The Cleave Street redevelopment project has been a key part of the Estes Park Downtown Plan since its conception in 2018. The purpose of the project has been to transform what has been an underutilized alley into a pedestrian-friendly corridor. However, delays and disruptions have frustrated some local business owners with the process.
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According to Jamin Rucker, a civil engineer in the public works department, the Cleave Street project was scheduled to begin in spring 2024, but was postponed to allow utility companies time to complete the undergrounding of all overhead services. At the request of citizens and nearby business owners, the project’s start date was further delayed to avoid construction during the summer and fall of 2024.
A major, unforeseen challenge that delayed the completion of Cleave Street was the discovery of a shallow utility duct bank containing phone and cable lines owned by CenturyLink/Lumen. According to Rucker, these lines conflicted with the planned concrete depth in two sections totaling about 350 feet along Cleave Street.
The duct was identified before construction began, but the information at that time suggested it would be buried deep enough to avoid interference. The issue was uncovered in late December 2024 and took around three months to fully resolve, halting work in that area during that period.
“Minor delays are anticipated and addressed throughout all projects, but this situation was unique,” said Rucker. “We are grateful for ABC Asphalt’s ability to adapt to this unforeseen circumstance on Cleave Street this past winter. They remained productive in other areas to keep the project on schedule as much as possible.”
According to Rucker, it has been difficult to predict a completion date for the project, citing disruptions including available supply of materials and fairly constant spring thunderstorms that slowed the project’s progress.
“We have reopened Cleave Street Friday through Sunday and hope to have the road fully open to all traffic very soon,” said Rucker. “Some minor tasks, such as the installation of benches and protective bollards for the new electric transformers, may not be completed until the third week of June.”
Rucker noted that this week, ABC was working to finish concrete removals where the street has cracked and where the heated drain pan must be replaced at the west end of the street. He added that final tasks for the project include decorative stonework on the landscaping walls, sealing concrete expansion joints to waterproof them, landscaping, and installing benches, bollards, and trash receptacles.
The original budget for Cleave Street’s redevelopment was approximately $3.1 million, with a low bid of just under $2 million. Although unexpected costs have arisen, certain contract items were removed to control expenses. Town officials expect final costs to remain within the contract amount and significantly below the initial budget.
For businesses near Cleave Street, project delays have been frustrating. Mark Igel, owner of The Taffy Shop and Town Board Trustee, expressed frustration with limited access to his businesses and the unpredictability of the project schedule.
“That construction has been very difficult for us with access to the business,” said Igel. “It has impacted us by making it hard to get to the property. As a business, so far, the impact has been entirely negative.”
Despite frustrations, Igel acknowledges the efforts of those involved in the project to accommodate businesses impacted by the construction.
“I think it’s really important to recognize their efforts above and beyond to help us with that. They have provided heavy equipment to move in heavy deliveries. They’ve helped us with the big things that we need to move in and out,” said Igel.
“But you have to call a couple of guys and figure out a time when the equipment’s available and when the construction people aren’t in the way. So that’s been a little bit tricky and frustrating because it keeps happening.”
Because Cleave Street is so narrow and now contains decorative planters that stick out into the road way, many people ask if it is a one or two-way street, said Igel.
According to Igel, several people from the town involved in the project have been especially helpful, including those in customer service and Rucker.
Igel warns that the challenges won’t end with the construction. Stating that once the street is open to everyone, there will be the conflict of pedestrians, bicycles, semi-trucks, and businesses doing deliveries and pickups in the same area.
“I don’t think this is a project our town should be proud of,” said Igel.
Despite this, Igel emphasized that there are certainly some people who will enjoy the project.
Nick Smith owner of Lumpy Ridge Brewing Co. Publick House on Cleave Street had a more positive outlook on the project.
“Having a more inviting street is going to be great. Currently we’re pretty much the only business back here, but we have plans to try to do activations with the street and with our neighbors to be a nice, positive, cool spot in the back,” said Smith. “We’ll do art markets, you know different types of events to try to attract people, but mainly engage the community and show them what a pretty street that the town made for us all.”
The original completion date for the construction was projected to be done the start of the summer visitor season in May. The street is scheduled to be open on June 20 and the project should be completed on June 22. A ribbon-cutting ceremony will be scheduled once all tasks are completed and the street is fully open.