HomeMy WebLinkAboutPACKET Estes Park Planning Commission 2026-08-18NOTE: The Planning Commission reserves the right to consider other appropriate items not available at the time the agenda
was prepared.
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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, August 18, 2026, 1:30 p.m.
INTRODUCTIONS
AGENDA APPROVAL
CONSENT AGENDA
1. Planning Commission minutes dated July 21, 2026
PUBLIC COMMENT
ACTION ITEMS
1. Large Vacation Home Review 1732 Dekker Circle Senior Planner Hornbeck
DISCUSSION ITEMS
1. Rezoning Criteria
2. Requirements for Neighborhood Meetings
3. Other
ADJOURN
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August 12, 2026
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Town of Estes Park, Larimer County, Colorado, July 21, 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 July 21, 2026.
Commission: Chair David Arterburn, Vice Chair Dick Mulhern, Charles
Cooper, Chris Pawson, Julie Phares
Attending: Chair Arterburn, Commissioners Cooper, Phares, Pawson,
Senior Planner Hornbeck, Planner II Kara Washam, Town
Attorney Dan Kramer, Recording Secretary Karin Swanlund
Absent: Mulhern
Chair Arterburn called the meeting to order at 1:30 pm. There were five people in the
audience.
INTRODUCTIONS
Commissioners and staff introduced themselves.
AGENDA APPROVAL
It was moved and seconded (Cooper/Pawson) to approve the agenda. The motion
passed 4-0.
CONSENT AGENDA
1.Planning Commission Meeting Minutes dated May 19, 2026
2.Planning Commission Meeting Minutes dated June 16, 2026
It was moved and seconded (Cooper/Phares) to approve the consent agenda. The
motion passed 4-0.
PUBLIC COMMENT
NONE
ACTION ITEMS:
1. Harmony Minor Re-Subdivision 1600 Fish Hatchery Rd
Planner Washam reviewed the staff report. The applicant requested approval to
subdivide the existing 42.08-acre lot into two lots of approximately 25.22 acres and
16.86 acres. Existing structures would be divided between the two proposed lots. The
subdivision is intended to provide collateral for a future loan, and no development is
planned in the near term. Staff recommended that the Commission forward a
recommendation of approval for the Harmony Minor Re-Subdivision Plat to the Town
Board.
DISCUSSION:
In response to Commissioner Pawson’s question, Andy Shaffner of Van Horn Engineering
confirmed that the setback requirements are met, noting that the nearest building is
approximately 46 feet from the boundary. He also stated that new utility easements will
be dedicated.
PUBLIC COMMENT:
None
It was moved and seconded (Cooper/Phares) to forward to Town Board a
recommendation of approval of the Harmony Minor Re-Subdivision Plat, according
to findings recommended by Staff. The motion passed 4-0.
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Planning Commission – July 21, 2026 – Page 2
DISCUSSION ITEMS:
Design Workshop staff Eric Krohngold and Ketaki Ghodke were present and Philip
Supino, from Headwaters Community Planning, attended virtually, to give the
Commission an update and opportunity to discuss the culmination of research efforts
regarding the Comprehensive Plan update, which is at the 50% draft point.
The presentation was done in a conversational manner, with questions and
observations asked during the presentation.
The update focused on three primary objectives: improving procedural predictability,
addressing specific community-valued topics (lighting, housing, wildfire, design), and
adding missing land use categories.
• Procedural Improvements: Aimed to streamline processes, including allowing
staff-level approval for minor changes to development plans that do not increase
density or height. The code structure has been reorganized from 14 chapters to
13, adding new chapters for Design Guidelines and Annexation.
• Housing & Density: Focused on "missing middle" housing and incremental
changes. This includes updated minimum lot sizes, new definitions for diverse
housing types (cottage clusters, duplexes), and density bonuses for affordable
housing in designated areas.
• Wildlife Protection: Establishes the entire town as a critical wildlife habitat area,
requiring wildlife conservation plans for major new developments. New standards
for fencing (allowing wildlife passage) and lighting are included to minimize
disturbances.
• Design Guidelines: Introduced as a new chapter to provide flexible,
photography-based guidance for commercial, industrial, and multi-family
developments to ensure new projects fit the local aesthetic.
• Parking & Mobility: Updated parking standards to match actual demand,
including concessions for affordable housing and transit-adjacent projects, and
mandates 5-foot minimum sidewalk widths in residential districts.
• Outdoor Lighting & Signage: Two lighting zones (LZ1 and LZ2) were
established to support potential future Dark Sky compliance. Signage regulations
relocated from the Municipal Code to the Development Code, including limits on
illuminated signs and standards for new sign types.
• Zoning Districts: Introduced a Mixed-Use District to better manage corridor
development and a dedicated Parks and Open Space District to prioritize land
conservation.
Presentation slides are available in the meeting packet.
The team is moving toward a 90% draft by September/October, incorporating feedback
from the current public comment period, staff, and legal reviews, with a goal for code
adoption by the end of the year.
With no further business, Chair Arterburn adjourned the meeting at 3:00 pm.
_________________________________
David R Arterburn, Chair
Karin Swanlund, Recording Secretary
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Memo
To: Chair Arterburn & Planning Commission
Through: Steve Careccia, Community Development Director
From: Paul Hornbeck, Senior Planner
Date: August 18, 2026
Subject: 1732 Dekker Circle Large Vacation Home Review, Foster & Claire Lasley,
owners/applicants
Type: Land Use, Quasi-Judicial
Objective:
Consideration of approval for an existing registered Vacation Home to operate as a
Large Vacation Home (9 or more occupants).
Present Situation:
The subject property has been registered as a Vacation Home with “standard”
occupancy limit (8 or fewer occupants at a time) since before March 31, 2017. That date
is important, as is continuous registration, since that time is required in order to be
eligible for a Large Vacation Home (9 or more occupants) per the Estes Park
Development Code (EPDC). The Town Clerk’s office confirms that the property’s
Vacation Home registration is current and in good standing with no code compliance
issues. The 0.82-acre subject property is zoned E-1 (Estate), which allows Large
Vacation Homes subject to approval by Planning Commission if standards in Estes Park
Development Code are met and appropriate findings of fact made.
Proposal:
The owners of the property recently remodeled the home to add a fourth bedroom and
therefore are now seeking approval to operate as a Large Vacation Home. EPDC
Section 5.1.B.2 limits occupancy of standard vacation homes to two people per
bedroom plus two additional people, with an overall limitation of eight people. A large
vacation home allows more than eight people but remains subject to the limitation of two
6
people per bedroom plus two additional guests. As such, should the Planning
Commission approve the application, the maximum occupancy of the vacation home
would increase from eight to ten.
Vicinity Map
EPDC Sec. 5.1.B contains the current land-use regulations for all Vacation Homes in
Estes Park, and subsection 5.1.B.4 deals with Large Vacation Homes in residential
zoning districts. EPDC Sec. 5.1.B.4.c.(3) requires a minimum one-acre lot size for large
vacation homes, unless Planning Commission finds adequate buffering or screening
exists from adjacent and nearby properties:
The minimum lot size for a nine-and-over vacation home shall be one (1) acre,
unless the Planning Commission makes a specific finding that the vacation home
has demonstrated adequate buffering or screening from adjacent and nearby
properties, such that a lot size of less than one (1) acre is commensurate with
large vacation home use. Appropriate alternative standards for demonstrating
adequate buffering or screening shall include, but not be limited to: orientation of
the large vacation home on the property away from nearby residential structures,
linear separation from other residential structures, separation from other
Dekker Cir
Subject
Property
7
structures by an intervening right-of-way, topographic features such as rock
formations or grade differences, and mature vegetation or fencing;
Site Plan
According to county records, the subject property is 0.82 acres in size. Thus, a
demonstration that adequate buffering or screening is required, and if the Planning
Commission approves the Large Vacation Home, a finding must be included that
confirms the buffering and/or screening is present and adequate.
EPDC 5.1.B.4.c.(4) requires 25-foot setbacks for Large Vacation Homes to all property
lines except where the underlying zoning setbacks are greater. In this case, the 25-foot
setback applies and is met.
Staff judges that the screening and buffering in this case are adequate, based on the
following circumstances on the property and vicinity:
• The subject house is buffered by the distance to adjoining houses as depicted on
the above site plan, ranging from 80 feet to 270 feet.
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• Existing vegetation provides a further buffer to all abutting properties, with the
exception of 521 Pinewood Lane to the south.
• Finally, as noted, the proposed occupancy in this case is no more than 10. The
Vacation Home already allows up to 8 occupants; adding two more persons
seems unlikely to create a significant impact.
EPDC 5.1.B.4 requires the home be in compliance with all applicable Building and Fire
Codes and that a safety inspection report be provided to Planning Commission. The
Chief Building Official completed a life safety inspection April 29, 2026, finding the home
compliant with applicable requirements. The enclosed Certificate of Completion verifies
these findings and serves as the inspection report.
Advantages:
The application complies with applicable review criteria.
Disadvantages:
Since the application complies with relevant review criteria, no disadvantages have
been identified.
Action Recommended:
Staff recommends approval of the Large Vacation Home, with the specific finding on lot
size as noted in the motion.
Finance/Resource Impact:
The application will have no negative impact on Town finances or resources.
Level of Public Interest:
Public interest in this item appears to be low. Staff has received inquiries about the
proposal from a number of nearby property owners; however, no formal public
comments or opposition have been received to date.
It should be noted that Large Vacation Home review requires Planning Commission
approval, but a formal public hearing is not required by the Estes Park Development
Code. However, as a courtesy to neighbors, a notice of the Planning Commission
meeting was published in the Estes Park Trail-Gazette and mailed to adjacent property
owners on July 31, 2026.
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Sample Motion:
1. I move that the Planning Commission 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.
2. I move that the Planning Commission deny the Large Vacation Home
application, finding that [state findings for denial].
3. I move to continue the Large Vacation Home application to the next regularly
scheduled meeting. [State reasons for continuance]
Attachments:
1. Application & Statement of Intent
2. Certificate of Completion
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Effect,ve 2022 04 01
ESTES PARK
LARGE VACATION HOME
REVIEW / AMENDMENT
Submittal Date: O(o ri. 1-fo new owner bedroom u date 0
Owner Information
Vacation Home (VH) Address
Homeowner's Name
Business Name
Mailing Address
Phone Number
Email Address
Site Information
VH Certificate# 31. .t:\~umber of Bedrooms old_3_new 4vH Life Safety Number VHLS-2.<oEP-OOOOf2-
Number of Existing Off-Street Pari<ing Spaces 2 \n ~~e ·, 4 \Y1 ()let S\~ dvtve~
Number of Occupants Proposed (Maximum allowed is 2 per bedroom plus 2) old 8 new \O
Local Property Manager Contact Information
Name ' l ~\ 1-oR t..~'()'Y7'(1 u,..c....
Physical Address
Mailing Address
Phone Number
Email Address
Attachments
✓ $250Fee V Copy of property site plan or building permit
Owner Certification
As Owner, I certify the information and exhibits herewith submitted are true and correct to the best of my knowledge and I am
the record owner of the property
Record Owner ~/2------== Dale -(tz~/12 _____ /20 _______ _
PID _______ _
Required Setbacks: __ Front
Existing Setbacks: __ Front
Statement of Intent Required?
Life Safety Inspection Required?
~Mtng ~~rt~nt Off~I
Plann•nc Commls~ 0,,lr
Office Use
Lot Size ____ _
Side Rear ----
Side Rear ----
YES
YES
NO
NO
Zone District ___ _
Maximum Number of Occupants Allowed
Number of Approved Parking Spaces
Staff Recommendation: APPROVAi. DENIAL
Scheduled Hearing Date ________ _
Date
Estes Park Planning Commission Use
APPROVED DENIED
Dill
U:\Plannlng\Applications_Forms_References\ApplicatlonForms\LargeVacationHomeRe11iewApp
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1
LARGE VACATION HOME REVIEW APPLICATION
1732 DEKKER CIRCLE, ESTES PARK 80517
Application Exhibits
INTRODUCTION
Hi, we are Foster and Claire Lasley and we want to tell you a little bit about ourselves.
We have been visiting Estes Park for nearly twenty-five years. These beautiful
mountains have a very special place in our hearts! There is no place else like Estes
Park and Rocky Mountain National Park. When the opportunity arose a few years ago
to purchase a home in Estes Park, we jumped at the chance. With the recent
completion of the 4th bedroom and approval of our Large Rental Home Application that
would accommodate 10 occupants, we could permanently add a second bunk bed in
the “bunk room” (new 4th bedroom). This would allow our family, friends and guests
more flexibility in sleeping arrangements. Although we are currently a short -term rental
property, we have long-term plans to live in Estes Park year-round. In the interim, being
able to accommodate our family/friends, as well as others visiting the maj estic RMNP
with a ‘Sleeps 10” allowance would be greatly appreciated. We look forward to meeting
you all and more of our neighbors as our stays lengthen in Estes. Thank you for
considering our request!
OUR REQUEST
The owners of 1732 Dekker Circle, Foster and Claire Lasley, (Montibus Property Group,
LLC), respectfully request an occupancy update and bedroom update to their existing
VH Certificate #3245.
• 1732 Dekker Circle “had a complete vacation home application prior to March 31,
2017 making it eligible for Large Vacation Home Review.”
o Quote taken from Town Clerk email dated September 19, 2025 to Claire
Lasley and Estes Planning.
• Occupancy Update
o Existing Occupancy = 8
o Requested Occupancy = 10
• Bedroom Update
o Previous Bedrooms = 3
o Updated Bedrooms = 4
▪ Life Safety Residential Inspection for 4th bedroom passed on April
29, 2026. Inspected by Rich Novasio (26EP-00092)
• Pre-Application Meeting
o Conducted on April 27, 2026 with Mr. Paul Hornbeck, Sr. Planner
Demonstration of Adequate Buffering or Screening from Adjacent and Nearby Properties
• Pursuant to Estes Park Development Code 5.1B4(c)(3)
o “The minimum lot size for a nine-and-over vacation home shall be one (1)
acre, unless the Planning Commission makes a specific finding that the
vacation home has demonstrated adequate buffering or screening from
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2
adjacent and nearby properties, such that a lot size of less than one (1) acre
is commensurate with large vacation home use. Appropriate alternative
standards for demonstrating adequate buffering or screening shall include,
but not be limited to: orientation of the large vacation home on the property
away from nearby residential structures, linear separation from other
residential structures, separation from other structures by an intervening
right-of-way, topographic features such as rock formations or gra de
differences, and mature vegetation or fencing;”
• 1732 Dekker Circle’s lot size is 0.82 acre. Although the lot size is under 1 -acre,
the following Site Plan and photographs demonstrate the property’s adequate
buffering, screening and spacing from adjacent properties.
13
3
Front of home.
Wide driveway
safely
accommodates
cars and guests
are allowed to
park in the
garage.
View of proximity
to closest
adjacent home.
Mature
evergreen trees
separate the two
properties and
adjacent home’s
view of the
mountains is
oriented to the
southeast, which
is away from
1732 Dekker
Circle.
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4
Additional view of closest home to the east of
1732 Dekker.
Note large mature
evergreen tree
buffer between the
homes.
15
5
View to the west to adjacent home.
Mature evergreen trees provide
screening and distance between the two
homes is a good buffer.
View of utility easement
located between 1732
Dekker and homes to the
south, looking west. Note –
the back yard and west side
yard are fenced in at 1732
Dekker (on the right side of
photo).
16
6
Location of the 4th bedroom
is on the lower level of the
home (SE corner). Picture
shows the safety egress
window – second from
corner, lower level.
4th Bedroom.
17
7
4th bedroom
is
immediately
adjacent to
rear yard
sliding door
and the lower
-level family
room.
4th bedroom doorway to lower-level family
room.
18
8
Adjacent home to
the southeast, on
the south side of
the utility easement,
also a vacation
rental. Note, our
home has a fenced
in back yard.
View of home on the
south side of the
utility easement.
Note, our home has
a fenced in side
yard.
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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.
2026-08-18
10:49:01 AM
NA
Dekker Cirle
For Against Neutral
1732 Dekker Cir Vacation Home
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.
It can push up housing costs It can contribute to displacement higher rent fewer
available apartments greater competition for housing difficulty buying a home
pressure to move farther away more cars more parking competition more pedestrian
traffic more trash more deliveries more noise more outdoor activity greater wear on
roads and infrastructure more frequent turnover of occupants It can change the
character of a neighborhood and town This can weaken: neighborhood relationships
community organizations informal social networks children's friendships residents'
sense of stability and belonging Potential losers: renters prospective homeowners
people on fixed or modest incomes residents competing for parking/housing
businesses that depend on local workers who can no longer afford to live nearby It
can make it harder for local workers to live locally High occupancy can amplify the
“hotelization” problem Tourism → higher STR revenue → more owners convert
homes to STRs → fewer long-term home
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:*
2026-08-18
11:04:10 AM
NA
1732 Dekker
For Against Neutral
1732 Dekker Cir Vacation Home
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.
Increased strain on local housing supply
Reduced availability of long-term rentals
Higher rents for local residents
Increased property values and displacement pressure
More investor-driven housing speculation
Profits leaving the local community
Increased traffic and parking demand
Greater pressure on roads and infrastructure
Increased demand for water and utilities
Higher wastewater and trash-management demands
Greater noise and neighborhood disruption
More frequent turnover of occupants
Reduced neighborhood stability
Increased demand for emergency services
Greater burden on local code enforcement
More difficulty maintaining consistent occupancy standards
Potentially more parties and nuisance complaints
Reduced sense of community ownership
Incentive to convert additional homes into income-producing properties
Creates a precedent for progressively larger commercial-scale rentals in residential
neighborhoods
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.
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.
2026-08-18
11:01:22 AM
NA
1732 Dekker
For Against Neutral
1732 Dekker Cir Vacation Home
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.
Out of town investors leads to:
higher home prices, reduced home ownership, higher local rents, money leaves the
community, local businesses lose spending power, housing stock becomes
concentrated to a simple few landlords, short-term investments are prioritized (which
can lead to frequent rent increases, turnover, or reduced investment in
neighborhood quality), displacement of residents, less local economic resilience,
property tax and developments pressures.
We are committed to providing equitable access to our services. If you need any assistance, please email digitalaccessibility@estes.org.
Large Vacation Home Review
1732 Dekker Circle
Foster & Claire Lasley, owners/applicants
Estes Park Planning Commission
August 18, 2026
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Vicinity Map 2
Dekker Cir
Subject Property
Development Code Standards
•Registered Vacation Home since before March 31, 2017
•Building/Fire Code Compliance
•25’ building setback
•1 acre min. lot size unless Planning Commission finds adequate buffering or
screening exists from adjacent and nearby properties (subject property 0.82
acres)
•Examples of adequate buffering or screening
•Orientation on the property away from nearby residential structures,
•Linear separation from other residential structures,
•Separation from other structures by an intervening right-of-way, topographic features
such as rock formations or grade differences, and mature vegetation or fencing
3
Site Plan 4
Advantages/ Disadvantages
Advantages:
The application complies with applicable review criteria.
Disadvantages:
Since the application complies with relevant review criteria, no
disadvantages have been identified.
5
Action Recommended
Staff recommends approval of the Large Vacation Home, with
the specific finding on lot size as noted in the motion.
6
Finance/Resource Impact
The application will have no negative impact on Town finances
or resources.
7
Level of Public Interest
•Public interest in this item appears to be low.
•Staff has received inquiries about the proposal from a number of
nearby property owners; however, no formal public comments or
opposition have been received to date.
•Large Vacation Home review requires Planning Commission approval,
but not a formal public hearing
•As a courtesy to neighbors, a notice of the Planning Commission
meeting was published in the Estes Park Trail-Gazette and mailed to
adjacent property owners on July 31, 2026.
8
Sample Motion
1.I move that the Planning Commission 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.
2.I move that the Planning Commission deny the Large Vacation Home application,
finding that [state findings for denial].
3.I move to continue the Large Vacation Home application to the next regularly
scheduled meeting. [State reasons for continuance]
9
21
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 and Commissioners
From: Steve Careccia, Community Development Director
Department: Community Development
Date: August 18, 2026
Subject: Discussion Items: Rezoning Criteria and Requirements for Neighborhood
Meetings
Purpose:
Staff will provide an overview of draft rezoning criteria and requirements for
neighborhood meetings as presented to the Town Board at study sessions held on June
23, 2026, and July 14, 2026. Documents from those study sessions are attached for
Commission review and discussion.
As this is a discussion item, no formal action from the Commission is required.
Attachments:
1. June 23, 2026, Packet Materials and Minutes for Rezoning Criteria
2. July 14, 2026, Packet Materials and Minutes for Requirements for Neighborhood
Meetings
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The Town of Estes Park is committed to providing equitable access to our services. Contact us
if you need any assistance accessing material at 970-577-4777 or townclerk@estes.org.
Report
To: Honorable Mayor Hall & Board of Trustees
Through: Town Administrator Machalek
From: Steve Careccia, Community Development Director
Department: Community Development
Date: June 23, 2026
Subject: Rezoning Criteria
Purpose of Study Session Item:
Town Board will review and discuss draft rezoning criteria and other relevant changes to
Estes Park Development Code Section 3.3 (Code Amendments).
Town Board Direction Requested:
Provide staff with direction on proposed changes to Development Code Section 3.3
Code Amendments).
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.
For additional context, the Planning Commission memo from their January 21, 2025,
meeting to review rezoning criteria is also attached.
Proposal:
Staff has drafted revised rezoning criteria, along with other relevant changes to Section
3.3 (Code Amendments) as presented below and in the attachments. The draft
ATTACHMENT 1 - June 23, 2026, Packet Materials and Minutes for Rezoning Criteria23
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). 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 or
circumstances since the establishment of this Code in the 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. 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
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
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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. Reduction in the number and type of permitted uses;
b. Reduction or other regulations on permitted density or intensity of
development;
c. Reduction 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
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.
25
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.
If directed to proceed with the above-mentioned changes, and any other amendments
directed by the Board, staff will include such changes in the overall Development Code
update.
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.
26
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
4. Planning Commission January 21, 2025, Memo – Review of Rezoning Criteria
27
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). 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 or circumstances since the
establishment of this Code, in the 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.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 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.
Attachment 128
Created: 2025-07-08 15:01:51 [EST]
Supp. No. 23, Update 3)
Page 2 of 2
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 2, 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.
29
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 and
furthers the goals, policies, and Future Land Use Plan of the Estes Forward Comprehensive Plan and
other policies and plans adopted by the Town. Alternatively, Iif the amendment is not consistent with
the Comprehensive Plan, then the amendment must show either;:
a.ItThe amendment is necessary to address a change in conditions or circumstances 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
Attachment 230
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.
31
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)
32
3
CHAPTER THREE
FUTURE
LAND USE
Introduction
Future Land Use Categories
Future Land Use Map
Opportunity Areas
Annexation and Future Town
Service Areas
Attachment 333
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.
61ESTESFORWARD | COMPREHENSIVE PLAN
34
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
LQ OO 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
DSSURSULDWH IRU D VSHFL F VLWH Adoption 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
FODVVL FDWLRQ WKDW UHODWHV GHQVLW\DQG LQWHQVLW\RI
development potential to ecological conditions
and market demand. This approach coordinates
GHYHORSPHQW DQG FRQVHUYDWLRQ WR SURYLGH IRU VFDOO\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.
35
63ESTESFORWARD | 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
36
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
3DUNV DQG UHFUHDWLRQ VSRUWV HOGV
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
37
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.
65ESTESFORWARD | COMPREHENSIVE PLAN
38
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
39
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
H J ZDWHU VHZHU UH SURWHFWLRQ
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
LQ IDYRU RI H FLHQW LQWHUFRQQHFWHG VWUHHW QHWZRUNV
Previous (1996) Future Land Use Categories
Estate 1 Acre Min.
Estate 0.5 Acre Min.
67ESTESFORWARD | COMPREHENSIVE PLAN
40
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 FODVVL FDWLRQ 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
ZDVWHZDWHU 1HZ LQ OO VKRXOG EH DSSURSULDWHO\VFDOHG IRU
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
41
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
69ESTESFORWARD | COMPREHENSIVE PLAN
42
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
43
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 H FLHQW 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
UHVLGHQWLDO R FH LQVWLWXWLRQDO FRPPHUFLDO
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 LQ OO GHYHORSPHQW 1HZ DQG UHPRGHOHG
EXLOGLQJV VKRXOG UH HFW 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
71ESTESFORWARD | COMPREHENSIVE PLAN
44
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
UHVLGHQWLDO R FH LQVWLWXWLRQDO FRPPHUFLDO
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 UH HFW 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
DUFKLWHFWXUDO IHDWXUHV RQ JURXQG RRUV DQG ODQGVFDSLQJ
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
2 FH
PUD Commercial
Commercial Recreation
Commercial
Accommodations
72 CHAPTER 3: FUTURE LAND USE
45
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
ODUJH VFDOH LQVWLWXWLRQDO RU R FH XVHV W LQFOXGHV H[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
QGXVWULDO DQG H[R FH VSDFH
Small scale or boutique manufacturing
Warehouse uses, including those with direct-to-
consumer sales and retail hours
DUJH VFDOH LQVWLWXWLRQDO DQG R FH IDFLOLWLHV
Limited commercial uses
Existing heavy industry
Built Form
1HZ DQG UHGHYHORSHG VLWHV VKRXOG UH HFW 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
73ESTESFORWARD | COMPREHENSIVE PLAN
46
Lake Estes
Lily Lake
Marys Lake
FALL RIVER
FISH CREEK
BLACKCANYONCREEK
BIG THOMPSON RIVER
66
36
36
34
34
7
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FUTURE LAND USE MAP
74 CHAPTER 3: FUTURE LAND USE
47
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 LQ XHQFHV DQG
informs zoning decisions to achieve desired future growth patterns.
KLOH HYDOXDWLQJ VLWH VSHFL F 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
75ESTESFORWARD | COMPREHENSIVE PLAN
48
Lake Estes
Lily Lake
Marys Lake
FISH CREEK
FALL RIVER
BLACKCANYONCREEK
BIG THOMPSON RIVER
66
36
36
34
34
7
Z:\
OPPORTUNITY AREAS
76 CHAPTER 3: FUTURE LAND USE
49
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
DSSURSULDWH LQ DQRWKHU ORFDWLRQ WKH XWXUH DQG 8VH 0DS LGHQWL HV
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
FRQVHUYDWLRQ WKDW LV FRQWH[W VSHFL F DQG SURSRUWLRQDWH WR WKH VFDOH
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 PDUNHW GULYHQ GHYHORSPHQW SUHVVXUH DQG XFWXDWLQJ UHDO HVWDWH
WUHQGV GH QLQJ WKH LGHDO FRQVHUYDWLRQ RU GHYHORSPHQW VFHQDULR
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 LGHQWL HV DWHZD\RUULGRUV LQWR WKH VWHV 9DOOH\7KHVH
LPSRUWDQW FRUULGRUV GHOLYHU WKH UVW LPSUHVVLRQ XSRQ HQWHULQJ WKH
9DOOH\DQG WKHUHIRUH SURYLGH D VLJQL FDQW RSSRUWXQLW\WR FRQYH\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
O A
Lakes
Local Roads
Major Roads
Estes Valley Planning Area
Town of Estes Park
210
Miles
11/28/22
77ESTESFORWARD | COMPREHENSIVE PLAN
50
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 GH QLQJ 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 GH QH 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
WKDW UH HFWV WKH FRPPXQLW\V YDOXHV DQG PDUNHW UHDOLWLHV
to provide predictability and consistency.
The Future Town Service Area should be supported by
DQ QQH[DWLRQ 3ROLF\WKDW VSHFL HV 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 H FLHQW 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
51
PAGE IS INTENTIONALLY LEFT BLANK.
79ESTESFORWARD | COMPREHENSIVE PLAN
52
COMMUNITY DEVELOPMENT
To: Chair Cooper
Estes Park Planning Commission
From: Steve Careccia, Community Development Director
Date: January 21, 2025
Re: Review of Rezoning Criteria
PUBLIC HEARING ORDINANCE LAND USE
CONTRACT/AGREEMENT RESOLUTION OTHER Information Item
QUASI-JUDICIAL YES NO
Objective:
Staff will provide the Planning Commission with an overview of the criteria established
in the Development Code for the review of code amendments (rezonings) and then
solicit Commission discussion and feedback. As this is an information item, no formal
action from the Commission is required.
Background and Discussion:
The ability to regulate land use is granted to municipalities by the State of Colorado.
Regarding amendments to adopted land use regulations, Colorado Revised Statutes,
Section 31-23-304 (Method of procedure) states:
The governing body of such municipality shall provide for the manner
in which such regulations and restrictions and the boundaries of such
districts are determined, established, enforced, and, from time to
time, amended, supplemented, or changed. However, no such
regulation, restriction, or boundary shall become effective until after
a public hearing thereon at which parties in interest and citizens shall
have an opportunity to be heard. At least fifteen days’ notice of the
time and place of such hearing shall be published in an official paper
or a paper of general circulation in such municipality.
While the above statute permits municipalities to address land use regulations, it does
not provide specific criteria for how municipalities are to establish those regulations or
evaluate amendments. Rather, such procedures are left to the municipality to establish.
For the Town of Estes Park, land use procedures, rules, and regulations applicable to
land use are set forth in the Development Code. Specifically for the evaluation of
rezonings, Section 3.3.D (Standards for Review) of the Development Code establishes
Attachment 453
2
three review criteria that must be considered by the Planning Commission and Town
Board. The Code’s review criteria (bold) are presented below, along with a staff
analysis:
1. The amendment is necessary to address changes in conditions in the areas
affected;
Determining compliance with this review criteria can be challenging due to the
lack of specificity in what constitutes a change in condition. For example, what
timeframe should be used for evaluating changes – only recent changes within
the last few years or should longer-term changes be considered? What is the
area affected – only properties adjoining the rezoned property or should land and
properties farther away be considered? What type or degree of change should be
considered, including physical changes to the area’s development pattern or
changes in master/comprehensive plans applicable to the area? Given the
Development Code does not provide specific guidance, Commissioners are
asked to make reasonable judgements in the evaluation of a rezoning request.
As such, it is both expected and normal that different viewpoints and conclusions
may result, but with no one viewpoint or conclusion considered to have greater
weight or influence. Regarding staff evaluation of a rezoning, staff takes a
comprehensive view of what constitutes a change in condition, and considers
both historical and recent changes, physical changes along with changes in
applicable master plans/comprehensive plans, and views the affected area as
going beyond the rezoned property and adjoining properties, with a focus on the
general public.
Regarding another perspective on changes in conditions, Colorado courts have
put much emphasis on the importance of comprehensive planning/master
planning and have generally supported rezonings when deemed to be in
conformance with such comprehensive plans. As such, a change of conditions is
not necessarily a prerequisite to rezoning from an overall legal perspective.
Colorado Land Planning and Development 2021, 12th Edition)
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
The Estes Forward Comprehensive Plan was recently adopted in 2022, and is
the guiding document for the Town. As such, both short- and long-term decisions
affecting the Town should be made with the Plan’s vision, guiding principles,
goals, policies, and recommended actions in mind. Within the Plan, goals and
policies on the natural and built environment, economy, housing, health and
social welfare, and transportation and infrastructure are established. In addition,
Chapter 3, Future Land Use, of the Plan is especially important when considering
land use and development decisions. This chapter designates a Future Land Use
54
3
category for properties within the planning area to establish the desired pattern of
development and character for these areas. So, when considering a rezoning,
the Commission should evaluate whether the requested zoning district furthers
the desired character of the area as set forth in the Plan.
Whereas a property’s Future Land Use designation, pursuant to the
Comprehensive Plan, is aspirational, a property’s zoning is regulatory. Zoning
establishes the permitted uses that can occur on that property and other
regulatory standards such as building setbacks and density. When a property is
rezoned, the permitted uses in the new zoning district must be compatible with
the existing uses and development in the area, in addition to being consistent
with the Comprehensive Plan. Regarding compatibility, the Development Code
offers guidance with the following definition:
Compatible or Compatibility shall mean the characteristics of
different uses or activities or design which allow them to be
located near or adjacent to each other in harmony. Some
elements affecting compatibility include height, scale, mass
and bulk of structures. Other characteristics include
pedestrian or vehicular traffic, circulation, access and parking
impacts. Other important characteristics that affect
compatibility are landscaping, lighting, noise, odor and
architecture. Compatibility does not mean "the same as."
Rather, compatibility refers to the sensitivity of development
proposals in maintaining the character of existing
development.
The definition clearly states that compatibility does not mean that land uses
within the vicinity of each other have to be the same. But they should be in
harmony. In furtherance of this objective, much of the Development Code’s
purpose is to ensure such harmony exists. From requirements for building
setbacks, buffering and landscaping, density, and height limits to requirements
for the submittal of traffic impact reports, and site lighting and drainage plans, the
intent is to ensure that future development does not adversely affect nearby
properties or the overall public welfare. The Planning Commission may also add
conditions of approval to a rezoning request, if they believe such conditions are
necessary for greater compatibility between existing and proposed land uses.
Sometimes the term ‘spot zoning’ is used when referring to a rezoning. Pursuant
to established planning principles, a rezoning must be compatible with adjacent
uses in the area and consistent with the comprehensive plan. A ‘spot zoning’
generally occurs when these principles are not adhered to. A commonly used
example of ‘spot zoning’ is the rezoning of a small parcel within an established
residential zone, as designated in that municipality’s comprehensive plan and
zoning map, from residential to commercial. Such commercial rezoning could be
considered incompatible with the surrounding residential area and inconsistent
55
4
with the comprehensive plan, especially if purposely done to relieve that property
of certain zoning requirements. While this is a simplistic example, and the factors
for and against a rezoning can be complex, it nonetheless still shows how a
rezoning should and should not be evaluated. Further to this issue, it should be
noted that the Development Code does not define ‘spot zoning’ but does require
all rezonings to meet the evaluation criteria, as addressed within this report.
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.
Of the three evaluation criteria, this is generally the most straightforward. When
an application for rezoning is received, staff will send that application to all
applicable utility and service providers for their input and recommendations on
the requested rezoning. These providers will generally state if they can serve or
not serve the property, and any impacts the rezoning may have on their provision
of service. If the service providers indicate they cannot serve the property or that
the provision of service would require investment by the property owner, then
such information should be considered during the evaluation of the rezoning
request. For example, if the Fire District indicates that due to the terrain of the
area being rezoned that two emergency access points would be very beneficial,
though not required, then the Commission may want to consider making this a
condition of the zoning approval.
Conclusion:
When a rezoning goes before the Planning Commission, staff will provide a report on
how that rezoning is either consistent or inconsistent with the Comprehensive Plan’s
various goals and policies and the property’s Future Land Use designation. Similarly,
staff will also provide an analysis of how the proposed rezoning is either compatible or
incompatible with the land uses in the surrounding area. This information is intended to
help Commissioners form their own conclusions on the item.
Attachments:
None
56
Rezoning Criteria
Town Board Study Session
June 23, 2026
Presentation Received 2026-06-23
57
Purpose & Direction Requested
Review and discuss draft rezoning criteria
Provide direction on proposed changes
2
58
Present Situation
Rezoning criteria established in Development Code (Section 3.3 Code Amendments)
Rezoning must show compliance with criteria
Joint study session August 7, 2025
Reviewed rezoning criteria – Estes Park & 10 other municipalities
Change in conditions – meaning & application?
Bring back draft criteria for further consideration: May 26 & June 23
3
59
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
60
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). 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 or
circumstances since the establishment of this Code, in the 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
a.The amendment will correct a technical error in the text or Official Zoning
Map of this Code.
5
61
6
62
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.
7
63
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
64
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
9
65
Direction Requested
10
Should staff amend the rezoning criteria in the Development Code?
If so, what should that amendment look like?
Consider criteria as drafted?
Other recommendations?
Should staff include such amendment in the overall code update?
Or, should it be a stand-alone amendment?
Public hearing process either way…
66
RECORD OF PROCEEDINGS
Town ofEstes Park, Larimer County, Colorado June 23, 2026
Minutes of a Study Session meeting of the Town Board of the Town of Estes Park,
Larimer County, Colorado. Meeting held at Town Hall in the Board Room in said Town
of Estes Park on the 23rd day of June, 2026.
Board: Mayor Hall, Mayor Pro Tem Hazelton, Trustees Brown,
Eshelman, Igel, Lancaster, and Mieras
Attending: Mayor Hall, Mayor Pro Tem Hazelton, Trustees Brown,
Eshelman, Igel, Lancaster, and Mieras
Also Attending: Town Administrator Machalek, Deputy Town Administrator
Damweber, Attorney Kramer, and Town Clerk Williamson
None
Absent:
Mayor Hall called the meeting to order at 5:30 p.m.
Business Support Strategic Objective.
Deputy Town Administrator Damweber outlined the current support the Town provides
to local businesses to address the 2026 Strategic Plan Objective to "Identify
opportunities to support an eclectic mix of business, including smaller 'mom and pop'
shops" including base funding for the Economic Development Workforce Council
EDWC) which provides business support strategies currently employed by the
Chamber and the EDWC, with support from the Town. These services include
facilitation of networking and relationship building, visibility and marketing, education
and skill-building, and advocacy. Staff reviewed other potential strategies employed by
local governments including grant or microloan programs, fagade improvement
programs, and fee waivers for new businesses or business expansion/renovation. He
noted that each of the strategies would require program creation and administration,
and funding from the Town. Board discussion was heard and has been summarized:
questioned if analysis on what types of new businesses would be successful downtown
had been completed, it was noted no formal study had been completed; asked if staff
was seeing a demand for one of the options presented; questioned what challenges
businesses have with fees or other barriers, it was noted the cost of building fees have
been a issue for businesses, bridge loans are not uncommon for businesses to assist
with the off season; the Town should lean in on items that would stimulate business with
the fagade and sidewalk improvements being beneficial to address; noted a
philosophical concern with government involvement on how small businesses operate;
would like to understand how the fagade improvements would benefit the property
owners and the business owners and would support the program to improve
infrastructure that resides outside the downtown business corridor; assisting with
microloans/revolving loans as well as start ups would be of interest, however, concern
was expressed on whether the Town was the proper entity to implement such a
program; stated the Town should not be propping up businesses that are failing; the
Town should do no harm and should assist with Town processes, including a review of
planning processes and building requirements to assist new businesses and streamline
when feasible; and suggested a study be completed to compare the Town's fees and
timelines for development with similar communities. Staff confirmed consensus on
reviewing a fagade program and the cost associated, review and evaluate the level of
rigor required on the regulatory side for new business without the implementation of fee
waivers, and review partnerships and work with the Chamber to advocate microloans
through the local banks.
Rezoning Criteria.
Director Careccia stated rezoning criteria are established in the Estes Park
Development Code which outlines the need for a rezoning to show compliance with the
criteria. Staff reviewed the rezoning criteria often (10) other municipalities and noted
the major issue for Estes Park was the change in conditions. Three (3) rezoning criteria
67
RECORD OF PROCEEDINGS
Town Board Study Session Minutes dated June 23, 2026 - Page 2
have been proposed: Review Criteria 1 - Consistency with the future land use plan,
Review Criteria 2 - Compatibility with surrounding area and mitigation of adverse
impacts, and Review Criteria 3 - Adequate public sen/ices. The change in conditions
would become a secondary review criterion under Review Criteria 1. The proposed
modification to the rezoning criteria would provide clarity for staff, stakeholders, and
decision makers. Board comments and questions were heard and summarized:
questioned how to clearly define "areas affected" within the change of use to provide
specificity; noted concerns with streamlining the process for both staff and the applicant,
Director Careccia commented in reviewing other land use codes he has not come
across a definition for a change in conditions that would provide the specificity
requested and noted it usually follows as a secondary condition or related to an error
that has occurred; it was noted a change in circumstance has been recommended and
would be in alignment with Larimer County; concern was raised on the use of the
phrase "close vicinity"; the governing body should be making decisions and have the
flexibility to make decisions which requires a level of vagueness of definitions; and the
consensus of the Board was to bring forward a Development Code revision to consider
amending the rezoning criteria prior to the completion of the Development Code rewrite
later in 2026. The item would be added to a future agenda as a report and discussion
item with public comment allowed and noted on the agenda.
Trustee and Administrator Comments and Questions.
None.
Future Study Session Agenda Items.
It was requested and determined to add a discussion on Micromobility to the August 25,
2026 meeting. Mayor Hall requested a study session on the old hydro plant on
MacGregor Ranch, the potential of giving the land to the Ranch, and the establishments
of easements to access areas of the Rocky Mountain National Park. Trustee Igel
requested a study session to discuss the structure of the Estes Park Housing Authority
Board and how to fill vacancies on the Board.
There being no further business, Mayor Hall adjourned the meeting at 6:49 p.m.
J^' . , ."^.00 ^^^
Jgf6l<ie Williamson, Town Clerk
68
69
The Town of Estes Park is committed to providing equitable access to our services. Contact us
if you need any assistance accessing material at 970-577-4777 or townclerk@estes.org.
Report
To: Honorable Mayor Hall & Board of Trustees
Through: Town Administrator Machalek
From: Steve Careccia, Community Development Director
Department: Community Development
Date: July 14, 2026
Subject: Draft Code Amendment to Requirements for Neighborhood Meetings
Purpose of Study Session Item:
Provide the Town Board with an overview of the neighborhood meeting process as
established in the Estes Park Development Code and present draft neighborhood
meeting language.
Town Board Direction Requested:
Town Board direction is sought on the attached draft neighborhood meeting language.
Present Situation:
For development applications that require a public hearing before the 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.
ATTACHMENT 2 - July 14, 2026, Packet Materials and Minutes for Requirements
for Neighborhood Meetings70
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
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 noted 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
71
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.
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 May 26, 2026, the Town Board reviewed the neighborhood
meeting process, as presented then and as provided again herein, and directed staff to
bring back draft code language for Board consideration.
Proposal:
As directed, draft neighborhood meeting language is presented for review by the Town
Board.
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
Finance/Resource Impact:
None at this time.
Level of Public Interest:
Public Interest is expected to be low to moderate.
Attachments:
1. Draft Neighborhood Meeting Language (Redline Version)
2. Draft Neighborhood Meeting Language (Clean Version)
72
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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 occupants and
owners of nearby lands about the proposed development and application, receive comments, address
concerns about the development proposal, and resolve conflicts differences 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 in §3.2.G
Summary Table-Standard Development Review Process by Application Type), 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. 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.
2)Written Notification. The applicant shall provide notification of the neighborhood and
community meeting 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 providedshall be provided 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 Meetings. 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 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).
Attachment #173
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) Posting of all notice(s) required by this Section shall 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) Proof that the required signage was posted in accord 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.
5) Staff Attendance. Staff attendance at neighborhood meetings is optional. However, if
attending, Town staff 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 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.
74
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))
75
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 educate occupants and owners of nearby
lands about the proposed development and application, receive comments, address concerns about
the development proposal, and resolve differences and 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 in §3.2.G (Summary Table-Standard Development Review Process by Application
Type). 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)Time and Place. 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 or at any
time on a weekend day.
2)Written Notification. The applicant shall provide notification of the neighborhood meeting
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 provided 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. (Ord. 16-24, §1(Exh. A))
3)Posted Notices of Neighborhood Meetings. 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)Any 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)Posting of all notice(s) required by this Section shall take place no later than
fifteen (15) days prior to any given neighborhood meeting for which the posting
is required, 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. (Ord. 16-24, §1(Exh. A))
d)Proof that the required signage was posted in accord 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.
Attachment #276
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. (Ord. 16-24, §1(Exh. A))
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.
5) Staff Attendance. Staff attendance at neighborhood meetings is optional. However, if
attending, 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 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))
77
7/15/2026
1
Neighborhood Meeting
Requirements
Town Board Study Session
July 14, 2026
Purpose & Direction Requested
May 26 study session
Provide Town Board with overview of neighborhood meeting
process
Seek Board direction on proposed draft language
2
1
2
78
7/15/2026
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
Neighborhood meeting information placed on website
3
Proposal
Allow Director to waive / require additional neighborhood meetings
o Based on impact to surrounding properties, mix of uses, density, complexity, or potential
for adverse impacts
Applicant retains responsibility for meeting coordination and public notice
Applicant remains meeting moderator, staff attendance remains optional
Meeting summary – must include how applicant intends to address, or not address, the issues
discussed at neighborhood meeting
Director may require follow-up neighborhood meeting(s)
4
3
4
79
7/15/2026
3
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
Direction Requested
6
Provide staff with direction on draft neighborhood meeting
standards
5
6
80
RECORD OF PROCEEDINGS
Town ofEstes Park, Larimer County, Colorado July 14, 2026
Minutes of a Study Session meeting of the Town Board of the Town of Estes Park,
Larimer County, Colorado. Meeting held at Town Hall in the Board Room in said Town
of Estes Park on the 14th day of July, 2026.
Board: Mayor Hall, Mayor Pro Tem Hazelton, Trustees Brown,
Eshelman, Igel, Lancaster, and Mieras
Attending: Mayor Hall, Mayor Pro Tem Hazelton, Trustees Brown,
Eshelman, Igel, Lancaster, and Mieras
Also Attending: Town Administrator Machalek, Deputy Town Administrator
Damweber, Attorney Kramer, and Deputy Town Clerk Beers
Absent: None
Mayor Hall called the meeting to order at 4:15 p.m.
Water Rate Study.
Utilities Project Manager Jacqui Wesley reviewed public outreach plans for the water
rate study including public meetings, special presentations with local organizations,
online, informational videos, bill stuffer, and coordination with a consultant and Public
Information Officer Miller on other opportunities to engage the public. She introduced
Shawn Gaddie/AE2S Nexus who presented the preliminary rate study findings and
requested initial feedback regarding the rate structure and the public engagement plan.
The last rate study was completed in 2019/2020 with the last increase occurring in
2022. Rate studies typically take place every three years or at major changes in capital
planning. He stated the "tap fees" or system development and water rights fees had not
been reviewed or adjusted since 2016 and would be included in the second phase of
the 2026 rate study. He highlighted future challenges including inflation and cost-
escalation, deferred maintenance, major system improvements, limited growth
projections and rollback of state/federal funding. Water rate study objectives include
ensuring a reliable utility operation, sustainable utility financial plan, water master plan
implementation and ensuring any rates which are set are fair and equitable. The
consultant presented a flexible model with high and low scenarios and has been
working with the Town to plan for higher costs, with adaptability, should better
circumstances be realized. He reviewed Phase 1 which was described as a revenue
requirement and revenue adequacy evaluation. Planning scenarios were reviewed for
construction at $40-50 million in capital cost variability with the Master Plan
implementation cost ranging from $110 million (low) to $150 million (high) in capital
needs in the next 10 years. He stated the rate would increase regardless of the high to
low scenario and would build a revenue increase strategy that can be backed off, if a
better scenario can be realized. Revenue was not anticipated to grow quickly over time.
Forecasts on a $150 million Master Plan Implementation reflected a 15% increase over
a five-year timeframe. Low implementation reflected a 10% increase. He reviewed
water rate comparisons for Telluride, Steamboat Springs, and Pinewood Springs as well
as other rate increases and increases in costs of sen/ices in the community. Next steps
would include gaining Board feedback, continuing public outreach, finalizing the primary
rate study report and moving into Phase II with staff.
Board comments and questions have been summarized: Clarification was requested on
water purification costs presented; how other communities have shared this
responsibility with the visitors of their communities to reduce the impact to the residents;
whether the implementation could occur more quickly due to aged infrastructure and
would it significantly increase the rates; what the full timeline would be for
implementation and the benefits of utilizing grants and other funding sources to reduce
costs.
Housing Definitions and Density Bonuses in the Development Code.
In response to the 2026 Strategic Plan Goals, Manager Speedlin presented potential
81
RECORD OF PROCEEDINGS
Town Board Study Session Minutes dated July 14, 2026 - Page 2
updates to Housing Definitions and Density Bonuses in the Estes Park Development
Code. Staff requested Board feedback related to affordability targets, zoning
applicability, development feasibility, and appropriate incentive structures to support
workforce and attainable housing development. The Town has utilized density bonuses
since the early 2000s. Between 2013 and 2017, no housing units were developed
utilizing the density bonus framework. Since 2017, density bonuses have contributed to
the development of 188 workforce or attainable housing units in the Estes Valley
including Peak View, Prospector Apartments, Wildfire neighborhood and Grand Estates.
Utilization remains limited and was attributed to limited relationship between affordability
levels and development review incentives; uncertainty in the development review
process; high land, infrastructure, and construction costs; limited availability of
developable RM (Multi-family Residential) zoned land, and the need to rezone
properties prior to pursuing attainable housing projects. The current incentive does not
differentiate between projects serving different households at various affordability levels.
Development costs continue to rise while uncertainty related to financing infrastructure
and construction makes affordable housing projects difficult to pursue especially for
private developers. She provided an overview of existing density examples including
Mountain Wood Townhomes (14 units per acre), South Saint Vrain Apartments (12 units
per acre), Eagle's Landing Condominiums (17 units per acre), and Fail River Village
19.46 units per acre). Staff reviewed comparable mountain communities and the
maximum base density zoning comparisons which reflected the Town density was one
of the lowest values. Current base density in RM was at 8 units per acre and the
incentive for workforce/attainable housing density bonus at 16 units per acre. She
stated successful affordable housing programs rarely rely on density alone. These
factors suggest it's appropriate to evaluate whether the Town's current incentive
framework affects the advancement of the communities workforce housing goals and
whether adjustments should be considered to better align with incentives with the
desired affordability outcomes. Staff requested guidance on the following points to
inform potential updates to the code: area median income (AMI) scaled density bonus
structure, expanded applicability across zoning districts, and feasibility and market
alignment. The Board provided feedback on: additional incentive; what affordability
levels should be prioritized; appropriate density; expanded density bonuses and
whether density bonuses should be paired with additional incentives. Discussion was
heard and has been summarized: The importance of addressing lower AMI; areas
where changes would benefit the Estes Park Housing Authority's ability to provide
housing; density levels on private lots; the impacts to parking as density increases; to
define what 150% AMI means; how the Town can bridge the gap for developers and
where that responsibility resides within the community; concerns were heard for further
increasing density in accommodations zoning; the importance of researching other
incentives and maintaining the character of existing zoning. Staff would have
conversations with private developers, review base density values and would bring back
examples to the Board.
Draft Code Amendment for Neighborhood Meetings.
At the May 26, 2026, study session the Board provided direction on the development
code neighborhood meeting requirements. Director Careccia reviewed proposed code
amendments including: Allowing the Director to waive/require additional neighborhood
meetings (based on impact to surrounding properties, mix uses, density, complexity, or
potential for adverse impacts); applicant retains responsibility for meeting coordination
and public notice; applicant remains meeting moderator, staff attendance remains
optional; meeting summary - must include how applicant intends to address, or not
address, the issues discussed at neighborhood meeting; Director may require follow-up
neighborhood meeting(s). Staff requested Board input on proposed changes. Board
discussion ensued and has been summarized: An example was requested of a situation
where a neighborhood meeting would be waived; whether there should be a
neighborhood meeting prior to the pre-application meeting and the benefits to making
the pre-meeting optional; how much work typically goes into getting to a pre-application
meeting for a developer; not there to evaluate or moderate; there may be no value
added to add extra steps to a standard processes; the importance of ensuring the
developer does not limit public attendance including press; what the earliest possible
time a member of the public can find out about a potential development or proposed
82
RECORD OF PROCEEDINGS
Town Board Study Session Minutes dated July 14, 2026 - Page 3
project; if staff observe the meeting was not held according to the code, could the staff
say the meeting was not held the way it should have and must be held again; the value
in having a staff member attend the neighborhood meeting as observers only who can
confirm the meeting was held according to the requirements; and the average number
of development applications which are received in a year. Town Attorney Kramer
recommended and the Board was in support to add language related to public
participation was expected to observe basic standards of civility. Staff would bring
forward proposed amendments to the code for consideration at a future meeting.
Trustee and Administrator Comments and Questions.
The Fagade and Sidewalk Improvement Program Proposal was added to items
approved/unscheduled.
Future Study Session Agenda Items.
It was requested to add a discussion on the history of the Fish Hatchery Property
Project to approved/unscheduled. Staff stated timing of any application may determine
when the discussion will be heard in an effort to remain within the parameters of quasi-
judicial procedures.
Trustee Igel requested Board interest in a discussion to consider refunding 2026
vacation home licensing fees for 440 Valley Road. The property was rezoned through
Ordinance 11-26, effective July 27, 2026. The Town does not have a policy on
refunding fees; therefore, the Board would need to make a decision related to the
request. It was determined the Board would have an additional discussion to gather
more information and ascertain Board consensus before directing staff.
There being no further business, Mayor Hall adjourned the meeting at 6:54 p.m.
Bunny Victoria Beers, Deputy Town Clerk
83
Rezoning Criteria
Planning Commission August 18, 2026
Purpose & Direction Requested
•Review and discuss draft rezoning criteria
•Provide direction on proposed changes
2
Present Situation
•Rezoning criteria established in Development Code (Section 3.3 Code Amendments)
•Rezoning must show compliance with criteria
•Joint study sessions: March 18 & August 7, 2025
•Reviewed rezoning criteria – Estes Park & 10 other municipalities
•Change in conditions – meaning & application?
•Town Board Study Sessions May 26 & June 23, 2026
3
Proposal
Consider draft criteria as presented:
1.Future Land Use Plan consistency
2.Compatibility with surrounding area & mitigation of adverse impacts
3.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). 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 or
circumstances since the establishment of this Code, in the 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
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 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.
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
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
9
Direction Requested
10
•Recommendations from Commission
•Next steps: bring draft code to Town Board for further discussion
•Formal adoption: public hearings before Planning Commission & Town
Board
Neighborhood Meeting
Requirements
Planning Commission August 18, 2026
Purpose & Direction Requested
•May 26 Town Board study session
•Provide an overview of neighborhood meeting process
•Seek direction on proposed draft language
12
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
•Neighborhood meeting information placed on website
13
Proposal
•Allow Director to waive / require additional neighborhood meetings
o Based on impact to surrounding properties, mix of uses, density, complexity, or potential
for adverse impacts
•Applicant retains responsibility for meeting coordination and public notice
•Applicant remains meeting moderator, staff to attend
•Meeting summary – must include how applicant intends to address, or not address, the issues
discussed at neighborhood meeting
•Director may require a second neighborhood meeting
•Meeting conducted in civil manner, open to all
14
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
15
Direction Requested
16
•Recommendations from Commission
•Formal adoption: public hearings before Planning Commission
& Town Board
17
18