Springhill Suites Estes Park Development

[Chris Combs]

Hello Mayor Hall,

My name is Chris Combs and I am with 2 Combs Enterprises, Inc.  We are a family owned Missouri Corporation working on developing a new hotel at the site of the current Olympus Lodge in Estes Park, CO.  Our company has been in a purchase contract with Todd and Becky Wright, the current owners of the Olympus Lodge, since August 2022.  Our company and the Wright family have worked very diligently together to see this project come to fruition. I know Mr. Wright has also emailed you and that you are going to the Town Board regarding our project. I wanted to write you personally to state that we greatly appreciate your efforts in going to the Town Board, as we believe that this project greatly benefits the town of Estes Park.  

I also am writing you regarding a very unreasonable traffic improvement demand made by the Town of Estes Park’s Public Works Department. This demand is the construction of a round about at the intersection of US HWY 34 and Mall Rd.  In a meeting on Oct. 4, 2024 with public works staff, we were directly told by staff the following:

1.  A round about would be required by the Town of Estes Park for the development of the Springhill Suites by Marriott hotel.  A building permit will not be issued until the full construction of the round about is completed.

2.  The Town of Estes Park has no available budget for the round about and will contribute $0.00 towards the round about project.  The developer will have to shoulder the full burden of land acquisition, project design, and construction cost.

The traffic improvement demand made by the Town of Estes Park Public Works is not only unreasonable, it is outrageous.  Even more, it is unconstitutional. This point was submitted in writing by our legal counsel regarding the Nolan and Dolan US Supreme Court cases.  As a private developer, we do not have the right to force the sale of private land for a public road project.  This type of public project requires state, county, and city governments to undertake the construction of, not a private developer.  The estimated cost of the round about is $4,500,000 plus.  The estimated time frame for necessary government approvals and construction will take 3-5 years minimum to obtain and complete.  The traffic impact study conducted by SM Rocha states the cost of a round about at this intersection is not a feasible option based on the current and estimated traffic counts from the development of our project.  The study also states a round about should be explored in the year of 2044.  Also, the round about was not a requirement brought up during or listed as a requirement during the initial pre-application meeting.  This requirement has been added after the fact.

This unreasonable and unconstitutional demand will make the hotel development project unfeasible, thus resulting in our withdrawal of the project and purchase of the property. The Town Board should consider the many great opportunities that this project brings for the community of Estes Park. I would like to highlight the following signicant opportunities that our project will do for the town of Estes Park:

1.  Annexation of the current Olympus Lodge property into the city.  If the hotel project is effectively withdrawn, there will be no annexation.  Mr. Wright wishes to remain in the county and not annex into the city.  The only way annexation is able to happen is for the hotel project to proceed.

2.  Extensions of current utilities that allow for future development.  This goes hand in hand with the future annexation of the Olympus Lodge property.  The proposed utility work to be done on the hotel project will extend utilities to the adjacent property to the east of the Olympus Lodge.  This allows the Town of Estes Park and this property owner to discuss future annexation and development.

3.  Increased tax revenue for the Town of Estes Park.  Our hotel project alone will generate new sales tax and property tax.  I have attached a estimated tax generation table below.  The property tax generated will be a great help to the local school system.  Also, the table attached below is just the taxes our project is estimated to generate for the community.  Future commercial development that is possible from point 2 above will generate even more taxes for the community if future annexation and development are allowed.

4.  Redevelopment of the Olympus Lodge into a custom lodge style Springhill Suites by Marriott.  This project will be the first building seen as visitors to Estes Park enter town on U.S. HWY 34.  While the final design and architecture are still in the works, I have attached a rendering of the future hotel to be built for a general idea of the development.  I would also like to note that during the public hearings that have taken place thus far, there has been community support for the project rather than push back.  We are looking to build a project that the Town of Estes Park can be proud of and an asset to the community.

Lastly, I would like to point out that by the Public Works Department taking its stance on the round about, not only will the the Town of Estes Park lose all of the above opportunities, but there will still not be a round about or any type of traffic improvement for that matter. Nobody wins and the community of Estes Park loses all the way around, as does Todd & Becky Wright and 2 Combs Enterprises.  I would also like to note that all other departments have signed off for approval.  Only the Public Works Department is holding up on this particular issue.

Thank you for taking the time to read my letter and going to the Town Board.  Both our company and the Wrights do need to have clarity in writing from the city that this project will be allowed to proceed without the demands of the round about. We will need a decision from the Town Board by Dec. 31st.  My hope in writing you, is that a reasonable solution for all can be determined, so that the project to proceed.  I will be in Breckenridge from Dec. 29th-Jan. 2.  If needed I can make my way to Estes Park for a meeting with you and the Town Board for further in person discussion.

Again I thank you for your time and attention you are giving this matter.  I look forward to hearing what you are able to do to help resolve this matter.

Sincerely,

Chris Combs

417-207-0582