HomeMy WebLinkAboutPACKET Town Board Study Session 2025-12-09Informal discussion among Trustees and staff concerning agenda items or other Town
matters may occur before this meeting at approximately 3:45 p.m.
Town Board of Trustees Study Session
December 9, 2025 from 4:00 p.m. – 6:15 p.m.
Town Hall Board Room, 170 MacGregor Ave, Estes Park
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Contact us if you need any assistance accessing material at 970-577-4777 or
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Meeting Participation
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Public comment
Public comments are not typically heard at Study Sessions, but may be allowed by the
Mayor with agreement of a majority of the Board.
Agenda
4:00 p.m. 2025 Parking Year-End Review
Manager Klein
4:30 p.m. Development Code Update: Residential Housing
Typologies
Presented by Eric Krohngold, Design Workshop
6:00 p.m. Trustee and Administrator Comments and Questions
6:10 p.m. Future Study Session Agenda Items
6:15 p.m. Adjourn for Dinner and Town Board Meeting
The Town Board Study Session and Regular Meeting dated
December 23, 2025 has been cancelled.
The Town of Estes Park is committed to providing equitable access to our services. Contact us
if you need any assistance accessing material at 970-577-4777 or townclerk@estes.org.
Report
To: Honorable Mayor Hall & Board of Trustees
Through: Town Administrator Machalek
From: Dana Klein, CPP, CCTM, Parking & Transit Manager
David Greear, PE, Public Works Director
Department: Public Works
Date: December 9, 2025
Subject: 2025 Parking Year-End Review
Objective:
Report on the 2025 paid parking program results and present the Public Works (PW)
staff recommendation for the 2026 paid parking program.
Present Situation:
As authorized by Ordinance 30-19 (2019) and Resolution 17-24, parking fees were
charged in 682 total spaces for 150 days from May 23 through October 19, 2025.
Adopted objectives of the paid parking program are:
1. Support the Town’s business districts by making parking available and by
encouraging economic development
2. Maintain adequate turnover of Town-controlled parking spaces
3. Encourage an adequate amount of parking availability for a variety of parking
users; efficient use of Town-controlled perimeter parking locations (Parking
Structure and Events Complex Park-n-Ride); and enhanced use of the Town’s
free shuttle system and other transportation alternatives
4. Reduce congestion in travel lanes caused by drivers seeking available parking
Proposal:
Since the adoption of the Downtown Parking Management Plan (DPMP) in January
2018, PW staff have been committed to a data-driven approach to parking
management. Similar to the content of this report in fall 2022, 2023 and 2024, if staff
were to make our recommendations for the 2026 program based solely on data and our
professional training, recommendations would be to implement Phase 3 of the DPMP
and expand the paid parking program into all downtown parking lots, limit the use of
Employee Permits in the busiest lots on the weekends, and implement demand-based
pricing on the weekends in the core of downtown.
There are also intangible and subjective factors—similar to those discussed during the
Town Board’s review of the 2024 and 2025 programs—that must be considered when
defining the scope of the 2026 program. Because the Board expressed interest in
evaluating the impacts of the Downtown Estes Loop (DEL) on downtown traffic flow in
2025, staff did not propose major changes or expansions to the 2025 paid parking
program. For 2026, staff intend to continue providing the same level of parking
management services as in 2025.
Staff anticipate returning to the Town Board Meeting on March 10 with a resolution to
set 2026 Paid Parking Program and Permit Fees. In the meantime, staff will continue
working with the Board on strategies for funding the Big Horn Parking Structure project
related to the Whimsadoodle, Inc. proposition currently in discussions. Options may still
be dependent on parking revenue for debt service as the discussions continue for that
project.
Advantages:
● Seasonal paid parking continues the Town’s commitment to implementation of the
Board-adopted DPMP and the four objectives of the paid parking program.
● Implementation is designed to accommodate diverse user groups (locals, visitors,
and employees), is phased/incremental, and is in line with other Colorado
communities supported by tourism-driven economies.
● Paid parking fees will continue to reduce future reliance on the General Fund for
parking management, future parking infrastructure (e.g., new Parking Structure
downtown) and the heavily subsidized Town’s free transit service, The Peak.
Disadvantages:
● Implementation of parking management in downtown Estes Park, especially paid
parking, has been vocally opposed by some residents and business owners;
however, Town staff are committed to continuing to build trust with the local
community and to communicating effectively to our guests about all parking
options.
● Change is difficult, especially when that change involves taking something that
has been free and assigning a fee to it. However, Town-owned parking is a
limited public asset that carries a tangible cost to build and maintain, and it
should be managed and priced in a way that manages demand in the most
equitable way possible.
Action Recommended:
Provide feedback on recommendations as Staff will be appearing before the Town
Board prior to March 15, 2026, with rate recommendation considerations for the 2026
season.
Finance/Resource Impact:
Current Impacts: In 2025, the program did meet its financial goals:
1. Program costs were fully covered by program fees.
2. Revenue overall through October 2025 is $818,458.75 and is projected to be
down approximately $41,000 from the 2025 budget estimate, due to lower
occupancy of some lots during weekdays in September and October.
3. We anticipate surplus revenues of $85,000 will be added to the Parking Fund.
Future Impacts: Due to the timing of the Town’s annual budgeting process, PW staff
projected no significant changes to the 2026 paid parking program from the 2023
program relative to income with $859,750 in anticipated revenue from paid parking fees,
permits and citations. Expenses were conservatively projected at $793,179.
Anticipating no additional revenues to the parking fund from the 2025 season available
for transit may present some challenges for transit operational funding. It is currently
anticipated that any 2025 revenues will be used for the design and construction of the
Big Horn Parking Structure (2025 Strategic Plan Objectives 5.A.1 and 5.A.2).
Level of Public Interest:
Public interest in seasonal paid parking continues to be moderate to high.
Attachments:
1. Presentation: 2025 Paid Parking Program Results
Seasonal Paid Parking Program
2025 Year-End Results
Dana Klein, CPP, CCTM
Parking & Transit Manager
Town Board
Study Session
December 9, 2025
Attachment 1
Presentation Overview
1.Current Program Overview
2.2025 Program Results
•Operations
•Data
•Financial Performance
•Customer & Community Input
•Key Takeaways
3.Next Steps / Q&A
Current Program
Overview
1.Support the Town’s business districts by
making parking available and by
encouraging economic development.
2.Maintain adequate turnover of Town-
controlled parking spaces.
3.Encourage an adequate amount of parking
availability for a variety of parking users.
•Efficient use of perimeter parking locations
•Enhanced use of the Town’s free shuttle
system and other transportation alternatives
4.Reduce congestion in travel lanes caused
by drivers seeking available parking.
* Defined in EPMC Ordinance 30-19
Paid Parking
Program Goals*
Dates:
•150 days
•May 23 – October 19, 2025 (daily)
Paid Parking Locations:
•Town Hall (224 paid stalls)
•Bond Park (73)*
•E. Riverside (41)
•Riverside (91)
•Wiest (132)
•Post Office (86)
•Virginia (19)
•Tregent (16)
Hours:
10 a.m. to 5 p.m.
69%
31%
Percentage of Total Supply:
Free vs. Paid
Free Paid
2025 Program
* Impacted by special events – 14 during season
67%
33%
Percentage of Downtown Supply:
Free vs. Paid
Paid Free
Total paid stalls: 682
Total free stalls: 340
Total stalls: 1,022
2025
Parking
Map
2025 Program
Results
2025 Operational Focus:
Communications
•Weekly meetings with Regional Manager to
discuss program progress and enhancements
Parking Structure banner
Library partnership program
•New Permitting System roll out by The Car
Park
•Customer service in the field assisting visitors
with payment options and directions
•Updated payment signage to focus on
text2pay option.
PARKING STRUCTURE OCCUPANCY UP 42% OVER 2019
PEAK
OCCUPANCY:
PAID LOTS
Season Average:
2021 – 91%
2022 – 92%
2023 – 93%
2024 – 93.3%
2025 – 94%
2025 Results – Data (Peak Occupancy - Paid)
Key Definitions:
•Occupancy: Vehicles parked divided by the total number of stalls available.
•Peak Occupancy: Average of daily peak demand during the observation period (10am-5pm, 150 days).
•Average Occupancy: Average of daily occupancy during the observation period (10am-5pm daily over 150 days).
Season Average:
2021 – 79%
2022 – 78%
2023 – 78%
2024 – 74%
2025 – 75%
PEAK
OCCUPANCY:
FREE LOTS
2025 Results – Data (Peak Occupancy - Free)
2025 Results – Data (Weekday Peak Occupancy - Paid)
PEAK
OCCUPANCY:
PAID LOTS
(Mon-Thu only)
PARKING STRUCTURE OCCUPANCY UP 42% OVER 2019
PEAK
OCCUPANCY:
FREE LOTS
(Mon-Thu only)
2025 Results – Data (Weekday Peak Occupancy - Free)
PARKING STRUCTURE OCCUPANCY UP 42% OVER 2019
PEAK
OCCUPANCY:
PAID LOTS
(Fri, Sat, Sun)
**********
Bond Park Event
Closures: 14
2025 Results – Data (Weekend Peak Occupancy - Paid)
PARKING STRUCTURE OCCUPANCY UP 42% OVER 2019
PEAK
OCCUPANCY:
FREE LOTS
(Fri, Sat, Sun)
2025 Results – Data (Weekend Peak Occupancy - Free)
2021 PROGRAM HIGHLIGHTS
LENGTH OF STAY
(DURATION)
72% PAID
FOR 2 HOURS
OR LESS
2025 Results – Data (Turnover)
T2 and ParkMobile
purchases during
season.
1 hr.
2 hrs.
3 hrs.
2021 PROGRAM HIGHLIGHTS
LENGTH OF STAY
(DURATION)
2025 Results – Data (Permits)
In 2025, permitted
parkers occupied
a peak level of
15-18% of total
downtown supply.
Average of
157 out of 1,305
available spaces
were occupied by
permit holders.
1 hr.
2 hrs.
3 hrs.
2021 PROGRAM HIGHLIGHTS
BUDGET
VS.
ACTUALS –
Contractor
Community & Customer Input
Feedback trending more positive
2025 Opportunities
●Presentation to CSOs
●All materials translated into Spanish
●Outreach to lodging partners – material drop-off throughout summer
●Purging of permit records eliminating duplicates
●Assisting with Farmers Market setup and takedown, traffic control
●Continued Library partnership
●Conducted end of season Permit Holder Survey
Library Partnership
●Multi-pronged approach, including:
○Library staff training
○Integration of library card sign-up/renewal
and Local Permit registration
○Coordination on library program timing,
location(s)
○Library board member and staff
involvement
2025 Highlight: Library Partnership
Thank You!
2025 Highlight: Permit Survey Results
2025 Highlight: Permit Survey Results
2025 Highlight: Permit Registration Satisfaction
2025 Highlight: Permit Survey Feedback
2025 Highlight: Permit Survey Parking Frequency
Key Takeaways
•It was a summer of constant change. Our field team did a great job of rolling
with the adjustments, answering tough questions and trying to help.
•Guests and residents are learning the system. Our customer service interactions
are trending much more positive/neutral and payment compliance is up.
•The current program was generally adequate (83.33%) on the weekdays (Mon-
Thurs); however most parking areas (paid and free) are consistently full on the
weekend, with occupancies at or near 100%.
•The program began to break down in the early fall months, specifically on Bond
Park event days in late August, September and early October. The parking
structure filled more days and for longer periods of time. Beautiful fall weather
for a fourth year contributed to the demand.
•Ridership on The Peak was up this summer, especially on the Red Route
(downtown trolley) due in part to route configurations.
Next Steps / Q&A
1.2026 Paid Parking Program Planning
2.Town Board Regular Meeting – March 2026
•Present 2026 Season Paid Parking and Parking Permit Fees
3.Board Q & A
The Town of Estes Park is committed to providing equitable access to our services. Contact us
if you need any assistance accessing material at 970-577-4777 or townclerk@estes.org.
Report
To: Honorable Mayor Hall & Board of Trustees
Through: Town Administrator Machalek
From: Steve Careccia, Director
Department: Community Development
Date: December 9, 2025
Subject: Development Code Update: Residential Housing Typologies
Purpose of Study Session Item:
Design Workshop, consultant for the Development Code update, is seeking direction on
housing typologies. Presenting will be Eric Krohngold, Senior Associate with Design
Workshop.
Town Board Direction Requested:
Provide staff and the consultant with direction on the desired types of housing, and their
appropriate locations, within Town, along with direction on potential areas of revision to
the Development Code intended to promote an increase in housing stock and diversity.
Present Situation:
The Development Code update started in February of this year. Since then, work has
progressed on the public engagement plan, including completion of two open houses,
several pop-up events, a community-wide survey, and two public deliberations.
Summaries of these public engagement activities, along with feedback received to date,
are being compiled for distribution to the community.
The Development Code addresses housing in several ways: by permitting specific
residential uses in certain zoning districts; establishing permitted residential densities;
and through development standards such as building setbacks, building heights, and
open space and parking requirements, among other requirements.
Proposal:
With the update to the Development Code, the consultant has been asked to review the
Code for areas that could be revised to allow a greater mix of housing that meets the
needs of the community while conforming to the Town’s vision and expectations for
housing. The consultant’s presentation will highlight some potential areas of revision to
the Code while also posing several questions to help clarify Town Board direction on
housing.
Advantages:
Some advantages of an updated Development Code include:
•A more search- and user-friendly document;
•Modernization and incorporation of current best practices;
•Increased efficiency in the development review process;
•Incorporation of newer development concepts and standards;
•Improved aesthetics; and,
•Implementation and alignment with the Estes Forward Comprehensive Plan.
Disadvantages:
There are no disadvantages to discussing this study session topic.
Finance/Resource Impact:
There are no financial impacts at this time. Financial impacts have been accounted for
with this year's budget.
Level of Public Interest:
Public interest has been and will continue to be high.
Attachments:
1. Presentation
Development Code
Update Study
Session 3
December 9, 2025
Attachment 1
Today’s Agenda- Housing
Current Challenges, Importance,
and Applicability
Community and Staff Feedback
Framework
Topics & Discussion
1
2
3
4
Housing
Code Update Priority Area Joint Study Sessions
Process & Procedures Commercial
Development Review
Regulations and Process Design Guidelines
Residential
321
September November December
Current Challenges,
Importance, and
Applicability
Current Challenge
•Limited buildable land, steep terrain, and environmental
constraints restrict new housing capacity.
•Affordability gaps persist — especially for starter homes, studios,
and one-bedroom units.
•High parking and lot-size minimums, and lengthy review
processes increase cost and reduce feasibility.
•Short-term rentals remove naturally affordable units from the
long-term market.
•Very low ADU production due to unclear, slow, or costly building
processes.
•Seasonal and senior housing needs remain unmet, with workers
and older adults struggling to find stable options.
•Ageing housing stock
Source: Engagement Summary (Online Questionnaire, Focus Groups, Staff Feedback,
Town Board Discussions)
Importance- why this matters?
•Supports workforce retention by enabling more attainable, year-round
housing choices.
•Expands options for starter homes, aging-in-place, multigenerational living,
and small rental units.
•Strengthens property rights by allowing landowners more flexibility in
housing types, lot sizes, and incremental reinvestment.
•Aligns code tools with Comprehensive Plan housing goals and the
community’s desire for walkability and neighborhood character.
•Reduces development barriers and provides clarity, helping deliver both
market-rate and deed-restricted workforce housing.
•Encourages incremental, context-sensitive solutions like ADUs, cottage
courts, and small-scale missing-middle infill.
Source: Engagement Summary (Online Questionnaire, Focus Groups, Staff Feedback,
Town Board Discussions)
Applicability
•Potential new and existing select zone
districts where diverse housing types
(duplexes, townhomes, cottage courts,
ADUs) can fit sensitively.
•New development, infill, and
redevelopment projects seeking
appropriate densities, lot sizes, and building
forms.
•Adjustments to non-conforming lot rules
and review thresholds to streamline minor
improvements.
•PUD use in appropriate residential areas to
allow clustering, smaller lots, and integrated
community benefits.
PROCESS
ZONING
TOOLS
COMMUNITY
OUTCOME
Community and Staff
Feedback
Community & Staff Feedback
•Broad interest in a wider range of housing types,
especially duplexes, cottage courts, townhomes, and
ADUs.
•Given the importance of height restrictions, townhomes,
duplexes, and cottage courts are the preferred building
types over 3-4 story structures.
•Cottage courts and similar typologies help reinforce
neighborhood character by adding diverse, appropriately
scaled housing options.
-
Community & Staff Feedback
•Preference for smaller lots rather
than taller buildings to support
affordability while protecting
mountain character.
•PUDs are currently only allowed in
non-residential zones. Should be
able to do PUDs in residential
zones to achieve different types
of housing.
•Desire for clearer, more flexible
development standards and
streamlined processes to reduce
cost and uncertainty.
•Try to balance between
protecting open space and not
going high.
Preserving the character
of the town and
neighborhoods is very
important.
Buildings should not ruin
existing ridgelines (keep
the max number of floors
to 2 or 3).
Community & Staff Feedback
•Moderate community support for mixed-use
in appropriate corridors, with emphasis on
walkability and maintaining character.
Code should incentivize redevelopment over new development
and should limit high-density housing to highway corridors where
the potential for adequate transit and multi-modal transportation is
available.
Majority of
respondents* desired
diverse housing
typologies in these
areas
Majority of
respondents* desired
mixed-use development
in these areas
*Respondents from Open Houses
Framework
Correlation
Zone
Districts
Land Use
Development
Code
Built Environment in Estes Park
Typical Code Factors
Factor 1: Lot Size
Site & Building
Regulations
(Code Factors that
define site
characteristics and
built form in a
development code)
Factor 2: Setbacks
Factor 3: Floor Area Ratio
Factor 4: Density (units per acre)
Factor 5: Private Open Area Requirement
Factor 6: Maximum Height
Factor 7: Parking Requirements
Factor 8: Lot Coverage
Potential Code Factors (for consideration in Estes Park)
Site &
Building
Regulations
Diverse Housing
Typologies
Increase Housing Stock
Regulatory Clarity
Alignment with
Comprehensive Plan
ChecklistFactor 1: Lot Size
Factor 2: Setbacks
Factor 3: Floor Area Ratio*
Factor 7: Parking Requirement
Factor 5: Private Open Area Requirement*
Factor 6: Maximum Height*
Factor 4: Density (units per acre)*
Factor 8: Lot Coverage*
Tool: PUDs in Residential Zones
*Factors not under consideration
Framework
Factor 1: Lot Sizes
Impact
Description
Existing Change
Diverse Housing
Typologies
Increase Housing
Stock
Regulatory
Clarity
Alignment with
Comprehensive Plan
Objectives
ChecklistCode Factors
Lot Sizes
(10 mins)
Lot Sizes
Meaning: The minimum required area of a parcel for development.
Impact: Decreasing lot size requirements affects the number of
lots—and therefore, the number of homes—that can be created.
Existing Lot Sizes
Zoning District Minimum Lot Standards
Area (sq ft)Width (ft)
R 0.25 Ac 60
R-1 5,000 sq ft 50
R-2 Single-family= 18,000
Duplex= 27,000
60
RM 5400 sq ft/unit
Senior Institutional Living
Uses= 0.25 Ac
60;
Lots Greater than
100,000 sq. ft.= 200
R (Single-Family
Residential Zoning
District)
R-1 (Single-Family
Residential Zoning
District)
R-2 (Two-Family
Residential)
RM (Multi-Family
Residential)
Zoning Districts
Lot Sizes
Diverse Housing
Typologies
Increase Housing
Stock
Regulatory
Clarity
Alignment with
Comprehensive
Plan
Existing Lot Sizes
Proposed Reduced Lot Size Change
Housing Example- North Carolina
Housing Example- Utah
Housing Example- Colorado
Q. Are you in favor of lowering lot size limits to enable
incremental infill within neighborhoods?
If so, which existing zoning districts would you
consider appropriate?
•R (Single Family Residential Zoning District)
•R-1 (Single Family Residential Zoning District)
•R-2 (Two-Family Residential)
•RM (Multi-Family Residential)
Zone Districts
•R (Single Family Residential Zoning
District)
•R-1 (Single Family Residential Zoning
District)
•R-2 (Two-Family Residential)
•RM (Multi-Family Residential)
Setbacks
(10 mins)
Setbacks
Meaning: The required distance between a building and property
lines.
Impact: Changing setbacks shapes building placement, privacy, and
neighborhood character.
Existing Setbacks
Zoning
District
Minimum Building/Structure Property Line Setbacks
Front (ft)Side (ft)Rear (ft)
R 25-arterials; 15-other
streets
10 15
R-1 15 10 15
R-2 25-arterials; 15-other
streets
10 10
RM 25-arterials; 15-other
streets
10 10
R (Single-Family
Residential Zoning
District)
R-1 (Single-Family
Residential Zoning
District)
R-2 (Two-Family
Residential)
RM (Multi-Family
Residential)
Zoning Districts
Setbacks
Diverse Housing
Typologies
Increase Housing
Stock
Regulatory
Change
Alignment with
Comprehensive
Plan
Existing Setbacks
Proposed Reduced Setback Change*
(*Applicable for multi-family and two-family
developments (duplex, triplex etc))
Housing Example- Telluride
Housing Example- Telluride
Housing Example- Park City
Q. Do you support reducing setback requirements to
allow larger building footprints for more housing
types (duplexes, townhomes, cottage courts) to
facilitate infill and redevelopment?
•R (Single Family Residential Zoning District)
•R-1 (Single Family Residential Zoning District)
•R-2 (Two-Family Residential)
•RM (Multi-Family Residential)
Zone Districts
•R (Single Family Residential Zoning
District)
•R-1 (Single Family Residential Zoning
District)
•R-2 (Two-Family Residential)
•RM (Multi-Family Residential)
Parking Requirements
(10 mins)
Parking Requirements
Meaning: The minimum required parking spaces per dwelling unit.
Impact: Changing requirements grants more space to increase unit
size and/or number of units.
Existing Requirements
Residential Uses Minimum Number of Off-Street Parking
Spaces
Single-family, two-family, or townhome
dwelling (including employee housing)
2 per dwelling unit
Multi-family dwelling (excluding
employee housing)
Efficiency or 1-bedroom unit: 1.5 spaces.
2-bedroom or larger unit: 2 spaces.
+ 0.25 guest spaces per unit
R (Single-Family
Residential Zoning
District)
R-1 (Single-Family
Residential Zoning
District)
R-2 (Two-Family
Residential)
RM (Multi-Family
Residential)
Zoning Districts
Parking Requirements
Existing Parking
Requirements
Proposed Reduced
Parking Requirements
Diverse Housing
Typologies
Increase Housing
Stock
Regulatory
Clarity
Alignment with
Comprehensive
Plan
Q. Are you in favor of reducing parking requirements
to enable a greater number of units within select
housing types and locations?
PUD in Residential
zones
(10 mins)
PUD’s
Purpose (existing in the Code)
•To encourage innovations in residential and commercial development
and renewal so that the growing demands of the population may be
met by a greater variety.
•To encourage a more efficient use of land and of public services.
•To provide a process that can relate the type, design and layout of
residential and commercial development to the particular site, thereby
encouraging the preservation of the site's natural characteristics.
•To provide for well-located, commercial sites and well-designed
residential developments while minimizing the impact on roads,
streets and other transportation facilities.
•To conserve the value of the land.
•To provide for the development of planned mixed-use commercial and
residential developments.
PUD in Residential Zones
Meaning: A zoning tool that allows flexible site design, clustering, and varied housing types in exchange
for community benefits.
Impact: Adjusting PUD use determines how much flexibility developers have to design diverse, compact
neighborhoods.
Diverse Housing
Typologies
Increase Housing
Stock
Regulatory
Clarity
Alignment with
Comprehensive
Plan
Q. Are you in favor of introducing PUDs in select
residential zones to achieve housing diversity, protect
open space, and add to community benefits?
Thank you!
The Town of Estes Park is committed to providing equitable access to our services. Contact us
if you need any assistance accessing material at 970-577-4777 or townclerk@estes.org.
Future Study Session Items
January 27, 2026
•Development Code Update Engagement Summary
•Transit Year-End Review
February 10, 2026
•Vendor Fee Rate for Sales Tax Collection
•Plaque Honoring Civic Service/Art in Public Places
Items Approved - Unscheduled
•Joint Session with Fire District – Wildfire Resiliency Code
•Growth Management Areas Overview
•Police Department Facility Financing
•Commercial Loading Permit Post-Season Assessment
•Liquor License Process
Items for Town Board Consideration
•None