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HomeMy WebLinkAboutMINUTES Town Board Study Session 2025-08-12RECORD OF PROCEEDINGS Town ofEstes Park, Larimer County, Colorado August 12, 2025 Minutes of a Study Session meeting of the TOWN BOARD of the Town of Estes Park, Larimer County, Colorado. Meeting held at Town Hall in the Board Room in said Town of Estes Park on the 12th day of August, 2025. Board: Mayor Hall, Mayor Pro Tem Cenac, Trustees Brown, Hazelton, Igel, Lancaster, and Younglund Attending: All Also Attending: Town Administrator Machalek, Deputy Town Administrator Damweber, Attorney Kramer, Director Careccia, Planner Washam and Town Clerk Williamson Absent: None Mayor Hall called the meeting to order at 4:15 p.m. VEHICLE/MOTORCYCLE PARKING LIMITATIONS CODE AMENDMENT. Planner Washam stated the Estes Park Development Code (EPDC) currently permits the parking and storge of up to four (4) vehicles on single-family or two-family residential lots of two (2) acres or less. The provision excludes vehicles stored within a fully enclosed garage and recreational vehicles. The code does not define or distinguish between a motorcycle and a vehicle. In a review of other communities, as well as Larimer County, a maximum on licensed and operational vehicles has not been imposed, however, the codes regulate the storage of inoperable or junk vehicles. Staff requested direction from the Board on completing a comprehensive analysis of potential benefits and impacts to change the code to remove the maximum or allow a separate number of motorcycles, to bring forward an amendment to the code to align with other comparable communities, or to include the item in the current rewrite of the development code. Staff noted amending the code now could result in missed opportunities for thorough community deliberation, could led to unintended consequences or inconsistencies, and overlook other perspectives. Board discussion and questions were heard and summarized: the number of properly licensed vehicles on a lot should not be regulated; the item should be reviewed and discussed through the rewrite of the code; questioned the number of complaints the Town has received; stated concern with an unlimited number of cars on a lot; and questioned the number of recreational vehicles on a lot, stating it too should be reviewed with the code rewrite. After further conversation, the Board consensus was to address this issue with the development code rewrite. Mayor Pro Tem Cenac arrived at 4:27 p.m. DEVELOPMENT CODE UPDATE STATUS REPORT AND PRIORITY AREA DISCUSSION. Eric Krohngold/Design Workshop Senior Associate and Philip Supino/Headwaters Community Planning Land Use Code Specialist provided a status report on the Development Code update, project timeline, code analysis, identified priority topics which are important to the community and the stakeholders for inclusion in the code update through a number of focus groups, questionnaires, and community conversations, and reviewed opportunities for code improvements. Additional communication on the project has been provided through the development of a project website, social media updates, technical advisory committee meetings, Planning Commission discussions, and pop-up engagement activities to begin in August at RECORD OF PROCEEDINGS Town Board Study Session - August 12,2025 - Page 2 community events. It was noted the intended adoption of the revisions to the code was projected for November 2026. The team noted the code update would make the code user friendly, while modernizing it and creating stronger alignment between previous town planning efforts and state and national best practices appropriate for Estes Park. Opportunities to address in the rewrite included integration of the 2022 Estes Forward Comprehensive Plan, update terminology and definitions, fix inconsistent and redundant language, add new and updated graphics, consolidate dispersed information and reorganize for ease of use, and integrate sustainability, wildlife, and wildfire protection elements. A series of discussion items were reviewed with the Board, the Comprehensive Plan goals for each, and Board input was summarized. Development Review Regulation and Process. The current review process involves six steps. The team proposed a streamlined review with proper regulatory oversite consisting of four steps. Questioned if the Board would support changing the development review process for certain items from a Board of Trustees review to an administrative review? Board comments were heard and summarized: stated it would depend on the items being considered and the scope; and larger and controversial items should come to the Board for action. It was further noted the need to establish standards for staff to identify items as minor or major issues and when to escalate an item to the Town Board. Housing. Housing typologies in Estes Park currently consist of single-family homes, multi-family apartments, and workforce housing. Identifying other opportunity to align zoning and regulations would provide a wider range of housing types, promote infill and clustered development, explore the expansion or permitted housing types such as ADUs and cottage courts, and support small-scale and affordable housing development. Additional housing types identified included cottage courts, ADUs, townhomes, courtyard apartments, duplex and triplex, and fourplex. Questioned what types of housing are missing in Estes Park that would align with housing goals specified in the Comprehensive Plan? Board comments were heard and summarized: it was noted the Estes Park Housing Authority continues to explore all types of housing including the use of PUDs; suggested it may be useful to allow PUDs in residential settings; a need to address the missing middle and homeownership; development of ADUs has been difficult and may be directly related to regulations; seasonal workforce housing needs to be addressed for the local economy through the possible redevelopment of hotel rooms; concern with maintaining height restrictions; a focus on developing senior housing; mindful in the development of housing to ensure individuals are interested in living in the types of units being built; and a need to maintain the green spaces when developing. Housing - Community Housing Overlay. An overlay zoning supplements the base zoning district to add specific requirements or incentives related to community housing that can include density bonuses, reduced parking requirements, or mandatory inclusionary zoning. The location of an overlay would be identified by the Town and could be used as a tool to incentive development outcomes. Questioned if the Board would support exploring a Community Housing Overlay as a tool to implement housing policies? Board comments were heard and summarized: the process would be akin to a rezoning without the process; noted it appears to be a way around the rezoning process; would be supportive of project specific bonuses rather than an overlay; more information on the concept was noted to fully understand the impacts of an overlay; would lean on the community perspective for this item; and a number of Board members stated they would not be supportive of this item. Lodging Conversion to Housing. The team stated the town has an opportunity to repurpose select lodging properties through the development code to convert accommodations to residential housing in targeted zone districts to allow for dormitories, co-living units, and group housing. It was noted that there could be issues RECORD OF PROCEEDINGS Town Board Study Session - August 12,2025 - Page 3 related to the development code, fire codes, etc. that would need to be considered. Questioned if the Board would support the idea of converting existing lodging and accommodations options into housing, taking into account the context and feasibility of such conversions? The Board consensus was to support this effort which has been an effective method for creating workforce housing for other resort communities. Mayor Hall called a break at 5:35 p.m. and reconvened the session at 5:45 p.m. Wildlife and Habitat Protection. Potential code amendments to address wildlife and habitat protection may include: update and integrate mapping of critical habitat, wetland and riparian zones, native vegetation, wildlife corridors, and migration corridors into the review process; and a Natural Resources Protection overlay to provide additional review and apply natural resources protection standards and refine design and development standards in wildlife zones to address drainage control, limiting fence heights, maintaining migration corridors, lighting, and building placement. Questioned if the Board would support the creation of a Natural Resources Protection Overlay Zone with development standards to guide development in environmentally sensitive areas? The Board stated support, noting it as a community issue because property owners view their property as wildlife habitat that should be included in a wildlife protection zone. Wildfire Mitigation. The code could be amended to align the code with state-level wildfire mitigation strategies and coordinate with regional entities to ensure consistency in implementation; plan for natural hazards by integrating into decisions, particularly related to housing location and transportation networks; establish clear, enforceable standards for wildfire mitigation in new and existing development and apply these standards to redevelopment to help reduce long-term vulnerabilities; and incorporate landscaping best practices to reduce fuel loads, such as those development by the Eses Valley Fire Protection District. Questions if wildfire mitigation regulations should be applied to both new developments and existing properties, and if so, should review criteria or thresholds to determine the level of wildfire mitigation required for different development activities? Board comments were heard and summarized: concerned with over regulation; this item should be explored further with the Fire District; the proposed amendments could provide a safer place for citizens to live and reduce insurance costs; the amendments should be considered to weigh the benefits and costs to the community; questioned whether it would apply to items such as remodels, residing, or be based on the type of buildings; and comment on the need for clear criteria. Design Guidelines. Design guidelines would codify expectations in the Development Code to address issues such as the development of clear expectations for development transitions in scale and form relative to adjacent properties to ensure compatibility and predictability; guidelines for commercial and multi-family development to preserve Estes Park's architectural diversity without prescribing a specific style; and clarify definitions and standards for items such as height calculations, townhome definitions, and lot standards for the missing middle housing. Questioned if the Board would support requiring design guidelines for commercial buildings and multi-family developments to ensure high quality and enduring design without prescribing a specific architectural style? Board comments were heard and have been summarized: the Town should protect property rights and allow freedom of design and development without design guidelines; would be in favor of screening requirements for items such as dumpsters; would not be in favor of developing strict design guidelines; comment on the need to not over regulate; and stated support for guidelines that support diversity. Signage. The team questioned if the Sign Code should be integrated into the Development Code. Further code amendments recommended included an update to standards for neon, LED and other illuminated signage to reflect current best practices and emerging technologies; ensure signage regulations support dark sky principles by minimizing light pollution, glare, and excessive illumination; provide greater flexibility for government and public signage to allow for necessary communication while maintaining overall aesthetic standards; and add additional standards for pole signs. Questioned if RECORD OF PROCEEDINGS Town Board Study Session - August 12,2025 - Page 4 there was support to integrate the Sign Code into the Development Code from the Municipal Code? Board consensus was to support the integration. Non-Conforming Uses. The town-wide rezoning in 2000 led to many non-conforming lots which led to additional costs and delays incurred by the property owner if any changes are made to the lot. Possible code amendments could address the non- conforming use and lot standards to streamline site-specific improvements without requiring a variance; and the existing zoning district standards could be amended to allow for a greater variation in site-specific conditions. Questioned if the Board would support allowing small, site-specific improvements on non-conforming lots by right if they meet clear criteria? Board consensus was to support the proposed amendments. Parking. To support the Comprehensive Plan, the team would suggest amending the residential parking standards to reflect actual demand, balance concerns with spillover, and avoid requiring excessive paved areas; right-size parking to reduce impervious surfaces; align parking regulations and short-term rental rules; and evaluate hard surface requirements to ensure functionality, durability, and environmental concerns without overburdening property owners. Questioned if in select areas of town, would the Board support allowing a fee-in-lieu option to reduce required on-site parking? Board comments were heard and summarized: stated concern with the practice; questioned what would happen if the use were to change at a specific location; commented on the need to provide the number of parking spaces for the business type; questioned why a fee would be charged for the reduction in parking spaces; and overall lack of support was noted by the Board. Questioned if the Board would support reduced parking requirements for affordable or workforce housing? Board consensus was support for the reduction in parking requirements. Mixed-use zoning. The team reviewed possible areas for amendments for mixed-uses, including identifying areas in town as a mixed-use zone district to implement the mixed- use centers and corridors future land use; amending the PUD regulations to allow for mixed-use development; and include land uses and building forms not previously considered, to allow the Town to respond to new housing trends and mixed-use development needs. Questioned what should a mixed-use zoning district look like in Estes Park? Board comments were heard and summarized: unclear as to what a mixed-use development may look like; an overlay may be the appropriate application for this use; a number of communities are moving towards the concept and would be supportive of looking at it further; and would be supportive in a limited application. FUTURE STUDY SESSION AGENDA ITEMS. It was requested and determined to schedule Visitor Center Parking Design for November 11, 2025 and revisions to Policy 601 Spending Authority and Limits for September 23, 2025. Trustee Igel noted the Town needs to discuss the regulation of e-bikes for the safety of both the e-bike riders and the drivers within Estes Park. Mayor Hall stated he has requested Town Administrator Machalek to send current regulations to the Board for review. He further stated discussions with Chief Stewart have taken place and would continue to address enforcement of the regulations. COMMENTS & QUESTIONS. None. There being no further business, Mayor Hall adjourned the meeting at 6:48 p.m. v-^ - - \_i^~"s. <—i o . — ^^ J^ie Williamson, Town Clerk I,\J