HomeMy WebLinkAboutPACKET Estes Park Planning Commission 2025-05-20This meeting will be streamed live and available on the Town YouTube page at www.estes.org/videos
ADVANCED PUBLIC COMMENT
Public Comment Form: Members of the public may provide written comments on a specific agenda item by
completing the Public Comment form found at https://dms.estes.org/forms/EPPCPublicComment. The form must
be submitted by 10:00 a.m. on the day of the meeting. All comments will be provided to the Commission for
consideration during the agenda item and added to the final packet.
__________________________________________________________________________
AGENDA
PLANNING COMMISSION – TOWN OF ESTES PARK
Town Hall Board Room
Tuesday, May 20, 2025
1:30 p.m.
INTRODUCTIONS
AGENDA APPROVAL
CONSENT AGENDA
1.Planning Commission minutes dated April 15, 2025
PUBLIC COMMENT
CONTINUED ITEMS
1. Rezone 685 Peak View Dr Planner Hornbeck
This item will be continued to June 17, 2025 (no Commission action required)
ACTION ITEMS
1.Code Amendment Vehicle-Based Accommodations Planner Washam
DISCUSSION ITEMS
1.Community Conversations Melissa Westover, Restorative Justice
2.Development Code Update
3.Future Meetings
ADJOURN
The Town of Estes Park will make reasonable accommodations for access to Town services, programs, and activities and
special communication arrangements for persons with disabilities. Please call (970) 577-4777. TDD available.
May 14, 2025
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Town of Estes Park, Larimer County, Colorado, April 15, 2025
Minutes of a Regular meeting of the ESTES PARK PLANNING COMMISSION of the
Town of Estes Park, Larimer County, Colorado. Meeting was held in said Town of Estes
Park on April 15, 2025.
Commission: Chair Charles Cooper, Vice Chair David Arterburn, Dick
Mulhern, Chris Pawson
Attending: Commissioners Cooper, Arterburn, Mulhern, Pawson,
Community Development Director Steve Careccia, Planner
Paul Hornbeck, Town Attorney Dan Kramer, Recording
Secretary Karin Swanlund
Absent: none
Chair Cooper called the meeting to order at 1:30 p.m. There were six people in the
audience.
INTRODUCTIONS
AGENDA APPROVAL
It was moved and seconded (Cooper/Mulhern) to approve the agenda. The motion
passed 4-0.
CONSENT AGENDA APPROVAL
It was moved and seconded (Arterburn/Mulhern) to approve the consent
agenda. The motion passed 4-0.
PUBLIC COMMENT: none
ACTION ITEMS:
1.Election of Officers
It was moved and seconded (Mulhern/Pawson) to appoint Charles Cooper as Chair
and David Arterburn as Vice Chair. The motion passed 4-0.
2.Rezone 685 Peak View Dr. Senior Planner Hornbeck
Request to continue the item to the May 20, 2025 Planning Commission meeting
It was moved and seconded (Arterburn/Mulhern) to approve the continuance
request. The motion passed 4-0.
DISCUSSION:
1.Design Workshop Consultants Development Code Update
Eric Krohngold and Phillip Supino reviewed the plan and cadence of the project
they have been hired to do. They asked that the Planning Commission be the
driving force/steering committee for the rewrite, requesting candid, direct
feedback.
Summary of presentation:
Process Discussion included key goals for the Code update. (see Commissioner
comments below)
The implementation of Housing, Natural Environment, Built Environment, and
Transportation, all subjects taken from the Comprehensive Plan action statements,
was also discussed.
Next steps: Meet with the Board of Trustees, organize code recommendations,
hold a community open house on June 25, and launch the project website.
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Planning Commission – April 15, 2025 – Page 2
Commissioner Comments/Questions:
Balance is key
Community Member input: how and where
Localize “Best Practices”
Ensure transparency of changes
Ensure consistency with Community Values
Differentiate aspirational vs. law
Wildlife buffers/migration- updated information needed
Revise land use definitions that do not match the Zoning District
Affordable Housing/Starter Home Zoning should be explored
Rezoning requirements and density issues need to be addressed
Changes in conditions need clarity
Design Standards should address quality development
Update drainage/landscape/lighting standards
Sidewalks/Paths to nowhere do not seem practical
Address building maintenance/blight/aesthetics
Fire mitigation
Development incentives for builders to develop what the Town wants
Housing terms: workforce, affordable, attainable, need clarity
Parking standards/incentives
2. Member Recruitment
Director Careccia reported that the open Commissioner position is being actively
recruited. He asked that current Commissioners spread the word.
3. Upcoming meetings
The May 20th meeting will have three action items: VBASE update, the Stanley
Park courts plan, and the Coyote Run rezone. A joint meeting with the Town Board
will be scheduled for early June.
There being no further business, Chair Cooper adjourned the meeting at 3:30 p.m.
_________________________________
Chuck Cooper, Chair
Karin Swanlund, Recording Secretary
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COMMUNITY DEVELOPMENT
To: Chair Cooper
Estes Park Planning Commission
Through: Steve Careccia, Community Development Director
From: Paul Hornbeck, Senior Planner
Date: May 14, 2025
Application: 685 Peak View Drive Rezoning
CMS Planning & Development, Inc., owner/ CMS Planning &
Development, Inc. & Habitat for Humanity of the St Vrain Valley,
applicants
PUBLIC HEARING ORDINANCE LAND USE
CONTRACT/AGREEMENT RESOLUTION OTHER______________
QUASI-JUDICIAL YES NO
This item is being continued to the June 17, 2025, meeting of the Planning Commission
due to a lack of quorum for the May 20, 2025, meeting. No action by the Commission is
required.
The item will be readvertised for the June 17th meeting in accordance with the Town’s
public notice requirements.
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Community Development Memo
To: Chair Cooper
Estes Park Planning Commission
Through: Steve Careccia, Community Development Director
From: Kara Washam, Planner II
Date: May 20, 2025
RE: Code Text Amendment of 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:
Conduct a public hearing to consider an amendment of the Estes Park Development
Code (EPDC) to remove the requirement for electric and water availability for the
Vehicle Based Accommodations for Seasonal Employees (VBASE) program, 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
(Attachment 1).
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
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Ordinance 06-24 (Attachment 2). 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.
On April 8, 2025, the Board voted to approve Ordinance 04-25 (Attachment 3) to extend
the pilot program for another year, to be automatically repealed effective April 30, 2026.
The Board directed Staff to consider removing the requirement for water and electric
connections for eligible vehicles in the pilot program. This suggestion stemmed from the
increase of self-contained vehicles and a concern that the connection requirements
contributed to a low number of applications in the program's first year.
Proposal:
Staff requests approval of the amendment to remove the availability of electric and
water as an eligibility requirement for the Vehicle Based Accommodations for Seasonal
Employees (VBASE) program pursuant to § 5.3.D.7. of the EPDC.
Advantages:
· Self-contained recreational vehicles could qualify for the VBASE program if the
requirement for electric and water connections is removed.
· Removing some of the more restrictive requirements could lead to a higher
number of program applicants.
· Removing these requirements is expected to have a relatively low impact on
Town infrastructure, utilities, and other services.
Disadvantages:
· Removing the requirement for electric connection on-site may result in increased
usage of generators, which the VBASE program prohibits.
Level of Public Interest
Low
Recommendation:
Staff recommends Planning Commission forward to Town Board a recommendation of
approval of the Code Text Amendment of § 5.3.D.7. of the Estes Park Development
Code subject to the following findings of fact:
1. The Estes Park Planning Commission is the Recommending Body for the Code Text
Amendment.
2. The Town of Estes Park Board of Trustees is the Decision-Making Body for the
Code Text Amendment.
Sample Motions for the Code Text Amendment:
1. I move to forward a recommendation of approval to the Town Board of Trustees
of the Code Text Amendment of § 5.3.D.7., to remove the requirement for electric
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and water availability for the Vehicle Based Accommodations for Seasonal
Employees (VBASE) program, in accordance with the findings of fact outlined in
the staff report.
2. I move to continue the Code Text Amendment application to the next regularly
scheduled meeting, finding that … [state reasons for continuing].
3. I move to forward a recommendation of denial to the Town Board of Trustees of
the Code Text Amendment application, finding that … [state reasons for
recommendation of denial].
Attachments
1. 5.3.D.7.c. Draft Amendment
2. Ordinance 06-24
3. Ordinance 04-25
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Created: 2025-02-07 14:45:49 [EST]
(Supp. No. 23, Update 1)
Page 1 of 3
§ 5.3 TEMPORARY USES AND STRUCTURES
…
D. Temporary Uses Allowed.
adjacent to, or in the vicinity of, the proposed location of the activity.
7. Vehicle-Based Accommodations for Seasonal Employees (VBASE).
a. …
b. …
c. Eligibility for Temporary Permit.
(1) Permit Required. An owner shall submit a completed permit application to the Town along
with payment of the permit application fee. The permit application shall include a drawing
showing the proposed location of the VBASE unit on the site to demonstrate conformance
with all applicable regulations.
(2) On-Site Employment Required. The qualified occupant must either be employed on the
same site as the owner's property or on another site owned by the owner or the owner's
affiliate.
(3) Location. The VBASE unit must be placed entirely on private property and meet all setback
requirements of the zoning district or any setback established by an approved variance.
The VBASE unit shall not be located in any of the following places:
(a) Within the extended boundaries of a crosswalk;
(b) Within ten (10) feet of the extension of any primary building entranceway, and
or doorway;
(c) In a location in which it may impede or interfere with or visually obstruct:
i. The safe movement of vehicular and pedestrian traffic;
ii. Parking lot circulation;
iii. Required parking spaces;
iv. Access to any public street, alley or sidewalk; or
v. Fire lanes.
(4) Zoning and Land Use. The VBASE unit is only permitted to be located on properties zoned
Accommodations (A and A-1), Commercial (CD, CO, CH, or O), or Industrial (I-1). A VBASE
unit shall not be permitted on properties zoned Residential (R, RM, E, or E-1) or on
properties on which the principal use is residential, regardless of zoning.
(5) Season. The VBASE unit is only permitted to be occupied from May 1 to October 31. The
VBASE unit may be parked and/or stored on-site outside these dates in accordance with all
requirements of the Municipal Code and Development Code.
(6) Surface. The location of the VBASE unit on the owner's private property must be on a rigid
surface consisting of concrete, asphalt, chip seal, or pavers. A gravel surface is also
acceptable provided it is designated and reserved for parking, but in no case shall a VBASE
unit be placed upon any dirt, grass, landscaping, or other permeable surface.
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Created: 2025-02-07 14:45:49 [EST]
(Supp. No. 23, Update 1)
Page 2 of 3
(7) Electric. No electric hook-up for a vehicle is required. The qualified occupant must have a
supply of electricity from a source on the same parcel. The use of a generator is not
allowed at any time. No air-conditioning or any other mechanized unit to cool air in a
VBASE unit may operate after the hours of 8:00 p.m. or before 8:00 a.m.
(8) Water. No water hook-up for a vehicle is required. The qualified occupant must have
access to potable drinking water by a food grade hose or other means of delivery from a
structure located on the same parcel with an approved Town water tap or permitted well.
(9) Hoses and cords. Hoses and cords which cross real property lines or public property are
prohibited. All hoses/cords need to be securely placed and covered as needed, to avoid
being a trip hazard.
(10) Restroom. If the VBASE unit does not contain restroom facilities, the owner shall make
restroom facilities available to the qualified occupant twenty-four (24) hours per day.
Portable restroom facilities are not permitted.
(11) Sewer. No sewer hook-up for a vehicle is required; however, any black water holding tank
in use must be regularly dumped at a permitted RV dump station. The owner is responsible
for the appropriate management of a black water system if used on the property.
(12) Dumping of Black or Grey Water. In no case shall black or grey water tanks be dumped into
any sewer system located on the premises unless an approved RV sewer connection is
available.
(13) State of Good Repair. The VBASE unit must be maintained in a state of good repair and be
equipped and licensed for travel on public roads.
(14) Life Safety. The VBASE unit must be equipped with an operable fire extinguisher, smoke
detector, and carbon monoxide detector.
(15) Number of VBASE Units. No more than one (1) VBASE unit per parcel shall be permitted.
(16) Maximum Occupancy. No more than three (3) adults over the age of eighteen (18) and no
more than six (6) people total may dwell or sleep in any VBASE unit.
(17) Term of Tenancy. The term of the tenancy between the owner and the qualified occupant
shall end on the last day of each month at 11:59 p.m. This rental term shall be contained in
a written agreement signed by the owner and the occupant with a copy provided to Town
staff prior to approval of the permit.
(18) Display of Permit. The permit shall be affixed to the VBASE unit so it is visible.
(19) Inspection. The owner and qualified occupant shall grant permission to Town staff to enter
the property as an invitee to inspect the VBASE unit for permit compliance or to respond to
complaints.
(20) Other Requirements. The permitted VBASE unit shall comply with all other restrictions and
requirements imposed by local, state, or federal laws.
(21) Other Structures. Except for the VBASE unit, no permanent or temporary structures,
including but not limited to decks and shade structures, shall be erected in connection with
this permit.
(22) Insurance. Property owner must file with the Town a certificate evidencing valid and
effective policies for real and personal property liability insurance at least to the limits
required with minimum limits of five hundred thousand dollars ($500,000.00) per
occurrence, one million dollars ($1,000,000.00) in the aggregate.
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Created: 2025-02-07 14:45:49 [EST]
(Supp. No. 23, Update 1)
Page 3 of 3
(23) Signage. No temporary or permanent signage is permitted in conjunction with this permit.
(24) Businesses Prohibited. No business may be operated out of a VBASE unit.
d. Factors for Grant of Temporary Permit. No temporary use permit for a VBASE unit shall be
granted unless the Town finds that the following criteria have been met:
(1) Compliance with all eligibility requirements contained herein.
(2) No current nuisance or other continuing code violation as set forth under the Municipal
Code exists on the real property where the VBASE unit will be located.
(3) The VBASE unit location does not significantly adversely impact the surrounding area.
(4) The real property parcel complies with all applicable Town zoning, Development Code, and
building regulations and there no open or continuing code violations.
(5) The issuance of the permit balances the safety of patrons, pedestrians, and traffic such that
no group shall be subject to an unreasonable risk of harm if the permit is granted.
e. Repeal. This paragraph (7) on vehicle-based accommodations for seasonal employees shall
automatically be repealed effective April 30, 2025. 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. (Ord. No. 06-24, §2)
(Ord. 18-01 #20, 10/23/01; Ord. 27-10 §1, 12/14/10; Ord. No. 06-24, §2, 4/9/24)
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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).
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e. Repeal. This paragraph (7) on vehicle-based accommodations for seasonal
employees shall automatically be repealed effective April 30, 20265. No temporary
use permits forVBASE 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 forVBASE 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 p^pe-ii , 2025.
TOWN OF ESTES^ARK, C(^ORADO
Mayor
ATTEST:
T(^ Clerk
I hereby certify that the above Ordinance was introduced at a regular meeting of the Board
of Trustees on the '8-^ day of P><?<^(-^ , 2025 and published by title in a
newspaper of general circulation in the Town of Estes Park, Colorado, on the _^>sday
Of_PiPC-AL/ _, 2025, all as required by the Statutes of the State of Colorado.
APPROVED AS TO FORM:
Town Attorney
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ORDINANCE NO. 06-24
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:
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);
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;
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;
WHEREAS, with little available work force 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;
WHEREAS, the Board of Trustees desires to pass this ordinance to allow a one-
year pilot program 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, to read as follows:
5.3 — TEMPORARY USES AND STRUCTURES
D. Temporary Uses Allowed.
7. Vehicle -Based Accommodations for Seasonal Employees (VBASE)
a. Definitions. For the purposes of this paragraph (7), the following terms have
the following meanings:
1) Affiliate means a person (e.g.. firm, company, entity, natural person) who
directly, or indirectly through one or more intermediaries, controls, or is
controlled by, or is under common control with. the specific person, as
determined explicitly in a temporary use permit. "Control", including the terms
controlling", "controlled by", and "under common control with", means the
possession, direct or indirect, of the majority power to direct or cause the
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direction of the management and policies of a person, whether through the
ownership of voting securities, by contract other than commercial contract for
goods or non -management services, or otherwise.
2) Qualified Occupant means any person who resides in a VBASE unit and is
employed as an employee or independent contractor for more than 30 hours
per week, on the same site as the property where a VBASE unit is located, or
on another site owned either by the person who owns the property where the
VBASE unit is located or by an affiliate of the owner.
3) Vehicle -Based Accommodations for Seasonal Employees (VBASE) Unit
means a vehicular or portable unit designed to be mounted on a chassis and
wheels, which either has its own motive power or is mounted on or drawn by
another vehicle, such as travel trailers, fifth wheel trailers, camping trailers,
motor homes, or slide in truck campers which may be used as a temporary
dwelling or sleeping place for Qualified Occupants. The following do not qualify
as VBASE Units: tiny homes, passenger vehicles, and truck toppers.
b. Permit Required; Term; Fees.
1) Any owner may, upon receipt of a temporary use permit for such purpose, enter
into a private agreement with any Qualified Occupant to allow VBASE parking
on the owner's private property for use as a temporary dwelling or sleeping
quarters.
2) This VBASE permit shall issue and automatically renew monthly until such time
as owner terminates the permit in writing or on the following November 1,
whichever comes first.
3) The permit application fee shall be $50. 00.
4) The monthly permit fee shall be $100.00 paid to the Town without proration.
The fee is for each calendar month. The permit fee is owed by each permittee
whether a permitted spot is in use or not. and fees will not be reduced on a pro
rata basis. For continuing permits, the permit fee is due and payable on the last
business day of the prior month.
5) The Town may accept advance payment of the monthly permit fees. but
acceptance of such payment does not change the month -to -month permit
status. The Town will not provide refunds on any advance payments.
6) This permit does not allow any material change to the interior or exterior of any
premises to accommodate the VBASE unit that would require a building permit.
c. Eligibility For Temporary Permit.
1) Permit Required. An owner shall submit a completed permit application to the
Town along with payment of the permit application fee. The permit application
shall include a drawing showing the proposed location of the VBASE Unit on
the site to demonstrate conformance with all applicable regulations.
2) On -Site Employment Required. The Qualified Occupant must either be
employed on the same site as the owner's property or on another site owned
by the owner or the owner's affiliate.
3) Location. The VBASE Unit must be placed entirely on private property and
meet all setback requirements of the zoning district or any setback established
by an approved variance. The VBASE Unit shall not be located in any of the
following places:
a) Within the extended boundaries of a crosswalk:
b) Within ten (10) feet of the extension of any primary building
entranceway, and or doorway;
c) In a location in which it may impede or interfere with or visually obstruct:
i. The safe movement of vehicular and pedestrian traffic.,
ii. Parking lot circulation;
iii. Required parking spaces;
iv. Access to any public street, alley or sidewalk; or
v. Fire lanes
4) Zoning and Land Use. The VBASE Unit is only permitted to be located on
properties zoned Accommodations (A and A-1), Commercial (CD, CO, CH, or
O), or Industrial (1-1). A VBASE Unit shall not be permitted on properties zoned
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Residential (R, RM, E, or E-1) or on properties on which the principal use is
residential. regardless of zoning.
5) Season. The VBASE Unit is only permitted to be occupied from May 1 to
October 31. The VBASE Unit may be parked and/or stored on -site outside
these dates in accordance with all requirements of the Municipal Code and
Development Code.
6) Surface. The location of the VBASE Unit on the owner's private property must
be on a rigid surface consisting of concrete, asphalt, chip seal, or pavers. A
gravel surface is also acceptable provided it is designated and reserved for
parking, but in no case shall a VBASE Unit be placed upon any dirt, grass,
landscaping, or other permeable surface.
7) Electric. The Qualified Occupant must have a supply of electricity from a
source on the same parcel. The use of a generator is not allowed at any time.
No air-conditioning or any other mechanized unit to cool air in a VBASE Unit
may operate after the hours of 8:00 p.m. or before 8:00 a.m.
8) Water. The Qualified Occupant must have access to potable drinking water by
a food grade hose or other means of delivery from a structure located on the
same parcel with an approved Town water tap or permitted well.
9) Hoses and cords. Hoses and cords which cross real property lines or public
property are prohibited. All hoses/cords need to be securely placed and
covered as needed, to avoid being a trip hazard.
10)Restroom. If the VBASE Unit does not contain restroom facilities, the owner
shall make restroom facilities available to the Qualified Occupant 24 hours per
day. Portable restroom facilities are not permitted.
11)Sewer. No sewer hook-up for a vehicle is required: however, any black water
holding tank in use must be regularly dumped at a permitted RV dump station.
The owner is responsible for the appropriate management of a black water
system if used on the property.
12)Dumpinq of Black or Grey Water. In no case shall black or grey water tanks
be dumped into any sewer system located on the premises unless an approved
RV sewer connection is available.
13)State of Good Repair. The VBASE Unit must be maintained in a state of good
repair and be equipped and licensed for travel on public roads.
14)Life Safety. The VBASE Unit must be equipped with an operable fire
extinguisher, smoke detector, and carbon monoxide detector.
15)Number of VBASE Units. No more than one VBASE Unit per parcel shall be
permitted.
16)Maximum Occupancy. No more than three adults over the age of 18 and no
more than six people total may dwell or sleep in any VBASE Unit.
17)Term of Tenancy. The term of the tenancy between the owner and the
Qualified Occupant shall end on the last day of each month at 11:59 p.m. This
rental term shall be contained in a written agreement signed by the owner and
the Occupant with a copy provided to Town Staff prior to approval of the permit.
18)Display of Permit. The Permit shall be affixed to the VBASE Unit so it is visible.
19)Inspection. The owner and Qualified Occupant shall grant permission to Town
staff to enter the property as an invitee to inspect the VBASE Unit for permit
compliance or to respond to complaints.
20)Other Requirements. The permitted VBASE Unit shall comply with all other
restrictions and requirements imposed by local, state, or federal laws.
21)Other Structures. Except for the VBASE Unit, no permanent or temporary
structures, including but not limited to decks and shade structures, shall be
erected in connection with this Permit.
22)Insurance. Property owner must file with the Town a certificate evidencing
valid and effective policies for real and personal property liability insurance at
least to the limits required with minimum limits of Five Hundred Thousand
Dollars ($500. 000.00) per occurrence, One Million Dollars ($1,000, 000.00) in
the aggregate.
23)Signage. No temporary or permanent signage is permitted in conjunction with
this permit.
24)Businesses Prohibited. No business may be operated out of a VBASE Unit.
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c.Factors For Grant Of Temporary Permit. Notemporary use permit for aVBASE unit
shall be granted unless the Town finds that the following criteria have been met: 1)
Compliance with all eligibility requirements contained herein. 2)
No current nuisance or other oontinuinq code violation as set forth under the Municipal
Code exists on the naa| property where the VBASE Unit will he located.
3)
The V8ASE Unit location does not significantly adversely impact the surrounding
area. 4)
The real property parcel complies with all applicable Town zoninq, development code,
and buildinq requlations and there no open or continuing code violations. 5)
The issuance of the permit balances the safety of patrons, pedestrians, and traffic
such that no group shall be subject to an unreasonable risk of harm if the permit
ioqranhed. d.
Repeal. This paragraph (7) on vehicle -based accommodations for ooaoonm| employees
shall automatically berepealed effective April 3O.2O25. Notemporary use permits for VBASE
units shall be issued which would authorize any such use to occur after that date.
The Board ofTrustees may alter this repeal bvordinance. Section 3: This Ordinance
shall take effect and be enforced thirty (30) days after its adoption and publication.
PASSED AND ADOPTED by
the Board ofTrustees of the Town of EstesPark, Colorado this 0TH day ofAPR|
L. 2024. TOWN OF ESTES PARK, COLORADO
By: Mayor ATTEST: rown Clerk
u
hereby
certify
that the
above
Ondi ma wais introduced at a regularmeeting ofthe Board ofTrustees ontho q4`^ day of 2024
and published by htJe in a newopaperofgonens|oimu|ationintheTownofEatmaPurk.Co|omdo.onthe\Vdayof
2024. all an required by the Statutes
of the State of Colorado. APPROVED AS TO FORM: Town Attorney
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