HomeMy WebLinkAboutPACKET Estes Park Planning Commission 2026-09-15NOTE: The Planning Commission reserves the right to consider other appropriate items not available at the time the agenda
was prepared.
This meeting will be streamed live and available on the Town YouTube page at www.estes.org/videos
Advanced Public Comment: 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, 170 MacGregor Avenue
Tuesday, September 15, 2026, 1:30 p.m.
INTRODUCTIONS
AGENDA APPROVAL
CONSENT AGENDA
1. Planning Commission minutes dated August 18, 2026
PUBLIC COMMENT
ACTION ITEMS
1. Text amendment to Section 3.2 (Standard Development Review Procedures) of the Estes Park
Development Code to modify the provisions related to Step 2: Neighborhood and Community
Meetings Director Careccia
2. Text amendment to Section 3.3 (Code Amendments) of the Estes Park Development Code to
modify the provisions related to the standards for review of Official Zoning Map amendments
(rezonings) and other relevant changes Director Careccia
DISCUSSION ITEMS
1. October 20, 2026, Commission Meeting – Development Code Update
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.
September 10, 2026
1
2
Town of Estes Park, Larimer County, Colorado, August 18, 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 August 18, 2026.
Commission: Chair David Arterburn, Vice Chair Dick Mulhern, Charles
Cooper, Chris Pawson, Julie Phares
Attending: Chair Arterburn, Vice Chair Mulhern, Commissioners Cooper,
Phares, Pawson, Community Development Director Steve
Careccia, Senior Planner Paul Hornbeck, Planner, Special
Counsel Greg White, Town Board Liaison Bill Brown,
Recording Secretary Karin Swanlund
Absent: None
Chair Arterburn called the meeting to order at 1:30 pm. There were four people in the
audience.
INTRODUCTIONS
Commissioners and staff introduced themselves.
AGENDA APPROVAL
It was moved and seconded (Cooper/Mulhern) to approve the agenda. The motion
passed 5-0.
CONSENT AGENDA
1. Planning Commission Meeting Minutes dated July 21, 2026
It was moved and seconded (Cooper/Pawson) to approve the consent agenda. The
motion passed 5-0.
PUBLIC COMMENT
NONE
ACTION ITEMS:
1. Large Vacation Home Review 1732 Dekker Cir Senior Planner Hornbeck
Planner Hornbeck reviewed the Staff Report. Following a recent remodel that added a
fourth bedroom, the property owners are seeking approval to operate as a Large
Vacation Home. Under EPDC Section 5.1.B.2, standard vacation homes are capped at
eight occupants (two per bedroom plus two additional guests). Upgrading to a Large
Vacation Home status would increase the property's maximum capacity from 8 to 10
guests.
However, EPDC Sec. 5.1.B.4.c.(3) mandates a minimum one -acre lot size for Large
Vacation Homes in residential districts unless adequate screening or buffering exists.
Because county records show the subject property is 0.82 acres, approval is contingent
on the Planning Commission formally finding that sufficient buffering or screening from
neighboring properties is present.
DISCUSSION:
Commissioners discussed the regulatory requirements for a large vacation home rental.
Planner Hornbeck clarified that the municipal code requires a minimum of two off-street
parking spaces. The maximum number of vehicles allowed to be parked outside is
equal to the number of bedrooms in the home.
DR
A
F
T
3
Planning Commission – August 18, 2026 – Page 2
Commissioner Mulhern noted that roughly 11% of the Short-Term Rental licenses are
4+ bedrooms and if the town aims to attract more visitors, there is a strong incentive to
increase the number of large vacation homes.
Buffering requirements were reviewed and clarified by Planner Hornbeck. He confirmed
that linear separation alone constitutes a valid criterion for buffering, meaning physical
barriers like trees or fences are not strictly required if the distance between structures is
sufficient.
Applicant Denny Blind responded to the Commissioners’ questions. He stated that the
property includes an upper deck off the dining room and a lower seating area with a hot
tub on the south side. Guests may park in the garage, and the property provides ample
parking. The management company has posted quiet hours beginning at 10:00 p.m. Mr.
Blind said he was unaware of any neighbor complaints.
PUBLIC COMMENT:
Kristine Poppitz, 650 Devon Drive, expressed concerns about the potential precedent of
approving a project on a lot smaller than one acre based on buffering determinations by
staff. She also noted that many residents may not have been able to attend an afternoon
meeting and advocated for a full public hearing process involving the Town Board.
It was moved and seconded (Mulhern/Phares) to approve the Large Vacation Home
application as presented, subject to the following:
a. Planning Commission finds that this Vacation Home’s location on a lot of
less than one acre is offset by adequate screening and/or buffering
measures currently in place.
b. Applicant shall update the Town business license, and associated fees,
prior to operation as a Large Vacation Home including a new in -home
posting with updated occupancy and maximum number of parked cars
allowed.
The motion passed 4-1, with Commissioner Pawson voting no.
DISCUSSION ITEMS
Director Careccia provided a review of the rezoning criteria being considered for the
Development Code rewrite, focusing on three review criteria.
• Compatibility with the Future Land Use Plan: The update aims to reduce ambiguity
regarding the change in conditions criteria. If a rezoning request is not strictly
consistent with the future land use plan, the Commission would then evaluate if it
corrects a past mapping error or addresses a significant change in conditions in
the immediate vicinity of the property.
• Compatibility with the Surrounding Area: The second criterion shifts focus to how
a rezoning might impact the local environment, providing a list of factors to guide
conditions for approval.
• Strategic Importance of Comp Plans: The discussion emphasized that the
Comprehensive Plan acts as a foundational document for town development,
which provides a strong, reliable basis for making rezoning decisions. The Director
emphasized that even if a rezoning aligns with the Comprehensive Plan, the public
retains a vital voice through the requirement to mitigate adverse impacts.
Chair Arterburn urged that the updated Development Code must do a better job of
accurately assessing and requiring true mitigation for parking and other impacts before
applications come before the board.
DR
A
F
T
4
Planning Commission – August 18, 2026 – Page 3
Director Careccia also discussed Neighborhood meeting requirements and proposals
from the Town Board. A key change is that town staff will now be mandated to attend all
neighborhood meetings. The Director will have the authority to require additional
neighborhood meetings if initial objectives are not met or if follow-up is deemed
necessary. The applicant's meeting summary must now be more detailed, specifically
identifying topics raised by neighbors and outlining the applicant's plan to address or not
address those concerns. The Town Board emphasized the importance of ensuring all
neighborhood meetings are conducted in a civil manner and remain open to everyone.
Chair Arterburn noted that the current process does not require public responses to the
applicant's summary to be formally published. He advocated for these neighbor
responses to be included in the public record to ensure that any disconnects between
the applicant’s summary and the neighbors' actual feedback are visible to the
commission and the public.
Commissioner Pawson returned to the topic of stormwater, seeking clarification on
whether the new development code includes enhanced strategies for detention,
retention, and runoff management considering recent heavy rain events. He also
suggested a creative solution regarding the "path to nowhere" issue—where developers
are required to build sidewalks that connect to nothing. He proposed that the Town
Trustees could potentially manage a fund or mechanism to prioritize sidewalk
placement where it makes more sense for community use.
With no further business, Chair Arterburn adjourned the meeting at 2:35 pm.
_________________________________
David Arterburn, Chair
Karin Swanlund, Recording Secretary
DR
A
F
T
5
6
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: Chair Arterburn & Planning Commissioners
From: Steve Careccia, Community Development Director
Department: Community Development
Date: September 15, 2026
Subject: Text Amendment to Section 3.2 (Standard Development Review
Procedures)
Purpose of Study Session Item:
Public hearing to consider a text amendment to Section 3.2 (Standard Development
Review Procedures) of the Estes Park Development Code to modify the provisions
related to Step 2: Neighborhood and Community Meeting.
Present Situation:
For development applications that require a public hearing before the Planning
Commission and/or Town Board, the Development Code, Section 3.2.B (Step 2:
Neighborhood and Community Meeting), requires that a neighborhood and community
meeting be held. A description and overview of the current process is as follows:
● Purpose is to provide an opportunity for informal communication between a
proposed applicant for development application (applicant), surrounding property
owners, and the general public.
● Meetings are required to be held prior to the submittal of any applicable
development application.
● Meetings must be held in a location that is generally accessible to surrounding
property owners and residents.
● Meetings must be held after 5 PM on weekdays or any time on a weekend.
● The applicant is responsible for sending out notice of the meeting. Notice
includes a legal advertisement in a local newspaper, a mailing to surrounding
property owners within 500 feet of the subject property, and with a sign posted on
7
the subject property. Notice must occur at least 15 days prior to the meeting.
Staff confirms that notice requirements have been met.
● The meeting is moderated by the applicant.
● Staff attendance is optional, but if attending, they do not serve as facilitators nor
become involved in any negotiations.
● The applicant is responsible for providing staff with a written summary of the
meeting, including a list of who attended the meeting, the issues discussed, and
comments by those in attendance. The summary must be included with the
submittal of the formal development application.
● Meeting attendees may submit additional summary items to the staff.
● Staff provides a neighborhood meeting overview in the Planning Commission
and Town Board staff reports.
To help provide context, staff conducted a small survey of nearby jurisdictions and their
neighborhood meeting processes. From that survey, it was found that the Town has a
very similar neighborhood meeting process compared to Larimer County, Ft. Collins,
Longmont, and Loveland. However, some differences include:
● Larimer County – The Director may waive the requirement to hold a
neighborhood meeting based on prior neighborhood feedback. Staff also attends
the meeting but does not facilitate the meeting nor provide project specific
information.
● Ft. Collins – Staff is responsible for scheduling, coordinating, and attending the
neighborhood meeting, and for completing the written meeting summary. The
Director also has the discretion to waive the neighborhood meeting requirement if
it is determined that the proposed development would not have a significant
neighborhood impact.
● Longmont – The Director may waive the requirement to hold a neighborhood
meeting or may require additional meetings, depending on the context of the
proposed development. The applicant is also required to specifically state in their
written meeting summary how they intend to address, or not address, comments
and questions raised at the meeting.
8
● Loveland - Staff is responsible for sending out the meeting notice and attending
the neighborhood meeting. The applicant is also required to specifically state in
their written meeting summary how they intend to address, or not address,
comments and questions raised at the meeting.
At a study session held on July 14, 2026, the Town Board reviewed changes to the
neighborhood meeting process and directed staff to proceed with a formal text
amendment. The Planning Commission also reviewed the proposed changes at a study
session held on August 18, 2026.
Proposal:
As attached, staff proposes several changes to Section 3.2 (Standard Development
Review Procedures) for neighborhood meetings. Such changes include:
• The Community Development Director may waive the neighborhood meeting
requirement in certain instances or require additional neighborhood meetings
• Staff will be responsible for sending out written notice of the neighborhood
meeting to surrounding property owners
• Staff will be responsible for placing the legal notice of the neighborhood meeting
• Staff will attend neighborhood meetings but not act as moderators or participate
in any negotiations
• The meeting summary must include how the applicant intends to address, or not
address, any concerns raised at the neighborhood meeting
Advantages:
● Potential to increase neighborhood and community involvement in the
development process
Disadvantages:
● Potential to add uncertainty, cost, and/or processing time to potential
development projects
● Potential to introduce false or misleading expectations on how new development
is processed, evaluated, and decided
9
Finance/Resource Impact:
None at this time.
Level of Public Interest:
Public Interest is expected to be low to moderate.
Notice of this public hearing was published on August 28, 2026, in the Estes Park Trail -
Gazette and placed on the Town’s website.
Recommendation:
Staff recommends approval of the changes to Estes Park Development Code Section
3.2 (Standard Development Review Procedures) to modify certain provisions related to
neighborhood meetings.
Sample Motion:
1. I move to forward to the Town Board a recommendation to approve a text
amendment to Section 3.2 (Standard Development Review Procedures) of the
Estes Park Development Code to modify the provisions related to Step 2:
Neighborhood and Community Meeting, as attached hereto.
2. I move to continue this item to the next regularly scheduled meeting, finding that
… [state reasons for continuing].
3. I move to forward to Town Board a recommendation of denial of this item, finding
that … [state findings for denial].
Attachments:
1. Draft Development Code Section 3.2 (Standard Development Review
Procedures) – Clean Version
2. Draft Development Code Section 3.2 (Standard Development Review
Procedures) – Markup Version
10
Created: 2025-10-20 16:51:48 [EST]
(Supp. No. 23)
Page 1 of 2
§ 3.2 Standard Development Review Procedure
B. Step 2: Neighborhood Meeting.
1. Purpose. The purpose of the neighborhood meeting is to inform occupants and owners of nearby lands
about the proposed development and forthcoming development application, receive comments,
address concerns about the development proposal, and resolve outstanding issues, where possible.
a. Favored Practice. Neighborhood meetings are intended for informal communication between
owners and occupants of nearby lands, applicants , and other residents who may be affected by
development proposals.
b. Applicability. A neighborhood meeting shall be required for development applications as
established by this Code. The Director may require additional neighborhood meetings, or waive
the neighborhood meeting requirement, based on the proposed development’s impact on
surrounding properties, mix of uses, density, complexity, or likelihood of adverse impacts.
c. Procedure. If a neighborhood meeting is required, it shall generally comply with the following
procedures:
(1) Place, Date, and Time. The neighborhood meeting shall be held at a place open to the
public that is generally accessible to neighbors that own and/or reside in the notification
area to the land subject to the application. It shall be scheduled after 5:00 p.m. on a
weekday. The applicant shall coordinate with staff on a mutually acceptable meeting place,
date, and time.
(2) Written Notification. Notification of the neighborhood meeting shall occur a minimum of
fifteen (15) days in advance of the meeting by placing notice in a newspaper of general
circulation in the Estes Valley and by mailing notice to all owners and occupants within 500
feet of the land subject to the application. The list of owners within the notification area
shall be generated by the Department. The notification shall state the date, time, and place
of the meeting, purpose of the meeting, description of the proposed project, and contact
information for the applicant.
(3) Property Posting. The property posting shall be on a standard sign with format and material
as established by the Department. The following additional requirements apply to posted
notices pursuant to this Section:
a) The posted notice shall be legible from a public street or public right-of-way in
clear weather conditions.
b) Projects abutting more than one public street or public right-of-way shall be
required to post one (1) additional sign for each abutting public street or public
right-of-way.
c) Property posting shall occur a minimum of fifteen (15) days in advance of the
neighborhood meeting, and the posted signage shall remain until the close of
any such neighborhood meeting, including the closing dates of any
neighborhood meeting that may be continued or postponed.
d) If the property is posted by the applicant, proof that the required signage was
posted in accordance with this Section shall be provided to the Department
prior to the opening of any neighborhood meeting. A date-stamped
photograph of the posted notice in context shall be deemed adequate proof for
purposes of this Section.
11
Created: 2025-10-20 16:51:48 [EST]
(Supp. No. 23)
Page 2 of 2
e) Removal, obstruction, damage or destruction of a properly posted notice by
weather or other natural occurrence shall not be construed as failure to comply
with the public notice provisions of this Code.
(4) Conduct of Meetings. At the neighborhood meeting, the applicant shall explain the
development proposal and application, inform attendees of the character and nature of
the process for review, respond to comments and questions neighbors may have about the
application, and propose ways to promote neighborhood compatibility. The meeting shall
be open to all and conducted in a civil manner.
(5) Staff Attendance. Staff shall attend neighborhood meetings. Staff may advise the attendees
regarding applicable provisions of the Development Code, but will not serve as facilitators
or become involved in negotiations at the neighborhood meeting.
(6) Written Summary of Neighborhood Meeting. The applicant shall provide the Department
with a written summary of the neighborhood meeting. The written summary shall include a
list of those in attendance, a summary of the issues related to the development proposal
discussed, comments by those in attendance about the development proposal, and any
other information the applicant deems appropriate. The written summary shall also include
a detailed description of how the applicant intends to address, or not address, the
comments and questions discussed at the neighborhood meeting. The written summary of
the neighborhood meeting shall be submitted with the development application materials,
and staff shall make the summary available to the public.
(7) Response to Summary. Any party in attendance at the neighborhood meeting may submit
an additional written summary indicating their understanding of the issues related to the
development proposal discussed, comments by those in attendance about the
development proposal, a response to the applicant’s written summary, and any other
information they deem appropriate.
(8) Upon review of the written summary and any responses, the Director may require a follow -
up neighborhood meeting(s) should the submitted materials indicate outstanding issues
remain that could benefit from additional discussion.
(Ord. 15-18 §1(Exh. A); Ord. 11-19 §1(Exh. A); Ord. 16-24, §1(Exh. A))
12
Created: 2025-10-20 16:51:48 [EST]
(Supp. No. 23)
Page 1 of 3
§ 3.2 Standard Development Review Procedure
B. Step 2: Neighborhood and Community Meeting.
1. Purpose. The purpose of the neighborhood and community meeting is to educate inform occupants
and owners of nearby lands about the proposed development and forthcoming development
application, receive comments, address concerns about the development proposal, and resolve
conflicts and outstanding issues, where possible.
a. Favored Practice. Neighborhood and community meetings are encouraged as
opportunitiesintended for informal communication between owners and occupants of nearby
lands, applicants, and other residents who may be affected by development proposals.
b. Applicability. Except as provided otherwise in §3.2.G (Summary Table-Standard Development
Review Process by Application Type),A neighborhood and community meetings shall be
mandatory required for zoning and planning projectsdevelopment applications that require a
public hearing as specified in this Code. Except as provide otherwise in as established by §3.2.G
(Summary Table-Standard Development Review Process by Application Type)this Code,
neighborhood and community meetings shall be voluntary for zoning and planning projects that
do not require a public hearing as specified in this Code. The Director may require additional
neighborhood meetings, or waive the neighborhood meeting requirement, based on the
proposed development’s impact on surrounding properties, mix of uses, density, complexity, or
likelihood of adverse impacts.
c. Procedure. If a neighborhood and community meeting is held by the applicantrequired, it shall
generally comply with the following procedures:
(1) Time and Place, Date, and Time. The neighborhood and community meeting shall be held
at a place open to the public that is generally accessible to neighbors that own and/or
reside in the notification area to the land subject to the application. It shall be scheduled
after 5:00 p.m. on a weekday or at any time on a weekend day. The applicant shall
coordinate with staff on a mutually acceptable meeting place, date, and time.
(2) Written Notification. The applicant shall provide notificationNotification of the
neighborhood and community meeting shall occur a minimum of fifteen (15) days in
advance of the meeting by placing notice in a newspaper or display advertising of general
circulation in the Estes Valley and by mailing notice to all owners and occupants within the
notification boundary500 feet of the land subject to the application. The list of owners
within the notification area of the affected property shall be obtained by the applicant
from the most recent version of the property owners of record provided shall be generated
by the Town of Estes ParkDepartment. The notification shall state the date, time, and place
of the meeting, purpose of the meeting, description of the proposed project, and contact
information for the applicant. (Ord. 16-24, §1(Exh. A))
(3) Posted Notices of Neighborhood and Community MeetingProperty Posting. Required
posted notice requirementsThe property posting shall be on a standard sign with format
and material as determined established by the Planning Department. The following
additional requirements shall apply to posted notices pursuant to this Section:
a) Any The posted notice shall be legible from a public street or public right-of-
way in clear weather conditions. "Legible" is defined as meeting the legibility
requirements in the Estes Park Municipal Code Chapter 17.66 (Signs).
13
Created: 2025-10-20 16:51:48 [EST]
(Supp. No. 23)
Page 2 of 3
b) Projects abutting more than one public street or public right-of-way shall be
required to post one (1) additional sign for each abutting public street or public
right-of-way.
c) Property posting of all notice(s) required by this Section shall occur a minimum
of fifteen (15) days in advance of the take place no later than fifteen (15) days
prior to any given neighborhood and community meeting for which the posting
is required, and the posted signage shall remain until the close of any such
neighborhood and community meeting, including the closing dates of any
neighborhood and community meeting that may be continued or postponed.
(Ord. 16-24, §1(Exh. A))
d) If the property is posted by the applicant, Pproof that the required signage was
posted in accordance with this Section shall be provided to the Planning
Department prior to the opening of any neighborhood and community
meeting. A date-stamped photograph of the posted notice in context shall be
deemed adequate proof for purposes of this Section.
e) Removal, obstruction, damage or destruction of a properly posted notice by
weather or other natural occurrence shall not be construed as failure to comply
with the public notice provisions of this Code. (Ord. 16-24, §1(Exh. A))
(4) Conduct of Meetings. At the neighborhood and community meeting, the applicant shall
explain the development proposal and application, inform attendees of the character and
nature of the process for review, and respond to comments and questions neighbors may
have about the application, and propose ways to resolve conflictspromote neighborhood
compatibility. The meeting shall be open to all and conducted in a civil manner.
(5) Staff Attendance. Staff shall attend neighborhood meetings. Town sStaff may attend the
neighborhood and community meeting for the purpose of advisingadvise the attendees
regarding applicable provisions of the Development Code, but shall will not serve as
facilitators or become involved in negotiations at the neighborhood meeting.
(6) Written Summary of Neighborhood and Community Record of Meeting. The applicant shall
provide the Planning Department with a written summary of the neighborhood and
community meeting. The written summary shall include a list of those in attendance, a
summary of the issues related to the development proposal discussed, comments by those
in attendance about the development proposal, and any other information the applicant
deems appropriate. The written summary shall also include a detailed description of how
the applicant intends to address, or not address, the comments and questions discussed at
the neighborhood meeting. The written summary of the neighborhood and community
meeting shall be included submitted with the development application materials, and staff
shall make the summary be made available to the public for inspection.
(7) Response to Summary. Any party in attendance at the neighborhood and community
meeting may submit an additional written summary indicating their understanding of the
issues related to the development proposal discussed, comments by those in attendance
about the development proposal, a response to the applicant’s written summary, and any
other information they deem appropriate. This written summary may include a response to
the applicant's written summary of the neighborhood meeting.
(8) Upon review of the written summary and any responses, the Director may require a follow -
up neighborhood meeting(s) should the submitted materials indicate outstanding issues
remain that could benefit from additional discussion.
14
Created: 2025-10-20 16:51:48 [EST]
(Supp. No. 23)
Page 3 of 3
Neighborhood and community meetings are optional for any other applications not requiring a
public hearing.
(Ord. 15-18 §1(Exh. A); Ord. 11-19 §1(Exh. A); Ord. 16-24, §1(Exh. A))
15
Estes Park Planning Commission Public Comment Form
The Planning Commission wants to hear from members of the community. The following
form was created for public comment on any current agenda items.
Please enter your full name. (This information is required to ensure the Town keeps accurate records of public
comment).
Date
Name *
Address *
Radio Button
Agenda Item Title
Public comment can be attached using the Upload button below or typed into the text box below.
File Upload
Comments for the
Planning
Commission:*
Please note, all information provided in this form is considered public record and will be included as permanent record for
the item which it references.
2026-09-14
02:32:31 PM
James Poppitz
650 Devon Drive
For Against Neutral
Rezoning Criteria Code Amendment
If you do not see the Agenda Item Title please email public comment to planning@estes.org.
If you have documents to include with your public comment they can be attached here.
25 MB limit.
Limited to a maximum of 1000 characters.
Dear Planning Commission,
I would like to address the recent attempt by the Town Board to rush through certain
text amendments, before/during the full process of re-writing the development code,
in an attempt to eliminate the existing needed code requirement for rezoning criteria,
"...changes in conditions in the areas affected..." to new, proposed criteria. The
process is being circumvented. These important changes have not seen adequate
debate, have not seen adequate public input, and have no reason to hurry them
through before the development code rewrite has a chance to complete its process.
Please listen to the citizens and allow the full process to unfold.
Thank you.
16
Estes Park Planning Commission Public Comment Form
The Planning Commission wants to hear from members of the community. The following
form was created for public comment on any current agenda items.
Please enter your full name. (This information is required to ensure the Town keeps accurate records of public
comment).
Date
Name *
Address *
Radio Button
Agenda Item Title
Public comment can be attached using the Upload button below or typed into the text box below.
File Upload
Comments for the
Planning
Commission:*
Please note, all information provided in this form is considered public record and will be included as permanent record for
the item which it references.
2026-09-14
01:17:51 PM
Kristine L. Poppitz
Devon Drive Estes Park, CO
For Against Neutral
Rezoning Criteria Code Amendment
If you do not see the Agenda Item Title please email public comment to planning@estes.org.
If you have documents to include with your public comment they can be attached here.
25 MB limit.
Limited to a maximum of 1000 characters.
Having attended almost all Open Houses, Community Conversations, private
presentations, Planning Commission meetings, Town Board study sessions and
Town Board meetings since the EPDC re-write commenced, I honestly express my
concern for the decision to move forward with text amendments during the extensive
and expensive re-write process. The most recent "citizen-engagement" was limited
to a "lottery" of less than 20 citizens. Following the steps of the re-write, in progress,
should allow for much more citizen engagement. This Estes Park Development
Code re-write, as many as aware, is a huge undertaking. More detailed, public
information needs to be shared, allowing for better understanding and feedback
through more avenues than guided surveys and limited Community Conversations.
Thank you.
17
18
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: Chair Arterburn & Planning Commissioners
From: Steve Careccia, Community Development Director
Department: Community Development
Date: September 15, 2026
Subject: Text Amendment to Estes Park Development Code Section 3.3 (Code
Amendments)
Objective:
Conduct a public hearing to consider a text amendment to Section 3.3 (Code
Amendments) of the Estes Park Development Code to modify the provisions related to
the standards for review of Official Zoning Map amendments (rezonings) and other
relevant changes.
Present Situation:
The Town Board and Planning Commission conducted a joint study session on August
7, 2025, to discuss the review criteria for rezonings (please see the packet and minutes
for additional information.) At the study session, there was agreement from the Board
and Commission to clarify the review criteria, especially regarding the meaning and
applicability of a “change in conditions”. Subsequently, staff was directed to draft an
amendment for future consideration.
The Town Board considered draft amendment language at study sessions held on May
26, 2026 and June 23, 2026 (please see links for respective packets). The Board
directed staff to bring the item back to a regular Town Board meeting for further
consideration and public discussion.
The Town Board held further discussion on this item at their regular meeting of
September 8, 2026. At that meeting, the Board directed staff to start formal adoption
proceedings for this code amendment.
19
For additional context, the Planning Commission memo from its January 21, 2025,
meeting to review rezoning criteria is also linked to this report.
Proposal:
As requested, staff has drafted revised rezoning criteria, along with other relevant
changes to Section 3.3 (Code Amendments) as presented below and in the
attachments, for further discussion and public comment.
The draft proposes two new review criteria along with the carryover of one existing
criterion, slightly modified, as described below:
Current Review Criteria 1
The amendment is necessary to address changes in conditions in the areas affected;
Proposed Review Criteria 1
The amendment is consistent with the Future Land Use Plan of the Estes Forward
Comprehensive Plan (December 2022). Alternatively, if the amendment is not
consistent with the Future Land Use Plan, then either:
a. The amendment is necessary to address a change in conditions since the
establishment of this Code, in the vicinity of the amendment area, which area’s
extent is subject to the interpretation of the Board of Trustees in its reasonable
discretion; or
b. The amendment will correct a technical error in the text or Official Zoning Map of
this Code.
Staff Commentary: The intent of the change is to place more importance on a proposed
rezonings consistency with the Future Land Use (FLU) Plan (attached) rather than a
change in conditions. It also furthers and clarifies the Comprehensive Plan compatibility
and consistency provisions established in Current Review Criteria 2 (below). A change
in conditions is still relevant as a review criterion, but only if the proposed rezoning is
found to be inconsistent with the FLU Plan. Similarly with a correction of a technical
error, these criteria should only be considered when the rezoning is found to be
inconsistent with the FLU Plan. As such, a rezoning could be found to be inconsistent
20
with the FLU Plan, but could still warrant approval if the rezoning responded to a
change in conditions or if it corrected a previous error in the Official Zoning Map.
Current Review Criteria 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; and
Proposed Review Criteria 2
The amendment will not adversely impact surrounding properties and the community, or
such potential adverse impacts, including but not limited to impacts related to
environmental conditions, building design and placement, wildlife, access, traffic,
emergency services, utilities, parking, noise, glare, odor, or other similar factors, have
been or shall be adequately addressed and mitigated, to the maximum extent feasible,
through compliance with this Code, enforceable agreements, and/or conditions of
approval. As necessary, conditions of approval may include, but are not limited to, the
following:
a. Modification in the number and type of permitted uses;
b. Modification or other regulations on permitted density or intensity of
development;
c. Modification or other regulations on building or structure massing, height, and/or
design;
d. Provision of additional open space;
e. Increased buffers and/or building setbacks; and
f. Consistency with concept plans, architectural plans, landscape plans, and other
site plans submitted as part of the amendment application.
Staff Commentary: The current review criteria establishes that new development
associated with a rezoning should be consistent with the Comprehensive Plan and
compatible with the surrounding area and community. As noted above, the portion
regarding consistency with the Comprehensive Plan was relocated to Proposed Review
21
Criteria 1. This allows Proposed Review Criteria 2 to expand upon and specifically focus
on the issues of compatibility and mitigation of adverse impacts.
Current Review Criteria 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.
Proposed Review Criteria 3
The Town and other relevant service providers shall have the ability to provide
adequate services and facilities that would be required if the amendment were
approved.
Staff Commentary: Only minor modifications are proposed. Overall intent remains.
Townwide and Large-Scale Updates
This revision establishes procedures for townwide and large-scale changes to the text
of the Development Code or the Official Zoning Map. As noted in the attachments, such
changes will be made under the Board’s legislative versus quasi-judicial powers. While
this revision was not a directive from either the Board or Commission, it adds procedural
clarity to this section, and so is offered for Board consideration.
Advantages:
• Clarity for staff, stakeholders, and decision makers
• Staff and Design Workshop have anticipated and planned for potential changes
to Development Code Section 3.3 (Code Amendments), so such changes will not
adversely affect the update process or schedule
Disadvantages:
• No disadvantages identified
Finance/Resource Impact:
None at this time
Level of Public Interest:
Public interest is anticipated to be moderate to high.
22
Notice of this public hearing was published on August 28, 2026, in the Estes Park Trail-
Gazette and placed on the Town’s website.
Recommendation:
Staff recommends approval of the draft rezoning criteria and other relevant changes to
Estes Park Development Code Section 3.3 (Code Amendments).
Sample Motion:
1. I move to forward to the Town Board a recommendation to approve a text
amendment to Section 3.3 (Code Amendments) of the Estes Park Development
Code to modify the provisions related to the standards for review of Official
Zoning Map amendments (rezonings) and other relevant changes, as attached
hereto.
2. I move to continue this item to the next regularly scheduled meeting, finding that
… [state reasons for continuing].
3. I move to forward to Town Board a recommendation of denial of this item, finding
that … [state findings for denial].
Attachments:
1. Draft Development Code Section 3.3 (Code Amendments) – Clean Version
2. Draft Development Code Section 3.3 (Code Amendments) – Markup Version
3. Estes Forward Comprehensive Plan (December 2022) – Future Land Use Plan
23
Created: 2025-07-08 15:01:51 [EST]
(Supp. No. 23, Update 3)
Page 1 of 2
§ 3.3 Code Amendments
A. Initiation. Applications to amend the text of this Code or to amend the Official Zoning Map (rezoning) may
be initiated by the following:
1. By the Community Development Director;
2. By motion of the Estes Park Planning Commission;
3. By request of the Board of Trustees; or
4. By application for a rezoning by the owner(s) of the property for which the rezoning is requested.
B. Private-Party-Initiated Applications for Rezonings. All applications for rezoning initiated pursuant to
§3.3.A.4 above shall comply with the following requirements:
1. Development Plan Required. All applications seeking to amend this Code to allow a change from one
zoning district to a different zoning district shall be accompanied by a development plan. This
requirement may be waived by the Community Development Director, or designee, upon finding the
projected size, complexity, anticipated impacts or other factors associated with the proposed
development or subdivision clearly justify such waiver.
2. Contents of Development Plan. See Chapter 2 of this Code for submittal requirements.
C. Procedures for Approval. All applications for text amendment or rezoning shall follow the standard
development approval process set forth in Chapter 2 of this Code.
D. Standards for Review. All applications for text amendment or rezoning, or alteration of conditions of
approval of zoning, shall be reviewed by the Planning Commission and Board of Trustees for compliance with
the relevant standards and criteria set forth below and with other applicable provisions of this Code.
1. The amendment is consistent with the Future Land Use Plan of the Estes Forward Comprehensive Plan
(December 2022). Alternatively, if the amendment is not consistent with the Future Land Use Plan,
then either:
a. The amendment is necessary to address a change in conditions since the establishment of this Code,
in the vicinity of the amendment area, which area’s extent is subject to the interpretation of the
Board of Trustees in its reasonable discretion; or
b. The amendment will correct a technical error in the text or Official Zoning Map of this Code.
2. The amendment will not adversely impact surrounding properties and the community, or such
potential adverse impacts, including but not limited to impacts related to environmental conditions,
building design and placement, wildlife, access, traffic, emergency services, utilities, parking, noise,
glare, odor, or other similar factors, have been or shall be adequately addressed and mitigated, to the
maximum extent practicable, through compliance with this Code, enforceable agreements, and/or
conditions of approval. As necessary, conditions of approval may include, but are not limited to, the
following:
a. Modification in the number and type of permitted uses;
b. Modification or other regulations on permitted density or intensity of development;
c. Modification or other regulations on building or structure massing, height, and/or design;
d. Provision of additional open space;
e. Increased buffers and/or building setbacks; and
24
Created: 2025-07-08 15:01:51 [EST]
(Supp. No. 23, Update 3)
Page 2 of 2
f. Consistency with concept plans, architectural plans, landscape plans, and other site plans submitted
as part of the amendment application.
3. The Town and other relevant service providers shall have the ability to provide adequate services and
facilities that would be required if the amendment were approved.
E. Townwide and Large-Scale Updates. Changes to the text of this code or the Official Zoning Map updating the
regulations or zoning designations for an area of the Town encompassing more than 640 acres of land, or
involving more than 100 properties owned by unique owners, establish Town-wide policy regarding future
urban growth. Generally applicable textual changes, or changes applicable to one or more zoning districts,
fall within this category. Because of the large number of properties involved in such updates, and because of
the generally applicable nature of these amendments, it is necessary to act under the Board of Trustees’
legislative powers and procedures and it would be impossible, in light of the Town’s other duties, to alter the
development code's maps and text through a series of individualized quasi -judicial proceedings. These
amendments may include changes to text and maps to classify and allocate land uses and distribution based
on need and actual utilization, to protect the tax base and foster economic opportunities, to improve
transportation and lessen congestion, to secure safety, and to protect the environment. The Board of
Trustees acts in a legislative capacity when it considers ordinances for such updates. The Board of Trustees
will consider the substance of subsection D, above, when considering such updates. However, legislative
actions are discretionary, and bound only by applicable statutes. The Town shall never be compelled to
undertake a legislative action, unless otherwise required by state or federal law, even if all review criteria
have been satisfied. The requirements of section 31-23-304, C.R.S., shall apply, but the procedural
requirements of this code, including chapter 3, shall not. Instead, Staff may conduct outreach to the
community as directed by the Board of Trustees in its discretion.
F. Applications for Building Permits During Consideration of Application for Amendment to this Code.
1. Whenever an ordinance or resolution has been introduced before the Board that involves a change in
zoning from a less restricted district to a more restricted district, or to set forth prohibited uses in any
existing zone district, no building permit shall be issued for a period not to exceed 120 days from the
date of the introduction of such zoning amendment when such building permit would authorize the
construction of a building or the establishment of a use that would become nonconforming under the
contemplated zoning amendment.
2. If such ordinance is not adopted within 120 days, the Town is authorized to accept applications and
issue building permits regardless of the pendency of such amendment.
25
Created: 2025-07-08 15:01:51 [EST]
(Supp. No. 23, Update 3)
Page 1 of 3
§ 3.3 Code Amendments
A. Initiation. Applications for to amend the text of this Code or to amend the Official Zoning Map (rezoning)
amendments may be initiated by the following:
1. By the Community Development Director;
2. By motion of the Estes Valley Park Planning Commission;
23. By request of either the Board of Trustees; or
34. By application for a rezoning by the owner(s) of the property for which the rezoningamendment is
requested.
B. Private-Party-Initiated Applications for Code Amendments (Rezonings). All applications for text or Official
Zoning Map amendmentsrezoning initiated pursuant to §3.3.A.3 4 above shall comply with the following
requirements:
1. Development Plan Required. All applications seeking to amend this Code to allow a change from one
(1) zone zoning district to a different zone zoning district or seeking to amend this Code by changing
the permitted uses in any zone district shall be accompanied by a development plan. This requirement
may be waived by Staff the Community Development Director, or designee, if it findsupon finding that
the projected size, complexity, anticipated impacts or other factors associated with the proposed
development or subdivision clearly justify such waiver.
2. Contents of Development Plan. See Appendix BChapter 2 of to this Code for submittal requirements.
3. Within one (1) year from the effective date of this Code, any property owner may apply for rezoning on
the basis that an error in the original zoning was made. Staff may waive the development plan
requirements based upon the nature of the proposed request. Applicant must submit a statement of
request setting forth information, data and reasons why the error exists.
C. Procedures for Approval. All applications for text amendment or Official Zoning Map amendmentsrezoning
shall follow the standard development approval process set forth in §3.2 of this Chapter 2 of this Code.
D. Standards for Review. All applications for text amendment or Official Zoning Map amendmentsrezoning, or
alteration of conditions of approval of zoning, shall be reviewed by the EVPC and Board(s)Planning
Commission and Board of Trustees for compliance with the relevant standards and criteria set forth below
and with other applicable provisions of this Code.
1. The amendment is necessary to address changes in conditions in the areas affectedconsistent with the
Future Land Use Plan of the Estes Forward Comprehensive Plan (December 2022) and other policies
and plans adopted by the Town. Alternatively, Iif the amendment is not consistent with the Future
Land Use Plan, then the amendment must show either;:
a. ItThe amendment is necessary to address a change in conditions since the establishment of this
Code, in the immediate close vicinity of the amendment area, which area’s extent is subject to the
interpretation of the Board of Trustees in its reasonable discretion; or
b. ItThe amendment will correct a technical error in the text or Official Zoning Map of this Code.
2. The amendment will not significantly adversely impact surrounding properties and the community, or
such 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 Ppotential adverse impacts to surrounding properties and the
community, including but not limited to impacts related to environmental conditions, building design
26
Created: 2025-07-08 15:01:51 [EST]
(Supp. No. 23, Update 3)
Page 2 of 3
and placement, wildlife, access, traffic, emergency services, utilities, parking, noise, glare, odor, or
other similar factors, have been or shall be adequately addressed and mitigated, to the maximum
extent practicable, through compliance with this Code, enforceable agreements, and/or conditions of
approval. As necessary, Sconditions of approvaluch mitigation measures may include, but are not
limited to, the following:Valley
a. Modification in the number and type of permitted uses;
b. Modification or other regulations on permitted density or intensity of development;
c. Modification or other regulations on building or structure massing, height, and/or design;
d. Provision of additional open space;
e. Increased buffers and/or building setbacks; and
a.f. Consistency with concept plans, architectural plans, landscape plans, and other site plans submitted
as part of the amendment application.; and
3. The Town , County, and/or other relevant service providers shall have the ability to provide adequate
services and facilities that might would be required if the application amendment were approved.
E. Townwide and Large-Scale Effect of Approvals and Lapse. When a development plan is required by this
Section, if an Applicant fails to either apply for a building permit or commence operation with regard to the
rezoning approval consistent with such development plan within three (3) years from the effective date of
the amendment, such development plan shall automatically lapse and become null and void. In the event a
development plan has lapsed, the Board, at its discretion, may institute rezoning proceedings pursuant to
the procedures and standards set forth in this Section to rezone the affected land areas. Updates. Changes
to the text of this code or the Official Zoning Map updating the regulations or zoning designations for an area
of the Town encompassing more than 640 acres of land, or involving more than 100 properties owned by
unique owners, establish Town-wide policy regarding future urban growth. Generally applicable textual
changes, or changes applicable to one or more zoning districts, fall within this category. Because of the large
number of properties involved in such updates, and because of the generally applicable nature of these
amendments, it is necessary to act under the Board of Trustees’ legislative powers and procedures and it
would be impossible, in light of the Town’s other duties, to alter the development code's maps and text
through a series of individualized quasi-judicial proceedings. These amendments may include changes to text
and maps to classify and allocate land uses and distribution based on need and actual u tilization, to protect
the tax base and foster economic opportunities, to improve transportation and lessen congestion, to secure
safety, and to protect the environment. The Board of Trustees acts in a legislative capacity when it considers
ordinances for such updates. The Board of Trustees will consider the substance of subsection D, above, when
considering such updates. However, legislative actions are discretionary, and bound only by applicable
statutes. The Town shall never be compelled to undertake a legislative action, unless otherwise required by
state or federal law, even if all review criteria have been satisfied. The requirements of section 31-23-304,
C.R.S., shall apply, but the procedural requirements of this code, including chapter 3, shall not. Instead, Staff
may conduct outreach to the community as directed by the Board of Trustees in its discretion.
(Ord. 07-14 §1)
F. Applications for Building Permits During Consideration of Application for Amendment to this Code.
1. Whenever an ordinance or resolution has been introduced before the Board s that involves a change in
zoning from a less restricted district to a more restricted district, or to set forth prohibited uses in any
existing zone district, no building permit shall be issued for a period not to exceed one hundred twenty
(120) days from the date of the introduction of such zoning amendment when such building permit
would authorize the construction of a building or the establishment of a use that would become
nonconforming under the contemplated zoning amendment.
27
Created: 2025-07-08 15:01:51 [EST]
(Supp. No. 23, Update 3)
Page 3 of 3
2. If such ordinance or resolution is not adopted within one hundred twenty (120) days, the appropriate
public entityTown is authorized to accept applications and issue building permits regardless of the
pendency of such amendment.
(Ord. 07-14 §1, 2/25/14)
28
Estes Park Planning Commission Public Comment Form
The Planning Commission wants to hear from members of the community. The following
form was created for public comment on any current agenda items.
Please enter your full name. (This information is required to ensure the Town keeps accurate records of public
comment).
Date
Name *
Address *
Radio Button
Agenda Item Title
Public comment can be attached using the Upload button below or typed into the text box below.
File Upload
Comments for the
Planning
Commission:*
Please note, all information provided in this form is considered public record and will be included as permanent record for
the item which it references.
2026-09-14
02:32:31 PM
James Poppitz
650 Devon Drive
For Against Neutral
Rezoning Criteria Code Amendment
If you do not see the Agenda Item Title please email public comment to planning@estes.org.
If you have documents to include with your public comment they can be attached here.
25 MB limit.
Limited to a maximum of 1000 characters.
Dear Planning Commission,
I would like to address the recent attempt by the Town Board to rush through certain
text amendments, before/during the full process of re-writing the development code,
in an attempt to eliminate the existing needed code requirement for rezoning criteria,
"...changes in conditions in the areas affected..." to new, proposed criteria. The
process is being circumvented. These important changes have not seen adequate
debate, have not seen adequate public input, and have no reason to hurry them
through before the development code rewrite has a chance to complete its process.
Please listen to the citizens and allow the full process to unfold.
Thank you.
29
Estes Park Planning Commission Public Comment Form
The Planning Commission wants to hear from members of the community. The following
form was created for public comment on any current agenda items.
Please enter your full name. (This information is required to ensure the Town keeps accurate records of public
comment).
Date
Name *
Address *
Radio Button
Agenda Item Title
Public comment can be attached using the Upload button below or typed into the text box below.
File Upload
Comments for the
Planning
Commission:*
Please note, all information provided in this form is considered public record and will be included as permanent record for
the item which it references.
2026-09-12
05:19:18 PM
Rebecca Urquhart
1955 Homestead Lane, Estes Park CO
For Against Neutral
Rezoning Criteria Code Amendment
If you do not see the Agenda Item Title please email public comment to planning@estes.org.
If you have documents to include with your public comment they can be attached here.
Comments on EPDC Sections 3.2 & 3.3 redraft .pdf 236.43KB
25 MB limit.
Limited to a maximum of 1000 characters.
See attached. This are my individual comments but the Estes Valley Residents
Association Board members have reviewed and made suggestions
30
Comments for Sept 15 agenda item on EPDC redraft of Sections 3.2 and 3.3
Residential Zoning District Adjustments
1. E will be reduced to 1/4 acre, R to 1/8 acre. Can be achieved by subdivision
for about 10-20% of lots without taking down a built home. Eventually almost
half of the lots in those zones could be subdivided.
2. Each reduced lot can have a single family home by right.
3. Each reduced sized lot can have townhomes, ADUs, duplexes, triplexes,
cottage courts with special or conditional reviews and limited by setbacks.
4. Proposal: No approvals of subdivision or increased density structures (except
ADU) without Ordinance 11-25 r approvals by the specified 2/3rd neighbors for
a period of 5 years.
5. Proposal: if subdivided, one lot will be limited to one residence and ADU, and
the other may have the increased density structures.
6. Proposal: Current nonconforming lots will be conforming in accordance with
the draft reduced size for purposes of ADUs and determination of need for
variances.
Explanation
3.3 Downzoning of E (now half acre), to 1/4 acre, and R (now a 1/4 acre), to an 1/8 acre.
It was clear from the panelist meetings that about a 54% of R zone and 43% of E zone lots are
currently nonconforming. Making most of these lots conforming would have advantages for
redevelopment approvals, such as adding an ADU.
Those that are less than the current zoning could not be subdivided to effectively downzone
them. The concern is that residents next to or very near to lots that could be subdivided may be
significantly affected if, say, a previous lot with a single family home, and perhaps an ADU is
subdivided, and the two halves are developed with cottage courts, duplex or triplexes plus
ADUs.
Even if the lot is not subdivided, a single family home could be converted on a larger lot to as
much as cottage courts with ADUs. Where they had one neighbor, maybe 2 with an ADU, now
they may have 6 or 8 neighbors.
The draft requires conditional or special use reviews. While the notices to neighbors
and hearings or neighborhood meetings will provide an opportunity for concerned neighbors
to voice objections, in reality, it is rare that the PC or Town Board denies development
applications. Accordingly, it is requested that the "downzoning" action be only allowed in the
next 5 years if the application complies with Ordinance 11-25, requiring the 2/3rds approvals by
neighbors in the notification area. After that, the proposal as written could take effect.
The reasoning is that owners who bought homes in E and R expected their neighbors to be only
single family homes, with at most an ADU. To drastically change the density overnight would
affect the quality of their living conditions and perhaps their home value. Delaying the
automatic implementation of higher density "missing middle" housing would allow residents to
31
decide if they are willing to remain in high density areas or if they want to relocate.
Additionally, there is a good possibility that the neighbors may not object to the application to
increase density.
Before the map is approved, the PC should review each of the areas to be downzoned. Some
will be transitions because they are next to high density, but others may be a drastic change for
residential areas next to those.
A priority of Community Development is to make that large percentage of nonconforming lots
as conforming, to eliminate conditional use reviews for ADUs or variances,. Accordingly, the
suggestion is to consider them conforming down to the new lot sizes for those purposes or
standards.
32
Estes Park Planning Commission Public Comment Form
The Planning Commission wants to hear from members of the community. The following
form was created for public comment on any current agenda items.
Please enter your full name. (This information is required to ensure the Town keeps accurate records of public
comment).
Date
Name *
Address *
Radio Button
Agenda Item Title
Public comment can be attached using the Upload button below or typed into the text box below.
File Upload
Comments for the
Planning
Commission:*
Please note, all information provided in this form is considered public record and will be included as permanent record for
the item which it references.
2026-09-14
01:17:51 PM
Kristine L. Poppitz
Devon Drive Estes Park, CO
For Against Neutral
Rezoning Criteria Code Amendment
If you do not see the Agenda Item Title please email public comment to planning@estes.org.
If you have documents to include with your public comment they can be attached here.
25 MB limit.
Limited to a maximum of 1000 characters.
Having attended almost all Open Houses, Community Conversations, private
presentations, Planning Commission meetings, Town Board study sessions and
Town Board meetings since the EPDC re-write commenced, I honestly express my
concern for the decision to move forward with text amendments during the extensive
and expensive re-write process. The most recent "citizen-engagement" was limited
to a "lottery" of less than 20 citizens. Following the steps of the re-write, in progress,
should allow for much more citizen engagement. This Estes Park Development
Code re-write, as many as aware, is a huge undertaking. More detailed, public
information needs to be shared, allowing for better understanding and feedback
through more avenues than guided surveys and limited Community Conversations.
Thank you.
33
3
CHAPTER THREE
FUTURE
LAND USE
»Introduction
»Future Land Use Categories
»Future Land Use Map
»Opportunity Areas
»Annexation and Future Town
Service Areas
34
THIS FUTURE LAND USE PLAN IS A
CORNERSTONE OF ESTES FORWARD,
PROVIDING GUIDANCE TO THE
TOWN AND COUNTY’S ELECTED
AND APPOINTED LEADERS AS
THEY MAKE LAND USE AND
DEVELOPMENT DECISIONS.
61ESTES FORWARD | COMPREHENSIVE PLAN
35
FUTURE LAND USE
INTRODUCTION
The Future Land Use Plan conveys the patterns and
priorities of conservation, development, economic
vitality, neighborhood character, and the preservation
of natural, agricultural, and rural landscapes. It serves
as a starting point for conversations about regional
initiatives and development proposals by illustrating
the interrelationship between seemingly separate and
uncoordinated land use activities. The framework also
enhances predictability for residents and developers
about the desired character of each area. It is a guide
for decision-makers as they consider how proposed
development can help or harm our desired future, and
where and how the community will grow or not grow.
Most of the forecasted growth in the next two decades is
expected to be accommodated within the Estes Park town
limits. Accordingly, the Future Land Use Plan prioritizes
LQͤOO GHYHORSPHQW DQG UHGHYHORSPHQW SULPDULO\ ZLWKLQ
Estes Park town limits while simultaneously positioning
the unincorporated Valley to support new attainable
housing and mixed-use near existing commercial
centers and key transportation corridors.
The Future Land Use categories, map, and related
land use policies are intended to protect the Valley’s
distinctive character and prevent development sprawl
that requires extensive infrastructure investments,
long-term maintenance, and impacts the area’s natural
character. The map categorizes areas outside of Estes
Park town limits to guide appropriate development
patterns, respect private property rights, and preserve
the open and rural character that County residents value.
RELATIONSHIP BETWEEN FUTURE LAND
USE AND ZONING
The Future Land Use Categories are not zoning districts.
They convey aspirational land use policy, in contrast
with zoning which is legally enforceable. Zoning refers
to land use entitlements and requirements that regulate
appropriate use, form, density, and other characteristics
DSSURSULDWHIRUDVSHFLͤFVLWHAdoption of this Plan and
the Future Land Use Plan does not alter, circumvent,
or supersede established zoning or overlay districts
without following the legislative process for amending
the zoning map or Town and County development codes.
FUTURE LAND USE CATEGORIES
The proposed Future Land Use Categories unify the
Town and County’s framework for the built and natural
character, and work to prevent development sprawl that
requires extensive infrastructure investments and long-
term maintenance.
The proposed Future Land Uses reorganize and
consolidate the Town’s previous range of land
FODVVLͤFDWLRQ WKDW UHODWHV GHQVLW\ DQG LQWHQVLW\ RI
development potential to ecological conditions
and market demand. This approach coordinates
GHYHORSPHQWDQGFRQVHUYDWLRQWRSURYLGHIRUͤVFDOO\DQG
environmentally responsible growth.
The ten (10) Future Land Use Categories represent
development patterns that share similar attributes of
environmental and built character within the Town of
Estes Park and Larimer County’s Estes Valley Planning
Area. Shared attributes within each area include the
size and type of buildings and their relationship to the
street, the street type and block pattern, supported
transportation modes, the intensity of land use, and
density of development. The Future Land Uses provide
a guide for land use policies and decisions that direct
growth according to character and intensity of use.
62 CHAPTER 3: FUTURE LAND USE
DENSITY vs. INTENSITY:
Understanding the Difference
Land use refers to the set of
activities that occur on any given
property. Land use intensity
refers to the degree to which
those activities occur or the
extent to which a property is
used for activities. For example,
a commercial use is more intense
than a residential use. Density
further describes the intensity of
residential uses and is typically
expressed as the number of
dwelling units located on a single
acre of land.
36
63ESTES FORWARD | COMPREHENSIVE PLAN
1. Natural Resource
Conservation & Parks
2. Mountains & Foothills
3. Low-density
Accommodations
4. Suburban Estate
5. Neighborhood Village
6. Mixed Residential
Neighborhood
7. Public/Semi-Public
8. Downtown
9. Mixed-Use Centers &
Corridors
10.Industrial Mix
37
NATURAL RESOURCE CONSERVATION & PARKS
The Natural Resource Conservation and Parks category
is composed of Rocky Mountain National Park, Arapahoe
and Roosevelt National Forest, Bureau of Reclamation,
and wildlife habitat, open space, parks and trail corridors
managed by Larimer County and the Town of Estes Park.
The lands within this category provide a mix of recreation
opportunities including self-directed outdoor recreation,
developed parks, playgrounds, and environmental
educational opportunities while protecting natural
heritage and open space. Nearly 10,000 acres have
been voluntarily conserved by private land owners via
conservation easements and the Estes Valley Land Trust
with no public access.
Appropriate Land Uses and Development
Types
»Federal natural resource lands
»Public water-access facilities
»Primitive campsites and rustic campgrounds
»Natural resource based self-directed recreation
»Forestry, grazing, agriculture
»Wildlife corridors
»Private lands under conservation easements (no
public access)
»Public recreation centers
»3DUNVDQGUHFUHDWLRQVSRUWVͤHOGV
»Multi-use paths & trails
Built Form
New buildings and structures, if any, should support public
utilities, research operations, public land maintenance,
park use, recreation, and low-impact agriculture. These
may include structures such as restrooms, trailhead
facilities, picnic shelters, seating areas, play equipment,
concessions, or equipment storage. All structures should
be designed for compatibility with the surrounding
aesthetic and for preservation of surrounding open
space and viewsheds.
»Building Height: 1 - 2 stories
»Block Length: N/A
»Primary Road Setback: N/A
»Transportation System: Streets and parking lots
provide vehicle access to trailheads and parks;
off-street trail network for pedestrian, bicycle, and
equestrian use; sidewalks, and on-street bicycle
facilities for Town parks.
Previous (1996) Future Land Use Categories
»Natural Resource (Larimer County)
»Parks, Recreation, & Open Space
FUTURE LAND USE CATEGORIES
64 CHAPTER 3: FUTURE LAND USE
38
MOUNTAINS & FOOTHILLS
The Mountains & Foothills category is composed
of private forestry, agricultural, and ranching lands,
ecotourism, undeveloped natural landscapes including
steep slopes and watershed protection. This category
allows for limited development of very low-density single
family or residential conservation developments. Lands
in this category should not be targeted for expansion of
public or private water and sewer infrastructure. Some
areas located within this category could ultimately
transition to Natural Resource Conservation & Parks
through conservation easements or expansion of public
lands to further preservation of natural resources and
wildlife habitat.
Appropriate Land Uses and Development
Types
»Forestry, ranching, agricultural uses
»Eco and Agritourism
»Single-family conservation developments
»Hazard mitigation
»Watershed protection
Built Form
This category supports low-density development of
buildings and structures designed for preservation of
surrounding open space and viewsheds.
»Building Height: 1 - 2.5 stories
»Block Length: N/A
»Primary Road Setback: 100+ ft.
»Transportation System: Automobiles are primary
transportation mode to provide access to homes
and destinations on rural, low-volume roads;
backcountry trail network for pedestrian, off-
road bicycle, and equestrian use; road shoulders
accommodate bicycles.
Previous (1996) Future Land Use Categories
»Mountains & Foothills (Larimer County)
»Rural Estate 10 Acre Min.
»Rural Estate 2.5 Acre Min.
65ESTES FORWARD | COMPREHENSIVE PLAN
39
LOW-DENSITY ACCOMMODATIONS
The Low-Density Accommodations category is intended
for uses such as rustic lodges, resorts, and cabins that
are developed in rural areas at a lower density and
intensity than urban hotel or motel-style lodging.
Appropriate Land Uses and Development
Types
»Rural lodges and resorts
Built Form
This category supports low-density or clustered
development on large lots that prioritizes preservation
of surrounding natural landscapes and viewsheds. Low-
density accommodations may be served by public water
and wastewater dependent upon location.
»Building Height: 1 - 2 stories
»Block Length: N/A
»Primary Road Setback: 30+ ft.
»Transportation System: Automobiles are primary
transportation mode on rural, low-volume streets;
wide shoulders accommodate bicycles and
pedestrians
Previous (1996) Future Land Use Categories
»Accommodations
66 CHAPTER 3: FUTURE LAND USE
40
SUBURBAN ESTATE
The Suburban Estate category is intended for low to
medium density single family residential development,
including conservation development that may be
supported by limited small-scale neighborhood
commercial located at crossroads or along arterial roads
within the Town. Any non-residential uses are appropriate
when they demonstrate the following:
»Supports a local, neighborhood need
»Is appropriately located for the access and
transportation requirements of the activity (e.g.,
a rustic camp may be acceptable on gravel road,
whereas a retail use should be located on a paved
road)
»Availability of adequate utilities and infrastructure
HJZDWHUVHZHUͤUHSURWHFWLRQ
»Scale and intensity of the use is in harmony with the
surrounding neighborhood based on factors such
as:
• Built character
• Proximity to residential areas
• Proximity to sensitive environmental features
or wildlife areas
• Proximity to unique or highly visible
viewsheds, landforms, or places of interest
Appropriate Land Uses and Development
Types
»Single family residential subdivisions with low to
medium density
»Single family homes with accessory dwelling units
»Single family clustered or conservation
developments (in the County)
»Limited neighborhood-serving commercial located
at primary intersections (in the Town or key
locations)
Built Form
The Suburban Estate Category typically consists of
medium-sized single-family homes on lots that are at
least a quarter-acre in size. Medium-density conservation
development with smaller lots requires public water and
wastewater. However much of the development in this
category is served by septic where public wastewater is
unavailable and larger lots can accommodate individual
systems. New homes should be appropriately scaled
for compatibility with existing neighborhood character.
Existing suburban neighborhoods served by public
utilities can accommodate moderate increases in density
through the addition of Accessory Dwelling Units.
»Building Height: 1 - 2.5 stories
»Block Length: N/A
»Primary Road Setback: 30+ ft.
»Transportation System: Automobiles are the
primary mode of transportation on low-volume
streets that are wide enough for pedestrians to
safely walk the shoulder. As much as possible,
dead-end streets and cul-de-sacs are discouraged
LQIDYRURIHͦFLHQWLQWHUFRQQHFWHGVWUHHWQHWZRUNV
Previous (1996) Future Land Use Categories
»Estate 1 Acre Min.
»Estate 0.5 Acre Min.
67ESTES FORWARD | COMPREHENSIVE PLAN
41
NEIGHBORHOOD VILLAGE
The Neighborhood Village category contains medium
to higher density single family residential organized in a
more compact development pattern that is characterized
by an interconnected street network, available water and
wastewater, increased walkability and connectivity to
other neighborhoods and commercial nodes. Limited
neighborhood-serving civic, cultural, and commercial
uses may be located near neighborhood entrances and
crossroads.
Appropriate Land Uses and Development
Types
»Medium to higher density single family
»Accessory dwelling units
»Duplexes and triplexes
»Limited neighborhood-serving civic, cultural, and
commercial uses
Built Form
%XLOGLQJV LQ WKLV FODVVLͤFDWLRQ DUH PRGHVWO\ VL]HG DQG
residential in nature located on small to medium-sized
lots under half an acre that are served by public water and
ZDVWHZDWHU1HZLQͤOOVKRXOGEHDSSURSULDWHO\VFDOHGIRU
compatibility with the existing neighborhood character
with medium to shallow front setbacks and garages
located at the side or rear of the home. Established
neighborhoods can accommodate moderate increases
in density through the addition of Accessory Dwelling
Units.
»Building Height: 1 - 2.5 stories
»Block Length: 250 – 650 ft.
»Primary Road Setback: 10 – 30 ft.
»Transportation System: Low-speed residential
streets are interconnected and shared by
automobiles and bicycles; double-loaded sidewalks
facilitate safe pedestrian travel.
Previous (1996) Future Land Use Categories
»Residential 0.25 Acre Min.
»Two-family
»PUD Residential
»Accommodations Low-density
68 CHAPTER 3: FUTURE LAND USE
42
MIXED RESIDENTIAL NEIGHBORHOOD
The Mixed Residential Neighborhood category
accommodates high density mixed residential
development that facilitates the coexistence of
townhomes, condos, and multi-family complexes. It
is characterized by an interconnected street network,
available water and wastewater, and walkable
neighborhoods that connect to commercial nodes and
other neighborhoods. Mixed residential neighborhoods
may include limited neighborhood-serving civic, cultural,
and commercial uses.
Appropriate Land Uses and Development
Types
»Condominium developments
»Townhomes
»Multi-family complexes
»Limited neighborhood-serving civic, cultural,
commercial uses
Built Form
New structures and redevelopment in this category
consist of larger-scale residential buildings on a variety
of lot sizes served by public water and wastewater.
Density bonuses incentivize attainable workforce
housing. Shallow setbacks allow for maximized use of
the lot. Parking and garages should be located at the
side, rear, or below structures.
»Building Height: 3 - 4 stories
»Block Length: 250 ft.
»Primary Road Setback: 10 - 20ft.
»Transportation System: This category
accommodates all modes: automobile, bicycle,
pedestrians, and transit. Residential streets
in Mixed Residential Neighborhoods are
interconnected with double-loaded sidewalks and/
or shared-use paths for safe bicycling and walking.
Previous (1996) Future Land Use Categories
»Multi-family
69ESTES FORWARD | COMPREHENSIVE PLAN
43
PUBLIC/SEMI-PUBLIC
The Public/Semi-public category consists of institutional
and civic uses such as recreation centers, schools,
research facilities, utility, and public services operations.
Appropriate Land Uses and Development
Types
»Research facilities
»Civic uses
»Community/recreation centers
»Schools
»Public services operation
Built Form
Structures and buildings in this category consist of
1-3 story buildings on a variety of lot sizes. Public/
Semi-public uses are often located on or near major
transportation corridors and served by public water and
wastewater, depending on location. Street setbacks and
vegetative buffers increase as the intensity of the use
increases.
»Building Height: 1 - 3 stories
»Block Length: N/A
»Primary Road Setback: increase as intensity and
scale increase
»Transportation System: Automobiles are the
primary transportation mode; development should
strive for pedestrian and bicycle connectivity to
uses that are frequented by the public.
Previous (1996) Future Land Use Categories
»Public/Semi-public
70 CHAPTER 3: FUTURE LAND USE
44
DOWNTOWN
The Downtown category is characterized by a dense,
compact street grid, well-developed pedestrian network,
and readily available water or wastewater infrastructure.
This area is predominantly composed of traditional,
and often historic, vertical mixed-use buildings.
The Downtown is well provided for in terms of
XUEDQ VHUYLFHV PDNLQJ LW WKH PRVW HͦFLHQW DUHD IRU
redevelopment or development of underutilized land.
See the Estes Park Downtown for Details.
Appropriate Land Uses and Development
Types
»Traditional, dense vertical mixed-use with
UHVLGHQWLDORͦFHLQVWLWXWLRQDOFRPPHUFLDO
entertainment, and upper-story residential
»Civic uses such as community centers, libraries,
government administration facilities
»Cultural uses such as museums and performing
arts venues
Built Form
The Town Center is a complete community with
highly walkable, pedestrian-oriented streetscapes.
Development should prioritize the preservation and
rehabilitation of historic buildings and encourage
FRPSDWLEOH LQͤOO GHYHORSPHQW 1HZ DQG UHPRGHOHG
EXLOGLQJV VKRXOG UHͥHFW D FRPSDWLEOH VFDOH DQG
vernacular of existing buildings on small to medium-
sized lots. Building heights should be 1.5-3 stories and
should form a continuous street-wall along primary
streets. Parking is located on the street, at the rear of
buildings, and in off-site public lots or decks.
»Building Height: 1.5 - 3 stories
»Block Length: 250 ft.
»Primary Road Setback: 0 ft.
»Transportation System: This category
accommodates all modes: automobile, bicycle,
pedestrians, and transit.
Previous (1996) Future Land Use Categories
»Downtown Commercial
71ESTES FORWARD | COMPREHENSIVE PLAN
45
MIXED-USE CENTERS & CORRIDORS
The Mixed-use Centers and Corridors category contains
medium to higher-density vertical mixed residential
and commercial use developments located on or near
major thoroughfares. This category is characterized by
an interconnected road network, available water and
wastewater, and a walkable environment and a greater
emphasis on design of upper stories for compatibility.
Appropriate Land Uses and Development
Types
»Mixed-Use developments with upper-story
UHVLGHQWLDORͦFHLQVWLWXWLRQDOFRPPHUFLDO
entertainment
»Medium-high density accommodations such as
hotels, motels, short-term rental attached units
Built Form
New and redeveloped sites in Mixed-use Centers and
&RUULGRUV VKRXOG UHͥHFW D YDULHW\ RI EXLOGLQJ W\SHV RQ
large lots. Development in this category should strive to
increase business density, adding residential units where
appropriate, and expanding multi-modal connectivity.
Parking lots should be divided into more than one
area including the side and rear of buildings where
feasible. All structures should feature pedestrian-scale
entrances. Development should positively contribute
to the character of the town through pedestrian-scaled
DUFKLWHFWXUDOIHDWXUHVRQJURXQGͥRRUVDQGODQGVFDSLQJ
»Building Height: 1 - 5 stories
»Block Length: 250 – 650 ft.
»Primary Road Setback: 10 - 150 ft.
»Transportation System: This category
accommodates all modes: automobile, bicycle,
pedestrians, and transit. The pedestrian system
should connect to other mixed-use and commercial
nodes and neighborhoods. Sidewalks and/or
shared-use paths and bicycle infrastructure should
connect the multi-modal network along primary
transportation corridors. Pedestrian connectivity
internal to the site must connect parking areas to
the building and adjacent sites.
Previous (1996) Future Land Use Categories
»2ͦFH
»PUD Commercial
»Commercial Recreation
»Commercial
»Accommodations
72 CHAPTER 3: FUTURE LAND USE
46
INDUSTRIAL MIX
The Industrial Mix category is supported by major
transportation corridors, public water, and wastewater
infrastructure. This category provides for a range of
industrial manufacturing, warehouse, commercial, and
ODUJHVFDOHLQVWLWXWLRQDORURͦFHXVHV,WLQFOXGHVH[LVWLQJ
heavy industry within the Estes Valley but supports a
shift toward light and clean industrial and small-scale
manufacturing uses with fewer environmental impacts.
Appropriate Land Uses and Development
Types
»,QGXVWULDODQGͥH[RͦFHVSDFH
»Small scale or boutique manufacturing
»Warehouse uses, including those with direct-to-
consumer sales and retail hours
»/DUJHVFDOHLQVWLWXWLRQDODQGRͦFHIDFLOLWLHV
»Limited commercial uses
»Existing heavy industry
Built Form
1HZ DQG UHGHYHORSHG VLWHV VKRXOG UHͥHFW D YDULHW\ RI
building types, typically on very large lots. Buildings
should be appropriately screened or set back from lot
lines to minimize impacts to adjacent non-industrial
properties. Street setbacks and vegetative buffers
increase as the intensity of the use increases.
»Building Height: 1-3 stories
»Block Length: N/A
»Primary Road Setback: Increases as intensity and
scale increase
»Transportation System: This area accommodates
vehicles as the primary mode of transportation
but should strive for pedestrian and bicycle
connectivity to support alternatives to vehicle travel
and a healthy workplace.
Previous (1996) Future Land Use Categories
»Light Industrial
»Restricted Industrial
73ESTES FORWARD | COMPREHENSIVE PLAN
47
Lake Estes
Lily Lake
Marys Lake
FALL RIVER
FISH CREEK
BLACK CANYO
N
C
R
EEK
BIG THOMPSON RIVER
66
36
36
34
34
7
R oooo ccccc kkkkk yyyy MMMMM oooooo uuuuu nnnnnnn ttttttttt aaaaaaa iiii nnnnnnn
NNNNNNNN aaaa tttt iiiiiii oooooooooo nnnn aaaaaaa lllll PPPPPPP aaaaa rrrrr kkkkkkkk
FUTURE LAND USE MAP
74 CHAPTER 3: FUTURE LAND USE
48
FUTURE LAND USE MAP OVERVIEW
The Estes Forward Future Land Use Map applies the Future Land Use
Categories to the Estes Valley Planning Area and Town of Estes Park
jurisdictions to recommend appropriate locations for each category
of land use and development character. The composition of map is
informed by several factors:
»The previous future land use maps (Town - 1996, County - 2019)
»Current zoning map
»Historic development patterns
»Existing water service areas
»Environmental features and constraints
»Areas of anticipated development
»Growth and conservation preferences articulated by the
community
The Future Land Use Map provides the overarching structure for
orchestrating appropriate patterns of development and conservation
WKURXJKRXW WKH (VWHV 9DOOH\ ,Q GRLQJ VR WKH PDS LQͥXHQFHV DQG
informs zoning decisions to achieve desired future growth patterns.
:KLOH HYDOXDWLQJ VLWHVSHFLͤF GHYHORSPHQW UHTXHVWV VWXG\ WKH
Future Land Use Map to determine whether the request is consistent
with the community’s land use and development vision.
The Future Land Use Map is a guide to achieving the community’s
stated vision; however, it is not a mandate. To the extent possible,
it should be closely followed, but when circumstances dictate
otherwise, it is the intent of this plan to enable the Town and the
County to respond appropriately through their land development
decisions.
THE FUTURE LAND USE CATEGORIES AND MAP
ARE ASPIRATIONAL. THEY DO NOT ALTER,
CIRCUMVENT, OR SUPERSEDE ESTABLISHED
ZONING, RECORDED SUBDIVISIONS, OR
APPROVED DEVELOPMENT PLANS. THE ZONING
MAP AND DEVELOPMENT CODES ARE NOT
CHANGED AS A RESULT OF THE ADOPTION OF
THE COMPREHENSIVE PLAN OR FUTURE LAND
USE PLAN, CATEGORIES, OR MAP. FEDERAL
LANDS, INCLUDING NATIONAL PARKS, ARE NOT
SUBJECT TO THE FUTURE LAND USE MAP OR
TOWN AND COUNTY ZONING MAPS.
210
Miles
±
Future Land Use
Future Land Use categories do not alter, circumvent,
or supersede established zoning, recorded
subdivisions, or approved development plans. The
zoning map and development codes are not changed
as a result of the adoption of the Comprehensive Plan
or Future Land Use Map.
Date: 11/28/2022
Rivers and Creeks
Lakes
Local Roads
Major Roads
Estes Valley Planning Area
Town of Estes Park
Natural Resource
Conservation & Parks
Mountains & Foothills
Accommodations
Suburban Estate
Neighborhood Village
Mixed Residential Neighborhood
Public/Semi Public
Downtown
Mixed-Use Centers & Corridors
Industrial Mix
Future Land Use
RMNP Boundary
Ri
F
RMRRRRR
75ESTES FORWARD | COMPREHENSIVE PLAN
49
Lake Estes
Lily Lake
Marys Lake
FISH CREEK
FALL RIVER
BLACK CANY
O
N
C
R
EEK
BIG THOMPSON RIVER
66
36
36
34
34
7
RRRRRRRRR oooo ccccc kkkkkk yyy MMMMMM ooooooo uuuuu nnnnnnn tttttttttt aaaaaaaaaaaaaa iii nnnnnnn
NNNNNNNNN aaa ttttttt iiiiiii ooooooooooo nnnnnn aaaaaa lllllll PPPPPPPP aaaaaa rrrrrrrrrrrr kkkkkkk
Z:\
OPPORTUNITY AREAS
76 CHAPTER 3: FUTURE LAND USE
50
OPPORTUNITY AREAS
Future Study Areas
Certain areas of the Estes Valley are likely to experience more
change, investment, or growth over the next 20 years due to a variety
of factors including development pressure, market trends, and aging
infrastructure. The degree and type of change will differ in each
area based on the context of the built environment, environmental
constraints, market demands, local preferences, and needs such
as attainable housing. Because change happens differently in
different places, and what may be desired in one location may not be
DSSURSULDWHLQDQRWKHUORFDWLRQWKH)XWXUH/DQG8VH0DSLGHQWLͤHV
special Future Study Areas for more detailed planning following
this plan. Additional, cooperative planning between the Town and
the County will further identify suitable locations for growth and
FRQVHUYDWLRQWKDWLVFRQWH[WVSHFLͤFDQGSURSRUWLRQDWHWRWKHVFDOH
of development that is appropriate in a given location.
A proactive and strategic approach to the redevelopment or
conservation of Future Study Areas within the Estes Valley promotes
a higher rate of success in realizing opportunities that meet the
community’s preferences and needs rather than passively reacting
WR PDUNHWGULYHQ GHYHORSPHQW SUHVVXUH DQG ͥXFWXDWLQJ UHDO HVWDWH
WUHQGV%\GHͤQLQJWKHLGHDOFRQVHUYDWLRQRUGHYHORSPHQWVFHQDULR
for these areas, the Estes Valley community and their elected
representatives can make intentional land use decisions that support
achievement of the Estes Forward Vision and Guiding Principles.
Gateway Corridors
In addition to Future Land Uses and Future Study Areas, the map
DOVR LGHQWLͤHV *DWHZD\ &RUULGRUV LQWR WKH (VWHV 9DOOH\ 7KHVH
LPSRUWDQW FRUULGRUV GHOLYHU WKH ͤUVW LPSUHVVLRQ XSRQ HQWHULQJ WKH
9DOOH\DQGWKHUHIRUHSURYLGHDVLJQLͤFDQWRSSRUWXQLW\WRFRQYH\D
sense of arrival and community identity through special attention to
viewshed protection, enhanced landscaping, signage, land use, and
the aesthetics of the built environment. Like the Future Study Areas,
Gateway Corridors are deserving of additional consideration and
cooperative planning between the Town and the County.
Other Conserved Lands
Arapaho and Roosevelt
National Forests
Rocky Mountain National
Park
Future Study Areas
ateway Corridors
O A
Rivers and Creeks
Lakes
Local Roads
Major Roads
Estes Valley Planning Area
Town of Estes Park
210
Miles
±
11/28/22
R
P
77ESTES FORWARD | COMPREHENSIVE PLAN
51
ANNEXATION AND FUTURE TOWN SERVICE AREAS
Comprehensive planning and growth management in
the Estes Valley imply coordination and cooperation
between the Town of Estes Park and Larimer County. A
key imperative of this plan is that the Town and County
FRQWLQXH WR FROODERUDWH RQ GHͤQLQJ D )XWXUH 7RZQ
Service Area and corresponding Annexation Policy. The
Town and the County are encouraged to work together
to identify areas of shared development impact in
anticipation of where the Town will grow (and not grow).
$ )XWXUH 7RZQ 6HUYLFH $UHD ZRXOG GHͤQH D ERXQGDU\
beyond existing Town limits to indicate an area(s) where
higher intensity and density is acceptable over the next
20 years and to plan for municipal service provision. The
area would not necessarily need to be served exclusively
by the municipality for all services, but the designated
area should be serviceable by an existing urban service
provider. A Future Town Service Area would establish a
coordinated partnership for managing long-range growth
WKDWUHͥHFWVWKHFRPPXQLW\̵VYDOXHVDQGPDUNHWUHDOLWLHV
to provide predictability and consistency.
The Future Town Service Area should be supported by
DQ $QQH[DWLRQ 3ROLF\ WKDW VSHFLͤHV FULWHULD IRU IXWXUH
development, infrastructure, and public services,
mutually agreed upon by the Town of Estes Park and
Larimer County. If the development criteria are met,
the Town would annex areas within the Future Service
Area and provide the full range of public services.
Concentrating redevelopment within and adjacent to the
H[LVWLQJ WRZQ ERXQGDULHV VXSSRUWV HͦFLHQW PXQLFLSDO
services, infrastructure maintenance, and conservation
of natural areas.
This approach is intended to strengthen the connection
between more urban land use and eventual annexation
by the Town by prioritizing growth areas and limiting
development in areas of critical natural habitat and
resources. It also continues an expectation that the Town,
not the County, will provide the full range of services
necessary to support a quality urban environment.
78 CHAPTER 3: FUTURE LAND USE
52
PAGE IS INTENTIONALLY LEFT BLANK.
79ESTES FORWARD | COMPREHENSIVE PLAN
53
Neighborhood Meeting Text
Amendment
Planning Commission Public Hearing
September 15, 2026
Purpose
Text amendment to Section 3.2 (Standard Development Review Procedures) of
the Estes Park Development Code to modify the provisions related to Step 2:
Neighborhood and Community Meeting
•May 26 & July 14 Town Board study sessions
•August 18 Planning Commission study session
2
Present Situation
•Neighborhood meeting requirement established in Development Code
•Informal communication between applicant and neighbors
•Occurs prior to formal application submittal
•Generally accessible location, after 5 PM weekdays, any time weekend
•Applicant responsible for meeting coordination and public notice
•Applicant is meeting moderator, staff attendance is optional
•Applicant responsible for meeting summary
3
Proposal
•The Community Development Director may waive the neighborhood meeting requirement in certain
instances or require additional neighborhood meetings
•Staff will be responsible for sending out written notice to surrounding property owners
•Staff will be responsible for placing the legal notice
•Applicant will host and moderate the meeting
•Staff will attend neighborhood meetings but only in advisory capacity
•Meeting summary must include how the applicant intends to address, or not address, any concerns
raised at the neighborhood meeting
4
Advantages & Disadvantages
Advantages:
•Potential to increase neighborhood and community involvement in the
development process
Disadvantages:
•Potential to add uncertainty, cost, and/or processing time to potential
development projects
•Potential to introduce false or misleading expectations on how new
development is processed, evaluated, and decided
5
Recommendation & Sample Motions
6
Staff recommends approval of this text amendment
Sampe motions:
•I move to forward to the Town Board a recommendation to approve a text amendment to Section 3.2
(Standard Development Review Procedures) of the Estes Park Development Code to modify the
provisions related to Step 2: Neighborhood and Community Meeting, as attached hereto
•I move to continue this item to the next regularly scheduled meeting, finding that … [state reasons for
continuing]
•I move to forward to Town Board a recommendation of denial of this item, finding that … [state findings
for denial]
Rezoning Criteria Text
Amendment
Planning Commission Public Hearing
September 15, 2026
Purpose
Conduct a public hearing to consider a text amendment to Section 3.3 (Code Amendments) of the Estes
Park Development Code to modify the provisions related to the standards for review of Official Zoning Map
amendments (rezonings) and other relevant changes
•January 21, 2025, Planning Commission study session
•August 7, 2025, joint study session
•May 26 & June 23, 2026, Town Board study sessions
•August 18 Planning Commission study session
•September 8 Town Board report item
2
Present Situation
•Rezoning criteria established in Development Code (Section 3.3 Code Amendments)
•Rezoning must show compliance with criteria
•Reviewed rezoning criteria – Estes Park & 10 other municipalities
•Change in conditions – meaning & application?
•Bring back draft criteria through public hearing adoption process
3
Proposal
•Consider draft criteria as presented:
o Future Land Use Plan consistency
o Compatibility with surrounding area & mitigation of adverse impacts
o Adequate public services
4
Current Review Criteria 1
The amendment is necessary to address changes in conditions in the areas
affected;
Proposed Review Criteria 1
The amendment is consistent with the Future Land Use Plan of the Estes
Forward Comprehensive Plan (December 2022). Alternatively, if the amendment
is not consistent with the Future Land Use Plan, then either:
a.The amendment is necessary to address a change in conditions since the
establishment of this Code, in the vicinity of the amendment area, which
area’s extent is subject to the interpretation of the Board of Trustees in its
reasonable discretion; or
a.The amendment will correct a technical error in the text or Official Zoning
Map of this Code.
5
6
Current Review Criteria 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; and
Proposed Review Criteria 2
The amendment will not adversely impact surrounding properties and the community, or such potential
adverse impacts, including but not limited to impacts related to environmental conditions, building design
and placement, wildlife, access, traffic, emergency services, utilities, parking, noise, glare, odor, or other
similar factors, have been or shall be adequately addressed and mitigated, to the maximum extent
practicable, through compliance with this Code, enforceable agreements, and/or conditions of approval.
As necessary, conditions of approval may include, but are not limited to, the following:
a. Modification in the number and type of permitted uses;
b. Modification or other regulations on permitted density or intensity of development;
c. Modification or other regulations on building or structure massing, height, and/or design;
d. Provision of additional open space;
e. Increased buffers and/or building setbacks; and
f. Consistency with concept plans, architectural plans, landscape plans, and other site plans submitted
as part of the amendment application.
7
Current Review Criteria 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.
Proposed Review Criteria 3
The Town and other relevant service providers shall have the ability to provide
adequate services and facilities that would be required if the amendment were
approved.
8
Townwide and Large-Scale Updates
•This revision establishes procedures for townwide and large-scale changes to the text of the
Development Code or the Official Zoning Map
•Such changes will be made under the Board’s legislative versus quasi-judicial powers
•While this revision was not a directive from either the Board or Commission, it adds
procedural clarity to this section
9
Advantages & Disadvantages
Advantages:
•Clarity for staff, stakeholders, and decision makers
•Staff and Design Workshop have anticipated and planned for potential
changes to Development Code Section 3.3 (Code Amendments), so
such changes will not adversely affect the update process or schedule
Disadvantages:
•None
10
Recommendation & Sampe Motions
11
Staff recommends approval of this text amendment
Sample motions:
•I move to forward to the Town Board a recommendation to approve a text amendment to Section 3.3
(Code Amendments) of the Estes Park Development Code to modify the provisions related to the
standards for review of Official Zoning Map amendments (rezonings) and other relevant changes, as
attached hereto
•I move to continue this item to the next regularly scheduled meeting, finding that … [state reasons for
continuing]
•I move to forward to Town Board a recommendation of denial of this item, finding that … [state findings
for denial]
12
13