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Home My WebLink AboutPACKET Estes Park Planning Commission 2025-06-17This 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, June 17, 2025 1:30 p.m. INTRODUCTIONS AGENDA APPROVAL CONSENT AGENDA 1.Planning Commission minutes dated April 15, 2025 (Planning Commission meeting of May 20, 2025, was cancelled due to lack of quorum) PUBLIC COMMENT ACTION ITEMS 1.Code Amendment Vehicle-Based Accommodations Planner Hornbeck 2. Rezone 685 Peak View Dr Planner Hornbeck DISCUSSION ITEMS 1.Development Code Update 2.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. June 10, 2025 1 2 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. draf t 3 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 draf t 4 Town of Estes Park, Larimer County, Colorado, May 20, 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 May 20, 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 Kara Washam, Town Board Liaison Frank Lancaster, Recording Secretary Karin Swanlund Absent: Mulhern, Pawson Chair Cooper called the meeting to order at 1:30 p.m. There were three people in the audience. INTRODUCTIONS There was no quorum; therefore, no official meeting was held. AGENDA APPROVAL CONSENT AGENDA APPROVAL PUBLIC COMMENT: CONTINUED ITEMS: 1.Rezone 685 Peak View Dr. Request to continue the item to the June 17, 2025, Planning Commission meeting ACTION ITEMS: 1.Code Amendment Vehicle-Based Accommodations Planner II, Washam A request 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 DISCUSSION: 1.Community Conversations Eric White, Adult Services Director Estes Valley Library. Eric shared a slide show explaining Community Conversations and how it will benefit the Development Code update. The main goal is to give people from across the community a voice and inform decision-making. There being no further business, Chair Cooper adjourned the meeting at 1:50 p.m. _________________________________ Chuck Cooper, Chair Karin Swanlund, Recording Secretary For i n f o r m a t i o n o n l y 5 6 Community Development Memo To: Chair Cooper Estes Park Planning Commission Through: Steve Careccia, Community Development Director From:Paul Hornbeck, Senior Planner Date:June 17, 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 extend the one-year pilot program and to amend the access requirements for electric and water connections 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. 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 7 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 extend the VBASE pilot for an additional year by amending the automatic repeal date to October 31, 2026 and to amend the access requirements for electric and water for qualified occupants of 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 amended. 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. Extending the VBASE program through October 31, 2026 will allow the program to continue for a full season without interruption and without the need for an ordinance to amend the repeal date. 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. 8 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 extend the one-year pilot program and to amend the access requirements for electric and water connections 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. Proposed Code Amendment to 5.3.D.7. 2. Ordinance 06-24 3. Ordinance 04-25 9 § 5.3 TEMPORARY USES AND STRUCTURES … D. Temporary Uses Allowed. … 7. Vehicle-Based Accommodations for Seasonal Employees (VBASE). … c. Eligibility for Temporary Permit. … (7) Electric. The qualified occupant must have a supply of electricity from a source on the same parcel. access to electricity by either of the following: (a) Power storage from a battery source, solar panel source, or a combination of self- contained sources (e.g. 12-volt DC power). (b) From an electricity source on the same parcel (e.g. 120-volt AC power). 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 either of the following: (a) A food grade storage tank for potable drinking water; or (b) aA 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. … e. Repeal. This paragraph (7) on vehicle-based accommodations for seasonal employees shall automatically be repealed effective April 30, 2026 October 31, 2026. 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. 06-24, §2; Ord. 04-25, §2) 10 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 11 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 12 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. 13 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 14 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). 15 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 16 17 To: Chair Cooper Planning Commission Through: Steve Careccia, Community Development Director From: Paul Hornbeck, Senior Planner Date: June 24, 2025 RE: Rezoning 685 Peak View Drive from E-1 (Estate) to R (Single-Family Residential), Frank Theis, CMS Planning and Development, Inc., (Owner/Applicant)/ David Emerson, Habitat for Humanity of the St. Vrain Valley (Applicant) PUBLIC HEARING ORDINANCE LAND USE CONTRACT/AGREEMENT RESOLUTION OTHER______________ QUASI-JUDICIAL YES NO Objective: Conduct a public hearing to consider an application for a proposed Zoning Map Amendment (rezoning) from E-1 (Estate) to R (Single-Family Residential), review the application for compliance with the Estes Park Development Code (EPDC), and forward a recommendation to Town Board. Present Situation: 685 Peak View Drive is a 4.46 acre site currently zoned E-1 (Estate), containing a single residence built in 1965. The site is moderately sloped, with average grades appearing to be approximately 10%. The site is located outside all mapped hazard areas (flood, fire, and geologic). The site is located within an important wildlife habitat area per the 1996 Comprehensive Plan wildlife map. The Plan mapped the site within a high use area for deer. The site is just outside an area mapped as a high use area for elk. The property was first annexed to the Town of Estes Park as part of the Dannels Addition in 1954. Zoning was established on the property in 1955 through Ordinance 152 which zoned all property in the Dannels Addition as R-1 Residential, which allowed one-family and two-family dwellings and required a minimum lot size of 9,000 square feet per single family dwelling. In 1972 the R-1 zone district was either renamed or replaced with the R-S zone district and increased the minimum lot size to 18,000 square feet. Like many properties in Estes Park, the subject property was down-zoned in the 18 Town-wide rezoning in 2000 to a less intense zoning of E-1 (Estate), which has a one acre (43,560 square feet) minimum lot size. There has been considerable recent history regarding development applications for this property. In 2023 an application was submitted to rezone the subject property and adjoining three acres from E-1 (one unit/acre) to R-1 (eight units/acre) along with a concept for 30 single family lots. The applicant subsequently withdrew that application and submitted a request to rezone the western 1.8-acre portion of the previous lot from E-1 to E (two units/acre) with a concept to develop three ½ acre lots on that portion of the property. Town Board denied that rezoning request in September 2023. The applicant subsequently submitted a subdivision application to create three one-acre lots on the western portion of the property and the remaining 4.47-acre lot subject to this rezoning request. This application was approved in January 2024. Figure 1 - Vicinity Map The surrounding land use, zoning, and Future Land Use designations are depicted in Table 1 below. Peak View Dr Subject Property 19 Figure 2 - Zoning Table 1: Zoning and Land Use Summary OMPREHENSIVE LAN UTURE AND USE DESIGNATION ONING SES UBJECT Suburban Estate E-1 (Estate) Single-Family Residential Suburban Estate EV E-1 (Estate) (County) Single-Family Residential OUTH Suburban Estate E-1 (Estate) Single-Family Residential AST Suburban Estate E-1 (Estate) Single-Family Residential Neighborhood Village E-1 (Estate) Single-Family Residential Proposal: The applicants request to rezone the subject parcel from E-1 (Estate) to R (Single- Family Residential). A conceptual subdivision plan (Attachment 4) depicts twelve residential lots ranging in size from approximately 9,000 square feet to 18,000 square feet and an open space tract of 30,000 square feet. Access is shown to eleven of the lots from a new cul-de-sac that would align with Twin Drive. Access to the other lot would be via the private driveway to the west. (County) 20 Advantages: The application complies with the relevant standards and criteria set forth below and with other applicable provisions of the EPDC. In accordance with Section 3.3.D “Standards for Review” of the EPDC, all applications for rezoning shall be reviewed for compliance with the following standards and criteria: 1. The amendment is necessary to address changes in conditions in the areas affected. Staff Discussion: New Comprehensive Plan Current zoning of the property was established in 2000, which can be used as an informal benchmark for evaluating changes in conditions. Since 2000, a new comprehensive plan has been adopted with a different development pattern envisioned for the subject property. The 1996 Comprehensive Plan designated the future land use on the subject property as Estate, which was envisioned to allow for single-family residential development on minimum 1-acre lots. In 2022, a new comprehensive plan was adopted, changing the future land use designation to suburban estate, which envisions “medium-sized single- family homes on lots that are at least a quarter-acre in size.” As discussed in the Plan, the future land use map is a guide for decision-makers and serves as a framework for desired character of an area. A change in future land use designation from one acre lot size to ¼ acre lot size fulfills the requirement for a change in conditions to the areas affected. 21 Figure 3 - 1996 Future Land Use Map 22 Figure 4 - 2022 Future Land Use Map 23 Housing Needs The challenges associated with housing in Estes Park go back decades and are well documented in the 2023 Housing Needs Assessment. However, housing has become significantly less affordable since the current zoning was established on the subject property in 2000. Since 2000, median sales prices of houses in Estes Park have grown from approximately $190,000 1 to $692,000 2 in 2024. That represents a 264% increase in 24 years or an annualized increase of 11%. Even more pronounced, there was a 50% escalation in home values during the two-and-a-half-year period from March 2020 to September 2022 3. Median household income in Larimer County has increased at a much slower pace, from $49,758 to $88,519, or a 78% increase, from 2000 to 20234. Renters are especially challenged to find attainable housing. In 2010 41% of renters were cost burdened, which rose to 63% in 2020 5 (data from 2000 was not available). Households paying more than 30% of their gross income toward housing costs are considered cost burdened. Staff Finding: The proposed rezoning is necessary to address changes in conditions in the areas affected, as outlined above. 2. The Development Plan, which the proposed amendment to this Code would allow, is compatible and consistent with the policies and intent of the Comprehensive Plan and with existing growth and development patterns in the Estes Valley. Staff Discussion: Staff has waived the requirement for a Development Plan with the rezoning in-lieu of a conceptual subdivision plan since a Development Plan is not required with single-family residential development and a Subdivision Plat will be required. This requirement is waived per Section 3.3.B.1 of the Estes Park Development Code: “All applications seeking to amend this Code to allow a change from one (1) zone district to a different zone district or seeking to amend this Code by changing the permitted uses in any zone district shall be accompanied by a development plan. Staff may waive this requirement if it finds that the projected size, complexity, anticipated impacts, or other factors associated with the proposed development or subdivision clearly justify such waiver.” Staff recommends as a condition of rezoning approval that subsequent subdivision plat applications are in general conformance with the conceptual 1 Root Policy Research. Estes Valley Housing Needs Assessment & Strategic Plan, 2023. 2 Realtor.com 3 Root Policy Research. Estes Valley Housing Needs Assessment & Strategic Plan, 2023. 4 U.S. Census Bureau 5 Ibid 24 subdivision plan to ensure consistency between applications. There has been precedent in recent years with rezoning applications in Estes Park being processed and approved by the Town Board of Trustees that were not accompanied by a Development Plan, including 507 Grand Estates Drive, Lot 2 of Castle Ridge Minor Subdivision, and The Town-owned “Fish Hatchery” project. While the Development Plan requirement has been waived, the rezoning and conceptual subdivision plan are reviewed below for compliance with the Comprehensive Plan. The Plan has nine guiding principles for the Estes Valley. Relevant principles include: • Balanced and managed growth that enhances quality of life, preserves local character, conserves natural resources and wildlife habitat. • Housing opportunities sufficient to support a multigenerational, year-round community. Relevant Goals from the Comprehensive Plan are listed below, followed by staff analysis: Staff Analysis: Scenic character will be protected as required by Development Code standards, such as open space requirements (15% of gross land area), landscaping requirements, and dark sky lighting standards. Impact on viewsheds will be minimized by adhering to maximum building height limits (30 feet). Staff Analysis: Impacts to wildlife will be managed by Development Code limitations on fencing and non-native landscaping. The Development Code limits fencing in the subject area to a maximum of 40 inches in height, or if over 40 inches, gaps a minimum of six feet wide spaced a maximum of 50 feet apart. 25 Staff Analysis: The Future Land Use Map is a tool to strategically direct growth towards areas of existing infrastructure. Rezoning the property in accordance with the Map’s designation of Suburban Estate is way of implementing this goal. The site is well served by existing municipal-level infrastructure, including water, sewer, and electric utilities. Minimal utility extensions will be required to serve the site and will be the sole responsibility of the applicant. The site allows for efficient delivery of public services, such as road maintenance and public safety services already provided in the area. Staff Analysis: New housing, no matter the density, will always involve some disturbance to the natural environment. The site does not contain sensitive environmental areas such as wetlands, riparian areas, steep slopes, or habitat of threatened or endangered species. Staff Analysis: A balanced mix of uses includes a range of housing types, lots sizes, and price points, as proposed here. The application would support an underserved residential use that would meet the diverse needs of residents (attainable housing) and businesses and visitors (provision of housing for the workforce). The application materials indicate eight of the proposed lots will be sold to Habitat for Humanity of the St Vrain Valley and subject to a deed restriction limits home future buyers’ income to a maximum of 80% to 115% of the area median income. This is more restrictive than what the Development Code defines as attainable housing (150% of area median income). The applicant is not seeking a density bonus offered by the Development Code for attainable or workforce housing. 26 Staff Analysis: Increasing the housing supply, especially deed-restricted attainable units, will help meet the needs of the workforce. Staff Analysis: The proposed rezoning will create new housing opportunities by allowing development of eight attainable housing units and four market rate units. Beyond the Comprehensive Plan, the proposed development would be compatible and consistent with existing growth and development patterns in the Estes Valley. The Development Code defines compatible as: Compatible or Compatibility shall mean the characteristics of different uses or activities or design which allow them to be located near or adjacent to each other in harmony. Some elements affecting compatibility include height, scale, mass and bulk of structures. Other characteristics include pedestrian or vehicular traffic, circulation, access and parking impacts. Other important characteristics that affect compatibility are landscaping, lighting, noise, odor and architecture. Compatibility does not mean "the same as." Rather, compatibility refers to the sensitivity of development proposals in maintaining the character of existing development. Existing growth and development patterns in the surrounding area are predominately single-family residential, with densities ranging from 0.7 dwelling units per acre to 2.4 units per acre, as depicted in Figure 5. The proposed zoning allows a density of up to 4 units per acre, although the conceptual plat depicts a density of 2.7 units per acre. This is compatible and consistent with the surrounding area. The height, scale, mass and bulk of structures will be in character with the existing area by following the R zone district development code standards, such as the 30-foot maximum building height and setbacks of 15 feet from front and rear lot lines and ten feet from side lot lines. Similarly, landscaping, lighting, noise, and architecture of new development is expected to be compatible and consistent with the existing area. 27 Vehicular traffic will be in character with existing conditions in the neighborhood. The nearest traffic counts available are from Larimer County on Peak View Drive just east of Marys Lake Road. Annual daily average traffic counts there are reported as 1600 vehicles. The expected trip generation with the proposed 12 single family homes is 144 vehicles per day. If 50% of those trips travel to/from Marys Lake Road, that would represent an increase of 4.5% on Peak View Drive at the Marys Lake Road intersection. The traffic memo provided by the applicant’s traffic engineer concludes no adverse traffic impacts are anticipated, including the statement that the impact on peak hour operation at the key nearby intersections will not be significant. Staff Finding: The proposed rezoning is compatible and consistent with the policies and intent of Estes Forward Comprehensive Plan, as well as existing growth and development patterns nearby and throughout the area. Figure 5 - Surrounding Density (dwelling units/acre) Prospect Mountain 2.4 du/ac Koral Heights 0.9 du/ac Devon Hills Estates Property 28 3. The Town, County or other relevant service providers shall have the ability to provide adequate services and facilities that might be required if the application were approved. Staff Finding: No comments from service or utility providers expressed opposition to the rezoning or an inability to provide adequate services and facilities. Disadvantages: As outlined below, numerous public comments have been received expressing opposition to the rezoning. Comments include arguments that there has not been a change in conditions, concern for increased traffic and congestion, impacts on environment, and other items. However, staff’s analysis is that the proposal meets the applicable review criteria of EPDC Section 3.3. Level of Public Interest: There is a high level of public interest in this application. A neighborhood and community meeting regarding the rezoning project was held on January 11, 2025. A summary of the meeting is enclosed. In accordance with the notice requirements in the EPDC, notice of this Planning Commission hearing was published in the Estes Park Trail-Gazette, on May 30th, 2025. Notice was mailed to all required adjacent property owners on May 1, 2025. A sign was posted on the property by the applicant. Extensive public comments have been received on this request and can be viewed at estes.org/currentapplications. As of this writing, 33 letters of opposition have been received from 18 individuals. Comments are summarized as follows: Change in Conditions Multiple commenters state that the neighborhood remains unchanged since the last rezoning application was denied in 2023. However, the question at hand, in staff’s view, is if there has been a change in conditions since the property’s zoning was established in 2000, including changes in adopted plans and policies and not just physical changes. Neighborhood Character & Density Many commentors see the proposed development as incompatible with the existing character of the area, citing the difference in lot sizes proposed to what exists in the area. Environmental and Wildlife Concerns Several comments raise concerns about the environmental impact, particularly regarding drainage, wildlife, and wildfire risk. Drainage will be reviewed in detail should the project proceed to subdivision platting. As an area within an important habitat area (high use area for deer), EPDC restrictions on fencing and non-native landscaping will 29 apply to any future subdivision and development. The area is not mapped within a high fire danger, but is subject to wildfire risk like all areas of the Estes Valley. Traffic Some commentors believe traffic associated with development will lead to dangerous conditions and congestion. As stated above, the traffic memo indicates no adverse traffic impacts are anticipated. Spot Zoning Some commentors believe the request would be an illegal spot zoning. However, case law indicates rezoning in conformance with adopted land use policies, such as the Comprehensive Plan, is not spot zoning. Housing Affordability Some residents argue the proposed homes would not be genuinely affordable and that the affordability crisis is being used as a pretext for development. The applicant has volunteered to record deed restrictions on eight of the properties to preserve the lots as attainable in the 80-115% maximum AMI range. Staff recommends a condition of rezoning approval that subsequent subdivision applications include recording of these deed restrictions. Recommendation: Staff recommends Planning Commission forward to Town Board a recommendation of approval of the proposed Zoning Map Amendment subject to the following condition(s): 1. Future subdivision shall include a minimum of eight lots that shall be deed restricted as “attainable” to households earning a maximum of 115% of the Larimer County Area Median Income and in accordance with the requirements of Development Code Section 11.4. 2. All subsequent subdivision applications shall be in general conformance with the conceptual subdivision plan depicted in Attachment 4, including access, open space, and lot size and layout, unless otherwise expressly approved by the Board of Trustees. Sample Motions for the Zoning Map Amendment: 1. I move to forward to Town Board a recommendation of approval. 2. I move to continue the application to the next regularly scheduled meeting, finding that … [state reasons for continuing]. 3. I move to forward to Town Board a recommendation to deny the rezoning application, finding that … [state reasons for denial]. Attachments: 1. Application 30 2.Statement of Intent 3.Conceptual Subdivision Plan 4.Traffic Study 5.Neighborhood Meeting Summary 31 32 33 34 STATEMENT OF INTENT Rezoning Proposal Phase 2 of Coyote Ridge Subdivision in Estes Park, Colorado CMS Planning & Development, Inc. – Applicant Habitat For Humanity of the St. Vrain Valley - Applicant 1/28/25 The subject property is 4.47 acres located at 685 Peak View Drive, on the north side of Peak View Drive and approximately 1/3 mile west of South Saint Vrain (Highway 7) in Estes Park, Colorado. It is zoned E-1, which allows 1-acre minimum single-family residential lots. The Applicants are proposing to rezone the property to R, which allows for ¼-acre minimum lot size. A Concept Plan of a twelve lot subdivision is included with this rezoning application. The Applicants are willing to have the Concept Plan be a condition of a rezoning approval. Eight of the twelve lots shown on the Concept Plan are under contract to be purchased by Habitat for Humanity of the St. Vrain Valley. Access Eleven of the new single-family lots access onto a cul-de-sac in a 45-foot-wide right-of-way, including curb & gutter and sidewalk on the on the south side of the street. This new public street provides access onto Peak View Drive across from Twin Drive. The twelfth lot will have access onto the private drive in Phase One. Stormwater Drainage The entire property will drain to a new detention basin in the 2/3-acre open space lot. Utilities Underground electric and water mains will be extended to the new subdivision from locations on the west side of the subject property. One new fire hydrant will be installed in the center of the property. A sewer main will extend from the west along the south side of the new street. Both water and sewer mains will extend off site under Peak View Drive and down Twin Drive to existing mains. Phasing Schedule The construction of infrastructure for the subdivision will begin immediately upon Final Plat filing. The first house will begin construction as soon as a permit can be obtained. Statistical Information Lot Sizes: Lots 1-3 and 7-12 9,200+ sf Lots 4-6 18,000-18,200 sf Open Space Lot 29,403+ sf (15% of Parcel) Street Length 160+ lf Street Lights None (Lights already exist at both Peak View Intersections) 35 36 37 38 39 40 41 42 43 44 Coyote Run Neighborhood meeting January 11, 2025 Estes Park Library Frank Theis, property owner and developer of proposed project, introduced himself and outlined the purpose of the meeting. He then introduced the Co-Applicant, David Emerson, Executive Director of Habitat for Humanity and Paul Hornbeck, senior planner in Estes Park. David Emerson then made the following presentation x Objective – give Habitat’s perspective acknowledging the opposition o Presented information about Habitat including the following topics: §Habitat’s history in the community building homes and arranging a!ordable mortgage ﬁnancing including a very high success rate with homeowners paying their mortgages (zero foreclosures in 36 years) §The industries in which are people work (#1 Healthcare, #2 Education) and how they are selected. §The role we play not just to set the price of the home but to arrange ﬁnancing as a certiﬁed USDA mortgage lender. §The impact to Habitat’s homeowners over the years §The types of homes we build o Presented information about the concept plan and why Habitat believes they can ensure a!ordability x Habitat- focused on land development but also like to rehab when possible. x We are focused on the 8 households that would need a homeownership opportunity x What we would be buying is builder ready lots, lots that would be ready to build on. Often we are doing the land development, Habitat’s current project at Raven was under contract since 2011 and is just now being built. Builder ready lots allows Habitatto avoid to the risk and expense of entitlement and infrastructure. The purchase price for these lots are at an a!ordable price, and the concept is supported by the comprehensive plan. Habitat will make sure it is a!ordable . Habitat would like to make the rezoning approval conditional on the 8 lots being designated attainable housing. Habitat reported that a master deed restriction can make it attainable and they sited two past rezoning requests that had conditions set upon them. One was Raven where an attainable master deed restriction had to be approved and another was in Lyons where a rezoning was granted as part of a Development Agreement that spelled out a variety of conditions related to a!ordability and preference for those residing in Lyons. This was in response to the 2013 ﬂoods. Habitat gave an overview of agreement with CMS Planning & Development as follows: x CMS sells 8 lots in a size materially consistent with the concept plan x CMS bears risk and cost of pursuing a rezoning, replat and installing infrastructure to create 8 builder ready lots 45 xCMS agrees to attain habitat’s approval before each submission and to pursue an R designated rezoning supported by the Estes Forward Comprehensive plan xCMS and habitat agree to pursue a conditional rezoning predicated on eight lots being designated attainable xCMS will provide 0% interest ﬁnancing at closing so Habitat’s desired out of pocket expenses are minimized until 7/1/2026 (1/2 sales price) and 7/1/2028 (remainder) xPurchase price is lower of appraisal or $125K/lot. Habitat believes this to be below market value to secure builder ready lots without expense 2-3 years in the future. Habitat then showed a concept plan and the development team took questions. Questions & Answers Q: Who is on the application? Is it just CMS or both CMS and Habitat? Paul Hornbeck reported that a neighborhood meeting is required before an application and therefore since there is no application it is not clear who the applicant is. However, as it states on the notice letter, CMS and Habitat are representing themselves as both applicants. Q: What di!erence will Habitat make on being the applicant? David Emerson- Habitat believes in rezoning, we need to ask for rezoning in order to do the work we do. By being involved in this transaction with a binding agreement Habitat can maximize the probability that the lots will be developed a!ordably. We can also work to ask for a conditional approval of the rezoning that designates the lots as attainable. Frank- This request is di!erent than the prior request as they are quarter acre lots instead of 1/8 acre lots. . All other lots (3) will also have deed restrictions for work force as he has seen people in this community who are unable to live here and would like those lots to help with that. Question and Comment was made – Individual provides a!ordable rental on his properties. In the past he would get 20-30 people wanting to rent when he advertised an opening, but now on his current listing has had only 2 people. He feels like there are a lot of unsold units and does not have the need anymore. Scott Moulton- ED EP housing authority o!ered his opinion. He began by asking the rate the gentleman is charging and he stated $2500 for a 3 beds/ 2 bath house Scott stated that Estes Valley has had a unhealthy rental and homeownership market in the past. While we increased the stock of rentals the rental for those homes (market rate) has not brought the prices down although the increase in supply has started to bring a healthier balance. He believes $2500 for a 3 bedroom is still a little high for most even though it is probably market. He sees a signiﬁcant demand for homeownership with an a!ordable rate, Habitat does this very well, and the housing authority is having a hard time providing ownership opportunities. The Housing Authority is seeing 3-4 bedroom units renting well, but in the next many months and years they want to try to create a spectrum of housing solutions (both rental and homeownership) Q: What do people do about the rising costs of insurance? David explained that Habitat’s program ensures a!ordability at sale by setting the price (as builder) and arranging the ﬁnancing (as a USDA Mortgage Lender). He explained that Habitat will take the taxes, insurance and HOA amounts and 46 Response from Frank- 1500 SQ feet, 2 car garages, not terrible di!erent from the neighbors, di!erent styles, and our agreement is to make sure they all have di!erent front elevations so it does not look cookie cutter, Comment: An individual stated she represented the Estes Valley Residents Group and read a statement opposed to the change. Comment: If we do this in this zone – what is to keep others from doing the same? This takes away property rights from others in town. Comment: The purpose of the meeting is to get informed- get us on board or oppose, correct? I support the argument against rezoning, not that I don’t trust Habitat, I don’t trust Frank, I wouldn’t vote for this, Comment: Given the public the basics of the contract, concerned with the 3 other lots and they could go down even more Q: What happens to the wildlife? Comment: Concern for the perpetual state of construction- trucks, etc.? Response: David Takes time to build with volunteers, will do our best Q: Would this have an HOA? Response from David- Yes would have to because it needs to take care of the detention pond Comment: Concern with Frank gaining 500K per lot, think he is getting money and using Habitat’s good name for ﬁnancial gain Comment- statement from United Neighborhood in Estes Park opposing rezoning Response from David- Conditional rezoning – development agreement between town and developer, outlines the requirements for the developer to have the rezoning requirements, Q: Are you willing to negotiate the number of lots and houses down so we can help people without building that many? Response from Frank- open to that Q: What keeps a homeowner from selling at a proﬁt? David gave an overview of past Deed restrictions that govern how a homeowner could sell. Meeting concluded a little before 5PM as the Library was closing 47 add that to the mortgage to ensure that the total cost of owning the home is less than 30% of a household’s gross income. He also explained in his original presentation Comment: An individual wanted help with Math and asked are they quarter acre lots. There was back and forth with many and apparent confusion over the amount of houses that could be developed in the event of rezoning. David and Frank attempted to clarify the concept plan on a handout that was distributed and the screen (see attachments of those two items). Conditionally rezoned- Comment: A resident expressed concern that the 3 larger lots could be further subdivided. Response: Frank mentioned that the size of those lots would not allow a further subdividing given their size as any division would result in lower than ¼ acre lots. Paul Hornbeck concurred. Comment: A resident expressed concern about wildlife and the detention pond Q: A resident asked if the City ever changed from E1 to R rezoning? Response: Paul Hornbeck indicated that he did not have the answer to that question as he would need to research that. Q: A resident expressed concern that the people Habitat would be bringing in to own these homes don’t have the experience of living in Estes Park and asked if Habitat rehab houses? David clariﬁed that Habitat is not bringing in people from outside Estes. That the households buying these homes are either working in Estes (and likely driving from other places) or living in unsustainable, unsafe or una!ordable conditions in Estes Park. Response: from David 213 Bighorn- EPHA invested in the home to make it a!ordable, rehab, bought at 400k, put in 98K, sold for $350K Comment: There was a comment from a resident suggesting this amounts to cluster zoning and claiming that cluster zoning is illegal in the State of Colorado. They also expressed their opinion that this property can’t support this much development and we need to preserve the open space Q: How would habitat manage having 8 more units when they have 5 already? Response from David- Not going to be building these anytime soon, need to get through the others ﬁrst. Q: Objective of Habitat should blend into the neighborhood- how to do this with E-1 housing next door? This build will stick out based o! the zoning, Response from David- These homes would be built and sold to those households at 60-80% AMI which is a little higher AMI than what we currently build for (< 60%). He sited that their architect is Steve Lane and we will work to build it so it does not stick out. David acknowledged that the term “blend in” is subjective but we are looking to do 1 story homes with no basements so from the outside it will look a bit larger. He also expressed his opinion that it is hard to ﬁnd single story 3 and 4 bedroom homes for homeowners to age in place so this site represents a good opportunity to do so. 48 49 50 Attachment A (Handout) 51 Coyote Run Concept Plan & Overview 1 2 3 4 5 6 7 8 Affordable lots under Habitat’s Program (8) Market Rate Lots (3) 3 1 2 Existing House &06DQG+DELWDWIRU+XPDQLW\6W9UDLQ9DOOH\KDYHDELQGLQJ3XUFKDVHDQG6DOH$JUHHPHQWWR SXUVXHWKHEHORZFRQFHSWSODQ6XPPDU\RIWKHDJUHHPHQWLVDVIROORZV *&06VHOOVORWVLQDVL]HPDWHULDOO\FRQVLVWHQWZLWKWKRVHEHORZ *&06EHDUVULVNDQGFRVWRISXUVXLQJDUH]RQLQJUHSODWDQGDOOLQIUDVWUXFWXUHWRFUHDWHEXLOGHU UHDG\ORWV *&06DJUHHVWRDWWDLQ+DELWDW¶VDSSURYDOEHIRUHHDFKVXEPLVVLRQDQGWRSXUVXHDQ5GHVLJQDWHG UH]RQLQJVXSSRUWHGE\WKH(VWHV)RUZDUG&RPSUHKHQVLYH3ODQ *&06DQG+DELWDWDJUHHWRSXUVXHDFRQGLWLRQDOUH]RQLQJSUHGLFDWHGRQHLJKWORWVEHLQJGHVLJ QDWHGDWWDLQDEOH *&06ZLOOSURYLGHLQWHUHVWILQDQFLQJDWFORVLQJVR+DELWDW¶VGHVLUHGRXWRISRFNHWH[SHQVHV DUHPLQLPL]HGXQWLOVDOHVSULFHDQGUHPDLQGHU *3XUFKDVHSULFHLVORZHURIDSSUDLVDORUNORW+DELWDWEHOLHYHVWKLVWREHEHORZPDUNHWYDOXH WRVHFXUHEXLOGHUUHDG\ORWVZLWKRXWH[SHQVH\HDUVLQWKHIXWXUH Contact Informa!on: Habitat for Humanity St Vrain Valley; David Emerson, Execu!ve Director, 303 946-5190, Demerson@stvrainhabitat.org CMS Planning & Development Inc.; Frank Theis, Owner, 970 231 -6200, "heis3@gmail.com Illustra on Purposes only. Final lot layout predicated on further engineering and Town review and acceptance 52 Attachment A Handout (o!ered to individuals in the room): 53 Attachment B (Presentation) 54 Neighborhood Meeting January 11, 2025 Coyote Run Homeownership Opportunity 55 Introductions & Agenda Agenda Objective of Agreement Habitat Overview & Plan Concept Plan Questions & Feedback Introductions Co-Applicants: CMS Planning, Frank Theis, Owner Habitat for Humanity St Vrain Valley, Director, David Emerson Town of Estes Park; Paul Hornbeck, Senior Planner 56 Objective of Agreement +DELWDWIRU+XPDQLW\¶V,QWHUHVW 7RVHFXUH(LJKW³%XLOGHU5HDG\´ORWVIRUDIIRUGDEOHKRPHRZQHUVKLS +DELWDWDYRLGVULVNDQGFRVWRIHQWLWOHPHQWDQGLQIUDVWUXFWXUH 7RVHFXUHORWVDWDSULFHDQGFDVKUHTXLUHPHQWWKDWLVDIIRUGDEOH 7RVXSSRUWDGHQVLW\UHTXHVWFRQVLVWHQWZLWKWKH(VWHV)RUZDUG&RPSUHKHQVLYH3ODQ 7RSXUVXHDFRQGLWLRQDOUH]RQLQJWKDWHQVXUHVSXEOLFRIDIIRUGDELOLW\ 5HTXHVW(LJKWORWVEHGHVLJQDWHGDWWDLQDEOH 57 Our Mission Seeking to put God’s love into action, Habitat for Humanity brings people together to build homes, communities and hope. 58 Serving the St. Vrain Valley Transforming lives for 36 years Build and renovate homes and then sell at no profit with an affordable mortgage 86% of Habitat homes have original owner Less than 2% Foreclosure Rate across the U.S. (none in St Vrain Valley) Our homes represent $38M in Assessed Value Habitat homeowners in this area have paid over $1.7 Million in Property Taxes Across Colorado, Top 2 industries our Homeowners work in: ◦#1 Healthcare, #2 Education 59 Who Qualifies for a new Habitat Home? Clear Housing Need ü > than 30% of income on housing ü Safety/space issues Ability to Pay ü 30-80% AMI ü Steady income/ manageable debt Willingness to Partner ü 250-500 hours of sweat equity ü Training and Classes US Citizen or Legal Permanent Resident 60 How are families impacted by participating in Habitat ’s program? Long Term Impacts Greater sense of well-being Improved health Safer neighborhood Increased savings Improved educational outcomes Higher education Reduced need for public assistance 61 Family / Cross Generational Impact Patty was selected for home in 1999 with her 9-year-old daughter Was a Certified Nursing Assistant Went back to school and now a Registered Nurse Daughter graduated from CSU In 2020, Patty paid off her Habitat mortgage early 1/3rd of our families work in the medical field 62 63 Habitat for Humanity Homes § Affordable to Buy Priced at cost Habitat as Mortgage Lender originate’s at 30% of a person’s income § Affordable to Own Energy Efficient Various Construction Professionals assist with each home § Blended Architecture Various styles of homes in numerous communities § Real Estate Impact 64 Habitat as Mortgage Lender Habitat arranges financing originating mortgage at 30% or less of a household’s income Habitat St Vrain is a certified Mortgage Packager for the US Department of Agriculture Direct Loan program USDA Direct Mortgage Program Since 1959 exists to provide affordable mortgages to low to moderate income households in rural designated areas No downpayment required 33 and 38 year mortgages Rate can be subsidized down to achieve affordability Mortgage costs (including escrow) set at 29% of a household’s income 65 Coyote Run Analysis Habitat cost assumptions: $125k lot + $275k-$325k costs = $400k-$450k direct costs Last two Estes Park homes had direct costs of $189k and 205k (No land, entitlement or infrastructure costs) Habitat for Humanity must serve households below 80% AMI 50%-80% Average Median Income Household of 4; Between $59,400 ($28.56/hr) and $95,040 ($45.69 an hour) Estimated Sales Price/Mortgage to be affordable; Sales Price Principal & Interest - USDA Direct Loan Escrow Total 400,000$ $1,054.75 506.91$ 1,561.66$ 450,000$ $1,186.59 569.00$ 1,755.59$ Mortgage AMI Level Income Affordable housing cost* 50% 59,400$ 1,485.00$ 80% 95,040$ 2,376.00$ ** Mortgage or rent payment (30% of income) 66 Habitat for Humanity St Vrain Valley has built homes in 18 different neighborhoods in Dacono, Frederick, Erie, Longmont, Lyons and Estes Park. “I have worked with Habitat for over 12 years and there is no detectable difference in quality between their home construction and other dwellings in the neighborhoods where they construct their homes. In fact, in terms of final quality, our inspectors consider them as one of the better builders they encounter in the field.” - Chris Allison, former Chief Building Official, City of Longmont 67 What is the impact on the value of neighboring homes when a Habitat home is built near them? •Habitat sites 11 national studies, conducted over many years, in many different locations; they all refute the notion that lower income housing has a detrimental affect on neighboring property values. • 2016 Trulia Research: “There doesn’t go the neighborhood” Conclusion: “In the nation’s 20 least affordable housing markets, low-income housing built during a 10-year span shows no effect on nearby home values.” National Studies •Habitat has built multiple homes in 14 different neighborhoods in Longmont. •Three local case studies show a positive impact on real estate values. Local experience 68 Local Real Estate Impact Case Study at Mill Village * Original study completed in 2020; recent sales from 2022 and 2023 show prices between $463,000 and $635,000. Six Habitat homes built 2003-2004 and then three more Habitat homes built 2009-2010. There are a total of 28 houses on the same street (19 non-Habitat homes). Four non-Habitat houses had purchases in 2005 to 2007 and then sold sometime between 2016 and 2020 •Average Initial Purchase Price: $257,000 •Average Recent* Sales Price: $391,000 •Price Increase range: $105,000 - $160,000 69 Local Real Estate Impact Case Study at Quail Ridge * Original study done in 2020, recent sales from 2022 and 2023 show prices between $460,000 and $705,000. Seven Habitat homes were built from late 2006 to 2008. Five are on one block of 13 (8 non-Habitat Homes) Four houses had purchases in 2004 or 2005 just before Habitat activity and then sold sometime in from 2017 to 2020: •Average Initial Purchase Price: $291,900 •Average Recent Sales Price: $407,875 •Price Increase range: $89,400 - $144,500 70 Overview of Agreement &06DQG+DELWDWIRU+XPDQLW\6W9UDLQ9DOOH\KDYHDELQGLQJ3XUFKDVHDQG6DOH$JUHHPHQWWRSXUVXHWKHEHORZ FRQFHSWSODQ6XPPDU\RIWKHDJUHHPHQWLVDVIROORZV *&06VHOOVORWVLQDVL]HPDWHULDOO\FRQVLVWHQWZLWKWKHFRQFHSWSODQ *&06EHDUVULVNDQGFRVWRISXUVXLQJDUH]RQLQJUHSODWDQGDOOLQIUDVWUXFWXUHWRFUHDWHEXLOGHUUHDG\ORWV *&06DJUHHVWRDWWDLQ+DELWDW¶VDSSURYDOEHIRUHHDFKVXEPLVVLRQDQGWRSXUVXHDQ5GHVLJQDWHGUH]RQLQJ VXSSRUWHGE\WKH(VWHV)RUZDUG&RPSUHKHQVLYH3ODQ *&06DQG+DELWDWDJUHHWRSXUVXHDFRQGLWLRQDOUH]RQLQJSUHGLFDWHGRQHLJKWORWVEHLQJGHVLJQDWHG DWWDLQDEOH *&06ZLOOSURYLGHLQWHUHVWILQDQFLQJDWFORVLQJVR+DELWDW¶VGHVLUHGRXWRISRFNHWH[SHQVHVDUH PLQLPL]HGXQWLOVDOHVSULFHDQGUHPDLQGHU *3XUFKDVHSULFHLVORZHURIDSSUDLVDORUNORW+DELWDWEHOLHYHVWKLVWREHEHORZPDUNHWYDOXHWR VHFXUHEXLOGHUUHDG\ORWVZLWKRXWH[SHQVH\HDUVLQWKHIXWXUH 71 Concept Plan 1 2 3 4 5 6 7 8 Affordable lots under Habitat’s Program (8) Market Rate Lots (3) 3 1 2 Existing House 72 Q & A 73