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Estes County planners defer decision on Linden House dirt-bike/ATV track; neighbors cite noise, water and compatibility concerns
Summary
The planning commission voted to table a conditional use permit request for a dirt-bike and ATV track with dry camping at Linden House after residents and conservation groups argued the proposal is incompatible with A-1 preservation zoning, historic-district status, and local water protections; commissioners asked staff to circulate draft conditions and clearer site plans before deciding next month.
The Estes County Planning Commission agreed to continue deliberations on a conditional use permit application by Angelo and Ashley Malasecca to operate a dirt-bike and ATV track with associated dry camping at Linden House (tax map 19-57) so the commission, staff and the public could review draft conditions and clearer site drawings.
The application, carried over from last month, seeks to allow recreational track uses on about 25–26 acres within a 204-acre A-1 agricultural and forestry preservation parcel that includes the Linden House historic property. The applicant said she did not intend to create a campground but sought to permit short-term RV parking tied to events and track rentals.
"I'm not establishing a campground," applicant Ashley Malasecca told the commission, asking for clarity between 'no camping' and short-term parking for riders. Staff and one commissioner said the draft conditions distributed at the meeting should clarify that distinction and how many nights nonresident vehicles may remain on site.
Neighbors and conservation groups strongly opposed the proposal. Lisa Mountcastle, president of the Essex County Conservation Alliance, said Linden House sits inside a rural historic district and on sensitive headwaters, and argued that dirt-track operations typically produce large amounts of dust and disturbed soil that could threaten ponds, streams and the Rappahannock watershed. "This area is quiet, agricultural, scenic, environmentally sensitive, and deeply tied to the history and identity of this county," Mountcastle said.
Commissioners discussed a preliminary list of conditions proposed by a member to balance economic and recreational benefits with neighborhood impacts. Items included a business license, manager-on-site during operations, limits to 4–5 operating days per week, hours tied to sunrise/sunset with no nighttime lighting, a cap on engine size with mufflers required (500 cc suggested), limits on overnight nonresident parking (3 nights was proposed, with discussion of 4–5), a requirement that tracks be at least 600 feet from any dwelling on another lot, and a special-event threshold (about 200 people) that would require a separate permit and life-safety coordination.
The commission decided, with the applicant’s permission, to table action until the next meeting so staff could circulate the proposed conditions and a clarified site plan showing the exact track and trail locations. Staff also said they would consult the county attorney about whether periodic revisitation (e.g., 5-year review) could be included as a condition.
Next step: The commission will revisit the Linden House CUP with public access to draft conditions and clearer site drawings at the next regular meeting.
