AUTHORITY’S 1041
LAND USE PERMIT APPLICATION 24-ZONE3715 TO THE LARIMER COUNTY
BOARD OF COUNTY COMMISSIONERS. Director Bergsten.
Consider a resolution supporting and encouraging the county's approval of land use
for new gas-fired aeroderivative generation needed to increase renewables and
reliably and affordably retire our coal plant.
2. ORDINANCE 04-25 AMENDING SECTION 5.3 OF THE ESTES PARK
DEVELOPMENT CODE REGARDING VEHICLE BASED ACCOMMODATIONS FOR
SEASONAL EMPLOYEES. Planner Washam.
Consider an amendment to extend the one-year pilot program to permit qualified
individuals to use an recreational vehicle (RV) or similar vehicle as a temporary
dwelling unit on private commercial property.
3. RESOLUTION 27-25 PROFESSIONAL SERVICES AGREEMENT WITH DESIGN
WORKSHOP FOR THE 2045 PARKS & OPEN SPACES MASTER PLAN.
Supervisor Berg.
Consider a new master plan that will guide planning and spending decisions for future
parks and open spaces as directed in the Strategic Plan.
4. INTERVIEW COMMITTEES FOR THE ESTES PARK BOARD OF ADJUSTMENT,
ESTES PARK PLANNING COMMISSION, ESTES PARK HOUSING AUTHORITY
BOARD OF COMMISSIONERS AND THE TRANSPORTATION ADVISORY BOARD.
Town Clerk Williamson.
To establish interview committees to complete interviews of interested applicants for
serveral boards and committees.
REPORTS AND DISCUSSION ITEMS:
1. ESTES PARK DEVELOPMENT CODE AMENDMENT TO ALLOW INDOOR
CAROUSELS AS A PERMITTED ACCESSORY USE IN THE COMMERCIAL
DOWNTOWN (CD) ZONING DISTRICT. Director Careccia.
ADJOURN.
April 1, 2025
Dear Commissioner Shadduck-McNally, Commissioner Kefalas, and Commissioner Stephens:
As you know, I am an elected official of the Town of Estes Park, and I also serve as a member of
the Estes Park Local Marketing District (dba Visit Estes Park) Board of Directors. I was
appointed to the latter role in April 2024 as not only a liaison between the District and the Town,
but as a voting board member of the Visit Estes Park Board.
In September, during our joint study session to review Visit Estes Park’s 2025 Operating Plan, I
expressed my concerns that the Visit Estes Park Board was not acting with good policy
governance, and hadn’t been for some time (even prior to my appointment as liaison). Since
that time, my concerns have not been assuaged.
I believe that the Visit Estes Park Board has demonstrated a pattern of being unable or
uncommitted to responsibly govern the organization. By not properly managing and obtaining a
Chief Executive Officer, by choosing to avoid community transparency, and by abandoning the
obligation to be beholden to its owners, or the Estes Valley, it serves, the Visit Estes Park Board
is currently dysfunctional, ineffective, and jeopardizing future operations.
In particular, the board is failing to uphold the following governance responsibilities in the
following ways, causing concern about the board’s ability to appropriately govern:
●One voice: The board should speak with one voice or not at all.
○Board members acting independently of board direction, including soliciting
contracts and proposals
○Lack of transparency to board members, including unfulfilled requests for public
documents and records
○Inappropriate relationship between board committees and board, with committee
recommendations usurping the board’s role
●Monitoring performance: The CEO’s performance must be monitored rigorously, against
policy criteria.
○Lack of annual performance evaluation of the former CEO, prior to renegotiating
an unexpired employment contract
○Improper management of former CEO and annual budget, including no action
after an unapproved staff hire in early 2024
○Lack of 360 evaluation of the former CEO, which may have prevented current
discontent and culture concerns with District staff
○Lack of appropriate management of Interim CEO, with items of contract not
fulfilled (including goal setting and performance evaluation)
●Ownership: The board exists to own the organization on behalf of the public; rather than
an extension upward of management, their task is an extension downward of ownership.
○Lack of transparency to community members and disregard of genuine public
involvement
Trustee Hazelton Liaison Report for Town Board 4-8-2025.
○ Lack of appropriate management of taxpayer funds, including recent
uncompleted SearchWide Global contract and associated investigation outcomes
While the current staff at Visit Estes Park make a strong, capable, and effective team, it is clear
that they lack confidence in the board’s ability to lead the organization. To date, the staff have
risen above board mismanagement to continue excellent service to the community and overall,
a functional organization despite the challenges; however, I believe that without appropriate
intervention from our governing bodies, the future of Visit Estes Park’s strategic operations
could be at risk.
As you also know, the economic well-being of the Estes Valley and Larimer County depend
heavily on a healthy and functioning destination marketing organization, and a healthy and
functioning DMO must be led by a healthy and functioning board.
For these reasons, I am requesting a joint meeting between the Larimer County Commissioners
and the Town of Estes Park Board of Trustees, to discuss the following three agenda items:
1) Removal of Visit Estes Park board members
2) Appointment of replacement and/or temporary board members to any vacated Visit
Estes Park board seats
3) Interim CEO appointment (current Interim CEO’s contract expires May 15, 2025)
This letter will be shared with the Town Board of Trustees in the April 8 regular meeting packet,
as part of my liaison update.
I look forward to meeting and discussing with you soon.
Respectfully,
Kirby Nelson-Hazelton
Town of Estes Park Trustee
Town of Estes Park, Larimer County, Colorado, March 25, 2025
Minutes of a Regular meeting of the Board of Trustees of the Town of Estes
Park, Larimer County, Colorado. Meeting held in the Town Hall in said Town
of Estes Park on the 25th day of March, 2025.
Present: Gary Hall, Mayor
Marie Cenac, Mayor Pro Tem
Trustees Bill Brown
Kirby Hazelton
Mark Igel
Frank Lancaster
Cindy Younglund
Also Present: Travis Machalek, Town Administrator
Jason Damweber, Deputy Town Administrator
Dan Kramer, Town Attorney
Jackie Williamson, Town Clerk
Absent: None
Mayor Hall called the meeting to order at 7:00 p.m. and all desiring to do so, recited the
Pledge of Allegiance.
PROCLAMATION. Arbor Day Celebration. Mayor Hall proclaimed April 25, 2025 as Arbor
Day and announce the winners of the poster contest.
PROCLAMATION. Mayor Hall proclaimed May 3, 2025 as The Great Estes Park Duck
race.
GRADUATION CEREMONY: 2025 COMMUNITY INFORMATION ACADEMY (CIA)
PARTICIPANTS. Mayor Hall, Public Information Officer Miller and Town Administrator
Machalek present Participation Certificates.
AGENDA APPROVAL.
It was moved and seconded (Hazelton/Brown) to approve the Agenda, and it passed
unanimously.
PUBLIC COMMENTS.
Rut Miller/Town citizen EVICS invited an invitation to the Board and community – Isabell
–April is the month of the Child and invited all to celebrate at the Mountain View Bible
Church on April 7th. Help celebrate children and families.
John Guffey/Town Citizen – he stated concern with the roundabout at MacGregor and
Wonderview due to the speeds that drivers enter the roundabout. He stated the speed
limit on Devils Gulch to Glen Haven is 25 mph and we should do all we can to maintain
the speed on the roadway especially due to bike traffic.
Nick Thomas/Town citizen – thanked the Board again for the CIA program and asked the
Board to continue to support the program.
TRUSTEE COMMENTS.
Board comments were heard and have been summarized:
Lancaster – interviews for the EPHA for the Board member.
Younglund – Sister Cities sent students to Costa Rica MonteVerde over spring break and
there will be a presentation by the students in April.
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Board of Trustees – March 25, 2025 – Page 2
Hazelton – Restorative Justice – facilitated the Joint Study Session meeting. Welcomed
Megan Graper as the Restorative Justice Coordinator. Liaison for VEP – CEO search
committee – Read a statement from VEP – the search committee shall reconvene to
determine the next steps in the search for the new CEO.
Brown – he encouraged the CIA participates to remain engaged in the community and he
encourage them to participate in next years Community Police Academy and consider
the Police Auxiliary. Housing Authority – process to get software to streamline
maintenance of 335 units. Propose consider at April 8th Town Board meeting for an
amendment to the Development Code to address the use of a carousel in the CD
Commercial Downtown zoning district.
Rooftop Rodeo on July 7th on Elkhorn – encouraging the businesses and clubs to be
involved. Mutton Buston on April 1st.
TOWN ADMINISTRATOR REPORT.
Add the requested item for the April 8, 2025 meeting for consideration – Hall, Hazelton,
Lancaster, Brown
CIA – recognized PIO Miller for her efforts with the CIA program.
Policy Governance Monitoring Report - Policies 3.1, 3.2, 3.4, 3.5, 3.6, 3.9, 3.10 and 3.11.
Town Administrator Machalek stated compliance and noted full compliance.
Renaming of the Post Office Parking Lot to the Baldwin Parking Lot – the Board agreed
to add it the April 8th meeting.
CONSENT AGENDA:
1. Bills.
2. Town Board Meeting and Study Session Minutes dated March 11, 2025.
3. Town Board Strategic Planning Study Session #1 Minutes dated March 13, 2025.
4. Estes Park Planning Commission Minutes dated February 18, 2025.
5. Resolution 21-25 Larimer County Contract Amendment for the Fish Hatchery Housing
Project to remove restrictive American Rescue Plan (ARPA) language/requirements
and extend the timeline to December 31, 2027.
6. Revisions to Town Board Policy 101 - Board Assignments.
7. Appointment to the Estes Park Housing Authority Board of Commissioners of Stacy
Ciolli to complete a term expiring April 30, 2027.
8. Acceptance of Town Administrator Policy Governance Monitoring Report.
It was moved and seconded (Igel/Younglund) to approve the Consent Agenda, and it
passed unanimously.
REPORTS AND DISCUSSION ITEMS: (Outside Entities).
1. BASE FUNDING REPORT - ECONOMIC DEVELOPMENT & WORKFORCE
COUNCIL (EDWC). Director DePasquale/Estes Park Chamber of Commerce
President and Christina Kraft/EDWC Chair provided a presentation to review the
council, the importance of economic development, and the highlights for 2024 and
upcoming items for 2025. A few of the key highlights for 2024 included the
development and redesign of training opportuinities, a monthly newsletter, business
surveys to determine needs, and conducted site selection visit with Larimer County.
The Counicl would develop an operating plan in 2025, develop additional traininings,
develop case work process and goals for 2025, and hired an Operations Manager.
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Board of Trustees – March 25, 2025 – Page 3
Trustee Igel – this is a report on base funding and what would be the impact if the Town
did not support the Chamber without base funding. The program would likely not exist
even with other funding support.
Trustee Brown – he joined the BASE program which is a great program for the businesses
in the community. Sprint program/
Hazelton – any thought on BASE 2 or intermediate BASE funding program. Development
in an exit strategy Sprint – how to exit your business or welcome the new owners.
PLANNING COMMISSION ITEMS:
1. ACTION ITEMS:
A. RESOLUTION 22-25 REGARDING ELKHORN PLAZA CONDOMINIUMS
AMENDED PLAT, ELKHORN PLAZA CONDOMINIUM HOA,
OWNER/APPLICANT. Mayor Hall opened the public hearing. Senior Planner
Hornbeck presented an application for an amended subdivision plat to combine
three individual lots into one, amend the limited and general common elements to
accommodate larger decks on the 15 existing condominiums on, and vacate an
easement. The current lots are zoned CO Outlying Commercial and contain two
condominium buildings at 540 and 550 W. Elkhorn Avenue. The amended plat
would vacate a road easement to access the northern lot, which would not longer
be needed with the unified ownership. Mayor Hall closed the public hearing. It
was moved and seconded (Igel/Hazelton) to approve Resolution 22-25, and it
passed unanimously.
B. ORDINANCE 03-25, ZONING MAP AMENDMENT, 1895 FALL RIVER RD,
KINLEY BUILT LLC, OWNER/APPLICANT. Mayor Hall opened the public
hearing. Planner Washam reviewed a request to rezone the from CO Commercial
Outlying and A Accommodations. The current property, 2.29 acres, contains an
office building built in 1975 and was the former location of the Rocky Mountain
Conservancy in the unincorporated Larimer County. The applicant has submitted
an application for a development plan for a new three story hotel with 26
accommodation units and two staff housing units as a concurrent review with the
rezoning request. The Estes Park Planning Commission approved the
development plan, with conditions, on February 18, 2025 and contigent on the
Town Board approval of the rezoning. If the rezoning should be denied the
Development Plan would be nullified. Staff reviewed the rezoning criteria and
found the rezoning to A would allow future development in alignment with the
existing character of the area; the request would further align with the 2022 Estes
Forward Comprehensive Plan for a mixed-use centers and corridors for this
property; and. adequate public services would be available as required by the
providers.
Town Board comments and questions have been summarized:
Younglund – site design is aligned with the staff recommendations – the office is
approximately 3500 sq. ft and the proposed hotel is 22,000 sq. ft. per level and the
site will not be further distrubed and she is confused and needs it to be completed.
Kyle Paulick/Galloway Civil Engineer for the project – 9400 sq ft is the footprint of
the building and the disturbance of 66, 068 sq ft will only be during construction
and will be landscaped after construction.
Younglund also stated that she is concerned with the number of parking spots
being provided , including the number of spots for the spa and meeting room.
Parking calculations were incorporated per the discussions with Town staff. There
was a variance to limit the parking by 3 parking spaces due to the steepness of the
lot.
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Board of Trustees – March 25, 2025 – Page 4
Brown – questioned the difference of the zoning of A versus A-1. Commented on
the changes of conditions in the area and the staff is using the Comprehensive
Plan and that it is an outlyer in the area and he would support the staff
recommendation.
Mayor Hall closed the public hearing. It was moved and seconded
(Igel/Hazelton) to approve Ordinance 03-25, and it passed unanimously.
ACTION ITEMS:
1. RESOLUTION 23-25 INTERGOVERNMENTAL GRANT AGREEMENT WITH THE
COLORADO ENERGY OFFICE FOR GRID HARDENING, BUDGETED. Director
Bergsten and Line Superintendent Lockhart stated the Town was notified the utility
received a $538,262 grant combined with an in-kind labor match of $184,633 from the
Colorado Energy Office to increase the resilency to the electric system through grid
hardening. The improvements would increase reliabitlity and allow the lines to handle
future load capacity. The project would further the use of a PRPA utility-scale battery
required to support the transition.
Katleen Reeves/Elm Road and supports the project.
It was moved and seconded (Younglund/Hazelton) to approve Resolution 23-25,
and it passed unanimously.
REPORTS AND DISCUSSION ITEMS:
1. ANNEXATION REFERRAL – ELKHORN LODGE PHASE II. Senior Planner
Hornbeck. Review slides Substantial Compliance Resolution, Eligibility Resolution,
Annecation Ordinance, Establishment of Zoning at the annexation or 90 days
thereafter, and other applications such as a development plan.
The application has requested the annexation of 40 acres adjacent to the Elkhorn
Lodge to develop two hotels with 100 units each and the relocation of 8 to 10 cabins
on the historic Elkhorn Lodge. The property may be subject to PUD overlays. The lot
has steep slopes with 20 to 30% and with a steep ridge with ridgeline protection would
need to be addressed. Wildfire and geologic hazard plan would be required and would
be reviewed during the development plan or subdivision, however, the Town Board
could request the plan as part of the annexation. Current zoning is 1 dwelling on 2.5
acres in the county. The applicant has requested the A zoning.
Referral to Town Board, in accordance with the Municipal Annexation Act, of a petition
to annex 40 acres of land into Town.
Dan Kramer – once annexation is initiated there will be varying timelines with an
annexation agreement for easements and other requirements.
Applicant presentation – John Romero/Galloway and Justin Maby/East Avenue
To preserve the site and develop areas in gateways to National Parks. The main
lodge has been placed on a new foundation and have moved the historic cabins.
Phase II would be to build on the current work with a new experience on the 40 acrees.
The goal in the upper area is more dense building to avoid additional roads and less
impact on the property, maintain horse trail, sustainable tourism. Romero – it is
envisioned as accommodation in the Comprehensive Plan. Community interest and
they have held neighborhood meetings and will continue to have meetings with the
neighbors. This area is within a mile of downtown and would be considered as a
urbanized area and adjacent to commercial uses. Integration capablity there are
adequate public facilities. There are distinct advantages – we are subject to the Town
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Board of Trustees – March 25, 2025 – Page 5
policies and development standards, connected development, increase in sales tax to
the Town and key roadway connections should be created from Moraine to Elkhorn.
Public Comments:
Joan Hooper – the proposed development with 300 units that is a heavily used wildlife
cooridor. She stated concern with the protection of wildlife corridor. She suggested
a new wildlife study. She stated the two development would add 500 units to the town.
Katlin Reeves – we do not think of Estes Park being rural. The rezoning has been put
in place to protect the area. She did not think the lots would not be developed but she
did not expect a project of this size. She stated concerns with the project and will
have large impact on the environment. It is impartive to project the current zoning.
Project the current land use and zoning of the property.
Jim Fisherkeller – concerned with wilfire risk and the increase in risk along with
insurance cost increases. Wildlife impact and the draw of the tourist. It will negatively
impact the Town economy. Please involve the other local hotels to discuss their
occupancy rates.
Max Burkehalter – 1250 Rangeview Road – Rangeview Road there is a cul de sac
and it is not thourough fair. He is opposed to a road over the top of Elm Road.
Jeanna Stine – the indication that there was a sufficient traffic report completed in
December which is in the middle of winter at the lowest traffic flow in Estes Park. It is
difficult to get out of Elm Road onto Moraine today and additional traffic flow.
Kristine Poppitz – pose a questions there are 184 units with phase I and let the new
development be completed before approving additional 300 units.
Trustee comments and questions have been summarized:
Trustee Brown one of the opponent that the Town will insist that it will be a public road
from Moraine to Elkhorn or would it only be an emergency access. He stated that a
new traffic study would need to be completed once Phase I is completed. Jeff Mabry
would be ok with access through Phase I and to have a gate at on Elm Road for
emergency access only. Brown – liaison to the EPHA – the sales tax and the lodging
tax is gone from the 110 units that were vacation homes. He stated we need to replace
that revenue and it would likely be through annexation. He has not heard much about
working with the developer to have community meetings.
Trustee Igel – annexation gives the board control of the land, the issues, etc. It may
be a benefit for the Town to guide the future development of the property. If the Town
does not annex the property what would the County allow.
Lancaster – we need a light at Moraine and Elm road regardless of this project.
Hazelton – she stated she has a lot of questions to service the property with the level
of development. She is supportive of annexation to allow her to ask questions and
dive into the issues further.
Younglund – she is in alignment with Trustee Hazelton to allow the Town to have more
control on the project.
Cenac – there are a lot of questions about the project and know one else that lives
here and the Board members that care about this community and would like to keep
the development in the hands of the Town.
Town Public Works Department would recommend the roadway be a public right of
way.
Consensus was to move forward with the annexation process.
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Board of Trustees – March 25, 2025 – Page 6
Extend the meeting Cenac/Hazelton
REQUEST TO ENTER EXECUTIVE SESSION:
It was moved and seconded (Brown/Hazelton) to enter into executive session for the
purpose of determining positions relative to matters that may be subject to
negotiations, developing strategy for negotiations, and/or instructing negotiators -
Section 24-6-402(4)(e) C.R.S; and for a conference with an attorney for the Board
for the purposes of receiving legal advice on specific legal questions - Section 24-
6-402(4)(b) C.R.S. - Springhill Suites Hotel (Olympus Lodge) Annexation
Agreement, and it passed unanimously.
Mayor Hall adjourned the meeting at 10:00 p.m. to executive session.
The Board concluded Executive Session at p.m.
Whereupon Mayor Hall adjourned the meeting at p.m.
Gary Hall, Mayor
Jackie Williamson, Town Clerk
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Town of Estes Park, Larimer County, Colorado March 25, 2025
Minutes of a Study Session meeting of the TOWN BOARD of the Town of
Estes Park, Larimer County, Colorado. Meeting held at Town Hall in the
Board Room in said Town of Estes Park on the 25th day of March, 2025.
Board: Mayor Hall, Mayor Pro Tem Cenac, Trustees Brown,
Hazelton, Igel, Lancaster, and Younglund
Attending: Mayor Hall, Mayor Pro Tem Cenac, Trustees Brown,
Hazelton, Igel, Lancaster, Younglund
Also Attending: Town Administrator Machalek, Deputy Town Administrator
Damweber, Town Attorney Kramer, Recording Secretary
Gretal Campbell
Absent: None
Mayor Hall called the meeting to order at 4:30 p.m.
ESTES PARK HOUSING AUTHORITY (EPHA) BOARD APPOINTMENT INTERVIEW
PROCESS. EPHA Director Moulton provided the Board with insight as to the process of
appointments and historical perspective. Previously EPHA staff posted the board
openings at the appropriate time or when required by law and standards. The EPHA
board would form an interview committee who would then conduct the interviews and
make recommendations to the Town Board with the request to appoint the candidates.
In 2024, EPHA asked the Town Board to become more involved in the appointment
process which resulted in creating an interview process with the assistance of the Town
Clerk’s office posting the opening in all appropriate places where the candidates would
complete the online application and the interview would then be scheduled with the
interview committee consisting of the Town Board liaison and one additional Trustee.
Director Moulton added that moving forward with the current process, the EPHA would
provide data which highlights when current terms are coming up and the level of
expertise for the open position, along with recommendations from the EPHA staff. After
further discussion, the Town Board agreed with the current process but expressed the
need to have term limits on all appointed positions, as the current EPHA board positions
are five-year terms with no term limits.
ESTES PARK MUNICIPAL CODE TITLE 10 PARKING PROHIBITION REVISIONS.
Manager Klein presented a proposal to the Town Board regarding several changes to
the Estes Park Municipal Code (EMPC) sections 10.040.030 and 10.04.040. The
proposed changes would allow overnight parking on public streets in areas outside of
the downtown commercial zoning district where the Town has marked spaces for on
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Town Board Study Session – March 25, 2025 – Page 2
street parking. The revised code language would add clarifying details to the EPMC
which reduces ambiguity regarding potential violations parking enforcement encounters
during the peak guest season. The proposed changes would intentionally omit any
parking duration limitations which are already capped at 48 hours in the code, and omit
any prohibitions on types of vehicles that may park on street to retain maximal use of
these parking spaces for the general public and simplify enforcement expectations.
Board discussion and questions were heard and have been summarized: questioned
the current language for downtown parking and overnight parking; the current language
tends to outline that parking would be allowed with the exception of downtown;
questioned overnight parking and the concerns with allowing it downtown; and the
Board agreed with the importance of distinguishing between parking lots and parallel
parking in downtown. Board consensus was to consider the proposed amendments at
an upcoming meeting in April, and to hold an additional study session to discuss
overnight parking regulations with a date to be determined.
POLICY 842 PARKING PERMITS REVISIONS. Manager Klein provided an overview of
the proposed changes to Public Works Policy 842 Parking Permits. The current policy
contains a business permit titled “Business Permit: Commercial Loading”, which allows
the holder to load and unload their business vehicle from a parking stall located in a
downtown parking lot. Item 6 of the Rules & Regulations for this permit allows the
permitted vehicle to park overnight in the downtown lot between the hours of 5 p.m. and
10 a.m. Business vehicles with this type of permit are occupying parking stalls in the
downtown lots during both daytime and overnight hours, and, in some cases, the
driver’s personal vehicle parks in the lot while the marked business vehicle conducts
business. This scenario reduces the available spaces for visitors in the high-demand
downtown parking lots during the summer paid parking season. The proposed changes
would require the business permit vehicles to park between the hours of 5 p.m. and 10
a.m. in the Events Center Parking Lot (1125 Rooftop Way) only with one vehicle per
parking permit. The Board agreed that they would consider this proposed revision
during a regular Town Board meeting in April.
6E CHILDCARE GRANT FUNDING FRAMEWORK AND UPDATES TO POLICY 225
CHILDCARE FUNDING GUIDELINES: Manager Bangs proposed updates to Policy
225 Childcare Funding Guidelines which included revising language that clearly defined
the use and distribution of the 6E funds in relation to childcare, annually approving and
appropriating funds through the 6E Funding Plan, Childcare Facility Fund and
introducing the Grant Funding Framework as the funding distribution mechanism. The
Grant Funding Framework that was proposed in the Annual 6E Funding Plan included
details of the Grant Program, eligibility and qualifications for funding, maximum award
amount and the total 6E Fund allocation to said program and the yearly schedule for the
applications and timeline for the award distribution. The Childcare Facility Fund was
created to support the maintenance, repairs, expansion and acquisition of Town-owned
childcare facilities. The revisions would allow the funding to be made available through
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Town Board Study Session – March 25, 2025 – Page 3
an application process and would be dependent on the available funds and the
applicant’s ability to advance priorities. Town staff would make award decisions and
execute the funding agreement as specified in the approved Annual 6E Funding Plan.
Priority Grant Programs proposed in the revisions would streamline and direct the use
of funds to key objectives and outcomes in a more efficient manner. Creating a grant
framework for the Annual Funding Plan would provide the Town Board and the County
Commissioners an opportunity to approve the distribution funds for an annual budget
year.
Board discussion ensued and clarification was received that any revenue that goes into
the Childcare Assistance Fund would accrue year to year. With the proposed revisions
to Policy 225, the Annual Funding Plan would include the proposed distribution funds for
Priority Funding Grants and Childcare Stability Funding. Any unspent funds from the
prior year would be allocated to the Childcare Assistance Fund, Priority Grants or
accrued and unallocated or marked for rollover to the following budget year. The Board
agreed to increase the current spending authority to $50,000 for the Housing and
Childcare Manager, and to bring forward the proposed revisions at a Town Hall Board
meeting in April.
TRUSTEE & ADMINISTRATOR COMMENTS & QUESTIONS
None.
FUTURE STUDY SESSION AGENDA ITEMS.
Mayor Pro Tem Cenac proposed a future study session to discuss overnight parking
and other parking policies with scheduling to be determined.
Town Administrator Machalek stated the following items would be scheduled: High
Impact Project Process Study on May 27th and Outside Entity Funding Policy 671 on
May 27th
COMMENTS & QUESTIONS.
No additional comments or questions.
There being no further business, Mayor Hall adjourned the meeting at 6:30 p.m.
Gretal Campbell, Recording Secretary
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Town of Estes Park, Larimer County, Colorado March 18, 2025
Minutes of a Joint Study Session meeting of the TOWN BOARD & ESTES
PARK PLANNING COMMISSION of the Town of Estes Park, Larimer
County, Colorado. Meeting held at Town Hall in the Board Room in said
Town of Estes Park on the 18th day of March, 2025.
Town Board: Mayor Hall, Mayor Pro Tem Cenac, Trustees Brown,
Hazelton, Igel, Lancaster, and Younglund
Planning Commission: Chair Cooper, Vice Chair Arterburn, Commissioners Mulhern
and Pawson
Also Attending: Town Administrator Machalek, Attorney Kramer, Director
Careccia, Facilitator Stewart and Deputy Town Clerk Beers
Absent: Trustee Younglund and Commissioner Pawson
Mayor Hall called the meeting to order at 2:40 p.m.
The study session was facilitated by Susan Stewart who began the session with
meeting guidelines for productive conversations.
FREQUENCY OF FUTURE JOINT MEETINGS. It was determined the Town Board and
Estes Park Planning Commission would hold regular study sessions quarterly. Staff
requested feedback on whether the meetings would be facilitated, meeting location, set
up, and content for agendas. Town Administrator Machalek recommended updates on
the joint sessions at Town Board Study Sessions.
REZONING CRITERIA. Discussion ensued on Estes Park Development Code Section
3.3.D.1 “changes in conditions” and opportunities to provide clarity on the reference in
the code. Common questions related to “changes in conditions” identified by Facilitator
Stewart from the Town Board and Planning Commission included: area/boundaries,
time frame, connections to the Comprehensive Plan, housing studies, wildlife migration,
number of changes in conditions, and identifying an importance value for items
identified. Board discussion ensued and has been summarized: pros and cons for
changing the language from “changes in conditions” to other options including
“compatibility with the neighborhood”; the importance of utilizing the Comprehensive
Plan and community input therein; it was mentioned and determined there would not be
value in directing staff to research other municipalities rezoning criteria and the group
would review the Department of Local Affairs criteria for rezoning at a future meeting.
Director Careccia requested direction on the level of public engagement, desired
settings for the Town Board and Planning Commission to hear options for updates to
the rezoning criteria. The Town Board and Planning Commission agreed no changes
would be made to Section 3.3.D.3 for the rezoning statement and requested flexibility
on scheduling the next joint session due to staff workload.
After additional discussion on values and the correlation between the rezoning criteria
and community needs, it was determined the Town Board and Planning Commission
would review and discuss the Comprehensive Plan guiding principles and would define
mixed-use zoning at a future meeting.
WORKFORCE, AFFORDABLE, AND ATTAINABLE HOUSING DEFINITIONS.
Facilitator Stewart stated the existing code contains a definition for attainable housing
while no definition exists for affordable housing. Discussion ensued regarding items for
the next meeting including: clarifying the definition of workforce housing; define
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Town Board Study Session – March 18, 2025 – Page 2
affordable housing while balancing community needs; identify incentives; discuss how
the current code language incentivizes density bonuses to achieve affordable housing;
and discuss potential modifications to accessory dwelling units (ADU) to further
increase housing opportunities. Current market data on year-round and seasonal
housing needs, housing availability and other local data was requested to be presented
at a future meeting.
Agreement was heard for facilitated meetings and an invitation was extended to Estes
Park Housing Authority Director Moulton to provide information around the current
housing data requested.
There being no further business, Mayor Hall adjourned the meeting at 4:34 p.m.
Bunny Victoria Beers, Deputy Town Clerk
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Town of Estes Park, Larimer County, Colorado, February 19, 2025
Minutes of a Regular meeting of the TRANSPORTATION ADVISORY
BOARD of the Town of Estes Park, Larimer County, Colorado. Meeting held
in the Municipal Building in said Town of Estes Park on the 19th day of
February, 2025.
Board: Chair Belle Morris; Vice-Chair Kristen Ekeren; Members Larry Gamble,
Linda Hanick, Joan Hooper, Misti Marcantonio, Carissa Streib, and Wallace
Wood; Trustee Mark Igel; Staff Liaison Dana Klein
Attending: Chair Morris; Vice-Chair Ekeren; Members Gamble, Hanick, Hooper,
Marcantonio, Streib, and Wood; Manager Klein; Director Muhonen;
Engineer Bailey; Engineer Wittwer; Recording Secretary McDonald; Mayor
Hall; Trustee Bill Brown; Nick Smith, The Car Park
Absent: Trustee Igel
Chair Morris called the meeting to order at 12:09 p.m.
PUBLIC COMMENT
Member Hooper reported overhearing comments at the Wheel Bar regarding the risk of
vehicles being towed from its parking lot, even when a vehicle is left there overnight by
patrons who could not safely drive from the premises. Manager Klein advised that
occasional incidents like this would not typically result in towing, and that the TAB will
have the opportunity to review upcoming proposed Municipal Code changes that could
address such incidents.
Member Marcantonio reported being approached at the January 24-26 Estes Park Skijor
regarding parking problems that could be relieved by the availability of event transit
services. Manager Klein advised that The Peak provides transit exclusively for Town
events because it is not eligible to compete with commercial transit providers. During a
brief discussion of possible solutions, Member Streib indicated that Visit Estes Park has
also been exploring this topic.
TRUSTEE LIAISON UPDATE
Trustee Igel was not present.
APPROVAL OF MINUTES DATED FEBRUARY 5, 2025
It was moved and seconded (Hooper/Streib) to approve the February 5, 2025,
minutes, and it passed unanimously.
MULTIMODAL TRANSPORTATION PLAN & TRANSIT DEVELOPMENT PLAN: FINAL
DRAFT DISCUSSION
Transportation Advisory Board – February 19, 2025 – Page 2
With the TAB having discussed the Multimodal Transportation Plan (MTP) draft on
February 5, Chair Morris opened discussion today on the draft Transit Development Plan
(TDP/Plan). As a prelude, Member Hooper presented a bound copy of the Transportation
Visioning Committee’s 2012 Roadmap to the Future as a thorough and relevant reference
for the TAB’s current work on the MTP-TDP drafts. Members were then called upon
individually to share their analysis of the TDP’s pros and cons.
Discussion points included overall proofreading edits; the need to define the term
“microtransit” within the TDP and specify the microtransit solutions being suggested;
enthusiastic agreement that microtransit services would be cost-effective support during
The Peak’s operational months and also supplement transit needs during the off-season,
particularly for areas like Carriage Hills and Dry Gulch Road; the benefits of a Blue/Silver
Route loop around Lake Estes, and potential service expansion into the Marys Lake Road
and Peak View Drive corridors; the funding-dependent expansion of The Peak’s overall
services, including a weekend-only Green Route late in the season, and a potential
express shuttle from the Events Complex (EC) to the VC to Bond Park; the desire to
collaborate with Rocky Mountain National Park (RMNP) beyond the “hub-and-spoke”
transit of the Estes Park Visitor Center (VC), and avoid “restriction by jurisdiction”;
whether the Town can provide any sort of traffic communication support for RMNP this
summer, given the short-staffing caused by federal budget restrictions; support for
increased general signage about parking challenges for motorists entering Estes Park on
US 34 and US 36, which the Colorado Department of Transportation (CDOT) would have
to approve and provide; the ongoing need to direct motorists to the Parking Structure and
EC during heavy parking hours, despite their tendency to overlook traffic signage,
especially in sign-heavy areas and roundabouts; praise for the Plan’s funding resource
options and focus on zero-emission vehicles; and a reminder of Via Mobility’s services,
which can be secured with less than 24 hours’ notice at accessible pick-up locations.
Director Muhonen advised that Cheri Yost is RMNP’s current liaison to the TAB; any
suggestions for a Town-RMNP information exchange or public messaging partnership
should start with her.
MULTIMODAL TRANSPORTATION PLAN & TRANSIT DEVELOPMENT PLAN: NEXT
STEPS
Manager Klein will work with Kimley-Horn to ensure that all comments are considered in
developing the final MTP-TDP; TAB members will have the opportunity to review it before
the March 19 TAB meeting. The goal is submission of the MTP-TDP for Town Board
adoption on April 22.
UPDATE ON PAST PUBLIC COMMENT
Member Hooper reported that she had contacted CDOT about safety issues at the
Moraine Avenue/Crags Drive crosswalk. Discussion ensued about possible
improvements or alternatives to the crosswalk, or whether to have it eliminated altogether.
Since the Town owns Riverside Drive, Director Muhonen advised that Public Works could
experiment with the installation of safe-hit delineators, and that potential solutions be tried
“in bites.” It was agreed that any solutions should not hinder traffic flow, and that excessive
Transportation Advisory Board – February 19, 2025 – Page 3
signage confuses motorists in complex areas like roundabouts. Engineer Bailey advised
that in-pavement flashers, used in such places as Philadelphia International Airport,
would be eligible for grant funding.
OTHER BUSINESS
Director Muhonen advised that the Larimer County pages from the draft Upper Front
Range (UFR) 2050 County Project List Update were included in the packet for
informational purposes only; the projects were based on feedback from Estes Park and
Wellington as member agencies of the UFR Transportation Planning Region (UFR TPR).
He also advised that he had shared with the UFR TPR the TAB’s comment on February
5 about the benefits of a tram project in Estes Park. Plans such as the UFR’s serve as
guidance on future projects and can influence funding decisions; but since those projects
can change over time according to necessity, the plans should be reviewed every five
years.
Other discussion points included whether and how the US 34 corridor could safely
accommodate cyclists; and the desire for a safe paved trail from Marys Lake Road to Lily
Lake. Manager Klein advised that the GoNoCo34 Transportation Management
Organization (TMO) might be a good champion for US 34 access improvements.
Additionally, Director Muhonen encouraged TAB members to attend the February 21
“Public Works Director Candidate Presentations & Meet and Greet,” for which they should
have received a private invitation by email from the Town’s Human Resources
Department.
There being no further business, Chair Morris adjourned the meeting at 1:58 p.m.
/s/Lani McDonald, Recording Secretary
PUBLIC WORKS Memo
To: Honorable Mayor Hall
Board of Trustees
Through: Town Administrator Machalek
From: Dana Klein, CPP, CCTM, Parking & Transit Manager
Greg Muhonen, PE, Public Works Director
Date: April 8, 2025
RE: Resolution 24-25 Contract with RATP Dev USA, Inc for 2025 Operation of
The Peak - $569,449.29 Budgeted
(Mark all that apply)
PUBLIC HEARING ORDINANCE LAND USE
CONTRACT/AGREEMENT RESOLUTION OTHER______________
QUASI-JUDICIAL YES NO
Objective:
Public Works (PW) staff seek Town Board approval of Resolution 24-25, the 2025
Services Contract with RATP Dev USA, Inc. for operation of The Peak transit from May
23 through October 19, 2025.
Present Situation:
The Town of Estes Park utilizes the same third-party transit service provider as Rocky
Mountain National Park (RMNP), RATP Dev USA (formerly MacDonald Transit dba
Rocky Mountain Transit). RATP Dev USA was selected by RMNP to continue in their
role as its transit service provider from 2023 through 2028, with the option for five
additional years through 2033.
As allowed by the Town of Estes Park's adopted Finance Policies and Procedures
Manual, Section 3.7.3 (Exemptions from the Public Bidding Process, Use of State Bid
Awards), Public Works (PW) intends to piggyback off RMNP's Federal contract with
RATP Dev USA for the Town's 2025 Services Contract for operation of The Peak’s
2025 transit service.
Proposal:
Details of the Town's 2025 Services Contract includes:
•The Town of Estes Park will reimburse vehicle rental costs on a per hour basis of
$17.71 per hour.
•RATP Dev USA's hourly service rate for 2025 will be $84.00, which includes
routine maintenance, shuttle drivers, drug and alcohol testing, training,
insurance, and gasoline/diesel fuel costs up to $2.75 per gallon for the five full-
service routes, one weekend-only route, and additional special event services as
detailed in Appendix A.
•In response to customer (rider) request, bike racks will be installed on selected
vehicles again in 2025 to accommodate "first and last mile" connections.
•To increase the level of customer assistance for guests of The Peak, the RMNP
Hiker Shuttle, and Bustang to Estes, the Town and RMNP are partnering again in
2025 to jointly fund a dispatcher that will work outside the Estes Park Visitor
Center. This position will be managed by RATP Dev USA.
Advantages:
•Reduce the reliance on personal vehicles for locals and guests during the Town's
busy summer season.
•Provide a free public transportation option that is available to riders of all ages
and abilities.
•Encourage use of the Town's free parking structure, with the goal of reducing
traffic congestion in the downtown core.
Disadvantages:
•The Peak is a significant General Fund investment; however, PW staff have
worked diligently since 2019 to diversify transit funding, and now the General
Fund contribution is supplemented by paid parking revenues and Federal grants.
Action Recommended:
PW staff recommend approval of the 2025 Contract with RATP Dev USA, Inc. for
operation of The Peak’s.
Finance/Resource Impact:
Current Impact: Total expenditure $569,449.29 (budgeted and Grant funded) to be
drawn from 101-5600-456.22- 60 (Transportation Fees). Additionally, funding from the
Town's Fiscal Year (FY) 2024 Federal Transit Administration (FTA) 5311 grant award
(totaling $87,312) will supplement what is currently available in 101-5600- 456.22-60 to
cover the cost to operate Estes Transit in 2025, as detailed in Appendix A.
Future Ongoing Impacts: The budget for The Peak annual service is set during the
regular Town budget process.
Future One-Time Impacts: This item is not expected to significantly impact future one-
time costs.
Level of Public Interest
Public interest in this item is moderate.
Sample Motion:
I move for the approval/denial of Resolution 24-25.
Attachments:
1. Resolution 24-25.
2.2025 Contract with RATP Dev USA
RESOLUTION 24-25
RESOLUTION 24-25 SERVICES CONTRACT RENEWAL NO. 2 WITH RATP DEV USA INC
FOR 2025 OPERATION OF THE PEAK (ESTES TRANSIT)
WHEREAS, the Town desires to renew a services contract with RATP Dev USA,
Inc. to continue operating the Town’s free transit service (The Peak) for the 2025 summer
season; and
WHEREAS, the Town’s renewal contract is an extension of the 2023 Federal
Services Contract between Rocky Mountain National Park and RATP Dev USA, Inc. as
allowed by the Town of Estes Park’s adopted procurement policy; and
WHEREAS, the proposed 2025 contract with RATP Dev USA, Inc. is for
$569,449.29 which is budgeted and grant funded.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF TRUSTEES OF
THE TOWN OF ESTES PARK, COLORADO:
The Board approves, and authorizes the Mayor to sign, the services contract
renewal referenced in the title of this resolution in substantially the form now before the
Board.
DATED this day of , 2025.
TOWN OF ESTES PARK
Mayor
ATTEST:
Town Clerk
APPROVED AS TO FORM:
Town Attorney
ATTACHMENT 1
ATTACHMENT 2
TOWN ADMINISTRATOR’S OFFICE Memo
To: Honorable Mayor Hall
Board of Trustees
Through: Town Administrator Machalek
From: Jason Damweber, Deputy Town Administrator
Date: April 8, 2025
RE: Resolution 28-25 Memorandum of Understanding with the Estes Park
Housing Authority to Assign Rights to Property for Affordable Housing
Enabled by HB 24-1175
(Mark all that apply)
PUBLIC HEARING ORDINANCE LAND USE
X CONTRACT/AGREEMENT RESOLUTION OTHER______________
QUASI-JUDICIAL YES X NO
Objective:
Approve a Memorandum of Understanding (MOU) with the Estes Park Housing
Authority (EPHA) to assign certain rights to property for affordable housing made
possible through the passage of House Bill 24-1175: “Local Governments Rights to
Property for Affordable Housing.”
Present Situation:
At a Town Board Study Session held on January 28, 2025, the Town Board asked staff
to prepare an agreement with the EPHA that would assign 1) a right of first refusal
(ROFR) regarding certain multifamily residential or mixed-use property with at least five
units that are already affordable housing, and 2) a right of first offer (ROFO) for certain
multifamily residential or mixed-use properties between 15-100 units regardless of
affordability. The Town Board requested that the agreement include a requirement that
the Town be notified whenever EPHA receives notice from a property owner and
whenever action is taken to exercise a ROFR or ROFO.
Proposal:
That the Town Board approve the attached MOU. In light of the agreement already in
place between the Town and the Estes Park Housing Authority regarding the
passthrough of 6E funds to address the community’s workforce and affordable housing
needs, staff believes that the Town should assign the rights afforded by HB 24-1175 to
EPHA by approving the attached MOU.
Advantages:
• House Bill 24-1175 gives local governments or their designees the right of first
refusal or first offer to purchase multi-unit residential properties to preserve or
create long-term affordable housing.
• Delegating rights afforded by House Bill 24-1175 to the Housing Authority allows
us to maintain the benefits of the new law while reducing the Town’s direct
involvement.
Disadvantages:
• None noted, though opponents of the bill expressed concerns that it could
potentially impact the multifamily market by decreasing the buyer pool, the value
of the properties, and the associated tax base.
Action Recommended:
Staff recommends approval of the MOU with EPHA.
Finance/Resource Impact:
N/A
Level of Public Interest
High
Sample Motion:
I move for the approval/denial of Resolution 28-25.
Attachments:
1. Resolution 28-25
2. Memorandum of Understanding Assigning the Town of Estes Park’s Local
Government Rights of First Refusal and First Offer to Purchase Multifamily
Housing to the Estes Park Housing Authority
RESOLUTION 28-25
A RESOLUTION APPROVING A MEMORANDUM OF UNDERSTANDING ASSIGNING
RIGHTS OF FIRST REFUSAL AND FIRST OFFER TO PURCHASE MULTIFAMILY
HOUSING TO THE ESTES PARK HOUSING AUTHORITY
WHEREAS, the Town Board wishes to enter a memorandum of understanding,
referenced in the title of this resolution, for the purpose of assigning the Town of Estes
Park’s local government rights of first refusal and first offer to purchase multifamily
housing to the Estes Park Housing Authority.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF TRUSTEES OF
THE TOWN OF ESTES PARK, COLORADO:
The Board approves, and authorizes the Mayor to sign, the memorandum of
understanding referenced in the title of this resolution in substantially the form now before
the Board.
DATED this day of , 2025.
TOWN OF ESTES PARK
Mayor
ATTEST:
Town Clerk
APPROVED AS TO FORM:
Town Attorney
ATTACHMENT 1
1
MEMORANDUM OF UNDERSTANDING ASSIGNING THE TOWN OF ESTES
PARK’S LOCAL GOVERNMENT RIGHTS OF FIRST REFUSAL AND FIRST OFFER
TO PURCHASE MULTIFAMILY HOUSING TO THE ESTES PARK HOUSING
AUTHORITY
THIS MEMORANDUM OF UNDERSTANDING (“MOU”), is effective this __ day of
____________, 2025, by and between the ESTES PARK HOUSING AUTHORITY
(“EPHA”) and the TOWN OF ESTES PARK (“Town”), a Colorado municipal corporation.
RECITALS
A.Part 12 of article 4 of title 29 of the Colorado Revised Statutes (the “Act”)
vests certain rights of first refusal and first offer to purchase multifamily
housing with the Town.
B.Sections 29-4-1202(2)(f) and -1203(2)(d), C.R.S., authorize the Town to
assign these rights to EPHA.
C.The Town wishes to assign those rights to EPHA, and EPHA wishes to
assume them.
NOW, THEREFORE, IN CONSIDERATION OF THE FOREGOING RECITALS AND
MUTUAL PROMISES CONTAINED HEREIN, THE TOWN AND EPHA AGREE AS
FOLLOWS:
1.The Town hereby assigns all its rights under part 12 of article 4 of title 29 of the
Colorado Revised Statutes, or as hereafter may be amended, to EPHA. The
assignment is made with regard to all qualifying properties in the Town’s
jurisdiction. To the extent required by the Act, the Town will and does also assign
these rights with regard to individual qualifying properties, and the Town
Administrator or their designee may confirm this in writing. EPHA assumes the
rights.
2.As required by the Act, qualifying properties purchased by EPHA via these rights
must be used for long-term affordable housing or, in certain cases, mixed-income
development. All other applicable provisions of the Act apply to EPHA.
3.This MOU is of indefinite term. Either party may terminate this MOU by thirty days’
written notice to the other.
ATTACHMENT 2
2
4. EPHA shall report all notices it receives under the Act, and all formal actions taken
under the Act, to the Town in the manner the Town requests.
5. EPHA is responsible for all its actions and omissions with regard to the application
and enforcement of these rights. EPHA does not act as an agent or employee of
Town. No employee or official of Town shall supervise EPHA. EPHA shall exercise
no supervision over any employee or official of Town. EPHA shall not represent
that it is an employee or agent of the Town in any capacity. EPHA’s officers,
employees and agents are not entitled to Workers' Compensation benefits
from the Town, and EPHA is obligated to pay any federal and state income
tax on money earned under this MOU. Except as this MOU expressly states,
EPHA shall, at its sole expense, supply all buildings, equipment and materials,
machinery, tools, superintendence, personnel, insurance and other accessories
and services necessary.
6. Provisions Construed as to Fair Meaning: Any tribunal enforcing this MOU shall
construe its terms as to their fair meaning, and not for or against any party based
upon any attribution to either party.
7. Notice: Any notice required or permitted by this MOU will be deemed effective
when personally delivered in writing or three (3) days after notice is deposited with
the U.S. Postal Service, postage prepaid, regular mail, and addressed as follows:
Estes Park Housing Authority Town of Estes Park
Attn: Executive Director Attn: Town Administrator
P O Box 1200 P O Box 1200
Estes Park, CO 80517 Estes Park, CO 80517
8. Assignment and Delegation: EPHA may not further assign or delegate or
responsibilities under this MOU.
9. Entire Agreement. This MOU embodies the entire agreement of the Parties. There
are no promises, terms, conditions, or obligations other than those contained
herein, and this MOU supersedes all previous communications, representations,
or agreements, either verbal or written, between the Parties. This MOU may not
be modified or amended except by written agreement of the parties.
10. Governmental Immunity. The Parties understand and agree that each party is
relying on and does not waive, by any provision of this MOU, the monetary
3
limitations, terms or any other rights, immunities, and protections provided by the
Colorado Governmental Immunity Act, section 24-10-101, C.R.S., as from time to
time amended, or otherwise available to the Parties or any of their officers, agents
or employees.
11. Provisions Construed as to Fair Meaning. Any tribunal enforcing this MOU shall
construe it as to its fair meaning, and not for or against any party based on
attribution to either party of the language in question.
12. Compliance with Ordinances and Regulations. EPHA shall perform all obligations
under this MOU in strict compliance with all applicable federal, state, and local
laws, rules, statutes, ordinances, and regulations.
13. Financial Obligations of Town. Any of either party’s payments for housing under
this MOU are contingent upon appropriation, budgeting, and availability of specific
funds. Nothing in this MOU constitutes a debt, a direct or indirect multiple fiscal
year financial obligation, a pledge of credit, or a payment guarantee.
14. Reliability of Reports. EPHA represents that all information EPHA has provided or
will provide to the Town is true and correct and the Town can rely on that
information. Any intentional, false or misleading material information or omission
is just cause for the Town to terminate this MOU and to pursue any other available
remedy.
15. Waiver. No waiver of any breach or default under this MOU shall be a waiver of
any other breach or default.
16. Severability. Invalidation of any specific provisions of this MOU shall not affect the
validity of any other provision of this MOU.
17. Counterpart Signatures. This MOU shall become effective only when the Town
receives one or more copies duly signed by all parties. Parties may sign separate
duplicates of this MOU. So long as all parties sign, the signed duplicates shall
constitute one MOU, and the MOU shall be effective as to all parties.
ESTES PARK HOUSING AUTHORITY TOWN OF ESTES PARK
By: ______________________3/12/2025 By: _________________
Mayor
4
ATTEST:
_____________________
Town Clerk
APPROVED AS TO FORM:
_____________________
Town Attorney
RESOLUTION 25-25
SETTING THE PUBLIC HEARING FOR A NEW HOTEL & RESTAURANT LIQUOR
LICENSE APPLICATION FOR JWC ELEVATIONS, LLC DBA STANLEY CHOCOLATE
FACTORY
BE IT RESOLVED BY THE BOARD OF TRUSTEES OF THE TOWN OF ESTES
PARK, COLORADO:
That the filing date of the application for a New HOTEL & RESTAURANT Liquor
License, filed by JWC ELEVATIONS, LLC DBA STANLEY CHOCOLATE FACTORY, 157
W. Elkhorn Avenue, Estes Park, Colorado, is March 7, 2025.
It is hereby ordered that a public hearing on said application shall be held in the Board
Room of the Municipal Building, 170 MacGregor Avenue, on Tuesday, April 22, 2025, at 7:00
P.M., and that the neighborhood boundaries for the purpose of said application and hearing
shall be the area included within a radius of 3.25 miles, as measured from the center of the
applicant's property.
DATED this day of , 2025
TOWN OF ESTES PARK
Mayor
ATTEST:
Town Clerk
APPROVED AS TO FORM:
Town Attorney
ADMINISTRATION Report
To: Honorable Mayor Hall
Board of Trustees
Through: Town Administrator Machalek
From: Carlie Bangs, Housing and Childcare Manager
Date: April 8, 2025
RE: Estes Park Housing Authority Down Payment Assistance Program
Objective:
The Town Board has the opportunity to review the expenditure of 6E funds for
programming related to housing initiatives proposed by the Estes Park Housing
Authority, per the MOU signed in July 2023.
Present Situation:
The 2025 Annual 6E Funding Plan outlines the need for financial assistance for
individuals and families who want to purchase a home in the Estes Valley. The Estes
Park Housing Authority researched and developed a framework to implement a down
payment assistance program to help meet this need. The framework was recently
approved by the Estes Park Housing Authority Board.
Proposal:
Estes Park Housing Authority Program Manager, Jeff Mabry, proposed a down payment
assistance program that is administered through the Impact Development Fund in Fort
Collins. The Housing Authority expects to serve four households in 2025, with an
increase in the number of families receiving assistance expected to increase in 2026
contingent upon available funding. Eventually, we anticipate that the program will be at
least partially self-funded, as a revolving loan is established over time.
While not specifically part of this program, the opportunity would also be available for
Town employees, though no preference would be given based on affiliation with the
Town. The Town’s existing down payment assistance program would supplement the
Housing Authority program. This Town employee-specific program is being further
discussed and developed but is worth noting here as the Town works to implement its
own organizational housing initiatives.
Advantages:
• The program provides needed financial assistance to potential first-time home
buyers in the Estes Valley.
Disadvantages:
None
Action Recommended:
None noted.
Finance/Resource Impact:
Estes Park Housing Authority projects a budget of $600,000 for Down Payment
Assistance in 2025.
Level of Public Interest
Moderate.
Attachments:
1. EPHA Memo
2. Trailhead Homeownership Program FAQs
3. EPHA Equity Share Down Payment Assistance Program
4. Trailhead Homeownership Program Examples
Page 1 of 3
Memo
To: Estes Park Housing Authority Board
From: Scott Moulton – Executive Director
Date: February 14th, 2024
RE: DPA with Deed Restriction Exchange
ACTION ITEM
Objective:
Establish shared equity down payment assistance program, tentatively branded as the
‘Trailhead Homeownership Program.’
Present Situation:
EPHA currently offers a down payment assistance program with a maximum distribution
of 3.5% of the loan or a maximum of $15,000. This program is relevant for some buyers,
however given the ever-increasing cost of home ownership, the need to create a more
powerful down payment assistance program exists.
According to reports published by the Estes Park Board of Realtors, the median sales
price of a single-family home in 2024 was $809,000, and the median price of an
attached townhome/condo was $580,000 in 2024 in Estes Park.
ATTACHMENT 1
In an ever-increasing cost environment, the dream and financial stability that comes
from home ownership is becoming difficult, if not impossible for the median income
earning household in the Estes Valley.
EPHA seeks to add to the available tools and options available to our local workforce by
providing them an opportunity to use an enhanced shared equity down payment
assistance program, increasing the likelihood and options available for homeownership
in the Estes Valley.
Proposal:
EPHA proposes the activation of an equity share down payment assistance program
with the following broad outline of parameters (proposed program documents are
attached):
1. EPHA would partner with Impact Development Fund to administer the program,
qualification, and monitoring of the new program.
2. Lawful presence required, may not own other real property at time of closing.
3. Income and Workforce restricted
4. Loan amount up to 20% of the purchase price with a maximum sales price of $650,000
to be adjusted each program calendar year based on home inflation rate as calculated
by reporting provided by the Estes Park Board of Realtors.
5. Eligible buyers must contribute 1.5% of the purchase price, or $6,000, whichever is
greater. (this is different than what is presented in the program summary from IDF)
6. Maximum Loan-to-value (LTV) is 105% of purchase price.
7. Maximum debt-to-income (DTI) of 45%.
8. Asset limitations: Eligible Borrower, including non-occupying co-borrower, may not have
verified assets in excess of one and one half times the annual household income
excluding retirement funds.
9. Principal and interest payments are not required. Payments for less than the full amount
of principal, accrued interest and public recording fees are not accepted. The loan will
become immediately due upon sale, transfer, refinance, when the home is no longer the
primary residence or upon the death of the buyer.
Advantages:
• A higher DPA would increase the likelihood of a community member obtaining housing
in the Estes Valley.
• Establishment of equity share DPA program would open more of the Estes Valley’s
existing housing stock to eligible workforce households who may not otherwise be able
to qualify for homeownership.
Disadvantages:
• Would not permanently restrict the occupancy of the home to a member of the
workforce, only upon initial qualification.
• Demand for this type of program is not know.
Action Recommended:
Staff recommends approval of the proposed program and presentation to Town Board
of Trustees for their non-denial based on requirements of the MOU for use of 6E funds.
Finance/Resource Impact:
Reference attached 6E program funding allocation. Fund balance target is to allow
funding of up to four full value loans at the maximum sales price of $650,000 and 20%
allocation. Funds will be distributed based on the availability of allocations. EPHA
anticipates being able to fully fund the program at $520,000 upon startup for 2025.
Sample Motion:
I move for the approval/denial/continuation of the Trailhead Home Ownership Equity
Share Down Payment Assistance program as outlined in the memo and attached
documents.
Attachments:
1. 6E Program Allocations
2. Estes Park Housing Authority ‘EPHA” Equity Share Down Payment Assistance
Program Quick Reference Sheet
3. Trailhead Homeownership Program FAQ’s
4. Program Financial Examples
Trailhead Homeownership Program Pilot FAQs
(Equity Share Down Payment Assistance)
Who can apply?
You must work within the Estes Valley R-3 School District Boundary in order to apply for
the program.
What happens if I find a new job outside of the Estes Park R-3 School District
Boundary? Will I have to sell my home?
The workforce requirement during the loan qualification process applies to the initial
application for the DPA loan. Annual verification of employment certifications will not be
conducted to ensure you remain employed in the EP School District boundary as a
requirement. Annual reporting may be required related to household and workforce
status.
Is this a grant or a loan?
This program is a loan that will be amortized over a 15 or 30-year term.
How do I know the home I want to purchase qualifies?
•The home must be within the Estes Park R-3 School District Boundary.
•The maximum sales price for a home is currently $650,000.
•The home can be a single-family home, condo, townhome, duplex, modular or
manufactured home on a permanent foundation.
What qualification does the buyer need?
•Income shall be no greater than 150% of the Larimer County Area Median
Income (AMI) adjusted for actual household size.
•This is a loan, therefore proof of income is required to secure the loan.
•Buyer’s debt to income ratio cannot exceed 45%.
ATTACHMENT 2
What type of loan is this?
The EPHA partners with the Impact Development fund to qualify and issue the down
payment assistance loan as a shared equity loan. This means the loan, plus the
percentage of sale price borrowed, is due upon the sale of the property, refinancing the
loan, or at the end of the loan term.
Can I have a non-occupying co-borrower?
Yes
Will I be able to refinance if I need to?
Impact Development Fund addressed refinancing on a case-by-case basis. If the owner
wants to refinance to benefit from a lower interest rate, IDF may subordinate the loan
again without the buyer having to repay the DPA shared equity loan at the time of
refinance. IDF will require repayment on the loan if refinancing to draw additional money
from a new loan.
Will everyone that applies and qualifies be issued this loan?
No; the Estes Park Housing Authority will limit the number of DPA loans issued per year
based on program budget allocations. The DPA Program will undergo a pilot phase and
adequate allocations will be determined based on data collected during that time.
Estes Park Housing Authority “EPHA”
Equity Share Down Payment Assistance Program
Eligible Borrowers:
Eligible Property:
Income Threshold:
Loan Amount:
Maximum Purchase
Price:
Eligible Borrower
Investment:
Compatible
Mortgages:
Loan to Value “LTV”:
Debt Ratio:
Assets:
Occupying borrowers with U.S. citizenship or otherwise legally in the United
States on a permanent status and may not own other real estate at time of closing,
subject to limited exceptions.
The purchased unit must be the Eligible B orrower’s primary residence while the
loan is outstanding.
Single family homes, condominiums, townhomes, duplexes, modular homes or
manufactured homes on a permanent foundation taxed as real property within the
service area of Estes Park Housing Authority.
Eligible Borrower’s income, including income of non-occupying co-borrower,
shall be no greater than 150% or less of the most recently published HUD Area
Median Income adjusted for actual household size, in Larimer county. Income is
established by currently demonstrated income, excluding: overtime, shift bonus,
commissions and bonus income that have not been earned consistently during the
previous 2-year period and/or do not have a strong likelihood of continuance.
If a non-occupying co- borrower assists with the purchase of a deed restricted
property, the original income limit will apply.
Up to 20% of purchase price with a maximum loan amount of $130,000.
$650,000, to be adjusted each program calendar year based on home inflation rate as
calculates by reporting provided by the Estes Park Board of Realtors.
Eligible Borrower contribution is 1.5% of the purchase price or $6,000, whichever
is greater.
Equity Share Down Payment Assistance Program may be used in conjunction with
Conventional, Rural Development or VA loan products except first mortgages
containing a negative amortization feature or a prepayment penalty. FHA loans are
NOT permitted with the EPHA Equity Share loan.
Other down payment assistance programs can be used but must be in 3rd lien
position.
Maximum Combined LTV is 105% of purchase price.
Maximum of 45% and no exceptions will be granted.
Eligible Borrower, including non-occupying co-borrower, may not have v erified
assets in excess of one and one half times the annual household income excluding
retirement funds.
ATTACHMENT 3
Repayment of the Loan: Principal and interest payments are not required. Payments for less than the full
amount of principal, accrued interest and public recording fees are not accepted.
The loan will become immediately due upon sale, transfer, refinance, when the
home is no longer the primary residence or upon the death of the buyer.
Subordinations of existing loans will be reviewed on a case-by-case basis.
Use of Funds: Down payment, closing costs and pre-paid items related to the primary loan.
Homebuyer Training: Required on all loans, as evidenced by a Fannie Mae, Freddie Mac, HUD or
CHFA-approved provider.
Term: Maximum term is 30 years.
Loan Fees: Impact Development Fund “IDF” origination fee charged at closing. Fees are
subject to change per IDF fee schedule.
Collateral: Subordinate lien priority on subject real property.
Equity Share: Loans repaid in full within the initial 24-month period will include loan principal
only. Repayments that occur thereafter will include loan principal plus a pro rata
share of recognized appreciation (if any) based upon the percentage of the EPHA
loan to the original purchase price. (For example, if EPHA loan represents 10%
of original price, the borrower would repay the original principal balance plus
10% of the equity gain at the time of loan repayment.) At time of pay off request
the appreciation of the home is established by appraisal, sales price or
satisfactory Comparative Market Analysis.
Rate Caps: Not applicable.
Exceptions Policy: All aspects of the Estes Park Housing Authority eligibility and underwriting
criteria are subject to staff-level authority.
Policy exceptions must be approved by Estes Park Housing Authority.
Origination Procedures
Application: Mortgage loan officer submits Loan File Checklist to Impact Development Fund,
complete with all documentation shown on the form. Any remaining
documentation requirements will be detailed.
Processing: Impact Development Fund will order title commitment and evidence of hazard
insurance.
Final loan documents are delivered electronically to loan officer for presentation
to borrower. All outstanding items must be cleared prior to funding.
Closing: IDF will deliver closing instructions and loan proceeds direct to title. Wires are
sent 24 hours prior to the scheduled closing date, so the loan officer must advise
of any schedule changes as soon as possible.
Fees Collected: The origination fee is collected at closing, in addition to the public recording
fee for the deed of trust ( approximately 4 pages) and will appear on the Closing
Disclosure (CD). IDF will review and approve the final first mortgage CD prior to
funding.
Requirements: LOAN OFFICERS ARE REQUIRED TO PRESENT ALL ESTES PARK
HOUSING AUTHORITY LOAN DOCUMENTS AT, OR PRIOR TO,
CLOSING.
Both the Eligible Borrower and loan officer must execute the Lender
Certification form, acknowledging disclosure of all loan terms and contact
information.
Title insurance is not required for Estes Park Housing Authority loans.
Settlement: Eligible Borrower may NOT receive any proceeds at the time of settlement
regardless of total contribution. Title will be instructed to show any excess
proceeds as a principal reduction to IDF on the Closing Disclosure (CD) and return
such funds for proper credit. No changes to the Estes Park Housing Authority
loan documents or loan amount shown on the CD are permitted.
Post Closing: The original deed will be recorded by title with all other original Estes Park
Housing Authority documents returned to IDF via overnight courier.
Estes Park Housing Authority
Trailhead Homeownership Program Examples
Purchase Price
Down
Payment %
Down
Payment $
Monthly
Payment
Monthly
Income
@35% DTI
Annual
Income
@35% DTI
Area
Median
Income %
350,000$ 5%17,500$ 2,518$ 7,194$ 86,331$ 91%
350,000$ 20%70,000$ 2,175$ 6,214$ 74,571$ 78%
400,000$ 5%20,000$ 2,817$ 8,049$ 96,583$ 102%
400,000$ 20%80,000$ 2,426$ 6,931$ 83,177$ 87%
450,000$ 5%22,500$ 3,151$ 9,003$ 108,034$ 114%
450,000$ 20%90,000$ 2,711$ 7,746$ 92,949$ 98%
500,000$ 5%25,000$ 3,485$ 9,957$ 119,486$ 126%
500,000$ 20%100,000$ 2,996$ 8,560$ 102,720$ 108%
550,000$ 5%27,500$ 3,817$ 10,906$ 130,869$ 138%
550,000$ 20%110,000$ 3,279$ 9,369$ 112,423$ 118%
600,000$ 5%30,000$ 4,151$ 11,860$ 142,320$ 150%
600,000$ 20%120,000$ 3,564$ 10,183$ 122,194$ 128%
650,000$ 5%32,500$ 4,485$ 12,814$ 153,771$ 162%
650,000$ 20%130,000$ 3,849$ 10,997$ 131,966$ 139%
*Assumptions
6.8% Interest
$2,400 Property Tax
$1,800 Annual Insurance
$0.00 PMI
$0.00 HOA
30-Year Amortization
Source: https://www.bankrate.com/mortgages/mortgage-calculator/
2024/2025
AMI Levels 1 PERSON 2 PERSON 3 PERSON 4 PERSON
100%83,200$ 95,100$ 107,000$ 118,800$
U:\Housing Operations\PROGRAMS\Deed Restricted Programs\DPA Program 2024\
Program Examples_Feb 2025 1 / 1
Printed On:
2/8/2025
5:17 PM
ATTACHMENT 4
Trailhead Down Payment Assistance
Program
Start your journey to homeownership here
April 8th, 2025
ATTACHMENT 5
Estes Valley
Workforce Housing
Assistance Program
(Current Program)
●Funded through the Estes
Valley Board of Realtors
●3.5% of the purchase price;
$15,000 max.
●10-year term at 2%
Impact Development Fund
●Currently manages over 60 DPA
programs across the State.
●Provides 20+ years of experience in
providing options for communities to
access housing.
●Will be our partners in servicing the
DPA loans.
Trailhead
Homeownership
Program-6E DPA
Program
●Max purchase price of $650,000.
●Maximum of 20% sales price.
●Buyer must contribute 1.5% or $6,000;
whichever is greater.
●Max AMI is 150% adjusted for household
size.
●Max debt-to-income ratio is 45%.
●IDF will issue a shared equity loan that
does not require monthly principal and
interest payments.
●Repayment is due upon the sale of the
property or during a qualifying refinance.
●Must be employed in the Estes Valley
school district boundary at the time of
issuance.
Shared Equity Loan Program
●Down Payment Assistance loan will be issued
at closing (max 20% of sales price or
$130,000)
●No monthly payments will be required for the
loan
●Loan will be repaid when the property sells or
with a qualifying refinance
●Total due for repayment is the amount of the
loan + % of the equity gain based on % issued
for the loan.
Sales Price $500,000
DPA Loan
Issued
$100,000
(20%)
Home value
after 10 years $750,000
Appreciation $250,000
Appreciation
Share $50,000 $250,000 x
20%=$50,000
Loan repayment
amount due at
sale
$150,000 $100,000+$50,000
=$150,000
Shared Equity Loan (cont.)
●Offers an opportunity for our workforce to establish more
permanent housing in the community.
●When the loan is repaid, it recirculates back into the
program and will begin to sustain itself.
●Refinancing is reviewed on a case-by-case basis
Discussion and
Questions
20 24 Im p ac t Re p o rt
20 24 Im p a c t Re p o r t
In 20 24, EVICS Fam il y Re so u rc e Ce nt e r exp and ed it s im p ac t b y st reng t he ning f am ily sup p ort servic es,
inc re asing ac c e ss to early c hil d hoo d ed u c at io n, and enhanc ing c o m m unit y p art nership s. We l au nc he d n ew
init iat ives t o p rov id e c o m p rehe nsive, w rap arou nd c are, e nsu ring l o ng -t erm st ab il it y for f am il ies. Thro ug h
ad voc ac y, reso u rc e c onnec t ion, and d irec t su p p o rt , w e em p ow ered m ore f am il ies t han ever t o t hrive in t he
Est e s Val l ey.
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Ext e rnal Gro w t h 3
Int e rnal Gro w t h 5
Finan c ial Grow t h 7
Im p ac t 8
20 24 w as a y e ar o f g row t h ,
c han g e , an d re sil ie n c e ?d e sp it e
c hal l e n g e s, w e exp and e d
se rv ic e s, st re ng t h e n e d
p art n e r sh ip s, an d re m aine d
st e ad f ast in o u r c o m m it m e n t t o
e m p ow e rin g f am il ie s in t h e
Est e s Val l ey.
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p rovid ing ac c e ss t o e arl y c hil d h o o d ed u c at io n, f am il y ad vo c ac y, an d essent ial
reso u rc e s. W e rec o g nize t hat al l f am il ie s have st reng t hs o n w hic h t o b u il d and st rive t o
su p p o rt t hem in exe rc isin g t heir p ow er an d ac c e ssing t h e reso u rc e s t hey ne ed .
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exp an d ing c o m m u n it y
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f u n d in g t o st re n g t h e n o u r f u t u re .
Ex t e r n a l Gr o w t h
Pr o g r am U p d at e s
In 20 24, EVICS Fam il y Re so u rc e Ce nt e r l aunc h ed
seve ral n ew and im p ac t f ul p ro g ram s t o b et t er se rve
ou r c o m m u nit y. We int ro d u c e d Me nt al and
Be havioral Heal t h Weekly Su p p o rt , o f fering o ng o ing
c are for f am il ie s f ac ing e m ot ion al and p syc ho l o g ic al
c hal l eng es. Ou r Chil d b irt h Cl asses and Lac t at io n
Co nsul t at io ns p rovid e d v it al su p p o rt fo r exp ec t ing
and new p arent s, e nsu ring a st ron g st art f or b o t h
m ot h ers an d inf ant s. W e al so exp and ed o ur Car Seat
Safet y Ed uc at io n and In st al l at io n p ro g ram , hel p ing
ensure t hat c hil d ren are t ransp o rt ed safel y, an d o ur
Kid s Cl o set b ec am e a c ruc ial re so u rc e, of fering
c l ot hing and essent ial s t o f am il ies in n eed . These
new p ro g ram s, al o ng w it h ou r ong oin g ef fort s,
ref l ec t o u r d ed ic at ion t o b u il d ing a st ro ng er, m o re
su p p o rt ed c o m m un it y in t he Est e s Val l ey.
Par t n e r sh i p s
In 20 24, EVICS Fam il y Re so u rc e Ce nt e r st re ng t hen ed
and exp and e d it s c o l l ab orat ive p art nership s t o
L au n c he d seve ral n ew and
im p ac t f ul p ro g ram s t o b et t er
se rve o u r c o m m u nit y
Exp and e d o u t reac h and o f f ic e
ho u rs t o b e t t e r serve f am il ies
and t he c o m m u nit y
1,0 23 p ro g ram p art ic ip ant s
st re n g t he ned f am il y st ab il it y
and c o m m u n it y c o nne c t io n s
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b et ter se rve fam il ies in t he Est e s Val l ey. In
p art ne rship w it h t he DM V, w e p rovid ed essent ial
se rv ic e s t o f am il ies, m aking it easier f or t hem t o
acc ess nec e ssary d oc u m e nt at io n and su p p o rt .
Ad d it ion al ly, w e c o l l ab orat ed w it h ECCLC t o ho st
Fam il y, Frie nd , and N eig h b o r c hil d c are t raining ,
eq u ip p ing c are g ivers w it h val uab l e skil l s to su p p o rt
earl y c hil d hoo d d evel o p m ent . The se p art ne rship s
are a t est am ent t o t he p ow er of c o l l ab o rat io n in
enhanc ing ou r c o m m u nit y ?s w el l -b eing and ensu rin g
fam il ies have acc e ss t o t he reso u rc es t hey need .
Ev e n t s
In 20 24, EVICS Fam il y Re so u rc e Ce nt e r h ost e d
seve ral sig nif ic ant eve nt s t o e ng ag e t he c o m m unit y
and p rovid e val u ab l e re so urc es. One of t he
hig hl ig ht s w as o ur Third Annu al Co m m unit y
Re so urc e Fair, w he re w e b ro ug ht t o g et her m o re t han
30 l o c al and re g ion al o rg anizat io ns t o show c ase t he
w id e rang e o f serv ic es avail ab l e t o f am il ies. Th e
event w as a h ug e su c c e ss, w it h over 30 0 at t e nd ee s
b e nef it ing f ro m t he net w orkin g , resources, and
info rm at ion share d . Th is event exem p l if ied ou r
c o m m it m ent t o fo st ering c o m m unit y c onnec t io ns
and ensu ring f am il ie s h ave ac c e ss to t he sup p ort
t hey need t o t hrive.
Vi si b i l i t y & Re c o g n i t i o n
In 20 24, EVICS Fam ily Resou rc e Cent er had several
no t ew o rt hy o p p ort u nit ie s t o c re at e visib il it y fo r o ur
w o rk . One sig nif ic ant m om ent w as ou r p art ic ip at io n
in t he Fam il y Resourc e Cent er Asso c iat io n
m e m b ership m e et ing . This event p rovid ed a g reat
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Cent ers t hro u g ho ut Col orad o , w he re w e share d
insig ht s, l earne d f ro m o t hers, and d isc u sse d t he
resu l t s o f t he Fam ily Su p p o rt Assessm ent 2.0 .
Ref l ec t in g on t he im p ac t of o ur c ol l ab orat ive ef fo rt s
and see ing t he t ang ib l e d if fe re nc e w e are m akin g in
o u r com m u nit y w as t ru l y insp iring . Th is exp erience
al l ow ed u s t o hig hl ig ht t he im p o rt an c e of o u r w ork
and t h e p osit ive c hang e s w e're c o nt rib u t ing t o t he
b ro ad er n et w o rk of fam ily sup p o rt servic e s.
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b u il d in g a f o u n d at io n f o r eve n
g re at e r se rv ic e t o o u r f am il ie s
an d c o m m u n it y."
? Ru t M il l e r, Exe c u t ive Dire c t o r
In t e r n al Gr o w t h
Te am & Cap ac i t y
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team b y w e l c o m ing t hree new st af f m e m b ers,
st ren g t h ening o ur ab il it y t o serve f am il ie s and
enhanc e ou r p ro g ram s. The se ad d it ions have
al l ow ed u s t o im p rove se rv ic e d e l ivery, st re am l ine
o p erat io ns, and inc re ase su p p ort fo r e arl y c hil d ho od
ed uc at ion and f am il y resources. Ad d it io nal l y, w e
ext e nd ed o ur of f ic e h ou rs t o ensure g reater
acc essib il it y fo r fam il ies need ing assist anc e. Ou r
c ont inu ed invest m ent in st af f d eve l o p m ent and
c ap ac it y-b u il d in g en su re s t hat w e c an m ee t t he
g row in g need s of o u r com m u nit y w it h ef f ic ienc y and
c are .
Hired 3 n ew st af f m em b ers t o
st re ng t hen p ro g ram d el ive ry
and o rg anizat io nal c ap ac it y
Aw ard e d $10 0 k In f rast ru c t u re
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sust ainab il it y and g row t h
Se c u red $6 8 k t o f u l l y su p p o rt
l e ad e rsh ip d evel o p m e n t fo r
ou r t e am
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St af f & Cu l t u r e De v e l o p m e n t
We are c ul t ivat ing a t hriving , c o m m u nit y-inform ed
c ul t ure t hroug h ou r p art ic ip at io n in t he Had aN ı u
Co l l ec t ive. This inval uab l e l e arnin g h as e q uip p ed us
w it h t o ol s t o e nhanc e l e ad e rship , st reng t he n o ur
t eam , and ensure o u r p ro g ram s t ruly ref l e c t t he
nee d s of t he f am il ies w e serve . W it h a c l ear v isio n
and m issio n, w e are not o nl y t al kin g t he t al k?w e're
l iving it every d ay, c reat ing an e nv ironm ent w here
b o t h our t eam an d p rog ram s f l o u rish.
In f r a st r u c t u r e
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EVICS Fam il y Reso u rc e Cent er h as m ad e st rat eg ic
invest m ent s to en hanc e o ur inf rast ru c t u re . We are
c urre nt l y d evel o p ing a new w eb sit e t o im p rove
ac c essib il it y and o u t re ac h . Ad d it ional l y, w e?ve
im p l em ent ed new CRM and p rojec t m anag em e nt
so f t w are to st ream l ine o p e rat ions and b et ter t rac k
p ro g re ss. W e up g rad ed o ur t e c hno l o g y w it h new
c om p ut ers, sw it c he d t o a l o c al t rail b l azer int e rnet
p rovid er fo r f ast er, m o re re l iab l e servic e, and
sig nif ic ant l y enhanc ed o u r c y b e rsec u rit y m easu res
to p rot ec t se nsit ive d at a. These inve st m e nt s
st ren g t h en our c ap ac it y t o serve t he com m u nit y and
ensu re t hat w e c an c o nt inu e to g row and evolve.
Co n t i n u o u s Gr o w t h
W e have exp and ed o ur t e am t o inc l ud e t h re e
sp ec ial ized f am il y ad vo c at es, e ac h fo c used on e arl y
c hil d ho od , yo ut h , and m ent al heal t h, ensuring w e
c an ad d ress a b ro ad rang e of f am ily need s.
w w w .ev ic s.o rg | 20 24 Im p ac t Rep o rt | 6
Fi n a n c i a l Gr o w t h
Fu n d e r Re l at i o n sh i p s
EVICS Fam il y Reso u rc e Cent er h as st reng t hened key
p art nersh ip s, inc l u d ing a new c o l l ab o rat ion w it h
Re al it ies fo r Ch il d ren and c o nt inue d sup p ort f ro m
t he Tow n of Est es Park, l o c al no np rof it o rg anizat ions,
p rivat e fou nd at ions, ind iv id ual s, c o ng reg at ion s of
f ait h, and l o c al b usinesses. W hil e new f u nd ing
ag reem ent s are in p rog ress, w e?ve l aid a st ro ng
fo u nd at ion for f ut u re g row t h and c o l l ab orat io n w it h
our f u nd e rs.
Re v e n u e
Thanks t o o ur d on ors' su p p o rt w e saw a sig nif ic ant
inc rease in revenue t h is year, reac hing
$722,817.34?f ar exc eed ing o u r annu al b u d g et o f
$48 2,10 3. Ad d it ion al ly, o u r new st rat eg ic
p art nersh ip s and c o m m unit y c ol l ab orat io ns have
hel p ed ensure t hat every d o l l ar inve st e d has
exp and ed our reac h and st re ng t hened o ur ab il it y t o
serve f am il ies.
De sp it e t h e c hal l e n g e s w e f ac e d ,
o u r c o m m u n it y ?s u nw ave rin g
su p p o rt an d st rat e g ic
p ar t n e r ship s have m u l t ip l ie d o u r
im p ac t , p ro v in g t h at t o g e t he r, w e
c an ac hieve re m ark ab l e g row t h .
Su st aine d exist ing p art ne rsh ip s
and exp and ed re ac h w it h
Real it ie s fo r Chil d ren
Sig n if ic an t l y inc rease d reve nu e
over p rev io us ye ars
Sig n if ic ant l y exc eed in g o u r
annu al b u d g et o f $48 2,10 3
w w w .ev ic s.org | 20 24 Im p ac t Rep o rt | 7
Gr an t Ap p l i c at i o n s
W e are c u rrent ly aw ait ing fee d b ac k o n t he Co l orad o
Dep art m ent of Earl y Chil d ho o d (CDEC) Fam il y
Reso u rc e Cent er Grant fo r $8 4K, w hic h w il l sup p o rt
t he exp ansio n of ou r c ase m anag e m ent c ap ac it y
and e nhanc e o u r Fam il y Deve l o p m ent Pro g ram .
Ad d it ion al ly, w e are ac t ivel y exp l oring new f u nd ing
so u rc es in l ig ht of u nc ert aint y aro und fed e ral
f und ing .
Im p a c t
Pe o p l e Se r v e d
The num b er of p eo p l e served b y EVICS Fam ily
Re so urc e Ce nt e r has sig nif ic ant ly inc reased t his ye ar
c o m p are d t o p reviou s years. This g row t h is
at t rib ut ed t o several f ac t o rs, inc l ud in g an inc rease in
st af f c ap ac it y, t he int ro d u c t ion o f new p ro g ram s and
servic es suc h as Birt hin g Cl asse s, Lac t at ion
Co nsul t at io n, Car Seat Safet y Insp ec t io ns, and
exp and ing el ig ib il it y c rit e ria f or Tuit ion Assist anc e t o
serve c hil d ren f ro m 6 0 % t o 80 % AM I. New init iat ive s
l ike t he Co m m u nit y Leg al Cl in ic , DM V Servic es, and
our Kid s Cl o set have al l ow e d u s to m eet t he need s
of a b ro ad er rang e o f fam il ies in t h e c o m m unit y.
Ad d it io nal l y, w e b ro ug ht o n t w o new c hil d c are
p rovid ers b ring ing t he t ot al t o seve n c hil d c are
p rovid ers c ont rac t ed fo r t uit ion assist an c e .
In ju st o n e ye ar, w e inc re ase d
t h e n u m b e r o f c h il d re n se rve d
t h ro u g h c h il d c are t u it io n
assist an c e b y 6 1%, e nsu ring
m o re f am il ie s in o u r c o m m u n it y
re c e ive t h e su p p o rt t h ey n e e d .
Ac ro ss al l EVICS p ro g ram s,
rep re sent ing a 30 % i n c r e ase
ove r p rev io u s ye ars
Al l ow in g u s t o reac h d iverse
c o m m u nit y m e m b e rs t hro u g h
sp e c ial ize d p ro g ram s
Re p resent in g a 6 1% In c r e ase in
c h il d c are t u it io n assist anc e over
p rev io us y e ars
w w w .evic s.o rg | 20 24 Im p ac t Re p ort | 8
De m o g r ap h i c Ch an g e s
We have see n a m o re d iverse g rou p of f am il ies
b e nef it ing f ro m o ur servic es. This c hang e is d ue t o
ou r exp and ed el ig ib il it y fo r Tu it io n Assist anc e, now
avail ab l e t o f am il ies w it h in c o m e s u p t o 8 0 % AM I,
w hic h has inc re ased ac cess fo r m o re ho u sehol d s.
Ad d it io nal l y, t h e int rod u c t ion o f p rog ram s l ike t he
Co m m unit y Leg al Cl in ic and DM V Servic es have
at t rac t e d f am il ie s f rom a w id er g e og rap hic area,
ensuring t hat m o re ind ivid u al s and f am il ie s ac ro ss
Est e s Val l ey, inc l u d ing t hose f rom u nd errep re sent ed
c o m m un it ies, are ab l e t o acc e ss o ur re so urc es.
w w w .ev ic s.org | 20 24 Im p ac t Rep o rt | 9
Co m m u n i t y Ou t c o m e s
"Th ank s t o EVICS Fam ily Reso u rc e Cent e r,
m y f am ily ?s l ife has c o m p l et e l y c h ang ed .
The Tu it io n Assist an c e al l ow ed m y c h il d t o
st ay in a safe and n u rt u ring e nv iro n m e nt
w hil e I w o rked f u l l -t im e . Th e su p p o rt d id n?t
st o p t here?t hro u g h t he Kid s Cl oset , I
rec e ive d g ent l y u sed c l o t h e s and essent ial s
f o r m y c h il d re n, sav in g m e m o ney I d id n?t
h ave. The Co m m u n it y Leg al Cl inic h e l p e d
m e n av ig at e a d if f ic u l t l e g al sit u at io n, an d I
c an now b reat he e asie r know ing I h ave t he
rig ht su p p ort . EVICS t ru l y c are s ab o u t
f am il ie s l ike m ine an d g o e s ab ove an d
b eyo nd t o e n su re w e t hrive . I am so g rat ef u l
f o r t he se rv ic e s t h ey p rov id e ."
?Jasm in e M .
Cl o si n g
w w w .ev ic s.o rg | 20 24 Im p ac t Rep o rt | 10
Fi n al Th o u g h t s
As t he Exec u t ive Direc t o r o f EVICS Fam il y Resou rc e
Cent er, I am d eep ly g rat ef u l fo r t he inc re d ib l e
su p p ort f rom o u r c om m u nit y, p art ners, b o ard of
d irec t o rs, and t eam . This p ast year h as b ee n o ne of
g row t h and t ransfo rm at io n, and I?m p ro u d o f t he
st rid es w e?ve m ad e in re ac h ing m ore f am il ies and
exp and ing o ur servic es. Our w o rk is d riven b y t he
b el ief t h at eve ry c hil d and f am ily d e serves t he
c hanc e t o t hrive , and w e are c o m m it t e d t o
c ont inu ing t h is im p o rt ant m issio n. I l o o k forw ard t o
al l t hat l ies ahead , know ing t hat w it h t he d e d ic at io n
of o ur t e am , t he g ene ro sit y of our sup p o rt ers, and
t he st re ng t h of ou r c o m m u nit y, w e w il l cont inue t o
m ake a l ast ing im p ac t fo r t h ose w ho nee d u s m o st .
Thank yo u fo r b eing a p art of our Vil l ag e !
?
Rut Mil ler
Executive Director
W h at 's N e x t
As w e m ove into 20 25, w e are exc it ed ab o u t t he
c ont inu ed g row t h of EVICS Fam il y Reso u rc e Cent er.
W it h new init iat ives l ike t he Sp ec ial N e ed s Fam il y
Su p p ort Gro up , Me nt al and Yo ut h Prog ram m ing ,
w e?re exp and ing o u r reac h t o m ee t t he evo lv ing
ne ed s of o u r com m u nit y. I?m p rou d o f o u r st ro ng
p art ne rship s, w hic h he l p u s b et ter se rve c hil d re n
and f am il ies. As w e p rep are fo r new g rant s and an
enhanc ed Fam il y Devel op m e nt Pro g ram , w e re m ain
c om m it ted t o ad ap t ing and e nsu ring every c hil d and
fam ily has t h e op p o rt u nit y t o t hrive in t he Est es
Val l ey.
Th a n k y o u .
w w w .ev ic s.o rg | 20 24 Im p ac t Rep ort | 11
2024 BASE
Funding
Report
Presented by Rut Miller, Executive Director | April
2025
EVICS Family Resource Center is a
trusted organization in the Estes Valley,
dedicated to strengthening families and
supporting the healthy development of
children
About Us
Amount Received:$30,000 in 2024
This funding is critical to the work we do. It covers
essential infrastructure such as rent and utilities, so
we can focus on what matters most: serving children
and families in a warm and welcoming space.
Overview of BASE funding
EVICS Family Resource Center
aligns with the Town of Estes Park’s
Strategic Goals by strengthening
the childcare system, supporting
working families, and building a
more connected, inclusive, and
family-friendly community.
Alignment with the Town of Estes Park’s Strategic Plan
2024
A Year of Growth and Impact
•400+households served
•1,023 program participants
•242 children served
•30%increase in participation
•99.9% satisfaction rate
•Strong volunteer engagement
Understanding Town Funding at EVICS
BASE Funding
(Operation-Unrestricted)
6E Funding
(Program-Restricted, Tuition Assistance)
•Purpose: Supports the overall operations of EVICS as a Family
Resource Center
•Use: BASE funding helps cover essential functions—rent and utilities—
that make it possible for EVICS to operate.
•Impact: Helps sustain a wide range of services including family
development, provider support, outreach, and community education
•Purpose: Restricted funding for childcare tuition assistance only
•Use: Direct payments to childcare providers to help eligible families
access childcare
•Impact: In 2024, served 58 children through tuition assistance
•Note: 100% of 6E funds used exclusively for covering childcare costs
•2021 –Enrolled in Family Development (BASE)
•Set career goals with Family Advocate (BASE)
•Became licensed childcare provider
•Now receives tuition payments (6E) to serve local families
Noting the difference between BASE and 6E Funding
Susan’s Journey
EVICS Family Resource Center is proud to be a trusted partner
in building a stronger, more inclusive Estes Park. Our shared
commitment to supporting children and families in the Estes
Valley is what aligns us with the Town’s Strategic Plan. We are
deeply grateful that the Town recognizes this alignment and
has chosen to invest in our work through BASE funding,
allowing us to deepen our impact and help more families thrive
Why Town Support Matters
“The support from EVICS helped me grow as a parent
and find resources I never knew were available. It
changed the future for my family.”
—EVICS Program Participant
At EVICS, creating a safe space for children
starts with supporting their families.
We know that childcare assistance alone isn’t
enough—true safety and stability come from
meeting the full spectrum of a family’s needs.
That’s why we offer programs that nurture,
empower, and uplift parents alongside their
children. When families are supported,
children thrive.
THANK
My name is Susan Castillo-Lugo. I am an Early Childhood Education Director and the
owner of Little Kids Montessori Childcare and Preschool. I came from the Dominican
Republic in 2020, seeking to reunite my family and find a better future.
I first heard about EVICS in 2021 when I went to pick up diapers for my baby. That's when I had
the opportunity to meet some wonderful people who worked there, one of them being Rut Miller.
She was incredible, and she gave me the chance to share my experiences and dreams, which
helped me grow so much. One of those opportunities was through the "Mujeres en Conexion"
program.
When Rut offered me the opportunity to join the Family Development Program in 2021, I set
several goals that I deeply hoped to achieve. One was to find a different job from the one I had
at the time, and I was able to do just that. I began working for EPES as a preschool teacher's
assistant and later as a Spanish teacher.
Another goal was to study and eventually become the director of my own childcare center. I was
able to earn a certification at FRCC through a government scholarship, thanks to Angelina
Kirkpatrick, who played a key role in my growth. She found every possible opportunity to help
me make that dream a reality.
I also learned English, which had been a huge barrier for me, and I was part of the very first
English class offered through EVICS.
EVICS has supported me and my family in many ways through the programs they offer. As a
member of this community, I am so grateful for them. During difficult times, they've always been
there.
Right now, I'm working to find the resources I need to keep growing in the field of early
childhood education. My goal is to open a larger center and give back to the community that has
given me so much, by offering my knowledge and care so families can feel safe and supported
with us.
I'm currently earning certification in Montessori education and specializing in mental and
behavioral health so I can offer the very best to the children in my care.
With this growth, I hope to open a larger center that can serve even more children, and help
Estes Park continue to grow in early childhood education.
My message to the entire community, especially to women, is this: never give up. Trust in
God, and in your own ability to achieve whatever you set out to do. Build connections
with people and organizations that can help you grow, like EVICS.
I am deeply thankful to EVICS for giving me the opportunity to grow and become
someone who can now give back to others.
PUBLIC COMMENT RECEIVED
AFTER 12:00 PM 2025-04-08
UTILITIES Memo
To: Honorable Mayor Hall
Board of Trustees
Through: Town Administrator Machalek
From: Reuben Bergsten, Utilities Director
Date: 4-8-2025
RE: Resolution 26-25 Supporting Platte River Power Authority’s 1041 Land
Use Permit Application for Aeroderivative Turbines at the Rawhide Energy
Station
(Mark all that apply)
PUBLIC HEARING ORDINANCE LAND USE
CONTRACT/AGREEMENT RESOLUTION OTHER______________
QUASI-JUDICIAL YES NO
Objective:
Our objective is to support the Platte River Power Authority’s (PRPA) Larimer County
1041 land use permit application 24-ZONE3715 for the installation of flexible, fast-start
aeroderivative natural gas turbines at the Rawhide Energy Station.
This action aligns with the Town’s mission to provide reliable, high-quality services while
being good stewards of public resources and our natural setting. It directly supports
Strategic Plan Objectives 3.A and 6.A by advancing renewable integration and
promoting financial and operational sustainability through collaboration with PRPA and
our fellow owner communities.
Present Situation:
PRPA, our not-for-profit wholesale electricity provider jointly owned by Estes Park, Fort
Collins, Longmont, and Loveland, is transitioning away from coal-fired generation and
has set an aspirational goal of achieving a 100% non-carbon resource mix by 2030, as
outlined in its Board-approved Resource Diversification Policy. This goal must be
balanced with the fundamental requirements of affordability and reliability. To support
that balance and address the intermittency of renewable energy, PRPA’s 2024
Integrated Resource Plan includes a diverse set of tools: the addition of battery storage,
the development of a virtual power plant (VPP), and the installation of fast-response
aeroderivative turbines. While batteries and the VPP provide critical grid flexibility, only
the aeroderivative turbines currently offer the fast-start, dispatchable capacity needed to
ensure reliability during extended periods of low renewable output.
PRPA has applied to Larimer County for a 1041 land use permit to site five such
turbines at the existing Rawhide Energy Station. The project has received technical and
X
environmental scrutiny and Larimer County staff found it meets County criteria for land
use and environmental standards; however, it has also drawn significant public
opposition focused on climate concerns. The Larimer County Commissioners have
requested additional information and extended deliberations to April 21, 2025.
Proposal:
Staff proposes the attached resolution supporting PRPA’s 1041 land use permit
application to Larimer County. The resolution affirms the importance of this project for
maintaining electric reliability and affordability while enabling coal plant retirement and
further renewable deployment. It urges the Larimer County Board of Commissioners to
approve the permit.
Advantages:
• Supports Estes Park’s and PRPA’s shared goal of reducing carbon emissions.
• Enables reliable integration of hundreds of megawatts of new wind and solar energy.
• Prevents greater ratepayer costs and potential reliability risks.
• Leverages existing industrial infrastructure at Rawhide to minimize environmental
and land use impacts.
• Demonstrates Estes Park’s commitment to regional collaboration and advancing
practical, climate-conscious solutions.
Disadvantages:
• The addition of natural gas turbines may appear inconsistent with the goal of
achieving 100% non-carbon energy; however, the aeroderivative turbines are
intended as a transitional, reliability-focused resource that will run as needed to
support renewable integration and support the 2030 retirement of coal generation.
• There may be public opinion that battery storage and a virtual power plant alone
could meet reliability needs without new gas resources; however, current
technologies are not yet capable of fully replacing the fast-start, dispatchable
capacity provided by aeroderivative turbines—especially during multi-day periods
when solar and wind output are low.
Action Recommended:
Staff recommends approval of the resolution. The support prior to the April 21st County
Commissioners' meeting is crucial.
Finance/Resource Impact:
There is no direct fiscal impact to the Town; however, approval of the permit by Larimer
County supports PRPA’s balance between cost, maximizing renewable, and supporting
reliability, all of which benefits Estes Park customers through rate stability and grid
reliability.
Level of Public Interest
Very high. The project has received substantial public comment at the County level,
primarily opposing the addition of any new fossil-fuel-based generation. We anticipate
this Town Board meeting to draw similar public interest and participation.
Sample Motion:
I move for the approval of the resolution.
Attachments:
1. Resolution 26-25
2. Platte River 1041 Permit Application Supplemental Filing, 3-31-2025
RESOLUTION 26-25
A RESOLUTION SUPPORTING PLATTE RIVER POWER AUTHORITY’S 1041 LAND
USE PERMIT APPLICATION FOR AERODERIVATIVE TURBINES AT THE RAWHIDE
ENERGY STATION
WHEREAS, the Town of Estes Park (Estes Park), in partnership with the cities of
Fort Collins, Longmont, and Loveland, formed Platte River Power Authority (Platte River)
more than fifty years ago to provide reliable, financially sustainable, and environmentally
responsible wholesale power to their citizens; and
WHEREAS, as a community-owned, not-for-profit, generation and transmission
utility, Platte River is governed by elected and appointed public officials who uphold the
public power values of local control and accountability; and
WHEREAS, to advance Platte River’s board-adopted Resource Diversification
Policy, Platte River must develop an array of tools to maintain system reliability and
affordability as Platte River adds intermittent renewable resources to its portfolio to
replace energy from its retiring coal plants; and
WHEREAS, through a rigorous multi-year integrated resource planning process,
Platte River has determined that to rapidly and reliably integrate more renewable
resources into its energy portfolio, it will need new, highly efficient, flexible aeroderivative
turbines, along with new battery storage installations and development of virtual power
plant capabilities; and
WHEREAS, Platte River has applied to the Larimer County Board of County
Commissioners for a 1041 land use permit for the new aeroderivative turbines and must
have an approved permit to build them; and
WHEREAS, Platte River’s proposal to add highly efficient, flexible aeroderivative
turbines is the best available option for Platte River to advance the owner communities’
clean energy goals as quickly, reliably, and affordably as possible; and
WHEREAS, Larimer County’s Comprehensive Plan also states that the County will
work with utilities to provide affordable and reliable utility services while promoting
resilient and redundant critical infrastructure, and the aeroderivative turbines will advance
this policy; and
WHEREAS, the Larimer County Board of County Commissioners’ approval of
Platte River’s 1041 land use permit application will enable Platte River to advance its
aggressive decarbonization goals while reliably and affordably delivering the energy that
is vital to the residents, businesses, and critical infrastructure of northern Colorado.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF TRUSTEES OF
THE TOWN OF ESTES PARK, COLORADO:
The Board supports Platte River’s 1041 land use permit application to the Larimer
County Board of County Commissioners and encourages the Larimer County
Commissioners to approve this application at its April 21, 2025 land use commissioner
hearing.
DATED this day of , 2025.
TOWN OF ESTES PARK
Mayor
ATTACHMENT 1
ATTEST:
Town Clerk
APPROVED AS TO FORM:
Town Attorney
Platte River Power Authority Response to the March 10, 2025 Public Hearing Continuance for 1041
Permit Application 24-ZONE3715 Rawhide New Generation Project | 1
Memorandum
Date: 3/28/2025
To: Larimer County Commissioners
Commissioner Kristin Stephens
Commissioner John Kefalas
Commissioner Jody Shadduck-McNally
Kassidee Fior – Larimer County Principal Planner
From: Matt Tribby – Senior Air Quality Engineer
Subject: Platte River Power Authority Response to the March 10, 2025 Public Hearing
Continuance for 1041 Permit Application 24-ZONE3715 Rawhide New Generation
Project
Introduction
Platte River Power Authority (Platte River) requests that the Larimer County Board of County
Commissioners approve its application for a 1041 land use permit to build five proposed aeroderivative
turbines at the Rawhide Energy Station to support reliability and affordability as it works toward its clean
energy goals.
At their March 10, 2024 public hearing on Platte River’s permit application, the commissioners decided
to continue the hearing and asked Platte River to further demonstrate compliance with Criteria C and E
in Section 10.9.1 of the Land Use Code, to discuss climate impacts, to further show the Project’s
compliance with Larimer County’s Comprehensive Plan, and to address a mitigation hierarchy. This
memorandum responds to the commissioners’ requests.
Background
Platte River has ambitious carbon-reduction goals and a firm deadline. Rawhide Unit 1 (a coal-fired
power plant) will close at the end of 2029. We committed in our Colorado Clean Energy Plan to reduce
our carbon emissions by over 80% from 2005 levels by 2030. And our board-approved Resource
Diversification Policy calls on us to pursue a 100% noncarbon energy goal while protecting reliability
and financial sustainability. Platte River cannot sacrifice the reliability and affordability the citizens of
Larimer County count on while we wait for new technologies to mature. Electric service is critical for
ATTACHMENT 2
Platte River Power Authority Response to the March 10, 2025 Public Hearing Continuance for 1041
Permit Application 24-ZONE3715 Rawhide New Generation Project | 2
health and safety, for hospitals, emergency responders, and homes. Platte River’s system must deliver
power 24 hours a day, seven days a week. We must have a workable solution today.
The Project Platte River proposes to build is a necessary piece of the bigger energy puzzle. It helps
Platte River more quickly add solar and wind to our portfolio by providing both “insurance” (energy
when the wind is not blowing and the sun is not shining) and stability for a grid that increasingly
depends on intermittent resources. Platte River will site the Project at its Rawhide Energy Station, a
brownfield location with existing energy infrastructure and minimal impacts to surrounding land,
consistent with the Larimer County Land Use Code and Comprehensive Plan. The Project is the
fastest, lowest-cost way for Platte River to drastically reduce carbon emissions and close coal facilities.
If Platte River cannot build the Project at Rawhide before Unit 1 closes, all other options will be more
expensive, less reliable, and have a much greater impact on the surrounding land and other natural
resources.
Platte River understands community concerns about climate change, and we share these concerns.
The elected leaders of the Larimer County communities of Fort Collins, Loveland, and Estes Park (as
well as the mayor of our fourth owner community, Longmont) are on our board, and support the Project
because they know how much their citizens rely on clean, affordable, reliable energy. Platte River’s
application meets all requirements of the Larimer County Land Use Code and supports the
Comprehensive Plan, both environmentally and by supporting the resiliency and affordability of the
electric grid. Specifically, Platte River’s application meets Criteria C and E in Section 10.9.1 of the Land
Use Code and avoids, minimizes, or mitigates Project impacts, as described in more detail in our
application materials and below.
Application Overview
On October 15, 2024, Platte River submitted 1041 Permit Application 24-ZONE3715 for the Rawhide
New Generation Project to Larimer County. The Applicant and Project Owner is Platte River, a not-for-
profit, community-owned public power generation and transmission utility that provides safe, reliable,
environmentally responsible, and financially sustainable energy and services to the Colorado
communities of Estes Park, Fort Collins, Longmont, and Loveland for delivery to their distribution utility
customers.
Platte River will retire 431 megawatts (MW) of coal-fired generation (partial ownership of Craig Units 1
and 2 and Rawhide Unit 1) by 2030. To help integrate increasing renewable energy resources, Platte
River proposes to construct the Rawhide New Generation Project (the Project): five simple-cycle
natural gas-fired aeroderivative turbines and associated infrastructure. Specifically, Platte River has
determined that General Electric LM6000 aeroderivative turbine technology best meets the needs of
the owner communities while upholding Platte River’s mission of safely providing reliable,
environmentally responsible, and financially sustainable energy.
Platte River, working with industry experts and consultants, concluded it will need at least 200 MW of
“dispatchable capacity” (resources able to generate immediate power on demand) to keep our system
reliable as we add intermittent renewable energy resources to replace retiring coal generation. The five
proposed new LM6000 aeroderivative turbine generating units will not only provide dispatchable
capacity and grid stability during our energy transition, but have the potential to shift to hydrogen (a
noncarbon fuel) in the future. The new turbines will complement renewable generation on a minute-to-
Platte River Power Authority Response to the March 10, 2025 Public Hearing Continuance for 1041
Permit Application 24-ZONE3715 Rawhide New Generation Project | 3
minute, hour-to-hour, and day-to-day basis. They can start, stop, ramp up, and ramp down as the
output from wind and solar resources varies. They will run only when the grid needs them to maintain
reliable power, unlike Platte River’s current coal units that generally run continuously as “baseload”
units or current gas units that are intended to cover “peak” load times but cannot quickly and constantly
adjust to changes in output from wind and solar resources.
Analysis
Criteria C. The applicant has adequately considered reasonable siting and design alternatives,
including co-location when requested by Larimer County, or shown why such alternatives are
not available or not feasible, and the proposed project is the best alternative available based on
consideration of consistency with the Comprehensive Plan, Land Use Code, need, existing
technology, cost, and impact on the site and surrounding property.
Platte River Evaluated Reasonable Siting and Design Alternatives, Including Co-location:
The proposal to site and design the Project at Rawhide Energy Station is the best alternative to
construct new aeroderivative turbines. The Rawhide site is a brownfield site dedicated to power
generation. Siting the Project at Rawhide:
Limits construction impacts—Platte River owns the property and has sufficient existing
transportation, waste, and other infrastructure to support construction at the site;
Does not harm nearby property owners or change the land’s use;
Complies with current Industrial Heavy zoning—Larimer County has no other Industrial Heavy
locations approved for this type of use;
Will not harm water resources—in fact, the Project requires Platte River to remediate legacy
PFAS contamination at the selected site with an accelerated schedule;
Will not damage wildlife habitat or natural resources because the site is located within an
existing industrial facility used for power generation;
Will not adversely impact historic sites or structures;
Provides supporting substation and transmission facilities, emergency response capabilities,
site security, and other services for Project construction and operation;
Does not significantly change the viewshed compared to other potential sites within the
Rawhide perimeter, because the Project’s interior location will be surrounded on four sides by
existing energy infrastructure.
In sum, there is no better location to site a new power plant than at an existing power plant. Because
the Project will be co-located with other power generation at the Rawhide site, it will use Platte River’s
existing roads, security, skilled workforce, transmission infrastructure, gas infrastructure, waste disposal
services, utilities, and other resources and services. The Project complies with existing County-
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approved zoning. By co-locating the new turbines within existing power infrastructure, Platte River
minimizes both the impacts and costs of the Project.
Other Alternatives Are Not Available or Feasible:
To site the Project anywhere other than Rawhide Energy Station would conflict with the Land Use Code
and Comprehensive Plan.
Platte River considered different locations on the Rawhide site, as well as potential locations in other
areas, but none better fulfill the criteria. Any potential “greenfield” location would be much costlier and
could damage or degrade habitat, water resources, archeological resources, or property owned by
others. In every case, it would unreasonably increase both land impacts and costs compared to siting
the Project at Rawhide. Platte River would need to build new transmission and gas infrastructure, along
with the turbines, at any other site. And any site other than an existing power generation facility would
change the land use of that area, with significant impacts to its surroundings.
Criteria C of the Land Use Code focuses on Project siting and design. It is not a basis to rewrite Platte
River’s Integrated Resource Plan.1 Platte River understands that many do not want natural gas to be
the necessary bridge between coal and 100% renewable energy. We too wish for more advanced
alternative technology. Platte River considered a broad array of other technologies and designs before
concluding the aeroderivative turbines were the best approach.
Both the 2020 and 2024 Integrated Resource Plans considered four-hour battery technology instead of
fossil fuel-fired turbines to meet Platte River’s need for dispatchable (on-demand) power. But current
battery technology cannot match the proposed turbines for reliability or cost. Batteries must be charged
with surplus energy (above customer needs) which, once exhausted, cannot be called on until the
power system once again has enough excess energy to recharge the batteries—something that may
not happen for many hours or days if power demand stays high and available energy remains limited.
Batteries have shorter operational life spans and, on a megawatt-for-megawatt basis, are far more
expensive than the aeroderivative turbines, even under high-gas-cost scenarios.
This is why, for example, when the National Renewable Energy Laboratory (NREL) published a report
on Xcel Energy’s 2030 Colorado Preferred Plan for Public Service Company of Colorado (PSCo) in
March 2024, NREL concluded that if PSCo were to rely solely on batteries to supplement renewable
resources, there would be serious and extended power outages during an extreme event like Winter
Storm Uri.2 NREL’s report concluded that “ . . . as PSCo’s generation fleet becomes dependent on wind
and solar generation, there will continue to be periods that call on the unique resilience value of gas
1 A utility’s Integrated Resource Plan is its long-range planning tool (a “roadmap”) for how the utility will acquire
and deploy resources to meet its obligation to serve customer load plus a minimum required “reserve margin.” It is
necessarily based on projections and models of an unknown future, including future electricity demand,
renewable resource costs, technology advancements, and market changes. Platte River developed its 2024
Integrated Resource Plan over a two-year period, with advice from consultants and industry experts, to plan how
we will reliably meet our carbon reduction goals. Platte River’s board of directors approved the 2024 Integrated
Resource Plan and staff submitted the approved plan to the federal Western Area Power Administration, as
required by law.
2 The report is posted at https://www.nrel.gov/docs/fy24osti/79812.pdf.
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combustion turbines and combined cycles. These periods are infrequent but can happen any time of
year, during stormy conditions or simply during cloudy, calm weather. The fast response resources
need not utilize natural gas; they could, in the future, use carbon-free fuels like hydrogen” (p.28).
Platte River also evaluated other gas-fired options, including reciprocating internal combustion engines
or relying solely on our existing gas turbines (with or without retrofits). None of these options met the
combined need for rapid response to variations in renewable energy output while also minimizing air
emissions—some of the main reasons for selecting aeroderivative turbines. Platte River’s existing gas
units are not the right tool to integrate renewable resources and advance the County’s noncarbon
future. They are not designed to follow rapidly changing intermittent resource output. They are less
efficient (higher emissions for the same energy) than aeroderivative turbines and incur substantial
“wear and tear” with every start, especially “fast starts.” Platte River’s studies showed that keeping the
existing gas combustion turbines and adding only batteries increased costs dramatically without
supporting reliability as effectively.
Figure 1: Cost Comparison of “No New Carbon” Portfolio3
Although power supply technologies have advanced, emerging technologies (for example, small
modular nuclear or long-duration batteries) are not commercially available at the scale and cost Platte
River needs today. The aeroderivative turbines are the best, most reliable, commercially available
option to support Platte River’s increasingly renewable energy portfolio as its coal plants retire.
3 From Platte River’s 2024 Integrated Resource Plan, Section 8.3.1. “Portfolio Costs,” page 156. This graph
compares the costs of scenarios where Platte River adds different amount of “carbon” generation (new gas) to the
“no new carbon” portfolio with no added gas resources. The “optimal new carbon” portfolio includes the Project.
Available at https://prpa.org/2024irp/.
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The Proposed Project Is the Best Alternative Consistent with the Comprehensive Plan and Land
Use Code:
The Larimer County Comprehensive Plan and the Land Use Code both support siting the Project at
Rawhide, as proposed in Platte River’s application. There is no better location. The Project also
supports broader Larimer County goals by allowing Platte River to close its coal-fired generation while
protecting system reliability.
One of Larimer County’s goals in the Comprehensive Plan is to “improve efforts to mitigate
environmental and public health impacts associated with climate change.” (Health and Social Policy
HS2.6.) The Project enables Platte River to close 431 MW of coal-fired generation (both Craig Units
and Rawhide Unit 1). This is the single largest step Platte River can take to mitigate climate change.
The Project advances Platte River’s Clean Energy Plan goal to reduce greenhouse gas emissions by
over 80% by 2030.
But mitigating climate change is not the Comprehensive Plan’s only goal. The Comprehensive Plan
also calls on Larimer County to “promote the resiliency and redundancy of critical infrastructure
systems to minimize disruptions and failures in lifeline services.” (Infrastructure Policy I2.3.) Resiliency
is the ability of a system to minimize the spread of a problem and bounce back quickly. Redundancy is
the duplication of resources to minimize the impact of a failure.
The Project creates resiliency and redundancy. As Platte River’s (and others’) energy portfolios rely
increasingly on intermittent renewable resources, the electric grid needs more redundancy and diversity
to minimize disruptions and failures. Although Platte River’s 2024 Integrated Resource Plan does not
use the words resiliency or redundancy, it focuses on reliability—a broader term that encompasses
both. The aeroderivative turbines will provide electricity when the sun does not shine and the wind does
not blow (or when their intensity changes suddenly). The turbines will enhance power supply reliability,
will provide redundancy, and will minimize disruptions and failures in the critical electricity supplies to
customers, consistent with the Comprehensive Plan.
The Project also enables Platte River to increase the share of renewable energy sources in its portfolio
and to decrease greenhouse gas emissions, supporting Larimer County goals. Without a stabilizing,
dispatchable resource like the aeroderivative turbines proposed in the Project, Platte River would be
unable to maintain a reliable grid with increasing wind and solar energy. Platte River can add hundreds
of megawatts of wind and solar because the turbines can “fill in” for and “follow” the renewable
resources in a way that our current gas units cannot. This supports Larimer County’s climate and
sustainability goals and significantly reduces Platte River’s greenhouse gas emissions.
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The Proposed Project Is the Best Alternative Based on Need:
Some commenters claim Platte River does not need the Project, and therefore, the best alternative is to
forego it completely. They are wrong. As described above, Platte River’s aggressive renewable energy
goals mean closing all coal-fired generation and replacing almost all that energy with wind and solar
generation. But unlike steady baseload resources (like coal plants) which ramp up and down slowly,
solar and wind outputs continuously fluctuate. Figure 2 shows example intermittency, or peaks and
valleys, in local wind and solar generation compared to customers’ load. As utilities add more wind and
solar, the peaks will become taller and the valleys deeper.
Figure 2: Platte River Example Renewable Generation and Load in 20 Minute
Increments (April 10, 2024)
Aeroderivative turbines are the best available solution to manage renewable intermittency. Other
Colorado utilities with aggressive renewable portfolio goals have found they need gas turbines. Indeed,
in-state utilities have submitted air permit applications to the Colorado Department of Environment and
Public Health (CDPHE) for more than 20 new gas units in roughly the past year (apart from Platte
River’s current air permit application).4
Studies and assessments from independent entities like NREL, Independent System Operators, and
governmental entities show the need for natural gas dispatchable capacity to protect reliability and
smooth out power grid operations when renewable resource output is high. The Project’s five proposed
aeroderivative turbines can quickly ramp up and down to counterbalance intermittent renewable
generation. They can generate when energy is not available from renewables (as, for example, during
4 Air permit applications are available at: https://oitco.hylandcloud.com/CDPHERMPublicAccess/index.html.
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“dark calm” periods without wind or solar), and can help stabilize the grid by responding to rapid
changes in power supply or load. The turbines can also operate in “synchronous condensing” mode,
which allows them to spin and operate without firing (and without emissions). This is important for
voltage support, which the grid needs at all times and also enables the units to qualify as “spinning”
reserve (generation that responds immediately and automatically to grid emergencies).
Platte River needs the Project both when renewable output is high (as described above) and to fill the
potential gaps when renewable energy drops off. As part of its integrated resource planning process,
Platte River must develop solutions that keep the lights on and system stable during “dark calms”
(when there is no wind or solar). This is not a hypothetical problem; in 2021, Platte River (and others)
experienced a four-day “dark calm” during Winter Storm Uri. Neither solar nor wind delivered significant
energy during that long winter storm.
Figure 3: Winter Storm Uri Dark Calm Event5
During this “dark calm,” Platte River coal units stayed online and kept power flowing to Larimer
County’s citizens and businesses. But after all coal units retire in 2030, we may experience similar, or
more severe, dark calms. Platte River is ultimately responsible for reliably supplying electricity to Estes
Park, Fort Collins, Loveland, and Longmont. We must keep the lights on. We cannot risk a blackout
across Larimer County because we have no safety net for our intermittent resources. The Project, in
conjunction with the existing gas units, helps Platte River protect reliability through all hours and all
conditions.
Platte River’s 2018 Resource Diversification Policy to work towards the goal of 100% noncarbon energy
cannot be separated from our commitment to protect system reliability and financial sustainability.
Platte River will retire its coal generation by the end of 2029, and Platte River committed in its Clean
Energy Plan to reduce carbon emissions by 80% by 2030 (compared to 2005 levels). But Platte River
5 From Platte River’s 2024 Integrated Resource Plan, page 127. Available at https://prpa.org/2024irp/.
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cannot meet this goal, and keep the lights on, without this Project. And there is no better location for it
than the Rawhide site.
The Proposed Project Is the Best Alternative Based on Existing Technology and Cost :
Platte River does not have the luxury of unlimited time or money to make its energy transition. As
described above, Platte River evaluated commercially available four-hour batteries when looking at
noncarbon, dispatchable options in both the 2020 and 2024 Integrated Resource Plan but they were
cost-prohibitive. See Figure 1, above. In both cases, Platte River determined it would need highly
efficient natural gas technology to support a portfolio based on renewable energy sources in 2030. We
cannot wait any longer for the technology to mature, or for a new technology to emerge. To meet our
clean energy goals in 2030, Platte River must make and execute on its decisions today.
This is not to say that Platte River is abandoning new technology. Platte River envisions a three-
pronged approach to dispatchable capacity. The dispatchable component of Platte River’s chosen
resource portfolio adds over 100 MW of four-hour battery storage and over 150 MW of solar and
storage distributed energy resources (“DER”), 32 MW of which (“storage DER”) are projected to come
from Platte River’s virtual power plant6 in 2029. In January 2024, Platte River contracted for 100 MW of
four-hour battery storage, at a cost of almost $300 million over 20 years, and we are finalizing contracts
with vendors to implement the virtual power plant, starting in 2027. These clean dispatchable resources
complement the 257 MW of solar that Platte River has committed to add to its system and up to
another 400 MW of wind. Platte River’s path to a reliable, low-carbon system depends on an “all-of-the-
above” strategy.
6 A virtual power plant consists of distributed energy resources such as distributed generation, distributed storage
and flexible loads—like electric vehicles and air conditioning—that can be controlled through advanced software
to provide capacity and energy services to the electric grid, much like a conventional power plant.
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Figure 4: Platte River’s selected resource portfolio, additions through 20437
Platte River also cannot experiment with unproven technology. The citizens of Larimer County rely on
us to supply electricity, 24 hours a day, seven days a week. As a smaller, municipally owned utility, we
cannot divert scarce capital to emerging technologies that may not work, but will increase customers’
costs. Although we embrace new technology, Platte River must not risk system reliability or affordable
power by betting on experimental solutions. Aeroderivative turbines, like the ones proposed for the
Project, are the most reliable, least expensive way to rapidly deploy a renewable energy-heavy
portfolio—and to reduce Platte River’s greenhouse gas emissions by over 80% by 2030.
The Proposed Project Is the Best Alternative Based on Impact on the Site and Surrounding
Property:
As described above and in our application, locating a new power plant at an existing power plant is the
best way to minimize impact on the site and surrounding property. Unlike any other alternative, siting
the Project at Rawhide Energy Station maintains the current land use, does not disturb habitat, does
not significantly change the viewshed or lighting, increases reliability with transmission upgrades, and
does not require Platte River to build extensive new supporting infrastructure. The currently proposed
location is the best alternative for the site and surrounding property.
7 From Platte River’s 2024 Integrated Resource Plan, Table 30, page 153. Available at https://prpa.org/2024irp/.
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E. The proposed project incorporates and reflects the growth, development, and
environmental and mitigation policies in the Larimer County Comprehensive Plan and
regulations in Article 4.0, Development Standards to ensure that the development, to the
greatest extent possible, has mitigated any impacts to the environment and natural resources,
and will not significantly degrade the environment or natural resources, or exacerbate or
worsen climate change. The mitigation shall follow a hierarchy to first avoid impacts to
resources of highest value, second minimize the impacts that are unavoidable and finally
mitigate the impacts that occur. For purposes of this section, the term environment shall
include:
1. Air quality,
2. Surface water quality and stream and river health,
3. Groundwater quality,
4. The ecological and functional health of wetlands and riparian areas,
5. Terrestrial and aquatic animal life,
6. Terrestrial and aquatic plant life,
7. Soils and geologic conditions, and
8. Visual quality
The Project Advances the Growth, Development, and Environmental Policies in the
Comprehensive Plan:
Platte River serves 80% of the residents of Larimer County in its owner communities of Fort Collins,
Loveland and Estes Park. This Project squarely supports the resiliency framework and goals in the
Comprehensive Plan in multiple ways: it helps Platte River significantly reduce its greenhouse gas
emissions, supports resiliency for critical systems, encourages wind, solar, and battery integration into
Platte River’s portfolio, and provides adequate infrastructure for the County to grow and electrify.
Specifically,
By redeveloping an existing industrial site and minimizing conflicts with land uses and natural
resources, the Project fulfills Economy Policy E1.6, Energy Provision I4.5, and Watershed and
Natural Resources Policy W&NR1.3 and W&NR1.8.
The Project clearly “[p]romote[s] the resiliency and redundancy of critical infrastructure systems
to minimize disruptions and failures in lifeline services, such as …energy delivery”
(Infrastructure Policy I2.3). The aeroderivative turbines will provide electricity when the sun is
not shining and wind is not blowing to maintain reliability, provide redundancy, and help
minimize disruptions and failures in the critical supply of electricity. And, as noted above, they
can also function as instantaneous “safety nets” for the power grid through their ability to
provide voltage support and “spinning” power reserves (even when they are not using fuel or
causing emissions).
The County’s approval of the Project would further Infrastructure Principal I4 on Energy
Provision: “Larimer County collaborates on oil and gas, renewable energy, and gravel extraction
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to reduce land use conflicts, protect environmental quality and public health, and maintain
reliable conventional and renewable energy sources.”
By supporting renewable resources and coal plant retirements, the Project will “reduce
stationary and mobile source emissions and pollutants which cause adverse health effects,
impair visibility, and contribute to climate change [and] remain within the state and federal air
quality standards” (Health and Social Policy HS2.7). As described below, when Platte River
retires Rawhide Unit 1 and adds the Project, Platte River will reduce carbon emissions by
approximately 90%, surpassing the Clean Energy Plan (HB19-1261) goals, which call for
Colorado utilities to reduce carbon emissions by at least 80% by 2030 (using 2005 as the
baseline).
And perhaps most importantly, there is no way to achieve Infrastructure Policy I4.1,
“encourag[ing] opportunities for wind, solar, battery, and future renewable energy sources”
without tools to counterbalance their intermittency. The Project will help Platte River integrate
roughly 760 MW of solar and wind generation while maintaining reliability and financial
sustainability.
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The Comprehensive Plan also seeks to
“provide adequate service for current needs
and future planned growth” (Infrastructure
Policy I1.9). Platte River’s three pillars align
with the County’s six-part resiliency
framework and help the County fulfill its
essential functions. Strengthening the
sustainability, reliability, and stewardship of
energy builds the County’s capacity to
support the nearly 200,000 new residents
expected by 2050. Platte River’s projections
similarly show that the electrical load in
Larimer County will grow from beneficial
electrification programs that help combat
climate change, like vehicle electrification and
electric heat in new buildings. This means the
County and Platte River must meet the
challenge to provide additional clean energy
to support both current and planned growth,
while building system redundancy and
resilience. This Project meets all these
Comprehensive Plan goals.
The Project Incorporates Article 4.0,
Development Standards:
The Project also complies with Article 4.0 of
the Land Use Code, governing development
standards, mainly because it is sited at an
existing power plant facility, but also because
it meets the goals of the Code and the
Comprehensive Plan as described in
Article 4.0.
Article 4.0 requires that development meet the Comprehensive Plan goals of: (A) Encouraging safe,
affordable, and reliable infrastructure, connectivity, and services, compatible with rural activities and
needs; (B) Encouraging the deployment of reliable, affordable, and redundant connectivity with built in
redundancy for critical infrastructure; (C) Valuing, identifying, protecting, and responsibly managing the
County’s natural and cultural resources to minimize impact and protect our air, soil, open spaces,
watersheds, water supply, and other ecosystem services; (D) Ensuring land use is suitable for and
compatible with the environmental characteristics of the site; (E) Preparing for wildfires, floods, and
other natural disasters, and helping residents and businesses prepare themselves to be resilient to
such events; and (F) Ensuring that adequate public and/ or private facilities and services are provided
and maintained concurrent with development. The Project meets Article 4.0’s emphasis on reliability,
affordability and redundancy. Article 4.0’s standards address impacts on traffic, services, lighting,
environmental resources, wetlands, and other considerations for new development, which Platte River
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either addressed in its October 15, 2024 permit application or proposes to address through technical
review. The Project meets each of these Comprehensive Plan goals.
This Project will help Larimer County encourage safe, affordable, reliable infrastructure and services—it
is the least expensive and most reliable way to enable Platte River to retire its coal-fired fleet. It
provides the necessary reliability and redundancy for County residents’ critical electricity needs. It
supports emergency preparedness by enabling Platte River to provide electricity regardless of local
weather (including extreme winter cold or summer heat). And, by siting the Project at an existing power
plant facility, Platte River minimizes the impacts to natural and cultural resources and does not change
the characteristics of the site. Table 1 (“Mitigation Hierarchy”), below, details additional avoidance
and mitigation measures, addressing specific aspects of Article 4.0.
Climate Impact Analysis: the Project Does Not Exacerbate or Worsen Climate Change :
As discussed above, the Project enables Platte River to close its coal-fired generation by 2030 and
replace the baseload power from that generation with renewable sources (wind and solar), supported
by the Project turbines when needed. This furthers Platte River’s Clean Energy Plan commitment to
reduce its carbon emission by over 80% by 2030.
Platte River submitted a Climate Impact Analysis as part of its initial application.8 That Climate Impact
Analysis showed the overall decrease in carbon emissions from the Project, in conjunction with closing
Rawhide Unit 1. Air emissions from the new turbines must also meet applicable federal and state
regulations with oversight from the federal Environmental Protection Agency and the CDPHE. The
CDPHE must issue a specific air construction permit to Platte River before construction can start. The
CDPHE will carefully review and analyze complex air quality modeling, evaluate applicable emission
limit standards, and engage with stakeholders through a public comment period. The CDPHE will not
issue a final permit unless the Project meets all federal and state air regulations and does not exceed
ambient air quality standards (established to protect public health). Part of this assessment is already
complete; the CDPHE’s Permit Modeling Unit determined in October 2024 that the Project air quality
modeling is complete and approved.
Platte River also proposes to equip the new aeroderivative turbines with top-tier control technologies to
reduce nitrogen oxides (NOx), carbon monoxide, and volatile organic compound (VOC) emissions
through selective catalytic reduction (SCR) and oxidation catalyst systems. The SCR systems will
reduce the turbines’ NOx emissions by nearly 90% and the oxidation catalyst will reduce VOC
emissions by nearly 50%. This, coupled with the retirement of the Craig units and Unit 1 by the end of
the decade, will dramatically decrease emissions and enable Platte River to mitigate any impacts to
regional air quality. Platte River’s air construction permit application estimated and accounted for
ammonia emissions from the SCR systems. Platte River expects the CDPHE to apply specific limits to
the final permit to mitigate ammonia emissions. These permit conditions further Platte River’s
commitment not to worsen air quality or climate change for Larimer County residents.
8 See Platte River 1041 Permit Application 24-ZONE3715, Item 24, Climate Impact Analysis.
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Because the Project enables Platte River to close coal-fired Unit 1, the Project will drastically reduce
overall emissions in 2030. Figure 5, below, compares current emissions (with both Platte River’s
current gas-fired combustion turbines (“CTs”) and Rawhide Unit 1 (“Coal”) operating), to estimated
emissions in 2030, with only the CTs and the new aeroderivative units (“Aero”) running:
Figure 5: Estimated 2030 Emissions from Gas CTs and Aeroderivative Turbines9
Platte River acknowledges the concern that total emissions might increase during the brief “overlap”
period (2028 – 2029) when Platte River has both coal generation and the Project available. While this
may be a theoretical possibility “on paper,” it is extremely unlikely in practice, for the following reasons:
Platte River’s permit will limit the Project units’ total operating hours—they are not “baseload”
units and will not be allowed to run 100% of the time.
Energy markets like the Southwest Power Pool’s regional transmission organization dispatch
(call upon) generation based on marginal cost. In practice, this means that renewable sources
without fuel costs (like wind and solar) will dispatch first when available; more expensive units
(like the aeroderivative turbines) are called upon only if needed.
9 Figure 5 shows emissions reduced at Rawhide Energy Station solely from closing Rawhide Unit 1 and adding
the aeroderivative turbines. The estimated emissions shown in Figure 5 reflect the assumptions in Platte River’s
air permit application, and are therefore conservative (higher than expected in operational use). Platte River’s
Clean Energy Plan includes other coal unit closures (Craig 1 and 2), delivering an over 80% reduction in carbon
dioxide emissions by 2030 from 2005 levels.
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One of the most important reasons for Platte River to complete the Project in 2028 is to test
running the system without coal. Platte River will not run coal-fired resources at full output
during all hours in this “testing” period. In fact (as shown in Figure 6 below), since Platte River
joined the Southwest Power Pool’s Western Energy Imbalance Service market in April 2023, our
coal plants run far fewer hours (and at lower output levels) each year than they did before we
joined. This has lowered facility emissions overall. And we expect this trend to continue during
the “overlap” as we, and our market partners, develop more renewable energy resources.
Figure 6: Declining Trend in Recent Years – Fossil Fuel Greenhouse Gas Emissions
The Project, which will decrease all emissions, not just greenhouse gases, is necessary for Platte River
to meet its commitment to reduce its greenhouse gas emissions by over 80% from 2005 levels by 2030.
The two-year period Platte River needs to test the system’s reliability and resiliency before closing
down its coal unit will not worsen or exacerbate climate change.
The Project Avoids, Minimizes, and Mitigates Impacts to the Environment and Natural
Resources to the Greatest Extent Possible:
In addition to the alternatives discussion in Criteria C above, Table 1 (“Mitigation Hierarchy”)
presents an avoidance, minimization, and mitigation hierarchy. The first column, Source, identifies
whether the measure is a voluntary commitment found in Platte River’s October 15, 2024 1041 permit
application (and the applicable page number), or a staff-recommended condition of approval. Please
note that several voluntary commitments align with staff-proposed conditions of approval. Measures are
organized by the resources listed in Criteria E.
As the County’s long-term partner, Platte River remains open to identifying further mitigation measures
through County staff’s subsequent technical review of construction plans.
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Conclusion
Platte River’s 1041 permit application complies with the Larimer County Land Use Code and
Comprehensive Plan, including Criteria 10.9.1 C and 10.9.1 E. The Rawhide Energy Station site is the
best location for the Project, with the fewest possible impacts to land, water, neighbors, natural
resources, and the County. The Project will not worsen climate change or air quality—indeed, the
Project is vital to Platte River’s clean energy goals, as reflected in both its Resource Diversification
Policy and its voluntary Clean Energy Plan. And the Project directly advances other Larimer County
Comprehensive Plan goals: affordable, reliable, redundant infrastructure that will support the County’s
residents and their growing electricity needs.
While we recognize that some oppose this Project, denying this permit will not make the air cleaner.
Denying this permit will make electricity more expensive and less reliable for Larimer County residents.
If we cannot build this Project at Rawhide, Platte River will keep working to decarbonize while
supporting a reliable grid, but it will take longer and cost more—potentially much more—with no benefit
to Larimer County or its citizens (our customers).
Platte River’s 1041 permit application complies fully with all provisions of the Larimer County Land Use
Code and Comprehensive Plan. Platte River is committed to providing reliable, financially sustainable,
environmentally responsible electricity to its owner communities, and they support this Project.
Commissioners should approve Platte River’s permit application because the Project advances Larimer
County’s goals to have cleaner, more reliable, more affordable energy for its citizens in Estes Park,
Loveland, and Fort Collins.
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Table 1. Mitigation Hierarchy—Avoidance, Minimization, and Mitigation Commitments
VC = Voluntary Commitment; LC COA = Larimer County Condition of Approval
Source Resource Avoidance Minimization Mitigation
Air Quality – Fugitive Dust
VC Item 3 p. 22, 24,
26, 33, 39
LC COA 7
Platte River Power Authority and/or respective contractors shall create a
fugitive dust control plan specifically addressing controls used for the
turbine construction project. The fugitive dust control plan shall be
submitted as part of Technical Review
X X X
VC Item 3 p. 9
LC COA 9
The applicant shall obtain any applicable Air Pollutant Emissions Notice
(APEN) before construction and comply with Colorado Air
Quality Control Commission (AQCC) regulations during construction.
X X X
Air Quality – Emissions
VC Item 3 p. 38
VC Item 24 p. 1, 2
LC COA 8
Platte River Power Authority and/or respective contractors shall create an
air quality management plan (or emission control plan) for reducing impacts
of construction activity related air pollution emissions beyond the required
dust control plan.
X X X
VC Item 3 p. 27
LC COA 14
If the 1041 permit is approved, a report of how the AERMOD results differ
based on 5 turbines rather than 6 turbines shall be provided at the time of
Technical Review.
X
VC Item 3 p. 38 All new turbines installed as part of the Project will have post-combustion
control equipment designed to reduce NOx and VOCs. Platte River will
install an SCR system to reduce NOx emissions by roughly 90% and an
oxidation catalyst system to reduce VOC emissions by roughly 50%.
X
Surface Water Quality and Stream and River Health
VC Item 3, p. 23, 29,
30, 34
LC COA 29
A site-specific Stormwater Management Plan and Erosion and Sediment
Control Plan shall be developed and submitted to the County for approval. X X
VC Item 3, p. 23, 24,
30, 34, 36
VC Item 12, p. 10
LC COA 32
At the time of Technical Review, additional information will be provided to
the satisfaction of the Larimer County Environmental Planner or other staff,
including but not limited to:
i. Stormwater and erosion control measures;
X X X
VC Item 14 Construction and operation of the Project will incorporate measures
intended to minimize accidental discharges or any adverse effects on water
quality.
X X
Platte River Power Authority Response to the March 10, 2025 Public Hearing Continuance for 1041 Permit Application 24-
ZONE3715 Rawhide New Generation Project | 19
Source Resource Avoidance Minimization Mitigation
Groundwater Quality
VC Item 3, p. 20, 21
LC COA 32
At the time of Technical Review, additional information will be provided to
the satisfaction of the Larimer County Environmental Planner or other staff,
including but not limited to:
vi. Avoidance and/or remediation of existing PFA/C contamination;
X X
VC Item 3 p. 21 Platte River is working with the Colorado Department of Public Health and
Environment (CDPHE) Waste Division to properly remove and dispose of
PFAS-contaminated material. This includes a thorough decommissioning
design, a materials management plan, and a groundwater well network with
routine monitoring and reporting requirements. Platte River will use this
decommissioned fire training area only for industrial purposes and will
continue groundwater monitoring indefinitely.
X
Ecological and Functional Health of Wetlands and Riparian Areas
VC Item 10, p. 2, 3, 4
LC COA 6
At the time of Technical Review, the following shall be submitted for review,
comment and approval by Larimer County Staff:
a. Floodplain Hydraulic/Hydrologic Modeling Report
b. If required, a viewshed and simulation of potential visual impacts from
Soapstone Prairie Natural Area
X
Terrestrial and Aquatic Animal Life
VC Item 3, p. 20
VC Item 11, p. 4, 11,
12, 17
LC COA 32
At the time of Technical Review, additional information will be provided to
the satisfaction of the Larimer County Environmental Planner or other staff,
including but not limited to:
v. Satisfaction of Migratory Bird Treaty Act requirements;
viii. Consultation with Colorado Parks and Wildlife regarding potential
lighting impacts on both on- and off-site wildlife and Soapstone Prairie
Natural Area, particularly:
1. Black-footed ferrets
2. Bats (Chiroptera)
X X
Terrestrial and Aquatic Plant Life
VC Item 3, p. 32
LC COA 26
All disturbed areas must be regraded and revegetated to match or exceed
their preconstruction condition. X X
VC Item 3, p. 32
LC COA 30
At the time of Technical Review, a Noxious Weed Management Plan must
be submitted to the satisfaction of Larimer County Natural Resources. X X
VC Item 3, p. 32
LC COA 31
During construction and post-construction, the applicant shall permit
Larimer County to inspect the Project site for adherence to the Noxious
Weed Management Plan and to survey for new weed populations.
X X
Platte River Power Authority Response to the March 10, 2025 Public Hearing Continuance for 1041 Permit Application 24-
ZONE3715 Rawhide New Generation Project | 20
Source Resource Avoidance Minimization Mitigation
VC Item 3, p. 32
LC COA 32
At the time of Technical Review, additional information will be provided to
the satisfaction of the Larimer County Environmental Planner or other staff,
including but not limited to:
iii. Reclamation and revegetation measures;
iv. Management of noxious weed populations onsite;
X X
Soils and Geologic Conditions
VC Item 3 p. 8, 36
LC COA 25
The applicant shall obtain a stormwater discharge and construction
dewatering permit from the Colorado Department of Public Health and
Environment for construction at drainage crossings and land disturbances
of one acre or more. The permit will include the preparation of a Storm
Water Management Plan and Best Management Practices to prevent
stormwater runoff and sediment in disturbed areas from reaching nearby
waterways or otherwise leaving the site. Multiple state permits may be
required for the different project areas.
X X
VC Item 3 p. 26
VC Item 15 p. 6, 8, 9,
19
LC COA 32
At the time of Technical Review, additional information will be provided to
the satisfaction of the Larimer County Environmental Planner or other staff,
including but not limited to:
ii. Soil salvage and topsoil management
X X X
Visual Quality
VC Item 3 p. 33
LC COA 32
At the time of Technical Review, additional information will be provided to
the satisfaction of the Larimer County Environmental Planner or other staff,
including but not limited to:
vii. A Lighting Plan or Alternative Compliance Plan, if required;
X
Other General COAs and Other VCs
LC COA 1 Technical Review and approval are required prior to any construction at the
site and prior to applying for any permits from the County. X X X
VC Item 3 p. 8 - 10
LC COA 2
All construction activities associated with the approval of this 1041 Permit
shall be in compliance with all applicable regulations and obtain all required
county, state, and federal permits.
X X X
LC COA 3 Failure to comply with any conditions of this 1041 approval may result in
reconsideration and possible revocation of the approval by the Board of
County Commissioners.
X
VC Item 3 p. 11
LC COA 4
This approval shall automatically expire unless the applicant takes
affirmative action consistent with this approval within three years of the date
of final approval.
X
Platte River Power Authority Response to the March 10, 2025 Public Hearing Continuance for 1041 Permit Application 24-
ZONE3715 Rawhide New Generation Project | 21
Source Resource Avoidance Minimization Mitigation
VC Item 3 p. 9, 19, 25,
39
LC COA 5
If cultural resources are found during Technical Review or construction, the
applicant shall notify the County immediately, consult with the State Historic
Preservation Office, and begin appropriate measures to preserve the
cultural resource, including historic or archeological excavation, reasonable
project redesign, or relocation activities. Any such mitigation efforts shall be
taken in coordination with and with the approval of the County, or their
designee.
X X
VC Item 3 p. 25 Platte River maintains its own firefighting team and will continue to work
with ten mutual aid partners, including the Wellington Fire Protection District
and the Poudre Fire Authority, to provide adequate fire response strategies
for the Project. Fire Response Plans for Natural Gas Facilities and
Combustion Turbines are currently in place at the Rawhide plant and are
available upon request.
X X
Noise—Construction and Overall Operations
VC Item 20, p. 2, 8, 9
LC COA 10 Turbine construction noise levels shall comply with construction activity
sound thresholds as set out in the Larimer County Noise Ordinance. Any
exceptions shall be evaluated by Larimer County including Health,
Planning, and Engineering.
X
VC Item 20, p. 2, 8, 9
LC COA 11 As stated in the Noise Analysis, the manufacturer’s noise control mitigation
shall be applied to ensure that the turbines and associated compressors will
be in compliance with the Larimer County Noise Ordinance for residential
property lines.
X X
VC Item 3 p. 11 - 14
LC COA 12 An outreach plan shall be submitted at the time of Technical Review,
outlining how any community concerns will be managed. As part of this
plan, easily visible signage with contact information for Platte River Power
Authority and related contractors (phone number, email, and website, if
created) for addressing questions and concerns shall be posted along East
County Road 82 at the construction entrances.
X X
VC Item 3 p. 33
VC Item 20 p. 2, 8, 9
LC COA 13
Audible observation and sound monitoring and measuring shall be
conducted by a third party within 30 days of commencing turbine operations
in conjunction with the coal unit and current turbine operations to verify
compliance with the County Noise Ordinance for nearby residential property
lines. The report of the findings shall be provided to Larimer County
Community Development and Health and Environment Departments for
evaluation to determine if additional mitigation is necessary.
X X
Platte River Power Authority Response to the March 10, 2025 Public Hearing Continuance for 1041 Permit Application 24-
ZONE3715 Rawhide New Generation Project | 22
Source Resource Avoidance Minimization Mitigation
Hazardous Materials
VC Item 3 p. 8, 30, 31,
38
VC Item 12, pg. 13
LC COA 15
At the time of Technical Review, a Hazardous Materials Management Plan
shall be submitted for review, comment and approval by Larimer County
Staff containing a list of chemicals that will be new to the project and site,
relative quantities, estimated locations, and wastewater characteristics and
systems to be installed. The plan shall also include detailed construction
plans, operational conditions, safety and spill prevention and control
measures for all aqueous ammonia, demineralized water, and wastewater
systems and infrastructure.
X X
VC Item 3 p. 38, 42
VC Item 12, pg. 13
LC COA 16
At the time of Technical Review, a Hazardous Materials Impact Analysis
shall be submitted for review and comment by Larimer County staff in
alignment with current hazardous material management plans.
X X
Construction
VC Item 3 p. 10
LC COA 17
The applicant must obtain a Larimer County Development Construction
Permit for the planned construction activities. As applicable, the applicant or
its contractors will also be required to obtain other Larimer County permits.
These could include but are not limited to Building Permits and/or
Floodplain Development Permits.
X X
VC Item 13 p. 2, 3
LC COA 18
The applicant must submit a detailed construction schedule, including
anticipated phasing, planned workdays and hours, and haul routes for
construction traffic.
X X
VC Item 13 p. 2, 3
LC COA 19
The applicant shall allow access to Larimer County staff and consultants for
inspections and construction observation as appropriate. X
VC Item 13 p. 2, 3
LC COA 20
Whenever it is necessary to cross, close, or obstruct roads, driveways, and
walks, whether public or private, the applicant will provide and maintain
suitable and safe detours or other temporary expedients for the
accommodation of public and private travel, emergency vehicles, delivery
services, garbage pickup, school bus stops, etc.
X X
VC Item 13 p. 2, 3
LC COA 21
When construction activity is taking place within or impacting Larimer
County ROW in any way, the applicant shall obtain and abide by the
standards and conditions of the applicable County ROW permit(s), per the
Code of Ordinances and the Land Use Code. Construction plans detailing
the work to be completed will need to be provided. Additionally, Traffic
Control Plans, developed by a certified traffic control company, must be
submitted for all work performed within road ROW or that will directly affect
the traveling public.
X X
Platte River Power Authority Response to the March 10, 2025 Public Hearing Continuance for 1041 Permit Application 24-
ZONE3715 Rawhide New Generation Project | 23
Source Resource Avoidance Minimization Mitigation
VC Item 13 p. 2, 3
LC COA 22
Larimer County regulates access to county roads to maintain safe traffic
flow, road drainage facilities, and efficient use of the County's roads.
Access Permits will be required for any new access from Larimer County
ROW regardless of whether they are to be used for temporary construction
purposes or are to be permanent. Staff may also require an Access Permit
for existing access points proposed for temporary construction or
permanent access.
X X
VC Item 13 p. 2, 3
LC COA 23
The applicant shall be required to designate planned haul routes. The
existing surface condition of all planned haul routes will need to be
evaluated prior to construction. If the County Engineer determines that the
roadway surface has deteriorated more rapidly during or after construction
due to construction traffic, equipment, or hauling, the applicant will be
required to restore the roadways to their prior condition. This may include
regrading and/or resurfacing.
X X
VC Item 13 p. 3
LC COA 24
Heavy equipment traffic will be subject to all weight limit restrictions along
adjacent roadways and will obtain oversized/overweight permits. X X
VC Item 3, p. 28
LC COA 27
If required, the applicant shall submit an analysis of impacts on any County
roads and repair any Project-caused damage. X X
VC Item 3 p. 7
LC COA 28
The applicant shall provide Larimer County with as-built construction
drawings and certifications prepared by a Colorado-registered professional
engineer.
X X
Community Development Memo
To: Honorable Mayor Hall
Board of Trustees
Through: Town Administrator Machalek
From: Kara Washam, Planner II
Date: April 8, 2025
RE: Ordinance 04-25 Amending Section 5.3 of the Estes Park Development
Code Regarding Vehicle Based Accommodations for Seasonal
Employees
(Mark all that apply)
PUBLIC HEARING ORDINANCE LAND USE
CONTRACT/AGREEMENT RESOLUTION OTHER______________
QUASI-JUDICIAL YES NO
Objective:
To amend the Estes Park Development Code (EPDC) to extend the one-year pilot
program to allow Vehicle Based Accommodations for Seasonal Employees
(VBASE), in order to allow qualified individuals to use an RV or similar vehicle as a
temporary dwelling unit on private commercial property pursuant to § 5.3.D.7. of the
EPDC.
Present Situation:
In recent years, housing related costs have escalated in the Town of Estes Park and
rental shortages have increased, as evidenced by the 2023 Estes Valley Housing
Needs Assessment & Strategic Plan. As a result, Planning staff met with other Town
departments and external agencies in April 2023 to discuss a pilot program to allow
vehicle-based accommodations for seasonal employees, ask questions, and gather
feedback. Attendees included staff from the Building Division, Public Works,
Parking/Transit, Utilities, Police Department, both Sanitation Districts, Estes Valley Fire
Protection District, Estes Park Economic Development Corporation, and Estes Chamber
of Commerce. Most attendees were in favor of developing and implementing a pilot
program.
Town Board Study Sessions were held in May 2023 to discuss the concept at a high
level and February 2024 to review a first draft of regulations prepared by staff. A public
hearing was held on April 9, 2024 before the Town Board of Trustees to consider
Ordinance 06-24. The Board voted to approve the ordinance, amending the EPDC to
allow VBASE.
The VBASE pilot program season opened on May 1, 2024, and closed on October 31,
2024. No applications were submitted in 2024 but staff received a few inquiries. A
survey was sent out and one response was received. Regulations, including the
requirement for “full hookups” was cited as a reason to not pursue the VBASE program.
Staff does not recommend changes to the regulations at this time. Staff recognizes the
need for increased community outreach and promotion of the VBASE option and
intends to do in 2025 if the program is extended.
Proposal:
§ 5.3.D.7.d. of the EPDC includes a provision to automatically repeal VBASE effective
April 30, 2025 but allows Town Board to alter this repeal by ordinance. Staff requests
approval of Ordinance 04-25 to extend the VBASE pilot for an additional year by
amending the date to April 30, 2026.
Advantages:
• Allowing seasonal VBASE housing on commercial sites could help to temporarily
alleviate the workforce housing shortage.
• Allowing seasonal VBASE housing on commercial sites could help business
owners recruit and retain workers during the summer season.
• Implementing a permitting process could reduce the number of unauthorized
temporary VBASE dwellers in Estes Park, making it easier for Code Enforcement
to monitor and safer for VBASE occupants.
• This program would have a relatively low impact on Town infrastructure, utilities,
and other services.
• By implementing this program as a pilot, results can be monitored and the
program discontinued if unsuccessful or underutilized.
Disadvantages:
• Potential for improper methods of disposing of black water, such as dumping in a
storm sewer or body of water.
• Code compliance for VBASE parking could create additional strain on the Police
Department, as there is currently only one Code Enforcement officer.
• VBASE users could be vulnerable to property crime and other safety concerns.
• Not all businesses would be eligible to offer this program to employees due to
parking availability and site conditions.
Action Recommended:
Staff recommends Town Board approve Ordinance No. 04-25.
Finance/Resource Impact:
Little to none.
Level of Public Interest
Low
Sample Motion:
I move that the Town Board of Trustees approve Ordinance No. 04-25.
I move that the Town Board of Trustees deny Ordinance No. 04-25.
I move to continue Ordinance No. 04-25 to the next regularly scheduled meeting, finding
that [state reasons for continuance].
Attachments
1. Ordinance 04-25
2. Ordinance 06-24
ORDINANCE NO. 04-25
AN ORDINANCE AMENDING SECTION 5.3 OF THE ESTES PARK DEVELOPMENT
CODE REGARDING VEHICLE BASED ACCOMMODATIONS FOR SEASONAL
EMPLOYEES
WHEREAS, housing related costs in the Town of Estes Park have escalated
rapidly in recent years, as evidenced by median home sales prices rising from $392,000
in March 2020 to $585,000 in September 2022—a 50% increase in two and a half years;
and
WHEREAS, affordability has declined in the rental market as rent hikes outpaced
income growth and levels of cost burden for renters rose from 41% in 2010 to 63% in
2020 in Estes Park according to the 2023 Estes Valley Housing Needs Assessment &
Strategic Plan (Assessment); and
WHEREAS, the rental vacancy rate in Estes Park is currently approaching zero
while a balanced rental market typically has vacancy rates of 5-10%. There is a need for
approximately 132 units to accommodate seasonal workforce according to the
Assessment; and
WHEREAS, Estes Park relies on a tourism-based economy that is seasonal in
nature with approximately 5,250 summer seasonal jobs compared to approximately 4,860
year-round jobs according to the Assessment; and
WHEREAS, with little available workforce housing, businesses face difficulty
hiring adequate staff to deliver services. In 2021 there were 740 unfilled jobs in the Estes
Valley, a 30% increase since 2015 according to the Assessment; and
WHEREAS, the Board of Trustees approved Ordinance 06-24 on the 9th day of
April, 2024 to amend the Estes Park Development Code to allow a one-year pilot program
to permit Vehicle Based Accommodations for Seasonal Employees (VBASE) on private
property in limited situations as defined in Section 5.3(D) of the Estes Park Development
Code; and
WHEREAS, the Board of Trustees desires to extend the one-year pilot program
for an additional year to permit Vehicle Based Accommodations for Seasonal Employees
on private property in limited situations as defined herein.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF TRUSTEES OF
THE TOWN OF ESTES PARK, COLORADO AS FOLLOWS:
Section 1: In this ordinance, ellipses indicate material not reproduced as the Board
intends to leave that material in effect as it now reads.
Section 2: Section 5.3(D) of the Estes Park Development Code is hereby amended
by the addition of underlined material and the removal of stricken material, to read as
follows:
§ 5.3 – TEMPORARY USES AND STRUCTURES
…
D. Temporary Uses Allowed.
…
7. Vehicle-Based Accommodations for Seasonal Employees (VBASE).
…
ATTACHMENT 1
e. Repeal. This paragraph (7) on vehicle-based accommodations for seasonal
employees shall automatically be repealed effective April 30, 20265. No temporary
use permits for VBASE units shall be issued which would authorize any such use
to occur after that date. The Board of Trustees may alter this repeal by ordinance.
Section 3: Any applications for VBASE units received between April 30, 2025 and
the effective date of this Ordinance shall be considered submitted upon the effective date
of this Ordinance.
Section 4: This Ordinance shall take effect and be enforced thirty (30) days after
its adoption and publication.
PASSED AND ADOPTED by the Board of Trustees of the Town of Estes Park,
Colorado this day of , 2025.
TOWN OF ESTES PARK, COLORADO
By:
Mayor
ATTEST:
Town Clerk
I hereby certify that the above Ordinance was introduced at a regular meeting of the Board
of Trustees on the day of , 2025 and published by title in a
newspaper of general circulation in the Town of Estes Park, Colorado, on the day
of , 2025, all as required by the Statutes of the State of Colorado.
Town Clerk
APPROVED AS TO FORM:
Town Attorney
PUBLIC WORKS Memo
To: Honorable Mayor Hall
Board of Trustees
Through: Town Administrator Machalek
From: Brian Berg, Parks Supervisor
Derek Pastor, PMP, Project Manager
Date: April 8, 2025
RE: Resolution 27-25 Professional Services Contract with Design Workshop
for the 2045 Parks & Open Spaces Master Plan
(Mark all that apply)
PUBLIC HEARING ORDINANCE LAND USE
CONTRACT/AGREEMENT RESOLUTION OTHER______________
QUASI-JUDICIAL YES NO
Objective:
Public Works staff seek approval from the Town Board for the Professional Services
Contract with Design Workshop for the 2045 Parks & Open Spaces Master Plan.
Present Situation:
Over the past decade, the Town has developed multiple individual plans for various
outdoor spaces and amenities. These plans have been created separately with varying
levels of execution (scope of work, level of details, prioritizations, etc.). This 2045 Parks
& Open Spaces Master Plan will incorporate results from all these plans; update the
project information as needed; and provide a road map for phased implementation for
all identified parks and open spaces, with their relevant projects costs. Additionally, this
plan will identify possible areas of opportunity to grow existing spaces or expand into
new areas, and to identify areas for potential trail connectivity.
The Request for Proposals was issued in January 2025. Twenty-seven attendees were
present at the pre-proposal meeting. After three (3) weeks of advertising, six (6)
proposals were received and opened on January 31, 2025. A five-member Selection
Committee (SC) was created to review, evaluate, discuss, and rank the proposals. The
committee consisted of Town staff, former members of the Parks Advisory Board, and
a member of the public with special interests in outdoor spaces and horticulture. The
following table contains the project budget and summary of the proposal scoring results
by the SC:
Approved Budget Amount: $150,000
Consultant Name
Average
Score * Rank** Project Duration Fee Proposal
Berry-Dunn 87 5 40-52 weeks $149,641
Confluence 87.2 4 52 weeks $150,000
Design Workshop 90.6 2 52 weeks $150,000
DHM Design 89.4 3 40 weeks $149,768
HR Green 76.4 6 38 weeks $215,000
SCJ Alliance 90 1 40 weeks $168,272
* Average Score is based on a maximum top score of 100 points
** Rankings by the SC were set after discussions on cumulative average scores that
weighed Project Approach, Experience, Qualifications, Project Duration, and Fee
Proposal as part of the selection criteria.
The SC invited the top two ranked applicants for interviews. Following those meetings,
the SC determined that Design Workshop was better positioned to meet the Town’s
needs for this project.
Proposal:
Public Works staff propose approval of the Professional Services Agreement with
Design Workshop for the development of the 2045 Parks & Open Spaces Master Plan.
The project also advances the Town’s 2025 Strategic Plan’s Exceptional Community
Services Objective 5.A.1: “Develop a master plan for the Town Parks and Open
Spaces, in cooperation with the Recreation District and Estes Valley Land Trust. Include
chapters on water-conscious landscaping and pocket parks.”
This project will be managed by the Public Works Parks Division Supervisor with
assistance from the Public Works Project Manager. The consultant will provide
consistent project status updates throughout the duration of the project.
Advantages:
• The goal of the completed Parks & Open Spaces Master Plan is to incorporate
input from key stakeholders, community members, guests, staff, and the Town
Board to guide the Parks Division for the next 20 years in planning and budgeting
for future park improvements, upgrades, expansion, and possible new parks and
open space areas.
• Updating and expanding the existing park areas along with adding new options
will have a positive impact for our residents and guests, while improving the
visual aesthetics of the Town.
• Design Workshop brings deep experience in similar parks and open spaces
planning founded on strong community outreach and engagement, and will
deliver the completed plan within the approved budget.
Disadvantages:
• The cost of $150,000 could be redirected to other community priorities; however,
this effort was identified as a 2025 priority by the Town Board.
• The processes will take a considerable amount of Park Division staff time to
assist with community engagement and some assessments. The goal of this
project was completion in 2025; however, after talking with the consultants, April
2026 is a more realistic expectation for delivery of the completed plan.
Action Recommended:
Public Works staff recommend the Town Board approve the attached Professional
Services Contract with Design Workshop in the amount of $150,000 for this project.
Upon approval of this contract, the contractor can begin this project within two (2) weeks
and have a final draft of the 2045 Parks & Open Spaces Master Plan to present to the
Town Board for approval by April 2026.
Finance/Resource Impact:
The Town has budgeted $150,000 for this project. Project Code: PKMSTR; Account
Number: 220-4600-462-35-61. The contract amount for this project is $150,000.
Future Ongoing Impacts: The 2045 Parks and Open Spaces Master Plan will provide a
road map for future capital improvement projects to the identified areas in a phased,
methodical approach. The improvements will also carry an ongoing maintenance cost
that will be accounted for in the Park Division general operations annual budget.
Level of Public Interest
The level of public interest for this project is considered to be high due to the residents
and guests who utilize these spaces year-round.
Sample Motion:
I move for the approval/denial of Resolution 27-25
Attachments:
1. Resolution 27-25
2. 2045 Parks & Open Spaces Master Plan Professional Services Agreement
3. 2045 Parks & Open Spaces Master Plan Selection Committee Summary Results
4. Link to Request for Proposal for the Parks & Open Spaces Master Plan
5. Link to the top-ranked Services Proposal (Design Workshop)
6. Link to the second-ranked Services Proposal (SCJ Alliance)
7. Link to the third-ranked Services Proposal (DHM Design)
RESOLUTION 27-25
APPROVING A PROFESSIONAL SERVICES CONTRACT WITH DESIGN
WORKSHOP FOR THE 2045 PARKS & OPEN SPACES MASTER PLAN
WHEREAS, the Town Board wishes to enter into a professional services
agreement referenced in the title of this resolution for the services to create a
comprehensive 2045 Park & Open Spaces Master Plan for the Town of Estes Park.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF TRUSTEES OF
THE TOWN OF ESTES PARK, COLORADO:
The Board approves, and authorizes the Mayor to sign, the professional services
contract referenced in the title of this resolution in substantially the form now before the
Board. The maximum expenditure amount is $150,000 for this project.
DATED this day of , 2025.
TOWN OF ESTES PARK
Mayor
ATTEST:
Town Clerk
APPROVED AS TO FORM:
Town Attorney
ATTACHMENT 1
ATTACHMENT 2
SELECTION CRITERIA
Maximum
Point
Value Berry-Dunn Confluence
Design
Workshop
DHM
Design HR Green
SCJ
Alliance
Scope Understanding and Proposed Approach: Approach is
clear and concise and addresses this specific project. Understanding
of the project location, need, opportunities and challenges in
producing design and engineering plans, specs, and estimates for
construction. Completeness of approach to perform the Scope of
Work expected to be incurred under this project.
20 points 14.8 17 18.4 17.2 17 19.4
Qualifications of Project Staff: Project staff background,
education, and experience on similar projects. Qualifications and
experience of the Consultant in community-informed design, design
phases, bidding, and construction management assistance.
20 points 18.8 17.8 19.2 19 18.2 19
Experience and Client References for Similar Projects:
Performance on time, within budget and scope; similar to this project
in size and scope. Management qualifications and company
capability. Qualifications of the firm in terms of its ability, experience,
and reliability in performing and managing work within a schedule
and budget. References should be provided for at least three (3)
recent clients for whom the firm has performed services similar to
the work outlined in the Scope of Services.
20 points 15.2 17 18.2 18.2 17 19.2
Fee Proposal/Value of Services 20 points 20 20 18 16 6.6 12.6
Adequacy of the Proposal: Completeness and thoroughness of the
proposal. Responsive to the RFP.10 points 9 9 10 9.2 8.4 9.8
Availability and Schedule: Availability to perform the project upon
Notice to Proceed (if selected) and to complete the work in a timely
(reasonable) manner.
10 points 9.2 6.4 6.8 9.8 9.2 10
Total Points 100 points 87 87.2 90.6 89.4 76.4 90
Rankings after Selections Committee Discussion 542361
Point Differential between next higher score (position gap) 0.2 2.2 -0.6 1.2 10.6 0
Point Differential from highest score (lead gap) 3.0 2.8 -0.6 0.6 13.6 0
Project
Duration
Fee
Proposal
40-52 weeks $149,641
52 weeks $150,000
52 weeks $150,000
40 weeks $149,768
45 weeks $215,000
40 weeks $168,272
Request for Proposal
Consultant Proposal Evaluation
Selections Committee Summary
Parks & Open Spaces Master Plan
SCJ Alliance
Berry-Dunn
Confluence
Design Workshop
DHM Design
HR Green
ATTACHMENT 3
Parks & Open Spaces Master Plan
SELECTION CRITERIA Maximum
Point Value Average
Scope Understanding and Proposed Approach:
Approach is clear and concise and addresses this specific
project. Understanding of the project location, need,
opportunities and challenges in producing design and
engineering plans, specs, and estimates for construction.
Completeness of approach to perform the Scope of Work
expected to be incurred under this project.
20 points 14.8
Qualifications of Project Staff: Project staff background,
education, and experience on similar projects.
Qualifications and experience of the Consultant in
community-informed design, design phases, bidding, and
construction management assistance.
20 points 18.8
Experience and Client References for Similar Projects:
Performance on time, within budget and scope; similar to
this project in size and scope. Management qualifications
and company capability. Qualifications of the firm in terms
of its ability, experience, and reliability in performing and
managing work within a schedule and budget. References
should be provided for at least three (3) recent clients for
whom the firm has performed services similar to the work
outlined in the Scope of Services.
20 points 15.2
Fee Proposal/Value of Services 20 points 20
Adequacy of the Proposal: Completeness and
thoroughness of the proposal. Responsive to the RFP.10 points 9
Availability and Schedule: Availability to perform the
project upon Notice to Proceed (if selected) and to
complete the work in a timely (reasonable) manner.
10 points 9.2
Total Points 100 points 87
Berry-DunnConsultant Name:
Page 2
Parks & Open Spaces Master Plan
Notes/Comments:
Acknowledged existing master plans
Detailed breakdown of processes, milestones and deliveries
Bi-weekly status updates with town
Onsite meetings include: kick-off meeting/site visit; community engagement forum; public workshop; a 2nd open house after Action
Plan; Review of draft master plan and presentation of final version master plan
Deliverables include: visitation assessment, demographic report, benchmark assessment, level of service assessment, gap analysis,
engagement strategy, engagement feedback summary, needs assessment, action plan, draft and final master plans
Hybrid approach to community engagement involves website-specific for project, detailed paragraph in proposal for inclusion,
surveys, mapping tools, forums, idea walls. Detailed outline for an action plan
40-52 week duration; 40 weeks should be Town target
Very detailed approach to project, community engagement and deliverables. "anticipates obstacles to community participation" and
plans to overcome. Proposal has a collaborative feel with consultant team and Town staff. Visitation assessments utilize AI software
51 yrs experience; PM has 25 yrs and was employee at EVPRD. Experiences with local govt
Plan to use 1 add'l subconsultant.
40 projects in CO. 14 employees reside in Estes Park. Based in Maine. Active participant in NRPA
Proposal $149,641, budget $150,000
40 weeks (April '25 - Jan '26)
Project approach/plan was well thought out.
Build an interactive website for community input, community thoughts/input were well maintained throughout.
Not much mentioned in the way of updating staffing/funding needs or challenges foreseen, this may come as the scope is figured out.
Staff have worked as Parks/Public Works staff before.
Proposed project manager was the Community Center Operations manager here in Estes.
Subconsultant Rvi to help with data collection of spaces and physical conditions assessment.
Over 40 relevant projects in CO, 14 employees who reside locally (CO).
Three experiences/references listed (performance on these projects is unknown)
Canton, MI The Summit Rec Center - Not as relatable to what we are looking for
Valdez, AK Parks and Rec Master Plan - Vague, no mention of years this plan was slated for, does touch on components we are
interested in.
Golden, CO Parks and Rec Master Plan - 10yr vision and built upon open space master plan, relatable to what we are looking for.
Well thought out proposal, lacking in some detail.
Timeline 10-12 months (start date not specified). State they can expedite or elongate the process if needed
Consultant Name: Berry-Dunn
Page 3
Parks & Open Spaces Master Plan
Frankly I was not entirely comfortable with the large corporate, conglomerate, multi-faceted, make-up of the company. The Rvi sub-
contractor seemed capable enough but I worry a little about the chain of communication and the understanding of the unique needs
of a small mountain community for parks, trails and open space.
I spoke with Chad Meinet, the Parks Department Manager in Golden, CO who is currently working with Berry Dunn on an review and
update of their parks master plan and a separate open space plan. He felt Teresa Jackson was "good to work with" but said most of
his communication was with Berry Dunn. Most of his answers to my questions were short and somewhat vague so I didn't come
away with much of value.
The examples of previous projects provided (Michigan, Alaska and Golden, CO) were not very enlightening to me and the long list of
clients was impressive but not too helpful.
Found nothing that set this proposal apart from most of the other.
Missing staffing, space and equipment levels for future needs.
Project lead has worked and lived in Estes.
27 Colorado clients.
Comes in on budget
10- 12 months
The "Project Understanding" portion sounds like a poorly written mad-lib exercise or written by AI.
Our local community is made of a large hispanic population, how do you incorporate the diverse needs of various populations in
your plan?
Consultant Name: Berry-Dunn
Page 4
Parks & Open Spaces Master Plan
SELECTION CRITERIA Maximum
Point Value Average
Scope Understanding and Proposed Approach:
Approach is clear and concise and addresses this specific
project. Understanding of the project location, need,
opportunities and challenges in producing design and
engineering plans, specs, and estimates for construction.
Completeness of approach to perform the Scope of Work
expected to be incurred under this project.
20 points 17
Qualifications of Project Staff: Project staff background,
education, and experience on similar projects.
Qualifications and experience of the Consultant in
community-informed design, design phases, bidding, and
construction management assistance.
20 points 17.8
Experience and Client References for Similar Projects:
Performance on time, within budget and scope; similar to
this project in size and scope. Management qualifications
and company capability. Qualifications of the firm in terms
of its ability, experience, and reliability in performing and
managing work within a schedule and budget. References
should be provided for at least three (3) recent clients for
whom the firm has performed services similar to the work
outlined in the Scope of Services.
20 points 17
Fee Proposal/Value of Services 20 points 20
Adequacy of the Proposal: Completeness and
thoroughness of the proposal. Responsive to the RFP.10 points 9
Availability and Schedule: Availability to perform the
project upon Notice to Proceed (if selected) and to
complete the work in a timely (reasonable) manner.
10 points 6.4
Total Points 100 points 87.2
Consultant Name: Confluence
Page 5
Parks & Open Spaces Master Plan
Notes/Comments:
Acknowledged existing master plans
Data collection tools to include GIS, previous master plans
Deliverables include: asset management plan, inventory and analysis of existing physical conditions, needs assessment, operations
and maintenance assessment, prioritization analysis.
Community outreach uses 'Social Pinpoint', project-specific website, virtual town halls, breakout sessions, surveys, concept mapping.
Overall, proposal seems very generic, without a lot of details of how the Town's project will handled.
On-site meetings include: project kick-off, site visit, public open house (2), focus group (2), draft master plan, final master plan
Project status meetings every 3 weeks
Summarized project objectives described in RFP. Detailed outline on needs assessment and service analysis improvement. Will
provide CIP priorities including strategies and costs.
In the absence of human activity, even a beautiful space can be a failed space
Ability to add additional subconsultants if scope of work changes. No subconsultants used. Staff qualifications who very little details of
community engagement.
25 yrs experience. Based in CO. Currently working on Stanley Hotel. Has experience working in mountain resort towns. Not all
references had a similar scope to the Town's project.
Proposal $150,000, budget $150,000
Not a lot of detail about the approach to the preliminary assessments. There are a lot of generalizations about community outreach,
but no details about the approach. Proposal was disjointed between pgs5-9.
52 week duration; 40 weeks should be Town target (April '25 - April '26)
Understands there will be constraints that will serve as the basis for the plan (staffing & maintenance).
Like their outreach tools described, community input held throughout, want to use online platform 'Social Pinpoint' for community input
Briefly touched on water conservation, ecology, and habitat preservation
Clear description of project objectives, meet with team at least every three weeks.
Clear plan for needs analysis and prioritizing work.
Have worked on many projects in CO, several in Estes Park
Three references (performance on these projects is unknown) and seven listed experiences with details.
Staunton State Park (Pine, CO) - Large scale state park (6M cost)
Boulder Reservoir South Shore (Boulder, CO) - Visitor center and water recreation area.
Downtown River Greenway (Sioux Fall, SD) - Enhanced rec and entertainment opportunities in downtown area.
Arkansas River Levee (Pueblo, CO) - increase community focus on active river recreation & economic development.
Cedar Rapids Greenway Parks (Cedar Rapids, IA) - Renewal of neighborhoods and new riverfront greenway after major flood.
Consultant Name: Confluence
Page 6
Parks & Open Spaces Master Plan
Parks Master Plans (Minneapolis, MN) - Very large project (600K) extensive community and stakeholder collaboration.
Edina Parks and Trails Master Plan (Edina, MN) - prioritized improvements and created 20 year clear vision, accessibility
considered.
Clear, concise, detailed proposal with many listed experiences that are applicable to our project.
ability to start immediately. Can provide feedback and staff deliverables in whatever order we need.
Brian Harding, Planner for Longmont selected Confluence 25 to do the Dakota Ridge Open space project (500 acres), in Longmont
because he was so pleased with the previous job Chad Herd did with him in Boulder.
I wasn't sure on pg. 8 of the proposal when they stated that "It is assumed that Town Staff will lead most outreach efforts." They would
only provide handouts, create drawings, etc. I didn't get a good vibe on the importance they are putting on face-to-face
communication with various constituencies. I did speak with Brian Harding, who worked with Chad Herd on a Boulder
Noted completed plans by name. Well thought out Prioritization and Recommendations.
Multiple Park Master Plans including 2 plans in Estes Park.
In Budget
Multiple RFP references.
Extends into March 2026
More focused on developed parks rather than open space.
I really appreciate the graphics and how they visually demonstrated what they have to offer.
completed plan proposed March 2026
Our local community is made of a large hispanic population and a wide range of ages/physical abilities, how do you incorporate
the diverse needs of various populations in your plan?
How do you include that in your design?
Consultant Name: Confluence
Page 7
Parks & Open Spaces Master Plan
SELECTION CRITERIA Maximum
Point Value Average
Scope Understanding and Proposed Approach:
Approach is clear and concise and addresses this specific
project. Understanding of the project location, need,
opportunities and challenges in producing design and
engineering plans, specs, and estimates for construction.
Completeness of approach to perform the Scope of Work
expected to be incurred under this project.
20 points 18.4
Qualifications of Project Staff: Project staff background,
education, and experience on similar projects.
Qualifications and experience of the Consultant in
community-informed design, design phases, bidding, and
construction management assistance.
20 points 19.2
Experience and Client References for Similar Projects:
Performance on time, within budget and scope; similar to
this project in size and scope. Management qualifications
and company capability. Qualifications of the firm in terms
of its ability, experience, and reliability in performing and
managing work within a schedule and budget. References
should be provided for at least three (3) recent clients for
whom the firm has performed services similar to the work
outlined in the Scope of Services.
20 points 18.2
Fee Proposal/Value of Services 20 points 18
Adequacy of the Proposal: Completeness and
thoroughness of the proposal. Responsive to the RFP.10 points 10
Availability and Schedule: Availability to perform the
project upon Notice to Proceed (if selected) and to
complete the work in a timely (reasonable) manner.
10 points 6.8
Total Points 100 points 90.6
Consultant Name: Design Workshop
Page 8
Parks & Open Spaces Master Plan
Notes/Comments:
Strong emphasis on community engagement
good visual example of where to prioritize funding
data driven performance metrics
proposed monthly project status updates
proposal listed areas where 'additional services may be required
Meeting include: kick-off, site visits, focus groups (6), community workshop, youth engagement event, public workshop, TB study
session, TB meting (1 in-person, 1 virtual)
Deliverables include: inventory and conditions assessment, usage patterns/demographic analysis, trends, project management plan,
community engagement plan, needs assessment, draft and final master plan
Through, detailed breakdown of key phases. Strong emphasis on community engagement. Multiple in-person focus group and
workshops
Principal-in-charge has experience in 30+ similar projects and 50+ awards. Project manger has over 20 years exp.
Experience within Estes park - Town's Unified Development Code, EVPRD Stanley Park Master Plan. Experience in CO
mountain communities. 50+ yrs of experience.
130+ awards, 75 community engagement awards
Proposal $150,000, budget $150,000
52 week duration; 40 weeks should be Town target (April '25 - April '26)
Understands project scope, striking a balance between increased tourism and local mountain lifestyle community. Well thought out
plan and timeline, will do regular check ins/monthly status reports
Tailored community engagement plan to overcome barriers, like that they mention a youth specific engagement session, will use a
variety of in-person and virtual engagement sessions.
Have worked in Estes before - Stanley Park Master Plan
Have been very successful with community engagement (75 community engagement awards)
Have an ecological focus. Have worked on many projects in CO
Four references and seven experiences listed
Cheyenne Park and Rec Plan (Cheyenne, WY) - build and foster community through people/parks/events/programs, sustainability
and accessibility is a key focus.
Nevada County Rec & Resiliency Plant (Nevada County, CA) - Identify outdoor rec needs, integrates strategies to reduce risk of
natural disasters, facilitates healthy lifestyles
Historic Parks Master Plan (Colorado Springs - CO) - Revitalize old parks with community input.
Boulder Parks and Rec Master Plan (Boulder - CO) - Updated existing plan to accommodate growing/diverse population.
Consultant Name: Design Workshop
Page 9
Parks & Open Spaces Master Plan
Lehi Parks and Rec Plan (Lehi, UT) - emphasizes inclusivity and sustainable design for rapidly growing population with community
driven insights
Issaquah Park system Update (Issaquah WA) - Improving/adapting existing parks to a rapidly growing population in an area
constrained by limited land, connecting parks/public spaces to natural areas.
South Suburban Parks Rec & Parks Master Plan (Douglas, Jefferson, Arapahoe counties, CO) - Achieved CAPRA accreditation to
secure more funding, provide direction to improve operations and services.
Clear and concise proposal, many listed experiences that relate to current scope, has worked in Estes before.
Very similar to most of the other proposals. Nothing stood out to me that would make their proposal stand out.
Have not been able to speak to anyone in Cheyenne for a reference yet.
Found their several references to fee allowance being too low to being able to do the job with in the proposed fee to be confusing.
Did not find anything in their proposal that would elevate above most of the others.
Data Collection, Good project approach
Great qualifications.
Stanley Park Master Plan plus many other smaller mountain communities.
On Budget
Need 10 to 12 months
Previous work with EVRPD, currently working on the Development Code re-write
Small team
completed plan proposed April 2026**after meeting and discussing, timeline isn't as important to the final score
Our local community is made of a large hispanic population and a wide range of ages/physical abilities, how do you incorporate
the diverse needs of various populations in your plan?
How do you include that in your design?
Consultant Name: Design Workshop
Page 10
Parks & Open Spaces Master Plan
SELECTION CRITERIA Maximum
Point Value Average
Scope Understanding and Proposed Approach:
Approach is clear and concise and addresses this specific
project. Understanding of the project location, need,
opportunities and challenges in producing design and
engineering plans, specs, and estimates for construction.
Completeness of approach to perform the Scope of Work
expected to be incurred under this project.
20 points 17.2
Qualifications of Project Staff: Project staff background,
education, and experience on similar projects.
Qualifications and experience of the Consultant in
community-informed design, design phases, bidding, and
construction management assistance.
20 points 19
Experience and Client References for Similar Projects:
Performance on time, within budget and scope; similar to
this project in size and scope. Management qualifications
and company capability. Qualifications of the firm in terms
of its ability, experience, and reliability in performing and
managing work within a schedule and budget. References
should be provided for at least three (3) recent clients for
whom the firm has performed services similar to the work
outlined in the Scope of Services.
20 points 18.2
Fee Proposal/Value of Services 20 points 16
Adequacy of the Proposal: Completeness and
thoroughness of the proposal. Responsive to the RFP.10 points 9.2
Availability and Schedule: Availability to perform the
project upon Notice to Proceed (if selected) and to
complete the work in a timely (reasonable) manner.
10 points 9.8
Total Points 100 points 89.4
Consultant Name: DHM Design
Page 11
Parks & Open Spaces Master Plan
Notes/Comments:
Will provided wildfire risk data and mapping
Proposal had multiple references to add'l services, increased scope of work, or add'l costs
Deliverables include: existing physical conditions assessment, environmental analysis, demographic and community usage, community
engagement plan, on-line survey/questionnaires, website (to be maintained, managed and updated by Town?), summary reports
from community engagement, needs analysis, and draft/final reports
Meetings to include: kick-off, physical conditions assessment, public meetings / open houses 92), focus groups (2), TBSS, TB meeting
Proposed project status updates meetings every 2 weeks
Detailed inventory assessment process, very detailed and comprehensive project approach. Summarized understanding of RFP and
scope of work. Strong emphasis on community engagement
based in Denver. Use of 3 subconsultants (cost estimation, community engagement, market research and analysis)
50yrs in business. Principal-in-Charge has over 20 yrs experience. Extensive projects in CO mountain towns and RMNP
$149,768 (budget of $150,000)
40 weeks (April '25 - Jan '26)
Project understanding description is quite short.
They will utilize additional subconsultants for cost estimation (Axias), community engagement (Celia Herrera), and market analysis
(Ballard*King). Inventory assessment includes conservation/ecology and wildfire risk assessments, along with accessibility.
Assumes Town will be in charge of disseminating information, surveys, providing updates via the Town website or social media, or
utilize google forms or survey monkey.
Needs analysis is listed under phase 3, but I think should come sooner than that.
Bi-weekly meetings with staff.
Have worked on several projects in CO, and have worked on projects in RMNP as well as doing the baseline biological reporting for
the Thumb Open Space.
Three references also utilized as experiences
Bear Creek Lake Park Master Plan (Lakewood,CO) - campground improvements/expansion, conservation/enhancement of open
space, multi-use trails, water-based rec activities.
Parks, Open Space, Trails, Campgrounds Master Plan (Winter Park, CO) - Suited to a mountain town known for seasonal activities
Westminster Courthouse (Westminster, CO) - Connectivity, functionality, and sustainable integration of surrounding landscape.
$150,000 with an included list of additional work they believe will be greater than the budgeted amount but additional amount is not
included.
Proposal was okay.
Timeline of starting in April and finishing by January 2026
Consultant Name: DHM Design
Page 12
Parks & Open Spaces Master Plan
Overall there was not much of anything unique in this proposal that wasn't found in most of the other proposals.
Comparable to the other proposals.
The Baseline Biological Report done by Melissa Belmar was only one piece of what might be done in the Master Plan study. I'm not
sure how much weight to give it . The design team as a whole certainly has done a number of projects within Colorado and that is
noteworthy.
On page 8 of the proposal it states "We have identified a scope of work within the identified budget of $150,000 and included a list of
additional work we believe is greater than the budgeted amount. I did not find that list in the information I was given.
Good Phasing
Thumb Project
Winter Park, Bear Creek
Winter Park, Rocky
Doesn't include (pg 8) total $149,768
Very detailed
completed plan proposed january 2026
Our local community is made of a large hispanic population and a wide range of ages/physical abilities, how do you incorporate
the diverse needs of various populations in your plan?
How do you include that in your design?
Consultant Name: DHM Design
Page 13
Parks & Open Spaces Master Plan
SELECTION CRITERIA Maximum
Point Value Average
Scope Understanding and Proposed Approach:
Approach is clear and concise and addresses this specific
project. Understanding of the project location, need,
opportunities and challenges in producing design and
engineering plans, specs, and estimates for construction.
Completeness of approach to perform the Scope of Work
expected to be incurred under this project.
20 points 17
Qualifications of Project Staff: Project staff background,
education, and experience on similar projects.
Qualifications and experience of the Consultant in
community-informed design, design phases, bidding, and
construction management assistance.
20 points 18.2
Experience and Client References for Similar Projects:
Performance on time, within budget and scope; similar to
this project in size and scope. Management qualifications
and company capability. Qualifications of the firm in terms
of its ability, experience, and reliability in performing and
managing work within a schedule and budget. References
should be provided for at least three (3) recent clients for
whom the firm has performed services similar to the work
outlined in the Scope of Services.
20 points 17
Fee Proposal/Value of Services 20 points 6.6
Adequacy of the Proposal: Completeness and
thoroughness of the proposal. Responsive to the RFP.10 points 8.4
Availability and Schedule: Availability to perform the
project upon Notice to Proceed (if selected) and to
complete the work in a timely (reasonable) manner.
10 points 9.2
Total Points 100 points 76.4
Consultant Name: HR Green
Page 14
Parks & Open Spaces Master Plan
Notes/Comments:
Used actual picture of Estes park on cover page
Include in proposal to help review current programs: noxious weeds, downtown annual floral, street trees maintenance, snow removal
Community engagement mentions digital media, survey, 'meting people where they are', use existing public events "take a survey, pet
a goat"
Deliverables include: inventory assessment, SWOT report, findings/recommendations from phase 1, AIO mapping, draft and
final plan review
Meetings include: focus groups (2), public workshop/survey, open house, kick-off meeting, TB (2)
includes project status update meeting every 2 weeks
Phase 1 includes - data collection, existing conditions, GIS mapping, demographics analysis, city/town comparisons, level of service
analysis
Phase 2 includes - scenario planning, prioritization/phasing, cost estimations, maintenance and operations assessment, strategic
blueprint
Phase 3 includes - phased implementation plan
Detailed explanation of each phase/task. Summarized scope and phases and proposed a 'reorientation of phases' into 3 instead of 4
Use of 2 subconsultants (landscape architecture and community engagement)
110 years of exp. Top 500 design firm. Based on CO, multiple CO projects.
$215,000 (budget $150,000).Provided a detailed explanation of why fees exceeded budget
Little discussion/details of what community engagement would look like for this project, no specifics or what would be discussed or
outcomes.
45 week duration (April '25 - Jan '26); 40 weeks should be Town target
Understanding of scope was brief.
Will utilize other contractors, THK for landscape architecture and CDR for community engagement.
Would look at other comparable communities to identify gaps or surplus and create benchmarks
Analyze level of service of parks/open spaces
Want to also review and provide strategies for existing weed program, flower program, street trees and snow removal.
Will have bi-weekly meetings and a variety of community engagement tools.
Large company that has been around for a long time
Has worked on dozens of projects in CO.
Have experience working with CDOT and administering federal funds to help with design/construction of ADA trails.
Seven references and three experiences listed.
Thornton Parks Comprehensive plan (Thorton,CO) - increase economic growth and establish a more transparent and equitable
Consultant Name: HR Green
Page 15
Parks & Open Spaces Master Plan
organization for the public.
Comprehensive & Master plant (Clear Creek County) - very large scale project including land use, remote area access,
transportation, gaming area, river access, trails/open space/recreation, wildlife protection.
Austin Bluffs Master plan (Colorado Springs, CO) - preservation and protection of natural and cultural resources in one of the
fastest growing cities in CO.
Very well thought out and clear proposal. Mention the broad scope and short timeframe will increase price beyond 150,000.
Would start in April and finish in January 2026.
I found nothing in their proposal that set it apart from most of the other proposals.
I haven't been able to contact Paul Burkholder, Special Projects Administrator for Thornton, CO to get any reference information from
him.
In one place in the proposal they state they need 3-3.5 months to complete the project than the proposed budget allows then in
another places states they will ". . . Achieve your desired final deliverables on time, within budget, and exceeding your
expectations."
Great experience
Good local projects
Mostly experience in more urban areas and midwest
$215,000
Appreciate the graphic on pg 4
Jan-26
Our local community is made of a large hispanic population and a wide range of ages/physical abilities, how do you incorporate
the diverse needs of various populations in your plan?
How do you include that in your design?
Consultant Name: HR Green
Page 16
Parks & Open Spaces Master Plan
SELECTION CRITERIA Maximum
Point Value Average
Scope Understanding and Proposed Approach:
Approach is clear and concise and addresses this specific
project. Understanding of the project location, need,
opportunities and challenges in producing design and
engineering plans, specs, and estimates for construction.
Completeness of approach to perform the Scope of Work
expected to be incurred under this project.
20 points 19.4
Qualifications of Project Staff: Project staff background,
education, and experience on similar projects.
Qualifications and experience of the Consultant in
community-informed design, design phases, bidding, and
construction management assistance.
20 points 19
Experience and Client References for Similar Projects:
Performance on time, within budget and scope; similar to
this project in size and scope. Management qualifications
and company capability. Qualifications of the firm in terms
of its ability, experience, and reliability in performing and
managing work within a schedule and budget. References
should be provided for at least three (3) recent clients for
whom the firm has performed services similar to the work
outlined in the Scope of Services.
20 points 19.2
Fee Proposal/Value of Services 20 points 12.6
Adequacy of the Proposal: Completeness and
thoroughness of the proposal. Responsive to the RFP.10 points 9.8
Availability and Schedule: Availability to perform the
project upon Notice to Proceed (if selected) and to
complete the work in a timely (reasonable) manner.
10 points 10
Total Points 100 points 90
Consultant Name: SCJ Alliance
Page 17
Parks & Open Spaces Master Plan
Notes/Comments:
Project will have a 5-phased approach: 1) planning, goal, objectives, 2) inventory assessment, 3) community engagement, 4) needs
analysis, 5) visual planning
Principles of community engagement: 1) empowering proactive change, 2) data-driven decisions, 3) connecting the dots, 4) making
it last
Community engagement 'meet people where they are' - pop-up events, trail heads, festivals, town halls, surveys
Project status meetings every 2 weeks
plan will assess and design with fire mitigation strategies
Detailed and descriptive 5-phase approach. 4 principles of community engagement. Will also include a priority/phased approach with
financial considerations.
2 subconsultants (ecology/sustainability and community engagement). Based in Crested Butte. Familiar with mountain town/getaway
destinations projects.
Principal-in-charge has 25 yrs exp; Project manager has 10 yrs.
Currently working with EPHA on Fish Hatchery Housing project. Has multiple CO projects of similar scope.
$168,272.20 (budget of $150,000)
40 weeks (April '25 - Jan '26)
Excellent project understanding paragraph noting unique challenges that face our town
Solid community outreach plan that has many avenues for engagement. Like that they want to approach this in a playful and inclusive
way, as well as going to already planned events in town to make it easier for people to provide input.
Vision and Planning phase is strong, bringing together sustainable structures that will integrate with our environment, considers wildfire
mitigation and fire resistant materials/plants, native plantings, permeable surfaces to aid in stormwater runoff, and low-impact
building techniques.
Environmental sensitivity is a guiding principle.
Will be utilizing sub-consultants, Catamount Studio (community design and engagement), and Biohabitats (ecological consultation).
Currently working on Fish Hatchery Affordable Housing project with the Town and Housing Authority, so they have familiarity with Estes
along with other projects in CO.
5 references and 8 experiences listed.
Clear and concise proposal with great information and a clear plan forward.
Start in April and end Jan. 2026
I really liked a lot about this proposal and the fact that the firm is currently working on another project in Estes Park. I spoke with
Alexandra Cramer, the city planner for Elizabeth, CO where SCJ is currently working on a similar plan. Alexandra gave high marks
for their community engagement, and communication skills.
Consultant Name: SCJ Alliance
Page 18
Parks & Open Spaces Master Plan
All of the firms responding received high marks for the qualifications of their staff members. I both Alexandra and with Brian Harding,
Parks Planner for Longmont, CO who had personal knowledge working with Jena Biondolilo that SCJ is recommending for Project
Manager here and they both gave her very high marks for her communication and management skills.
I spoke with both Alexandra in Elizabeth, CO and with Brian Harding, currently the Planner for Longmont, CO but who was formerly the
Planner for Boulder, CO where SCJ did a project at the Boulder Reservoir. He gave Jena Biondolilo who is the proposed Project
Manager on our project high remarks for her work there.
I was a little surprised to see SCJ's bid price come in over the proposed budget amount given the fact that some of the information they
are acquiring in the Fish Hatchery Workforce Housing project should be very useful in this planning project. I would be interested to
hear why they feel the higher fee is necessary if they make the cut and move on to the interview phase.
The RFP was so detailed and well written I felt all the 6 firms responses were equally complete, thorough in their responses.
Based on the feedback I received from both Brian and Alexandra, I consider SCJ my top choice. Communication between the project
team and the town's rep. throughout the project is critical. The firm's community engagement approach and results are also
critical to a positive outcome. As I reviewed all the proposals it is in this area where I found substantive differences. The SCJ
proposal also got high marks from me for their understanding of the special considerations a mountain town within a wildlands-
urban interface must be given when considering landscape design and plant selection.
I think they would have a great understanding of our public outreach needs.
Fish Hatchery Workforce Housing. Hoped for a parks master plan.
$18,000 over
Margaret Loperfido and Jena Biondolilo currently on the Fish Hatchery Development team
Subconsultants
Out of Crested Butte and demonstrates an understanding of our local needs as a gateway community
*Completed plan proposed January 2026
Our local community is made of a large hispanic population and a wide range of ages/physical abilities, how do you incorporate
the diverse needs of various populations in your plan?
How do you include that in your design?
Consultant Name: SCJ Alliance
Page 19
TOWN CLERK’S OFFICE Memo
To: Honorable Mayor Hall
Board of Trustees
Through: Town Administrator Machalek
From: Jackie Williamson, Town Clerk
Date: April 8, 2025
RE: Interview Committees for the Estes Park Board of Adjustment, Estes Park
Planning Commission, Estes Park Housing Authority Board of
Commissioners and the Transportation Advisory Board
(Mark all that apply)
PUBLIC HEARING ORDINANCE LAND USE
CONTRACT/AGREEMENT RESOLUTION OTHER Committee
QUASI-JUDICIAL YES NO
Objective:
To appoint Town Board members to the interview committees for vacancies on a
number of Boards and Commissions.
Present Situation:
The Estes Park Board of Adjustment consists of three (3) members and currently has
one (1) opening with the expiration of Joe Holtzman’s term on March 31, 2025. Terms
on this board are for three (3) years.
The Estes Park Planning Commission consists of five (5) members and currently has
one (1) opening with the resignation of Jeff Robbins. The current opening would
complete the term which ends March 31, 2026.
The Estes Park Housing Authority has one (1) opening with the term of Eric Blackhurst
expiring on April 30, 2025. Terms on the Authority’s board are for five (5) year terms.
The Transportation Advisory Board has three (3) opening with Linda Hanick and Joan
Hooper’s terms expiring on March 31, 2025. The bylaws for the board state the
membership consists of up to nine (9) members. The board currently has eight (8)
members, therefore, there is an open position on the board. All positions would have a
three (3) year term expiring on March 31, 2028.
All positions have been advertised with applications due by April 17, 2025. Interviews
would take place for each board and committee depending on the schedules of the
interview committees.
Proposal:
Policy 101 Section 6 states all applicants for Town board/committees are to be
interviewed by the Town Board, or its designee. Any designee will be appointed by the
Town Board. Therefore, two members of the Board would interview all interested
applicants for the board/commission positions.
Advantages:
To move the process forward and allow interviews to be conducted of interested
applicants following the closing of the posted positions.
Disadvantages:
None.
Action Recommended:
To appoint two Town Board members to the interview committees to consist of the
liaison for each board/commission and one other Board member.
Finance/Resource Impact:
None.
Level of Public Interest
Low.
Sample Motion:
I move to approve/deny the appointment of Trustees Brown and ___________ to the
Estes Park Board of Adjustment interview committee.
I move to approve/deny the appointment of Trustees Lancaster and ___________ to
the Estes Park Planning Commission interview committee.
I move to approve/deny the appointment of Trustees Brown and ___________ to the
Estes Park Housing Authority Board of Commissioners interview committee.
I move to approve/deny the appointment of Trustees Igel and ___________ to the
Transportation Advisory Board interview committee.
Attachments:
None.
COMMUNITY DEVELOPMENT Report
To: Honorable Mayor Hall
Board of Trustees
Through: Town Administrator Machalek
From: Steve Careccia, Community Development Director
Date: April 8, 2025
RE: Estes Park Development Code Amendment to allow Indoor Carousels as
a Permitted Accessory Use in the Commercial Downtown (CD) Zoning
District
Objective:
Acquaint the Town Board with a proposed text amendment to allow indoor carousels as
an accessory use within the Commercial Downtown (CD) zoning district.
Present Situation:
The Development Code establishes the uses of land permitted in each zoning district.
Uses can be permitted by right, by special review or conditional use permit, as an
accessory use to a principal use, or be designated as a use not allowed. By-right uses
are permitted without any further zoning review while both special review uses and
conditional uses require additional review and adherence to specific criteria. Accessory
uses must be clearly incidental and customarily found in connection with a by-right,
principal use occurring on the property. An accessory use must also occur on the same
lot as the principal use, with unity of ownership between the uses.
The Town has received a proposal to place an indoor carousel on property within the
CD zoning district (133 West Elkhorn Avenue). The proposed carousel would be part of
a larger, adjacent development that includes a chocolate factory and other
food/beverage type uses. However, only limited indoor commercial recreation
establishments are permitted by right within the CD zoning district. The Development
Code further defines what specifically constitutes a limited recreation establishment as
indoor movie theaters and theatrical space for dramatic, musical or live performances;
indoor billiards, pool and other table games. The absence of a carousel or other similar
use from the preceding list should be noted. There was also a request for the Town to
consider the indoor carousel as an allowed accessory use in the CD zoning district.
However, given the specific and limiting language within the Development Code
regarding recreational and entertainment uses in the CD zoning district, staff
determined that such a use could not be considered by right or accessory. Rather, more
intensive recreation and entertainment uses are intended in the Town’s other zoning
districts, especially the Outlying Commercial (C-O) zoning district.
Since a carousel is neither an allowed use by right nor an accessory use within the CD
zoning district, the Town Board directed staff to draft a narrowly focused text
amendment to specifically allow indoor carousels as an accessory use within the CD
zoning district.
Proposal:
As directed by the Town Board, a text amendment to allow an indoor carousel as an
accessory use in the CD zoning district is proposed with the following language
(underlined text additional):
Development Code Section 13.2(C)(12)(b)(1)
Limited Commercial Recreation or Entertainment Establishments, Indoor: Limited
to the following indoor entertainment establishments only: Indoor movie theaters
and theatrical space for dramatic, musical or live performances; indoor billiards,
pool and other table games; and carousels, but only as an accessory use to a
retail establishment or food/beverage sales and only in compliance with all
accessory use standards.
All land within the CD zoning district would be subject to the proposed change.
Advantages:
• The text amendment will provide clarity that an indoor carousel is an allowed
accessory use, pursuant to the Board’s direction.
Disadvantages:
• Stand-alone amendments to the Development Code, outside of the overall
comprehensive update, may pose logistical challenges for staff and the
consultant.
Action Recommended:
There is no action recommended at this time. Should the Town Board direct staff to
proceed with the text amendment, a public hearing is proposed for April 22, 2025, for
Board consideration and action.
Finance/Resource Impact:
There is no budgetary impact at this time.
Level of Public Interest
Staff has submitted a legal notice to the newspaper for the April 22nd public hearing and
will place relevant information on the Town’s website.
Attachments:
1. Development Code Section 13.2(C)(12) (Commercial Recreation or
Entertainment Establishments, Indoor)
Created: 2025-02-07 14:45:51 [EST]
(Supp. No. 23, Update 1)
Page 1 of 1
Estes Park Development Code
§ 13.2 Use Classifications/Specific Use Definitions and Examples
C.Use Classification/Specific Use Definitions and Examples. This Section sets forth
specific use classifications in alphabetical order. A general definition is typically
provided for each use classification, and in many instances examples are provided of
specific uses that fall within the broader use classification. When a specific use
example is provided, the example should satisfy both the broader classification's
general definition as well as the definition of the specific use, if provided. Finally, the
text may provide specific examples of uses that are not included in a particular use
classification (referred to in the text as "exceptions").
12.Commercial Recreation or Entertainment Establishments, Indoor.
a.General Definition: A building or part of a building devoted to providing
amusement, entertainment or recreation for a fee, including movie theaters
and theatrical space for dramatic, musical or live performances, indoor
pinball/video arcades, bowling alleys, health clubs, aerobic exercise studios
and including such activities as billiards and pool, other table games and
similar-scale amusements.
b.Examples: This use classification includes the following specific types of
uses:
(1)Limited Commercial Recreation or Entertainment Establishments,
Indoor: Limited to the following indoor entertainment establishments
only: Indoor movie theaters and theatrical space for dramatic, musical
or live performances; indoor billiards, pool and other table games.
c.Exceptions: This classification shall not include devices for amusement and
entertainment, such as jukeboxes, pool tables, coin-operated games, pinball
machines or television and radio where such devices are clearly incidental
and subordinate to the principal use of the premises.
ATTACHMENT 1
April 1, 2025
STANLEY CHOCOLATE FACTORY AND CAROUSEL
PROJECT
EXECUTIVE SUMMARY
PROJECT GOAL
THIS DEVELOPMENT WILL PROVIDE A COMPLETELY UNIQUE
ENTERTAINMENT EXPERIENCE TO ESTES PARK, ANCHOR THE WEST
ELKHORN RETAIL CORRIDOR, AND INITIATE THE REVITALIZATION OF
CLEAVE STREET.
PROJECT OBJECTIVE
▪STANLEY CHOCOLATE FACTORY
▪YEAR-ROUND, IMMERSIVE, AND EXPERIENTIAL ATTRACTION FOR
CHILDREN AGED 6 TO 13
▪DESTINATION DINING AND RETAIL EXPERIENCE FOR ADULTS
▪CAROUSEL AS AN ACCESSORY USE
▪PROVIDE THE MOST UNDERSERVED VISITORS OF THE ESTES
PARK AREA, CHILDREN AGED 4 TO 8, SOMETHING SPECIAL TO
ENJOY AND REMEMBER FOR THE REST OF THEIR LIVES—A
DELIGHTFUL RIDE ON AN AUTHENTIC 1908 VINTAGE CAROUSEL.
PROJECT DESCRIPTION
EXISTING BUILDING = 19,431 SQ FT
PROPOSED ADDITION = 4,680 SQUARE FEET
TOTAL PROJECT = 24,111
▪CAROUSEL FOOTPRINT= 1257 SQFT, WHICH IS 5.2% OF TOTAL
PROJECT
PUBLIC COMMENT RECEIVED BY 12:00 P.M. ON
2025-04-04
Page 2 of 3
CAROUSEL AS AN ASESSORY USE
▪ THE VINTAGE CAROUSEL SERVES AS AN ACCESSORY USE TO THE
TOTAL ENTERTAINMENT EXPERIENCE BY PROVIDING A
COMPLEMENTARY, FAMILY-FRIENDLY ATTRACTION FOR
YOUNGER VISITORS. ITS PRESENCE ENHANCES THE PRIMARY
RETAIL AND EXPERIENTIAL FOCUS OF THE CHOCOLATE
FACTORY, DRIVING TRAFFIC, INCREASING CUSTOMER
ENGAGEMENT, AND SUPPORTING THE OVERALL VIABILITY OF
THE PROJECT WITHOUT ALTERING THE CORE RETAIL
DESIGNATION OF THE DEVELOPMENT.
▪ THE CAROUSEL QUALIFIES AS AN ACCESSORY USE DUE TO ITS
LIMITED FOOTPRINT, OCCUPYING ONLY 5.2% OF THE TOTAL
SPACE IN THE ENTIRE CHOCOLATE FACTORY FACILITY. THIS
CLEARLY ILLUSTRATES ITS SUPPORTIVE ROLE AND ENSURES IT
REMAINS SECONDARY IN BOTH PHYSICAL SCALE AND
OPERATIONAL FOCUS, COMPLEMENTING RATHER THAN
COMPETING WITH THE PRINCIPAL USE.
O THE ACTUAL CAROUSEL OCCUPIES JUST 1,257 SQUARE FEET,
REPRESENTING ONLY 5.2% OF THE TOTAL 24,111 SQUARE FEET OF
THE CHOCOLATE FACTORY/CAROUSEL BUILDING. THIS MINIMAL
FOOTPRINT CLEARLY HIGHLIGHTS THE CAROUSEL'S SECONDARY AND
ACCESSORY ROLE WITHIN THE OVERALL DEVELOPMENT.
▪ SUCCESSFUL COMMERCIAL RETAIL PROJECTS SHOWCASE THE
EFFECTIVE USE OF CAROUSEL-TYPE FEATURES AS ATTRACTIVE
ACCESSORIES.
o Danbury Fair Mall, Danbury, Connecticut: This upscale shopping
center features a double-decker carousel located in its food court,
serving as a central attraction for visitors.
en.wikipedia.org+1en.wikipedia.org+1
o Woodbridge Center, Woodbridge, New Jersey: Within this
expansive mall, a carousel is situated near the JCPenney store.
Accompanied by a train ride and a children's play area, it offers
entertainment options that encourage families to spend more time at the
Page 3 of 3
mall.
heritageamusementrides.com+3en.wikipedia.org+3en.wikipedia.org+3
o North Point Mall, Alpharetta, Georgia: The food court of this mall
houses a carousel crafted by the Fabricon Carousel Company. Its hand-
painted fiberglass animals are modeled after those of a vintage Victorian
carousel from Coney Island, adding a nostalgic touch to the shopping
environment. en.wikipedia.org
o Palisades Center, West Nyack, New York: This mall previously
featured a historic 1907 carousel, which was later replaced by a modern
double-decker Venetian carousel. Located on the third floor near the
food court, it serves as a focal point for family-friendly entertainment
within the shopping complex. en.wikipedia.org
O South Coast Plaza, Costa Mesa, California: As one of the largest
shopping centers on the West Coast, South Coast Plaza includes
carousels placed in wide rest areas, enhancing the ambiance and
providing enjoyable experiences for visitors of all ages.
O Scheels Sporting Goods, Loveland, CO: Inside this facility is a Ferris
wheel CAROUSEL
MOA ARCHITECTURE11/06/23 OLD CHURCH SHOPS - CAROUSEL STUDY
CAROUSEL PERSPECTIVE
A-4157 W Elkhorn Ave, Estes Park, CO 80517
ENTRY LEVEL
99' -0"
LEVEL 2
104' -10"
ST
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40
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TO
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:
3
5
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8
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HE
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CAROUSEL WIDTH: 40'-0"
T.O. CAROUSEL STRUCTURE
145' -0"
MOA ARCHITECTURE11/06/23 OLD CHURCH SHOPS - CAROUSEL STUDY
ENLARGED SOUTH ELEVATION
A-3157 W Elkhorn Ave, Estes Park, CO 80517
1/8" = 1'-0"
ENLARGED SOUTH ELEVATION / BUILDING SECTION1