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HomeMy WebLinkAboutMINUTES Estes Park Planning Commission 2026-01-20Town of Estes Park, Larimer County, Colorado, January 20, 2026 Minutes of a Regular meeting of the ESTES PARK PLANNING COMMISSION of the Town of Estes Park, Larimer County, Colorado. The meeting was held in the said Town of Estes Park on January 20, 2026. Commission: Attending: Absent: Chair Charles Cooper, Vice Chair David Arterburn, Dick Mulhern, Chris Pawson, Julie Phares Commissioners Cooper, Arterburn, Phares, Pawson, Community Development Director Steve Careccia, Senior Planner Paul Hornbeck, Planner II Kara Washam, Special Counsel Greg White, Recording Secretary Karin Swanlund Mulhern Chair Cooper called the meeting to order at 1 :30 pm. There were approximately 14 people in the audience. INTRODUCTIONS Commissioners and staff introduced themselves. AGENDA APPROVAL It was moved and seconded-(Arterburn/Pawson) to approve the agenda. The motion passed 4-0. CONSENT AGENDA 1. Planning Commission Meeting Minutes dated December 16, 2025 It was moved and seconded (Arterburn/Pawson) to approve the consent agenda. The motion passed 3-0, with Phares abstaining. PUBLIC COMMENT: none ACTION ITEMS: 1. Rezone 440 Valley Road Planner II Washam Planner Washam reviewed the staff report. The applicants requested rezone of the subject property from RM (Multi-Family Residential) to A-1 (Accommodations, Low­ Intensity) to reclassify the existing three-unit accommodations structure from "Vacation Home" to "Resort Lodge." To be reclassified, the property must be zoned to a district that allows such use, as "Resort Lodge" is not permitted in the property's current RM (Multi-Family Residential) zoning. No future development is proposed with this application. Staff finds the application meets the Standards for Review in Development Code§ 3.3.D. However, written approval from surrounding property owners has not been provided at this time. Therefore, given the uncertainty in applying the requirements of Ballot Question 300, staff has no formal recommendation. DISCUSSION: Brian and Denise Borda, the applicants and owners of the property, discussed the property's history from the late ?Os to today. The property was rezoned from commercial to residential in 2000 without the owners' consent. Corrective action was taken in 2010 to rezone the property to Residential Multi-Family (RM). Chair Cooper asked about the formal submittal. The applicant stated they applied on 10/20/25; however, Planner Washam clarified that date was the submission of the Pre­ Application, the first step in the process. Step two: the neighborhood meeting was held on 11/24; step three: the formal submittal was made on 11/25/25. RECORD OF PROCEEDINGS Planning Commission -January 20, 2026 -Page 2 The applicants stated that they were unaware of Ballot Issue 300, that the language is unclear, and that it is an unattainable goal to obtain signatures from 67% of the surrounding properties when they have local addresses for only 10 of the 27 required. Cooper received clarification regarding the neighboring properties, including the rezoning of 900 Elkhorn from A-1 to CO. Attorney White stated that Ballot Issue 300, Ordinance 11-25, was adopted and became effective upon its passage. It is not part of the Development Code. Director Careccia had no opinion or recommendation on the validity of the application as it relates to Ballot Issue 300. Attorney White answered that the Town Board would determine how to apply the various questions. Pawson requested confirmation that the property was CO in 1999, and the applicants confirmed it, as evidenced by a 1986 building permit and other documents. PUBLIC COMMENT: Joan Hooper, a county resident, asked what the date of submission has to do with the approval of Ballot Issue 300. White answered that the Town Board will have to answer that. It was moved and seconded (Arterburn/Cooper) to forward a recommendation of approval to the Town Board of Trustees of the Zoning Map Amendment application, to rezone the 0.80-acre subject property addressed at 440 Valley Road from RM {Multi-Family Residential) to A-1 {Accommodations, Low Intensity), in accordance with the findings of fact outlined in the staff report and pending a decision of Ballot Issue 300. The motion passed 4-0. 2. Preliminary Subdivision 293 Overlook Ct Senior Planner Hornbeck Planner Hornbeck reviewed the staff report. The applicant requests approval of a preliminary subdivision plat to remove the six existing duplex building envelopes and create 10 single-family lots. Lot sizes range from approximately 6,700 to 23,600 square feet. Access is provided by two private, shared driveways that connect to Overlook Court. The lot owners will maintain the shared driveways and require a recorded shared driveway agreement with the final plat. The northern driveway connects to the property to the north, Black Canyon Inn, as an emergency access. Conditions include: The Final Plat shall specify which lots are for accommodation use and which are restricted to residential use. Access easements and driveway/drainage maintenance agreements, benefiting all lots with indirect access, shall be included with the Final Plat application and recorded with the Final Plat. Staff recommended approval of the preliminary subdivision. DISCUSSION: Brad O'Neil, applicant and owner, provided a quick background on the subdivision. The original plat included 6 single-family dwellings. In July 2022, John Cullen sought and obtained permission to convert 6 duplexes, totaling 12 units, into hotel inventory. The new proposal is 10 single-family dwellings, 5 of which will be vacation homes. The current plan returns to the original concept, offering a variety of unit mixes for Lot 2, where 22 duplexes already exist. The homes' orientation was changed to adjust views toward Longs Peak and to support the views of the two neighbors to the north. Chair Cooper confirmed that the road heading north will be gated. Per O'Neil, the Fire Department approved the road as proposed. It was never meant to be a through street. 20 trees will be removed, and 26 will be planted per Hornbeck. PUBLIC COMMENT: none REC O RD OF PROCEED I NGS Planning Commission -January 20, 2026 -Page 3 It was moved and seconded (Arterburn/Pawson) to forward to Town Board a recommendation of approval of the Preliminary Subdivision Plat, according to findings and conditions recommended by Staff. The motion passed 4-0 DISCUSSION ITEMS: Director Careccia reported that the Town Board Study Session on January 27 will be a summary of the public outreach on the Development Code rewrite to date. The consultant, Design Workshop, is putting together the framework and beginning to draft the code. Once staff receive that, it will be circulated to the public. There is at least one item for the February 17 Planning Commission meeting. With no further business, Chair Cooper adjourned the meeting at 2:50 pm. ooper, Chair