Pivotal Master Plan Meeting Set for May 14; Citizen Input Encouraged
Rick Langenberg
Disneyland may have collided with historic Cripple Creek in the form of an ultra-aggressive, multi-million-dollar downtown initiative, capped by plans for relocating city hall to the town park area, demolishing the parks and recreation facility and developing a full-scale recreation center near the high school.
In addition, the future highly ambitious blueprint called for establishing a pedestrian mall area/plaza and amphitheater in the center of town and turning the current city government hub into a food court and restaurant center, along with relocating many of the current park and rec outdoor facilities and creating an additional mixed-use retail building on the west side of town with rooftop seating.
These were a few of the highlights of the first draft of a massive Cripple Creek revitalization plan by Kimley-Horn, part of an ambitious $300,000 master plan project that includes a new zoning overhaul, an economic development plan and a comprehensive land use update. Much is at stake for the city, which has obtained a hefty amount of grants and donations, including a $100,000 contribution from the Chamonix Casino & Hotel, to support the effort. This represents the city’s first comprehensive master plan since 2009.
The city council’s initial response to the initial master plan, eye-popping version: “Let’s Get Real.” Although giving high marks for some of the kick-off pursuits, such as the redevelopment of the Pocket Park, next to city hall and downtown beatification work, the elected leaders weren’t keen on the high-dollar development ventures proposed. Instead, they want the consultants to focus more on expanding what is already in place. “It is a cool concept,” said Mayor Annie Durham, in describing some of the future development ideas. “I just don’t know if it is feasible.”
She cautioned that the city could get hit with other necessary infrastructure-related projects that may require a bond issue, such as the need for a new wastewater treatment plant.
Other elected leaders voiced similar concerns and questioned the viability of demolishing current facilities and relocating buildings. If any new building needs to be developed, it should be a new police department facility, noted city leaders and officials. The police department currently works out of the 1890s historic Bell Brothers facility near the courthouse that had to abide by strict historic preservation requirements when it was renovated in the early 1990s.
City Administrator Frank Salvato went further in voicing serious concerns about the plan, noting, “I don’t think this is the right direction,” when commenting on the preliminary version of the consultant-based initiative. Following a detailed work session last month and after hearing the concerns voiced by the city council, Salvato opted to hit the project redirect button. More specifically, he wants Kimley-Horn to devise a revised plan for the next scheduled meeting before the public.
As a result, Round Two of the city’s master plan journey is right around the corner
A Pivotal Public Meeting.
This redirect effort, or the latest version of the master plan compiled by the consultants, will get a public review next Wednesday (May 14) at a public meeting at the Cripple Creek/Victor High School, tentatively scheduled at 6 p.m. The meeting will mark the first time local residents will get a chance to review formal master plan renderings and weigh in on the project details.
A previous public open house, organized by the consultants earlier in 2025, was aimed at getting feedback from residents. The main conclusion rendered from this session dealt with a desire to make Cripple Creek more of a diverse community that didn’t focus so much on gaming and sought to become a touring/destination area. But how to make this vision happen is the main challenge facing consultants.
In a recent interview, the mayor expressed optimism that a more feasible plan can get developed by the consultants that meets the city’s short and long-term goals, while adhering to its historic integrity.
Despite some council concerns regarding the initial version, Durham said city officials and the consultants are on the same page on initial phases of downtown redevelopment, including the Pocket Park and having a more accessible pedestrian mall area for events. Durham noted that it really was the later phases of the redevelopment plan that sparked many questions, considering the fiscal realities facing Cripple Creek.
In fact, the idea of a pedestrian mall got much support by city leaders at their recent master plan workshop.
Park and Recreation Director Connie Dodrill stated that enhancing their current facilities is really the key, rather than tearing down and building new expensive structures. For example, several council members favored adding onto the current parks and recreation facility and rejected the idea of relocating city hall there.
The mayor is encouraging local residents to attend the forum, as it will mark a prime time to express their views and give input on the direction of the town’s future development
“This is really the residents’ main opportunity. We want to get as many people as possible to attend this meeting,” said the mayor.
Following this meeting, the master plan will start heading toward the final stages, with the goal of getting a final product in place by this fall or at the end of the year.
Future Land Use Plans
While town leaders questioned some of the high dollar development pursuits planned by the master plan consultants, they didn’t have any real issues with the rezoning plans, establishing probable spots for future housing, multi-use projects and business growth. One issue mulled by consultants dealt with reducing the size of the gaming district.
City leaders liked this approach too but recently learned that taking this step may not be legal, requiring a state-wide vote.
However, Salvato stated that the town could achieve similar results by making key zoning changes.
If city leaders had their druthers, they would like to crack down on vacant commercial buildings that are sitting idle, as current owners wait for high dollar offers. “That is what is hurting Cripple Creek,” said the city administrator. “That is not beneficial,” he added, in describing the site of vacant, deteriorating properties in prime spots in the gaming district.
Salvato said he became more alarmed, when learning of some of the lucrative offers that these owners have received recently and are rejecting due to the properties’ designation in prime casino areas.
Salvato was referring to a number of buildings located at the west entrance to Bennett Avenue, comprised of former casinos and restaurants. For years, many of these structures have received little activity and have experienced much decay, while the city couldn’t do much to address the situation. “It is hobbling development,” said Salvato.
If the city makes certain zoning and land use changes in its master plan, then current building owners may be forced to make changes in their real estate plans or bring these structures up to code. Another aspect of the master plan involves having a tie-in with the city’s current pursuit to become a designated Main Steet community.
Durham stated that continual support has been expressed in making this goal a reality, with the city currently looking for a Main Street coordinator, and with much interest in forming a Main Street board.
At the same time, Cripple Creek may move forward with a possible plan to become a home-rule city. This would consist of a two-year process and would require several votes.
